HomeMy WebLinkAboutDTS-07-084 - Staging of Development Report 2007 to Post 2008ii
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REPORT
Report To: Development & Technical Services Committee
Date of Meeting: May 28, 2007
Submitted By: Jeff Willmer, Director of Planning (741-2325)
George MacDuff, Manager, Development Eng. (741-2974)
Prepared By: Brandon Sloan, Senior Planner (741-2648)
Ward(s) Involved: All
Date of Report: May 18, 2007
Report No.: DTS-07-084
Subject: Staging of Development Report 2007 to Post 2008
Addendum to DTS-07-083
RECOMMENDATION:
That the Staging of Development Report 2007-Post 2008 (DTS-07-083) be approved, provided
that it is acknowledged that the City cannot give full commitment to the 2008 timeframe until
after the completion of the Growth Management Strategy.
EXECUTIVE SUMMARY:
The City of Kitchener prepares an annual Staging of Development Report. The report and
associated map and description information identify the expectations with respect to potential
subdivision approvals and development in 2007, 2008 and Post-2008. In 2006, there were 2
"greenfield" and 3 "infill" plans of subdivision that received draft approval along with 3 more
"greenfield" approvals in the first part of 2007. Also, 2006 was a high year for subdivision
modifications and registrations (more than 2000 units from registered subdivisions). It is
expected that the Staging Report will evolve into a new product and tracking system following
the completion of the Growth Management Strategy. The current Staging Report is intended to
provide an interim step for the rest of 2007. There are 8 new plans identified for consideration of
potential draft approval for the balance of 2007, consisting of a maximum 1255 units.
BACKGROUND:
The Staging Report identifies the Department's expectations with respect to granting of draft
plan approval to certain "greenfield" plans of subdivision in 2007 and consideration in the timing
of processing other lands for potential draft approval in 2008 and beyond. Planning and
Engineering staff prepare the report annually with input from City Departments and external
Agencies, in addition to consultation with the landowners and development industry. The City
will be preparing a Growth Management Strategy during 2007.
As of May 15, 2007 there are 5058 maximum street fronting lots/units in registered and draft
approved plans and 5120 maximum multiple dwelling units (apartment or cluster townhouses)
for a total of 10,178 units in the inventory.
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REPORT:
In 2006, a total of 2 greenfield plans of subdivision received draft approval providing 78 new
single detached dwellings. The new subdivision approvals were located in Doon South and
Huron Communities. These plans do not provide a typical mixture of dwelling types; however, it
is recognized that there is a significant number of potential multiple dwelling and other unit types
available in the registered plan and draft approved plan inventory. In addition, there were
numerous subdivision modifications in 2006, revised applications, new submissions and
registrations throughout the year. There were also 3 approvals of `infill' subdivisions in 2006. A
small subdivision of a block of land within a previous subdivision in Pioneer Tower was
approved early in 2007 for 17 singles and 2 new greenfield plans of subdivision, which would
provide a maximum of 478 new units, recently received Council approval.
The remaining plans that were prioritized for 2006 that required resolution of outstanding issues
are proposed to be carried over to 2007. In total, 8 plans are recommended to be prioritized to
be considered for potential draft approval in the remainder of 2007. Given the low number of
units draft approved in the past two years, the proposed schedule for 2007 and potential 2008
plans is relatively high. The plans scheduled for the remainder of 2007 consist of a maximum of
1255 new units if all plans were approved. This includes approximately 485 singles, 651
singles/semis, 34 street townhouses and 85 multiple dwelling units. The plans are once again
distributed throughout the City; however, the higher growth area for potential new plan
approvals in 2007 is the Doon South area. The 2007 plans do not use the typical Priority A
(January-June) and Priority B (August-December) timeframes given the date of preparation of
the Staging Report this year. The plans are simply identified as 2007.
A draft version of the Staging Report was prepared by the Department and circulated to other
agencies, property owners and the development industry for comments. In total,
correspondence was received for 26 land parcels on behalf of various landowners either
confirming the proposed timing or asking for revisions to the tableslcomments, clarifications,
timing changes or inclusion of new parcels (letters are attached as Appendix "A"). The requests
for advancement in the timing of potential draft approval have either been satisfied, a
compromise recommended or rationale is provided for maintaining the proposed timing.
Consideration of advancement requests includes balancing the timing and location of other
future draft approved plans, the complexity of issues expected with each plan of subdivision, the
availability of staff resources and the criteria outlined within the staging report such as the
requirement for construction of major engineering infrastructure. The comments regarding
proposed timing, the inclusion of new parcels and timing requests are summarized below.
Inclusion of New Land Parcels
Parcel #112 (Activa) -Doon South
This parcel is located immediately south of Parcel #106 which is at the corner of Stauffer and
Groh Dr. The proponent has requested that the balance of the Activa lands (previously shown
entirely as Parcel #90) be considered in two separate portions; with one portion comprising
Stage 2 of the development and a 2007 requested timing and the balance of the lands with a
2008 requested timing. The request is based on the potential for different servicing schemes
along with other reasons. Staff supports the creation of two separate parcels (new #772),
with a recommendation of 2008 timing for #772 considering no application is submitted
and there are Community Plan and other issues to resolve and Post 2008 timing for the
balance of the lands as there are many issues to consider, including servicing,
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Community Plan, design, and these should be clarified before a more definitive
timeframe is determined.
Parcels with Supported Timing and/or Editorial Comments
Staff received several letters that either supported the recommended timing or provided editorial
comments for the following land parcels:
• #22 DGF Investments /Highland Park Shopping Centres Ltd. (30T-93007) -comments
• #30 Freure / Primeland Developments Limited (30T-98201) -comments
• #31 Freure / Primeland Developments Limited (30T-98202) -comments
• #40 Gubler (30T-04209) -support timing
• #41 Hallman (30T-04209) -support timing
• #42 Doon Creek Ltd. (30T-04204) -support timing
• #57 Pearl Valley Development Corp. (30T-88045) -comments
• #58 Pearl Valley DevCo -support timing
• #86 Valleyview (30T-03201) -comments
• #106 Activa Holdings Inc. (30T-06203) -support timing
Requests for Advancement
Parcel #13 962662 Ontario Inc. (30T-07201- Ottawa St. S.~
The proponent has requested that the subdivision be considered for potential draft approval in
2007. Considering the application has been circulated, design issues can be resolved in a
reasonable timeframe and this development would help complete this part of the
neighbourhood, a late 2007/early 2008 timing is reasonable. Therefore, staff supports the
request and recommends a 2007 timeframe.
Parcel # 29 Becker (Huron Rd. and Fischer Hallman Rd.~
The proponent has requested the parcel be considered for draft approval in 2007. Given that the
South Strasburg Sanitary EA is just beginning, apre-submission meeting held in May, the
complexity and size of the development, other timing of development in the immediate area and
the typical criteria that a timing of the current year is not usually given for an application that is
not at the submission stage, therefore staff recommends a 2008 timeframe. Staff looks
forward to an application submission and circulation for this new neighbourhood this year.
Parcel #33 Hallman Aberdeen Limited (30T-88006 -Strasburg Rd. and Biehn Dr.~
The proponent has requested a 2008 timeframe instead of Post 2008 given the existing
Community Plan, servicing timeframe and timing/phasing of development in the
Huron/Brigadoon Community. Staff supports the request and recommends a 2008
timeframe.
Parcel #83 Activa Holdings Inc. (30T-04210 -Woolwich StlFalconridge Dr.~
The proponent has provided a letter detailing numerous reasons why the plan should proceed.
The primary reason the plan has not moved forward is that the Bridgeport North area is subject
to Regionally imposed development restrictions due to traffic concerns. In this regard, a meeting
was recently held with Regional staff and the current timeline includes that the Bridge Street EA
Study is expected to be completed this Fall. Regional staff have proposed that they may
recommend this plan could proceed to draft approval, with restrictions on the timing of unit
construction, following the filing of the ESR at the end of the year. Therefore, given that much of
the planning work was already completed with the first stage of development it may be possible
for this plan to be considered for potential approval early in 2008 or perhaps at the very end of
2007. Staff recommends that 2008 is an appropriate time frame.
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Parcel #91 Hallman Brierdale Ltd. (Doon South Community -Groh Dry
The proponent has requested a potential 2007 timeframe for these lands given the imminent
finalization of the functional drainage study, commencement of the sanitary EA and the
Community Plan and prior commitments made to the timing of these lands. Staff note that the
commitments may be December `07/January '08 for consideration of potential draft approval.
Staff recommends that a reasonable timeframe for this particular plan is early 2008.
Parcels #97,101, 111 Monarch Corporation (Doon South Community -New Dundee Rd~
The proponent has requested a potential 2008 timeframe for these lands given the imminent
finalization of the functional drainage study, commencement of the sanitary EA and the
Community Plan and prior commitments made to the timing of these lands. Considering these
parcels have been appealed to the Ontario Municipal Board, staff recommends the timing be
reflected as `Waiting OMB', similar to a parcel in Pioneer Tower.
Parcel #104 Activa Holdings Inc. (Laurentian West Community)
The proponent has requested a 2007 timeframe for a parcel of land located immediately to the
north of Parcel #16 given that servicing and access has been identified through the recently
draft approved Parcel #16 (Eby Estate 30T-05201). Given that apre-submission and
submission have not occurred for these lands and servicing location requires confirmation, staff
recommends that a potentia12008 timeframe is appropriate.
Hatched Area and Parcel E (SW side of Kitchener
The various proponents of lands on the southwest side of Kitchener have requested that certain
parcels of land be shown separately on the Staging map and that all of the lands (except the
licensed pit extraction areas) be given a 2008 timeframe for draft approval. There are several
reasons for the requested timing including that the Subwatershed Study may be complete soon,
the Municipal Plan Amendments (MPA) should be considered, Community or Master Planning
should commence and there may be separate servicing solutions for some of the lands. Staff
understands that these lands are important for the future development of Kitchener. In keeping
with the Staging of Development criteria, lands that are not designated for urban development in
the Municipal Plan are not shown in the Staging Report. Although this is the case, it is
appropriate to consider the future incorporation and phasing of these lands by showing them as
a hatched area and once a decision is reached on the MPA, specific parcels and timing thereof
will be shown. The indication of specific parcels of land and timing may pre-judge the MPA,
therefore, staff recommend that the lands remain hatched and that Parcel E remain as
Post 2008 (note: Parcel E currently has an urban designation in the Municipal Plan). The
large area of land on the southwest side of the city is a significant growth area and once the
Subwatershed Study is complete, it is expected that future consideration will have to be given to
establishing appropriate timeframes for the planning and design of these lands. From initial
discussions it looks like most of the landowners are working towards providing well-designed,
future neighbourhoods that will positively contribute to Kitchener and staff look forward to
working together on the designs at the appropriate time.
COMMUNICATIONS:
The Staging of Development Report was circulated to all landowners identified in the report as
well as their representative planning consultants and agencies. In response to this circulation,
correspondence was received regarding 26 parcels with some confirming their timing schedule,
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several requests to advance the timing of potential approval and a number of responses
commented on certain aspects of the report, had questions or provided clarification about their
land. The correspondence is attached as Appendix "A" and is discussed in the report above.
All respondents to the circulation will be sent a copy of the Staging Report and this addendum
report and are invited to the Development & Technical Services Committee meeting of May 28,
2008.
FINANCIAL IMPLICATIONS:
No Budget request as part of this report. Council should consider the costs associated with the
construction and maintenance of municipal infrastructure for new subdivision development
balanced with the generation of new assessment and other benefits.
CONCLUSION:
The City of Kitchener should continue to be a growth area in the future and all lands needed to
accommodate this growth should be identified, promoted and planned with a balance of
greenfield and reurbanization. The Development and Technical Services Department
recommends that the attached Staging of Development Report 2407-Post 2008 be approved.
Brandon Sloan, MCIP, RPP
Senior Planner
George MacDuff, CET
Manager, Development Engineering
List of Attachments:
Jeff Willmer, MCIP, RPP
Director of Planning
Appendix "A" -Circulation Comments
DTS-07-083 -Staging of Development Report 2007 -Post 2008