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CITY OF KITCHENER
STAGING OF DEVELOPMENT REPORT
2007 - PosT 2008
PREPARED ANNUALLY BY THE DTS REPORT 07-083
DEVELOPMENT & TECHNICAL SERVICES DEPARTMENT COUNCIL DATE: JUNE 11/O7
TABLE OF CONTENTS
EXECUTIVE SUMMARY ............................................................................................................3
1. INTRODUCTION ................................................................................................................4
2. CRITERIA FOR STAGING OF DEVELOPMENT - GREENFIELD SUBDIVISIONS ........................4
3. GROWTH MANAGEMENT & INFILL SUBDIVISIONS .............................................................6
4. SUMMARY OF DRAFT APPROVAL ACTIVITIES IN 2006 AND 2007A ...................................6
5. SUMMARY OF UNIT SUPPLY FORECAST ...........................................................................1
Registered Plans and Draft Approved Plans .............................................................................................................. 8
6. CONCLUSION ...................................................................................................................9
APPENDIX A ...........................................................................................................................1
EXPLANATION OF TABLES ......................................................................................................1
SUMMARY TABLE :.....................................................................................................................................................................1
TABLE I -MUNICIPAL DRAFT APPROVAL PLANS :...................................................................................................................1
TABLE II - MUNICIPAL IN CIRCULATION PLANS & FUTURE STAGING ...................................................................................2
Priority 2007 -Potential Municipal Draft Plan Approval ................................................................................................. 2
Priority 2008 and Priority Post 2008 -Potential Municipal Draft Plan Approval .......................................................... 3
APPENDIX B ...........................................................................................................................1
EXPLANATION OF COLUMNS IN THE TABLES ...........................................................................1
DESCRIPTION :...........................................................................................................................................................................1
City Development Charge -Expenditure .....................................................................................................................1
LAND USE SUMMARY :.............................................................................................................................................................. l
Single Detached, Semi-Detached, Street Townhouse, Multiple and Blocks .......................................................1
Commercial, Industrial and Institutional ....................................................................................................................... 2
Parkland .............................................................................................................................................................................. 2
SUMMARY TABLE
TABLE 1 -MUNICIPAL DRAFT APPROVED PLANS
TABLE 2 -MUNICIPAL IN CIRCULATION PLANS AND FUTURE STAGING
STAGING OF DEVELOPMENT MAP
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EXECUTIVE SUMMARY
The annual City of Kitchener Staging of Development Report is intended to be used by
Kitchener City Council, municipal departments, agencies, the development industry,
individual landowners and the general public as background data, information and timing of
current and anticipated residential, industrial and commercial subdivision development.
The approved Staging of Development Report is integrated with the City's approved Ten
Year Capital Budget on a yearly basis. This report provides a list of draft approved
residential, industrial and commercial subdivision plans as well as a list of plans for which
the City anticipates issuing Draft Approval in the next two years and beyond.
The criteria used to evaluate and stage development are explained and a summary of
recent draft approval activities is identified. Specific information related to each land parcel
such as servicing and timing information and potential unit counts is included within the two
main tables of the report and the land parcels are shown on the accompanying Staging Map
according to their status (ie. Draft Approved, Potential 2007, 2008, Post 2008).
For the remainder of 2007, a total of 8 plans have been identified as a priority for a
maximum total of 1,255 additional units.
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1. INTRODUCTION
The Staging of Development Report is prepared annually by the Development and
Technical Services Department that includes Planning, Engineering, Building and Fire. It is
prepared as a document outlining municipal intention toward the scheduling and processing
of plans of subdivision for residential, industrial and commercial development. Through
circulation and processing, municipal requirements for the development of subdivisions are
identified. Such requirements can include for example, the provision of trunk sewers,
watercourse improvements, transportation facilities, etc.
The approved Staging of Development Report is integrated with the City's approved Ten
Year Capital Budget on a yearly basis. The main focus of this report relates to the
anticipated draft approval date for plans of subdivision for those lands requiring municipal
expenditures for growth related services and the relationship of these dates to Council's
scheduling of funds for these projects or alternatively, the developer's responsibility to install
municipal services in exchange for development charge credits. Any requests for a Draft
Plan Approval date which is not in accordance with the final Council approved report will be
considered by the City's General Manager of Development & Technical Services upon
written request by the landowner, provided such request is accompanied by justification for
the scheduling change.
This report provides a list of residential, industrial and commercial subdivision plans for
which the City anticipates issuing Draft Approval. The list implies that the City will
endeavour to fulfil this program leading to Draft Approvals within the stated time. However,
because of many variables, the City in no way guarantees that any_particular element of the
program will be met. The actual timing of plan registration and physical development
depends not only upon this program, but also upon the development policies adopted by the
Provincial and Regional governments in regard to such things as sewage treatment, water
supply and major road construction. Such timing is also dependent upon the planning and
scheduling of the individual land developer according to the practical constraints of the
season, situation, economic climate and the market.
2. CRITERIA FOR STAGING OF DEVELOPMENT - GREENFIELD SUBDIVISIONS
The Staging of Development Report is prepared in accordance with the policies of the City's
Municipal Plan, in particular Part 4 -Managing the Plan; Subsection 1.4 -Staging of
Development. The timing of approval of "Greenfield" Draft Plans of Subdivision by the
municipality is categorized and scheduled in this report as "Current Municipal Draft Plan
Approved" and "Potential Municipal Draft Plan Approval" for 2007, 2008 and Post 2008.
This report is a compilation of:
Draft plans of subdivision that have received Draft Approval
Current applications for subdivision draft plan approval
Land parcels that have subdivision development potential within the urban boundary
of the City's Municipal Plan
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The staging or scheduling of various draft plans of subdivision, is based upon a number of
factors. These factors include the City's Ten Year Capital Budget; the development charge
(lot levy) revenue available on an annual basis to provide funding for growth related capital
works; recommended Regional priorities and Regional financing schedules; work activity
levels, work priorities and allocation of staff resources; the prior or imminent approval of
Community or Secondary Plans; and the work programs of the other agencies and City
Departments which are responsible for the delivery of essential services andlor the
protection of the environment.
A number of factors have been considered in determining what developments may be able
to proceed. Significant changes in any of these factors could affect the validity of the
staging proposed. These factors include:
Capital works as identified in the Ten Year Capital Budget. In budgeting for adequate
funds for the construction of bridges, culverts, major roads, trunk sewers, etc. through
capital works or development charge budgets, inclusion of a project in the Ten Year
Capital Budget does not constitute approval to proceed with any specific project. It only
reflects the City's priorities at the date of adoption of the Budget. Individual projects must
still receive specific Council approval and allocation prior to being undertaken.
• The cost of municipal works identified in the Development Charge PolicylBy-law, as
passed by City Council.
• The availability of utilities and services, in terms of timing and costs, that can be provided
by the Municipality and the Kitchener-Wilmot Hydro Commission.
• The goal of balanced community growth within the policy limits established by the City's
Municipal Plan.
• Policies imposed by the Regional of Waterloo through the Regional Official Policies Plan.
• The policies identified within the City of Kitchener's Community and Secondary Plans or
the timing of when these plans will be approved by City and Regional Councils.
• The City's Urban Drainage Policy; Design Principles for Storm Water Management
facilities; approved Master Drainage Plans and Master Watershed & Subwatershed
Plans as amended; and the timing of construction of engineering works and protection
measures required therein.
• The staff resources, activity levels and strategic priorities of the Development and
Technical Services Department.
• The identified problems and environmental risks associated with permitting additional
development on private septic systems and the need to review alternative servicing
schemes and systems.
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3. GROWTH MANAGEMENT 8c INFILL SUBDIVISIONS
The Regional Municipality of Waterloo has adopted a strategy for managing growth in
Waterloo Region. The strategy and any resulting amendments to the Regional Official
Policies Plan and City of Kitchener Municipal Plan will have an impact on the future staging
of subdivision development in the City of Kitchener. A "Countryside Line" is identified in the
Region's Growth Plan to indicate the proposed outer boundary of urban development. "Re-
urbanization" (re-development/infill/intensification) has been identified as an increasing
priority and this is further reflected in the Provincial Policy Statement and the Province's
Places to Grow Growth Plan. A balanced approach to greenfield and infill development is
necessary. With respect to infill, the City of Kitchener will give high priority to the processing
of any subdivision deemed "infill" by the General Manager of the Development & Technical
Services Department (DTS). An infill subdivision does not necessarily have to be shown on
the Staging of Development map. Also, the DTS Department shall consider whether any
new Vacant Land Condominium should be considered in the context of the Staging of
Development Report or depending upon the location of the site, should be considered infill.
4. SUMMARY OF DRAFT APPROVAL ACTIVITIES IN 2000 AND 2OO7A
The'Priority' factor was used in determining and co-ordinating the scheduling of draft plans
of subdivision within the past year. There were 10 plans of subdivision scheduled for 2006
and 1 of those received draft approved in 2006. Last year's Staging Report included one
parcel for 2005 that ended up receiving draft approval in 2006. There were a number of
reasons and factors that delayed the plans of subdivision from receiving Draft Approval in
2006 including resource levels, major servicing, environmental, transportation or other
issues that have not yet been resolved or in one case a subdivision is on hold pending new
development applications. 2006 was also a very high year for subdivision modification
approvals and a significant number of registrations (more than 2000 units}. One new plan in
Pioneer Tower that was not identified in the Staging Report (considered infill} was approved
in January 2007. Further, 2 plans in Laurentian West were approved by Council in April
2007 and are awaiting finalization of draft approval at the time of this report. These would
provide another maximum of 478 units. There are also 3 plans in Doon South tentatively
scheduled for consideration in June 2007.
2006 and 2OO7A Draft Approvals Summary
Year Plan # Location Developer Total Max Units
2006 30T-04205 Huron Law / Activa 61 single/semi/town
2006 30T-05203 Doon South Lotco II Limited 17 sin les
2007A 30T-06202 Pioneer Tower JHS Properties Inc. 17 singles
2007A 30T-05201 Laurentian West 970722 Ontario Inc. 451 sin le/semi/town
2007A 30T-05205 Laurentian West TALM Holdings 27 singles
Total Max. 573 units
Infill 30T-04207 Howe Dr. Farra e 36 semis, 5 sin les (2 ex.)
Infill 30T-05202 Woodside Ave. Stirlin Bride 128 townhouses +L
Infill 30T-05206 Rittenhouse Rd. Prosperit Homes Ltd. 92 townhouses
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The scheduling of applications using a priority time frame has been very well received by the
various City Departments and outside approval agencies. Each department/agency
responding has provided any applicable comments, thereby resulting in a co-ordinated
priority-setting process and a good understanding and shared commitment by other
Departments and agencies related to the approval time frames. The timing of draft
approvals each year is also dependent upon the joint accountability befinreen the developer
and their consultant team and the City Departments and agencies.
5. SUMMARY OF UNIT SUPPLY FORECAST
The Unit Supply Table (see Figure 1) provides an estimated breakdown of the number of
lots available within registered plans of subdivision and draft approved plans of subdivision
as of the date of writing this report (May 15, 2007}. The table also provides the estimated
number of lots in plans of subdivision that are intended to be draft approved in the remainder
of 2007. In summary, the total current lot supply is approximately 10,178 lots/units, which
includes 5,427 within registered plans of subdivision and 4,751 in draft approved plans. This
is more than 2,000 units lower than the last Staging Report 1.5 years ago. Adding the
estimated number of lots from plans that may receive Draft Approval in 2007, the total
supply for the immediate future is approximately 11,433 lotslunits.
FIGURE 1-UNIT SUPPLY TABLE
. Sin le
g Singlet Street- Unit
Sin les
g Semis
(Semi Semil
Towns Multi
Town Tota I
Units in Registered Plans
1, 957 125 297 46 88 2, 914 5,427
(Vacant Lot I nventory)
Units in Draft Approved Plans
686 180 729 824 126 2, 206 4, 751
(Staging Report -Table 1)
Total Approved Unit Supply 2,643 305 1,026 870 214 5,120 10,178
Units in 2007 Pending Plans
485 0 651 0 34 85 1, 255
(Staging Report -Table 2)
Total Pending Unit Supply 3,128 305 1,677 870 248 5,205 11,433
Residential Permits 797 81 - - - 562* 1458
(Avg. of 5110120 year avg.)
*includes all townhouses and apartment units
Building permit activity for new residential dwellings in 2006 was lower than 2005; however
the number of permits at 1476 is higher than the 10 and 20 year averages. Permits for new
single detached dwellings and townhouses were approximately 300 and 200 units lower
respectively than the previous year. Semi-detached were marginally higher and there was a
significant increase in apartments permits which were up more than 300 units from 2005.
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Registered Plans and Draft Approved Plans
Using the 5-, 10- and 20-year averages for total number of building permits, the average
number of 1458 total new residential units constructed per year is used for estimating an
approximate number of years supply of lot inventory. With 5,427 total units within the vacant
lot inventory, it is expected that an approximate 3.7 year supply of total lots is currently
available solely within registered plans of subdivision. Based on the total potential units
within registered plans of subdivision and draft approved plans of subdivision, an
approximate 7 year supply of lots/units would be available. Although this is a healthy total
supply of approved lots it is noted that this supply continues to decrease fairly significantly
over the past two years. A large portion of the lots/units in registered and draft approved
plans are multiple dwelling sites. In fact, the split between street fronting product and
multiples is almost exactly 50%/50% with 5,058 maximum street fronting units and 5,120
maximum multiple units. Given the significant supply of multiple units and the types of plans
that are being considered in the current year the pending supply of potential 2007 draft
approvals consists of almost entirely street fronting units.
As set out in the Kitchener Municipal Plan, it is the City's objective to maintain a minimum 3-
yearsupply of lots within registered and draft approved plans of subdivision. This objective
is achieved within registered plans of subdivision for total lot supply (it should be noted that
generally over the past few years the lot supply in registered plans has been declining).
When draft approved plans are combined with registered plans, the minimum 3-year lot
supply is exceeded for total supply of lots, as described above, and is exceeded for
individual unit types (more than a 7 year supply of semis and about a 10 year supply of
townhouses and multiples}. The supply of single detached dwellings in registered and draft
approved plans is approximately 4.6-5.1 years based on the average of about 800 permits
for singles per year.
Inconsideration of all forms of housing though, an adequate lot supply is currently available.
The number of available single detached dwelling lots has significantly decreased over the
past 5 years and this should continue to be monitored. The recommend pending plans for
2007 potential draft approval primarily contain lots/blocks for single detached dwellings and
if all plans were approved it would increase the estimated maximum supply of singles to 5.9-
6.3years.
It is important to note that the total number of lots used in the calculations is based on the
maximum which can be created from lotless blocks. This approach to lotless blocks within
subdivisions provides the developer the flexibility to have a range of dwelling types and lot
size in order that they can respond to market demands quickly and without modifications to
the plans. It is noted that these blocks will be subdivided by way of the Part Lot Control
process to create the ultimate lotting. The lot supply calculation is based on maximum
allowed by zoning in each plan. However, in a review of those plans that have developed by
way of lotless blocks, rarely does any plan build to its maximum zoning potential. Therefore,
it is reasonable to expect that the actual total lot supply is somewhat less.
Furthermore, it should be noted that a number of "potentially" available lots/blocks are within
draft approved plans and many of those plans require significant servicing initiatives before
the plans can be registered. Therefore, it may actually be some time before the lots in some
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of those plans become available in order that new units be built. Consequently, it is
recommended that other plans proceed to Draft Approval as some of those plans may
actually proceed faster in order to have an appropriate number of lots available in "reality"
for the immediate future.
6. CONCLUSION
As plans of subdivision become registered, they are removed from the tables that
accompany the Staging of Development report. The Development and Technical Services
Department has established a Vacant Lot Inventory that is updated daily and provides a
breakdown as to the availability of residential lots by dwelling type within Registered Plans of
Subdivision in Kitchener. The Staging of Development Report is subject to change when it
is reviewed annually and extended to include another year in the future. The document is
intended to be a reasonably accurate schedule to which the City of Kitchener will make
every effort to adhere. Registration of plans of subdivision are subject to the undertaking of
necessary installation of services, completion of conditions and the actual timing and
decision-making of the private sector.
Brandon Sloan, MCIP, RPP
Senior Planner
George MacDuff, CET
Manager, Engineering Development
Jeff Willmer, MCIP, RPP
Director of Planning
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APPENDIX A
EXPLANATION OF TABLES
The Staging of Development Report is comprised of several statistical tables. These tables are
generally described below.
Summary Table:
The Summary Table page incorporates the total of all potential development and associated
costs outlined in Tables I (Draft Approved) and II (In Circulation). The Summary outlines the
total number of potential residential units by various dwelling type, the total land area planned for
commercial, industrial, institutional and parkland development in addition to the required
expenditures by the City to allow development to proceed. These totals reflect only the most
reliable information available with respect to current plans being processed. Information from
future parcels such as the Post 2008 and sometimes the 2008 timeframe is not complete within
the Summary Table as specific detailed land use and subdivision information has not yet been
planned to the same degree.
Table I -Municipal Draft Approval Plans:
Table I provides a list of all draft plans of subdivision that have received Draft Approval as of the
end of the year. These subdivisions may proceed to be developed subject to the fulfilment of
any outstanding obligations required as conditions of draft approval. Special timing and
servicing constraints are identified in the commentary section noted under each draft plan.
Those plans with no development charge expenditures indicated are generally located within a
drainage shed system which has been designed to accept the extension of future development
with no requirement by the Municipality or the developer pertaining to specific services identified
within the City of Kitchener Development Charges By-law.
There are some plans that do have municipal expenditures related to eligible development
charge works. However, in the event that the subdivider proposes to proceed in advance of the
City's timing as set out in the 10-year Capital Forecast, or if sufficient funds are not immediately
available from the City's Development Charge fund to provide forthe municipal share of services
required for the particular plan of subdivision, arrangements have been made with the
municipality through the City's Draft Approval conditions that the developer will be responsible
for the costs of providing the required municipal services in exchange for credit being applied to
development charge payments (or as otherwise specified}, in an amount equal to the cost of
such services. These costs have been identified and estimated in the City's Development
Charges Background Study and By-law.
Table II -Municipal in Circulation Plans & Future Staging
Priority 2007 -Potential Municipal Draft Plan Approval
This table includes a listing of the draft plans of subdivision that have already been submitted to
the Development & Technical Services Department in anticipation of receiving Draft Approval in
2007. The intent is to provide a clear understanding to the development industry that the City
will endeavour to process these applications for draft approval in 2007. Typically, these
applications are identified in the table under the following timing:
TIMING A p[I~ indicates an intention to have the proposed plan of subdivision considered
for potential draft approval in the first half of the year (January-June)
TIMING B pp~ indicates an intention to have the proposed plan of subdivision considered
for potential draft approval in the second half of the year (July-December)
It is hoped that this timing initiative will give clearer direction to the landowners of the City's
intention to dedicate staff resources to work on the current year approvals throughout the year.
This will also provide guidance to the workload priority decisions of the various City Departments
and external agencies. Scheduling of the approvals by Timing A or B is based on ranking the
current year of approvals against the list of criteria and considerations and then assigning the
ranked list from highest to lowest throughout the year. This list of criteria includes the following:
• Next in line for servicing (Municipal and Regional}
• Agency issues resolved/not resolved
• Inventory needs for market/developer
• Affordable housing
• Demonstrated intent to proceed by developer
• Community or municipal benefit
• Economic and employment benefit
• School board or other public agency interest
• Road network requirements
• Last stage of neighbourhood development
• Fire response times and capital budget time frame for new fire stations
For the 2007 Staging Report, the Timing A and B is not being used and all proposed plans are
identified simply as 2007 since the report will only be applicable for the June-December
timeframe.
All subdivision applications identified for 2007 (and that are subsequently submitted in 2007 for
potential approval in 2008) will be processed as time permits and will be prioritized in
conjunction with the Planning Division work program, which includes all other planning
responsibilities. For 2007, recommendation of draft approval of any subdivision plans which are
not identified for the current year, and not considered infilling, will only be considered upon
written request from the owner to the City's General Manager of the Development and Technical
Services Department.
-2-
Priority 2008 and Priority Post 2008 -Potential Municipal Draft Plan Approval
This priority time frame within Table 2 provides a list of land parcels and/or draft plan of
subdivision applications that Planning Division staff anticipate may receive Draft Approval over
the next several years. The Staging Report includes the majority of land parcels within the
current urban boundary of the City's Municipal Plan that have been identified as having the
potential at some point in the future to be considered for a plan of subdivision. The lands that
have been designated by the Regional Municipality of Waterloo as being within the Kitchener
Urban Area, but are not yet within an urban designation in the City's Municipal Plan are currently
shown as "To be considered in Future Staging". The individual land parcels, detailed information
for each and an associated timing will be identified in the Staging of Development Report once
the lands are designated as urban in the City's Municipal Plan.
Additional comments pertaining to the approval of Community or Secondary Plans, as well as
comments related to significant capital works requiring development charge expenditure are
included. Given the length of time required to process plans of subdivision, those subdivisions
slated for Draft Approval in 2008 may be received for processing in 2007, provided the
applications are complete.
-3-
APPENDIX B
EXPLANATION OF COLUMNS IN THE TABLES
The Staging of Development Report has been prepared in order to identify the land area,
potential number of units, anticipated timing, and expected development charge expenditures
associated with the development of various land parcels. The following is a summary and
explanation of the columns that have been used in this report.
Description:
This column identifies the current owner of the property according to the City's latest property
data information, the draft plan of subdivision application number (30T-# if assigned), the street
on which the property has primary frontage and the planning community in which it is located.
The number or letter associated with the description identifies the location of the parcel on the
Staging of Development Map that is attached to this report. The coloured parcel on the
accompanying map normally depicts the entire land holdings of a particular landowner.
Development of these lands would be subject to conformity with all applicable land use policy
and zoning regulations. Constraints such as floodplain, steep slopes or environmentally
sensitive areas may limit development potential.
Servicing, timing and other general comments are identified in a generalized format in order to
provide some basic necessary information about the specific plan of subdivision or comments on
the future of a subdivision on the particular land parcel.
City Development Char~penditure
This row provides the anticipated City Development Charge expenditure required to develop the
lands and was obtained by identifying required services as set out in the City's Development
Charges By-law. The figure noted is the City's estimate as to the expenditure for required
services such as extensions/improvements to sanitary trunk sewers, improvements to
greenwaysl watercourses, extension of major roadway systems, oversizing and/or extension of
watermains, and required special studies pertaining to watercourses and their associated
drainage sheds. This column does not include potential expenditures for development charge
commitments related to "soft services" such as fire protection, recreational facilities and libraries.
Figures have been rounded to the nearest $50,000 and are expressed in 2004 dollars. If no
figure is shown in the column, there is either no requirement by the Municipality to expend any
development charge money for the development of these lands or the anticipated expenditure is
less than $25,000. A dollar figure may be included with several land parcels to identify the need
for a development charge expenditure which affects all the lands. In such cases, the duplication
has been noted in the `Servicing Comments' portion of the description.
Land Use Summary:
Single Detached, Semi-Detached, Street Townhouse, Multiple and Blocks
These rows identify the estimated number of residential units that would be generated from the
plan of subdivision based on the dwelling types proposed by the subdivider. Street townhouse
refers to "street-fronting" townhouse units. Multiple refers to cluster townhouse development
and all forms of apartments.
The "Blocks" rows in the Summary Table identifies the estimated number of units that could be
generated within a plan of subdivision if individual lots are not proposed because the subdivider
is undecided as to the lot sizes or type of dwellings that will be developed. In these cases,
further subdivision of a particular block within the plan of subdivision could occur by way of a
Part Lot Control Exemption application. The figures associated with the blocks have been
calculated based on the zoning requested and the frontage of each block. Lands identified in
the Staging Report that do not have a plan of subdivision submitted to the Department list the
number of units as blank and text within the `General Comments' indicate that the "Exact
number of lots and units to be determined".
Commercial, Industrial and Institutional
These two columns identify the area of land in hectares that is proposed to be developed for
commercial, industrial and/or institutional uses within a plan of subdivision. If a plan has not
been submitted for processing, an estimate of land area may be provided in the commercial and
institutional columns based on the policies and land uses as identified in the Secondary or
Community Plan for that area. The projected commercial figure includes the all commercial
types (i.e. convenience commercial, neighbourhood commercial, etc.}. The figure noted in the
institutional column identifies potential institutional development (i.e. churches, day care
facilities, etc.} as well as proposed schools. For those lands identified in the Staging Report that
do not have a plan of subdivision submitted to the Department, the exact number of lots or
blocks and land area have yet to be determined. Industrial/Commercial plans are identified by a
letter on the Staging Map.
Parkland
This row identifies the expected area of parkland within draft plans. The type of future parkland
(i.e. Neighbourhood, District, etc.} is identified in the `General Comments' section for each plan.
The City's Community Services Department has identified a need for parkland in certain areas.
This future parkland is identified with a symbol located in a general location on the Staging Map
and is not intended to be a definite location. The location, size and type of park would be
determined through any Community Plan process andlor subsequent plans of subdivision.
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Draft Approved Summary
Properties l
Land Use Blocks MAX UNITS
Future Multi-Res Development 2
Future Single Detached Lot Addition 29 11
Future Single/Semi Development 22 40
Multiple 22 2,2.06
Semi-Detached 90 180
Single Detached.... 645..... 675
Single/Semi-Detached 98 689
Single/SemilStreet Townhouse 81 824
Street Townhouse 20 126
Summary of In Circulation I Future Staging By Priority
PLANS / Street Single / Single / Commer
Future Multi TwnHouse Semi Det Semi cial Ha
St~ac. es Singles Semis Res Units Blks Town Blks
2007 8 485 0 85 34 651 0 0.00
2008 18 277 30 260 0 0 907 0.00
Post 2008 21 84 0 0 0 0 0 0.00
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