City of Hamilton. Staging of Development Report 2017 Update. Planning and Economic Development Department Growth Management Division

Transcription

1 City of Hamilton Staging of Development Report 2017 Update Planning and Economic Development Department Adopted by Council on April 26, 2017

2 Table of Contents EXECUTIVE SUMMARY INTRODUCTION GUIDING PRINCIPLES OF THE STAGING OF DEVELOPMENT PROGRAM CRITERIA USED TO ESTABLISH THE PRIORITY OF SUBDIVISIONS AND FOR REGISTRATION (ANICIPATED TIMING FOR SERVICING) STAGING OF DEVELOPMENT REPORT 2017 UPDATE SUMMARY OF DRAFT PLAN APPLICATION APPROVAL ACTIVITIES IN 2014, 2015 AND SUMMARY OF REGISTRATION ACTIVITIES IN 2014, 2015 AND BUILDING PERMIT ACTIVITY GROWTH WITHIN THE BUILT BOUNDARY (INTENSIFICATION) SUMMARY OF UNIT SUPPLY FORECAST CONSULTATION WITH DEVELOPMENT INDUSTRY LIST OF TABLES TABLE 1: TABLE 2: TABLE 3: PROPOSED STAGING OF DEVELOPMENT PLAN PRIORITY PROCESSING FOR DRAFT PLAN APPLICATION APPROVAL PRIORITY PROCESSING FOR DRAFT PLAN APPLICATION APPROVAL... 8 PROPOSED STAGING OF DEVELOPMENT PLAN ANTICIPATED DEVELOPMENT TIMING FOR SERVICING OF DRAFT APPROVED PLANS TABLE 4: DRAFT PLAN APPLICATION APPROVAL ACTIVITY IN TABLE 5: DRAFT PLAN APPLICATION APPROVAL ACTIVITY IN TABLE 6: DRAFT PLAN AAPPLICATION PPROVAL ACTIVITY IN TABLE 7: DRAFT PLAN APPLICATION APPROVAL ACTIVITY BY DWELLING UNIT TYPES (2014 TO 2016) TABLE 8: REGISTERED PLANS OF SUBDIVISION AND CONDOMINIUM Planning and Economic Development Department Page 1

3 TABLE 9: TABLE 10: DWELLING UNIT TYPES IN REGISTERED PLANS OF SUBDIVISION AND CONDOMINIUM REGISTERED PLANS OF SUBDIVISION AND CONDOMINIUM BY COMMUNITY TABLE 11: BUILDING PERMIT ACTIVITY ( ) TABLE 12: UNIT SUPPLY TABLE LIST OF FIGURES FIGURE 1: Building Permit Activity Percentages by Dwelling Types New Construction ( )..17 FIGURE 2: BUILDING PERMIT ACTIVITY VOLUMES BY YEAR AND DWELLING TYPE NEW CONSTRUCTION ( ) LIST OF APPENDICES APPENDIX A: STAGING OF DEVELOPMENT MAPS 2017 AND NO TIMING IDENTIFIED APPENDIX B: STAGING OF DEVELOPMENT DETAIL SHEETS 2017 APPENDIX C: REGISTERED PLANS OF SUBDIVISION AND CONDOMINIUM IN 2014, 2015, AND 2016 Planning and Economic Development Department Page 2

4 EXECUTIVE SUMMARY The Staging of Development document is a comprehensive plan for the future growth of the City that co-ordinates the financing and construction of infrastructure and community facilities with planning studies and development approvals. Orderly development is important to maximize use of existing / planned infrastructure. It is also important to monitor the rate of growth and its impact on the infrastructure to ensure capacity limitations do not hinder growth. The Staging of Development Report provides anticipated growth forecast over the next year (2017). It will outline the City s intention towards the processing of Draft Plans of Subdivision and the registration of Draft Approved Plans in the current year (2017). The plan will result in greater efficiencies by providing direction on where to focus development review efforts and where to focus on long range planning and capital projects. The document also gives developers certainty on the timing of their developments. The Staging of Development Plan recommends: Fourteen (14) Plans of Subdivision Applications as submitted by the applicant are identified for potential Draft Approval in 2017 Twenty-one (21) Existing Draft Approved Plans of Subdivision can proceed with servicing in 2017 As an enhancement to previous Staging of Development Reports, this report will also now include details on intensification within the Built Boundary as established under Appendix G - Boundaries Map (Built Boundary and Central Area Boundary) of the Urban Hamilton Official Plan. This will provide for a more complete picture of growth within the City of Hamilton, which will allow the municipality to ensure that existing infrastructure and future investments are optimized to serve future growth; as it is essential to the viability of our community and critical to our economic competitiveness, quality of life and the delivery of public services. Lastly, the Staging of Development Report will also provide an overview of 2014, 2015 and 2016 residential development activity in the City. Hamilton is a successful community and has experienced robust growth in the last several years and will continue to grow. Data Sources: Previous Staging of Development Reports were based on Canadian Mortgage and Housing Corporation data and subsequently transitioned to building permits in In addition, upon detailed review, staff have been updating the building permit data to reflect as built conditions due to data entry errors with respect to the descriptions included within the building permits. The data below was compiled by the Planning and Economic Development Department, GIS - Planning and Analysis Section using a variety of data sources including, but not limited to: Engineering Approvals Status Database; AMANDA; and, File information from the Planning and Economic Development Department, Legislative Approvals and Staging of Development Section. Planning and Economic Development Department Page 3

5 The data contained within this report is for the Staging of Development Report only, and shall not be used for land budgeting or growth planning purpose(s). NOTES: Institutional / Commercial / Industrial (ICI) statistics are based on the assumption that 30% of the respective block can be developed for ICI purposes In addition, Mixed Use land uses were included as Commercial for ICI calculations. Apartment units are defined as including traditional high rise apartment units as well as apartment-type multi-residential structures under 7 units (including triplexes and duplexes) and stacked townhouses. Generally, back-to-back towns were deemed to be at-grade development and therefore classified as a townhouse. (Source: Deloitte Residential Land Needs Technical Working Paper, Nov. 2013). Where required, additional notes are provided below respective tables to qualify the data (i.e. removal of duplications and updates to unit numbers based on building permits and the definition documented in the above bullet point). In reporting Building Permit Activity, some commercial permits indicate a residential component, but could not be verified without field investigations and detailed permit review and were therefore not included in the below tables. 1.0 INTRODUCTION The Staging of Development Report is an important tool to guide growth in an orderly manner by balancing the infrastructure needs with the costs of extending new servicing, co-ordinate growth infrastructure with development approvals and guides the pace of growth across the City. The objectives of the Staging of Development Report include: To outline municipal intentions with respect to the review, processing, and servicing of Plans of Subdivision and / or Condominium. To provide a tool to assist with the integration of financial plans and growth related capital costs associated with land use planning and timing for the development of growth areas. To coordinate the cost effective and efficient expansion of servicing infrastructure. To provide for the logical extension of development within the community. To ensure a minimum three (3) year supply and mix of housing units in draft approved and registered plans in accordance with Provincial Policies regarding housing targets. Planning and Economic Development Department Page 4

6 To provide a tool to assist municipal departments, external agencies such as the Conservation Authorities, School Boards, Utility Companies involved in development approvals in establishing their own work plans. To define an orderly progression for development charge funded works by considering the efficiency of infrastructure investments, the timeliness and location of development, the pace and desires of developers to progress with the development, and the Provincial Policy statement growth targets. The Staging of Development Program serves as a guide for setting the capital program for growth infrastructure; however, it is approval of the annual Capital Budget that ultimately authorizes the timing and funding for project implementation. This report will provide an overview of residential development activity and will outline a recommended 2017 Staging of Development Plan. 2.0 GUIDING PRINCIPLES OF THE STAGING OF DEVELOPMENT PROGRAM The Staging of Development Program is guided by a number of principles such as: 1. Development supports the completion of existing development. 2. Development supports the growth in a manner that optimizes the utilization of existing services and facilities. 3. Development will maintain lot and land supply that is consistent with Provincial Policies and conducive to a healthy housing market. 4. The Staging of Development Program involves consultation with the development industry to discuss upcoming plans for development projects in order to determine where infrastructure will be needed, and to align growth infrastructure timing with the Capital Budget. 3.0 CRITERIA USED TO ESTABLISH THE PRIORITY OF SUBDIVISIONS AND FOR REGISTRATION (ANICIPATED TIMING FOR SERVICING) The timing or priority of a development is based on consideration of a number of criteria. In particular, Draft Plans of Subdivision are approved on the basis of the following criteria: Draft plans that provide for the implementation of key infrastructure priorities (ie. provides for new stormwater infrastructure to relieve flooding in established areas). Draft plans that complete an existing community or neighbourhood. Planning and Economic Development Department Page 5

7 Draft plans that promote intensification / infilling. Draft plans whose status of relevant secondary plan or watershed studies are completed. Draft plans that do not contain complex issues which require time necessary to resolve them (eg. Environmental impacts, neighbourhood concerns, etc.) Draft plans that will contribute to the supply of industrial land. Draft plans that are a result of land assembly (eg. Land assembly vs. individual land owner). Draft plans that support the need for growth to maintain a minimum three (3) year supply of dwelling units in draft approved and registered plans. Availability of staff resources. The timing or priority for registration of a development is based on consideration of a number of criteria. In particular, the following criteria influence the priority for registration (anticipated timing for servicing): Projects that provide community benefits such as the addition of a park or school site. Projects where required Capital Works have been approved in the Capital Budget. Projects where services are available without need to extend new services. Projects needed for growth to maintain a minimum three (3) year supply of dwelling units in draft approved and registered plans. Projects that have draft approval. Projects that do not contain complex draft plan conditions which require time to satisfy. Availability of staff resources. 4.0 STAGING OF DEVELOPMENT REPORT 2017 UPDATE The Staging of Development Plan (Tables 1 and 3) prioritizes plans of subdivisions that are anticipating Draft Plan approval and Servicing of Draft Approved Plans for Staging Maps which identify the land parcels according to their status (Anticipated Draft Approval in 2017 and Anticipated Servicing in 2017) for each community has been included in Appendix A. Detail sheets containing background information related to draft approval status, timing for servicing, potential unit counts, and development charge revenues and expenditures for each subdivision can be found in Appendix B. Planning and Economic Development Department Page 6

8 Processing of Draft Plan Application Approvals The recommended Staging Plan identifies fourteen (14) Draft Plans of Subdivision Applications as submitted by the applicant for potential approval in 2017 (Table 1). This will create a potential for a maximum of more than 3,064 dwelling units comprised of 345 single detached residential units; 16 semi-detached units; 1,173 townhouse units; 1,530 apartment units; and 1,763,918 square feet of Industrial / Commercial / Institutional (ICI) land uses (Table 2) Please see note regarding (ICI) calculations. The General Manager of the Planning and Economic Department may accept and process unscheduled Draft Plan applications in the current year if the plan meets the objectives of the Staging of Development Program. Servicing of Draft Approved Plans Twenty-one (21) Existing Draft Approved plans are indicated as potential for servicing (Table 3) in No priority of timing for draft approval or servicing has been assigned to those Plans of subdivisions that are currently before the Ontario Municipal Board (OMB) or where major servicing is required. Upon approval, consideration for inclusion in the current year will be determined by the Senior Director of Growth Management of the Planning and Economic Development Department. Table 1: Proposed Staging of Development Plan Priority Processing for Draft Plan Application Approval (2017) PRIORITY PROCESSING FOR DRAFT PLAN APPROVAL IN 2017 File No. Subdivision Name 25T Valeri Business Park 25T Mountaingate 25T Springbrook Corners 25T Flamborough Power Centre North (Parkside Drive) 25T Albright 25T Nash Neighbourhood Phase 1 25T Glover Mountain 25T Twenty Road West 25T Waterfront Redevelopment 25T Miller Drive 25T Rymal Road East 25T Nash Neighbourhood Phase 2 25T Nash Neighbourhood Phase 3 25T Towns at Red Hill Planning and Economic Development Department Page 7

9 Table 1 Continued: Proposed Staging of Development Plan Priority Processing for Draft Plan Application Approval (2017) NO TIMING IDENTIFIED File No. Subdivision Name 25T Greenbriar Industrial Park 25T Golf Stream Manor 25T Perth Park Heights 25T Deerview Crossings Ph. 3 25T McNally Industrial Park 25T Di Cenzo Industrial Subdivision 25T Southcote Woodlands Addition 25T Woodland Manors, Ph. 1 25T Mount Hope Terrace Addition, Ph. 2 25T Trustwood Industrial Park 25T Upper Centennial Parkway 25T Highland Road Table 2: 2017 Priority Processing for Draft Plan Application Approval Plan No. Institutional/ Commercial/ Industrial (ICI) Subdivision Name Single Semi- Detach Town/ house Apt. Valeri Business Park ,723 ft 2 25T ANC 25T GLAN Mountain Gate *156,939 ft 2 25T ANC Springbrook Corners ,056 ft 2 25T FLAM Flamborough Power Centre North (Parkside Drive) ,448 ft 2 25T HAM 50 Albright T SC Nash Neighbourhood Phase T SC 2 Glover Mountain Road T GLAN Twenty Rd W Waterfront **25T HAM Redevelopment **1, ,835 ft 2 25T ANC 20 Miller Drive T SC Rymal Road East ,917 ft 2 Planning and Economic Development Department Page 8

10 25T SC 25T SC 25T HAM Nash Neighbourhood Ph Nash Neighbourhood Ph The Towns of Red Hill TOTAL ,103 1,530 1,763,918 ft 2 NOTES: Institutional / Commercial / Industrial (ICI) is calculated with an assumption of 30% of the respective Block area being developed, including Mixed-Use Blocks. *Block 367 is assumed to be developed for school purposes. **The unit types were not identified on the Land Use Schedule, it was therefore assumed Medium Density would constitute Apartment Units. ICI included Mixed Use and Medium Density / Prime Retail Blocks, but did not include Block 15 as this block is for open space purposes with an existing institutional building. Table 3: Proposed Staging of Development Plan Anticipated Development Timing for Servicing of Draft Approved Plans (2017) ANTICIPATED DEVELOPMENT TIMING FOR SERVICING OF DRAFT APPROVED PLANS IN 2017 File No. Subdivision Name 25T Ancaster Meadows Phase 2 (Under Construction) 25T Springbrook Meadows West 25T Stoneywood Park, Phase 2 25T Dussin Estates (Under Construction) 25T Victory Ridge Phases 3, 5a and 5b 25T Balsam Estates 25T Mohawk Road West 25T Foothills of Winona Phase 2 (Detailed Engineering Plans Review) 25T Hampshire Court Extension (72 & 78 Second Road West) 25T Nebo Trail 25T Freeman Industrial Park 25T Red Hill Phase 2 (a.k.a. Red Hill Phases 3 and 4) 25T Kopper Meadow Phase 4 25T Kaleidescope Phase 2 25T Foothills of Winona Phase 3 (Detailed Engineering Plans Review) 25T Star Meadows 25T Rymal Road East (Highland Road) 25T Summit Park Swayze Lands (Summit Park Phase 10) 25T Garner Estates 25T Cortland 25T Eringate Court Planning and Economic Development Department Page 9

11 Table 3 Continued: Proposed Staging of Development Plan Anticipated Development Timing for Servicing of Draft Approved Plans (2017) NO TIMING IDENTIFIED File No. Subdivision Name 25T Battleridge Subdivision Phase 3 25T Ancaster Industrial Park, Ph. 1 (Partial Registration) 25T Glanbrook Industrial Park 25T Rymal Business Centre 25T Greenleaf Industrial Park 25T Vienna Orchards Phase 2 25T Clappison Power Centre 25T DiCenzo Sobie (Higgins Land) 25T Glanbrook Commercial Park 25T Anchor Road Industrial Park 25T Sandrina Gardens Ph. 7 25T Arbra Developments (Industrial) 25T Trinity Road Industrial Subdivision 25T Kingsford Industrial Park 25T Jamesmount Gardens Phase 2 25T Mountville Estates, Phase 3 25T Browview Heights Phase 1 25T Wellington Meadows Phases 1 & 2 25T DeSantis Industrial Park 25T Brooks at Rymal Phase 2 25T The Crossings Phase 2 25T Chedoke Browlands 25T Carlson Street Extension Phase 2 25T First Road West Phase 2 (Paletta Lands) 25T Chappel Estates South 25T Fletcher Road 5.0 SUMMARY OF DRAFT PLAN APPLICATION APPROVAL ACTIVITIES IN 2014, 2015 AND 2016 Over the last three years the number of Draft Plan approvals within the City of Hamilton has ebbed and flowed, with ten (10) subdivision applications receiving Draft Approval in 2014, seven (7) in 2015, and an uptick to sixteen (16) in 2016 (Tables 4, 5, and 6). These plans added 8,616 potential dwelling units (3,123 singles, 426 semi-detached dwellings, 3,646 townhouses and 1,421 apartment units) to the supply of dwelling units in the City. Planning and Economic Development Department Page 10

12 Data Sources: Previous Staging of Development Reports were based on Canadian Mortgage and Housing Corporation data and subsequently transitioned to building permits in In addition, upon detailed review, staff have been updating the building permit data to reflect as built conditions due to data entry errors with respect to the descriptions included within the building permits. The data below was compiled by the Planning and Economic Development Department, GIS - Planning and Analysis Section using a variety of data sources including, but not limited to: Engineering Approvals Status Database; AMANDA; and, File information from the Planning and Economic Development Department, Legislative Approvals and Staging of Development Section. The data contained within this report is for the Staging of Development Report only, and shall not be used for land budgeting or growth planning purpose(s). NOTES: Institutional / Commercial / Industrial (ICI) statistics are based on the assumption that 30% of the respective block can be developed for ICI purposes In addition, Mixed Use land uses were included as Commercial for ICI calculations. Apartment units are defined as including traditional high rise apartment units as well as apartment-type multi-residential structures under 7 units (including triplexes and duplexes) and stacked townhouses. Generally, back-to-back towns were deemed to be at-grade development and therefore classified as a townhouse. (Source: Deloitte Residential Land Needs Technical Working Paper, Nov. 2013). Table 4: Draft Plan Application Approval Activity in 2014 Plan No. Subdivision Name Single Semi- Detach Town/ house Apt. Institutional/ Commercial/ Industrial (Sq. Feet) FL Waterdown Bay, Ph , ,248 ft (R) ANC Ancaster Meadows Ph GL Fairgrounds West HAM Fontana Gardens Ph FL Parkside Hills Ph ,438 ft GL Binbrook Heights Addition HAM 1155 West 5 th GL Nebo Trail ,460 ft HAM Freeman Industrial Park ,586 ft SC Foothills of Winona Ph TOTAL 1, ,080 1,421 1,187,732 ft 2 Planning and Economic Development Department Page 11

13 Table 5: Draft Plan Application Approval Activity in 2015 Town/ house Institutional/ Commercial/ Industrial (Sq. Feet) Plan No. Subdivision Name Single Apt. Redhill Developments SC Phases 1 and ,521 ft ANC Balsam Estates HAM 1125 West 5th St SC Red Hill Phase 3 and ,730 ft GL Kopper Meadow, Phase HAM Sheldons Gate FL Mattamy Waterdown Ph ,730 ft 2 TOTAL ,981 ft 2 Table 6: Draft Plan Application Approval Activity in 2016 Semi- Detach - Plan No. Subdivision Name Single Semi- Detach Town/ house Apt. Institutional/ Commercial/ Industrial (Sq. Feet) (R) ANC Ancaster Glen Ph ,815 ft ANC 1261 Mohawk Rd W SC Hamprshire Court Extension (72 & 78 Second Rd W) ANC Fields of Springbrook FLAM Kaleidoscope Ph ANC Star Meadows GL Summit Park (Swayze Lands) ,323 ft SC 1831 Rymal Rd E ,563 ft SC Multi-Area Employment Lands ,711 ft HAM Chappel Estates South - Phase GL 3105 Fletcher Road ,574 ft ANC Garner Estates ANC Cortland ANC Springbrook Meadows West Extension SC Eringate Court SC Nash Neighbourhood Phase TOTAL 1, , ,986 ft 2 Planning and Economic Development Department Page 12

14 While the supply of lots over the past several years for new dwellings remains relatively strong it should be noted no new supply was added in the Dundas Community as there are limited pockets of developable lands in the Dundas Community for development in the upcoming 5 year time frame. Draft Plan approval activity in 2014 to 2016 has continued to see a balanced supply of a full range of dwelling unit types, with single detached residential and townhouses comprising almost 80% of all new units. A detailed breakdown of dwelling unit types is outlined in Table 7. In particular, of the 8,616 potential units, approximately 36.2% are for new single detached dwellings, 4.9% for semi-detached dwellings, 42.3% for townhouse dwellings, and 16.5% for apartment dwellings. Table 7: Draft Plan Application Approval Activity by Dwelling Unit Types (2014 to 2016) Year Single Semi- Detach Townhouse Apartment Institutional/Commercial/ Industrial (Sq. Feet) , ,080 1,421 1,187,732 ft ,981 ft , , ,986 ft 2 TOTAL 3, ,646 1,421 1,800,699 ft 2 % SUMMARY OF REGISTRATION ACTIVITIES IN 2014, 2015 AND 2016 Thirty-eight (38) plans of subdivisions and forty-nine (49) condominium plans were registered in 2014 to 2016 resulting in the potential creation of 5,612 dwelling units (Tables 8 and 9). Of the forty-nine (49) condominium plans, twenty (20) were for Common Element Condominiums to establish common elements and four (4) were for Condominium Conversions, which do not create any new units / lots. It has been assumed that the above noted Condominium Conversions did not result in new units, as this can only be verified through detailed file review and / or in-the-field verification Additionally, the difference in numbers between Draft Plan Approval and Registration is due to a number of factors, such as, but not limited to, phased registration and lag time between Draft Approval and Registration. Lastly, a detailed list of the registered plans of subdivision and condominium by dwelling unit types can be found in Appendix C. In review, within the 5,612 potential units created from subdivision and condominium registrations 35.6% was in the Stoney Creek community, 21.2% in Glanbrook / Binbrook / Mounthope, 18.2% in Hamilton, 15.4% in Waterdown / Flamborough, 8.6% in Ancaster and 1.0% in the Dundas community (Table 10). Planning and Economic Development Department Page 13

15 Table 8: Table 9: NOTES: Registered Plans of Subdivision and Condominium Year Subdivision Registrations Condominium Registrations TOTAL Dwelling Unit Types in Registered Plans of Subdivision and Condominium Year Single Semi- Detach Townhouse Apartment Total ,015 2, , ,522 TOTAL 1, ,049 1,476 5,612 This table reports on the units as identified at the time of registration. However, any duplication due to Condominiums for block(s) registered by Subdivision within the last 3 reporting years has been removed. In particular, 129 apartments were removed from the 2016 Condo Reporting ( Waterfront Trails WCP-541) as they were already reported under the 2014 Subdivision Registration ( Green Millen Shores Estates 62M-1211). Twenty (20) Condominium Registrations were for Common Element Condominiums and four (4) were for Condominium Conversions (for 106 units - 8 townhouse units and 98 apartment units) which did not result in new units. It has been assumed that the above noted Condominium Conversions did not result in new units, as this can only be verified through detailed file review and / or in-the-field verification. The difference in numbers between Draft Plan Approval and Registration is due to a number of factors, such as, but not limited to, phased registration and lag time between Draft Approval and Registration. Planning and Economic Development Department Page 14

16 Table 10: Registered Plans of Subdivision and Condominium by Community Dwelling Units in Registered Plans Community Subdivision Condominiums Total % Ancaster Glanbrook/Binbrook/Mount Hope 1, , Hamilton , Dundas Stoney Creek 1, , Waterdown/Flamborough TOTAL 4, , NOTES: Similar to the above, any duplication due to Plan(s) of Condominium for block(s) already registered by Plan(s) of Subdivision within the last 3 reporting years have been removed. In particular, 129 apartments were removed from the 2016 Condo Reporting ( Waterfront Trails WCP-541) as they were already reported under the 2014 Subdivision Registration ( Green Millen Shores Estates 62M-1211). Twenty (20) Condominium Registrations were for Common Element Condominiums and four (4) were for Condominium Conversions (for 106 units - 8 townhouse units and 98 apartment units) which did not result in new units. It has been assumed that the above noted Condominium Conversions did not result in new units, as this can only be verified through detailed file review and / or in-the-field verification The difference in numbers between Draft Plan Approval and Registration is due to a number of factors, such as, but not limited to, phased registration and lag time between Draft Approval and Registration. 7.0 BUILDING PERMIT ACTIVITY Table 11 below outlines building permit activity for new construction and residential conversions since the last Staging of Development Report (2014 to 2016). In review, there has been a steady level of building permit activity averaging 2,241 units over the last 3 years, with an additional average of 134 units created through residential conversions from non-residential and / or additions / alterations resulting in the creation of additional units. Similar to the difference in numbers between Draft Approval and Registrations, Building permit activity and plan registration numbers will differ due to the lag time between plan registration and building permit / construction; and, as some developments will require additional planning approvals (i.e. Site Plan Control, Part Lot Control, etc.). Planning and Economic Development Department Page 15

17 Notwithstanding, between January 2014 and the end of December 2016, there were 2,497, 2,087, and 2,139 building permits issued for new construction of dwelling units. Additionally, there were 31, 264, and 105 additional dwelling units created through residential conversions over the same 3 year time period. There continues to be a customer preference for low rise housing, especially single detached dwellings and townhouses which accounts for approximately 40% and 33% of the housing forms in the last three years respectively (2014 to 2016). Data Sources: Previous Staging of Development Reports were based on Canadian Mortgage and Housing Corporation data and subsequently transitioned to building permits in In addition, upon detailed review, staff have been updating the building permit data to reflect as built conditions due to data entry errors with respect to the descriptions included within the building permits. The data below was compiled by the Planning and Economic Development Department, GIS - Planning and Analysis Section using a variety of data sources including, but not limited to: Engineering Approvals Status Database; AMANDA; and, File information from the Planning and Economic Development Department, Legislative Approvals and Staging of Development Section. The data contained within this report is for the Staging of Development Report only, and shall not be used for land budgeting or growth planning purpose(s). NOTES: Apartment units are defined as including traditional high rise apartment units as well as apartment-type multi-residential structures under 7 units (including triplexes and duplexes) and stacked townhouses. Generally, back-to-back towns were deemed to be at-grade development and therefore classified as a townhouse. (Source: Deloitte Residential Land Needs Technical Working Paper, Nov. 2013). In review, some commercial permits indicate a residential component but could not be verified without field investigations and detailed permit review and were therefore not included in the below tables. Planning and Economic Development Department Page 16

18 Table 11: Building Permit Activity ( ) NEW CONSTRUCTION RESIDENTIAL CONVERSIONS Single Detached Single Detached Semi- Detached Semi- Detached Townhouses Townhouses Apartments Apartments TOTAL 2,497 2,087 2,139 TOTAL Figure 1: Building Permit Activity Percentages by Dwelling Types New Construction ( ) Figure 2: Building Permit Activity Volumes by Year and Dwelling Type New Construction ( ) Planning and Economic Development Department Page 17

19 8.0 GROWTH WITHIN THE BUILT BOUNDARY (INTENSIFICATION) Growth within the built boundary (Intensification) means the development of a property, site or area at a higher density than currently exists through the redevelopment, including the reuse of brownfield sites; the development of vacant and / or underutilized lots within previously developed areas; infill development; and the expansion or conversion of existing buildings (PPS 2014). Over the last three years ( ) based on new construction building permits, 810; 1,171; and 607 residential units have been created within the built boundary respectively. Accordingly, the percentage of intensification over the last three years is approximately 35%, which is slightly below the 40% intensification requirement. Lastly, an additional 1,435; 1,647; and 1,575 residential units have been created outside of the built boundary for the same time period ( ). 9.0 SUMMARY OF UNIT SUPPLY FORECAST The Provincial Policy Statement (2014) directs planning authorities to provide for an appropriate range of housing types and densities required to meet projected requirements of current and future residents. It requires Municipalities to maintain at all times land with servicing capacity sufficient to provide a three (3) year supply of housing through lands suitably zoned to facilitate residential intensification and redevelopment, and land in draft approved and registered plans. Table 12: Unit Supply Table CITY OF HAMILTON UNIT SUPPLY AS OF DECEMBER 31, 2016 Semi- Single Detach Townhouse Apartment Total Units in Registered Plans (Vacant Lot Inventory) as of December 31, ,007 Units in Draft Approved Plans as of December 31, , ,367 3,300 12,196 TOTAL APPROVED UNIT SUPPLY 4, ,221 3,991 14,203 Units in 2017 Priority Processing for Draft Plan Approval (Table 2) ,173 1,530 3,064 TOTAL PENDING UNIT SUPPLY 4, ,394 5,521 17,267 Note: Table 12 has been updated to reflect changes in the total number of registered units as result of additional development applications where known, such as, but not limited to: Site Plans, Part Lot Control and Draft Plans of Condominium. In addition, unlike GRIDS and GRIDS II studies, the Vacant Unit Supply for Staging of Development includes the projected 2017 Draft Approvals and corresponding associated units. Planning and Economic Development Department Page 18

20 The City s average for new construction building permits over the last 3 years ( ) is 2,241 units per year. Based on this average and forecasts for 2011 to 2021, the City needs to have available approximately 6,723 residential units to meet the three year supply requirement. As of the end of 2016, the inventory of vacant lots in registered plans was 2,007 units and the draft approved inventory was 12,196 units, for a total registered and draft plan inventory of 14,203 units (Table 12). Including the 3,064 units that are anticipated to receive draft approval in 2017, the City would have 7.7 years of supply for housing CONSULTATION WITH DEVELOPMENT INDUSTRY Drafting of the staging report involves consultation with the stakeholders. In June 2016 stakeholders were consulted for their input in terms of their short term future development intentions and the identification of potential municipal financing for capital infrastructure. From the information received a DRAFT Staging of Development Plan (2017) was prepared taking into consideration a number of criteria in establishing the staging sequence. The Draft Staging of Development Plan was presented to the industry in February The recommended Staging of Development Plan is presented in Tables 1 and 3. Planning and Economic Development Department Page 19

21 APPENDIX A STAGING OF DEVELOPMENT MAPS 2017 AND NO TIMING IDENTIFIED

22 APPENDIX B STAGING OF DEVELOPMENT DETAIL SHEETS 2017

23 APPENDIX C REGISTERED PLANS OF SUBDIVISION (25T) AND CONDOMINIUM (25CDM) in 2014, 2015, and 2016 NOTES: Institutional / Commercial / Industrial (ICI) statistics are based on the assumption that 30% of the respective block can be developed for ICI purposes In addition, Mixed Use land uses were included as Commercial for ICI calculations. Apartment units are defined as including traditional high rise apartment units as well as apartment-type multi-residential structures under 7 units (including triplexes and duplexes) and stacked townhouses. Generally, back-to-back towns were deemed to be at-grade development and therefore classified as a townhouse. (Source: Deloitte Residential Land Needs Technical Working Paper, Nov. 2013). The information below reports the number of units as registered. However, where known, additional notes are provided identifying changes in the total number of registered units that have resulted from additional development applications, such as, but not limited to: Site Plans, Part Lot Control and Draft Plans of Condominium.

24 Table A1: Registered Plans of Subdivision (25T) and Condominium (25CDM) in 2014 Plan No. Subdivision Name Single Semi- Detach Townhouse Apt. Institutional/ Commercial/ Industrial 25T M-1199 SC Victory Ridge Phase T M-1200 SC Orchard Park T M-1201 ANC Ancaster Meadows, Ph.2A T M-1202 SC Stoneywood Park, Ph ,705 ft 2 25T M-1203 HAM Adam Estates, Ph *25T M-1204 SC Paramount T M-1205 FLAM Upcountry Estates Phases C & D T M-1206 SC Victory Ridge Phase T M-1207 GL Summerlea West, Ph T M-1208 SC Penny Lane Estates, Ph **25T M-1209 HAM Di Cenzo Gardens, Ph Public School Block T M-1210 GL Summit Park, Ph ***25T M-1211 SC Green Millen Shores Estates ****25T M-1212 ANC Legacy , ft 2 25T M-1213 HAM Adam Estates, Ph TOTAL , ft 2 NOTES: *Block 151 was changed from 32 apartments to 22 townhouses (DA /25CDM ) **Block 453 was identified as a Public School Block, but area is unknown. ***For unit total purposes, it should be noted the 129 apartment units within Block 1 are also reported under 2016 Condominium Registration (WCP-541) ****Block 21 is a cemetery block and the full block area is reported given no construction; Block 20 and 22 were registered for 21 singles but was increased to 23 singles upon registration of Condominium (WCP-532)

25 Institutional/ Commercial/ Industrial Plan No. Condominium Name Single Semi- Detach Townhouse Apt. 33 Fall Fair Way (Binbrook 25CDM Heights), Phases WCP-485 GL 4 and CDM WCP-498 GL Koppercreek, Ph CDM Greenleaf WCP-504 ANC Lane *25CDM & 31 Main WCP-505 FLAM Street South , ft 2 25CDM Wilson/Dunham WCP-506 ANC Condos CDM Southhampton, WCP-507 GL Ph CDM Stinson School WCP-508 HAM Lofts & 44 Flamboro 25CDM WCP-509 FLAM Street and 62 Barton Street CDM WCP-510 HAM St. Joseph CDM WCP-511 GL 45 Royal Winter Drive CDM WCP-512 HAM Scenic Trails, Phases 1 and CDM WCP-513 HAM St. Joseph s Apartments CDM WCP-514 DUN Dundas District School Site CDM WCP-515 FLAM 25CDM WCP-516 HAM 25CDM WCP-517 SC NOTES: Parkside Dr, Phases 1 and J. Beume Real Estate Parkside Development TOTAL , ft 2 *Townhouse Units 1-3 are live/work units and therefore classified as Apartments

26 Table A2: Registered Plans of Subdivision (25T) and Condominium (25CDM) in 2015 Institutional/ Commercial/ Industrial Plan No. Subdivision Name Single Semi- Detach Townhouse Apt. *25T M-1214 GL Fairgrounds West T Spencer Creek 62M-1215 FLAM Estates, Ph T Wilson Street 62M-1216 ANC Common ,949 ft 2 **25T The Crossings - 62M-1217 GL Phase ,520 ft 2 25T M-1218 FLAM MC2 Homes, Ph T First Road 62M-1219 SC West, Ph ***25T West 5th 62M-1220 HAM Street T M-1221 ANC Limestone Manor T Cranberry Hill, 62M-1222 FLAM Ph.2A T M-1223 SC Penny Lane, Ph TOTAL , 949 ft 2 NOTES: *Townhouse Blocks were reduced by 3 units under Part Lot Control (PLC ,PLC , PLC , PLC ) **Townhouse Blocks 1 and 4 were increased by 13 units per Site Plan Control (DA ) ***Townhouse units increased by 8 units per Site Plan Control (DA )

27 Institutional/ Commercial/ Industrial Plan No. Condominium Name Single Semi- Detach Townhouse Apt. 33 Fall Fair Way (Binbrook 25CDM Heights), Ph.5, WCP-485 GL St.2 and Ph CDM WCP-518 SC Village Creek CDM Kitty Murray WCP-519 ANC Lane CDM WCP-520 FLAM Parkside Hills CDM WCP-521 HAM 19 Niagara Street DM WCP-522 FLAM Rockhaven Ph ,396 ft 2 25CDM WCP-523 SC Paramount Branthaven 25CDM WCP-524 FLAM Homes, Phases 1 and CDM WCP-525 HAM Lilacside Drive CDM WCP-526 HAM 1187 Upper James Street ,694 ft 2 25CDM WCP-527 HAM St. Joseph s Mews CDM WCP-528 SC Trevisio Condominiums CDM WCP-529 HAM Simona Place CDM WCP-530 HAM City Square TOTAL ,090 ft 2

28 Table A3: Registered Plans of Subdivision (25T) and Condominium (25CDM) in 2016 Plan No. Subdivision Name Single Semi- Detach Townhouse Apt. Institutional/ Commercial/ Industrial 25T M-1224 FLAM Park Place Phase 2A ,438 ft 2 25T Vienna Orchards - 62M-1225 HAM Phase *25T M-1226 ANC Ancaster Glen - Phase ,949 ft 2 25T M-1227 SC Waves T M-1228 HAM Fontana Gardens Phase T M-1229 GL Orlick Aeropark - Phase ,091,792 ft 2 25T M-1230 HAM Sgro Gardens - Phase **25T Cranberry Hill 62M-1231 FLAM Phase 2B ,709 ft 2 25T M-1232 SC Red Hill - Phase ,521 ft 2 25T M-1233 GL Binbrook Heights Addition - Phase T M-1234 SC Red Hill - Phase ***25T M-1235 HAM Chappel Estates South - Phase ****25T M-1236 ANC Ancaster Woodlands Phase TOTAL , 949 ft 2 Notes: *Institutional Block 4 converted to 60 semi-detached units via Site Plan Control (DAR ); Townhouse Block 15 reduced to 70 townhouses per Part Lot Control application (PLC ) **The heritage house is identified as commercial per subdivision approval. Additionally, mixed-use medium block area (Block 27) was included in the ICI Calculation. ***Townhouse Block 7 reduced by 1 townhouse unit per Site Plan Control (DA ) ****Townhouse Block 1 increased by 8 units per Site Plan Control (DA )

29 Semi- Detach Town house Institutional/ Commercial/ Industrial Plan No. Condominium Name Single Apt. 25CDM Fall Fair Way WCP-485 GL Binbrook Heights Ph CDM WCP-531 SC Stockridge Gardens CDM WCP-532 ANC Legacy Lane CDM WCP-533 GL Bloom Condominiums CDM WCP-534 GL The Crossings - Phase CDM WCP-535 ANC Summit Estates CDM WCP-536 GL 247 Festival Way CDM WCP-537 HAM Sonoma Homes CDM WCP-538 SC Frances Avenue Condo *25CDM WCP-539 DUN King Street East , ft 2 25CDM WCP-540 ANC Raymond Road Condo **25CDM WCP-541 SC Waterfront Trails CDM WCP-542 ANC 886 Golf Links Road CDM WCP-543 HAM Federal Building Condo DA identifies commercial, but not quantified 25CDM WCP-544 HAM Malatesta Brothers CDM WCP-545 HAM Augusta Street Holdings Inc CDM WCP-546 SC Waves CDM WCP-547 ANC Ancaster Glen - Phase CDM WCP-548 HAM 275 King St W TOTAL , ft 2 Notes: *Residential Units are stacked townhouse units and are therefore classified as apartments **Duplication of reporting under 2014 Subdivision Registrations Green Millen Shores Estates 62M-1211