Report to: Development Services Committee Report Date: May 19, 2009

SUBJECT: Servicing Allocation Update

PREPARED BY: Biju Karumanchery, Senior Development Manager

Jamie Bosomworth, Manager of Strategy & Innovation

RECOMMENDATION:

1) That the May 19, 2009 report entitled “Servicing Allocation Update” be received;

2) And That Markham Council redistribute Real Allocation as noted in Table 2 and previously distributed 2011 Conditional Allocation as noted in Table 3;

3) And That Markham Council distribute additional 2011 conditional servicing allocation as noted in Table 4 and shown in detail in Attachment “A” to this report;

4) And That conditions for distribution of the Town Reserve and 2011 conditional allocation as noted in Table 6 be endorsed and Staff be authorized to update these conditions at the draft plan/site plan approval stage;

5) And that staff, after receiving input from the development community, report back to Committee regarding the opportunity to convert specific high density development projects noted in Table 7 from “real” allocation to 2011 “conditional” allocation (July 1, 2009 building permit trigger), and to transfer real allocation to low density projects to be determined;

6) And That staff be authorized to apply the LEED servicing allocation benefit as outlined in the report;

7) And That the written submissions regarding servicing allocation, included in Attachment “B“, be received;

8) And That Staff be authorized and directed to do all things necessary to give effect to this resolution.

EXECUTIVE SUMMARY:

Since the last round of servicing allocation in February 2008, staff have been proceeding with draft plan approval and site plan approval of developments with assigned current or “real” allocation and those with 2011 “conditional” allocation. It is important that the Town continue to monitor developments with assigned allocation carefully and ensure all units move through the approval system in a reasonable time frame.

This report includes an update of real and 2011 conditional allocation distributed through our last round of distribution in February 2008. Table 2 and 3 provides an update on real and conditional 2011 allocation distributed to date.

The Region has initiated two major infrastructure projects; the Duffin Creek Water Pollution Control Plant (WPCP) and an interim YDSS flow control structure both of which are currently on schedule for completion by January 1, 2011, permitting us to continue to process development applications with 2011 conditional allocation based on this schedule. For low density developments, pre-sales can proceed one year prior to infrastructure completion, while registration permitting issuance of building permits can proceed 6 months prior to the anticipated infrastructure completion date. For high density developments with 2011 conditional allocation, presale agreements are not required and removal of hold provisions, permitting building permit issuance, can occur 18 months prior to infrastructure completion (i.e. July 1, 2009). Staff are continuing to process developments based on these timelines. The Region has also advised the Southeast Collector Trunk Sewer is still on target for completion on January 1, 2013. Table 1 identifies the timelines based on the infrastructure requirements.

The Region has established a policy for a servicing allocation incentive of between 20% and 40% for high density developments that meet the Sustainable Development Through LEED criteria that the Town has adopted for all high density developments. In considering these principles staff are proposing to assign a 35% LEED benefit to high density developments. Where previous high density allocations have been distributed and the development has not been approved, the development must now proceed using the regional policy thereby acquiring a LEED servicing allocation benefit. This allocation benefit may be applied to another development owned by the developer or returned to the Town for further distribution. For distribution of new allocations the benefit of 35% will be realized at the distribution stage, freeing up more allocation Town wide.

The Region has released an additional one year supply of 2012 servicing allocation to the Town in the amount of 11,700 people. This additional allocation has the same triggers as the 2011 conditional allocation so will be added to the previous distribution. Staff have used the same protocols for distribution of allocation established by Council in December 2002 and February 2005. In addition, staff have given due consideration to the request from BILD (see Attachment “B”) to distribute more allocation to low density developments and “shovel ready projects” due to market conditions. Table 4 and Attachment “A” identify staff’s proposal for distribution of this additional allocation. Table 5 indicates that staff’s recommended distribution at this time is 65% low density versus 55% low density in February 2008. Conditions for allocation have been identified in Table 6 and will be finalized as developments proceed through the planning process.

The staff proposed distribution has been vetted through Development Services Committee on March 10, Developers Round Table meeting on March 11 and a special joint Developers Round Table/BILD meeting on May 5. Development community representatives have indicated support for the distribution proposed by staff, but are seeking opportunities to move low density, shovel ready developments quicker through the system. With this in mind staff are proposing, for tracking purposes, to convert “real” allocation previously distributed to high density projects that have not proceeded to agreement stage, to 2011 “conditional” allocation. This will not in any way delay the development approval process for these high density projects, as the timelines for releasing building permits for 2011 conditional allocation for high density projects is July 1, 2009. This would permit a transfer of real allocation to low density developments in the amount of 4,638.2 people. The advantage is low density projects with 2011 conditional allocation could advance to building permit issuance now, rather than waiting until July 1 2010. Staff will report back to Committee with a proposal for distribution after further discussion with the development community.

Markham continues to face a number of challenges related to servicing allocation constraints: not having sufficient servicing allocation to continue with our 5-year average building activity; ensuring assigned allocation moves through the system to maintain our application activity; reduced fee revenue and development charges to fund capital projects; tracking of residential units and population in relation to water and sewer capacity; and having approximately 23,400 units still in the development review process that do not have current “real” or 2011 “conditional” allocation. Staff will continue to monitor the servicing allocation situation and report regularly to Committee and Council to ensure that the use of Markham’s allocation is maximized in a reasonable time frame.

1. Purpose 2. Background 3. Discussion 4. Financial

5. Others (HR, Strategic, Affected Units) 6. Attachment(s)

PURPOSE:

This report is to advise Committee of the following:

· an update of the status of real allocation and 2011 conditional allocation distributed in February, 2008;

· a recommended distribution of additional 2011/2012 conditional allocation;

· conditions for the distribution of allocation;

· opportunity to convert high density real allocation to 2011 conditional allocation without delaying July 1, 2009 building permit issuance for high density, while allowing for transfer of real allocation to low density projects (advancing building permit issuance from July 1, 2010 to now); and

· A brief discussion of the Town’s challenges with respect to servicing allocation constraints and next steps.

BACKGROUND:

The Town has been managing development under Regional servicing allocation restrictions (water and sanitary sewer capacity) since 1996. Since that time, allocation and our ability to approve residential developments has been constrained. In February, 2008 Council adopted a Staff report that included:

· re-distribution of “real” servicing allocation

· a distribution of 2011 “conditional” servicing allocation

· an endorsement of the Regional policy related to a benefit of a 20-40% increase in servicing allocation for developments that meet the “Sustainable Development Through LEED” program for high density developments

The redistribution of “real” allocation allowed the Town to distribute allocation from developments that were not proceeding in a timely manner to those developments that could proceed. Where developments have “real” allocation the development process can be completed directly to Building Permit and occupancy stage with no restrictions.

Where “real” allocation is not available the Region has allowed local municipalities to continue approvals of draft plan of subdivisions. This is intended to keep development applications advancing through the lengthy review and approval time frames. However, the Region’s flexibility with regard to draft approval without allocation is subject to the following being met:

• Official Plan (containing growth management policies, phasing provisions and holding by-law provisions) and Secondary Plan are adopted;
• Detailed infrastructure needs have been determined through Master Servicing Plan, Community Design Plan and Phasing Plan;
• Section 34(5) By-law (municipal servicing) is in place;
• No pre-sales agreement and indemnity agreement being in place; and
• Hold provisions on zoning with regard to timing of servicing allocation

The Region also established appropriate triggers to permit developments to proceed through the review process concurrently with construction of major infrastructure so occupancy of units can correspond to the required infrastructure being operational. A first phase of regional infrastructure completion is the construction of the Duffin Creek WPCP and an interim YDSS flow control structure. Both facilities are on schedule for completion; the flow control structure by January 1, 2010 and the Duffin Creek WPCP by January 1, 2011. In 2007 the Region released 2011 conditional allocation of 10,185 people to Markham to accommodate projected growth forecast for 2011. Through the 2008 staff report Council approved a distribution of this allocation and staff are currently processing the benefiting applications.

Specific timelines within the development process have been set to match the timelines of infrastructure completion so occupancy of buildings will be at the same time as infrastructure completion. For low density developments, pre-sales can proceed one year prior to infrastructure completion while registration permitting issuance of building permits can proceed 6 months prior to the anticipated infrastructure completion date. For high density developments presale agreements are not required for projects having 2011 conditional allocation, and removal of hold provisions, permitting building permit issuance, can occur 18 months prior to infrastructure completion.

A second phase of infrastructure completion is the construction and operation of the South East Collector. This infrastructure is on schedule for being completed by January 1, 2013. The approval timelines are similar to the 2011 distribution except presale agreements are applied to high density developments until 24 months prior to infrastructure being operational. Table 1 provides a summary of the approval timelines associated with infrastructure requirements relative to low and high density developments.

TABLE 1: SUMMARY OF APPROVAL TIMELINES
	Allocation Status	Regional Infrastructure Requirement	Pre-sale Agr.	Region Indemnity Requirement	Release Pre-sale agr.		Release Hold and permit release
Subdivisions/Site Plans, Low Density	With Allocation	N/A	No	No	N/A	N/A	N/A	N/A
	Conditional Allocation	DC WPCP & Flow Control	Yes	Yes	12³	Jan 1/10¹	6³	July 1/10¹
	No allocation (2013)	SE Collector Sewer	Yes	Yes	12³	Jan 1/12²	6³	July 1/12²
Site Plans, High Density	With Allocation	N/A	No	No	N/A	N/A	N/A	N/A
	Conditional Allocation	DC WPCP & Flow Control	No	Yes	N/A	N/A	18³	July 1/09¹
	No allocation (2013)	SE Collector Sewer	Yes	Yes	24³	Jan 1/11²	18³	July 1/11²

Note:

1) Assuming Duffin Creek Water Pollution Control Plant (DC WPCP) expansion project and the YDSS Flow Control Structures to be operational by January 1, 2011

2) Assuming Southeast Collector Sewer to be operational by January 1, 2013

3) Numbers indicate the number of months before the infrastructure is operational

OPTIONS/ DISCUSSION:

Region’s Policy for Sustainable Development

The February 2008 report endorsed the Region’s policy for providing servicing allocation incentives between 20% and 40% for high density developments that meet the Sustainable Development Through LEED criteria. The goal of this policy is to provide an incentive for high density residential developments in Regional Centres and Corridors and in Local Centres to promote more energy efficient green buildings while receiving a servicing allocation benefit. As the Region is responsible for providing water and wastewater treatment, transit services and solid waste management, the Region developed criteria related to those matters. Where developments meet the following criteria, a 20%-40% servicing allocation benefit may be provided:

• Significant water conservation is achieved

• Location is served by Viva transit or other major YRT route
• Site is within a Regional Centre or Corridor, or Local Centre
• Building meets Regional Transit Oriented Development (TOD) guidelines including supporting an overall, log-term density target of 2.5 Floor Space Index
• Three stream waste reduction is incorporated into the building
• A minimum LEED Silver certification is achieved

Council, has since endorsed a policy requiring all high density developments must meet the regional policy for sustainable development. In considering these principles staff are proposing to assign a 35% LEED benefit to servicing allocation for high density developments. Where previous high density allocations have been distributed and the development has not been approved, the development will be required to proceed using the regional policy thereby acquiring a LEED servicing allocation benefit. This allocation benefit may be applied to another development owned by the developer or returned to the Town for further distribution. For distribution of new allocations the benefit of 35% will be realized at the distribution stage, freeing up more allocation Town wide.

Real Allocation Update

In accordance with Council’s previously adopted “use it or lose it” policy, staff have reviewed all applications that have either been approved and not registered or assigned allocation by Council and not proceeded to draft plan/site plan approval. In general developments appear to be proceeding in a timely manner and, therefore staff do not recommend withdrawing any allocation at this time. Table 2 provides a summary of the real allocation update.

TABLE 2: REAL ALLOCATION UPDATE
	Project	Map #	Units	Pop.
Remaining in Reserve				3.1
Reconciliation	Fairtree	N5		-1.7
	Box Grove			62.9
Regional LEED approval	Times Stringbridge (Majestic Court)	H 14	213 apts	483.5
Transfer LEED Benefit	Leitchcroft	G2	213 apts	-483.5
Reduced Development	Chiavaitti (S. Unionville)	L2	16 sngls, 35 twns	157.9
	Thornhill Square	P14	8 twns	22.6
Transfer	Kennison (Mica)	P31	20 apts	-45.4
	Jolie Home (S. Unionville)	L15	28 twns, 14.8 apts	-112.6
Additional Development	Tridel	H 13	6 apts.	13.6
	Town Project		28 apts	63.6
Total remaining in reserve				9.6

The update includes: reconciliation of units, transfer of allocation from one development to another, recognition of LEED benefits and developments that have reduced or added units. The following list includes details of this redistribution:

• reconciled a development in Villages of Fairtree by increasing the allocation by 1.7 people
• reconciled Box Grove overall allocation by reducing its allocation share by 62.9 people
• Times Development in Markham Centre received a Regional LEED certification for 213 apartments which they have transferred to their Leitchcroft development
• Chiavaitti in South Unionville originally received draft approval with an allocation of 157.9 people. These lands have been sold and are not proceeding as a subdivision. An allocation of 45.4 people, equivalent to 20 apts, was provided to the affordable housing project development by Mica and the remaining allocation of 112.6 people was transferred to the new owners, Jolie Homes
• townhouse development in Thornhill Square reduced their development by 8 townhouses
• subsequent to the March 10 presentation to Council, Tridel development in Markham Centre is proposing to decrease the size of certain larger apartments, thereby increasing the number of units. They are seeking an additional 6 apartments, which equates to 13.6 people.
• The Town is setting aside 50 apartments for a potential high density site in Markham Village. 22 apartment units have been distributed from the 2011 allocation requiring an additional 28 apartments of real allocation. (Note: this allocation will be included in the transfer of high density real allocation to 2011 allocation as proposed later in this report).

After this redistribution of real allocation, the total remaining population is 9.6 people. Staff recommend the Town retain this amount for future in-fills and adjustments.

2011 Conditional Allocation Update

In reviewing the distribution of 2011 conditional allocation from the February 2008 report, Table 3 provides an update to this distribution.

TABLE 3: 2011 ALLOCATION UPDATE
	Project	Map #	Units	Pop.
Remaining in Reserve				210.1
LEED Benefit	Angus Glen	A5	42 apts	81.7
	Emery (Berczy)	B7	65 apts	127.1
Reduced Development	Emery (Berczy)	B7	4 apts	9.0
Total Remaining				462.0

Council had assigned 2011 allocation to two apartment buildings, one in Angus Glen and another in Berczy Village, Emery Investments. As both developments had not been approved, they will be required to proceed using the regional sustainable criteria thereby achieving a LEED allocation benefit of 35%. Both developers do not have other developments to transfer allocation towards; therefore we propose to return their benefit to the town for redistribution. In addition the Emery development reduced their development by 4 apartments. In conclusion, there remains 462.0 people to be redistributed.

2011/2012 (Conditional) Allocation from Region

As noted earlier, in late 2007 the Region provided a one year supply of allocation representing 2011 growth. Markham’s share of this distribution was 10,185 people, which was distributed in February 2008. In December 2008, the Region approved an additional one year supply of allocation representing 2012 growth. Markham’s share of the 2012 distribution is 11,700 people and is conditional on the same infrastructure requirements as the 2011 allocation. As noted above, the 2011 update includes a remaining population of 462 people which will be added to the 11,700 allocation.

The Region has applied the following conditions as part of the distribution of this allocation:

· Continue participation in water efficiency program

· Local municipal protocols include criteria supporting intensification and housing mix

· Water/sewer reduction measures are mandatory for LEED benefit for high density

Protocol for Distribution

Based on criteria and ranking adopted by Council in December 2002 (e.g. transportation and infrastructure delivery, implementation of Markham Centre, good urban design, transit supportive, etc.) augmented by additional considerations outlined in February 2005 report (e.g. filling in holes, ready to proceed, LEED, sustainability, etc.), Staff are proposing to distribute the 2012 allocation as identified in Table 4 and in detail in Attachment “A”. Staff also gave due consideration to the request by BILD (see Attachment “B”) to distribute more allocation to low density developments and “shovel ready projects” due to market conditions.

TABLE 4 - RECOMMENDED DISTRIBUTION OF 2011/12 CONDITIONAL ALLOCATION
	Rk	Approved 2011 Assignment (Feb 2008)		Proposed 2011/12 Assignment (May 2009)		Total 2011 Assignment		LEED Benefit
		Units	Pop	Units	Pop	Units	Pop	Units	Pop
Angus Glen/Deacon	4	244.0	791.3	131.0	369.4	375.0	1,160.7	42.0	95.3
Berczy Village	4	398.0	1,055.8	20.0	74.0	418.0	1,129.8	65.0	147.6
Box Grove	3	-	-	-	-	-	-	-	-
Cathedral	3	342.3	1,110.1	620.0	2,294.0	962.3	3,404.1	-	-
404 North	4	126.0	413.4	140.0	394.8	266.0	808.2	-	-
Cornell	2	418.0	1,332.1	600.0	2,220.0	1,018.0	3,552.1	-	-
Greensborough	4	269.9	998.6	217.0	802.9	486.9	1,801.5	-	-
Leitchcroft	3	132.0	299.6	-	-	132.0	299.6	260.0	590.2
Markham Centre	1	600.0	1,362.0	560.0	1,271.2	1,160.0	2,633.2	213.0	483.5
Markham Road South	3	131.5	298.5	-	-	131.5	298.5	-	-
Highway 48	3	-	-	163.0	370.0	163.0	370.0	87.0	197.5
Milliken Main Street	3	156.0	439.9	-	-	156.0	439.9	-	-
OPA 15	2	-	-	171.0	418.7	171.0	418.7	65.0	147.6
South Unionville	4	15.6	57.7	136.9	341.8	152.5	399.5	70.0	158.9
Swan Lake	4	-	-	-	-	-	-	-	-
Villages of Fairtree	4	-	-	-	-	-	-	-	-
Wismer Commons	4	300.0	1,110.0	768.0	2,627.8	1,068.0	3,737.8	50.0	113.5
Infill		200.0	454.0	430.0	976.1	630.0	1430.1	220.0	499.4
Total		3,333.3	9,723.0	3956.9	12,160.7	7,290.2	21,883.7	1,072.0	2,433.4
Permitted			10,185.0	(11,700+462.0)	12,162.0		21,885.0
Remaining			462.0		1.3		1.3

In considering BILD’s request staff have compared the proposed distribution with the distribution in February 2008 by type of development. Table 5 provides this comparison.

TABLE 5: COMPARISON OF DEVELOPMENT TYPE
	Low Density Product	High Density Product
February 2008	55%	45%
May 2009	65%	35%

The recommended distribution is sensitive to current market conditions and the longer lead times necessary for high density products. High density developments receiving 2011/12 allocation will be closely monitored and allocation may be transferred to low density developments if high density is not advancing to permit stage.

Conditions required for 2011 distribution

Table 6 below outlines conditions attached to the 2011 allocation by development area. A number of these conditions were applied to previous allocation assignments and are noted again. Others are new with this assignment. All will be reviewed and secured through specific development approvals.

TABLE 6: CONDITIONS REQUIRED FOR 2011 DISTRIBUTION
Development Area	Condition (s)
Angus Glen/Deacon	Construction of bridge between East and West Village Dec. 2010
Berczy Village
Box Grove
Cathedral	Funding for the construction of the Woodbine Bypass (Phase 1 and 2A)
404 North	Execution of tri-party agreement, dedication of property and funding for construction of Woodbine Bypass (Phase 2B & 3) by June 2009
Cornell
Greensborough
Leitchcroft
Markham Centre	· Construction of Courtyard Lane extension · Front end financing of Birchmount Bridge over Rouge River (if required by the Town)
Markham Centre and OPA 15	· Front end financing of Highway 7 sanitary and storm sewer · Front end financing of Birchmount Bridge over Rouge River (if required by the Town)
Markham Road South
Milliken Main Street	Completion of Gorvette Road & Midland Avenue Extension (completion date to be finalized)
South Unionville	Front end financing of outstanding property acquisition and construction of the balance of South Unionville Avenue by end of 2009
Swan Lake
Wismer Commons	· Construction of the completion of Castlemore Ave. through the community by December 2009 · Construction of Roy Rainey bridge by December 2009

The conditions and timeframes are still being finalized and will require updating at the planning application stage. Table 6 will be updated periodically as new conditions are identified and endorsed by Council through the development review/approval process.

Proposed distribution vetted through Development Services Committee and two Developers Round Table Meetings

The proposed distribution was presented in a draft form for discussion and comment to Development Services Committee on March 10, 2009 and to the development industry at a Developers Round Table meeting held on March 11, 2009. There were two changes made to the “real” allocation distribution after the Developers Round Table meeing; a development in South Unionville (Jolie Homes) reduced their development by 150 apartments thereby reducing the required servicing allocation by the same amount and the Town requires 28 apartment units for a potential development in Markham Village. This adjustment has decreased the remaining amount of real allocation to 9.6 people.

A special meeting with the Developers Round Table/BILD was convened with Council members on May 4, 2009. The purpose of this meeting was to have an open discussion concerning the proposed servicing allocation, current market conditions and other matters of mutual interest. The following is feedback received from the Development Community relating to the outcome of this special meeting:

• The development community were generally satisfied with the proposed distribution of additional 2011 allocation;
• Developers were enquiring whether more real allocation could be found for low density developments that were ready to proceed to building permit stage before July 1, 2010;
• Developers were concerned about the high cost of development charges and asking whether they could be reduced;
• Developers noted the proposed Harmonized Sales Tax (HST) that is expected to be implemented on July 1, 2010 will be a deterrent for home buyers;
• Developers were enquiring whether the south east collector sewer was still on schedule;
• Developers expressed the opinion that servicing allocation should not be constrained or withheld as a phasing tool, post 2013 infrastructure; and
• Developers noted the methodology of the proposed Town wide soft development charge update was challenging and were requesting whether the implementation of a new charge could be delayed.

Staff have considered the request to allocate more real allocation to low density developments that are ready to proceed to building permit stage and believe this can be done by converting high density real allocation to 2011 conditional allocation. The timelines for building permit release for high density development with 2011 allocation is 18 months before infrastructure completion which is July 1, 2009. At this time, the conditional allocation becomes real. Therefore, any high density developments with real allocation that have not released their hold provisions, permitting building permit issuance by July 1, 2009, can be transferred to 2011 conditional allocation, without incurring any delay in the development approvals process. This would free up real allocation to low density developments to proceed to building permit stage now rather than having to wait until July 1, 2010 which is the building permit release date for low density projects with 2011 conditional allocation. Staff have identified in Table 7 those high density developments with real allocation that have not released their hold provisions and which are candidates for transfer to 2011 conditional allocation.

TABLE 7: HIGH DENSITY WITH REAL ALLOCATION WHERE HOLD PROVISION HAS NOT BEEN RELEASED
Development	Apt Units	Population
Mackwood/Springhill	205.0	465.4
Times/Galleria, Blk 49, 50	225.2	524.4
Golden Place Condo	72.0	163.4
31 Old Kennedy Road	52.0	118.0
Jolie Home Inc	42.8	112.6
Luigi Aldorovandi	109.0	247.4
Lee Development Group	231.0	551.9
Sobey's (Treasureland)	237.0	593.4
Anagni Homes (History Hill)	210.0	476.7
Kennedy Rd./14th Avenue	54.0	122.6
Ling Lang	55.0	124.9
Lindvest (Ph 1, Blk. 4)(19TM-06012)	200.0	481.5
Remington, CA1	261.0	592.5
Town Project	28.0	63.6
Total	706.0	4,638.2

In summary, Table 7 indicates there are 4,638.2 people which can be transferred from real allocation to 2011 allocation without any delay in high density development approvals, permitting a transfer of real allocation to low density projects potentially benefiting in a one year advancement in building permit availability. Therefore staff are proposing to redirect real allocation equivalent to 4,638.2 people to low density developments and are seeking input from the trustees of development areas as to which developments are ready to proceed to agreement stage.

Other issues identified at the special Developers Round Table meeting will be addressed in future reports.

Markham’s Challenges

In the past our challenge was ensuring we had sufficient allocation to keep up to the market demand in housing construction. Now that the housing market demand has decreased, Markham’s challenge is to ensure that allocation is properly assigned to permit developments that are ready to proceed to building permit stage to do so as efficiently as possible. Staff’s proposal to transfer real allocation from high density developments to low density developments will enable developments that are ready, to proceed to building permit stage. The challenge will be to ensure that every approved unit of servicing allocation moves through the approval, agreement and building permit stages in a timely manner so development activity continues timely and efficiently.

Following the distribution of this round of allocation recommended in this report, approximately 23,400 units still remain in the system that do not have a real or 2011 conditional servicing allocation. It is anticipated that the Region will next be reporting on servicing relating to 2013 infrastructure delivery.

FINANCIAL CONSIDERATIONS AND TEMPLATE:

While there are no direct financial implications related to the specifics of this report, there are annual budgeting issues (capital and operating) resulting from servicing allocation constraints which staff continue to monitor.

HUMAN RESOURCES CONSIDERATIONS

Not applicable

ALIGNMENT WITH STRATEGIC PRIORITIES:

Not applicable

BUSINESS UNITS CONSULTED AND AFFECTED:

Not applicable

RECOMMENDED BY:

________________________________ ________________________

Biju Karumanchery, MCIP, RPP Jim Baird, MCIP, RPP

Senior Development Manager Commissioner of Development Services

________________________________

Alan Brown, C.E.T.

Director of Engineering

ATTACHMENTS:

Attachment “A” Detailed Tracking of 2011/12 Servicing Allocation Distribution

Attachment “B” Developer Submissions

Q:\Development\Allocation\Reports\May 19 2009.doc