There is no Communal Open Space (COS) requirement for condominium developments.
|
|
- Kristina Curtis
- 5 years ago
- Views:
Transcription
1 6 CONDOMINIUM FLATS CONDOMINIUM FLATS 1 Unlike flat developments, condominium housing requires a larger land area. Condominium flats, too, form the bulk of medium to high density housing in Singapore. There are usually more generous provision of communal and recreational facilities in condominium flats. The communal facilities are under the common ownership of the residents and are provided for their enjoyment. The residential units are only allowed strata subdivision. 2 In larger sites, the building height of condominium flats may vary among the various blocks of flats. The development could comprise a mix of 4 storeys low-rise blocks and high-rise blocks of 30 storeys and above subject to the allowable height limit. For small sites, there could be only space for one apartment block up to the allowable height, but with generous provision of communal and recreational facilities. LOCATION 3 Like other flats or apartments, condominium flats are allowed in mixed housing areas zoned residential in the Master Plan or Development Guide Plans. They are not allowed in areas designated for bungalow, semi-detached and mixed landed housing. PARAMETERS 4 The parameters for condominium flats are: (a) Site Area (i) (ii) The minimum site area for a condominium development is 0.4ha. This is to ensure that there is enough space to provide for communal and recreational facilities in a luxurious green setting. For all breakaway proposals for either flat/condominium (or landed housing development) within non-safeguarded landed housing areas, the aggregate land area for the left-behind plots must fulfil the following minimum plot sizes: a) 600m 2 for areas zoned Residential at GPR 1.4 or 1.6 in the Master Plan; and b) 800m 2 for areas zoned Residential at GPR 2.1 or 2.8 in the Master Plan. (iii) (b) Site Coverage The actual parcellation and configuration of the redevelopment proposals will continue to be left to private negotiation between the land owners concerned as long as the guidelines on minimum plot size in Para (ii) and other prevailing development control guidelines are met. Site coverage is a measurement of the footprint of all buildings expressed as a percentage of the nett site area. It is an indication of how much the site has been built on. The maximum site coverage allowed for condominium development is 40% (including covered car parks). (c) Communal Open Space (COS) There is no Communal Open Space (COS) requirement for condominium developments. (d) Green Planting Strip To preserve Singapore s image as a garden city, a 2m-wide (minimum) green planting strip is to be provided along all sides of the development site boundary except where it fronts a public road: in which case, the relevant green buffer requirement shall be provided. The planting strip for tree planting purpose should be continuous (except where an access road is required), and shall be free of encroachment from structures such as boundary wall/ retaining wall, drains and ventpipes.
2 Where planting strips are to be provided, these should be clearly annotated as tree planting strips in all submission plans to Development Control. The 2m planting strips and green buffers which form part of the communal greenery provision within the development should not contain any Private Enclosed Spaces (PES). Greenery within the 2m planting strips and green buffers can be better achieved if they are maintained by the Management Corporations as communal spaces. (e) Buffer Requirements All developments fronting a road in Singapore must observe a certain green buffer distance and building setback distance from the road. The buffer requirement depends on the hierarchy of the road, type of the development and the building height. For residential developments, the buffer varies from 7.5m to 30m wide. (See Figure 1: Buffer Requirements for residential Developments in Part 1 Flats). The green buffer (ranging from 3.0m for minor road to 5,0m from expressway) fronting the road shall be free of encroachment from structures such as boundary wall/retaining wall, drains and ventpipes. A new objective-based guideline has been introduced to allow greater design flexibility and to safeguard the intentions of the buffer requirements. Although the green buffer is meant for tree planting and turfing only, some minor ancillary structures are allowed for functional reasons. Applicant can choose to either apply the prescriptive guidelines or the objective-based guidelines if the structures proposed are not on the prescriptive list. For details of the objective-based guidelines, please see "Figure 20: Objective-based Guidelines on Ancillary Structures within the Green Buffer and 2m Planting Strip Along Common Boundaries" in Part 2 General Considerations. (To be administered by NPARKS with effect from 1 August Please refer to NPARKS Circular: For the types of ancillary structures located within the physical buffer or building setback, the new objective-based guidelines replace the prescriptive guidelines. Such ancillary structures can be allowed as long as the objectives and performance criteria are met. For details of the guidelines, please see "Figure 20: Objective-based Guidelines on Minor Ancillary Structures within the Physical Buffer and The Building Setback Area" in Part 2 General Considerations. (f) Boundary Clearances The setback requirements are as follows: (i) Setback from Road - The setback controls of buildings from public roads are determined by the road buffer only (see Figure 1a). Where a development site fronts two or more roads (e.g. corner site, sandwich site. See Figure 1b for a few possible configurations), the buffer requirements from the roads will be applied to all boundaries fronting the roads. (ii) Setback from Common Boundaries - The setback requirements from the common boundaries for condominiums are in Figure 1a. (iii) Incremental Setback per Storey - The taller the block. the greater the requisite setback. For condominiums beyond 36 storeys, the setback requirement is capped at the same setback as for a 36-storey residential building. (iv) Using Drainage Reserve/Open Space to Offset Requisite Setback - Further reduction of setback through the use of drainage reserve/ open space is not permitted.
3 Figure 1a: Setback Requirement for Flats and Condominiums STOREY HEIGHT SETBACK FROM PUBLIC ROAD FOR FLATS AND CONDOMINIUMS (IN METRES) SETBACK FROM COMMON BOUNDARIES (IN METRES) FLATS CONDOMINIUMS Road buffer requirement and above NOTE: Bay window, which is a cantilevered window with a maximum projection of 500mm and raised at least 500mm above the ground can be allowed within the setback distance. The width of the bay window shall not exceed the length of 1 normal residential structure bay.
4 Figure 1b: Examples of Development Sites Fronting 2 or More Roads (g) Landscape Deck Landscape decks can be now be allowed within residential flat and condominium developments, subject to compliance with locational criteria. Landscape decks are essentially raised platform, partially covered with earthfill, to give an impression of a sunken basement. Uses such as carparks can be tucked beneath it. Landscape decks allow for additional communal greenery and facilities, thus enhancing the identity of the development. Being an alternative building form, it is an option for developers to consider, as opposed to building fully submerged basement carparks or multi-storey carparks. As the landscape decks are not meant to replace the current mandatory greenery provision of the 2m planting strips and green buffers, the deck structures are not to encroach onto these areas. For details of the landscape deck guidelines, please see Figure 21: Guidelines for Landscape Deck in Residential Flat & Condominium Developments in Part 1 General Considerations. (h) Spacing between Buildings Currently, there is no specific guideline on building spacing. However, SIA, REDAS, SIP and URA have jointly released an Industry Guide of Good Practices to minimize wall-like developments on 4 March You are advised to refer to this guide and adopt the good practices highlighted in it. (i) Building Orientation For a building of a certain storey height, the requisite setback is the same, regardless of whether the facade has a bedroom facing, a living room facing or a blank wall (see example in Figure 1c).
5 Figure 1c: Revised Setback Standards for a 4-storey Condominium Development (j) Storey Height Condominium developments vary in height. In general, condominium flats are high rise unless there are urban design and/or technical constraints or special requirements affecting the site. The allowable building heights are available in the Development Guide Plans. (k) Floor-to-Floor Height The floor-to-floor height control for flats and condominium developments is as follows: STOREY GPR 1.4 SITES GPR 1.6 AND ABOVE SITES 1 ST STOREY 5.0m 5.0m TOP STOREY 3.6m 5.0m ALL OTHER STOREY 3.6m 3.6m SKY TERRACE STOREY* 3.6m 5.0m NOTE: A sky terrace floor is a storey where the sky terrace areas within the 45-degree line occupy at least 60% of the floor plate. Only such sky terrace floors will be allowed a 5.0m floor-to-floor height. Otherwise, 3.6m will apply. Variation to the floor-to-floor height of each storey can be allowed, subject to the overall absolute height being maintained (see Figure 2a for illustration). If allowed, the overall building height (in metres) must comply with the control in relation to the proposed number of storeys. If any floor is used as a sky terrace floor, a floor-to-floor height of 5.0m is allowed. However, if the proposed sky terrace floor is less than 5.0m, the unused height cannot be transferred to other floors (see Figure 2b for illustration). For residential development sites proposed on GPR 1.4 sites in the 2008 Master Plan, the floor-to- floor height control for the 1 st storey is 5.0m. All other floors are 3.6m. If any floor is used as a sky terrace floor, and a higher floor-to-floor height beyond 3.6m is required, it will be evaluated on a case-by-case basis.
6 Figure 2a: Example of Floor-to-Floor Height Control and the Overall Allowable Height Figure 2b: Example of Floor-to-Floor Height Control Whereby Unused Height from Sky Terrace Floors Cannot be Transferred to Other Floors
7 (l) Setbacks for Multi-storey Car Parks The setback distance for multi-storey car park building from the property/ boundary line or road reserve line is as shown in Figure 3. Figure 3: Setbacks for Multi - Storey Car park (MSCP) setback from road Setback from property boundary Setback from property boundary fronting open areas (i.e. open space, drainage reserve of width >6m) road buffer requirement 6m (minimum) for MSCP with openings at the facade 4.5m (minimum) 4.5m (minimum) for MSCP with no openings at the facade* NOTE : * Solid wall with no opening at the facade (lesser setback as adjoining developments will not be affected in terms of noise, fumes, or car headlights) A multi-storey car park building which abuts and is integrated into a residential tower block can be allowed to follow the same setback requirements as if the multi-storey car park building is a standalone building (see Figure 3a). This relaxation will be assessed based on the merits of the proposal i.e. based on the height and length of the multi-storey car park building and its impact on the surrounding environment. It will apply if the proposal demonstrates that the integration of the MSCP with the residential tower block and results in a better designed development that will benefit the environment. Figure 3a (m) Building Length Currently, there is no specific guideline on building length. However, SIA, REDAS, SIP and URA have jointly released an Industry Guide of Good Practices to minimize wall-like developments on 4 March You are advised to refer to this guide and adopt the good practices highlighted in it. (n) Setback of Condominiums from Good Class Bungalow Areas (GCBA) (i) The minimum setback of condominiums from Good Class Bungalow Areas (GCBA) are in Figure 4.
8 (ii) Figure 4: The revised setbacks would enable developments to achieve their development potential while ensuring that the amenity of the GCBA would not be compromised. Setback of Flats and Condominiums from Good Class Bungalow Areas (GCBA) STOREY HEIGHT MINIMUM SETBACK FROM GCBA BOUNDARY 1-2 storeys* 3m or road buffer requirement (if fronting road) 3-5 storeys 25m 6-35 storeys setback to be increased by 1m beyond 25m for each storey height increase: eg a 6 storey flat would be set back 26m; a 7 storey flat would be set back 27m; and so on 36 storeys and above 56m *Roof terrace, if proposed, shall be orientated to face away from the good class bungalows. (o) Development on Sites Separated by Road or Canal If a site is physically separated by a proposed or existing public road or canal, the resultant separated sites should each have a separate independent development, each with its own amenities. Each site will be treated as an independent development for compliance with the development control guidelines. (p) Development involving 2 or more Contiguous Lots Where the development is on contiguous lots and the design and layout are intended as a single development, amalgamation of the plots under one lot number is required. Where there are existing contiguous odd lots of State land which cannot be meaningfully developed on their own, the developers may be advised to apply to the Land Office to have them amalgamated with the development site. (q) Private Enclosed Space (PES) A Private Enclosed Space refers to a private outdoor area adjacent to a strata unit. It is intended to be an open uncovered space, with its extent defined by low fencing or wall to be owned by the adjacent strata unit owner for use as a private garden. There is no control on the size of the PES and the material for the enclosure or fencing that defines extent of the PES. However, the PES enclosure or fencing must not exceed 1m in height to ensure that PES retains an open and outdoor character as shown in Figure 5. To protect the PES against falling objects and litter, PES protection / covering is to be provided for all new residential developments with proposed PES by adopting either one of the following 2 approaches i) To propose a customised design solution for PES taking into consideration the floor plan and the effectiveness of the proposed design solution in protecting the PES without adversely affecting other units (eg. provision for easy maintenance to avoid accumulation of litter on covers which could cause nuisance to other units) and comprising the open and outdoor character of the PES. OR ii) To provide a minimum covering of 2m in depth along the external wall of the unit abutting the PES as shown in Appendix 4. The covering provided should facilitate easy maintenance to avoid accumulation of litter (see Figure 5).
9 PES that is protected by a cover up to 2m in depth measured from the external wall not computed as part of the overall gross floor area of a development. The subsequent covering of the PES beyond 2m in depth will generate additional GFA and requires planning permission. Submissions for additions and alterations within a strata unit which involve an increase in gross floor area are subject to the provisions in the Building Maintenance and Strata Management Act. Figure 5: PES Covering and PES Enclosure or Fencing MANAGEMENT CORPORATION OFFICE 5 The management corporation office should form part of the common property in the development. No strata subdivision as a separate strata unit will be allowed.
Requirements for accepted development and assessment benchmarks for assessable development
9.3.10 Small Lot Housing Design Code 9.3.10.1 Application (1) This code applies to development identified as requiring assessment against the Small Lot Housing Design Code by the categories of development
More information1 Commercial developments in Singapore can broadly be categorised as:
PART 2 TYPES OF DEVELOPMENT 1 COMMERCIAL DEVELOPMENTS OVERVIEW 1 Commercial developments in Singapore can broadly be categorised as: (a) (b) (c) Commercial buildings such as an office block, shopping complex,
More informationMulti-unit residential uses code
9.3.11 Multi-unit residential uses code 9.3.11.1 Application (1) This code applies to assessable development identified as requiring assessment against the Multi-unit residential uses code by the tables
More informationLOT AREA AND FRONTAGE
LOT AREA AND FRONTAGE Lot Area & Frontage for the R2.1 Zone Lot Area & Frontage for the R2.4 Zone Minimum Lot Minimum Lot Zone Area Width R2.1 700 sq m 18 m R2.4 600 sq m 16 m Lot Area means the total
More informationA APPENDIX A: FORM-BASED BUILDING PROTOTYPES
A : A.1 Introduction Form-based prototypes are specific building types that are either encouraged or discouraged in historic multi-family residential or mixed-use neighborhoods. Their intent is to ensure
More informationRM-3 District Schedule
District Schedule 1 Intent The intent of this Schedule is to permit medium density residential development, including high-rise apartment buildings, and to secure a higher quality of parking, open space
More informationRT-3 District Schedule
District Schedule 1 Intent The intent of this Schedule is to encourage the retention of neighbourhood and streetscape character, particularly through the retention, renovation and restoration of existing
More informationPart 9 Specific Land Uses - Dual Occupancy
6 DUAL OCCUPANCY This section of the DCP only provides Council s specific requirements for Dual Occupancy developments. Other requirements are contained in Part 3 Development within Residential Zones as
More information8.5.1 R1, Single Detached Residential District
8.5.1 R1, Single Detached Residential District The purpose of this district is to provide for residential development in the form of single detached dwellings. Dwelling, Single Detached Home Business,
More informationRM-2 District Schedule
District Schedule 1 Intent The intent of this Schedule is to permit low to medium density residential development, including low-rise apartment buildings, and to secure a higher quality of parking, open
More informationAccessory Coach House
Updated July 2018 Accessory Coach House Development Permit Guidelines 1 Accessory Coach House Development Permit Guidelines Zoning Bylaw, 1995 DIVISION VII C. Contents Part I General Reglations 1 Introduction
More informationRT-2 District Schedule
District Schedule 1 Intent The intent of this Schedule is to permit two-family dwellings and to conditionally permit, in some instances, low density multiple-family housing. 2 Outright Approval Uses 2.1
More informationRM 4 and RM 4N Districts Schedule
Districts Schedule 1 Intent The intent of this Schedule is to permit medium density residential development, including a variety of multiple dwelling types, to encourage the retention of existing buildings
More informationRT-8 District Schedule
District Schedule 1 Intent The intent of this Schedule is to encourage the retention and renovation of existing buildings which maintain an architectural style and building form consistent with the historical
More informationARTICLE 23 CONDOMINIUM STANDARDS
ARTICLE 23 CONDOMINIUM STANDARDS Section 23.01 Intent. The intent of this Article is to provide regulatory standards for condominiums and site condominiums similar to those required for projects developed
More informationPart 9 Specific Land Uses - Multi Dwelling Housing
11 MULTI DWELLING HOUSING This section of the DCP only provides Council s specific requirements for Multi Dwelling Housing developments. Other requirements that must be addressed are contained in the relevant
More informationARTICLE I ZONE BASED REGULATIONS
ARTICLE I ZONE BASED REGULATIONS RZC 21.08 RESIDENTIAL REGULATIONS 21.08.290 Cottage Housing Developments A. Purpose. The purpose of the cottage housing requirements is to: 1. Provide a housing type that
More informationTown of Niagara-on-the-Lake Official Plan Review. Discussion Paper: Second Residential Units. Prepared for: The Town of Niagara-on-the-Lake
Town of Niagara-on-the-Lake Official Plan Review Discussion Paper: Second Residential Units Prepared for: The Town of Niagara-on-the-Lake October 15, 2015 PLANSCAPE Inc. Building Community through Planning
More informationP. H. Robinson Consulting Urban Planning, Consulting and Project Management
PLANNING RATIONALE REPORT FOR SITE PLAN AND DRAFT PLAN OF CONDOMINIUM APPLICATIONS 73-75 HARVEY STREET CITY OF OTTAWA PREPARED BY: P H ROBINSON CONSULTING AUGUST 2012 1 This report has been prepared on
More informationDirector, Community Planning, South District
STAFF REPORT October 21, 2002 To: Midtown Community Council From: Director, Community Planning, South District Subject: Refusal Report Applications for Amendments to the Official Plan and Zoning By-law,
More information9.3.5 Dual occupancy code
9.3.5 Dual occupancy code 9.3.5.1 Application (1) This code applies to accepted development and assessable development identified as requiring assessment against the Dual occupancy 1 code by the tables
More informationPROVIDENCE (BOLLARD BULRUSH SOUTH) LOCAL DEVELOPMENT PLAN. 2263Rep146E
1 PROVIDENCE (BOLLARD BULRUSH SOUTH) Prepared by: PO Box 796 Subiaco WA 6904 t: 9382 1233 f: 9382 1127 www.cleplan.com.au October 2013 This Local Development Plan has been approved by Council under the
More informationComposition of traditional residential corridors.
Page 1 of 7 St. Petersburg, Florida, Code of Ordinances >> PART II - ST. PETERSBURG CITY CODE >> Chapter 16 - LAND DEVELOPMENT REGULATIONS >> SECTION 16.20.060. CORRIDOR RESIDENTIAL TRADITIONAL DISTRICTS
More informationRT-7 District Schedule
District Schedule 1 Intent The intent this Schedule is to encourage the retention and renovation of existing buildings which maintain an architectural style and building form consistent with the historical
More informationRM-1 and RM-1N Districts Schedule
Districts Schedule 1 Intent The intent of this Schedule is to encourage development of courtyard rowhouses on larger sites while continuing to permit lower intensity development on smaller sites. Siting
More informationDivision 6 Residential Medium Density Zone: Assessment Criteria and Assessment Tables
Division 6 Residential Medium Density Zone: Assessment Criteria and Assessment Tables 4.6.1 Residential Medium Density Zone The provisions in this division relate to the Residential Medium Density Zone
More informationArticle 3. SUBURBAN (S-) NEIGHBORHOOD CONTEXT
Article 3. SUBURBAN (S-) NEIGHBORHOOD CONTEXT this page left intentionally blank Contents ARTICLE 3. SUBURBAN (S-) NEIGHBORHOOD CONTEXT DIVISION 3.1 NEIGHBORHOOD CONTEXT DESCRIPTION...3.1-1 Section 3.1.1
More informationRT-5 and RT-5N Districts Schedule
Districts Schedule 1 Intent The intent of this District Schedule is to strongly encourage the retention and renovation of existing character houses by providing incentives such as increased floor area,
More informationKassner Goodspeed Architects Ltd.
Kassner Goodspeed Architects Ltd. 11 March 2015 Ms Jillian MacLellan, Planner 1 Planning Application, Community Development Halifax Regional Municipality P.O. Box 1749 Halifax, NS B3J 3A5 Re: Case 19281,
More informationChapter Residential Mixed Density Zone
Chapter 19.16 Residential Mixed Density Zone 19.16.010 Purpose and Intent 19.16.020 Permitted Uses 19.16.030 Accessory Permitted Uses 19.16.040 Secondary Permitted Uses 19.16.050 Conditional Uses 19.16.060
More informationCASTLES OF CALEDON URBAN DESIGN REPORT
CASTLES OF CALEDON URBAN DESIGN REPORT PROPOSED RESIDENTIAL DEVELOPMENT CALEDON, ONTARIO 10 JULY, 2015 TABLE CONTENTS: 1.0 DEVELOPMENT 4.0 CONCLUSION 1.1 Introduction 1.2 Castles of Caledon- Urban Design
More information6. RESIDENTIAL ZONE REGULATIONS
6. RESIDENTIAL ZONE REGULATIONS PART 6A PURPOSE OF CHAPTER (1) The purpose of this Chapter is to provide detailed regulations and requirements that are relevant only to residential zones and specific residential
More informationChair and Members of Committee of Adjustment Toronto and East York Panel. A0596/16TEY Yonge St New 5 Storey Non-residential Building
Armando Barbini Planning and Permit Services Inc Armando Barbini 30 Brixham Terrace Toronto, On, M3M 2S1 (647) 991-3657 abarbini@rogers.com To: From: Chair and Members of Committee of Adjustment Toronto
More informationRM-11 and RM-11N Districts Schedule
Districts Schedule 1 Intent The intent of this Schedule is to permit medium density residential development primarily in the form of four-storey T -shaped apartments, and to foster compact, sustainable,
More informationRM-7, RM-7N and RM-7AN Districts Schedules
1 Intent Districts Schedules The intent of this schedule is to encourage development of ground-oriented stacked townhouses or rowhouses, while continuing to permit lower intensity development. In RM-7AN,
More informationRT-6 District Schedule
District Schedule 1 Intent The intent of this Schedule is to encourage the retention, renovation and restoration of existing residential buildings which maintain the historic architectural style and building
More information5.0 Specific Use Regulations
5.0 Specific Use Regulations SPECIFIC 5.1 Application 5.1.1 In addition to the Regulations for the specific zones where the specific uses are allowed, the Specific Use Regulation shall apply to all development
More informationTask Force on Kai Tak Harbourfront Development. Residential Development at 1-5 Kai Hing Road, Kai Tak South (Kowloon Godown Site)
For discussion on 23 November 2010 TFKT/04/2010 Residential Development at 1-5 Kai Hing Road, Kai Tak South (Kowloon Godown Site) PURPOSE This paper is intended to (i) report the status of the statutorily
More informationH4. Residential Mixed Housing Suburban Zone
H4. Residential Mixed Housing Suburban Zone H4.1. Zone description The Residential Mixed Housing Suburban Zone is the most widespread residential zone covering many established suburbs and some greenfields
More informationDEVELOPMENT STANDARDS FOR RESIDENTIAL PROJECTS RESIDENTIAL BUILDING TYPES: APPROPRIATE ZONES AND DENSITIES 2-1
2 DEVELOPMENT STANDARDS FOR RESIDENTIAL PROJECTS RESIDENTIAL BUILDING TYPES: APPROPRIATE ZONES AND DENSITIES 2-1 This Chapter presents the development standards for residential projects. Section 2.1 discusses
More informationDECISION AND ORDER APPEARANCES. Decision Issue Date Thursday, March 22, 2018
Court Services 40 Orchard View Blvd Telephone: 416-392-4697 Toronto Local Appeal Body Suite 211 Fax: 416-696-4307 Toronto, Ontario M4R 1B9 Email: tlab@toronto.ca Website: www.toronto.ca/tlab DECISION AND
More informationGoal 1 - Retain and enhance Cherry Creek North s unique physical character.
Introduction This document summarizes the proposed new zoning for the area of roughly bordered by University Boulevard, Steele Street, 3rd Avenue, and 1st Avenue. It provides a high-level review of the
More informationARTICLE 5. R-6 Residential- Duplex, Single Family Detached and Townhouse District
ARTICLE 5 R-6 Residential- Duplex, Single Family Detached and Townhouse District 5.1. Conformity Subject to Article 11 of this Ordinance (Non-conforming Situations), no person may use, occupy, or sell
More informationRT-11 and RT-11N Districts Schedules
Districts Schedules 1 Intent The intent of this schedule is to allow a variety of housing options by encouraging development of multiple small houses and duplexes on larger lots and assembled sites, while
More informationStaff Report. October 19, 2016 Page 1 of 17. Meeting Date: October 19, 2016
October 19, 2016 Page 1 of 17 Staff Report Report No.: PDSD-P-58-16 Meeting Date: October 19, 2016 Submitted by: Subject: Recommendation: Ben Puzanov, RPP, Senior Planner Application for Zoning By-law
More information111 Wenderly Drive Official Plan and Zoning By-law Amendment Applications - Preliminary Report
STAFF REPORT ACTION REQUIRED 111 Wenderly Drive Official Plan and Zoning By-law Amendment Applications - Preliminary Report Date: August 17, 2015 To: From: Wards: Reference Number: North York Community
More informationPLANNING RATIONALE REPORT
PLANNING RATIONALE REPORT Zoning By-law Amendment Application 2920 Danbury Way Prepared for: Bravar Custom Builders Inc. and Village View Estates Ltd. by: 6393 Roslyn Street Ottawa (Orleans), Ontario K1C
More information4027 and 4031 Ellesmere Road Zoning Amendment and Draft Plan of Subdivision Applications - Request for Direction Report
STAFF REPORT ACTION REQUIRED 4027 and 4031 Ellesmere Road Zoning Amendment and Draft Plan of Subdivision Applications - Request for Direction Report Date: August 22, 2013 To: From: Wards: Reference Number:
More informationLITTLE MOUNTAIN ADJACENT AREA REZONING POLICY
LITTLE MOUNTAIN ADJACENT AREA REZONING POLICY JANUARY 2013 CONTENTS 1.0 INTENT & PRINCIPLES...1 2.0 APPLICATION...2 3.0 HOUSING TYPES, HEIGHT & DENSITY POLICIES...3 3.1 LOW TO MID-RISE APARTMENT POLICIES...4
More informationSimon Court 2-4 Neeld Crescent London NW4 3RR
Location Simon Court 2-4 Neeld Crescent London NW4 3RR Reference: 17/1019/FUL Received: 20th February 2017 Accepted: 23rd February 2017 Ward: West Hendon Expiry 20th April 2017 Applicant: Proposal: Mr
More informationRM-10 and RM-10N Districts Schedule
Districts Schedule 1 Intent The intent of this Schedule is to permit medium density residential development primarily in the form of 6-storey apartments, and to foster compact, sustainable, multi-family
More informationPlan Dutch Village Road
Plan Dutch Village Road Objective: The lands around Dutch Village Road are a minor commercial area that services the larger Fairview community. Maintaining the vibrancy of the area by planning for redevelopment
More information17.13 RH HILLSIDE RESIDENTIAL ZONES REGULATIONS SECTIONS:
Effective April 14, 2011 Chapter 17.13 RH HILLSIDE RESIDENTIAL ZONES REGULATIONS SECTIONS: 17.13.010 Title, Intent, and Description 17.13.020 Required Design Review Process 17.13.030 Permitted and Conditionally
More informationLeBreton Flats Redevelopment Development Summary Chart (First Subdivision)
Redevelopment Development Summary Chart (First Subdivision) Development Analysis Chart NOTE: THE FOLLOWING TABLE REPRESENTS THE RESULTS OF THE NCC'S DEMONSTRATION OF DEVELOPMENT CAPACITY. WHILE ACTUAL
More informationDivision 8 General Urban (T4) Zone: Assessment Criteria and Assessment Tables
Division 8 General Urban (T4) Zone: Assessment Criteria and Assessment Tables 15.8.1 General Urban (T4) Zone The provisions in this division relate to the General Urban (T4) Zone as follows overall outcomes
More informationSUBDIVISION AND DEVELOPMENT APPEAL BOARD
SUBDIVISION AND DEVELOPMENT APPEAL BOARD DECISION Hearing held at: Calgary, Alberta Date of hearing: January 19, 2012 Members present: Chairman, Rick Grol Meg Bures Terry Smith Andrew Wallace Basis of
More informationArticle 19: Southeastern San Diego Planned District ( Southeastern San Diego Planned District added by O N.S.)
Article 19: Southeastern San Diego Planned District ( Southeastern San Diego Planned District added 3-27-2007 by O-19599 N.S.) Division 3: Zoning ( Zoning added 3-27-2007 by O-19599 N.S.) 1519.0301 Residential
More informationControl % of fourplex additions on a particular street. Should locate to a site where there are other large buildings
Fourplex Ensure privacy of adjacent back yards window Location on the edge of neighbourhood is more Consistent design to blend in with existing street placement: minimal overlook Closer to arterial road
More informationStrata Plan Fast Facts
December 2015 ISSN: 2201-4292 Title: Strata Plan Fast Facts ISSN: 2201-4292 Land and Property Information www.lpi.nsw.gov.au Copyright Crown in right of New South Wales through Land and Property Information
More informationTABLE OF CONTENTS. Chapters and Sections
TABLE OF CONTENTS Chapters and Sections Chapter 9.02 Permits and Approvals [Addition]... 1 9.02.090 Administrative variances.... 1 Chapter [New]... 1 9.07.091 Purpose and Intent... 1 9.07.092 Applicability...
More informationPart 4.0 DEVELOPMENT REGULATIONS
M A I N S T R E E T N O R T H Part 4.0 DEVELOPMENT REGULATIONS 4.1 Districts 4.2 Permitted and Prohibited Uses, Standards and Standard Specific Criteria and Other General Provisions 4.3 DPS REGULATIONS
More informationAppendix1,Page1. Urban Design Guidelines. Back to Back and Stacked Townhouses. DRAFT September 2017
Appendix1,Page1 Urban Design Guidelines DRAFT September 2017 Back to Back and Stacked Townhouses Appendix1,Page2 Table of Contents 1 Introduction 1 1.1 Purpose 1 1.2 Urban Design Objectives 1 1.3 Building
More informationSUBJECT: Character Area Studies and Site Plan Approval for Low Density Residential Areas. Community and Corporate Services Committee
Page 1 of Report PB-70-16 SUBJECT: Character Area Studies and Site Plan Approval for Low Density Residential Areas TO: FROM: Community and Corporate Services Committee Planning and Building Department
More informationDivision 5 Residential Low Density Zone: Assessment Criteria and Assessment Tables
Division 5 Residential Low Density Zone: Assessment Criteria and Assessment Tables 4.5.1 Residential Low Density Zone The provisions in this division relate to the Residential Low Density Zone as follows
More informationArticle 6. GENERAL URBAN (G-) NEIGHBORHOOD CONTEXT
Article 6. GENERAL URBAN (G-) NEIGHBORHOOD CONTEXT this page left intentionally blank Contents ARTICLE 6. GENERAL URBAN (G-) NEIGHBORHOOD CONTEXT DIVISION 6.1 NEIGHBORHOOD CONTEXT DESCRIPTION...6.1-1 Section
More informationDivision 16 Bundamba Racecourse Stables Area Zone: Assessment Criteria and Assessment Tables
Division 16 Bundamba Racecourse Stables Area Zone: Assessment Criteria and Assessment Tables 4.16.1 Bundamba Racecourse Stables Area Zone The provisions in this division relate to the Bundamba Racecourse
More informationFM-1 District Schedule
District Schedule 1 Intent The intent of this Schedule is to enhance the small-scale residential character of the Fairview Slopes neighbourhood by encouraging retention of the existing houses and permitting
More informationSTAFF REPORT. September 25, City Council. Chief Planner and Executive Director, City Planning Division
STAFF REPORT September 25, 2006 To: From: Subject: City Council Chief Planner and Executive Director, City Planning Division Request for Directions Report Toronto & East York Community Council, Report
More informationPLANNING PRIMER. Elective: Understanding Residential Intensification and Infill. Planning and Growth Management Department.
PLANNING PRIMER Elective: Understanding Residential Intensification and Infill Planning and Growth Management Department Amended 2015 Agenda Information re: Infill and Intensification Initiatives Residential
More informationArticle 2. Rules of Interpretation
Article 2. Rules of Interpretation Article 2. Rules of Interpretation Sec. 2.1. Building Types 2.1.1. Building Type Descriptions... 2-2 Sec. 2.2. Rules Applicable to all Districts 2.2.1. Site... 2-5 2.2.2.
More informationCITY OF MERCED SMALL LOT SINGLE-FAMILY HOME DESIGN GUIDELINES
CITY OF MERCED SMALL LOT SINGLE-FAMILY HOME DESIGN GUIDELINES Development Services Department Planning and Permitting Adopted August 15, 2005 SMALL LOT SINGLE FAMILY HOME GUIDELINES A. Purpose and Applicability.
More informationCommunity Development Department City of Pismo Beach 760 Mattie Road Pismo Beach, CA Telephone: (805) / Fax: (805)
Community Development Department City of Pismo Beach 760 Mattie Road Pismo Beach, CA 93449 Telephone: (805) 773-4658 / Fax: (805) 773-4684 Address: APN: Area P Development Standards PISMO HEIGHTS PLANNING
More informationH30. Special Purpose Tertiary Education Zone
H30. Special Purpose Tertiary Education Zone H30.1. Description The Special Purpose Tertiary Education Zone applies to tertiary education facilities in locations where the surrounding zoning will not appropriately
More informationRM-8 and RM-8N Districts Schedule
Districts Schedule 1 Intent The intent of this schedule is to encourage development of ground-oriented stacked townhouses or rowhouses, including courtyard rowhouses, while continuing to permit lower intensity
More information8.14 Single Detached with Granny Flat or Coach House Edgemere
8.14 Single Detached with Granny Flat or Coach House Edgemere [Bylaw 8922, Nov 19/12] (RE1) 8.14.1 Purpose The zone applies to the Edgemere (RE1) neighbourhood and provides for single detached housing
More information3.1. OBJECTIVES FOR RESIDENTIAL LAND USE DESIGNATIONS GENERAL OBJECTIVES FOR ALL RESIDENTIAL DESIGNATIONS
3. RESIDENTIAL LAND USE DESIGNATIONS INTRODUCTION The Residential land use designations provide for housing and other land uses that are integral to, and supportive of, a residential environment. Housing
More information(b) each living unit shall have a minimum floor area of 27 m 2 (290.6 sq.ft.). (B/L No ) (a) the zoning designations R4, R5, R9, or
104. RESIDENTIAL DISTRICT (R4) This District provides for the use and development of two-family dwellings on larger lots in medium density residential areas. 104.1 Uses Permitted: (1) Single family dwellings
More informationFM-1 District Schedule
District Schedule 1 Intent The intent of this Schedule is to enhance the small-scale residential character of the Fairview Slopes neighbourhood by encouraging retention of the existing houses and permitting
More informationTeam Leader: Alex Harrison Minor Applications Team Leader Contact Details:
APP 04 Application Number: 14/01203/FUL Minor Retrospective change of use from bed and breakfast (use class C1) to 13 bedroom house in multiple occupancy (use class Sui Generis) divided between 2 buildings
More informationChapter 17-2 Residential Districts
Chapter 17-2 Residential Districts 17-2-0100 District Descriptions...2-1 17-2-0200 Allowed Uses...2-2 17-2-0300 Bulk and Density Standards...2-5 17-2-0400 Character Standards...2-18 17-2-0500 Townhouse
More informationAccessory Structures Zoning Code Update-, 2015
Accessory Structures Zoning Code Update-, 2015 This detached ADU code update language on the next 5 pages is excerpted verbatim from the zoning code update, available in full at www.portlandoregon.gov/bps/ricap
More information900 BURRARD STREET CD-1 GUIDELINES (BY-LAW NO. 6421) (CD-1 NO. 229) CONTENTS. 1 Application and Intent... 1
50 City of Vancouver Land Use and Development Policies and Guidelines Community Services, 453 W. 12th Ave Vancouver, BC V5Y 1V4 F 604.873.7344 fax 873.7060 planning@city.vancouver.bc.ca 900 BURRARD STREET
More informationSPECIALIZED COMMERCIAL RESIDENTIAL (CR) ZONES
PART 10 SPECIALIZED COMMERCIAL RESIDENTIAL (CR) ZONES J.1-1 Specialized Commercial (CR) Zones In certain instances, special circumstances dictate that variances be allowed to the permitted Uses or regulations
More informationE X C L U S I V E L I S T I N G R E T A I L S T R I P
E X C L U S I V E L I S T I N G R E T A I L S T R I P 135-141 141 NORTH PARK AVENUE ROCKVILLE CENTRE, NEW YORK PROPERTY SUMMARY DESCRIPTION: LOT: ± 4,227 SF one story retail building with full basement.
More informationMay 12, Chapter RH HILLSIDE RESIDENTIAL ZONES REGULATIONS Sections:
May 12, 2017 Chapter 17.13 RH HILLSIDE RESIDENTIAL ZONES REGULATIONS Sections: 17.13.010 Title, intent, and description. 17.13.020 Required design review process. 17.13.030 Permitted and conditionally
More information1. Multi-family dwellings, including town homes, apartments, or condominiums.
Sec. 4-6.67 Planned Unit Development (PUD-M). a. Definition. A planned multi-family zoning district of three acres or more, consisting of townhouses, apartments, condominiums, single-family detached, single-family
More informationMunicipal Council has directed staff to report annually on the nature of Variances granted by the Committee of Adjustment.
Report to Planning and Environment Committee To: Chair and Members Planning & Environment Committee From: George Kotsifas, P. Eng. Managing Director, Development & Compliance Services and Chief Building
More information5.2 GENERAL MEASUREMENT REQUIREMENTS
Sec. 5.2.1 / Density 5.2 GENERAL MEASUREMENT REQUIREMENTS 5.2.1 Density Density shall be measured by taking the quotient of the total number of dwelling units on a site proposed for development divided
More informationMontreal Road District Secondary Plan [Amendment #127, October 9, 2013]
[Amendment #127, October 9, 2013] 1.0 General The following policies are applicable to the Montreal Road District as set out in Schedule 1. 1.1 District Objectives The objective of this Plan is to guide
More informationPREPARED FOR: ADI DEVELOPMENT GROUP INC.
Acronym Urban Design and Planning/Mark Sterling Consulting Inc. 111 Clendenan Avenue, Toronto, Ontario M6P 2W7 URBAN DESIGN BRIEF PROPOSED DEVELOPMENT 4880 VALERA ROAD, CITY OF BURLINGTON PREPARED FOR:
More information4.2 RESIDENTIAL ZONING DISTRICTS
4.2 RESIDENTIAL ZONING DISTRICTS A. Purpose: To define regulations and standards for each residential zoning district in the City. The following sections identify uses, regulations, and performance standards
More informationPolicy and Standards for Public Local Residential Streets And Private Streets
Appendix A City of Toronto Development Infrastructure Policy & Standards Policy and Standards for Public Local Residential Streets And Private Streets November 2005 Policy and Standards For Public Local
More informationSECTION 10.0 GENERAL PROVISIONS FOR RESIDENTIAL ZONES
SECTION 10.0 GENERAL PROVISIONS FOR RESIDENTIAL ZONES 10.1 The following provisions shall apply to all residential zones, and where specified to Agricultural Zones, as shown on Schedule A to this by-law
More informationRURAL SETTLEMENT ZONE - RULES
Chapter 38 RURAL SETTLEMENT ZONE - RULES INTRODUCTION This Chapter contains rules managing land uses in the. The boundaries of this zone are shown on the planning maps. There is limited opportunity for
More informationDECISION AND ORDER. PROCEEDING COMMENCED UNDER subsection 45(12) of the Planning Act, R.S.O. 1990, c. P.13, as amended (the "Act")
Court Services Toronto Local Appeal Body 40 Orchard View Blvd Suite 211 Toronto, Ontario M4R 1B9 DECISION AND ORDER Telephone: 416-392-4697 Fax: 416-696-4307 Email: tlab@toronto.ca Website: www.toronto.ca/tlab
More information3.1 Existing Built Form
3.1 Existing Built Form There is a wide variety of built form in the study area, generally comprising 2 and 3 storey buildings. This stretch of Queen Street East is somewhat atypical of Toronto's main
More informationPlanning & Development. Background. Subject Properties
Planning & Development APPLICATION BRIEFING Prepared For: Planning Advisory Committee Submitted by: Jason Fox, Director of Planning & Development Date: Subject: Application by Meech Holdings Limited to
More information12, 14, 16 and 18 Marquette Avenue and 7 Carhartt Street Zoning By-law Amendment Application - Preliminary Report
STAFF REPORT ACTION REQUIRED 12, 14, 16 and 18 Marquette Avenue and 7 Carhartt Street Zoning By-law Amendment Application - Preliminary Report Date: July 17, 2014 To: From: Wards: Reference Number: North
More informationADMINISTRATION RECOMMENDATION(S) 2017 May 04. That Calgary Planning Commission recommends APPROVAL of the proposed Land Use Amendment.
Page 1 of 14 EXECUTIVE SUMMARY This proposed Land Use Amendment seeks to redesignate the subject parcel from Residential Contextual One/Two Dwelling (R-C2) District to a DC Direct Control District to accommodate
More informationC-2B District Schedule
District Schedule 1 Intent The intent of this Schedule is to provide for a wide range of goods and services, to maintain commercial activities and personal services that require central locations to serve
More information