Control % of fourplex additions on a particular street. Should locate to a site where there are other large buildings

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1 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 appropriate Family-oriented Fit with existing scale, character, design Ensure privacy of existing property owners Family-oriented, affordable Good design criteria used Privacy Closer to school Corner lots should be developed Family or senior oriented In character with existing buildings Screening to adjacent houses Near school Located on corner lots oriented to long side of block or access from both streets Across from park so it should be family friendly and school Form, character compatible with neighbourhood Height and siting should not cause loss of sunlight access to neighbouring lots (privacy) Should be located on corner site more curb to take advantage of 2 front faces Setbacks consistent with neighbourhood Closer to transit Existing ARP densities should be respected Sensitive to scale of surrounding streetscape Shading Denser than duplex within 1 block of bus stop Reason for increase in density from developer Articulation of building as separate units Far from commercial Don t put a duplex on every site or you ll end up with de facto RF7 zoning Front door access Spread small scale infill around the community High quality building relationship to park Each unit should have front door onto frontage of street Lane access to parking only Input from greater community New construction should not look like existing buildings Separate entryways to the street so they are welded to the not a grey box street Parking Front door contributes to sense of community, ease of On-site parking should be managed to conform to MNO Material: siding vs. stucco negotiable, thoughtful community access regulations Liveability: basement units not in a basement Soundproofing within building Lot coverage Maximum 40% site coverage Parking should conform to the pattern in the neighbourhood (preference is for parking to be in the lane) Should be parking off alley (no front driveways) garages for each unit Underground parking from lane Not back/front (up/down preferred) MNO site coverage should be maintained Off-street parking One off street (back garage/car port) parking unit Continuation of enjoyment of neighbouring properties Potential for landscaping should be similar Improved landscaping Front yard setbacks should be comparable Backyard access for each unit Yard/ green space for each of the four units No islanding SFH Existing property not let rundown prior to development Create acceptance ratio for mix of housing type per neighbourhood control transience Control % of fourplex additions on a particular street Provide service through lanes Should locate to a site where there are other large buildings Don t include in the middle of a block (end of block) Input from adjacent properties Context of block not just lot 1

2 Row housing Due concern for overlooking issues due to decks/ Lot coverage maximum building fits within footprint - in balconies character with neighbourhood Access to arterials Outer edge location is good Family oriented Better on the perimeter of a neighbourhood/ arterials/ collectors Designed for family i.e. 50% of row house units (mix design) Must have back doors to yards Control the green space Closer to school and transit Contributes to good mix of housing Families closer to school and transit Group them in one block on outer edge not disbursed throughout the neighbourhood. This will allow for provision of amenity (comprehensive development) Apply Mature Neighbourhood Overlay Form and design - high quality and appropriate Increase side yards (fourplex also) Seniors closer to commercial and transit No row housing at the centre of the community Maximum number of fourplexes within block/ certain % Upscale development preferred Near transit/ commercial amenity Would invite a domino effect if you allow too many on a block Acceptable, but must be done well and look classy Location adjacent to commercial is also better Preference to corner sites Establish a ratio Attention to detail of rear façade (no flat walls) Corner location would be better % limited Design, design, design Address parking Locate on a corner Never more than one on a block Blocks in succession not acceptable Fits with existing neighbourhood character Consistent setback perception of row housing being adjacent to street regardless of context Locate away from other fourplex development Some profit to community contribution Avoid isolating single-family parcel Do not isolate a single family house between row housing buildings Involvement of and consultation with nearest neighbours Don t isolate SFH Establish a distance between fourplexes 2

3 Small lot infill Concerned with lot size changing character of Limitations on size of garage relates to maximum site neighbourhood coverage Should be close to schools Outer edge, close to commercial Fit into neighbourhood character Maximum lot coverage Should be compatible Safe distance between houses Height consistent with neighbours Maintain sufficient green space MNO i.e. setbacks Possible location on corner lots should be located on corner lots Maximum number on block (first guy in wins) (controversial 2 for, 2 against) Input from surrounding property owners More desirable type of infill than all of the other types Character and fit to surroundings proposed Parking should be incorporated into structure of house (not a separate garage) Architectural variety not three of the same house No front driveways If meets needs of a variety of types of people then okay Maintain boulevards 3

4 Duplex Keep family-oriented housing so kids are still in the No loss of enjoyment of property for neighbouring owners Design is key (design principles) Close to school Corner lot on outer edge neighbourhood (keeps the school open) No blank walls This is encouraging families to locate in neighbourhood Predictability Design to minimize shade impacts for neighbours Must have onsite garage parking. No FDG Side-by-side encourages family (social) interaction Has to fit in scale height, character, and design Well designed that fits in with the existing neighbourhood On-site parking required (i.e. a rear garage in this context) Family-oriented dictate number of bedrooms? Ensure it is compatible Significant curb appeal No car access across sidewalk Family-oriented units with yard space Garage entries should conform to the rest of the Should reflect the character of the neighbourhood neighbourhood style Should be developed so not a starter home Maximum lot coverage limit Grading issue must be kept consistent w/ neighbourhood (avoid drainage and height issues for neighbours) Consistent setback Maximum number on block encourage diversity Maintain mature vegetation (trees) Common walls must be sound proof (other forms as well) Principles of fourplex apply Consistent regulation for garbage storage/ pickup and size no bins Abutting neighbours informed Encourage asymmetry and character 4

5 Secondary Dwellings Same principles as above: form, character, siting, privacy, shading Within block of transit stop Corner or street access Same rules apply as for secondary suites Sensitivity to neighbours (shadow concern) Parking Okay anywhere lots are large enough Don t want a whole block full of these conversions, there has to be a broader plan in place. Must be built to code Maximum 30-40% increase in density for a block (not over 50%) 1.5 storey max to minimize impact on neighbours Don t convert an old garage, you can only build a new dwelling on a new building (i.e. garage) 5

6 Secondary suite BUILDING/Design SITE BLOCK NEIGHBOURHOOD CONCEPT Separate entrances encouraged cultural (one common Buildings should be to high standard in terms of code area is okay) (safety, light, air, etc.) Close to school Can be located anywhere in the neighbourhood *primary owner must live in house not revenue property Secondary suites only in new homes (so we can ensure it s built to code) Lots should be disbursed/ non-contiguous Must be owner occupied to have a suite No physical change visible No relaxation of building/ safety codes Green space access (can be common) Owner occupied in order to permit secondary suite Should be a legal suite and to code Cap on number of unrelated occupants in dwelling Must meet building code regulations. (fire, egress) Has to be alley parking (on-site for both) Parking should be a consideration (should be provided on site) Elevations required part of permit package Complete development package sent to abutting Density is not the only concern. It is highly related to design Sufficient on-lot parking neighbours Design compatibility with neighbours Parking requirement should be met Input from neighbouring property owners abutting Restrictions on overnight street parking? property owners have most influence Poor design = declining property value which can lead to increasing redevelopment Preserve the integrity of the single lot (no land banking and Poor accommodation can lead to increased crime rates then amalgamating lots for one big project) Additive effect (principles need to deal with the additive effect) Code restrictions to prevent the lots/ homes from becoming slums Will address the housing shortage Provides a starter home option Should be integrated in a rational and planned way 6