Rule of corner may need to be flexible i.e. context school, park. With a clustered approach. Should row housing go where fourplexes are?
|
|
- Clinton Parrish
- 5 years ago
- Views:
Transcription
1 Fourplex Privacy Traffic issues by school (don t locate next to school) Highest density is furthest from park and school. Is this best? Family friendly (i.e. private green space, nicely designed, etc.) can live happily next to a school Lot coverage Creates extra traffic? Density closer to large roads Family-friendly locales No shading impact on adjacent Access to back lane or service road Location on the edge of neighbourhood is more appropriate Increase density only appropriate to existing road structure/ infrastructure Density as buffer More planning preserve single family areas depending on each community s context, situation Front door and access flexibility Put more fourplexes abutting service road Density out to edges Retention of small houses without crowding by larger surroundings Locate near green space Don t isolate 1-2 house islands (i.e. 2 Should provide direct access Outer edge beside park singles between row/ fourplex) Families close to school Facing arterial roadway on corner lots for fourplexes on a single lot Fit with existing scale, character, design Close to school A street row housing/ fourplex can be very distinctive School intensification desirable Corner lot but flexible Infill principles: row houses over fourplexes based on aesthetics, small lot over duplex/semi Proximity to school On corners Design criteria Proximity to public transit, park, school Fourplexes are being located on corners/ periphery Community overlay Transit access Corner lots Corner lot outer edge Commercial: what type of commercial? End of blocks for transition Supportive of commercial Transition from commercial Parking! Provide underground Parking What about clustered parking? Rule of corner may need to be flexible i.e. context school, park With a clustered approach Put with like Should row housing go where fourplexes are? Beside existing density Fourplex, row house similar principles for location and distribution Protecting maintaining street frontage Fill in block near existing fourplex and apartments Setbacks from minimized to give more in back Is it better to have a block of fourplex/ row housing? Consolidated multifamily housing overtime min. front setback to give more in back or plan for certain areas to have this i.e. entire street (min. setback 5 ) Not too concentrated Disbursed approach why? Parking concerns 1
2 Row housing Quality better within neighbourhood Close to school Periphery of neighbourhood and many are adjacent to commercial 3 nodes adult-oriented, family oriented Upscale development preferred Proximity to school/ open space Outer edge location is good High quality of design Buffer (between duplex and roadway) Close to transit Sound insulation Transit Ghetto effect? Adjacent to bus stops Busy road can handle increased traffic, locate there Capitalize on park space Replace run down houses on service road Access to back lane or service road Adjacent to commercial makes a better transition Service road gives advantage of access from both sides of lot Start near commercial amenities Access to front from arterial? Location adjacent to commercial is also better Near commercial Corner lots Adult-oriented closer to commercial Bookend on either end of blocks Located on corner sites Walkability Corner location would be better Creation of European street with minimum setbacks Revitalize street Whole block development with green space Grouped as block on outer edge of neighbourhood Group them in one block on outer edge not disbursed throughout the neighbourhood. This will allow for provision of amenity (comprehensive development) Disbursed through the neighbourhood and through street (midblock) Scatter? Need to be spread out Disbursed approach No more than one set of row houses per block Blocks in succession not acceptable Density should go from lower to higher / higher to lower Located next to duplex near the school (next to bus stop) 2
3 Small lot infill Similar character, more compatible Group them backing onto school (for amenity space) Outer edge, close to commercial Still family oriented Concerned with lot size changing character of neighbourhood Located near pocket park and school Place on outer edge close to service road and small park Family-oriented Character and fit to surroundings Put on blocks that already have other infill as they preserve single family character of the block Providing similar street front Proximity to bus stop Take advantage of corner lots Connecting dwellings of similar scale to maintain compatibility Why corner? Access Shorter street face is okay to have all same small lot consistency Maximize access to public amenities One block of similar sized houses High quality if located against park higher value land Anywhere Near park to revitalize neighbourhood Can go just about anywhere, not a problem at all Giving access to parks to maximum number of people Market forces 3
4 Duplexes Building mass of duplexes context of adjacent buildings shading Won t interfere with surrounding streetscape Less impact as a type Has to fit in scale height, character, and design Limit conflict by keeping same scale on street fronts Variety of form High density close to school, parks, amenities Locate close to school Close to green space, good access Ensure they are high quality by locating close to amenities. I.e. provide views to park developers will build to maximize views; will build to higher standard/ quality Corner lot on outer edge Locate on corner sites Locate on corners Access to back lane or service road Mostly located on corners within the interior of the neighbourhood Serves as transition to fourplex Finish off outer edge of block between fourplexes and adjacent to fourplexes Lots for duplexes are never adjacent to each other Use as transition i.e. adjacent to higher i.e. fourplex Complete blocks (fill in gaps) with duplex Disbursed Distributed through neighbourhood Some mixing of location to preserve variety Duplex distributed around based on plan for neighbourhood compatibility Locate on main road 4
5 Secondary Dwellings Internal overlook Close to school Near higher density Granny suites are preferable to secondary suites because it doesn t detract from the single family house, it just adds to the lot Locate close to bus/school Higher density around commercial [moved to make way for small-lot] Height restrictions Close to transit Must be relative-occupied (controversial 2 for, 2 against) Locate based on sun/shadow concerns Near bus route On corners? Primary resident must be an owner Street access to house locate on corners Not as intrusive within a neighbourhood (1-2 people living there) Parking Consider parking requirements Anywhere Okay anywhere lots are large enough Near existing services Can be disbursed We want these disbursed throughout the neighbourhood Market forces drive distribution Adjacent to homes with secondary suites Located in the middle of blocks and near school 5
6 Secondary suites No physical change visible In proximity to transit Anywhere Close to transit Granny suites: anywhere Disbursed Close to school Market forces drive distribution Disbursed Close to commercial Disbursed (3 for, 1 against) by proximity to transit Dispersion is key Parking needs to be considered Can be located anywhere in the neighbourhood General principle/ idea (based on map): no in-filled properties are really located next to each other, especially of the same type, on a block Primary owner lives on property! Should be a legal suite and to code Applicants to declare parking need Can be placed anywhere in the core area or even on the outer edge Will address the housing shortage Parking requirement should be met Secondary suites are the most worrisome because they take away housing for families 6
Control % 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 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 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 informationPLANNING REPORT Gordon Street City of Guelph. Prepared on behalf of Ontario Inc. March 17, Project No. 1507
PLANNING REPORT 1131 Gordon Street City of Guelph Prepared on behalf of 1876698 Ontario Inc. March 17, 2016 Project No. 1507 423 Woolwich Street, Suite 201, Guelph, Ontario, N1H 3X3 Phone (519) 836-7526
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 informationUrban Design Brief Dundas Street. London Affordable Housing Foundation. November Zelinka Priamo Ltd.
Urban Design Brief 1039-1047 Dundas Street London Affordable Housing Foundation November 2017 Zelinka Priamo Ltd. TABLE OF CONTENTS Page No. INTRODUCTION... 3 SECTION 1 LAND USE PLANNING CONTEXT... 3 1.1
More informationBylaw No , being "Official Community Plan Bylaw, 2016" Schedule "A" DRAFT
Bylaw No. 2600-2016, being "Official Community Plan Bylaw, 2016" Schedule "A" Urban Structure + Growth Plan Urban Structure Land use and growth management are among the most powerful policy tools at the
More information6.0 DEVELOPMENT OPPORTUNITIES
6.0 DEVELOPMENT OPPORTUNITIES Urban neighbourhoods are in a constant process of change and evolution. In successful cities, such as Ottawa, development pressures are a constant. To help direct this growth
More informationAPPENDIX D: DEFINITIONS
D APPENDIX D: DEFINITIONS Terms used throughout the 2040 Comprehensive Plan should be interpreted using the definitions provided in this appendix. For interpretation of any term not defined, defer to the
More informationDRAFT FOR DISCUSSION PURPOSES ONLY. Port Credit Local Area Plan Built Form Guidelines and Standards DRAFT For Discussion Purposes
Port Credit Local Area Plan Built Form Guidelines and Standards DRAFT For Discussion Purposes 1 Local Area Plan - Project Alignment Overview Directions Report, October 2008 (General Summary Of Selected
More informationDRAFT. Amendment to the Master Plan Land Use Element for Block 5002, Lot Township of Teaneck, Bergen County, New Jersey.
DRAFT Amendment to the Master Plan Land Use Element for Block 5002, Lot 18.01 Township of Teaneck, Bergen County, New Jersey Prepared for: Township of Teaneck Planning Board Prepared by: Janice Talley,
More informationResidential. Infill / Intensification Development Review
Residential Infill / Intensification Development Review How Best to Manage The Compatible Integration of New Housing Within Established Residential Neighbourhoods Identification of Issues Privacy/overlook/height
More informationPlanning Justification Report
Planning Justification Report 101 Kozlov Street, Barrie, Ont. Destaron Property Management Ltd. November 2015 Revised February 2017 TABLE OF CONTENTS Page 1.0 INTRODUCTION... 1 2.0 DESCRIPTION OF SUBJECT
More informationPLANNING RATIONALE REPORT CODEAU BUILDING LTD RIDEAU STREET OTTAWA DECEMBER 2013
PLANNING RATIONALE REPORT CODEAU BUILDING LTD 541-545 RIDEAU STREET OTTAWA DECEMBER 2013 1 This report has been prepared on behalf of Codeau Building Ltd. in support of a Zoning By-law Amendment Application
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 informationInfrastructure, Development and Enterprise Services
Staff Report To Service Area City Council Infrastructure, Development and Enterprise Services Date Monday, April 9, 2018 Subject Report Number Statutory Public Meeting 671 Victoria Road North Proposed
More informationSherwood Forest (Trinity) Housing Corporation. Urban Design Brief
Sherwood Forest (Trinity) Housing Corporation Sherwood Place Affordable Housing Apartments Trinity Presbyterian Church Orchard Park Nursery School 590 Gainsborough Road, London Urban Design Brief REVISED
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 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 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 informationAppendix A: Guide to Zoning Categories Prince George's County, Maryland
Appendix A: Guide to Zoning Categories Prince George's County, Maryland RESIDENTIAL ZONES 1 Updated November 2010 R-O-S: Reserved Open Space - Provides for permanent maintenance of certain areas of land
More informationPUBLIC REVIEW DRAFT OF OFF-STREET PARKING PROPOSAL CITY OF OAKLAND PLANNING DEPARTMENT OCTOBER 2015
PUBLIC REVIEW DRAFT OF OFF-STREET PARKING PROPOSAL CITY OF OAKLAND PLANNING DEPARTMENT OCTOBER 2015 1. Downtown Parking Minimums Problem: The current regulations do not prescribe a minimum amount of required
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 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 informationUrban Design Brief. Italian Seniors Project 1090, 1092, 1096 Hamilton Road City of London
Urban Design Brief Italian Seniors Project City of London October 1, 2017 TABLE OF CONTENTS Page No. INTRODUCTION... 2 1.0 LAND USE PLANNING CONCEPT... 2 1.1 Subject Lands... 2 1.2 Official Plan and Zoning
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 informationRM2 Low Density Row Housing RM3 Low Density Multiple Housing
REPORT TO COUNCIL Date: May 30, 2017 RIM No. 0940-40 To: From: City Manager Community Planning Department (LK) Application: DP16-0014 & DVP16-0144 Owner: RA Quality Homes Ltd., INC. No.BC0647947 & 1052192
More informationCity of Menifee EXPLORING DENSITY. General Plan Advisory Committee. July 8, :00 to 8:00 p.m. WHAT DOES DENSITY LOOK LIKE?
City of Menifee EXPLORING DENSITY General Plan Advisory Committee July, 0 :00 to :00 p.m. WHAT DOES DENSITY LOOK LIKE? 1 ESTATE LOT Density Range: ac min ac min 1 1 1 1 0 3 3 3 ESTATE LOT Density Range:
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 informationSTAFF REPORT PLN September 11, 2017
Page: 1 TO: SUBJECT: GENERAL COMMITTEE APPLICATIONS FOR OFFICIAL PLAN AMENDMENT AND ZONING BY-LAW AMENDMENT 37 JOHNSON STREET WARD: WARD 1 PREPARED BY AND KEY CONTACT: SUBMITTED BY: GENERAL MANAGER APPROVAL:
More informationHousing Vancouver: Making Room: Increasing Housing Choice in Neighbourhoods Across Vancouver. Council Presentation June 19, 2018
Housing Vancouver: Making Room: Increasing Housing Choice in Neighbourhoods Across Vancouver Council Presentation June 19, 2018 Making Room: Increasing Housing Choice in Neighbourhoods Across Vancouver
More informationApril 3 rd, Monitoring the Infill Zoning Regulations. Review of Infill 1 and 2 and Proposed Changes
April 3 rd, 2018 Monitoring the Infill Zoning Regulations Review of Infill 1 and 2 and Proposed Changes Presentation Overview Background Monitoring Findings (Committee of Adjustment) Infill 1 Concerns
More informationChapter URBAN VILLAGE ZONING DISTRICTS
Chapter 20.16 Sections: 20.16.010 Purpose of the Urban Village Zoning Districts 20.16.020 Land Use Regulations for the Urban Village Zoning Districts 20.16.030 Development Standards & Guidelines for the
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 informationFuture Land Use Categories & Nodes December 23, Future Land Use Categories
Future Land Use Categories & Nodes December 23, 2015 A note regarding nodes: Descriptions for nodes are located in the general recommendations handout. Node locations are set in part by the Auburn Interactive
More informationPlanning Justification Report
Planning Justification Report Kellogg s Lands City of London E&E McLaughlin Ltd. June 14, 2017 Zelinka Priamo Ltd. Page i TABLE OF CONTENTS Page No. 1.0 2.0 2.1 2.2 3.0 4.0 5.0 5.1 5.2 5.3 5.4 5.5 5.6
More information3390, 3392, 3394, 3396 and 3398 Bayview Avenue - Official Plan Amendment, Zoning By-law Amendment Application - Preliminary Report
STAFF REPORT ACTION REQUIRED 3390, 3392, 3394, 3396 and 3398 Bayview Avenue - Official Plan Amendment, Zoning By-law Amendment Application - Preliminary Report Date: March 14, 2016 To: From: Wards: Reference
More informationRequest for Recommendation
Request for Recommendation Application for site specific rezoning in order to permit a four-storey multiple dwelling with 55 units in a C2, General Commercial zone, 6150, 6160, 6166 Highway 69 North &
More information320 MCRAE AVENUE (320 MCRAE AVENUE SCOTT STREET TWEEDSMUIR AVENUE) Planning Rationale Zoning By-law Amendment Application
320 MCRAE AVENUE (320 MCRAE AVENUE + 1976 SCOTT STREET + 315 TWEEDSMUIR AVENUE) Planning Rationale Zoning By-law Amendment Application February 2016 Prepared by: FOTENN Consultants Inc. 223 McLeod Street
More informationZoning Amendment. Public Meeting: February 7, 2018
Zoning Amendment Public Meeting: February 7, 2018 Application: Applicant: D14-01/18 HMAT Homes Inc Location of Subject Lands Lot 108 and Part of Lots 107 and 109, Plan 30, Bracebridge Ward of the Town
More information3636 Bathurst Street Zoning By-law Amendment Application - Preliminary Report
STAFF REPORT ACTION REQUIRED 3636 Bathurst Street Zoning By-law Amendment Application - Preliminary Report Date: February 29, 2012 To: From: Wards: Reference Number: North York Community Council Director,
More informationLONG-RANGE LAND USE PLAN
LONG-RANGE LAND USE PLAN INTENT Completion of the I-66/Route 29 interchange and future expansion of improved telecommunication networks will substantially improve the desirability of the Gainesville area
More informationHighland Green Estates Neighbourhood Area Structure Plan
Highland Green Estates Neighbourhood Area Structure Plan Original Outline Plan approved by Council: March 10, 1997 Outline Plan amended by Council: March 24, 1997 Converted to a Neighbourhood Area Structure
More informationBridgeland-Riverside Area Redevelopment Plan (ARP)
Bridgeland-Riverside Area Redevelopment Plan (ARP) The current Bridgeland-Riverside Area Redevelopment Plan (ARP) was approved in 1980. Since then, a lot of changes have taken place in the city and the
More informationSide Setback Amendments to the (RF3) Small Scale Infill Development Zone Options to amend side setbacks for Row Housing
Side Setback Amendments to the (RF3) Small Scale Infill Development Zone Options to amend side setbacks for Row Housing Recommendation: That Administration prepare amendments to Zoning Bylaw 12800, as
More informationDirector, Community Planning, North York District
STAFF REPORT ACTION REQUIRED 3, 5, 11, 17, 21 Allenbury Gardens & 3, 5 Kingslake Road Official Plan and Zoning By-law Amendment and Rental Housing Demolition Applications Final Report Date: February 6,
More information1202 & 1204 Avenue Road Zoning By-law Amendment Application - Preliminary Report
STAFF REPORT ACTION REQUIRED 1202 & 1204 Avenue Road Zoning By-law Amendment Application - Preliminary Report Date: March 17, 2017 To: From: Wards: Reference Number: North York Community Council Director,
More informationPLANNING REPORT. 33 Arkell Road City of Guelph. Prepared on behalf of OHM Arkell Inc. August 4, Project No. 1327
PLANNING REPORT 33 Arkell Road City of Guelph Prepared on behalf of OHM Arkell Inc. August 4, 2015 Project No. 1327 423 Woolwich Street, Suite 201, Guelph, Ontario, N1H 3X3 Phone (519) 836-7526 Fax (519)
More information774 BRONSON AVENUE MINOR ZONING BY-LAW AMENDMENT + SITE PLAN CONTROL PLANNING RATIONALE + DESIGN BRIEF
774 BRONSON AVENUE MINOR ZONING BY-LAW AMENDMENT + SITE PLAN CONTROL PLANNING RATIONALE + DESIGN BRIEF JANUARY 2016 Prepared for: Textbook Suites 51 Caldari Road, Suite A1M Concord, ON L4K 4G3 T: 416 477
More information1 Application Form 4
1 Application Form 4 5 2 Project Summary Location The proposed development is located at 216 Cobequid Road in Sackville, Nova Scotia. Site Characteristics The mixed-use development is situated on the corner
More informationPlanning and Building Department
Page 1 of Report PB-83-13 TO: Development and Infrastructure Committee Planning and Building Department SUBJECT: OP & Rezoning 5001 Corporate Drive Appleby Gardens LJM Developers Report Number: PB-83-13
More informationPUBLIC NOTICE* Studies Requested: Parking analysis. Other Required Permits: Building Permit, Site Development Permit
C I T Y O F T A C O M A Planning & Development Services Department 747 Market St, Rm 345 Tacoma, WA 98402 PUBLIC NOTICE* Date of Notification: 1/15/2019 Application Received: 12/03/2018 Application Complete:12/07/2018
More informationYonge Street and 3 Gerrard Street East - Zoning Amendment Application - Preliminary Report
STAFF REPORT ACTION REQUIRED 363-391 Yonge Street and 3 Gerrard Street East - Zoning Amendment Application - Preliminary Report Date: May 22, 2015 To: From: Wards: Reference Number: Toronto and East York
More informationStrathcona Area Redevelopment Plan Bylaw Adopted on December 15, 1998
Office Consolidation June 2018 Strathcona Area Redevelopment Plan Bylaw 11890 Adopted on December 15, 1998 Office Consolidation June 2018 Prepared by: Sustainable Development Department City of Edmonton
More informationYork Neighbourhood Area Structure Plan
York Neighbourhood Area Structure Plan Office Consolidation March 2006 Prepared by: Planning and Policy Services Branch Planning and Development Department City of Edmonton Bylaw 7064 was adopted by Council
More information6208 Jeanne D Arc Boulevard North. Planning Rationale. Site Plan Control
Site Plan Control Prepared By: NOVATECH Suite 200, 240 Michael Cowpland Drive Ottawa, Ontario K2M 1P6 November / 24 / 2015 Novatech File: 115100 Ref: R-2015-179 November 24, 2015 City of Ottawa 110 Laurier
More informationCorporate Report. Report from Planning and Building Services, Planning Services. Date of Report: March 17, 2015 Date of Meeting: April 13, 2015
Corporate Report Report from Planning and Building Services, Planning Services Date of Report: March 17, 2015 Date of Meeting: April 13, 2015 Report Number: PBS-084-2015 File: 60.30.321 & 60.35.487 Vol.
More informationLAND USE AMENDMENT ITEM NO: 05
REPORT TO CALGARY PLANNING COMMISSION LAND USE AMENDMENT ITEM NO: 05 FILE NO: LOC2012-0069 CPC DATE: 2013 February 14 COUNCIL DATE: BYLAW NO: HILLHURST (Ward 7 - Alderman Farrell) ISC: Protected Page 1
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 informationP. H. Robinson Consulting Urban Planning, Consulting and Project Management
PLANNING RATIONALE REPORT 351 CROYDON - SITE PLAN APPLICATION CITY OF OTTAWA PREPARED BY: P H ROBINSON CONSULTING JULY 2017 This report has been prepared on behalf of Urban Structure Properties Ltd in
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 informationPlanned Residence District (PR) To review a plan to construct 11 single family homes on approximately 4.01 acres.
STAFF REPORT PLANNING & ZONING COMMISSION Village Green Municipal Building, Council Chambers 47 Hall Street Wednesday, March 13, 2019 7:00 P.M. 1. FINAL DEVELOPMENT PLAN REVIEW Applicant: Romanelli and
More information1555 Midland Avenue - Zoning Amendment & Subdivision Applications - Preliminary Report
STAFF REPORT ACTION REQUIRED 1555 Midland Avenue - Zoning Amendment & Subdivision Applications - Preliminary Report Date: October 24, 2013 To: From: Wards: Reference Number: Scarborough Community Council
More information5219 Upper Middle Road, Burlington
5219 Upper Middle Road, Burlington Resident Information Meeting May 23 rd, 2017 7:00pm Corpus Christi Secondary School 5150 Upper Middle Road, Burlington City File No. 520-05/17 Team Members Subject Lands
More informationMINUTES CITY OF NORTH LAS VEGAS SPECIAL PLANNING COMMISSION STUDY SESSION
MINUTES CITY OF NORTH LAS VEGAS SPECIAL PLANNING COMMISSION STUDY SESSION CALL TO ORDER: ROLL CALL: STAFF PRESENT: VERIFICATION: Wednesday, May 31, 2006 at 6:00 P.M. Aliante Library Meeting Room 2400 Deer
More informationREPORT Development Services
REPORT Development Services To: Mayor Coté and Members of Council Date: 11/7/2016 From: Beverly Grieve Director of Development Services File: 13.2525.20 Item #: 371/2016 Subject: Official Community Plan
More informationBYLAW NO. 15/026 A BYLAW OF THE REGIONAL MUNICIPALITY OF WOOD BUFFALO TO AMEND THE LAND USE BYLAW NO. 99/059
Attachment 2 BYLAW NO. 15/026 A BYLAW OF THE REGIONAL MUNICIPALITY OF WOOD BUFFALO TO AMEND THE LAND USE BYLAW NO. 99/059 WHEREAS Section 639 of the Municipal Government Act requires every municipality
More information13 Major Nodes Introduction General
13 Major Nodes 13.1 Introduction There are two Major Node Character Areas in Mississauga: Central Erin Mills; and Uptown. This section identifies the modifications to the General Land Use designations
More informationCity of Tacoma Zoning Reference Guide
City of Tacoma Zoning Reference Guide Planning and Development Services 747 Market Street, Room 345 Tacoma, WA 98402 (253) 591-5577 This document should not be used as a substitute for codes and regulations.
More informationS U B D I V I S I O N A N D D E V E L O P M E N T A P P E A L B O A R D A G E N D A
S U B D I V I S I O N A N D D E V E L O P M E N T A P P E A L B O A R D A G E N D A Wednesday, 9:00 A.M. March 15, 2017 Hearing Room No. 2 Churchill Building, 10019-103 Avenue NW, Edmonton, AB Hearing
More informationPoverty Rates by Census Tracts
The following document is a presentation that was delivered to the Housing Conservation District Advisory Group (HCDAG). The materials contained in this presentation (including several updates) were prepared
More informationPLANNING REPORT. Starwood Drive and Watson Parkway North City of Guelph. Coletara Development. November 12, Project No. 1307
PLANNING REPORT Starwood Drive and Watson Parkway North City of Guelph Coletara Development November 12, 2013 Project No. 1307 423 Woolwich Street, Suite 201, Guelph, Ontario, N1H 3X3 Phone (519) 836-7526
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 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 informationREGULATING PLAN for the Plaza Saltillo TOD Station Area Plan (SAP)
REGULATING PLAN for the Plaza Saltillo TOD Station Area Plan (SAP) Adopted: December 11, 2008 Effective: March 1, 2009 REGULATING PLAN for the Plaza Saltillo TOD Station Area Plan (SAP) CONTENTS BACKGROUND...iv
More informationPOLICY AMENDMENT AND LAND USE AMENDMENT RICHMOND (WARD 8) RICHMOND ROAD SW AND 24 STREET SW BYLAWS 10P2018 AND 52D2018
Page 1 of 12 EXECUTIVE SUMMARY This land use amendment proposes to redesignate two parcels of approximately 0.30 hectares ± (0.74 acres ±) located in the community of Richmond from DC Direct Control District
More information770 BROOKFIELD ROAD Site Plan Control Atlantis Investments November 2017
770 BROOKFIELD ROAD Site Plan Control Atlantis Investments November 2017 Prepared for: Atlantis Investments Inc. Prepared by: Fotenn Planning + Design 223 McLeod Street Ottawa, ON K2P 0Z8 fotenn.com October
More informationTable 1: Summary: DRAFT Zoning Bylaw Text Amendments Ground-oriented Multi-unit Residential Developments REVISED DRAFT Nov.
1. NEW Definition 6.1(62) Ground-oriented Residential Development consists of Residential Use building types where all Dwellings within a building have direct access to Grade, provided that no more than
More informationMissing Middle Housing Types Showcasing examples in Springfield, Oregon
Missing Middle Housing Types Showcasing examples in Springfield, Oregon MissingMiddleHousing.com is powered by Opticos Design Illustration 2015 Opticos Design, Inc. Missing Middle Housing Study Prepared
More informationRequirements 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 informationCOMMERCIAL AND MIXED USE zones COMMERCIAL AND MIXED USE ZONES. Zoning By-law PLANNING & ECONOMIC DEVELOPMENT PLANNING DEPARTMENT DIVISION
Zoning By-law 05-200 COMMERCIAL AND MIXED USE zones PLANNING & ECONOMIC DEVELOPMENT PLANNING DEPARTMENT DIVISION CONTENTS CONTEXT... 1 URBAN HAMILTON OFFICIAL PLAN... 2 COMMERCIAL AND MIXED USE ZONES...
More informationb. providing adequate sites for new residential development
DIVISION 2.200 SECTION 2.201 INTRODUCTION A. Purpose The purpose of the Housing Element is to establish the goal, objectives, and policies to guide housing development within Polk County over the next
More informationModern Tower Blocks and Apartment Neighbourhoods: Toronto s Urban Asset
Modern Tower Blocks and Apartment Neighbourhoods: Toronto s Urban Asset Toronto s heritage of modern residential towers is an important built legacy which distinguishes Toronto from other cities. While
More informationTown of Clinton, Connecticut Action Plan for the Historic Unilever Property and Area. Steering Committee Meeting #5 Implementation Strategies
Town of Clinton, Connecticut Action Plan for the Historic Unilever Property and Area Steering Committee Meeting #5 Implementation Strategies Wednesday, March 19, 2014 6:30pm Steering Committee Meeting
More information6040 Bathurst Street and 5 Fisherville Road Zoning Bylaw Amendment Application Preliminary Report
STAFF REPORT ACTION REQUIRED 6040 Bathurst Street and 5 Fisherville Road Zoning Bylaw Amendment Application Preliminary Report Date: January 24, 2017 To: From: Wards: Reference Number: North York Community
More informationPlanning Rationale in Support of an Application for Site Plan Control
Planning Rationale in Support of an Application for Site Plan Control 18 McArthur Avenue City of Ottawa Prepared by: Holzman Consultants Inc. Land Development Consultants May 19, 2016 TABLE OF CONTENTS
More informationSelf-Guided Walking Tours Ground-oriented Housing Types. Cedar Cottage Tour Cambie Corridor Phase 3
Self-Guided Walking Tours Ground-oriented Housing Types Cedar Cottage Tour Cambie Corridor Phase 3 City of Vancouver September 2015 Self-guided Walking Tours Ground-oriented Housing Types Take this self-guided
More informationREDEVELOPMENT OF 403 TWEEDSMUIR AVENUE
REDEVELOPMENT OF 403 TWEEDSMUIR AVENUE December 20, 2017 Planning Rationale Zoning By-law Amendment Prepared for: Claude Leclair 844 Aurele Road Casselman, ON K0A 1M0 casselview.com Prepared by: Fotenn
More informationGeneral Plan. Page 44
VIII. RESIDENTIAL DEVELOPMENT IN NON-RESIDENTIAL LAND USE AREAS POLICY ISSUE Review the City s existing regulations and policies that allow residential land use in non-residential zoning districts. BACKGROUND
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 informationSection Low Density Residential (R1) Land Use District
(1) Application This section applies to the District designated as Low Density Residential (R1) on the Land Use District Map, Schedule A, of this Bylaw. Additional requirements are outlined in the Established
More informationSection Summary. Crow Creek Neighborhood Plan Appendices July 05 71
APPENDIX G: Design Approach Section Summary As outlined in the plan, development in the Crow Creek area requires balancing a set of potentially conflicting goals. The community wants to retain open space,
More informationCCC XXX Rural Neighborhood Conservation (NC)
CCC 33.10.XXX Rural Neighborhood Conservation (NC) Purpose: Maintain low density rural residential areas and associated uses commonly found in rural areas consistent with the local character of the distinctive
More informationAppendix C Built Form Guidelines
Appendix C Built Form Guidelines VAUGHAN METROPOLITAN CENTRE DRAFT SECONDARY PLAN CREATING A NEW DOWNTOWN 93 C.1 > BUILT FORM GUIDELINES The following annotated axonometric diagrams illustrate many of
More informationBerry/University Form Based Code and Urban Residential Development
Berry/University Form Based Code and Urban Residential Development Presented to the City Council by the Planning and Development Department October 11, 2016 Purpose Review proposed Berry/University formbased
More informationWashington Boulevard + Kirkwood Road Special General Land Use Plan (GLUP) Study "Plus"
Washington Boulevard + Kirkwood Road Special General Land Use Plan (GLUP) Study "Plus" Long Range Committee of the Planning Commission Meeting #4 May 18, 2017 Department of Community Planning, Housing
More informationJasper 115 Street DC2 Urban Design Brief
Jasper 115 Street DC2 Urban Design Brief Greenlong Construction Ltd. Stantec Consulting Ltd. 2017 Overview The proposed rezoning application supports the development of two mixed-use high-rise buildings
More informationPoughkeepsie City Center Revitalization Plan
Purpose and Need Purpose Increase job and educational opportunities for all residents Maximize fiscal productivity of downtown land uses Diversify retail mix Eliminate surface and building vacancies Create
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 informationRichmond Street West Zoning Amendment Application - Preliminary Report
STAFF REPORT ACTION REQUIRED 543-553 Richmond Street West Zoning Amendment Application - Preliminary Report Date: April 24, 2015 To: From: Wards: Reference Number: Toronto and East York Community Council
More information