1 PLANNING PRIMER Elective: Understanding Residential Intensification and Infill Planning and Growth Management Department Amended 2015
2 Agenda Information re: Infill and Intensification Initiatives Residential Intensification Defined Low-rise Residential Infill Large-scale Residential Infill and Tall Buildings
3 Why Intensification? Good for the environment: uses less land, reduces pressure on agricultural and environmental lands from urban expansion, supports transit, walking, cycling; Good for affordability: reduces costs for extending roads and infrastructure, allows use of services already in place; Good for the community: Supports existing and new stores & services in neighbourhoods.
4 RESIDENTIAL INTENSIFICATION EXPLAINED 4
5 Purpose of this Section To explain what residential intensification is (there is also non-residential intensification) Definition in Provincial Policy Statement and Official Plan Examples Intensification targets in the Official Plan Density requirements in the Official Plan
6 Provincial Policy Statement 2005 Requires the City to establish and implement minimum intensification targets (S ). Intensification targets are in the Official Plan. Land use to be based on densities and a mix of land uses which use land, infrastructure and public facilities efficiently (S ). Density requirements are in the Official Plan.
7 Official Plan Definition (Section 2.2.2, policy 1) Note: The PPS definition of residential intensification is almost identical to the City s OP definition. Residential intensification means intensification of a property, building or area that results in a net increase in residential units or accommodation. It does not include replacing a small house with a larger house! Or an old house with a new house!
8 Intensification Includes: 1. Redevelopment, including Brownfields (contaminated sites)
9 Examples of Intensification: Redevelopment of Residential Use BEFORE AFTER Redevelopment of an underdeveloped lot The building lower left is a condominium triplex that replaced a small house. The new building, aligned to create a consistent street edge, triples the number of units on the property.
10 Examples of Intensification: Redevelopment of Brownfields Redevelopment of contaminated commercial properties Some commercial sites, notably gas stations and auto repair garages, are in locations where land value justifies clean-up and redevelopment to more intensive use. Example: 7-storey building with street-level retail and apartments above. BEFORE AFTER
11 Intensification Includes: 2. Development of vacant or underutilized lots within previously developed areas (a time lag of at least 4 years from adjacent properties);
12 Examples of Intensification: Development in a Previously Developed Area Development on a single vacant lot Where the original development of a subdivision bypassed a lot that is later surrounded by urbanized area, construction on the lot several years later is classified as intensification.
13 Intensification Includes: 3. Infill development - development on small sites that are vacant or underdeveloped
14 Examples of Intensification: Infill Infill development lot This infill dwelling was built on a lot that had been vacant for many years.
15 Intensification Includes: 4. Conversion or expansion of non-residential buildings (commercial, industrial or institutional) for residential use
16 Examples of Intensification: Conversion of a Non-Residential Building to a Residential Use Conversion of an institutional building Over its life, this building served a variety of purposes, from a hospital to offices to a military depot. It was converted to condominium apartments several years ago.
17 Intensification Includes: 5. Conversion or expansion of existing residential buildings to create new units or accommodation (including secondary dwelling units)
18 Examples of Intensification: Residential Conversion Conversion of an existing residential-use building Originally a singledetached house, this building now contains four apartments.
19 Intensification Wrap-Up: Intensification can be 1. Redevelopment; 2. Building in previously developed areas; 3. Infill; and 4. Conversions and additions. (Projects may fall into more than one category)
20 What does policy say?
21 What is the Intensification Target? Official Plan Section policy 5 states: For new dwelling units and accommodation based on building permits in the urban area the target is:
22 Where does the OP Target Intensification? OP (S policy 4) target areas for intensification are focussed on: Central Area Mainstreets Mixed Use Centres Town Centres But, some degree of intensification can occur in all areas of the city.
23 Target Areas for Intensification
24 How much Intensification has been taking place? 39.3% average 2007 to 2011, above the target Target
25 Density Requirements are not the same as an Intensification Target Density requirements (minimum people and jobs per hectare) apply to new development in specific areas; Density requirements by area are in Figure 2.3 of the OP: Designation 2012 Density Min. Density Requirement Central Area Mixed Use Centres Tunney's-Quad Lees Bayview-Preston Blair Baseline-Woodroffe Hurdman Confederation Heights Billings Bridge Tremblay St. Laurent Cyrville
27 LOW-RISE RESIDENTIAL INFILL 27
28 The focus of this portion is low-rise residential infill single detached, semi-detached, townhouses / row dwellings
29 What is INFILL? For the purposes of this portion, what we mean by infill is: Severing a lot to build a new house Filling in a gap between houses with a new house Constructing a second house onto the back or side of an existing one Demolishing a house and replacing it with 1, 2 or more houses. Sometimes this results in intensification (e.g. when 1 is replaced by 2), sometimes not (when 1 is replaced by 1)
30 This session stops at: The planning approval of a proposal / application
31 Small-scale infill can be approved in three ways: Building Permit Committee of Adjustment Site Plan Or a combination of the three
32 Building Permit If a proposed house(s) meets all the provisions of the Zoning By-law, the builder/developer can submit a building permit application A Zoning By-law is: A set of regulations that controls development in a specific geographic area
34 Zoning By-laws regulate: Use of land Location of buildings & structures Building height Lot density Lot width and area Setbacks from lot lines Parking requirements
35 R1W Residential Zone
36 Zoning by-laws do not regulate: Landscape Maintenance Clothes lines Materials Colour
37 Zoning by-laws do not regulate: location of primary entrance door location of windows type of vegetation style colours materials tenure
38 If proposed single and semi-detached dwellings meet all the provisions of the ZBL, a building permit application can be made directly to Building Code Services (BCS). Building Permit Review consists of 3 stages: Building Code review (Building Code Plan Examiner) Zoning compliance review (Zoning Plan Examiner) Grading review (Technologist)
39 Building Permit Review does not look at: Things unrelated to zoning (e.g. colour, style, materials) Anything in the Right-of-Way (public land) Anything related to trees Review of other related permits
40 When someone applies for a building permit, what is the public consultation process? No requirement to consult with Ward Councillor, neighbours, or Community Association No requirement to put up sign for notification What if you want to see plans for what is being built? Request access to building permit records A fee applies
41 If someone applies for a Building Permit, does the Planning Department review the application? No. Planning approvals are not required. How are the Urban Design Guidelines for Infill Housing applied if someone applies for a Building Permit? The Design Guidelines are not applicable law, and will not be considered by Building Code Services staff.
42 Committee of Adjustment Minor Variance - if proposed development does not meet zoning provisions Consent (Severance) creating a new lot for development or separate ownership What is the process? Role of the Planning Department? Role of the Public?
43 Committee of Adjustment, Process Quasi-judicial, independent, administrative tribunal appointed by City Council. Types of applications: Minor variance Consent (severance, long-term lease, easement etc.) Permission to change/expand a legal nonconforming use
44 Committee of Adjustment, Process Notice of Applications Abutting property owners (60 metre radius) Ward Councillor Registered Community Groups Technical Agencies (utility, conservation authority, etc.) Various City Departments Sign posted on site (14 days min) Hearing Open to public and anyone may speak to an item (5 min)
46 Committee of Adjustment, Roles Planning Department The Planning Department is a commenting agency Attends hearing Requests Conditions of Approval (Severance)
47 Committee of Adjustment, Roles Planning Department: Conditions of Approval (Severance) Owner has one year to clear conditions Standard Examples from Engineering/Planning Review: Cash-in-Lieu of Parkland Grading and Drainage Separate Services Other Examples: Utility Easements, Registered Plan (survey)
48 Public Committee of Adjustment, Roles The general public is a commenting agency Public Notice provided to properties within 60 metres, and sign posted on subject property (14 days) Convey concerns / comments to the panel Decisions can be appealed to the Ontario Municipal Board
49 Committee of Adjustment, Roles Public: How to get involved? Applicant engagement (pre-consult with public) How to view submission material? What comments should be made and how? You don t have to be a planner to make valid planning arguments! Informed concerns/objections
50 Committee of Adjustment, Roles Public: Presenting to the C of A (5 min) Arguments that HAVE merit Zoning related issues Design Guidelines / OP Policy (evaluative tool) Character and compatibility Impacts related to requested variance Arguments that DO NOT HAVE merit Property values, view protection, dwelling condition Subjective comments (modern vs. traditional design) Precedent setting, Tenure
51 Severance Committee of Adjustment Divide property for separate ownership (semidetached dwelling) Shared driveway and Right-of-Way easements
52 Severance Committee of Adjustment
53 Committee of Adjustment, Process Minor Variance Four Tests: 1. General intent and purpose of the Official Plan 2. General intent and purpose of the Zoning Bylaw 3. Desirable for the appropriate use and development of the land? 4. Is it minor?
54 Before After
55 Infill through Site Plan Control Site Plan Control is the process that is used to control or regulate the various features on the site of an actual development including building location, landscaping, drainage, parking, elevations (design) and access by pedestrians and vehicles Small-scale Infill through SPC Townhouse Planned Unit Development (PUD) Low-rise Apartment Dwelling Stacked-townhouse Note: some projects may also require Minor Variance / Zoning Amendment
56 Site Plan, Process Public Consultation vs No Public Consultation Public consultation applies only to the following proposals: New free-standing construction of 250 square meters of gross floor area or greater; or Adjoining addition to an existing building 50 percent or greater in size than the existing building; or Changes in use that results in the requirement for, or the provision of, more than 10 parking spaces; or The installation of new drive-throughs
58 Site Plan, Roles Planning and Growth Management Department Pre-application Consultation (mandatory) Applications subject to public consultation uploaded online (ottawa.ca/devapps) & on-site sign posted Circulation period for commenting Ward Councillor Registered Community Groups Technical Agencies Internal Departments Issue Resolution Decision
59 Site Plan, Roles Public: How to get involved? Contact the City Planner (file lead) Public Engagement via applicant (pre-consultation) Contact the Ward Councillor Contact Community Association / Registered Community Group On-site signs Link to submission material (ottawa.ca/devapps) File lead contact information
60 Site Plan, Infill Site Before
61 Site Plan, Infill Site After
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64 Information to Consider Development Information Officers can help untangle zoning information and can make sense of development projects which may be of interest to you. Consider documenting pre-construction conditions of your property (e.g. take photos, measurements, surveys) Consider having verbal promises put in writing It is easier to fix problems before they get too far along so, if you notice something odd, investigate early. It is neighbourly, but not required, to allow access to your property
66 Large-Scale Residential Infill and Tall Buildings 66
67 Focus of this section: Higher Density Development Condominiums/Mixed-Use Development The development we find in targeted intensification areas and outside these areas. Case Studies of allowing higher density development. To answer the question: How in the world can you allow a tall building in this neighbourhood?
68 Provincial Policy Statement Intensification Official Plan Policies The Challenge Ahead/Managing Growth Ottawa s population is going to increase by up to 30% by ,000 new homes. 90% of the growth will come in urban areas shown in the plan. Compact form of development served with quality transit, walking and cycling facilities. Attention to design Two components to the Official Plan Intensification and Design.
69 The Role of Design In general terms, compatible development means development that, although it is not necessarily the same or similar to existing buildings in the vicinity, nonetheless enhances an established community and coexists with existing development without causing undue adverse impact on surrounding properties.
70 Official Plan Polices Design Objectives (Policy ) To enhance the sense of community - create and maintaining places with their own distinct Identity. To define quality public and private spaces. To create places that are safe accessible - easy to get to and through. Respect the character of existing areas. To consider adaptability and diversity places evolve - choice. Understand and respect natural processes features. Maximize energy efficiency reduce resource consumption.
71 Urban Design and Compatibility (Policy 4.11) Traffic Vehicular access Parking Requirements Outdoor Amenity Areas Loading Areas Lighting Noise and Air Quality Sunlight Microclimate
72 Building Profile and Compatibility (Policy 4.11) Low Medium and High Rise Developments High Rise Buildings are only permitted in certain areas Central Area Mixed-Use Centres Town Centres Employment Areas Mainstreets Area of High Rises Direct Access to Arterial Road Within 600 metres of a Rapid Transit Station Allowed by Community Design Plan Where the Zoning already permits them Where an appropriate transition can be applied
73 Building Profile and Compatibility (Policy 4.11) Scale massing and height of proposal How proposal enhances existing or creates new views. The effect of the design on the skyline of the City. The quality of architecture and urban design. How the proposal enhances the public realm. Transition (Policy 4.11) Incremental changes in building height. Massing ground oriented housing podium. Character scale rhythm- colour finishes. Architectural design cornice angular plane. Building setbacks.
74 Secondary Plans These plans provide a focused direction for height and intensification for a geographical area. Urban Design Review Panel Provides direction to Staff on implementing design considerations for compatibility.
75 Design Guidelines High-Rise Design Guidelines. Transit Oriented Development Guidelines. Traditional and Arterial Mainstreet Guidelines. Help ensure Compatibility of a proposed development
76 Case Study I Westboro Station
77 Official Plan Policies and Richmond Road Secondary Plan Policy The Secondary Plan supports building heights generally in the range of four to six storeys. Greater building heights will be considered in any of five circumstances:
78 Earlier Concepts
79 Concept Evolves
80 Final Concept
81 Animation at the ground level Well lit public areas
82 Facade Treatment and Landscaping
83 Easy and safe Pedestrian Access Incremental height change including setbacks
84 Sun/Shadow Loading and Parking
85 Case Study II 505 Preston Street
86 Strategic Directions Report Planned Function Section 37 Public benefits
87 Planned Function
88 Earlier Proposals
89 Tall Buildings Design Review
90 Consideration of Other Perspective Views
91 Public Realm Ground level 505 Preston Street
92 Site and Landscape Plan 505 Preston Street
93 Things to Consider in Higher Density Development The Official Plan encourages intensification. New development can be compatible without being identical or similar to existing development. Height can be mitigated with the use of planning tools: Incremental change in building height Massing Architectural Design Building Setbacks Landscaping and Grade Change Design is a factor that greatly influences the compatibility of a proposal.
95 Key Messages The Pl anning Act and Provincial Policy Statement require cities to grow through intensification. The majority of intensification will occur in Target Areas, but it will occur to a lesser extent throughout the City. Building in costs the City/Taxpayers less. 95
[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
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