INFILL DEVELOPMENT. Elective Course January 14, 2017 Derek Pomreinke Tammy Henry Nazim Virani

Transcription

1 INFILL DEVELOPMENT Elective Course January 14, 2017 Derek Pomreinke Tammy Henry Nazim Virani

2 Agenda 9:05 What is infill? 9:20 How is it regulated? 9:45 How do developers view infill? Break 10:30 Applications & context 11:30 Discussion 11:55 Course evaluation

3 WHAT IS INFILL?

4 Planning jargon infill permitted DENSITY use Discretionary Contextual designation

5 Infill For today s discussion, infill is the demolition of an existing building and redevelopment of the property.

6 Infill In many cases, the new structure can be built under the existing land use designation. Other times, the landowner might want to change the land use to something different. Current development R-C2 maximum M-CG maximum

7 Infill

8 Calgary is a growing city In 60 years, Calgary grew 10x in both population and area Most of Calgary s communities experienced very little change since they were originally built at the city s edge Over the past years, redevelopment pressure has increased as growth has continued

9 Community life cycle 120% 100% New Suburb Population Over Time Developed Community Major Redevelopment? Infill? Decline? 80% 60% 40% 20% 0%

10 Why does it happen? Increasing land value As a city grows, its land becomes more valuable Communities that were once suburbs eventually become innercity Community life cycle New suburban communities have new houses and lots of families After a generation or two, the buildings may need to be renovated or replaced

11 Urban transect All communities are somewhere on this spectrum.

12 Housing forms

13 Block by block This block has all of its original homes from the mid- 50s. Most are in great condition.

14 Block by block On this block, some infill has occurred as some bungalows have been redeveloped as semi-detached houses or small apartment buildings.

15 Block by block The block is now almost entirely redeveloped, with different building types and a new mix of units.

16 Urban transect Over time, rising land values will cause most communities to infill and redevelop. This is how inner city areas become more urban.

17 Pros and cons of infill Allows community wealth to grow as land values rise (high resale value) Rejuvenates housing stock when renovations are too costly (modern housing) Increases unit density and supports amenities (affordability) Land value increases for nearby properties (higher property taxes) Changing street character (different architecture) Can be disruptive (quality of life)

18 The City Why does The City let it happen? More housing closer to employment allows for less travel Every infill unit is one less that needs to be built at the edge of the city The City is generally supportive of the actions of landowners who wish to develop their property

19 The City The role of the municipal government is to act on the will of the majority while preserving the rights of the minority. The government is prohibited from taking action on the basis of impact to property values. We can only consider sound planning principles.

20 It s like traffic

21 HOW IS INFILL REGULATED?

22 Hierarchy of Plans South Saskatchewan Regional Plan Watershed health & ecosystem mgmt Municipal Development Plan 50% of growth to existing areas Area Redevelopment Plan Where change should occur

23 Municipal Development Plan 1. Prosperous economy 2. Compact city 3. Great communities 4. Good urban design 5. Connecting the city 6. Greening the city 7. Managing growth & change

24 MDP Typologies for growth and change in Calgary Activity Centres Main Streets Inner City Established Areas

25 MDP 2,000,000 1,800,000 1,600,000 1,400,000 1,200,000 1,000, , , , , % Future Greenfield Planned Greenfield with ASP Urban Corridor Neighbourhood Corridor Community Activity Centre Major Activity Centre Centre City Inner City Established Area 0

26 Established Areas Infill is supported at a modest scale, centred around Neighbourhood Activity Centres In most of these areas, replacement will occur rather than redevelopment

27 Inner City Infill has been occurring and will continue, simply because of land prices It s important to maintain stable neighbourhoods Redevelopment should be expected overall, with higher-density forms closer to transit and retail

28 Area Redevelopment Plan Local Area Plans define strategies and desired future land use and density Estimates desired investment for improvements to transit, utilities, etc. Urban design context, sensitive integration, built form, public realm Early and meaningful involvement of the local community

29 ARP

30 Land Use Bylaw Every land use district is different Like LEGO blocks many will work, but the trick is to find the right one that permits development What does policy say is appropriate? What will enable the applicant to build what they want?

31 Other documents Community Design Briefs Low-Density Residential Housing Guidelines Good Neighbour Practices

32 Thoughts on Infill Development Sarina Homes January 14, 2016

33 WHO WE ARE

34 SARINA HOMES

35 MARKET ANALYSIS What is selling in the market? What are new market trends? What are our customers saying? What are visitors to our show homes asking for?

36 SHAPING MDP and City vision GROWTH Smart growth targets

37 LAND Location, location, SELECTION location Sarina focuses on Calgary s Established Communities

38 The Process: DEVELOPMENT PLANNING Land Use DP BP Construction Completion

39 LAND USE AMENDMENT

40 DEVELOPMENT PERMIT

41 BUILDING PERMIT

42 CONSTRUCTION (Build a beautiful building!)

43 PROJECT COMPLETION

44 FINAL TAKE AWAY

45 A partnership between: THANK YOU! (QUESTIONS?)

46 BREAK

47 APPLICATIONS

48 Applications The City is required by the Municipal Government Act to accept all applications in good faith and consider their merits objectively If the application conforms to the land use and is a permitted use, it must be approved If a different zoning is proposed, or if the use is discretionary, planners will review the ARP and other policy documents for guidance

49 Application process Land Use Amendment Council Decision (Public Hearing) Development Permit Application Permitted Use Discretionary Use Planning Review Approval Approval/Refusal

50 Land use DEVELOPING AREAS Not built out Often no context to be sensitive to everything s new DEVELOPED AREAS Largely built-out Has a built context New development should be sensitive to that context

51 Contextual districts Developing Area Key Low Density Residential Districts R-1 R-2 R-G Developed Area Key Low Density Residential Districts R-C1 R-C2 R-CG Key Multi Density Residential Districts M-1 M-2 M-G Contextual Key Multi Residential Districts M-C1 M-C2 M-CG

52 Contextual uses For R-C2 district

53 Contextual uses Contextual dwelling A permitted-use contextual dwelling is required to meet stricter regulations that are influenced by nearby development If the application meets those standards, the permit must be granted Discretionary dwelling A discretionary-use dwelling does not have to meet the same strict regulations Even if it does, there s no guarantee it will be approved The permit decision can be appealed No relaxations can be granted

54 Contextual dwelling rules What types of bylaw rules affect infill on this parcel?

55 Contextual building envelope The limits of where the building can be placed No building will ever be built to the full envelope Step-backs, roof sloping requirements, parcel coverage, depth limits

56 Contextual building depth The average depth of the two adjacent buildings, plus up to 4.5 metres OR 65% of the parcel

57 Contextual front setback The average front setback of the two adjacent parcels, less up to 1.5 metres

58 Contextual height The average height of the two adjacent parcels, plus up to 1.5 metres, to a height of 8.6 to 10.0 metres.

59 Contextual roofs Roofs must be sloped by 1/3, or about 18 If it isn t, the height is reduced by 1.5 metres

60 Privacy 2 nd storey windows facing the neighbour s backyard must be frosted/obscured and start at 1.5 m above the floor

61 Privacy Balconies can be no taller than 6 feet and must have a 2- metre screen when facing a neighbour.

62 Contextual dwellings The regulations do not say that new buildings should be identical to the context They promote respectful design, while still enabling innovation in style Attempts to soften the impact of having new, larger houses beside old, smaller houses Reduces overlooking and strives for privacy Allows for quicker approval of conforming applications

63 Discretionary dwellings Used if a relaxation is needed (e.g. parking) Applicant has the right to apply for this type of development permit, but The community has less certainty about what the outcome will be, and The developer has less certainty about their time frame (because the permit can be appealed) We try to steer applicants in the direction of contextual dwellings whenever possible

64 Discretionary guidelines Apply to discretionary single-detached, semidetached, and duplexes in the MDP s Inner City typology Best practices and urban design guidelines for infill development and communities undergoing transition

65 Discretionary guidelines Non-statutory, compared to contextual regulations that are enshrined in the Land Use Bylaw Full of should statements and recommendations Unenforceable

66 Monitoring We re constantly keeping track of how well these bylaws and regulations are working Are we getting the types of developments we re looking for? What changes can we make?

67 On-going work Partnering with the industry to identify how best to prevent and account for property damage during construction How best to limit impacts to existing homes, while still constructing sellable properties? Working with residents and community associations to identify areas for fast-tracking infills

68 Other documents Bylaws affecting property development and nuisances Comprehensive guide to the planning system for residents and community members Everything a builder needs to know about safe construction sites

69 Where can you find out more about Planning and the Development Process? The City of Calgary website Planning and Development - Call 311 Planning Call Centre Partners in Planning PIP - Federation of Calgary Communities - Your local Community Association

70 A partnership between: THANK YOU