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
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
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
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
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
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