URBAN INFILL STUDY Update on Stage 3 May 6, 2019
Agenda • Introduction • Stage 3 update • Next steps • Recommendations 2
Urban 3 Infill WRIG OLD CLAYBURN RD. RESERVE BATEMAN RD. D O W N E S R D . D O W N E S R D . TOWNLINE RD. MCKEE RD. New Neighbourhoods S I D BLUERIDGE DR. R E R D . E V I R D . TRETHEWEY ST. D R L O M . T S U HWY. NO. 11 V E . A . L E N U M D Y R L L R U A M A B N J A CC W L R U E B Y O A U L M C O D L L M ACL O D B U R E D R . R U P P E R M A C L U R E R D . T. D . S MCMILLAN RD. CLEARBROOK RD. MACLURE RD. R A S U M G A S D . R L W . A E F R D GLADWIN RD. A E A S Y K E R F C H W R M I Y . A A T N E R G U S O Y U O R G E F E N A R H R G E W O MACLURE RD. T M U GEORGE FERGUSON WAY i g L S h C A A M w M . D U a S R OLD YALE RD. y R So uth F r OWE N a s e r Wa y M o. 1 SOUTH FRASER WAY GEORGE FERGUSON WAY O HWY. NO. 1 SOUTH FRASER WAY C L B O O L D Y A L T E R U D A . R H Q W U um Rd I SOUTH FRASER WAY N MT. LEHMAN RD. C PEARDONVILLE RD. R . PEARDONVILLE RD. . D R WARE ST. MILL LAKE SUMAS WAY E EMERSON ST. L L I V l N l O a D R C O A L D E c Y P A L . E D M R M A R S H A L L R D . MARSHALL RD. MARSHALL RD. TOWNLINE RD. Special Study Special Study Area B D . Area D R R A I L e 1 D . O N H W Y . Y . N O . 1 HW WHATCOM RD. KING RD. PEARDONVILLE RD. YORK RD. WALMSLEY LAKE ANGUS CAMPBELL RD. . D Special Study Area C R K GLADWIN RD. . O D RIVERSIDE RD. SUMAS WAY O R R M B U R L A L E A L South Poplar C C C M VYE RD. VYE RD. HUNTINGDON RD. N RD. . D 3
Urban 3 Infill Infjll Housing • Single detached dwellings • Duplexes • Accessory units 4
Process 3 1 2 Background Options Regulations 5
July 23, 2018 Executive Committee Resolution: THAT staff be directed to continue to research, prepare and test draft infjll policies and regulations and report back to Council on the fjndings 6
Stage 3 Infill policies, regulations Bylaw adoption and guidelines Public Adoption First Refjned Bylaw draft draft hearing introduction 7/23/2018 7
Recap - Stage 2 options Rebuild Duplex Subdivision Subdivision Garden Suite Panhandle Strata (conventional) (narrow) 8
Options with community support (as presented to Council on June 18, 2018) Rebuild Duplex Subdivision Subdivision Garden Suite Panhandle Strata (reduced) (conventional) (narrow) 9
July 23 draft regulations Rebuild Duplex Subdivision Subdivision Garden Suite Panhandle Strata (reduced) (conventional) (narrow) 10
Since July 23 (as directed by Council) Rebuild Duplex Subdivision Subdivision Garden Suite Panhandle Strata (reduced) (conventional) (narrow) Staff have completed supporting studies and reviewed the July 23 draft policies and zoning regulations 11
Since July 23 (as directed by Council) Rebuild Duplex Subdivision Subdivision Garden Suite Panhandle Strata (reduced) (conventional) (narrow) Staff have completed supporting Staff have drafted new policy studies and reviewed the July 23 draft to allow Council to consider policies and zoning regulations on a case-by-case basis 12
Work completed since July 23 • Stakeholder fjndings • Market testing • Follow up work 13
Work completed since July 23 • Stakeholder fjndings • Market testing • Follow up work 14
Stakeholder findings • Stakeholder meetings between late-July and October, 2018 • Range of feedback collected, including positive comments and concerns • Key concerns: - Basement permissions - Density permissions - Upper-storey massing regulations 15
Work completed since July 23 • Stakeholder fjndings • Market testing • Follow up work 16
Market study • Tested infjll options using developer pro formas • Completed by Urban Systems (Oct. 2018 - Feb. 2019) - Land economics group 17
Market study Profjt Professional City fees Insurance Land purchase at Other market value + Project viability transfer tax Demolition or or Construction Servicing Contingency 18
Findings Viability Subdivision, Duplex Subdivision, Rebuild (existing zoning) narrow conventional 19
Findings Viability Subdivision, Duplex Subdivision, Rebuild (existing zoning) narrow conventional July 23 draft regulations 20
Findings Add basements and Increase floor increase floor space space (from 0.45 to 0.5 FSR) (from 0.45 to 0.5 FSR) Viability Subdivision, Duplex Subdivision, Rebuild (existing zoning) narrow conventional Proposing 21
Findings Better balance between housing options Viability Subdivision, Duplex Subdivision, Rebuild (existing zoning) narrow conventional 22
Work completed since July 23 • Stakeholder fjndings • Market testing • Follow up work 23
Follow up work • Floor space permissions • Basement height • Upper storey massing 24
Follow up work Follow up work • Floor space permissions July 23 Proposing 0.45 FSR 0.5 FSR Duplex ~2,600 ft 2 ~3,000 ft 2 (540 m 2 lot) • Basement height Subd., conven ~2,000 ft 2 ~2,200 ft 2 (300 m 2 lot) ~1,400 ft 2 ~1,600 ft 2 Subd., narrow (300 m 2 lot) Rebuild ~3,600 ft 2 ~4,000 ft 2 (540 m 2 lot) • Upper storey massing 25
Follow up work • Floor space permissions July 23 Proposing 0.45 FSR 0.5 FSR Duplex ~2,600 ft 2 ~3,000 ft 2 (540 m 2 lot) • Basement height Subd., conven ~2,000 ft 2 ~2,200 ft 2 (300 m 2 lot) ~1,400 ft 2 ~1,600 ft 2 Subd., narrow (300 m 2 lot) Rebuild ~3,600 ft 2 ~4,000 ft 2 (540 m 2 lot) • Upper storey massing no basements 26
Follow up work • Floor space permissions July 23 Proposing 0.45 FSR 0.5 FSR Duplex ~2,600 ft 2 ~4,000 ft 2 (540 m 2 lot) • Basement height Subd., conven ~2,000 ft 2 ~2,200 ft 2 (300 m 2 lot) ~1,400 ft 2 ~2,200 ft 2 Subd., narrow (300 m 2 lot) Rebuild ~3,600 ft 2 ~4,000 ft 2 (540 m 2 lot) • Upper storey massing with basements 27
Follow up work July 23: 0.8m (2.6ft) max basement height • Floor space permissions • Basement height • Upper storey massing 28
Follow up work July 23: 0.8m (2.6ft) max basement height • Floor space permissions • Basement height 0.8m (2.6ft) • Upper storey massing 29
Follow up work July 23: 0.8m (2.6ft) max basement height • Floor space permissions Proposing: 1.4m (4.6ft) max basement height • Basement height 1.4m (4.6ft) • Upper storey massing 30
Follow up work July 23: 0.8m (2.6ft) max basement height • Floor space permissions Proposing: 1.4m (4.6ft) max basement height • Basement height 1.4m (4.6ft) Street PL • Upper storey massing r w e s e t y a v i g r 31
Follow up work July 23: Upper setback from front and sides • Floor space permissions Min. 1.2m (4ft) Min. 1.2m (4ft) side setback side setback 80% of 1st storey • Basement height fmoor area t e e r t S • Upper storey massing Min. 1.2m (4ft) front setback 32
Follow up work July 23: Upper setback from front and sides • Floor space permissions Proposing: Upper setback from front or side(s) • Basement height • Upper storey massing 33
Follow up work Proposing: Upper setback from front or side(s) • Floor space permissions Scenario A - Front 80% of 1st storey • Basement height fmoor area t e e r t S • Upper storey massing Min. 1.2m (4ft) front setback 34
Follow up work Proposing: Upper setback from front or side(s) • Floor space permissions Scenario B - One side Min. 1.2m (4ft) side setback 80% of 1st storey • Basement height fmoor area t e e r t S • Upper storey massing 35
Follow up work Proposing: Upper setback from front or side(s) • Floor space permissions Scenario B - One side 80% of 1st storey • Basement height fmoor area Min. 1.2m (4ft) t side setback e e r t S • Upper storey massing 36
Follow up work Proposing: Upper setback from front or side(s) • Floor space permissions Scenario C - Front and one side Min. 1.2m (4ft) side setback 80% of 1st storey • Basement height fmoor area t e e r t S • Upper storey massing Min. 1.2m (4ft) front setback 37
Follow up work Scenario C example • Floor space permissions • Basement height • Upper storey massing 38
Follow up work Scenario C example • Floor space permissions Upper storey (left) set back from lower storey • Basement height • Upper storey massing 39
Follow up work Scenario C example • Floor space permissions Upper storey (front) set back from porch below • Basement height • Upper storey massing Upper setback measured from structural posts 40
Follow up work • Floor space permissions • Basement height 2nd storey 1st storey • Upper storey massing 41
Follow up work No max storey height • Floor space permissions • Basement height • Upper storey massing 42
Follow up work 5m (16.4ft) max storey height • Floor space permissions r e d u c e d m a s s i n g • Basement height • Upper storey massing 43
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