Housing Types and Land Use Background Handout

Transcription

1 Anniedale- Tynehead NCP Housing Types and Land Use Background Handout City of Surrey CAC Handout September 2009

2 Anniedale-Tynehead NCP Housing Types and Land Use Table 1 Typical Residential Land Use Options This handout provides a general summary of Housing Types, and Land Use Designation levels for informational purposes only and should not be construed as a complete summary of all Residential Land use options and density levels available. A. Residential Land Use Planning Planning for new communities should encourage the development of a variety of housing types, densities, (gross density and net density) and more compact housing forms that will provide a variety of housing options while still promoting a strong and unified residential character. These Land Uses should support the Sustainable Planning Principles developed by the City of Surrey and the Citizens Advisory Committee (CAC). B. Sustainability Principles (Residential) Consider the draft Sustainability Principles developed for Residential Development and Building Form, identified below: Anniedale-Tynehead will provide for a variety of housing types, densities and forms to accommodate a range of lifestyles and housing choices for people across the spectrum of family type, age and income; The NCP will recognize and protect the character of existing established residential subdivisions until such time as the owners agree to redevelop. To avoid the piecemeal redevelopment of these established areas, the NCP will include design guidelines and implementation policies including minimum redevelopment parcel sizes and phasing; Higher density residential development will be planned in and adjacent to commercial areas, especially in the centres/villages, where mixed uses are encouraged; The NCP will provide for densities that make servicing feasible while also respecting environmentally sensitive and ALR transition areas. Benchmark Objectives Provide a diversity of housing types and tenures to accommodate the widest range of individuals; Increase housing options for people at a variety of income levels and family types; Allow as many dwellings as possible to address the street; Encourage walking, transit use and cycling to local destinations and reduce car dependence; Include on-street parking, street trees, swales/boulevards, and sidewalks; Establish front-yard setbacks that will ensure a clear definition between private and public space; Encourage design that respects, climate, the environment and landscape while maximizing opportunities for views, natural ventilation, and solar access; Enhance public safety through environmental design (CPTED) principles; and Provide options for choice of tenure (rental/home ownership).

3 - 3 - C. Residential Land Use Designations, Densities Levels, and Housing Types The following section provides an overview of housing forms and related densities. It has been developed to assist the CAC in understanding basic Land Use options and density levels of a Land Use plan. Plan View Suburban Area Aerial View 1. Suburban Residential (Estates) (1-4 upa) In keeping with the objective of providing a variety of housing types and sizes, some large Single-family detached (Estate) homes on one acre or half-acre lots up to a maximum density of 4 units per acre may still be maintained within Anniedale-Tynehead NCP. Typical Estate Building Form 2. Low Density Urban Residential (6-10 upa) Plan View Low Density Area Low density housing is generally associated with Single-family homes (with and without ancillary and/or coach house units) and duplexes on lots of approximately 371.6m2 to 414m2 (4,000 to 4,500 sq. ft.) up to a maximum of m2 (6,000 sq. ft.). These can be developed with and without lanes at densities between 6 and 10 units per acre, with a desirable density of 8 units per acre or above. Aerial View Typical Building Single-Unit Form

4 - 4 - Plan View Medium Density Area 4. Medium Density Urban Residential (10-15 upa) Medium density can consist of single-family residential homes in more compact neighbourhoods and two-family dwellings (i.e., duplexes) on narrow 270m2 to 360 m2 (3,000 to 4,000 sq. ft.) lots with service lanes at densities between 10 and 15 units per acre, with a desirable density of 12.5 units per acre or above. Coach houses and Secondary units may also be part of this range of housing types. Typical Duplex Form Compact Multi-unit Form 3. Medium-High Density (15-25 upa) Medium-high density development can comprise semi-detached single-family duplexes, triplexes, and fee-simple row houses. At the higher density range, integrated townhouse developments are permitted between the ranges of 15 and 35 units per acre, with a desirable average density of 20 units per acre. Ground-oriented units can be promoted in this form of development. Plan View Medium-High Density Area Semi-detached Duplex Development , per du Row House Development

5 High Density Urban Residential (25-45 upa) Plan View High Density Area In Anniedale-Tynehead, high-density residential development would likely be in the ranges of 25 and 45 units per acre with a desirable average density of 35 units per acre. High-density areas are comprised of stacked townhouses, row houses, and/or garden apartments. 32, per du 40, per du Ground Oriented Apartments Walk-up Apartments Ground Oriented Row-Houses Plan View Mixed Use Area 6. Mixed-Use Main Street Special Residential (25-45 upa) High-density residential units of densities between 25 and 45 units per acre are permitted within the context of a mixed-use neighbourhood and with desirable average densities of 35 units per acre and commercial floor area. A Main Street district may serve as the heart, or central locale; first for the Anniedale-Tynehead community and ultimately, for the South Port Kells region as a whole. In a main street residential village area, residential units are designed to visually and functionally integrate with commercial uses. The external design of buildings is oriented to the pedestrian realm, with a direct and close connection to the public sidewalk. All parking is typically provided via rear lanes, underground, or on the street. Mixed Use Walk-up Apartments Live/Work Row Houses 1,200 per du Res 500 Com 1,200 per du Res 5,000 Com

6 LESS COMPACT MORE COMPACT D. Density Mixing and Transitioning Single detached Semi detached While some neighbourhood areas might account for density on a case by case basis, each block can be a mix of several different densities and household types, carefully fit together and transitioning into the next. Even a single development site can be a mix of densities and uses. TRANSITION LOW DENSITY Joined court (zero lot line) 6 10 Duplex MEDIUM DENSITY Row House Triplex Smarter development standards can apply a blend of lot sizes and shapes, minimum front setbacks and garage setbacks; while conventional development standards typically apply a uniform lot size, large front setbacks, with garages in front of houses. Smarter community development land use patterns may be based on commercial and civic amenity service or village centers surrounded by mixed use areas, transitioning into surrounding area with high-medium and lower density residential developments (See example below). Back-toback semidetached MEDIUM-HIGH DENSITY Quad-plex Stacked Row House HIGH DENSITY AND MIXED USE 30 Stacked Row House 2 Bay Ground Oriented Apartment Walk-up Apartment

7 E. Residential Cluster Development Sample Plan with the Land approach in Streamside/sensitive locations 1. Cluster Housing Cluster Development refers to the practice of clustering or grouping new development on one area of land, so that the remaining lands can be protected through conservation easements, parkland and/or land trusts. In the context of residential development, cluster development is simply a site planning technique where residential dwellings are grouped closer together in one or several portions of the site, to leave a significant area of the site as open space or ecologically sensitive lands or for public use. 2. Details of Cluster Development Cluster Development is a plan with the land approach that moves away from the checkerboard conventional subdivision pattern. Instead of following the prescribed minimum subdivision standards in the regulations, the sizes of the lots in a cluster subdivision are significantly reduced and the shapes of the lots are varied. Since the intent is not to create more lots (increasing density) than is possible by a conventional subdivision, the saving of the un-utilized land in a cluster subdivision from the reduced lot sizes will be set aside for open space preservation purposes or to achieve the intended objectives of the Ecosystem Management Plan. Cluster development is essentially a transfer of development entitlement or density from one part of the site to concentrate the development in another part of the site which increases overall greens space and opens recreational spaces. 3. Application of Cluster Development Conventional Residential Subdivision Plan Cluster Development Example with increased Open / Green and/or Recreation Space The cluster development design may apply to single family lots or to multiple residential developments by concentrating the dwelling units in multiple family buildings into smaller portions of the site so as to leave much larger open spaces in between, and reduce building footprints. In order not to lose density while setting aside a significant portion of the site for open spaces, a cluster development may contain different building forms, such as row houses, or even walk up apartment buildings, in addition to or in place of the single family building form. A cluster development usually sets aside at least 40% of the site area for open space. A lesser amount may make cluster development meaningless, while a significantly larger proportion of site area set aside for open space would result in denser building forms than single family dwellings.

8 F. Glossary Building footprint The outline of a building on ground level, or the 2 dimensional form it creates on a site. Density the amount of residential, commercial or industrial development permitted on a parcel of land. It is usually measured in dwelling units per acre (u.p.a) or floor area ratio (F.A.R). Detached housing A single dwelling unit that stands alone on an individual parcel (lot). Floor Area Ratio (F.A.R.) A density measure expressing the ratio between a building's total floor area and its site coverage. To calculate F.A.R., the gross square footage of a building is divided by the total area of its lot. F.A.R. conveys a sense of the bulk or mass of a structure, and is useful in measuring nonresidential and mixed-use density. Garden Apartment A unit in a low-rise apartment complex that includes a substantial amount of open, usually landscaped ground. Gross density A units-per-acre (upa) density measurement that includes in the calculation, land occupied by public rights-of-way, recreational, civic, commercial and other non-residential uses. Net density A units-per-acre (upa) density measurement that includes in the calculation only land occupied by residential uses. It does not include streets, parks or other uses. Service lane A narrow street that allows access to the interior of a block for parking and other service functions. Townhouse, Row house or Attached housing Dwelling units in a group of 2 or more, sharing a common wall or walls with neighbouring units and separately owned. Often Units have a front and rear entrance.