Module 2: Intro to Planning Concepts Flashcards
What range of scale do the recommended standards deal with?
Neighbourhood layout to dwelling placement on a lot
What is a community plan? By which means?
Public document that sets out the goals of the community, direction the community has decided to follow, paths taken to pursue those goals
Could be a long range policy statement
A detailed 5-10-15 year series of objectives
It reflects a balanced concern for the physical, economic, social and governmental aspects of the community
May indicate proposed variation in densities of development and overall conceptual layout
There is a need for mixed housing styles as controlled urbanization of our environment occurs
By means of different land uses
what may a community plan indicate?
proposed variation in densities of development and overall conceptual layout
Decisions the community can make in planning process
Density and housing forms
Standards that provide guidance for the implementation of these choices from subdivision through building permit approval
What is a settlement plan?
Same as community plan, but done by Regional Districts for non urban areas
What does a Community Plan ensure? What is essential for it to succeed
Densities and housing types will reflect needs and objectives of the municipality
Must review projected demographic growth and demand for certain housing types
What is housing trend in BC determined by?
2 factors
Natural population growth
Projected to sow
Immigration
Projected to increase
Dominant form of future housing? What affects this trend?
Single family variety, being smaller, simpler, attached
Rising costs of construction, transportation, energy = smaller homes
Why is flexibility needed in community planning process?
Lack of certainty in demographic and economic factors
Where is the responsibility of provision of various housing types placed?
Individual or corporate developers
What are the first steps towards developing an acceptable pattern of growth in the community?
Consideration of housing preference
Demographic trends
Determination of areal requirements
Definition of neighborhood.
A collection of residential units; the elemental building blocks in the development of larger communities
Relatively self contained for day to day requirements (except for place of work)
focal points of neighbourhood?
elementary schools and corner stores
what do neighbourhoods consist of?
Conventional subdivisions or comprehensively planned developments
boundaries of neighbourhood?
Arterial roads or natural features are boundaries
conventional subdivisions vs comprehensively planned developments
Conventional subdivisions
Each lot is suited to development by individuals who must consider zoning and building standards
NO relationships to adjacent land uses
Comprehensively Planned Neighbourhoods
Require involvement of design professionals working for both developers and local government
Designs reflect considerations like light and wind patterns, interaction of adjacent buildings
Also considers problems of overshadowing, uses staggered setbacks, clustering, and stapped facades to minimize problems of overshadowing(?)
These permit higher densities and other cost saving advantages over conventional development
Can integrate community development goals
Childcare: facilities are needed because in more dense areas, no room for play areas (yards)
What else can community plans do?
Determine whether opportunities exist for comprehensive development
Development goals can be identified and integrated into the subdivision designs
What is a Neighbourhood Plan?
A more detailed concept prepared at a more local level to give direction of specific land use
Has zoning and street patterns
The Plan should blend and comply with the overall objectives of the Community Plan
Municipality should be aware of other development applications in the immediate area and give due considerations to these
May indicate proposed variation in densities of development and overall conceptual layout
What must be considered in the creation of a neighbourhood plan?
Existing land ownership
Development will proceed in a manner that is reflected by the shape of existing parcels of land
must not result in land lock parcels
Must meet basic overall community plan objectives, road layout and classification that has been established
Needs a site plan!
What is a site plan?
A detailed and specific proposal for a specific piece of land
Reflects accurately how the proposal is to comply with adjacent properties and long term objectives
Should show all the physical features of the site and outline each of the proposed lots to be created
May show park dedications and layout, open space scheme
What else should be checked as part of overall plans?
Zoning of property; does it have to be rezoned?
Rezoning can only occur if the proposed zoning is in conformity with the Official COmmunity Plan
Zoning standards
Does the proposed zone (ex: single family) conform to authority’s standards?
What sort of requirements could zoning have?
Individual lot sizes
Frontage size
House sizes and locations
Each land development proposal must comply with the requirements of the bylaws
Where are zoning requirements addressed?
zoning bylaws
What must the site plan show in relation to proposed lots?
How they are to be integrated with adjacent properties and demonstrate compliance with the appropriate zoning bylaw
Site analysis: Once an area has been identified for residential development, what must be done?
Evaluation of essential features. Includes:
Soil type
Subsurface conditions
Ground water levels
Topography
Slope
Climate
External or onsite development
Availability of access, water, power and other utilities
How should appropriate density be determined?
Reflect general community intentions, tempered by site characteristics
Should reflect the studies of demographic trends and projections and existing housing stock
What density is semi rural conditions? High rise?
Expressed as number of dwellings per hectare
3 dwelling per hectare
250+ dwellings her hectare
2 types of density
Gross Density
Applied to entire neighbourhood or large part of it
States the number of dwellings with respect to a land area which includes roads. Parking, services, parks, recreation facilities, schools, and commercial developments
Determined at early stage of planning
Net Density
Group of dwellings within a neighbourhoood
Some uses are excluded from land area
Arterial roads, schools, utility easements, parks, recreation facilities, commercial developments
Does include collector, local and cul de sac roads, local parking, and small areas of public open spaces
Which land areas are determined from the recommended standards based on gross density and the proposed housing mix?
Parks
Open space
Recreation
Schools
Commercial development
How is net density for residential uses determined?
Based on the specific types of dwellings to be built
What is the least dense dwelling type? most?
Detached estate lot
Highrise apartment
Orientation of dwellings based on?
Sun penetration
In winter, maximize light, passive solar energy gains, protect from cold winds
Prevailing winds
In summer, protect from excessive solar heating and gain exposure from cooling breezes
These depend on location within BC
Priority depends on which season is more extreme; is the local climates warm weather more oppressive?
Optimal orientation to the sun in BC?
10-20 degrees east of magnetic south
Temperate locales is 10 to 15 while colder should be 15-20 degrees end
Calculations should be made early in planning phase
In terms of orientation, Subdivison layout should strive to…
Orient residential streets in an east west direction
Site parks and schools with a southern aspect
Medium and highrise apartments should not overshadow other residential development
orientation and Subdivision layout in comprehensively planned subdivisions?
each structure is based on a thorough site analysis
Build near northern lot line, so outdoor space benefits from southern exposure
Staggered setbacks on norther-south streets to provide sunny outdoor areas
Lower housing forms located on south side of a cluster, higher types to the north
Windows on south and east walls, few on north wall
Which density type dwellings should be given priority allocation of lots in subdivision regarding orientations? Why?
Higher density dwellings
They have small outdoor spaces
Interior spaces are less easily manipulated
Strategies for wind exposure? Why? Direction of origin of water?
North and northwest winds
Block using land masses, in sloping terrain, vegetation, fences, berms, buildings
Air movement is heavily influenced by topography
Savings in energy expenditure
Where do local frost pockets form?
Where cold air tends to collect in hollows or at the base of slopes
What is detached housing? Characteristics?
Structures intended for the use of one household, possibly a secondary individual or group in an in-law suite
Free standing on their own lot
open space on all sides
no dwellings above or below it
a fixed place mobile home would fit this description
Types of detached housing?
estate lots
conventional lots
narrow lots
square lots
one sideyard lots (zero lot line lots)
mobile homes
see https://docs.google.com/document/d/1vSdC-fZspbS4jBbq_PFC32oRhZC0ZLTdtam0Zw3LsKs/edit
Types of attached housing?
triplex or quadplex
duplex
linked houses
townhouses
rowhouses
patio houses
Types of multi family dwellings?
stacked townhouses
lowrise apartment
midrise apartment
highrise apartment
How can overall costs of residential development be reduced?
Utilization of recommended standards related to amount of land and other amenities provided to the type of dwelling constructed
The type and size of dwelling should reflect preferences of the expected market groups
Determined by? Community Plan, demographic factors, community size, income, economic conditions
What do the recommended standards related to land and amenities do?
Set out minimum requirements with respect to lot size per unit to accommodate space for the various activities of the household
Some facets of Lot standards?
Minimum lot size and width
Typical range of net densities
- A max density can only be achieved in subdivisions where roadway width and other sites planning elements can be minimized
Lot coverage
Where are net densities established?
In the neighbourhood design stages for various areas designated for residential development
How are standards listed?
Listed by dwelling type
Different provisions for conventional subdivision developments, comprehensive developments
Different standards? Why are there different provisions for conventional subdivisions vs comprehensive developments?
Conventional vs comprehensive standards
Conventional:
For subdivision and subsequent sale of lots to individual builders
Comprehensive
Subdivision design and siting of buildings with reference to adjacent development
Which housing type and densities are most likely to be development comprehensively?
Stacked, townhouse developments with densities ranging 50-200 unit per hectare
Which detached housing types CANNOT be subdivided to conventional standards? Attached? Multi family?
Square lot and one sideyard lot\
triplex/quadplex, linked, row house, patio house
Stacked townhouse, medium highrise, highrise apartment
Which housing type CANNOT be subdivided to comprehensive standards?
estate lots
Another limit to conventional standards?
Slopes under 20 degrees can use conventional standards
Description of lot size, how it pertains to development
Lot size is the practical application of proposed density
The number of lots which can be created per hectare, determines number of dwellings
Size of lot determines housing forms, inevitably the type of people who live there
How are lot sizes for which standards are recommended determined?
Must conform to workable developments already built
Each category of housing has a minimum lot size
Must accommodate parking, accessory buildings (if allowed), outdoor space
Widths must not fall below a dimension where, at minimum lot size, the setbacks would produce a dwelling which is considered to be too narrow to be narrow
What are site standards?
Recommend elements of the placement of structures on the lot, parking requirements, usable space dimensions
what is allowable lot coverage max?
Indicates coverage of lot by all allowable buildings
Includes carports, etc
A % of land under dwellings to total site area
NOT PAVED SURFACES (terraces, driveways)
Are auxiliary accessory building allowed on roofs?
Aux buildings allowed on roofs
Quite limited in size (22-50, 100m2 on estate lots)
Some additional site standards
Accessory buildings
1 story
Closer to property lines
May not be permitted in front yards (conventional subdivisions)
They are like garages, carports, etc
Outdoor spaces
Each dwelling should have some
Must consist of one area, not 2 or more separate areas
No steeper than 5% slope
If steeper, need built decks and patios or grading of site
Should not be overlooked from public or semi public areas
Parking
Should be a specified distance from the boundaries fo usable open space area
Should not be enclosed from view of users of the outdoor space
Different parking requirements for each type of housing
Less parking requirements if parking is permitted on the street
More parking required for higher densities
Setbacks
Not as critical when development is done under comprehensive subdivision design
Use landscaping, fences, screens instead
Why might street parking be not allowed?
Parking restrictions
Heavy demand from density of overall development
Pavement width limitations
Trade offs with parking in comprehensive planning?
Additional parking space on-site with narrow roads vs wider roads and permitted street parking with less parking space on-site
What do setbacks achieve?
Assuring light and air to each dwelling
Privacy from public view
Access for maintenance purposes to all sides
Access for emergency vehicles
Conventional setbacks
A usable backyard
Comprehensively planned
reduced backyard as other areas can be used as well (front, back, side)
Conventional sideyards characteristics and uses? Limitations?
Only 1.5m wide
They are too expensive if too wide; use other means for privacy (frosted glass, louvers)
Except for estates! Of course, can be much wider
Serve as maintenance areas
Sources of indirect light, fresh air
Emergency vehicle access
what are Dwelling standards?
Determined by maximum dwelling floor area, floor space ratio (FSR) and maximum building height
what is FSR? Accepted FSR practice?
FSR expresses the intensity of use on a particular site
How much living space has been designed into the plans for a dwelling
Compares useable floor area of buildings with the site area
Does not include parking spaces enclosed within building walls, balconies, terraces, lofts
Measured to the inside edge of exterior walls
.60 for conventional subdivisions, .75 for attached housing, comprehensive planning gets slightly higher FSRs in many categories of housing
How are building heights determined?
Measured from a line connecting the midpoint of the front property line with the midpoint of the back property line through the centre of the site
see https://docs.google.com/document/d/1vSdC-fZspbS4jBbq_PFC32oRhZC0ZLTdtam0Zw3LsKs/edit
Strike a balance between 2 conflicting pressures in dwelling design
Tall buildings can allow acceptable floor areas while minimizing lot coverage
Means small lot sizes and minimized servicing costs
Compact dwellings means energy savings vs wide, low units
Cons
Tall structures overshadow adjacent outdoor space (makes them less desirable)
Allowable slope dictates? Comprehensive limits? Estates?
Dictates the manner in which the property may be developed
Comprehensive
Land over 20% slope only allowed for comprehensive development
(so, comprehenive allows for steeper slopes under developments)
Estate lot standards must be approved by an agent of the local government
What are zoning bylaws? What do they do?
Implements municipal and regional district land use planning visions expressed in official community plans and regional growth strategies
Supports community sustainability and resilience goals
They regulate lot sizes and types of housing, regulate how land, buildings, other structures may be used
Divides the whole or part of an area into zones, name each zone and establish boundaries of those zones
This will create a max density of new lots per hectare
Open Space characteristics? How are they determined?
Parks in several categories
Should be accessible to the intended user groups, by maximum acceptable walking distances
park characteristics determined by site characteristics and intensity of anticipated development, along with the DESIGN OF RESIDENTIAL NEIGHBOURHOOD
Area determined by projected population density of development, also reflects the housing mix
2 categories of parks in neighbourhoods
Local
Serve a group of dwellings
Linear parks
Walking, jogging, bicycle paths or utility easements
Decorative areas (landscaped buffersm grassed islands in cul de
sacs)
Tot lots
Under .25 ha
Playgrounds .25 - .15 ha
For preschoolers etc; should not be around major collector or
arterial roads
Mini parks
.25 - .15 ha
Uses oriented to needs of teenage, adult, elderly users rather than
children
Adjacent to housing
Neighbourhood
Serve about 1.5km in diameter
1.5 - 3 ha
Can include tot lots, playgrounds, passive areas, active games areas, playfields (soccer, baseball, etc), fitness and jogging, tennis courts
Not near martial roads to access
Designated during neighbourhood planning and designed to suggested standards
Community (MAY OR MAY NOT BE PRESENT)
Serves several neighbourhoods
Recommended as part of neighbourhood design and development
see https://docs.google.com/document/d/1vSdC-fZspbS4jBbq_PFC32oRhZC0ZLTdtam0Zw3LsKs/edit
When are standards for local parks lower? Why? When are they higher?
For lower densities of single family households
They already have onsite open spaces (front, back yards etc)
Higher for high density housing
They have less or no substantial private outdoor space, residents depend on communal play and open space
Which natural landscape lands are unacceptable for open space?
Floodplain lands, avalanche tracks, ravines
How can requirements for minimum standards for parks/open spaces be reduced?
Reduced in size if open space reserved for environmental reasons can accomplish the same goals
Parks can share boundaries with schools, reduce area requirements of both
Rural communities with large agri/range uses do not require high standards of park dedication as residential subdivisions
How will schools retain their relevance?
Their significance is decreasing due to household pattern changes
Increasing community use of educational facilities outside normal hours
How to determine school size? Size of school yards?
Demographic projections of school age children
Must reflect the housing mix planned for a neighbourhood and number of children in those households
3-5 hectares
Where should elementary schools be located? Workable number of kids per school? How are smaller schools feasible?
Centrally located in a residential area
Should help define a neighbourhood
Kids should be able to travel to and from by walking, biking
Should not cross major roads, arterial roads or large open spaces
400-600 students
Smaller is Feasible if adjacent to a park (neighbourhood or community type)
Where should secondary school be located? Size? Why is size bigger? How to reduce site requirements?
A fairly central location is recommended
Crossing of arterial roads is ok
Further travelling allowed
Can serve more than one distinct neighbourhood
Up to 20ha in size
Must accommodate additional facilities
Football field
Small stadia
Running tracks
Tennis courts
Reduce requirements by combining the school with a large community park
How to choose site for school? Where is a particularly useful location?
Look at the adjacent land uses
Large commercial areas, busy arterials are undesirable
Should minimize walking distances for students
Should be beside medium density family oriented housing, not senior living sites
Better to be locate on a collector road (can be designated as a bus route)
How does a municipality obtain land for parks/open spaces?
describe Section 941 of Local Government Act
found in Section 304: Exchange of Park Land
- vested in a regional district under section 941 [park land in relation to subdivision]
it is Provision of Park Land
Owner must provide without compensation, park land of an amount and in a location acceptable to the local government OR
Pay to the municipality or regional district an amount that equals the market value of the land that may be required for park land purposes
Must not exceed 5% of the land being proposed for subdivision
Subdivision must show the 5% dedication a parkland in the subdivision plan
Does not apply to
Subdivision by which fewer than 3 additional lots would be created
A subdivision by which the smallest lot being created is larger than 2 hectares or
A consolidation of existing parcels
Many other exemptions and rules
What is the Subdivision Control Bylaw?
Not sure
There are many
Where are these dedications portrayed? Which department may need to be integrated and consulted? What might be included along with designated park areas?
The site layout plan
Internal Parks Department, if it exists
Parks/open spaces may be integrated with storm water management schemes and policies
Form of ponds, lakes, holding facilities
Who may request that measures be taken by the developer to reduce impact of storm runoff on property?
Ministry of Environment
Federal Department of Fisheries
in depth explanation/summary of community plan and requirements to be of use
Public document; sets out the goals of community and its direction, the paths taken to it
Could be a long policy statement
5-15 series of objectives
Balanced concern for physical, economic, social and governmental aspects of community
Proposed variations in densities of development and overall conceptual layout
Housing types required to meet density goals and community objectives
Requires projected demographic growth and demand for housing types
in depth explanation/summary of site plan and requirements to be of use
a detailed and specific proposal for a specific piece of land
Reflects accurately how the proposal is to comply with adjacent properties and long term objectives
Should show all the physical features of the site and outline each of the proposed lots to be created
May show park dedications and layout, open space scheme
ITS A VISUAL REPRESENTATION OF THE PROJECT AREA
must show how they will be integrated with adjacent properties and demonstrate compliance with appropriate zoning laws
required in the creation of a neighbourhood plan
What is the difference between a neighbourhood and a community?
A neighbourhood
is a collection of residential units; building blocks in the development of larger communities
Relatively self contained for day to day requirements
Focal points = elementary schools and corner stores
Boundaries; = arterial roads and natural features
Made up of convential subdivisions or comprehensively planned developments
Conceptual layouts should blend and comply with community; integration is key
Zoning of community plan
Community
Consists of several or more neighbourhoods
Consists of a group of people living in the same place or having a particular characteristic in common
This group of people is involved in the planning process
Lets look at a community plan
Describes the long-term vision of communities
A statement of objectives and policies that guide decisions on municipal and regional district planning and land use management
This impacts community sustainability and resilience
If a community plan is adopted, all bylaws enacted or works undertaken must be consistent with the plan (however, does not commit the local government to proceed with any works or projects mentioned in the plan)
Contains certain plan statements and map designations, optional policy statements and development permit area designations
Densities are defined as either gross or net and in terms of either dwelling units or people. Of what value are densities in the planning process?
Gross density
Applied to whole neighbourhood or a large part of it
States the number of buildings with respect to a land area, which includes roads, parking, services, parks, recreational facilities, schools, commercial developments
Determines recommended allocations of land areas to parks, open space, recreation, schools, commercial development
Generally includes all types of land uses (parks, open spaces, etc)
Total population / gross total land area
Net Density
Group of dwellings in a neighbourhood
Some uses are excluded from land area
Arterial roads, schools, utility easements, parks, recreation facilities, commercial developments
DOES include collector, local, cul de sac roads, local parking, small areas of public open spaces
It is determined by the specific types of dwellings to be built
The number of people living in an area excluding parks, open spaces, other non residential land uses
Total population / total net residential land area
Number of units per acre within a specific land area devoted to residential purposes
Paramount importance
Determines how much land must be set aside for dwellings for a nunmber of people
How much area must be allocated for other uses (parks, open spaces, schools, etc)
Less park and open space needed for neighbourhoods with low density
Helps planners and designers understand the density of a population; make more informed decisions regarding land use and the built environment
compare high net density with high gross density
Comparison
High net density means many people living in apartments and homes
High gross density may mean many high density apartments and homes, but also large parks and spaces
How are zoning and density related for subdivisions?
Zoning bylaws regulate how land, buildings and other structures may be used
Zoning bylaws may control the number of lots per acre (or hectare) and the size of that zone
Zoning bylaws control individual lot sizes, locations, frontage sizes, parcels of land
Dwellings must conform to zoning
Zoning may control the height of buildings
Zoning may restrict the placement of commercial buildings, school, park etc
Zoning will reflect different types of residential uses in a community (single family, duplex, multi-family etc)
Can also prohibit certain uses in a zone
Zoning should reflect the total number of housing units needed over at least the next 20 years
common areas of regulation covered by zoning bylaws
how land, buildings, other structures are used
number of lots per acre/hectare
individual lot sizes
lot locations
frontage sizes
parcels of land
height of buildings
placement of commercial buildings, schools, parks, etc
prohibit certain uses in a zone
How are density and lot size related for subdivisions
Lot size
The practical application of proposed density
Number of lots which can be create per hectare
Determines the number of dwellings
Determines housing forms, inevitably the type of people who live there
Lot size per unit
Lots contain other structures than living (car ports, drive ways, easements, environmentally sensitive areas)
Lots must accommodate setbacks of a certain width
How are dwelling type and lot size related?
Size of lot determines type of dwelling that can exist
Must accommodate other spaces (frontages? Easements? Setbacks, driveways, carports)
Lot size directly affects housing type
What is the difference between a local park and a neighbourhood park?
Local park
Smaller, less ‘dramatic’ in a sense. 1.5 ha, 0.5km walking distances to them
They serve a small group of dwellings
Can be linear
Decorative areas
Tot lots
Avoid major collector and arterial roads
Mini parks
Lower standards
Lower densities of single family households
These dwellings already have onsite open spaces
Neighbourhood park
Larger; 1.5-3 ha
Serves larger area (1.5km diameter)
Includes tot lots, playgrounds, passive areas, active games areas, playfields, fitness and jogging, tennis,
Not near martial roads to access
Designated during neighbourhood planning and designed to suggested standards
Give the desirable size and location for the various types of schools in the planning process
Size for schools is determined by demographic projections of school aged children
Determined by housing mix planned for neighbourhoods, number of kids in those houses
3-5 ha
Elementary schools
Located centrally in residential area
Helps define a neighbourhood
Kids should be able to reach it by walking, biking
No crossing of major roads
400-600 kids
Place next to park to reduce open space needs
Secondary schools
Fairly central location
Crossing of arterial roads is fine
Further travelling by kids is allowed
Serves more than one neighbourhood
Up to 20ha in size
Must accommodate additional facilities
Football, stadia, running tracks, tennis courts
Combine with larger community park to reduce requirements
additional location criteria for schools
Away from busy roads, commercial areas
Look at adjacent land uses
Minimize walking distances
Closer to medium density family oriented housing, NOT SENIOR LIVING
Collector roads are actually really good (For buses)
