Module 4: Residential Lot Standards

Question 1

The basic categories of dwelling units, the rationale behind the standards

Answer 1

Related to size of lot and its intended use

Conventional vs comprehensively planned developments

Question 2

Describe the Detached Housing and the various types found in this category.

Answer 2

Structures intended for the use of one household, or possibly one and a secondary individual or group (in-law suite). They are free standing on their own lot. Includes mobile homes.

Estate Lots

Larger; 650m2+
3-12dwellings per hectare (low density)
Large house, several parking spaces, accessory buildings, outdoor areas
Higher servicing costs

Conventional Lots

350-650m2 sites
12-22/ha
Get better lot area to local road ratio by using narrow roads
Can accommodate parking, accessory buildings, outdoor spaces, fairly large dwellings

Narrow Lots

Use where servicing and land costs are high
This lot type reduces costs over conventional lots
250-370m2
23-32/ha (higher density)
Fewer windows
Parking is incorporated into house
Built to max allowable height

Square Lots

Also reduces quantity of land needed by detached housing
250-440m2
18-30/ha
Servicing costs not lowered due to wide lot frontages
Advantages? Increased flexibility in house design, orientation of outdoor space

One-sided Lots (or Zero-Lot line housing)

Combines advantages of narrow and square
Can save in land servicing costs (blank wall on one property line)
Wide sideyard for outdoor space
Has easement on blank wall side for maintenance
18-30/ha
250-440m2

Mobile Home Subdivisions

Specially to accommodate single wide type models

2 approaches to mobile homes

Double wide virtually permanent installed on conventional subdivisions on lots ranging from estate to narrow

Home owners resist inclusion of mobile homes in their neighbourhoods

Solution? Create subdivisions designated for mobile homes
More dense (16-32/ha)
250-500m2

Compact comprehensively planned neighbourhoods can relate separate units to larger groups, creating a scale more in keeping with conventional neighbourhoods than what occurs when each mobile home is centered on its own lot

see https://docs.google.com/document/d/1XHE58WbZdAi3tEcIk4UVwd8enMFC1A320ZJjTCqx64g/edit

Question 3

when to use narrow lots?

Answer 3

where servicing and land cost are high and you want detached housing

it reduces costs over conventional lots

see https://docs.google.com/document/d/1XHE58WbZdAi3tEcIk4UVwd8enMFC1A320ZJjTCqx64g/edit

Question 4

advantage of square lot over conventional lot

Answer 4

reduces quantity of land needed

NOT reduced servicing costs however (due to wide lot frontages)

see https://docs.google.com/document/d/1XHE58WbZdAi3tEcIk4UVwd8enMFC1A320ZJjTCqx64g/edit

Question 5

advantage of one sided lots

Answer 5

Combines advantages of narrow and square
Can save in land servicing costs (blank wall on one property line)

Question 6

Describe attached housing and its various types

Answer 6

Any housing form which is ground oriented and shares at least 1 wall with an adjacent unit

Duplex

2 attached dwellings intended for 1 family each

Structure containing 2 dwelling units within one building located on a single lot and which is used or intended to be used as the residences for 2 families

Can be joined by a party wall (semi detached unit) or one on top of another

Each structure gets a front and rear yard and 1 side yard
Efficient use of land, reduced servicing costs over single family homes
18-32/ha
250-440m2 lot
Can have private outdoor space, individual identity

Triplex or quadplex

3-4 unit structures
Can have sideyards, others wil get a front or backyard
Each must get adequate access to natural sunlight
20-40/ha
200-400m2 lot

Linked Houses

Similar to single family except they share a party wall that has an uninhabitable space on at least 1 side (like a garage or carport)

Lots can be narrower; cut land costs
Looks like detached housing though
20-40/ha
200-400m2

Townhouses

Attached to neighbourhing houses by party wall that extends the depth of the dwelling
Parking is within the townhouse
Each townhouse is contained on an individual lot
20-55/ha
150-400m2 (i guess this means savings in land costs?)

Rowhouses

Similar to townhouses except parking is no longer directly related to unit; its underground in garages or on a common off-site surface lot
Higher density! 32-80/ha
100-250m2

Patio Houses

L or U shapes structures surrounding a private outdoor room
Low building heights (sunlight access)
1 or 2 walls shared with adjacent units
Parkling is usually off-site
20-80/ha
100-400m2

see https://docs.google.com/document/d/1XHE58WbZdAi3tEcIk4UVwd8enMFC1A320ZJjTCqx64g/edit

Question 7

unique advantage of linked houses

Answer 7

they cut costs by being narrow, but still look like detached housing

Question 8

Describe multi-family housing and its types. Key difference with these from others?

Answer 8

Stacked Townhouses

Similar density to apartments
50-200/ha
Still has separate identity through individual exterior entrances
Entrances for different units will be on different floors sometimes

Low-Rise apartments

2-3 stories
50-200/ha
Doesnt need elevators
May be conventionally planned

Mid-Rise Apartments

4-7 stories
Needs elevators
125/ha

High-Rise Apartments

7+ stories
200/ha

They are Developed by comprehensive planning

Question 9

How can reducing of overall costs of residential development be achieved?

Answer 9

Take advantage of recommended standards which relate the amount of land and other amenities provided to the type of dwelling constructed

Question 10

Types of standards of residential development

Answer 10

Lot size / unit, adequate space for various household activities, etc

Dwelling type (differing provisions for conventional subdivision developments vs comprehensively planned developments)

Question 11

How are the preferences of expected market groups determined?

Answer 11

In the Community Plan: analyze demographic factors, community size, income, economic conditions

Question 12

What do Lot Standards include?

Answer 12

Minimum lot size

The practical application of proposed density
Number of lots created on a ha ultimately determines number of dwellings
Determines range of possible housing forms, type of people who want to live there
Must conform to workable developments already built

Minimum lot width

Minimum setback must be accomodated and still allow a building with workable width, not too narrow

Suggested range of densities

Take into consideration road width, other site planning elements

Question 13

Where are net densities established?

Answer 13

Established at the neighbourhood design stage

Question 14

describe a Lot

Answer 14

a lot is any parcel, block, other area in which land is held or into which it is subdivided under LTA, Bare Land Strata Regulations (Strata Property Act)

Question 15

What do Site Standards entail?

Answer 15

Elements of placement of structures on the lot

Parking requirements

Should be a specified distance from usable open space area
1 parking space is minimum
Can be covered or not
Can be limited if steet parking is allowed

Setbacks

Light and air assurances
Privacy from view
Access for maintenance
Can reduce front setbacks using landscaping, fences, screens
Comprehensive planning also reduced setback requirements (it could include emergency vehicle access from secondary routes)

Sideyards

Not used for outdoor activities
1.5m wide or so
Serve as maintenance access area, indirect sunlight and air access
Emergency vehicle access
Too costly in land consumption for privacy reasons alone

Rear setbacks

Good for backyards! Deep

Usable outdoor space

Intended for outdoor living
One area, not separate outdoor areas
No steeper than 5%

Maximum coverage of the lot by all allowable buildings

Measurement of the % relationship of land under dwellings, accessory buildings to total site area
Does not include driveways, paved areas
Ensures sufficient space for outdoor activities, setbacks, on-site circulation
Can be about 45%; higher density can be 60%

Auxiliary accessory buildings

Used for activities normal to residential uses
Garages
Carports
Storage sheds
Workshops
Greenhouses
Can be free standing or attached to the dwelling
Only one story
Can be closer to property line than dwelling itself
In conventional planning, not allowed in front yard. In comprehensively planned, it can be near font property line

Limiting street parking

Parking restrictions
High density demands
Pavement width limitations

Question 16

Describe a Site

Answer 16

an area of land or surface of water consisting of one or more lots used as a unit devoted to a certain use or occupied by a building or structure or group of buildings or structures UNITED BY A COMMON INTEREST, USE, OR DEVELOPMENT

Question 17

what do dwelling standards entail?

Answer 17

Dwelling standards are listed by dwelling type, differing provisions for conventional vs comprehensive developments. It is regarding the design and siting of buildings with reference to adjacent development

Standards are listed by dwelling type

Dwelling size is limited by maximum dwelling floor area

Floor space ratio (FSR) and maximum building height

Question 18

What is maximum floor area?

Answer 18

greatest floor space which is allowed for a building or buildings on a land unit

calculated by multiplying the size of the zoning lot by the maximum FAR (floor area ratio)

Question 19

What is FSR?

Answer 19

floor space ratio

A calculation used to express intensity of use on a particular site

How much living space has been designed into the plans for a dwelling

Compares usable floor area of buildings with the site area

Not parking spaces, balconies, terraces or lofts

Measured to inside edge of exterior walls

Should be .60 in conventional subdivisions, attached housing can have up to .75

Comprehensively planned can get higher ratios

Question 20

What do recommended building heights do?

Answer 20

Strike balance between different pressures

Tall buildings: you get acceptable floor areas with minimum lot coverage

Small lot sizes, land cost savings

However, you get complications due to overshadowing adjacent outdoor space

Elevators take up room?

Building height measured from line connecting the midpoint of the front property line with the midpoint of the back property line through centre of site

see https://docs.google.com/document/d/1XHE58WbZdAi3tEcIk4UVwd8enMFC1A320ZJjTCqx64g/edit

Question 21

How to solve problems of high structures?

Answer 21

Use comprehensive planning!
It will consider problems of overshadowing
Staggered setbacks
Clustering
Stepped facades

Question 22

Considerations of Allowable slope?

Answer 22

Allowable slope

Natural slope of site dictates manner in which property may be developed

Over 20% slope? Only use comprehensively planned development
In estate lots, site of dwelling must be approved by local government

Question 23

General rules of thumb in standards?

Answer 23

As density goes up:
lot coverage allowance percentage goes up
maximum dwelling floor area goes up

Minimum lot size decreases (estate and conventional lots are largest, row houses and patio houses are the smallest; not counting multi home dwellings)

Row houses have smallest min width, then patio and town houses
Max building heights increase with attached housing

Question 24

Describe building envelope

Answer 24

includes all the building components that separate the indoors from the outdoors (exterior walls, foundations, roof, windows, doors)

That area of a lot which is left over after the setbacks have been deducted

There are usually specified minimum building envelope areas as well

It must be reasonable in configuration and adequate for the construction of a typical standard house plan

You must prove that a standard house can be constructed on the site

Standard design is provided in catalogue form by some of the major house design firms

Question 25

What do zoning bylaws regulate? What does this help do?

Answer 25

Zoning bylaws

Size of buildings AND lots
Their usage

Sets guidelines; help to align business objectives of developers (marketable plan) with maximum yield from land (planning objective)

Minimum lot size is more of a guideline than a standard; Approving Officer may relax specific requirements

Question 26

A general planning objective?

Answer 26

maximum yield of use from land

Question 27

How is privacy maintained in comprehensively planning developments?

Answer 27

Landscaping and screening

Question 28

Developers primary objective?

Answer 28

Create a marketable plan instead of producing a maximum yield

Question 29

How are lot sizes and shapes controlled?

Answer 29

Minimums:

Lot area
Frontage
Setbacks
Side yard
Side yard of flanking lot
Rear yard
Building envelope areas

Question 30

What does Minimum Lot Area do? Typical old standard? Newer standard?

Answer 30

Will help govern total density or yield of a development proposal

Range of dimensions that can be used are governed by a series of max and mins

Old standard
8700 square feet for a 66 X 132 foot lot
Or 722m2 for 19m X 38m
7200 square feet for a 60 X 120 foot lot

Newer standard
18m X 36m

Question 31

Minimum Frontage. What does it allow?

Answer 31

Lot frontage is that portion of the actual legal boundary of the lot that fronts onto the access road

Varies depending on lot configuration

For a straight road alignment with rectangular lot and 660m2 min area, min frontage is 18m

On irregular shaped lots?

Noted as a minimum that will allow a driveway, provision of utility services (can be much smaller)

Adequate site area in rectangular configuration for an adequately sized building envelope

Question 32

Minimum Setbacks. Typical size? Reasons for side setbacks? What is an exception?

Answer 32

The dimensions that determine the size of the building area or envelope on a lot
The front, rear and side yard setbacks

7m for front, 12m for back
So, dont build less than 7m from front property line for example

Movement, privacy space

pexception is Flankage

Side of a lot that abuts a road allowance on a corner lot
Side yard here is 2x as much

Dramatically affects size of building envelope; the reason corner lots are bigger than other lots

Question 33

Where is the minimum width of the building envelope derived from?

Answer 33

The standard rectangular lot with minimum frontage

(

Question 34

What is a way of explaining the minimum width of a building envelope?

Answer 34

It is the minimum lot width minus the 2 side yards

Question 35

Minimum depth based on?

Answer 35

Min depth is based on the building design requirement for the type of development being designed

Question 36

describe minimum lot dimensions

Answer 36

We can determine max width and max depth lots that can be considered in a design once we know the lot area, adequacy of the building envelope, setback requirements (the primary control)

Question 37

primary control of minimum lot dimensions

Answer 37

Lot area and adequacy of the building envelope, based on setback requirements

Question 38

Another control on max building envelopes?

Answer 38

Site coverage

A major factor in building design

Not a concern at time of subdivision design

In some situations, given the minimum building envelope, the min depth AND min width cannot be used together (given the setbacks)

Question 39

what to do if there is insufficient lot depth?

Answer 39

increase the lot width

YOU MUST CONSULT https://docs.google.com/document/d/1XHE58WbZdAi3tEcIk4UVwd8enMFC1A320ZJjTCqx64g/edit PAGE 19

Question 40

Considerations for corner lots?

Answer 40

Larger lot is recommended
On irregular lots, check that house plan will fit in envelope

Question 41

Requirements for lot sketches

Answer 41

Accuracy

Calculate approx lot dimensions and areas with reasonable accuracy

Total number of lots on preliminary plan require detailed calculation and layout by BC Land Surveyor

Will confirm minimum areas and widths

Question 42

Lots for a Cul-de-sac. What do they do?

Answer 42

Cul-de-sac functions

Relieve monotony of rectangular lots and grid system

Must still comply with required setbacks and areas, increased challenges

Important feature in neighbourhood creation

Command higher sale prices

Efficient from construction and servicing point of view

Less asphalt
Less curbing
Less length of sewer

Question 43

special challenges of cul de sacs?

Answer 43

efficiency in land use

Subdivision designers try to maximise area usage; use a variety of cul de sac shapes

Question 44

How to prepare cul de sac template?

Answer 44

Layout with respect to lot lines and building envelopes must be established

MUST SEE https://docs.google.com/document/d/1XHE58WbZdAi3tEcIk4UVwd8enMFC1A320ZJjTCqx64g/edit

Question 45

Steps for Cul-de-sac template creation

Answer 45

Prepare sketch that shows road ROW, centreline and circular
property line created by a cul-de-sac of required minimum radius

Construct another curricular line with radius which is the cul-de-sac radius plus the minimum front yard setback

The building setback line

Lots must be the minimum width at this point
Construct straight lines tangent to the setback curve
Length of line is the minimum lot width
\
Construct straight lines parallel to the side property lines at sideyard offset lines

Determine building envelope depth required to meet the minimum envelope size and plot building envelope

Plot minimum rear yard dimension and construct a preliminary rear yard boundary

Check the lot for minimum lot area requirements

Calculate by geometric shapes or by superimposing a standard sized minimum lot area on cul-de-sac

MUST SEE https://docs.google.com/document/d/1XHE58WbZdAi3tEcIk4UVwd8enMFC1A320ZJjTCqx64g/edit

Question 46

Variations of cul-de-sacs. When are panhandle lots necessary?

Answer 46

Corners Bulbs

Utilized to increase available frontage

Provides more lots

Constructed on same principles as a cul-de-sac

Template should provide a pattern for these lot configurations at corners

These lots are usually above minimum requirements; number of sides and requirements other than area

Not very efficient in terms of land use (less dense)
Offset by their improved marketability

MUST SEE https://docs.google.com/document/d/1XHE58WbZdAi3tEcIk4UVwd8enMFC1A320ZJjTCqx64g/edit

pan handles needed when

Not common
Overcomes difficulties in giving secluded lots legal access to municipal roads

MUST SEE https://docs.google.com/document/d/1XHE58WbZdAi3tEcIk4UVwd8enMFC1A320ZJjTCqx64g/edit

In some instances where large estates are being created with a central driveway or entrance, gateway provision has been made for a series of panhandle lots

Provides common core for access and services; seen as a viable method of subdivision

They are necessary when the land is abutting a natural watercourse (must be preserved) or land on a bluff. Also, when some highways are classified as restricted access, and access must be preserved to another road

Question 47

Explain the difference between lot frontage and lot width. Where are widths generally determined?

Answer 47

Lot Frontage

Portion of legal boundary of lot that ‘fronts’ onto main access road

Usually a min of around 18m, OR the minimum that will allow driveway and provision of utility services

Lot width

Width from property line to adjacent property line

Determined by municipal bylaws? Or subdivision design phase?
Lot Sketch. Confirmed by land surveyor

Minimum lot width can be measured back from the frontage on irregular shaped lots (cul de sacs)

Generally the narrowest point of the lot at the building envelope

Lot width and frontage can be same length if lot is rectangular

Question 48

Why is the maximum coverage specified for dwellings and out buildings?

Answer 48

Need a certain amount of outdoor space for activities, vegetation, possibly drainage

Remember: its the % relationship between area of land under dwellings and total lot size (includes accessory buildings)

A means of control to provide a consistent planning scheme in a neighbourhood

Question 49

Maximum dwelling floor areas (FSR) are specified to prohibit or control what aspect of dwelling design

Answer 49

Used to limit density in residential areas (not correct?)
Limits the amount of people a building can hold without controlling its overall shape

NO THEY ARE USED TO CONTROL HEIGHT

Question 50

check Figure 2.1 in the text and answer the questions (number 4 of self help questions)

Question 51

how do narrow lots get cost savings?

Answer 51

parking is in house
built to max height