HomeMy WebLinkAboutCSD-15-025 - Residential Intensification in Established Neighbourhoods Study - Corporate Project-Residential Infill Guidelines
REPORT TO: Planning & Strategic Initiatives Committee
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DATE OF MEETING: March 30, 2015
SUBMITTED BY: Alain Pinard, Director of Planning
PREPARED BY: Brandon Sloan, Manager of Long Range & Policy
Planning, 519-741-2200 x7648
WARD(S) INVOLVED: All
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DATE OF REPORT: March 19, 2015
REPORT NO.: CSD-15-025
SUBJECT: Residential Intensification in Established Neighbourhoods
Study (Corporate Project: Residential Infill Guidelines)
______________________________________________________________________
RECOMMENDATION:
That staff proceed with the general project outline in Appendix A to Report CSD-
15-025 regarding the preparation of actions to further address residential
intensification in established neighbourhoods.
BACKGROUND:
In response to an ongoing dialogue about a growing number of development
applications that are occurring within existing, established neighbourhoods, Planning
staff delivered Report CSD-13-084 in August 2013. That report outlined actions
regarding residential intensification/infill housing. Subsequently, a Council resolution
from May 5, 2014 and Report CSD-14-090 identified that Council requested that a
Report CAO-15-003 and
lan, a new Corporate Project was added for
2015-16 titled Residential Infill Guidelines.
REPORT:
As outlined and discussed through the August 2013 report
in existing neighbourhoods is a challenging issue that many growing municipalities are
facing.People often have different perceptions of intensification. It can occur at different
scales (from duplexing to large apartment buildings) and it is typically considered
through a variety of tools (not just guidelines). What intensification really means,is
change. We need to shape that change so that our community receives the positive
benefits. The elements of our existing neighbourhoods that make them great should be
respected while balancing future development.Although our approach is to direct most
of the growth to the Downtown, Nodes, Corridors, Rapid Transit Focus Areas, andsome
locations; there will always be development interests that will
propose or apply to build within an existing, desirable neighbourhood.
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
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Update on Previous Report
Report CSD-13-084 outlined
framework regarding intensification in existing areas involves changes to general and
location-specific land use policies, zoning, design guidelines and the development
process. Regarding the actions outlined in that report,staff has made significant
progress, including:
the new Official Plan includes enhanced policies regarding intensification;
updates to Zoning By-law definitions (i.e. Floor Space Ratio) were undertaken;
the issue of duplexing of semi-detached dwellings was addressed;
a review of the existing provisions of the Urban Design Manual was completed;
a best practice review of other municipalities was conducted; and
neighbourhood-specific policies, zoning and guidelines will be created for both
the Planning Around Rapid Transit Stations (PARTS) areas and in the future for
other neighbourhoods (such as Upper Doon, Lower Doon, Bridgeport, etc)
New Corporate Project
recently added to the Corporate Business Plan as a
Corporate-level project for 2015-16
guidelines are only one tool to address the issue. Planning staff suggest that the project
must provide
recommendations for zoning, design guidelines, the development process,
neighbourhood information and engagement and
to Intensification
somewhat flexible and, in the end, not always strictly adhered to. Therefore, it is
important to consider the complete package together.What also needs to be clear is
that even after creating enhanced zoning, guidelines and information; since Kitchener is
a desirable place for growth, there will continue to be development proposals and
applications to amend the planning framework. Challenging decisions will still need to
be made; however, staff, the community and the development industry would have
more clear direction as to the expectations within existing areas.
T
project in order to help determine the exact scope of work and ensure the final
deliverable is as expected. We need to confirm the geographic extent (central
neighbourhoods, suburban, heritage, city-wide?), the type of dwelling units to
investigate (singles, semis, apartments?), the design issues (height,
setbacks/stepbacks, streetscape, parking, other compatibility items), and other matters.
A general outline of the suggested process for the project is contained within Appendix
A. In addition to having a stand-alone study with recommendations, the results will also
be implemented in the PARTS, CRoZBy, and Urban Design Manual Review projects in
2016 and other future neighbourhood specific initiatives.
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Existing Infill Design Guidelines
While the Study is being undertaken to enhance zoning, design guidelines, and provide
additional community information; we can continue to utilize the existing design
guidelines for infill and intensification. Similar to the preparation of the new Official Plan
which added or enhanced existing Official Plan policies for this topic, there are existing
guidelines already in place that can be utilized until they (or the process) is further
strengthened. An excerpt of the existing Infill Development guidelines and the Central
Neighbourhoods section from the Urban Design Manual are included in Appendix B.
Also, the new PARTS Urban Design Brief and PARTS Official Plan Amendment from
2014 provide direction for the consideration of infill/intensification development within
the rapid-transit station areas.
ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN:
This project relates to progress on the community priority, DEVELOPMENT.
FINANCIAL IMPLICATIONS:
The cost of the study is to be determined but would come from a currently funded
Planning Studies Growth (Development Charges) account.Council will be involved in
the Terms of Reference for the work and consultants would be hired in accordance with
the procurement by-law and corporate practices.
COMMUNITY ENGAGEMENT:
INFORM This
advance of the council / committee meeting. The project outline was informed by
comments from the community in recent years. CONSULT The preparation of this
project will involve consultation with the public and development industry through a
variety of forms. This will be further determined through the Terms of Reference.
CONCLUSION:
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law, Urban Design Manual, and Planning Around Rapid Transit Stations that all would
include some components related to the issue of intensification in existing areas (among
many other issues). There is merit in immediately preparing and completing a study that
analyzes options and provides specific actions and products to further assist in dealing
with intensification applications and community information in established
neighbourhoods. This would inform and help complete several broader divisional and
corporate projects within the Corporate Business Plan.
REVIEWED BY:
Della Ross, Manager of Development Review
Janine Oosterveld, Manager of Site Development and Customer Service
ACKNOWLEDGED BY:
Michael May, Deputy CAO (Community Services)
Appendix A General Project Outline
Appendix B Excerpts Urban Design Manual re: Infill Development
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Appendix A General Project Outline
Residential Intensification in Established Neighbourhoods Study
Consultant Study Report/Study to
Terms of Reference
Commitee/Council
[June 2015-February
[April-May 2015]
2016] [Spring 2016]
Council involvement via
Engagement
potential Strategy Session
item or other method
Includes:
-Design Guidelines
-Recommendations for zoning
-
-Recommendations for process
and citizen engagement
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Appendix B
re: Infill Development and Central Neighbourhoods Development
Section 4.1 (page A-13)
Central Neighbourhoods
Goal
To ensure new infill development is compatible with the existing neighbourhood.
Design Guidelines
4.1.1 Character
(building height, scale and location), building design principles and streetscape
elements.
tive, pedestrian-friendly streetscapes.
particularly along transit routes, with parking in the side or rear yards. Vehicular parking
should not detract from the character of the neighbourhood.
opportunity for contrast and variety.
existing façade openings, and the proportion of opening to wall.
articulation, window openings and building entrances.
Provide
effective screening techniques where not possible.
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scale signage, artistic design elements and decorative lighting.
4.1.2 Built Form
Consider specific massing options that establish an appropriate relationship to the
surrounding built form.
ngs close to the street particularly at street intersections. Respect the
traditional building line.
is created through appropriate building massing in relationship to the street width (the
height to street width ratio).
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Emphasize the base sections of taller buildings through appropriate building
setbacks/stepbacks.
massing (building heights) for sites with multiple buildings.
4.1.3 Amenities
possible.
lings, provide on-site amenities such as play spaces, recreational
facilities and landscaped outdoor seating areas.
and rooftop decks.
te short term and long term bicycle parking.
enhance identity and public realm quality.
City Design Standards and Policies
Design Guidelines for Downtown
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Section 6.2 (page A-31)
Infill Development
Goal
To ensure infill development complements existing buildings and neighbourhood
character.
Design Guidelines
compatible with adjacent structures. New
buildings should respect the established heights and setbacks in the neighbourhood.
building mass, design features and materials.
existing façade openings, the proportion of opening to wall and vertical articulation.
building features such as cornices, gable heights, porch elevations, similar roof pitches
and other defining elements.
s using elements found within the
existing neighbourhood (porches, dormers, bay windows, roof pitches, etc.).
mechanical equipment, air conditioning equipment/units, and balconies are well
integrated into the building design and do not negatively impact the streetscape.
buildings.
spects the existing
neighbourhood condition. Vehicle parking should not dominate front yards and should
not detract from the character of the neighbourhood.
City Design Standards and Policies
-law 85-1
PART C
Landscape, Lighting, Parking, etc standards
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