[PPT] - URBAN INFILL STUDY Update on Stage 3 May 6, 2019 Agenda PowerPoint Presentation

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URBAN INFILL STUDY

May 6, 2019

Update on Stage 3

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Introduction
Stage 3 update
Next steps
Recommendations

Agenda

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WALMSLEY LAKE MILL LAKE RESERVE

N RD.

MT. LEHMAN RD.

P E A R D O N V I L L E R D . TOWNLINE RD. M A R S H A L L R D . F R A S E R H W Y . PEARDONVILLE RD. OLD YALE RD. SOUTH FRASER WAY BLUERIDGE DR. U P P E R M A C L U R E R D . M A C L U R E R D . D O W N E S R D . C L E A R B R O O K R D . GLADWIN RD. HUNTINGDON RD. KING RD. MARSHALL RD. EMERSON ST. PEARDONVILLE RD. MACLURE RD. T R A F A L G A R S T. B O U R Q U I N C R . WARE ST. TRETHEWEY ST. M ACL U R E R D . O L D R I V E R S I D E R D . D O W N E S R D . M CC A L L U M R D .

HWY. NO. 11

E L M W O O D D R . L A B U R N U M A V E . WRIG CLEARBROOK RD. SOUTH FRASER WAY GLADWIN RD. OLD CLAYBURN RD. MCKEE RD. B L U E J A Y S T . BATEMAN RD. RIVERSIDE RD. VYE RD. SUMAS WAY S U M A S W A Y ANGUS CAMPBELL RD. O L D Y A L E R D . MCMILLAN RD. M C K E E R D . YORK RD. WHATCOM RD. HW Y . N O . 1 VYE RD. TOWNLINE RD. PEARDONVILLE RD.

HWY. NO. 1

MARSHALL RD. D . W H A T C O M R D . O L D C L A Y B U R N R D . SUMAS WAY H W Y . N O . 1 GEORGE FERGUSON WAY G E O R G E F E R G U S O N W A Y GEORGE FERGUSON WAY SOUTH FRASER WAY M C C A L L U M R D . MACLURE RD. O L D Y A L E R D . D e L A I R R D . L OWE R S U M A S M O U N T A I

New Neighbourhoods

Special Study Area B Special Study Area C Special Study Area D

South Poplar

H i g h w a y N

. 1

So uth F r a s e r Wa y M c C a l l um Rd

Urban 3 Infill

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Infjll Housing

Single detached dwellings
Duplexes
Accessory units

Urban 3 Infill

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Background

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Options

3

Regulations

Process

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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

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Stage 3

(reduced)

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(as directed by Council)

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Work completed since July 23

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Stakeholder fjndings
Market testing
Follow up work

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Work completed since July 23

Stakeholder fjndings
Market testing
Follow up work

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Stakeholder findings

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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

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Work completed since July 23

Stakeholder fjndings
Market testing
Follow up work

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Market study

Tested infjll options using developer pro formas
Completed by Urban Systems (Oct. 2018 - Feb. 2019)
Land economics group

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Demolition Construction Servicing Contingency Land purchase at market value + transfer tax Professional City fees Insurance Other Profjt

Project viability

r
r

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Market study

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Findings

Subdivision, conventional Duplex Subdivision, narrow Rebuild

(existing zoning)

Viability

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Findings

Subdivision, conventional Duplex Subdivision, narrow Rebuild

(existing zoning)

July 23 draft regulations

Viability

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Findings

Subdivision, conventional Duplex Rebuild

(existing zoning)

Subdivision, narrow

Add basements and increase floor space (from 0.45 to 0.5 FSR)

Viability

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Increase floor space (from 0.45 to 0.5 FSR)

Proposing

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Subdivision, conventional Duplex Rebuild

(existing zoning)

Subdivision, narrow

Findings

Better balance between housing options Viability

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Work completed since July 23

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Stakeholder fjndings
Market testing
Follow up work

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Floor space permissions
Basement height
Upper storey massing

Follow up work

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Follow up work Follow up work

Duplex

(540 m2 lot)

0.5 FSR 0.45 FSR ~3,000 ft2 ~2,000 ft2 ~2,200 ft2 ~1,400 ft2 ~1,600 ft2 July 23 Proposing

Basement height
Upper storey massing
Floor space permissions

~3,600 ft2 ~4,000 ft2 ~2,600 ft2 25

Subd., conven

(300 m2 lot)

Subd., narrow

(300 m2 lot)

Rebuild

(540 m2 lot)

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Follow up work

0.5 FSR 0.45 FSR ~3,000 ft2 ~2,000 ft2 ~2,200 ft2 ~1,400 ft2 ~1,600 ft2 July 23 Proposing

Basement height
Upper storey massing
Floor space permissions

~3,600 ft2 ~4,000 ft2 ~2,600 ft2 26

Duplex

(540 m2 lot)

Subd., conven

(300 m2 lot)

Subd., narrow

(300 m2 lot)

Rebuild

(540 m2 lot)

no basements

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Follow up work

0.5 FSR 0.45 FSR ~3,600 ft2 ~4,000 ft2 ~2,600 ft2 ~4,000 ft2 ~2,000 ft2 ~2,200 ft2 ~1,400 ft2 ~2,200 ft2 July 23

Basement height
Upper storey massing

Proposing

Floor space permissions

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Duplex

(540 m2 lot)

Subd., conven

(300 m2 lot)

Subd., narrow

(300 m2 lot)

Rebuild

(540 m2 lot)

with basements

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Follow up work

Floor space permissions
Upper storey massing
Basement height

July 23: 0.8m (2.6ft) max basement height

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Follow up work

Floor space permissions
Upper storey massing
Basement height

0.8m (2.6ft)

July 23: 0.8m (2.6ft) max basement height

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Follow up work

Floor space permissions
Upper storey massing

Proposing: 1.4m (4.6ft) max basement height

Basement height

July 23: 0.8m (2.6ft) max basement height

1.4m (4.6ft)

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Follow up work

Street PL

Floor space permissions
Upper storey massing
Basement height

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Proposing: 1.4m (4.6ft) max basement height July 23: 0.8m (2.6ft) max basement height

1.4m (4.6ft) g r a v i t y s e w e r

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Floor space permissions
Basement height

Follow up work

Upper storey massing

S t r e e t

Min. 1.2m (4ft)

side setback

80% of 1st storey fmoor area

Min. 1.2m (4ft)

side setback

Min. 1.2m (4ft)

front setback

July 23: Upper setback from front and sides

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Floor space permissions
Basement height

Follow up work

Upper storey massing

July 23: Upper setback from front and sides Proposing: Upper setback from front or side(s)

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Follow up work

Floor space permissions
Basement height
Upper storey massing

S t r e e t

80% of 1st storey fmoor area

Scenario A - Front

Proposing: Upper setback from front or side(s)

Min. 1.2m (4ft)

front setback

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Follow up work

Floor space permissions
Basement height
Upper storey massing

S t r e e t

Proposing: Upper setback from front or side(s)

80% of 1st storey fmoor area

Scenario B - One side

Min. 1.2m (4ft)

side setback

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Follow up work

Floor space permissions
Basement height
Upper storey massing

S t r e e t

Proposing: Upper setback from front or side(s)

80% of 1st storey fmoor area

Min. 1.2m (4ft)

side setback Scenario B - One side

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Follow up work

Floor space permissions
Basement height
Upper storey massing

S t r e e t

Proposing: Upper setback from front or side(s)

Scenario C - Front and one side

80% of 1st storey fmoor area

Min. 1.2m (4ft)

front setback

Min. 1.2m (4ft)

side setback

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Follow up work

Floor space permissions
Basement height
Upper storey massing

Scenario C example

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Follow up work

Floor space permissions
Basement height
Upper storey massing

Upper storey (left) set back from lower storey

Scenario C example

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Follow up work

Floor space permissions
Basement height
Upper storey massing

Upper setback measured from structural posts

Scenario C example

Upper storey (front) set back from porch below

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Follow up work

Floor space permissions
Basement height
Upper storey massing

2nd storey 1st storey

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Follow up work

Floor space permissions
Basement height
Upper storey massing

No max storey height

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Follow up work

r e d u c e d m a s s i n g

Floor space permissions
Basement height
Upper storey massing

5m (16.4ft) max storey height

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Follow up work

r e d u c e d m a s s i n g

Floor space permissions
Basement height
Upper storey massing

3.7m (12ft) max storey height

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Follow up work

r e d u c e d m a s s i n g

Floor space permissions
Basement height
Upper storey massing

proposing 4.3m (14ft) max storey height

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Follow up work

Floor space permissions
Basement height
Upper storey massing

proposing 4.3m (14ft) max storey height

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Regulations

Duplex Rebuild Garden Suite Subdivision

(conventional)

Subdivision

(narrow)

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0.50 FSR

Max. density

July 23 Draft Proposed

0.45 FSR 8.5 m (28 ft)

Upper storey setbacks

1.2 m (4 ft) front and sides

Basement height above grade

Up to 0.8 m (3 ft) above grade

Upper storey fmoor area

Up to 80% of lower storey

Rebuild

8.5 m (28 ft) 1.2 m (4 ft) front

r side(s)

Height

Up to 80% of lower storey + 4.3 m (14 ft) max storey height Up to 1.4 m (4.6 ft) above grade

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measured from lower storey exterior wall or porch structural posts

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Duplex Rebuild Garden Suite Subdivision

(conventional)

Subdivision

(narrow)

Regulations

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Basements - Yes Accessory units - No

Duplex

Max. density

July 23 Draft Proposed

0.45 FSR 8.5 m (28 ft)

Min. lot width

and area Basements and accessory units Max garage and driveway width

Single-wide per unit and joined 0.50 FSR 8.5 m (28 ft)

Height

Single-wide per unit and joined 550 m2 (5,900 ft2) 18 m (59 ft) 550 m2 (5,900 ft2) Basements - No Accessory units - No + same massing controls as rebuilds 18 m (59 ft)

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Duplex Rebuild Garden Suite Subdivision

(conventional)

Subdivision

(narrow)

Regulations

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Up to 1.4 m (4.6 ft) above grade

Max. density

July 23 Draft Proposed

0.45 FSR 8.5 m (28 ft)

Min. lot width

and area

12 m (39 ft) Double-wide 0.50 FSR 8.5 m (28 ft)

Height

300 m2 (3,200 ft2) 12 m (39 ft) 300 m2 (3,200 ft2)

Subdivision, conventional

Double-wide + same massing controls as rebuilds

Basement height above grade

Up to 0.8 m (3 ft) above grade

Max garage and driveway width

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Regulations

Duplex Rebuild Garden Suite Subdivision

(conventional)

Subdivision

(narrow)

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Max. density

July 23 Draft Proposed

0.45 FSR 8.5 m (28 ft)

Min. lot width

and area

10 m (33 ft) Single-wide 0.50 FSR 8.5 m (28 ft)

Height

300 m2 (3,200 ft2) 10 m (33 ft) 300 m2 (3,200 ft2)

Subdivision, narrow

Garage - Single-wide

Max garage and driveway width Basements and accessory units

Basements - Yes Accessory units - No Basements - No Accessory units - No + same massing controls as rebuilds Driveway - Double

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Regulations

Duplex Rebuild Garden Suite Subdivision

(conventional)

Subdivision

(narrow)

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Max size July 23 Draft Proposed

55 m2 (592 ft2) Yes

Max height

One storey 12 m (39 ft)

Exempt from FSR?

4.5 m (15 ft)

Garden suite

Min. lot frontage
Min. lot area

540 m2 (5,800 ft2) + no basements and no stratifjcation 55 m2 (592 ft2) One storey 12 m (39 ft) 4.5 m (15 ft) 540 m2 (5,800 ft2) Yes

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Stakeholder follow-up

Development Advisory Committee
Support for the updated draft regulations and suggested a quicker

rezoning process for infjll projects

Canadian Home Builders’ Association - Fraser Valley
Support for the updated draft regulations and suggested a quicker

rezoning process for infjll projects

Realtors
Support for most of the changes, however there was concern about

the proposed FSR (0.5)

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Next steps

58 May 27, 2019

Bylaw introduction Public hearing Adoption Infill policies, regulations and guidelines Bylaw adoption First draft Refjned draft

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Recommendation THAT staff be directed to prepare Offjcial Community Plan Amendments, and Zoning Amendment Bylaws, based on the contents of this report, to implement the Urban 3-Infjll Study

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