Neighbourhood Planning and Design Standards Appendix

105 Pages·2015·4.14 MB·English

APPENDIX:
Neighbourhood Planning & Design Standards
August 2015

Table of Contents
1 . Document Overview
3. Appendix A: Land Use Allocation, Housing Mix & Density
7. Appendix B: NASP Process
8. Appendix C: NASP Template
73. Appendix D: Checklist/Evaluation
101. Appendix E: Fees

NEIGHBOURHOOD PLANNING & DESIGN STANDARDS
1 . Document
Overview
The following is an appendix to the Neighbourhood
Planning and Design Standards.
The purpose of this appendix is to provide
additional information and guidance for preparation
and submission of a Neighbourhood Area Structure
Plan
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NEIGHBOURHOOD PLANNING & DESIGN STANDARDS
Appendix A: Land Use Allocation, Housing Mix &
Density
Land Use Allocation Table Template
The template below is intended for calculating land use allocation in primarily residential areas and not mixed
use commercial/residential areas.
Table 1. Net Developable Area
Land Use Category / Component Area (Ha)
Gross Plan Area (minus)
Environmental Reserve
Major Streets (arterials)
Commercial Sites
Industrial Uses
High Schools & Sportsfields additional to MR
Special Land Use as determined by the City
Constructed Wetlands
(Net) Developable Plan Area:
Table 2. Residential Land Use
Residential Land Use Area (Ha) % of Net Number of
Developable Dwelling Units
Area
R1 Residential (Low Density)
R1C Residential (Carriage Home)
R1WS Residential (Wide/Shallow Lot)
R1A Residential (Semi-Detached Dwelling)
R1N Residential (Narrow Lot)
R1G Residential (Small Lot)
RLW Residential (Live-Work)
R2 Residential (Medium Density)
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NEIGHBOURHOOD PLANNING & DESIGN STANDARDS
R2T Residential (Town House)
R3 Residential (Multiple Family)
R4 Residential (Manufactured Home)
R1E Residential Estate
Other residential types, add here.
Total Residential:
Table 3. Commercial Land Use
Area (Ha) % of Net Developable Number of
Area Commercial Units
C2A Commercial (Regional
Shopping Centre)
C2B Commercial (District
Shopping Centre)
C3 Commercial
(Neighbourhood
Convenience)
C4 Commercial (Major
Arterial)
C5 Commercial (Mixed
Use)
Table 4. Industrial Land Use
Industrial Land Use Area (Ha) % of Net Developable Number of Industrial
Area Units
I1 Industrial (Business
Service)
I2 Industrial (Heavy
Industrial)
I1A/BSR (Light Industiial and
Business Service-Residential)
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NEIGHBOURHOOD PLANNING & DESIGN STANDARDS
Table 5. Other Land Uses
Other Land Uses Area (Ha) % of Net Developable Area
Community Amenity Sites
Temporary Care/Day Care/ Assisted
Living
Place of Worship
Other proposed community
amenity sites, add here
Open Space
Municipal Reserve (MR)
Public Utility Lot (PUL)
Environmental Reserve (ER)
Transportation
Collector Streets
Local Streets
Lanes
Other Uses
Emergency Service Site (ES)
Institutional Service Facility (PS)
Other uses, add here
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NEIGHBOURHOOD PLANNING & DESIGN STANDARDS
Notes:
1) Gross plan area is the total area of the NASP
2) Developable plan aera is used for the density calculation. Developable plan area is the gross plan area, less land for
ER; major roads (expressways and arterials); commercial sites; industrial uses; high schools and sportsfields additional to
municipal reserve land dedicated for these purposes; and, as determined by The City, special land use sites, constructed
wetlands and retention (wet) ponds, or portions thereof, that have high aesthetic values.
3) The number of mixed residential / commercial dwelling units is not included in the total residential calculation.
Separate mixed used residential / commercial density ranges are outlined in the MASP and corresponding area
redevelopment plan.
4) MR is a percentage of the gross plan area less the ER.
5) Density is measured in the number of dwelling units per developable plan area measured in hectares (du/ha)
6) Assumptions for dwelling unit density projections (intended as general guidelines):
a) Lots for conventional detached dwellings and detached dwellings with secondary suites are assumed to be on average
464 square metres with frontages of 13.25 metres and lot depths of 35 metres.
b) Lots for narrow lot detached dwellings are assumed to be on average 381 square metres with frontages of 10.40 metres
and lot depths of 36.6 metres.
c) Lots for semi-detached dwellings are assumed to be on average 595 square metres with frontages of 16.0 to 19.0
metres (minimum of 7.6 metres per unit and lot depths of 35 metres.
d) Low rise multi-family site density is assumed to be generally 35 dwelling units per hectare. The acutal density is not
prescribed in the LUB and is determined by the Development Authority at the time of development permit approval.
Depending on the actual densities achieved on the multi-family sites the neighbourhood density may vary slightly from
the calculated densities.
6) Multi-family dwelling units’ means three or more attached dwelling units.
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