Proposed CBS Municipal Plan and Development Regulations Amendments for Backlot Development Municipal Plan Amendment No. 9, 2015 Development Regulations Amendment No. 13, Public Consultation Session June 10, 2015

Purpose of the Meeting To Explain  The amendment process  The amendments  What will be required  Receive input  Provide a property assessment checklist for property owners

Amendment Process Notice of Registration Registration Council Approval of Amendment Public Hearing Council Adoption of Amendment Provincial Review Consideration of Public Input Public Consultation session Council Decision to Proceed Research and Analysis

Purpose of the Amendments  To amend the Municipal Plan to accommodate the creation of “back lots” or “flag lots” in certain areas.  To amend the Development Regulations to establish standards and requirements for these lots.  To facilitate back lot residential development

Purpose contd.  Principle benefits  Development of underutilized land  Increase density  Efficient use of Town infrastructure (water, sewer, and services)  Address issues such as privacy for abutting property owners, stormwater management, and provision of services and utilities

What is Back Lot or Flag Lot Development?  Back Lot means a lot located behind another lot. A back lot contains two parts:  The lot which is the building site; and  The driveway which connects the lot to the street.

Driveway or Pole Lot or Flag Regular Lot

Back Lot Development Study The Study Involved:  Review of Municipal Plan Policy  Literature Scan  Consultations with Departmental Staff and others  Geographic Analysis The Report  Identifies benefits and challenges  Considers whether it could be an acceptable form of development in Conception Bay South;  Identifies approaches that could be applied to manage it.

Back Lot Development Existing Developed Back Lot Properties

Back Lot Development Study Benefits For Property OwnersFor Town  Flexibility for development of odd shaped lots  Reduced development costs (no new streets)  Increased privacy (reduced street frontage for backlot owner)  Potential to access scenic views  Less street construction means less maintenance  Increased use of existing infrastructure (roads, water and sewer)

Back Lot Development Study Challenges  Reduced privacy  Access by emergency vehicles  Storm water runoff  Civic numbering/visibility  Safe driveway access  Disrupts the development pattern  Utility servicing/easements  Impact on neighbouring properties  Conflicts between neighbours

Back Lot Development Study Opportunities for Back Lot Development  Significant opportunity  Low density, older streets  Areas between streets  Along the coastline  Isolated parcels that could acquire access  Areas that have been recently services with water and sewer

Proposed Amendment Plan Policies  Backlot development be permitted in the Residential Low Density and Residential Medium Density designations only  Minimal impact on adjacent dwellings and compatibility with streetscape and surrounding area (Municipal Plan Policy 4.3.7)  Adequate frontage on public road to incorporate driveway, ditch, and fencing or appropriate screening  Back lot development must constitute infill development (Municipal Plan Policy ) and connect to municipal water and sewer services

Regulatory Requirements Processes and Conditions  Permit back lot development in R-1 and R-2 zones only  No back lots permitted off Route 60  Only single dwellings permitted on a back lot, no subsidiary apartments  Assess back lot development applications to ensure impact on adjacent dwellings is minimal and compatible with streetscape  Frontage on publicly owned and maintained street  Must connect to municipal water and sewer services  Discretionary Use Notice Required

Regulatory Requirements Development Standards Residential Low Density (R-1) StandardBacklot Minimum lot area (m 2 ) excluding pole 1360 Minimum floor area (m 2 )100 Minimum front yard (m) excluding pole 13 Minimum side yard (m)13 Minimum rear yard depth (m)13 Maximum lot coverage (%)33 Maximum building height (m)8 Residential Medium Density (R-2) StandardBacklot Minimum lot area (m 2 ) excluding pole 900 Minimum front yard (m) excluding pole 10 Minimum side yard (m)10 Minimum rear yard depth (m)10 Maximum lot coverage (%)33 Maximum building height (m)8

Access Requirements  Access must be part of the lot, and under same ownership  Access to accommodate driveway, ditching, buffer and/or fence, and any utility easement  Width - 10m, minimum  Length - 23m (minimum) to 45m (maximum)  Maximum slope 12%

Application Assessment Considerations  Location – Context, future development  Property – size, shape, subdivision  Site Plan – building, driveway, utilities, grading, landscaping  Building Design – visual impact (height), orientation  Concerns of abutting property owners

Discussion Questions For more information: Elaine Mitchell, MCIP Director of Planning and Development