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Density
With the growing emphasis on sustainability issues, liveability has become an all-important concept. In the City, more and more people are choosing to live and work here, proof that the City offers a quality of life that is attractive to both residents and businesses.
But population growth means higher demand for City resources and services, which in turn places pressure on community infrastructure. There are presently more than 48,000 residents in the City, but by 2021, residential population could potentially top 62,000 people. Taking into account that the City has limited land to develop, the City must consider other innovative, sustainable ways to effectively manage growth.
What Density Means
Density involves using less land to house more people. By creating dense, "complete" communities, the City can provide better service and support. For example, when people can find everything they need in one place, they depend less on cars. Public transit and walking become viable transportation options, contributing to the overall environmental health of the community. By concentrating growth in these urban centres, the City aims to build more efficient communities and reduce urban sprawl.
As a form of sustainable development, density can be an effective and supportive way to meet environmental, social and economic needs. The City's response to sustainability will then be urban rather than suburban or semi-rural.
Density Options
To build denser and therefore, more complete and efficient communities, the City considers several factors. First and foremost, density must provide a benefit to the community. This may be in the form of more affordable housing or rental opportunities, or a public community space within a private development. Heritage conservation, adaptable design and environmental enhancement also inform the City's density decisions.
There are three types of density options:
- Density Bonuses
- Density Transfers
- Gross Floor Area Exclusions or Density Exclusions
The type of density varies depending on the development being proposed. In 2005, the City implemented a new policy for processing development applications that require amendments to the City's Official Community Plan or Zoning Bylaw. To ensure that a neighbourhood is not adversely affected by increased density, the City carefully reviews applications on a case by case basis. Some development applications go through a public consultation process, which enables City residents and businesses to contribute to the sustainable development of their community.
Density Resources & Related Links:
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