Infill Development Discussion

[trtcttc]

My biggest complaint with infills is the lazy developers or new home buyers who knock down all of the mature trees. I drove through this section of Glengarry on the weekend and this side of the street lost most of the tree cover. You can even see where the old trees used to be moving along the road when streetview changes years.

Current:

Street View of Calgary · Google Maps

Alberta, Canada

www.google.com

Previous:

Street View of Calgary · Google Maps

Alberta, Canada

www.google.com

I'm not sure if we're looking at the same spot, but those are city trees, not private trees. So the city decides where to plant them. We asked the city for a tree last winter, and they planted it this year late summer, so it's pretty quick. They're also supposed to be watering, but we watered it more ourselves.

 

[CalgaryTiger]

Here are a few mid block examples from the SW

On 50th Ave near 20th Street on a singe lot.
Streetview:

Overhead:

On 33rd Ave near 15th Street on two lots.

Streetview:

Overhead:

On 33rd Ave near 14th Street on a single lot.

Streetview:

Overhead:

Now this isn't midblock, but it is some of my favourite infill. It is done now but this should still give you the impression for the project.

Streetview:

Overhead:

 

[haltcatchfire]

I'm not sure if we're looking at the same spot, but those are city trees, not private trees. So the city decides where to plant them. We asked the city for a tree last winter, and they planted it this year late summer, so it's pretty quick. They're also supposed to be watering, but we watered it more ourselves.

For the one that's too close they're talking about the tree that's planted directly inline with the edge of the cantilever above. Some pretty low IQ was involved in that situation.

 

[trtcttc]

For the one that's too close they're talking about the tree that's planted directly inline with the edge of the cantilever above. Some pretty low IQ was involved in that situation.

Oh I see, but that entirely the homeowner and nothing to do with new infills. If you move a bit closer, the streetview is from 2014 and that same house is already there with a different tree.

 

[haltcatchfire]

Oh I see, but that entirely the homeowner and nothing to do with new infills. If you move a bit closer, the streetview is from 2014 and that same house is already there with a different tree.

In this instance you're right, but it's just an example added along with their overall point. The case is generally even worse.

The real concern is the degradation of the private tree canopy these max lot coverage developments are incurring. A large majority of lots in the inner neighbourhoods, regardless of the date of the single family home built on it have a healthy collection of trees in front yards, back yards and even occasionally in side yards. Then these lots get cleared and as you can see in the satellite shots above, there's no room for more than a sapling that is unlikely to survive.

 

[trtcttc]

In this instance you're right, but it's just an example added along with their overall point. The case is generally even worse.

The real concern is the degradation of the private tree canopy these max lot coverage developments are incurring. A large majority of lots in the inner neighbourhoods, regardless of the date of the single family home built on it have a healthy collection of trees in front yards, back yards and even occasionally in side yards. Then these lots get cleared and as you can see in the satellite shots above, there's no room for more than a sapling that is unlikely to survive.

For private trees, yes. But that's just a reality for increased density. People are living on 25ft lots, or even the examples of midblock 8 plexes, so will need to maximize building coverage. I wonder if the city needs to open up their ROW to private trees or they need to commit a lot of resources to tree planting. They could require developers to replant but a lot of that will have to happen on public ROW.

 

[BrandedBlue]

Thanks for all the midblock examples that were shared!

To chime in on the tree canopy discussion, I think tree preservation and a healthy canopy can best be achieved when there is separate sidewalk with a reasonably wide tree-lined boulevard in between. That way when redevelopment occurs, the trees are buffered from the buildings by the sidewalk and are much more likely to be retained. Now this is hard to retrofit in communities without removing parking, but I wish we had more residential streets with separate sidewalks and street parking on only one side like Edmonton and Winnipeg do. Here's a random example from Edmonton: https://maps.app.goo.gl/YZT6jfrQWHChpeNc6
I see these streets as delivering a lot of good outcomes when it comes to infill development and community change:
- Obviously, a lot of people love a good tree canopy - I think this applies fairly broadly across people with YIMBY or NIMBY tendencies
- The mature trees shield visibility of home designs that might not be to everyone's taste, and also leave more room to change large front yard setbacks over time
- Better pedestrian experience with the separation from traffic, shade, narrower crossings etc.
- I'd think it would be better for snow maintenance as well with parked cars on only one side, and more room for snow storage on the boulevards

I heard that switching to residential streets with separated sidewalks and more boulevard trees was being proposed in the City's new Street Manual for new communities, but that some in the development industry were fighting against this as they wanted to preserve more parking and didn't agree with it for streets with front drive garages.

 

[trtcttc]

Thanks for all the midblock examples that were shared!

To chime in on the tree canopy discussion, I think tree preservation and a healthy canopy can best be achieved when there is separate sidewalk with a reasonably wide tree-lined boulevard in between. That way when redevelopment occurs, the trees are buffered from the buildings by the sidewalk and are much more likely to be retained. Now this is hard to retrofit in communities without removing parking, but I wish we had more residential streets with separate sidewalks and street parking on only one side like Edmonton and Winnipeg do. Here's a random example from Edmonton: https://maps.app.goo.gl/YZT6jfrQWHChpeNc6
I see these streets as delivering a lot of good outcomes when it comes to infill development and community change:
- Obviously, a lot of people love a good tree canopy - I think this applies fairly broadly across people with YIMBY or NIMBY tendencies
- The mature trees shield visibility of home designs that might not be to everyone's taste, and also leave more room to change large front yard setbacks over time
- Better pedestrian experience with the separation from traffic, shade, narrower crossings etc.
- I'd think it would be better for snow maintenance as well with parked cars on only one side, and more room for snow storage on the boulevards

I heard that switching to residential streets with separated sidewalks and more boulevard trees was being proposed in the City's new Street Manual for new communities, but that some in the development industry were fighting against this as they wanted to preserve more parking and didn't agree with it for streets with front drive garages.

Agreed this design is preferable and is much more common in other cities too like Vancouver. It's also significantly better for pedestrians, to have that buffer between sidewalk and traffic. I don't even think you'd need to reduce parking. There's public ROW reserved in most front yards the city could use and move the sidewalk closer to the home, which is expensive to do.

For most new developments, the width of roads are insane. I always found that to be a weird preference of homebuyers I don't understand. I would prefer the road to be as narrow as possible by my home so that there isn't a car speeding down the road. It wouldn't really affect the homeowner either since you're so close to your house, it's unlikely the extra speed would matter to you.

 

[MichaelS]

Getting people to give up on-street parking, while at the same time allowing 8 plexs with only 4 parking stalls, is a tough sell job.

 

[haltcatchfire]

For private trees, yes. But that's just a reality for increased density. People are living on 25ft lots, or even the examples of midblock 8 plexes, so will need to maximize building coverage. I wonder if the city needs to open up their ROW to private trees or they need to commit a lot of resources to tree planting. They could require developers to replant but a lot of that will have to happen on public ROW.

Developers are required to plant trees as a condition of their DP.

 

[trtcttc]

Developers are required to plant trees as a condition of their DP.

But many don't? I'm not that familiar with the process but there isn't any enforcement for stuff like this? Seems like an easy way for bylaw fines to make up for photo radar.

 

[haltcatchfire]

But many don't? I'm not that familiar with the process but there isn't any enforcement for stuff like this? Seems like an easy way for bylaw fines to make up for photo radar.

I'm sure there is a non zero number that don't, and I'd guess there's no enforcement. Compliant on all projects with my involvement so no experience from the other side.