FACULTY OF ENVIRONMENTAL DESIGN Table of Contents INTRODUCTION AND EXECUTIVE SUMMARY 1.0 PLANNING POLICY............................................................................................ 1 1.1 Vision...............................................................................................................................................................2 1.2 Introduction to Mahogany.............................................................................................................................4 1.3 Commercial Development............................................................................................................................10 1.3.1 Policy Goal .............................................................................................................................................11 1.3.2 Objectives and Policies...........................................................................................................................11 1.4 Affordable Housing ......................................................................................................................................14 1.4.1 Affordable Housing Policy Goal ............................................................................................................15 1.4.2 Objectives and Policies...........................................................................................................................16 1.5 Environmental Considerations....................................................................................................................21 1.5.1 Policy Goal .............................................................................................................................................24 1.5.2 Objectives and Policies...........................................................................................................................24 1.6 Transportation..............................................................................................................................................32 1.6.1 Policy Goal .............................................................................................................................................33 1.6.2 Objectives and Policies...........................................................................................................................33 1.7 Municipal Infrastructure.............................................................................................................................38 1.7.1 Policy Goal .............................................................................................................................................39 1.7.2 Objectives and Policies...........................................................................................................................39 2.0 HOUSING .......................................................................................................... 43 2.1 Methodology..................................................................................................................................................44 2.2 Demographics ...............................................................................................................................................45 2.2.1 Population...............................................................................................................................................45 2.2.2 Population Distribution...........................................................................................................................49 2.2.3 Household Composition .........................................................................................................................50 2.2.4 Community Lifecycle .............................................................................................................................54 2.3 Income Mix Guidelines ................................................................................................................................55 2.3.1 Key Issues...............................................................................................................................................55 2.3.2 Affordable Home Ownership..................................................................................................................55 2.3.3 Income Mix Targets................................................................................................................................57 2.3.4 Low Income Housing Options................................................................................................................62 2.4 Distribution of Housing Types.....................................................................................................................64 2.5 Housing Types...............................................................................................................................................68 2.5.1 Inventory of Housing Types ...................................................................................................................68 FACULTY OF ENVIRONMENTAL DESIGN 2.5.2 Distribution of Housing Types................................................................................................................69 2.5.3 Mahogany Housing Example: ................................................................................................................72 2.5.4 Housing supply forecast and affordable house price ..............................................................................73 2.5.5 Residential Density.................................................................................................................................75 2.6 Street Layout.................................................................................................................................................79 2.6.1 Effects of Street Layout on Housing.......................................................................................................79 2.6.2 Benefits of different layout systems .......................................................................................................80 2.6.3 Road standards........................................................................................................................................85 2.6.4 Housing setbacks ....................................................................................................................................88 2.6.5 Unique Features......................................................................................................................................89 2.6.6 Use of Laneways.....................................................................................................................................92 2.6.7 Parking....................................................................................................................................................93 2.6.8 Walkability .............................................................................................................................................95 2.6.9 Integrations with recreational trails and bicycle trails ............................................................................96 2.6.10 Transit Oriented Development..............................................................................................................96 2.6.11 Suggested Layout..................................................................................................................................98 2.7 Recommendations.......................................................................................................................................100 3.0 EMPLOYMENT AND RETAIL LAND USES ................................................... 101 3.1 Introduction ................................................................................................................................................102 3.2 Objectives....................................................................................................................................................102 3.3 Methodologies and Assumptions...............................................................................................................102 3.3.1 Retail Centre Methodology...................................................................................................................103 3.3.2 Number of Jobs Methodology ..............................................................................................................104 3.4 Trends..........................................................................................................................................................105 3.4.1 Calgary Employment Growth...............................................................................................................105 3.4.2 Suburban Office / Live-Work Unit Trends...........................................................................................107 3.4.2 Suburban Retail Trends ........................................................................................................................108 3.5 Policy Assumptions.....................................................................................................................................108 3.5.1 Employment Assumptions for Mahogany ............................................................................................109