Navigating Residential Land Use: Insights for Property Owners

Knowing the ins and outs of land use is key for any property owner, especially when you’re looking at your home, which is residential land.

It's about understanding what you can build and where, then following the rules that come with it. In this post, we’ll explore the kinds of uses/buildings permitted in low-, medium-, and high-density residential areas and the general rules that apply. We’ll also cover the zoning differences between permanent & seasonal/vacation residences. This knowledge is vital—it empowers you to make smart choices about your property. Ready to learn more? Let’s get started!

Low-Density Zones (singles, semis & duplexes)

Low-density zones are areas where you typically find “single-family homes”, which we planners call “single detached dwellings,” and can include duplexes or semi-detached houses with private yards.

These zones or areas usually have schools, and churches but few/no businesses or professional offices. They’re ideal for those seeking a more secluded living environment with a focus on personal space. So how does that happen? In low-density zones, regulations may include minimum lot size, maximum building height, and a maximum height or number of floors. Buildings are generally subject to setback requirements, which determine how far the house must be from the property's boundaries.

Consider this scenario: you own a home situated on a decent-sized lot within a neighborhood with other houses. Let's assume your home is a bungalow. Now, instead of relocating, you decide to expand your living space by either adding a second floor or extending the back of the house. In both cases, obtaining a Building Permit is essential. When you present your plans to the City's Building Department, they inquire, "Have you consulted with planning yet?" This inquiry typically arises due to concerns about the height or yard setback.

LandPro can help solve this problem, which likely involves a Minor Variance, or Similar form of permission.

Medium-Density Zones

Medium-density zones give families a blend of community interaction and private living spaces. This type of zone typically has structures with multiple dwelling units, like townhouses, walk-ups/stacked, triplexes, or low-rise apartments (3 to 4 storeys), and less population density than high-density zones. Buildings like these in medium density are subject to specific height regulations, setback requirements, and restrictions on the number of stories allowed. There may also be requirements on the amount of open space and parking spaces needed per unit.

Consider this scenario: There’s a good size empty lot between your house and your neighbours. One day you see a “Public Notice” or similar sign go up. It’s likely that townhouses are being considered for this lot. Planners refer to this as “infill” development as it fills in space between two existing lots. 

Medium-density zones differ by city and normally include townhouses (street or stacked) and low-rise apartments. Current trends are to have rooftop terraces in the design, or to have garages “under” the building, possibly with decks above the garage.

Townhouses and low-rise apartments are very popular in smaller towns and larger cities.

High-Density Zones

High-density urban areas are designed for convenience, with easy access to amenities and a lively social environment. These spaces have many people living in tall apartment buildings and condos, often mixed with offices and shops. This setup makes the most of the available land by housing a large number of residents. However, these areas have strict building height rules, distance from other structures, and various construction details.

Consider this scenario: As you travel home, you notice a new condo building under construction, likely to become a high-rise apartment building or something similar. In the realm of urban planning, the term "apartments" refers to the building type, while "condo" signifies ownership and "rental" denotes units available for rent.

Currently, many municipalities show a preference for rental apartments due to the limited supply. Both condos and rental apartments fall under the category of high-density residential structures. A recent trend involves incorporating commercial or office spaces on the main and/or lower floors, a concept known as mixed-use development.

Permanent vs Seasonal (Cottages) Residences 

Permanent residences are year-round houses, generally with a focus on community integration. Seasonal vacation homes, like beach cottages, mountain cabins, and even mobile homes, are used less than year-round. They are often located in more remote scenic spots with natural beauty and are ideal for leisure and recreation, providing a retreat from the routine and allowing people to connect with nature. This type of residence in a more remote spot usually has a lower population density.

When it comes to permanent houses, zoning regulations are pretty strict. These rules ensure homes follow the neighbourhood's look and feel, considering how close houses can be to each other and how tall they can get. Maintaining your property to a certain standard is also part of the deal to keep the area looking good. Plus, there's a strong focus on utilities. Permanent residential areas normally have piped water, sewage, and electrical systems. It's all about making sure everyone has reliable services around the clock. 

If you're considering developing a seasonal or vacation home, the local zoning regulations might be different from your permanent residential property. The regulations can vary quite a bit due to the different nature of these dwellings and the purposes they serve. Some general regulation differences between the two include zoning, land-use restrictions, utilities, and infrastructure.

Vacation homes in remote areas usually have a very low population density, so zoning regulations tend to focus on preserving natural landscapes and ecosystems, often limiting construction and landscaping activities. Homes are often set back from water bodies or other natural features to protect the environment. There might not be the same level of access to utilities and infrastructure as permanent residences. Water supply, sewage systems, and electricity grids in seasonal areas might be designed for lower capacity.

Today, the distinction between permanent and seasonal is often blurred. Seasonal cottages are often being converted into permanent homes for retirement. Permanent homes, meanwhile, can be converted into multiple units, including rental apartments.

In the end

Understanding the rules that affect your home is crucial when considering building projects. Knowledge is king applies here. Hopefully, you now have some practical insights into residential zoning, including low, medium, and high-density zones, and the difference between cottages and permanent housing. Remember, zoning is local and so what applies to one, doesn’t apply to the next.

It’s best to check with your local government or land use consultant to ensure compliance. LandPro is here to help!