10-30-2014, 11:44 AM
(10-30-2014, 10:17 AM)BuildingScout Wrote: I agree. The proper word is "expect" not "respect". If I buy a bungalow on King St, I shouldn't be surprised if ten years from now there is a high rise next to me. If on the other hand I buy a split level in a cul-de-sac in suburbia, I have every right to be shocked by a highrise proposal.
Even then, sometimes things change and zoning has to be revamped. In this case the best idea is to push for a swift change that maximizes the return for those who choose to sell. For example houses on Columbia doubled in price when mid-rises were approved about 6 years ago.
This is why it is very important to look at a City's Official Plan and Land Use Maps to understand the long term vision. While there are always deviations and amendments made to the Official Plan, those land use designations and their associated policies set the tone for zoning (i.e. general form, heights and permitted uses). Especially after a new Official Plan is released, the existing zoning may not conform to the land use designation for the property. So it is not enough to simply look at the zoning to determine what could be built around you. Over time, a municipality will update their zoning to conform to the Official Plan - Kitchener has recently initiated this. Often, developers are ahead of the municipality in this respect and seek zoning amendments themselves to advance their developments. With that said, the local municipalities generally attempt to preserve the majority of existing suburban neighbourhoods (post 1960's) because their associated road networks, lot sizing and congruent housing form are less conducive to new higher density development. That's not to say that certain parcels within suburban developments aren't designated for higher density development though.
The lesson here, always consult the Official Plan for an understanding of what could be.