Download - Glenwood Zoning
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On January 21st, an application will go before City Council to rezone the corner lot at 9701-163st
from the RF1 (Single Detached Residential) zone to RF3 (Low Density Residential).
The report to Council indicates that it is the applicants desire to construct up to four units of
row-housing on the site.
As neighbours to the site, the Glenwood Community League would like to first ensure that you havebeen made aware of this application, and secondly seek your feedback.
In 2009, City Council approved the Residential Infill Guidelines, which were meant to provide some
certainty to communities and developers as to which forms of housing would be permitted and desired
at various locations in a community. As well, existing within Edmonton's Zoning Bylaw is the Mature
Neighbourhood Overlay which further guides the form of infill redevelopment.
The proposed rezoning and row-housing units are, in our opinion, partially in compliance with the Infill
Guidelines, however, the Glenwood Community League has some concerns and is requesting feedback
from you, the neighbouring residents.
1. Sustainable Development has indicated that the units would be oriented towards 97th avenue and
not the arterial (163st), which would be counter to the Infill Guidelines (see the attached page).
2. The Infill Guidelines state that in a situation like this, flanking row-housing should be built on lots
20m wide in order to provide adequate amenity space. The lot width is 15m.
3. We have some concern that a minimal rear-setback in addition to providing little amenity space,
would essentially create a wall negatively blocking sunlight for the neighbouring property.
____
Some options for the Community League to approach this development are as follows:
1. Take no position on the rezoning and address any concerns and potential bylaw variances at the
development permit stage - As we've said, this application is partially in compliance with the Residential
Infill Guidelines, of which the Community League has been supportive. The applicant has a number of
options to develop the property, and a corner lot along an arterial road is a desired location to
increasing housing density.
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2. Request that a different zone be applied to the site - A similar RF1 to RF3 application in the
neighbouring community of Jasper Park to construct three row-housing units was rejected several
months ago - out of concern that the majority of the units would not be able to face the adjacent
neighbourhood school site (as specified in the Infill Guidelines). Council instead rezoned the property
as RF4 (semi-detached), allowing two living-units to be constructed on the lot.
The Glenwood Community League could take a similar position and request that the application be
converted to RF4 (semi-detached) which would enable two units to be constructed. This would allow for
a gentle increase in density, with both units oriented towards the street, as well as providing a greater
proportion of amenity space for each.
3. The Glenwood Community League could approach Council and City Administration with its concerns
and request the opportunity to work with planners and the developer on the project's density and
design to mitigate any concerns.
____
Increasing density within existing neighbourhoods is a necessary step towards curbing unsustainable
urban sprawl. However it's a wasted effort if the end product fails to attract residents and families who
would otherwise choose a suburban housing product and leave our neighbourhood schools and other
amenities underutilized and in danger of closing.
As such, a relationship and dialog between community, the city, and developers needs to exist to
balance the interests and concerns of all. Without your feedback that simply can't happen. Please readthis and the attached material thoroughly and contact us with your thoughts, concerns, and the
direction you feel your Community League should take.
To contact the Community League on this issue:
Email: cityliaison @ glenwoodcommunityleague .com
Phone: 780-221-1746
Attached is the report from City Administration to Council, and the relevant section of the Residential
Infill Guidelines.
mailto:[email protected]:[email protected]:[email protected]:[email protected]:[email protected]:[email protected] -
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Bylaw 16315
A Bylaw to amend Bylaw 12800, as amended,
The Edmonton Zoning Bylaw
Amendment No. 1585
WHEREAS Lot 1, Block 1, Plan 4517HW; located at 9701 - 163 Street NW, Glenwood,
Edmonton, Alberta, is specified on the Zoning Map as (RF1) Single Detached Residential Zone; and
WHEREAS an application was made to rezone the above described property to (RF3) Low
Density Development Zone;
NOW THEREFORE after due compliance with the relevant provisions of the Municipal
Government Act RSA 2000, ch. M-26, as amended, the Municipal Council of the City of Edmonton duly
assembled enacts as follows:
1. The Zoning Map, being Part III to Bylaw 12800 The Edmonton Zoning Bylaw is hereby amendedby rezoning the lands legally described as Lot 1, Block 1, Plan 4517HW; located at 9701 - 163 Street
NW, Glenwood, Edmonton, Alberta, which lands are shown on the sketch plan annexed hereto as
Schedule A, from (RF1) Single Detached Residential Zone to (RF3) Low Density Development Zone.
READ a first time this day of , A. D. 2013;
READ a second time this day of , A. D. 2013;
READ a third time this day of , A. D. 2013;
SIGNED and PASSED this day of , A. D. 2013.
THE CITY OF EDMONTON
_______________________________________
MAYOR
_______________________________________
CITY CLERK
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N
BYLAW 16315
RF1 to RF3
SCHEDULE A
RF1
RF4
AP
CNC
US
RA7
RF1
RF4
RA7
RF1
RF4
16
3
ST.
96AAVE.
97AVE.
164
ST.
97 AVE.
96 AVE.
162
ST.
163
ST.
RF1 to RF3
2/2
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ATTACHMENT 2
BYLAW 16315
FILE: LDA12-0350
GLENWOOD
1
DESCRIPTION: ZONING BYLAW AMENDMENT from (RF1) Single DetachedResidential Zone to (RF3) Low Density Development Zone;
GLENWOOD.
LOCATION: 9701 - 163 Street NW
LEGAL
DESCRIPTION: Lot 1, Block 1, Plan 4517HW
APPLICANT: Pushp Kanta Nath231 Galland Close
Edmonton AB T5T 6P7
OWNER: Pushp Kanta Nath
231 Galland Close
Edmonton AB T5T 6P7
ACCEPTANCE OF
APPLICATION: September 27, 2012
EXISTING
DEVELOPMENT: Existing single family house
_______________________________________________________
SUSTAINABLEDEVELOPMENTS
RECOMMENDATION: That Bylaw 16315 to amend the Zoning Bylaw from (RF1) Single
Detached Residential Zone to (RF3) Low Density Development
Zone be APPROVED.
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BYLAW 16315
FILE: LDA12-0350
GLENWOOD
2
DISCUSSION
1. The Application
The application proposes to rezone the subject site from (RF1) Single DetachedResidential Zone to (RF3) Low Density Development Zone. The applicants stated intent
is to demolish the existing single family house and develop low density row housing of
up to four (4) dwellings.
2. Site and Surrounding Area
The subject site is located on the northeast corner of 163 Street and 97 Avenue NW. 163
Street is a prominent arterial road that bisects east and west Glenwood. There is a
northbound bus stop directly in front of the property on 163 Street NW.
The land surrounding this application is predominantly (RF1) Single Detached
Residential Zone with approximately 12 (RF4) Semi-detached Residential Zone lots
mixed in, including the neighbouring parcel to the north of the subject site. One block tothe northeast of this application is a (US) Urban Services site and it is the home of
Glendale Elementary School. One block to the west is a large (AP) public Parks Zone
site. One block south, across 163 Street, is a (RA7) Low Rise Apartment Zone site and a(CNC) Neighbourhood Convenience Commercial Zone that has a Medicentre and
pharmacy, a day care, and several shops and restaurants.
Site Photo: Front of house from across 163 Street looking east
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BYLAW 16315
FILE: LDA12-0350
GLENWOOD
3
ANALYSIS
1. Compliance with Approved Plans and Policies
The proposed rezoning application is in compliance with the Municipal DevelopmentPlan (MDP), The Way We Grow. It supports the objectives for EstablishedNeighbourhoods by encouraging a greater portion of new growth that contributes to the
livability and adaptability of established neighbourhoods and meeting a wide range of
affordable housing needs.
There is no statutory plan in effect for the Glenwood Neighbourhood. The area falls
under the Mature Neighbourhood Overlay which serves to ensure that new low densitydevelopment in Edmontons mature residential neighbourhoods is sensitive in scale to
existing development and maintains the traditional character and pedestrian-friendly
design of the streetscape.
The proposed rezoning generally meets the intent of the Residential Infill Guidelines
(RIG) that support development of row housing units along arterial roadways. The RIG
principles recommend that Small Scale Row Houses be located on lots where the blockface fronts onto an arterial or service road. However, the orientation of the proposed row
housing units would likely be oriented to 97 Avenue. Sustainable Development is of the
opinion that the site is a suitable location for row housing, particularly as it is adjacent totwo parcels to the north already zoned (RF4) Semi-detached Residential Zone, and the
location would afford excellent pedestrian and transit access to existing (CNC)Neighbourhood Convenience Commercial, (US) Urban Services and (AP) Public Parks
Zones to future residents.
The proposed rezoning complies with the CitysZoning Bylaw provisions for a (RF3)
Low Density Development Zone which allows Single Detached and Semi-detached
Housing, while allowing small-scale conversion and infill redevelopment to row housing
and apartment housing forms containing up to four (4) dwelling units as discretionaryuses. At 15.24 m wide by 50.5 m deep, and an area of 769.29 m2, the site meets the lot
size requirement for the applicants stated intent to develop Row Housing, and would
satisfy the minimum site width and overall site area of 700 m2
required for thedevelopment of four Row Housing units. The low-density nature of the RF3 zone, as well
as the sites location at a block corner with lane access, makes it compatible with
surrounding low density residential and commercial development. The site offers direct
access to a back lane, which allows for the provision of adequate on-site parking,conforming to the parking regulations of the Mature Neighbourhood Overlay.
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BYLAW 16315
FILE: LDA12-0350
GLENWOOD
4
2. Transportation and Utilities
Transportation Services has expressed no objections to the proposed rezoning
application.
Drainage Services has no objection to the proposed zoning change.
No other Civic Department or utility agency has expressed objection to the proposedrezoning. The applicant will be responsible for the costs of upgrading services necessary
to accommodate future development on the site.
3. Surrounding Property Owners Concerns
On October 9, 2012, an advance notice of this application was sent to surrounding
property owners, the President of the Glenwood Community League, and the President ofthe West Edmonton Communities Council Area Council.
As of writing this report, Sustainable Development has received no comment orexpression of concern from the community.
JUSTIFICATION
Sustainable Development recommends that Bylaw 16315 to amend the Zoning Bylaw from(RF1) Single Detached Residential Zone to (RF3) Low Density Development Zone be
APPROVED on the basis that the proposal is consistent with the Municipal Development Plan:
The Way We Grow, and generally meets the intent of the Residential Infill Guidelines. Theproposed rezoning provides the opportunity for an affordable housing form in a mature
neighbourhood in an appropriate location for limited intensification, will result in development
that is compatible with the surrounding low density residential and commercial uses and public
spaces, and meets the technical requirements of the Civic Departments and utility agencies.
ATTACHMENT
2a Maps
Written by: Nola Kilmartin
Approved by: Cathy Raftis
Sustainable Development
January 21, 2013
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Proposed Rezoning from
GLENWOOD, BYLAW 16315Location: 9701 - 163 Street NW
The purpose of proposed Bylaw 16315 is to changethe Zoning Bylaw from (RF1) single detached
residential zone to (RF3) low density development
zone; Lot 1, Block 1, Plan 4517HW, as shown on the
above sketch. This zone provides the opportunity for
the development of single detached, semi-detached,
and small-scale row housing, in conformance with
the Residential Infill Guidelines for Mature
Neighbourhoods. Sustainable Development supports
this proposed bylaw.
SUSTAINABLE DEVELOPMENT
FILE: LDA12-0350
DATE: January 21, 2013
PROPOSED REZONING
2
RF1 to RF3
RF1
RF4
AP
CNC
US
RA7
RF1
RF4
RA7
RF1
RF4
16
3
ST.
96AAVE.
97AVE.
164
ST.
97 AVE.
96 AVE.
162
ST.
163
ST.
RF1 to RF3
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Smart Choices Program, Planning and Policy Services Branch
Notes on Using the InfllGuidelines
Planning and Design Guidelines for Residential Inll in Mature Neighbourhoods
Row Houses are buildings containing threeor more dwellings joined at the side only bya party wall. Tey have a maximum heighto 2 storeys, and no dwellings are placedover another. Each dwelling has individualand direct access to the street and typicallycontains some private open space in ront andback. Row Houses o up to and includingve units are considered to be Small ScaleResidential Inll.
Small Scale Row House developments, whenwell designed, are compatible with singledetached housing. Row Houses also providean adaptable, comparatively afordable orm ohousing that may be suitable or amilies withchildren, and which is more readily acceptedas a orm o residential inll by existingneighbourhoods.
E8
Row Housing (UP TO 5)
Tese Inll Guidelines are part o an overall set oPlanning and Design Guidelines or ResidentialInll in Mature Neighbourhoods. In reviewingthese Guidelines or Small Scale Row Houses, theollowing sections o the overall Inll Guidelines
should also be consulted:1. Section B, Objectives or Residential Inll;2. Section D, General Guidelines or Residential
Inll in Edmontons Mature Neighbourhoods;and,
3. Section J, Implementation o the ResidentialInll Guidelines.
In addition, other regulations established by theCity o Edmonton may apply:1. Te City o Edmonton Zoning Bylaw, including
the Mature Neighbourhood Overlay;
2. An Area Redevelopment Plan may be in placewhich establishes specic requirements.
Tese Residential Inll Guidelines, together withthe other plans and regulations, will determine
whether or not a Small Scale Row Housedevelopment will be permitted and will establish anyspecic requirements that may need to be addressedbeore it can be approved.
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Location + Distribution
PLANNING AND DESIGN GUIDELINES FOR RESIDENTIAL INFILL IN MATURE NEIGHBOURHOODS
1. Small Scale Row Houses o ve units or lessmay be located:a. On the edges o the neighbourhood, where
the block ace ronts onto an arterial orservice road;
b. On lots that ank onto an arterial orservice road, providing that rontage on
the primary local street does not exceed 30metres.
c. Directly across rom and rontingneighbourhood school or park sites,except in neighbourhoods where thereis a large site within the interior o theneighbourhood that may be redevelopedto include row housing or wherezoning or low rise apartments alreadyextends one block or more beyond the
perimeter arterials into the interior o theneighbourhhod;
d. On sites anking commercial sites andapartments;
e. On corner sites in neighbourhoods that arezoned RF3;
. On large sites within mature
neighbourhoods or which comprehensiveplans have been prepared.
2. All Row House units should have directaccess to a lane or service road rom whichparking can be accessed.
3. Small Scale Row Houses should not rontonto a anking street, except where theanking street is an arterial roadway or serviceroad.
E82
ROWHOUSING(UP
TO5)
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Built Form + Design
1. o minimize visual impact on and maximizeintegration with the existing neighbourhoodSmall Scale Row Houses should:a. Incorporate undamental design elements
and proportions ound within theneighbourhood; and,
b. Be constructed with durable, quality
materials which are similar orcomplimentary to those ound within theneighbourhood.
2. Building mass should be arranged tominimize shadowing and to optimize accessto sunlight on adjacent properties.
3. Privacy o adjacent dwellings should bemaintained through careul placement o
windows, doors and patios.
4. Faades should be designed to articulate theindividual units in keeping with surroundingsingle detached character. Tis may beaccomplished by:a. Using a three dimensional recess or
projection that highlights the identity othe individual units at the point where
dwelling units are separated internally; and,b. Using entrance eatures, rooine eatures, or
other architectural elements.5. otal building length or a Small Scale Row
House development should not exceed 48metres.
6. Each unit should have individual ront dooraccess to the street.
7. Row Housing units that are developed onanking lots should be designed to addressboth the anking and ronting streets.
E3
R O W H
O U S I N G ( U P T
O
5 )
4b
4a
6
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FOR MORE INFORMATIONSmart Choices Program, Planning and Policy Services Branch
Planning and Development Department
6th Floor, 10250 - 101 Street N.W. Edmonton, AB T5J 3P4
PHONE (780) 496-6238 FAX (780) 401-7066
WWW http://www.edmonton.ca/smartchoices
Site Design + Streetscape Parking00
Te site should be landscaped in accordance with an1.approved Landscape Plan.
Te Landscape Plan should:2.a. Include an assessment o mature trees on the site;
and,b. Provide or their retention to the greatest extent
possible.Te site design should contribute to the privacy o3.adjacent homes through the use o encing, screeningand landscaping.
All Small Scale Row Houses should be oriented4.toward the primary ronting street.
Where Row Housing is developed on anking lots,5.the lot should have an adequate width (min. 20m) toprovide each unit with a private outdoor amenity area,and to maintain privacy and sunlight on the adjacentproperty.
A generally similar unit orm should not be repeated6.more than ve times on a block ront.Private outdoor amenity space, preerably located at7.
the rear o the unit, should be available to all units.Minimum setbacks and yard requirements should not8.be relaxed next to arterials.
1. Sucient onsite parking should be providedor all units as required by the Zoning Bylaw.
2. Parking should be accessed rom the adjacentlane.
3. Parking should be provided at the rear o thebuilding.
4. A parking garage should not exceed 12 metresin width.
43
7 2
E84
ROWHOUSING(UP
TO5)
1
4
7