edmonton zoning changes - low-density zones and mature neighbourhoods

ZONINGIN EDMONTON

What are some things the Zoning Bylaw does?

What doesn’t the Zoning Bylaw do?

Why are we here today?

Why is administration doing this project?

• ItdividestheCityintozones,anddirectswhatlandusescanhappenineachone.TheCityhas differentcategoriesofzones,suchasResidential,CommercialandIndustrial.• Itguidesthewayasitecanbelaidout,includingtheamountofthesitethatcanbecoveredwith buildings,andtheamountoflandtobeprovidedaroundorbetweenbuildings• Itshapestheformofabuilding,includingheightandsize.

• Toshareinformationabouttheproposedzoningbylawamendmentstothe(RF1)Single DetachedResidentialZone,(RF2)LowDensityInfillZone,(RF3)LowDensityDevelopmentZone, (RF4)Semi-detachedResidentialZone,(RF5)RowHousingZone,andtheMatureNeighbourhood Overlay(MNO).

• TohearyourcommentsandincorporatethemintoareportgoingtoExecutiveCommitteein January,2013.

AdministrationisimplementingapprovedpoliciesfromtheMunicipalDevelopmentPlan,TheWayWeGrow,including:

• supportingredevelopmentandresidentialinfillthatcontributestothelivabilityandadaptabilityof establishedneighbourhoods,and• directingthelocationanddesignofresidentialinfillinmatureneighbourhoodsthrough regulation.

AdministrationisalsofollowingspecificCityCouncildirectionto:• implementtheResidentialInfillGuidelines,whichwereapprovedbyCityCouncilin2009after significantpublicconsultation,and

• implementsubdivisionof50footwidelotsforSingleDetachedHousinginthe(RF2)LowDensity InfillZone,(RF3)LowDensityDevelopmentZone,and(RF4)Semi-detachedResidentialZone.

• Itdoesnotcontrolwholivesinabuildingorusesasite.• Itdoesnotcontrolwhatmaterialsareusedtoconstructabuilding.• Itdoesnotcontrolanyusesoractivitiesonpublicroadwaysorroadright-of-way.

Zoningisamechanismbywhichmunicipalitiesregulatelanduseandbuildingform.EverymunicipalityinAlbertaisrequiredtohaveaZoningBylaw

WHICH RESIDENTIAL ZONES MAY BE AFFECTED?

TheMatureNeighbourhoodOverlayisusedtoguidedevelopmentsothatitiscompatiblewiththeexistingneighbourhood.

TheRF1ZoneistypicallyusedforlargerlotSingleDetachedHousinginbothmatureandnewerareas.

RF1

MNO MATURE NEIGHBOURHOODOVERLAY

TheRF2ZoneistypicallyusedforamixofSingleDetachedHousingandSemi-detachedHousinginmatureareas.

RF2

TheRF3Zoneistypicallyusedforamixofhousingtypes,containinguptofourdwellingunitsineachbuilding,inmatureareas.

LOW DENSITY REDEVELOPMENT ZONE

SEMI-DETACHED ZONE

ROW HOUSINGZONE

LOW DENSITY INFILL ZONE

SINGLE DETACHED RESIDENTIAL ZONE

RF3

TheRF4ZoneistypicallyusedforSemi-detachedHousinginnewerareas.

RF4

TheRF5ZoneistypicallyusedforRowHousingandSemi-detachedHousinginbothmatureandnewerareas.

RF5

HOUSING TYPES(Use Classes)

APARTMENTHOUSING

SECONDARY SUITE

GARDEN SUITE

GARAGE SUITE

STACkED ROW HOUSING

Three or more attached dwelling units, arranged vertically or horizontally. Each dwelling unit has its own entrance directly from outdoors.

An additional dwelling unit located above a detached garage, on the same lot as a single detached house.

An additional dwelling unit located in a stand-alone building, on the same lot as a single detached house.

Three or more attached dwelling units, typically arranged both vertically and horizontally. The building has one common entrance directly from outdoors.

An addtional dwelling unit located within a single detached house, typically in the basement.

Three or more attached dwelling units, arranged horizontally.

Two attached dwelling units, arranged horizontally.

Two attached dwelling units, arranged vertically.

One dwelling unit - a house.

ROW HOUSING

SEMI-DETACHED HOUSING

DUPLExHOUSING

SINGLEDETACHED HOUSING

formerly: 28/12/40

GARDEN SUITE

GARAGESUITE

SEMI-DETACHED

USE

MAXIMUMHEIGHT

MAX. SITE CovERAGE (%)(HoUSE/GARAGE/ToTAl)

MINIMUMSITE DEpTH

MINIMUM SITE WIDTH

MINIMUM SITE AREA

loCATIoN

No CHANGE

pRopoSED BYlAW CHANGES

EXAMplE:DUplEXES AND

SEMI-DETACHED DISCRETIoNARY oN

CoRNER SITES

NEW: 42% ToTAl SITE CovERAGE pERMITTED oN SITES lESS THAN 600 m2

DUplEXES ANDfRoNT-BACk

SEMI-DETACHED NoW ACCoMMoDATED oN A

12 m (40’) WIDE loT

No CHANGE

No CHANGE

DUplEXSINGlE

DETACHED

SAMplE SCENARIoS:

Permitted

existing bylaw

Discretionary Discretionary Discretionary Discretionary

• Cornersites• Sitesabuttinganarterialorserviceroad• WherebothSideLotLinesabutexistingDuplexorSemi-DetachedHousing,or• WhereaminimumofoneSideLotLine:-abutsaSitewhereRowHousing,ApartmentHousing,orcommericaluseisaPermittedUse,or-isnotseparatedfromaSitewhereRowHousing,ApartmentHousing,oracommericaluseisaPermittedUsebyapublicroadway,includingaLane,morethan10mwide

360 m2

AllSites

360 m2 488.4 m2

12 m

28/12/40 28/12/40

30 m

proposed:12mproposed:14.8m

(or12mifunitsarrangedalonglengthofsite)

Rf1TheRF1ZoneistypicallyusedforlargerlotSingleDetachedHousinginbothmatureand newer areas.

SINGlE DETACHED RESIDENTIAl ZoNE

formerly: 7.5 m/dwelling

formerly: notallowedoncornersites,arterial/serviceroads,orbesideduplexorsemi-detachedhousing

priortochange

10 m / 2.5 storeys

MNO: 8.6 m / 2.5 storeys

proposed: site area < 600m2 : 28/14/42site area > 600m2 : 28/12/40

TYpICAl INTERNAl loT(WITH lANE)

TYpICAl CoRNER loT(WITH lANE)

TYpICAl INTERNAl loT(No lANE)

SEMI-DETACHED HoUSING oN CoRNER loT(SITE AREA lESS THAN 600 m2)

HoUSE WITH fRoNT ATTACHED GARAGE (oNlY pERMITTED IN MATURE NEIGHBoURHooD ovERlAY IN lIMITED SITUATIoNS)

TYpICAl CoRNER loT(No lANE - SIDE ACCESS GARAGE)

SEMI-DETACHED HoUSING oN CoRNER loT: SIDE-ACCESS GARAGES(SITE AREA lESS THAN 600 m2)

CoRNER loT WITH SIDE ACCESS GARAGE(oNlY pERMITTED IN MATURE NEIGHBoURHooD ovERlAY IN lIMITED SITUATIoNS)

proposedchange

at grade: 525 m2

abovegrade:460m2525 m2

15 m

roofpitch≥ 4/12: lesser of 6.5 m orheightofprincipaldwelling

roofpitch<4/12:lesserof5.5morheightofprincipaldwelling

4.3 m

mustbeincludedinaccessorybuildingallowance

• Cornersites• Sitesabuttingaserviceroad• Backingontoalaneadjacenttoanarterial (Separatedfromarterialbyalandscapedboulevard),or• Whereside/rearlotlineabutsCS1,CS2,CS3,orCS4zone,orasiteaccommodatingrowhousing,apartments,orparks

plAN plANfRoNT ElEvATIoN fRoNT ElEvATIoN

GARDEN SUITE

GARAGESUITE

SEMI-DETACHEDDUplEX

SINGlEDETACHED

NEW: pRopoSED 7.6 m (25’) MINIMUM loTS

formerly:onlyallowedwhereaSideLotLineabutsalotinanIndustrial,Commercial,Row

Housing,orApartmentZone,orisnotseparatedfromitbyapublicroadwaymorethan10.0mwide

formerly:28/12/40

USE

MAXIMUMHEIGHT

MINIMUMSITE DEpTH

MINIMUM SITE WIDTH

MINIMUM SITE AREA

Permitted Discretionary Discretionary

AllSites

AllSites

proposed:250.8m2

formerly: 360 m2

proposed:250.8m2

formerly: 300 m2

proposed:442.2m2

formerly: 600 m2

proposed:7.6m

formerly: 12 m

proposed:site area < 300m2 : 28/14/42site area > 300m2 : 28/12/40


30 m

proposed:7.6m


proposed:13.4m(or10mifunitsarrangedalonglengthofsite)

Rf2TheRF2ZoneistypicallyusedforamixofSingleDetachedHousingandSemi-detachedHousinginmatureareas.

loCATIoN

proposed:Permitted proposed:Permitted

10 m / 2.5 storeys


loW DENSITY INfIll ZoNE

SAMplE SCENARIoS:

TYpICAl INTERNAl loT(WITH lANE)

TYpICAl CoRNER loT(WITH lANE)







MAX. SITE CovERAGE (%)(HoUSE/GARAGE/ToTAl)

NEW:DUplEXES AND

SEMI-DETACHED pERMITTED

NEW: 42% ToTAl SITE CovERAGE pERMITTED oN SITES lESS THAN 300 m2 foR SINGlE DETACHED AND DUplEX, AND lESS THAN 600 m2 foR SEMI-DETACHED

No CHANGE

EXISTING

No CHANGE


formerly: Discretionary formerly: Discretionary

• CornerSites• SitesabuttingaServiceRoad• Sitesbackingontoalaneadjacenttoanarterial(separatedfromarterialbyalandscapedboulevard),or

• whereside/rearlotlineabutsCS1,CS2,CS3,orCS4zone,or a site accommodating row housing,apartments,orparks


at grade: 525 m2

abovegrade:arearequiredforprincipaldwelling+100m2

525 m2

15 m



4.3 m


existing bylaw

priortochange

proposedchange


APARTMENTHOUSING

STACKED ROW

HOUSING

ROW HOUSING

GARDEN SUITE

GARAGESUITE

SEMI-DETACHED

USE

MAXIMUMHEIGHT

MINIMUMSITE DEPTH

MINIMUM SITE WIDTH

MINIMUM SITE AREA

DUPLEXSINGLEDETACHED

Permitted Permitted Permitted Discretionary Discretionary

proposed: Permitted

• Corner Sites• Sites abutting a Service Road• Backing onto a lane adjacent

to an arterial (Separated from arterial by landscaped Blvd.)

• Or where side/rear lot line about CS1, CS2, CS3, or CS4 zone, or a site accommodating row housing, apartment, or parks

• Corner Sites• Sites abutting a

Service or Arterial Road

• Or where one side lot line abuts a site where apartments or commercial uses are permitted

proposed: 250.8 m2

formerly: 360 m2

proposed: 250.8 m2

formerly: 300 m2

proposed: 442.2 m2

formerly: 600 m2

proposed: 186 m2

per dwelling

formerly: 200 m2

per dwelling

proposed: 750 m2

formerly: 800 m2

30 m

RF3The RF3 Zone is typically used for a mix of housing types, containing up to four dwelling units in each building, in mature areas.

LOCATION

10 m / 2.5 storeys



proposed:< 600m2 : 28/14/42> 600m2 : 28/12/40

28/12/40

proposed:32/17/45

formerly: 28/12/40

MAX. SITE COVERAGE %(HOUSE/GARAGE/TOTAL)

All Sites

LOW DENSITY REDEVELOPMENT ZONE

SAMPLE SCENAROS:

TYPICAL INTERNAL LOT(WITH LANE)

TYPICAL CORNER LOT(WITH LANE)

TYPICAL INTERNAL LOT(NO LANE)

SEMI-DETACHED HOUSING ON CORNER LOT(SITE AREA LESS THAN 600 m2)

HOUSE WITH FRONT ATTACHED GARAGE (ONLY PERMITTED IN MATURE NEIGHBOURHOOD OVERLAY IN LIMITED SITUATIONS)

TYPICAL CORNER LOT(NO LANE - SIDE ACCESS GARAGE)

SEMI-DETACHED HOUSING ON CORNER LOT: SIDE-ACCESS GARAGES(SITE AREA LESS THAN 600 m2)

CORNER LOT WITH SIDE ACCESS GARAGE(ONLY PERMITTED IN MATURE NEIGHBOURHOOD OVERLAY IN LIMITED SITUATIONS)

NEW:4-UNIT ROW

HOUSING, STACKED ROW HOUSING,

AND APARTMENTS PERMITTED ON CERTAIN SITES

NO CHANGE

NO CHANGE

PROPOSED BYLAW CHANGES

NEW: PROPOSED 7.6 m (25’) MINIMUM LOTS

EXISTING

former: Discretionary

proposed: Permitted proposed: Permitted

former: Discretionary former: Discretionary

10 m / 2.5 storeys


roof pitch ≥ 4/12: lesser of 6.5 m or

height of principal dwelling

roof pitch < 4/12: lesser of 5.5m or

height of principal dwelling

4.3 m

formerly: 28/12/40

must be included inaccessory building allowance

at grade: 525 m2

above grade: area required for

principal dwelling + 100 m2

525 m2

15 m

• Cornersites• Sitesabuttingaserviceroad• Backingontoalaneadjacenttoan

arterial (Separated from arterial by a landscaped boulevard), or• Whereside/rearlotlineabuts

CS1, CS2, CS3, or CS4 zone, or a site accommodating row housing, apartments, or parks

NEW: 42% TOTAL SITE COVERAGE PERMITTED ON SITES LESS THAN 300 m2 FOR SINGLE DETACHED AND DUPLEX, AND LESS THAN 600 m2 FOR SEMI-DETACHED

existing bylaw

prior to change

proposed change

proposed: 7.6 m

formerly: 12 m

proposed: 6.2 m / end dwelling,

5.0 m / internal dwelling

formerly: 6 m / end dwelling,

5.0 m / internal dwelling

proposed: 17 m

formerly: 20 m

proposed: 7.6 m


proposed: 13.4 m (or 10 m if units arranged

along length of site)

PLAN PLANFRONT ELEVATION FRONT ELEVATION

GARDEN SUITE

GARAGESUITE

SEMI-DETACHEDDUplEX

SINGlEDETACHED



formerly: 28/12/40

formerly: site area < 600m2 : 32/17/45site area > 600m2 : 28/12/40

site area < 600m2 : 32/17/45site area > 600m2 : 28/12/40

USE

MAXIMUMHEIGHT

MINIMUMSITE DEpTH

MINIMUM SITE WIDTH

MINIMUM SITE AREA

Permitted

proposed:Permitted

formerly: Discretionary

Permitted Discretionary Discretionary

AllSites

proposed:250.8 m2

formerly:360 m2

442.2 m2

proposed:Lane:7.6mNoLane:12m

30 m

formerly: 12 m formerly: 15 m

Lane:13.4mNoLane:15m

Rf4TheRF4Zoneistypicallyusedfor Semi-detachedHousinginnewerareas.

loCATIoN

MAX. SITE CovERAGE %(HoUSE/GARAGE/ToTAl)

SEMI-DETACHED ZoNE

SAMplE SCENARIoS:





SMAll loT WITH REAR ACCESS GARAGE(SITE lESS THAN 300 m2: 4.5 m fRoNT SETBACk pERMITTED)

SMAll CoRNER loT WITH REAR ACCESS GARAGE(SITE lESS THAN 300 m2: 4.5 m fRoNT SETBACk AND 3.0 m SIDE SETBACk pERMITTED)



NEW:DUplEXES

pERMITTED

No CHANGE

No CHANGE


NEW: pRopoSED 7.6 m (25’) MINIMUM loTS

EXISTING





at grade: 525 m2

abovegrade:arearequiredforprincipaldwelling+100m2

525 m2

15 m



4.3 m


10 m / 2.5 storeys


NEW: 42% ToTAl SITE CovERAGE pERMITTED oN SITES lESS THAN 300 m2 foR SINGlE DETACHED AND DUplEX, AND lESS THAN 600 m2 foR SEMI-DETACHED

existing bylaw

priortochange

proposedchange


(

No CHANGE

No CHANGE

INDIvIDUAl DWEllINGS DEfINED:

Eachdwellingwithinsemi-detachedandrowhousingshallbeindividuallydefinedthroughacombinationofarchitecturalfeaturesthatmayincludevariationsintherooflines,projectionorrecessionofthefacade,porchesorentrancefeatures,buildingmaterials, orothertreatments.

REpETITIoN:

Rowhousingshallnotrepeatthesamearchitecturalfeaturesmorethansixtimesonablockface.

SITE DESIGN:

Sitedesignforrowhousingdevelopmentsofsixormoreattacheddwellingsshallincludeentrytransitionssuchassteps,decorativefences,gates,hedges,lowwalls,andplantingbedsinthefrontyard.

CoNSISTENT BUIlDING MATERIAlS:

Oncornersites,thefacadesofaprincipalbuildingabuttingthefrontandflankingsidelotlinesshalluseconsistentbuildingmaterialsandarchitecturalfeaturessuchaswindows,doors,andporches.

ACCESS To GRADE

Eachdwellingthathasdirectaccesstogradeshallhaveanentrancedoororentrancefeaturefacingapublicroadway,otherthanalane.Oncornersites,theentrancemayfaceeitherthefrontlotlineortheflankingsidelot line.

No CHANGE

No CHANGE

No CHANGE

No CHANGE

No CHANGE


Rf5TheRF5ZoneistypicallyusedforRowHousingandSemi-detachedHousinginbothmatureandnewerareas.

30 m

10m(2.5Storeys)

MNO:8.6m(2.5Storeys)

MNO:withlaneaccess:9.0m2

MNO:withlaneaccess:270m2

STACkED RoW

HoUSING

RoW HoUSING

GARDEN SUITE

GARAGESUITE

SEMI-DETACHED

USE

DENSITY

MAXIMUMHEIGHT

MINIMUMSITE DEpTH

MINIMUM SITE WIDTH

MINIMUM SITE AREA

SINGlEDETACHED

DiscretionaryPermitted Discretionary DiscretionaryPermitted Discretionary

withlaneaccess:258m2

frontattachedgarage:312m2

withlaneaccess:8.6mfrontattachedgarage:10.4m

210m2 / dwelling 740m2

6.7m / dwelling 20.0m

internal dwell: 150m2

end dwelling: 186m2

(35/20/55)

(28/17/45)

(28/15/40)

(30/17/45)

(28/15/40)

(28/15/43)

(28/15/40)

(28/15/40)

internaldwelling:

cornerdwelling:

internaldwelling:

cornerdwelling:

internal dwelling:

end dwelling:

corner dwelling:

maximum42dwellings/ha;shallbeincreasedby1dwelling/haforevery6residentparkingspacesandassociatedaislesprovidedundergroundtoa

maximumof54dwellings/ha

internal dwell: 5.0mend dwelling: 6.2m

RoW HoUSING ZoNE

ARCHITECTURAl CRITERIA:


at grade: 525 m2

abovegrade:arearequiredforprincipaldwelling

+100m2

525 m2

15 m

roofpitch≥ 4/12: lesser of 6.5 m or heightofprincipaldwelling


4.3 m

mustbeincludedinacccessorybuildingallowance

10m(2.5Storeys)

MNO:8.6m(2.5Storeys)

A+B ≤ C/3A&B ≤ 3.1m

MATURE NEIGHBOURHOOD OVERLAYMNO

FRONTSETBACK

BUILDING FACE

FAÇADEWIDTH

HEIGHT

DORMERSON BUILDING> 7.5m HIGH

SIDESETBACKS

REARSETBACK

REARATTACHED GARAGE

FRONT / SIDE ATTACHED GARAGE

REARDETACHED GARAGE

VEHICULARACCESS

GARAGEPROTRUSION& WIDTH

PROPOSED REGULATION EXISTING PROPOSEDEXISTING REGULATION

• consistent, within 1.0m of adjacent sites, with the general context of the block face

• not less than 3.0m

• no existing regulation


NO CHANGE

NO EXISTING REGULATION



REAR VEHICULAR ACCESS REQUIRED WITH LANE AND TREED BOULEVARD OR SITE WIDTH LESS LESS THAN 15.5M

CONSISTENT WITH BLOCK FACE


• dormers to be recessed from exterior walls• no dormer or gable end when side setback < 2.0m

• when site width is 12.0m or less, minimum interior 1.2m, flanking street on corner lot 1.5m or 3.0m if building fronts onto flanking street

• when site is greater than 12.0m, no change

• 40% of site depth



• all uses, 3.0m separation from principal building

NO CHANGE

• protrude maximum 1.0m beyond front wall of principal building• width maximum 7.3m or 35% of site, whichever is less

• principal buildings shall face a public roadway other than a lane

• row housing, stacked row housing, and apartments shall have a maximum of 48.0m facing a public roadway

• maximum 8.6m / 2.5 storeys

• maximum width of any one dormer 3.1m• in the case of multiple dormers, total width to not exceed 1/3 of

wall length containing dormers (excluding garages)

• when site width is 18.3m or less, requirements of underlying zone shall apply

• when site width is > 18.3m, 20% of site width up to 6.0m total; minimum 2.0m interior, underlying zone for flanking street on corner

• 40% of site depth• or, regulation of underlying zone as a Class B Discretionary

Development

• not allowed except on corner sites where dwelling faces flanking public roadway

• single detached, duplex, and semi-detached: maximum 2 vehicles• semi-detached & duplex front attached garage to use a common wall

and provide a shared driveway apron

• row housing and stacked row housing: maximum width of 12.0m facing a lane, maximum width of 14.0m facing a flanking roadway, minimum separation of 1.8m

• all other uses, 3.0m separation from principal building

• no access from the front or flanking public roadway where a lane exists, and

a. an adjacent treed landscaped boulevard is present along roadway; or,

b. the site width is less than 15.5m

• characteristic of development of majority of blockface as determined by the Development Officer

• within 2.5m of adjacent sites• not less than 3.0m, not required to be greater than 6.0m

The purpose of this Overlay is to ensure that new low density development in Edmonton’s mature residential neighbourhoods is sensitive in scale to existing development, maintains the traditional character and pedestrian-friendly design of the streetscape, ensures privacy and sunlight penetration on adjacent properties and provides opportunity for discussion between applicants and neighbouring affected parties when a development proposes to vary the Overlay regulations.

WHAT ARE THE NExT STEPS?

Thank you for your involvement.

PleaseprovideyourcommentsbyTuesday,November27,either:•inthecommentboxprovided,or•[email protected]

TheproposedamendmentswillbediscussedattheExecutiveCommitteemeetingonJanuary28,2013.

edmonton zoning changes - low-density zones and mature neighbourhoods

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