Edmonton Zoning Changes - Low-Density Zones and Mature Neighbourhoods

ZONING IN EDMONTON
Zoning is a mechanism by which municipalities regulate land use and building form. Every municipality in Alberta is required to have a Zoning Bylaw
What are some things the Zoning Bylaw does?

It divides the City into zones, and directs what land uses can happen in each one. The City has different categories of zones, such as Residential, Commercial and Industrial. It guides the way a site can be laid out, including the amount of the site that can be covered with buildings, and the amount of land to be provided around or between buildings It shapes the form of a building, including height and size.
What doesnt the Zoning Bylaw do?

It does not control who lives in a building or uses a site. It does not control what materials are used to construct a building. It does not control any uses or activities on public roadways or road right-of-way.
Why are we here today?

To share information about the proposed zoning bylaw amendments to the (RF1) Single Detached Residential Zone, (RF2) Low Density Infill Zone, (RF3) Low Density Development Zone, (RF4) Semi-detached Residential Zone, (RF5) Row Housing Zone, and the Mature Neighbourhood Overlay (MNO). To hear your comments and incorporate them into a report going to Executive Committee in January, 2013.
Why is administration doing this project?

Administration is implementing approved policies from the Municipal Development Plan, The Way We Grow, including: supporting redevelopment and residential infill that contributes to the livability and adaptability of established neighbourhoods, and directing the location and design of residential infill in mature neighbourhoods through regulation. Administration is also following specific City Council direction to: implement the Residential Infill Guidelines, which were approved by City Council in 2009 after significant public consultation, and implement subdivision of 50 foot wide lots for Single Detached Housing in the (RF2) Low Density Infill Zone, (RF3) Low Density Development Zone, and (RF4) Semi-detached Residential Zone.
WHICH RESIDENTIAL ZONES MAY BE AFFECTED?

MNO RF1
MATURE NEIGHBOURHOOD OVERLAY
The Mature Neighbourhood Overlay is used to guide development so that it is compatible with the existing neighbourhood.
SINGLE DETACHED RESIDENTIAL ZONE
The RF1 Zone is typically used for larger lot Single Detached Housing in both mature and newer areas.
RF2
LOW DENSITY INFILL ZONE
The RF2 Zone is typically used for a mix of Single Detached Housing and Semi-detached Housing in mature areas.
RF3
LOW DENSITY REDEVELOPMENT ZONE
The RF3 Zone is typically used for a mix of housing types, containing up to four dwelling units in each building, in mature areas.
RF4
SEMI-DETACHED ZONE
The RF4 Zone is typically used for Semi-detached Housing in newer areas.
RF5
ROW HOUSING ZONE
The RF5 Zone is typically used for Row Housing and Semi-detached Housing in both mature and newer areas.
HOUSING TYPES (Use Classes)

SINGLE DETACHED HOUSING
One dwelling unit a house.
DUPLEx HOUSING
Two attached dwelling units, arranged vertically.
SEMIDETACHED HOUSING
Two attached dwelling units, arranged horizontally.
ROW HOUSING Three or more
attached dwelling units, arranged horizontally.
Three or more STACkED ROW HOUSING attached dwelling
units, arranged vertically or horizontally. Each dwelling unit has its own entrance directly from outdoors.
GARAGE SUITE
An additional dwelling unit located above a detached garage, on the same lot as a single detached house.
GARDEN SUITE
An additional dwelling unit located in a stand-alone building, on the same lot as a single detached house.
APARTMENT HOUSING
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.
SECONDARY SUITE
Rf1
existing bylaw proposed change prior to change
SINGlE DETACHED RESIDENTIAl ZoNE

The RF1 Zone is typically used for larger lot Single Detached Housing in both mature and newer areas.
SINGlE DETACHED
DUplEX
SEMIDETACHED
GARAGE SUITE
GARDEN SUITE
pRopoSED BYlAW CHANGES
USE
Permitted
Discretionary
Discretionary
Discretionary
Discretionary
loCATIoN
All Sites
Corner sites Sites abutting an arterial or service road Where both Side Lot Lines abut existing Duplex or SemiDetached Housing, or Where a minimum of one Side Lot Line: - abuts a Site where Row Housing, Apartment Housing, or commerical use is a Permitted Use, or - is not separated from a Site where Row Housing, Apartment Housing, or a commerical use is a Permitted Use by a public roadway, including a Lane, more than 10 m wide formerly: not allowed on corner sites, arterial/service roads, or beside duplex or semi-detached housing
Corner sites Sites abutting a service road Backing onto a lane adjacent to an arterial (Separated from arterial by a landscaped boulevard), or Where side/rear lot line abuts CS1, CS2, CS3, or CS4 zone, or a site accommodating row housing, apartments, or parks
EXAMplE: DUplEXES AND SEMI-DETACHED DISCRETIoNARY oN CoRNER SITES
MINIMUM SITE AREA
at grade: 525 m2
360 m2 360 m2 488.4 m2
above grade: 460 m
525 m2
No CHANGE
MINIMUM SITE WIDTH
proposed: 12 m 12 m
proposed:14.8 m (or 12 m if units arranged along length of site)
15 m
formerly: 7.5 m/dwelling
DUplEXES AND fRoNT-BACk SEMI-DETACHED NoW ACCoMMoDATED oN A 12 m (40) WIDE loT
MINIMUM SITE DEpTH
30 m
No CHANGE
roof pitch 4/12: lesser of 6.5 m or height of principal dwelling roof pitch < 4/12: lesser of 5.5 m or height of principal dwelling
MAXIMUM HEIGHT
10 m / 2.5 storeys MNO: 8.6 m / 2.5 storeys
4.3 m
No CHANGE
MAX. SITE CovERAGE (%)

(HoUSE/GARAGE/ToTAl)
28/12/40
28/12/40
proposed: site area < 600m2 : 28/14/42 site area > 600m2 : 28/12/40
must be included in accessory building allowance

plAN fRoNT ElEvATIoN plAN fRoNT ElEvATIoN
formerly: 28/12/40
NEW: 42% ToTAl SITE CovERAGE pERMITTED oN SITES lESS THAN 600 m2
SAMplE SCENARIoS:
TYpICAl INTERNAl loT

(WITH lANE)

(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

(WITH lANE)
TYpICAl CoRNER loT
(No lANE - SIDE ACCESS GARAGE)
SEMI-DETACHED HoUSING oN CoRNER loT: SIDE-ACCESS GARAGES

CoRNER loT WITH SIDE ACCESS GARAGE

Rf2
loW DENSITY INfIll ZoNE

The RF2 Zone is typically used for a mix of Single Detached Housing and Semidetached Housing in mature areas.
SINGlE DETACHED
DUplEX
proposed: Permitted
SEMIDETACHED
proposed: Permitted
GARAGE SUITE
GARDEN SUITE
USE
Permitted formerly: Discretionary

Discretionary formerly: Discretionary Corner Sites Sites abutting a Service Road Sites backing onto a lane adjacent to an arterial (separated from arterial by a landscaped boulevard), or where side/rear lot line abuts CS1, CS2, CS3, or CS4 zone, or a site accommodating row housing, apartments, or parks
Discretionary
loCATIoN
All Sites
All Sites
formerly: only allowed where a Side Lot Line abuts a lot in an Industrial, Commercial, Row Housing, or Apartment Zone, or is not separated from it by a public roadway more than 10.0 m wide
NEW: DUplEXES AND SEMI-DETACHED pERMITTED
MINIMUM SITE AREA
proposed: 250.8 m2 formerly: 360 m2 proposed: 7.6 m formerly: 12 m
proposed: 250.8 m2 formerly: 300 m2 proposed: 7.6 m
proposed: 442.2 m2 formerly: 600 m2 proposed: 13.4 m (or 10 m if units arranged along length of site)
at grade: 525 m2 above grade: area required for principal dwelling + 100 m2
525 m2
MINIMUM SITE WIDTH
15 m
EXISTING
NEW: pRopoSED 7.6 m (25) MINIMUM loTS
MINIMUM SITE DEpTH
30 m
No CHANGE
MAXIMUM HEIGHT MAX. SITE CovERAGE (%)

4.3 m
No CHANGE
proposed: site area < 600m2 : 28/14/42 site area > 600m2 : 28/12/40 must be included in accessory building allowance
formerly: 28/12/40
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
SAMplE SCENARIoS:

(WITH lANE)

(No lANE)

(SITE AREA lESS THAN 600 m )
2

TYpICAl CoRNER loT

(WITH lANE)
TYpICAl CoRNER loT
(No lANE - SIDE ACCESS GARAGE)


RF3
existing bylaw proposed change prior to change SINGLE DETACHED
LOW DENSITY REDEVELOPMENT ZONE

The RF3 Zone is typically used for a mix of housing types, containing up to four dwelling units in each building, in mature areas.
DUPLEX
SEMIDETACHED
GARAGE SUITE
GARDEN SUITE
ROW HOUSING
STACKED ROW HOUSING
APARTMENT HOUSING
PROPOSED BYLAW CHANGES
proposed: Permitted
proposed: Permitted former: Discretionary
proposed: Permitted former: Discretionary
USE
Permitted
Permitted
Permitted
Discretionary
Discretionary
former: Discretionary
LOCATION
All Sites
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: 186 m2 per dwelling formerly: 200 m2 per dwelling
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
NEW: 4-UNIT ROW HOUSING, STACKED ROW HOUSING, AND APARTMENTS PERMITTED ON CERTAIN SITES
MINIMUM SITE AREA
proposed: 250.8 m2 formerly: 360 m proposed: 7.6 m formerly: 12 m

2
proposed: 250.8 m2 formerly: 300 m

2
proposed: 442.2 m2 formerly: 600 m

2
proposed: 750 m2 formerly: 800 m2
525 m2
MINIMUM SITE WIDTH
proposed: 7.6 m
proposed: 13.4 m (or 10 m if units arranged along length of site)
15 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
EXISTING
NEW: PROPOSED 7.6 m (25) MINIMUM LOTS
MINIMUM SITE DEPTH

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
30 m
NO CHANGE
MAXIMUM HEIGHT
4.3 m
10 m / 2.5 storeys
NO CHANGE
MNO: 8.6 m / 2.5 storeys
MAX. SITE COVERAGE %

(HOUSE/GARAGE/TOTAL)
proposed: < 600m2 : 28/14/42 > 600m2 : 28/12/40 must be included in accessory building allowance
proposed: 32/17/45 28/12/40 formerly: 28/12/40

PLAN FRONT ELEVATION PLAN FRONT ELEVATION
formerly: 28/12/40
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
SAMPLE SCENAROS:
TYPICAL INTERNAL 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

(WITH LANE)
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)
Rf4
SEMI-DETACHED ZoNE
The RF4 Zone is typically used for Semi-detached Housing in newer areas.
SINGlE DETACHED
DUplEX
SEMIDETACHED
GARAGE SUITE
GARDEN SUITE
proposed: Permitted
USE
Permitted formerly: Discretionary
Permitted
Discretionary
Discretionary
loCATIoN
All Sites
NEW: DUplEXES pERMITTED
MINIMUM SITE AREA
proposed: 250.8 m2 442.2 m2 formerly: 360 m2

proposed: Lane: 7.6 m No Lane: 12 m
at grade: 525 m2 above grade: area required for principal dwelling + 100 m2 525 m2
MINIMUM SITE WIDTH
Lane: 13.4 m No Lane: 15 m
15 m
EXISTING
formerly: 12 m
formerly: 15 m
NEW: pRopoSED 7.6 m (25) MINIMUM loTS
MINIMUM SITE DEpTH
30 m
No CHANGE
MAXIMUM HEIGHT
4.3 m
No CHANGE
MAX. SITE CovERAGE %

site area < 600m2 : 32/17/45 site area > 600m2 : 28/12/40
must be included in accessory building allowance

formerly: 28/12/40
formerly: site area < 600m2 : 32/17/45 site area > 600m2 : 28/12/40
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
SAMplE SCENARIoS:
(oNlY pERMITTED IN MATURE NEIGHBoURHooD ovERlAY (No lANE) IN lIMITED SITUATIoNS)

(SITE AREA lESS THAN 600 m )
2
SMAll loT WITH REAR ACCESS GARAGE
(SITE lESS THAN 300 m2: 4.5 m fRoNT SETBACk pERMITTED)
(oNlY pERMITTED IN MATURE NEIGHBoURHooD ovERlAY (No lANE - SIDE ACCESS GARAGE) IN lIMITED SITUATIoNS)
TYpICAl CoRNER loT

SMAll CoRNER loT WITH REAR ACCESS GARAGE

(SITE lESS THAN 300 m2: 4.5 m fRoNT SETBACk AND 3.0 m SIDE SETBACk pERMITTED)
Rf5
(
RoW HoUSING ZoNE

The RF5 Zone is typically used for Row Housing and Semi-detached Housing in both mature and newer areas.
RoW HoUSING
SEMIDETACHED
SINGlE DETACHED
GARAGE SUITE
GARDEN SUITE
STACkED RoW HoUSING
USE
Permitted
Permitted
Discretionary
Discretionary
Discretionary
Discretionary
No CHANGE
MINIMUM SITE AREA
internal dwell: 150m2 end dwelling: 186m2
with lane access: 258m2 front attached garage: 312m2
210m2 / dwelling
MNO: with lane access: 270 m2 with lane access: 8.6 m front attached garage: 10.4 m
525 m2
740m2
No CHANGE
MINIMUM SITE WIDTH
internal dwell: 5.0m end dwelling: 6.2m
6.7m / dwelling
MNO: with lane access: 9.0 m2
15 m
20.0m
No CHANGE
MINIMUM SITE DEpTH
30 m
No CHANGE
MAXIMUM HEIGHT
internal dwelling: (35/20/55) end dwelling:
10 m (2.5 Storeys) MNO: 8.6 m (2.5 Storeys)

internal dwelling: corner dwelling: internal dwelling: corner dwelling:
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
10 m (2.5 Storeys) 4.3 m MNO: 8.6 m (2.5 Storeys)
No CHANGE
MAX. SITE CovERAGE %

(30/17/45) (28/15/40)
(28/15/43) must be included in acccessory building allowance (28/15/40) (28/15/40)
(28/17/45)
No CHANGE
corner dwelling: (28/15/40)
DENSITY
maximum 42 dwellings / ha; shall be increased by 1 dwelling / ha for every 6 resident parking spaces and associated aisles provided underground to a maximum of 54 dwellings / ha
No CHANGE
ARCHITECTURAl CRITERIA:
REpETITIoN:
Row housing shall not repeat the same architectural features more than six times on a block face.
CoNSISTENT BUIlDING MATERIAlS:

On corner sites, the facades of a principal building abutting the front and flanking side lot lines shall use consistent building materials and architectural features such as windows, doors, and porches.
INDIvIDUAl DWEllINGS DEfINED:

Each dwelling within semidetached and row housing shall be individually defined through a combination of architectural features that may include variations in the rooflines, projection or recession of the facade, porches or entrance features, building materials, or other treatments.
SITE DESIGN:
Site design for row housing developments of six or more attached dwellings shall include entry transitions such as steps, decorative fences, gates, hedges, low walls, and planting beds in the front yard.
ACCESS To GRADE
Each dwelling that has direct access to grade shall have an entrance door or entrance feature facing a public roadway, other than a lane. On corner sites, the entrance may face either the front lot line or the flanking side lot line.
MNO
MATURE NEIGHBOURHOOD OVERLAY

The purpose of this Overlay is to ensure that new low density development in Edmontons 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.
EXISTING REGULATION
PROPOSED REGULATION
EXISTING
PROPOSED
FRONT SETBACK
consistent, within 1.0m of adjacent sites, with the general context of the block face not less than 3.0m
within 2.5m of adjacent sites not less than 3.0m, not required to be greater than 6.0m
REAR SETBACK
40% of site depth
40% of site depth or, regulation of underlying zone as a Class B Discretionary Development
VEHICULAR ACCESS
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
NO CHANGE REAR VEHICULAR ACCESS REQUIRED WITH LANE AND TREED BOULEVARD OR SITE WIDTH LESS LESS THAN 15.5M
GARAGE PROTRUSION & WIDTH
protrude maximum 1.0m beyond front wall of principal building width maximum 7.3m or 35% of site, whichever is less
characteristic of development of majority of blockface as determined by the Development Officer
CONSISTENT WITH BLOCK FACE
HEIGHT
maximum 8.6m / 2.5 storeys
NO CHANGE
REAR ATTACHED GARAGE DORMERS ON BUILDING > 7.5m HIGH
no existing regulation
not allowed except on corner sites where dwelling faces flanking public roadway
NO EXISTING REGULATION
dormers to be recessed from exterior walls no dormer or gable end when side setback < 2.0m
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)
A+B C/3 A&B 3.1m
SIDE SETBACKS
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
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
BUILDING FACE
principal buildings shall face a public roadway other than a lane
FAADE WIDTH
row housing, stacked row housing, and apartments shall have a maximum of 48.0m facing a public roadway
FRONT / SIDE ATTACHED GARAGE REAR DETACHED GARAGE
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
all uses, 3.0m separation from principal building

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
WHAT ARE THE NExT STEPS?
Please provide your comments by Tuesday, November 27, either: in the comment box provided, or by e-mail to zoningbylaw@edmonton.ca The proposed amendments will be discussed at the Executive Committee meeting on January 28, 2013.
Thank you for your involvement.

Edmonton Zoning Changes - Low-Density Zones and Mature Neighbourhoods

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Edmonton Zoning Changes - Low-Density Zones and Mature Neighbourhoods

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ZONING IN EDMONTON

What are some things the Zoning Bylaw does?

What doesnt the Zoning Bylaw do?

Why are we here today?

Why is administration doing this project?

WHICH RESIDENTIAL ZONES MAY BE AFFECTED?

SINGLE DETACHED RESIDENTIAL ZONE

LOW DENSITY INFILL ZONE

LOW DENSITY REDEVELOPMENT ZONE

ROW HOUSING ZONE

HOUSING TYPES (Use Classes)

Two attached dwelling units, arranged vertically.

Two attached dwelling units, arranged horizontally.

ROW HOUSING Three or more

attached dwelling units, arranged horizontally.

Three or more STACkED ROW HOUSING attached dwelling

SINGlE DETACHED RESIDENTIAl ZoNE

pRopoSED BYlAW CHANGES

EXAMplE: DUplEXES AND SEMI-DETACHED DISCRETIoNARY oN CoRNER SITES

MINIMUM SITE AREA

above grade: 460 m

MINIMUM SITE WIDTH

proposed:14.8 m (or 12 m if units arranged along length of site)

formerly: 7.5 m/dwelling

DUplEXES AND fRoNT-BACk SEMI-DETACHED NoW ACCoMMoDATED oN A 12 m (40) WIDE loT

MINIMUM SITE DEpTH

10 m / 2.5 storeys MNO: 8.6 m / 2.5 storeys

MAX. SITE CovERAGE (%)

must be included in accessory building allowance

TYpICAl INTERNAl loT

TYpICAl INTERNAl loT

SEMI-DETACHED HoUSING oN CoRNER loT

HoUSE WITH fRoNT ATTACHED GARAGE

TYpICAl CoRNER loT

TYpICAl CoRNER loT

(No lANE - SIDE ACCESS GARAGE)

SEMI-DETACHED HoUSING oN CoRNER loT: SIDE-ACCESS GARAGES

CoRNER loT WITH SIDE ACCESS GARAGE

loW DENSITY INfIll ZoNE

pRopoSED BYlAW CHANGES

Permitted formerly: Discretionary

NEW: DUplEXES AND SEMI-DETACHED pERMITTED

MINIMUM SITE AREA

proposed: 250.8 m2 formerly: 360 m2 proposed: 7.6 m formerly: 12 m

proposed: 250.8 m2 formerly: 300 m2 proposed: 7.6 m

MINIMUM SITE WIDTH

formerly: 7.5 m/dwelling

NEW: pRopoSED 7.6 m (25) MINIMUM loTS

MINIMUM SITE DEpTH

MAXIMUM HEIGHT MAX. SITE CovERAGE (%)

10 m / 2.5 storeys MNO: 8.6 m / 2.5 storeys

TYpICAl INTERNAl loT

TYpICAl INTERNAl loT

SEMI-DETACHED HoUSING oN CoRNER loT

HoUSE WITH fRoNT ATTACHED GARAGE

TYpICAl CoRNER loT

TYpICAl CoRNER loT

(No lANE - SIDE ACCESS GARAGE)

SEMI-DETACHED HoUSING oN CoRNER loT: SIDE-ACCESS GARAGES

CoRNER loT WITH SIDE ACCESS GARAGE

LOW DENSITY REDEVELOPMENT ZONE

STACKED ROW HOUSING

PROPOSED BYLAW CHANGES