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 have been 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.

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 read this 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.

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 amended

by 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 READ a second time this READ a third time this SIGNED and PASSED this day of day of day of day of THE CITY OF EDMONTON _______________________________________ MAYOR , A. D. 2013; , A. D. 2013; , A. D. 2013; , A. D. 2013.

_______________________________________ CITY CLERK

2/2 SCHEDULE A

BYLAW 16315
RF4
163 ST.

RF1

US

RF4

164 ST.

AP

RF1 to RF3

RF1

97 AVE.

RF4
97 AVE.
163 ST.

162 ST.

96A AVE.

RF1 RA7

RA7 CNC

96 AVE.

RF1 to RF3

ATTACHMENT 2 BYLAW 16315 FILE: LDA12-0350 GLENWOOD DESCRIPTION: ZONING BYLAW AMENDMENT from (RF1) Single Detached Residential Zone to (RF3) Low Density Development Zone; GLENWOOD. 9701 - 163 Street NW

LOCATION: LEGAL DESCRIPTION:

Lot 1, Block 1, Plan 4517HW

APPLICANT:

Pushp Kanta Nath 231 Galland Close Edmonton AB T5T 6P7

OWNER:

Pushp Kanta Nath 231 Galland Close Edmonton AB T5T 6P7

ACCEPTANCE OF APPLICATION: EXISTING DEVELOPMENT:

September 27, 2012 Existing single family house _______________________________________________________

SUSTAINABLE DEVELOPMENTS RECOMMENDATION:

That Bylaw 16315 to amend the Zoning Bylaw from (RF1) Single Detached Residential Zone to (RF3) Low Density Development Zone be APPROVED.

BYLAW 16315 FILE: LDA12-0350 GLENWOOD

DISCUSSION 1. The Application The application proposes to rezone the subject site from (RF1) Single Detached Residential 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 to the 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

BYLAW 16315 FILE: LDA12-0350 GLENWOOD ANALYSIS 1. Compliance with Approved Plans and Policies The proposed rezoning application is in compliance with the Municipal Development Plan (MDP), The Way We Grow. It supports the objectives for Established Neighbourhoods 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 density development 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 block face 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 to two 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 Citys Zoning 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 discretionary uses. 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 the development 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.

BYLAW 16315 FILE: LDA12-0350 GLENWOOD

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 proposed rezoning. 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 of the West Edmonton Communities Council Area Council. As of writing this report, Sustainable Development has received no comment or expression 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. The proposed 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

ATTACHMENT 2a
168 ST.

PU AP

99 AVE.
167 ST. 164 ST.

RA7 US

165 ST.

99 AVE.

RF4

99 AVE.

CNC

98A AVE.

RF1

RF4
163 ST.

US RF4
RF4

RF1
98 AVE.

98A AVE.

RF4
161 ST.
160 ST.

98 AVE.
159 ST.

AP RF5
165 ST.

97 AVE.
167 ST.

97 AVE.

RF

RF1 to RF3
97 AVE.

RF1
97 AVE.

RF4
161 ST.

96 AVE.

US
96 AV E

163 ST.

RF4

162 ST.

96A AVE.

RF1

.
T.

RA7
163 ST.

96 AVE.
16 5S

RF4
160 ST.

96 AVE.

95A AVE.

US
167 ST.

RA7

RF1
95 AVE.

CNC

AP

US
95 AVE.
95 AVE.

165 ST.

167 ST.

164 ST.

99 AVE.

163 ST.

98 AVE.
160 ST.
159 ST.

165 ST.

97 AVE.

RF1 to RF3
97 AVE.
162 ST.
161 ST.

96A AVE.

96
167 ST.

AV E

96 AVE.

95 AVE.

95 AVE.

SURROUNDING LAND USE ZONES

FILE: LDA12-0350 D AT E : J a n u a r y 2 1 , 2 0 1 3 B Y L AW 1 6 3 1 5 S U S TA I N A B L E D E V E L O P M E N T

GLENWOOD, BYLAW 16315 Location: 9701 - 163 Street NW

RF4
163 ST.

RF1

US

RF4

164 ST.

AP

RF1 to RF3

RF1

97 AVE.

RF4
97 AVE.
163 ST.

162 ST.

96A AVE.

RF1 RA7

RA7 CNC

96 AVE.

Proposed Rezoning from

RF1 to RF3

The purpose of proposed Bylaw 16315 is to change the 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.

PROPOSED REZONING
FILE: LDA12-0350
S U S TA I N A B L E D E V E L O P M E N T

D AT E : J a n u a r y 2 1 , 2 0 1 3

Smart Choices Program, Planning and Policy Services Branch

Row Housing (UP TO 5)

Notes on Using the Infill Guidelines
These Infill Guidelines are part of an overall set of Planning and Design Guidelines for Residential Infill in Mature Neighbourhoods. In reviewing these Guidelines for Small Scale Row Houses, the following sections of the overall Infill Guidelines should also be consulted: 1. Section B, Objectives for Residential Infill; 2. Section D, General Guidelines for Residential Infill in Edmontons Mature Neighbourhoods; and, 3. Section J, Implementation of the Residential Infill Guidelines. In addition, other regulations established by the City of Edmonton may apply: 1. The City of Edmonton Zoning Bylaw, including the Mature Neighbourhood Overlay; 2. An Area Redevelopment Plan may be in place which establishes specific requirements. These Residential Infill Guidelines, together with the other plans and regulations, will determine whether or not a Small Scale Row House development will be permitted and will establish any specific requirements that may need to be addressed before it can be approved.

Planning and Design Guidelines for Residential Infill in Mature Neighbourhoods

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Row Houses are buildings containing three or more dwellings joined at the side only by a party wall. They have a maximum height of 2 storeys, and no dwellings are placed over another. Each dwelling has individual and direct access to the street and typically contains some private open space in front and back. Row Houses of up to and including five units are considered to be Small Scale Residential Infill. Small Scale Row House developments, when well designed, are compatible with single detached housing. Row Houses also provide an adaptable, comparatively affordable form of housing that may be suitable for families with children, and which is more readily accepted as a form of residential infill by existing neighbourhoods.

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ROW HOUSING (UP TO 5)

1. Small Scale Row Houses of five units or less may be located: a. On the edges of the neighbourhood, where the block face fronts onto an arterial or service road; b. On lots that flank onto an arterial or service road, providing that frontage on the primary local street does not exceed 30 metres. c. Directly across from and fronting neighbourhood school or park sites, except in neighbourhoods where there is a large site within the interior of the neighbourhood that may be redeveloped to include row housing or where zoning for low rise apartments already extends one block or more beyond the

Location + Distribution

perimeter arterials into the interior of the neighbourhhod; d. On sites flanking commercial sites and apartments; e. On corner sites in neighbourhoods that are zoned RF3; f. On large sites within mature neighbourhoods for which comprehensive plans have been prepared. 2. All Row House units should have direct access to a lane or service road from which parking can be accessed. 3. Small Scale Row Houses should not front onto a flanking street, except where the flanking street is an arterial roadway or service road.

PLANNING AND DESIGN GUIDELINES FOR RESIDENTIAL INFILL IN MATURE NEIGHBOURHOODS

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4b 4a

Built Form + Design

1. To minimize visual impact on and maximize integration with the existing neighbourhood Small Scale Row Houses should: a. Incorporate fundamental design elements and proportions found within the neighbourhood; and, b. Be constructed with durable, quality materials which are similar or complimentary to those found within the neighbourhood. 2. Building mass should be arranged to minimize shadowing and to optimize access to sunlight on adjacent properties. 3. Privacy of adjacent dwellings should be maintained through careful placement of windows, doors and patios. 4. Faades should be designed to articulate the individual units in keeping with surrounding single detached character. This may be accomplished by: a. Using a three dimensional recess or projection that highlights the identity of the individual units at the point where dwelling units are separated internally; and, b. Using entrance features, roofline features, or other architectural elements. 5. Total building length for a Small Scale Row House development should not exceed 48 metres. 6. Each unit should have individual front door access to the street. 7. Row Housing units that are developed on flanking lots should be designed to address both the flanking and fronting streets.

ROW HOUSING (UP TO 5)

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1 7 2

ROW HOUSING (UP TO 5)

7 4

Site Design + Streetscape

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Parking
1. Sufficient onsite parking should be provided for all units as required by the Zoning Bylaw. 2. Parking should be accessed from the adjacent lane. 3. Parking should be provided at the rear of the building. 4. A parking garage should not exceed 12 metres in width.

1. The site should be landscaped in accordance with an approved Landscape Plan. 2. The Landscape Plan should: a. Include an assessment of mature trees on the site; and, b. Provide for their retention to the greatest extent possible. 3. The site design should contribute to the privacy of adjacent homes through the use of fencing, screening and landscaping. 4. All Small Scale Row Houses should be oriented toward the primary fronting street. 5. Where Row Housing is developed on flanking lots, the lot should have an adequate width (min. 20m) to provide each unit with a private outdoor amenity area, and to maintain privacy and sunlight on the adjacent property. 6. A generally similar unit form should not be repeated more than five times on a block front. 7. Private outdoor amenity space, preferably located at the rear of the unit, should be available to all units. 8. Minimum setbacks and yard requirements should not be relaxed next to arterials.

Smart 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
PLANNING AND DESIGN GUIDELINES FOR RESIDENTIAL INFILL IN MATURE NEIGHBOURHOODS

FOR MORE INFORMATION