Glenwood Zoning

7/30/2019 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

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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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N

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.

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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.

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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.

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7 2

E84

ROWHOUSING(UP

TO5)

1

4

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Glenwood Zoning

Documents

Transcript of Glenwood Zoning