Side Setback Amendments to the (RF3) Small Scale Infill Development Zone Options to amend side setbacks for Row Housing Recommendation: That Administration prepare amendments to Zoning Bylaw 12800, as generally outlined in Attachment 2 of the December 7, 2015, Sustainable Development report CR_2397, and return to City Council Public Hearing. Report Summary This report proposes draft amendments to setback, private outdoor amenity area, landscaping, and design regulations for Row Housing in the (RF3) Small Scale Infill Development Zone. Previous Council/Committee Action At the April 21, 2015, Executive Committee meeting, the following motion was passed: 1. That Administration prepare and return to Executive Committee with, amendments to the Small Scale Infill Development Zone (RF3) within Mature Neighbourhood Overlay to provide for: an increased interior side setback in conjunction with a corresponding reduction of the flanking side setback (Option 1 set out in the April 21, 2015, Sustainable Development report CR_2111). front setback areas that may be used for the provision of private outdoor amenity areas at-grade. 2. That Administration consider applying architectural treatment section 140.4 (18 and 19) Zoning Bylaw regulation, to the portion of the building facing the interior side yard. Report Background: Current regulations in the (RF3) Small Scale Infill Development Zone allow Row Housing structures on corner lots to be as close as 1.2 metres to the interior side property line. While the current setbacks provide for a functional and buildable area, these same setback requirements can also have negative impacts on neighbouring properties including: loss of perceived privacy from overlooking windows and rooftop terraces; minimal area to install landscaping to screen the Row Housing structure; limits space for at grade amenity area; loss of sunlight and shadowing; large uninterrupted expanses of wall facing neighbouring properties.
Sustainable Development report CR_2111 outlined options to address these impacts, and Executive Committee directed Administration to prepare amendments based on increasing the interior side setback along with a corresponding reduction to the flanking side setback. For the purpose of this report and to assist the reader, definitions and supplemental diagrams of key terms used to describe spatial requirements are included in Attachment 1. Amendments proposed in Attachment 2 are summarized as follows: Setbacks A reduction to the flanking side setback from 2.5 metres to 2.0 metres in conjunction with an increase to the interior side setback from 1.2 metres to 3.0 metres is proposed. This will result in an overall reduction in width of the allowable building pocket by 1.3 metres. An enlarged interior side setback offers additional area for at grade amenity areas and enhanced landscaping. A reduction to the flanking side setback will result in a more urban row housing form, while preserving a sufficient yard to accommodate landscaping, projections and verandas. As a result of an overall reduction in the width of the allowable building pocket, current site coverage allowances would no longer align with the size of the allowable building pocket. To maintain an allowable building pocket that aligns with site coverage allowances, a tradeoff should be made to increase the length of the allowable building pocket by amending front setback or rear setback requirements for Row Housing. Instituting a maximum 6.0 metre front setback within the Mature Neighbourhood Overlay largely realigns the allowable building pocket with site coverage allowances. Attachment 3 provides a comparison of the current and proposed relationship between site coverage and setback regulations. Private Outdoor Amenity Area To accommodate at grade private outdoor amenity area within the interior side setback, rigid dimensional requirements of 4 metres by 4 metres are proposed to be replaced with a more flexible minimum at grade amenity area requirement of 15 metres square, and a minimum dimensional requirement of 3.0 metres. Additionally, regulations prohibiting the dedication of amenity area in the front yard are removed. Together, these changes are intended to provide greater flexibility in accommodating useable amenity areas that add to the livability and quality of life of the residents. When above grade amenity area is provided via a rooftop terrace, a stepback is proposed. Introducing a stepback requirement is intended to alleviate privacy and overlook concerns between neighbouring properties, and create a pedestrian-friendly environment by ensuring structures maintain a human scale.
Additional Changes Further amendments are proposed to provide specific guidance regarding landscaping and appearance of the Row House structures. Specifically, landscaping is proposed between abutting properties in order to better screen Row Housing structures, and mitigate impacts to abutting properties. In addition, the provision of at least one entrance facing each abutting public roadway helps to activate all street frontages and reduce the occurrence of blank walls facing the front yard. The proposed amendments also require incorporating greater architectural treatment and individually defining each dwelling on all façades. Proposed changes are intended to eliminate expanses of blank walls, and provide visual interest when the structure is viewed from neighbouring properties. This will reduce the visual impacts on adjacent properties and better integrate Row Housing developments with the surrounding community. The impact on neighbouring properties is the same, whether it is Row Housing or other listed uses within the (RF3) Small Scale Infill Development Zone. To ensure a consistent urban form within the (RF3) Small Scale Infill Development Zone, strategic amendments are proposed for all uses within this zone. Proposed amendments include: zone wide reductions to the flanking side setback to encourage a pedestrian friendly and urban feeling streetscape; and inclusion of Apartment and Stacked Row Housing in regulations specific to corner lots, where Row Housing faces the flanking side lot line. A holistic approach to the proposed amendments in the (RF3) Small Scale Infill Development Zone is intended to improve the overall livability for residents within the zone. Public Consultation Public consultation for this project was based on a meeting with Canadian Home Builders Association Edmonton Region, an interactive workshop, engagement with the Edmonton Insight Community and a publicly available online survey. A summary of the feedback received is outlined below and further details are included in Attachment 4. Canadian Home Builders Association Edmonton Region On September 11, 2015, a presentation and question and answer session was held with Canadian Home Builders Association. Industry stakeholders were supportive of the direction of options proposed that encouraged infill Row Housing development that is sensitive to existing development and manages impacts on neighbouring land uses.
Interactive Workshop September 14, 2015, Administration presented setback options to residents, builders, designers, Edmonton Federation of Community Leagues, and community leagues representatives at an interactive workshop. Focused discussion occurred around each of the following subject areas: changes to side setbacks, amenity area requirements, overlook and privacy issues, and improving architectural interest. Consensus on these discussion areas was largely achieved amongst all in attendance. Opinions expressed supported shifting Row Housing structures closer to the flanking side lot line, greater flexibility with regards to provision of amenity area in the front yard, encouraging design that respects the privacy of neighbouring properties, and improving overall architectural design of Row Housing and compatibility with existing development. Feedback received was used to create the proposed amendments. Surveys An online survey was distributed to the public and members of the Edmonton Insight Community in October 2015. The online survey garnered 88 responses through members of the public and 1493 responses through members of the Insight Community. Overall, responses from the online surveys echoed key themes expressed at the interactive workshop. Validation of the workshop themes resulted in Administration drafting the proposed amendments to the (RF3) Small Scale Infill Development Zone, as described in Attachment 2. Policy The Way We Grow, Municipal Development Plan, Bylaw 15100: 3.5, Support redevelopment and residential infill that contribute to the livability and adaptability of established neighbourhoods and which are sensitive to existing development. 5.2, Require development to fit with the existing and planned neighbourhood context, to respect the scale, form, massing, style and materials of the neighbourhoods and to incorporate other design elements that create a transition between the new development and the existing neighbourhood. 4.4, Provide a broad and varied housing choice, incorporating housing for various demographic and income groups in all neighbourhoods. Corporate Outcomes This report contributes to achieving the corporate outcome Edmonton is attractive and compact as it provides options to transform Edmonton s urban Form and elevate the livability and attractiveness within established and mature neighbourhoods, as described in The Way Ahead City of Edmonton Strategic Plan, 2009-2018.
Justification of Recommendation The proposed amendments to Zoning Bylaw 12800 are intended to address privacy and built form issues related to Row Housing in the (RF3) Small Scale Infill Development Zone by relocating Row Housing structures closer to the public roadways, allowing for greater amenity area flexibility, and requiring greater use of landscaping and architectural treatments on facades. Others Reviewing this Report D. Wandzura, General Manager, Transportation Services Report Writer: A. Sheahan Delegation: L. Balone/P. Ohm SIRE Report Number: CR_2397 Council/Committee Date: December 7, 2015 Attachments: 1. Glossary 2. Draft Text Amendment to Zoning Bylaw 12800 3. Relationship between Setbacks and Site Coverage Allowances 4. Public Consultation Summary
Attachment 1 Glossary Private Outdoor Amenity Area means required open space provided and designed for the active or passive recreation and enjoyment of the residents of a particular Dwelling and which is immediately adjacent to and directly accessible from the Dwelling it is to serve. (Reference: Section 6.1(78) Zoning Bylaw 12800) Front Lot Line means the property line separating a lot from an abutting public roadway other than a Lane. In the case of a Corner Lot, the Front Line is the shorter of the property lines abutting a public roadway, other than a Lane. In the case of a Corner Lot formed by a curved corner, the Front Lot Line shall be the shorter of the two segments of the property line lying between the point determined to be the actual corner and the two points at the extremities of that property line. (Reference: Section 6.1(38) Zoning Bylaw 12800) Page 1 of 4
Attachment 1 Front Setback means the distance that a development or a specified portion of it, must be set back from a Front Lot Line. A Front Setback is not a Front Yard, Amenity Space or Separation Space. (Reference: Section 6.1(39) Zoning Bylaw 12800) Rear Lot Line means either the property line of a lot which is furthest from and opposite the Front Lot Line, or, where there is no such property line, the point of intersection of any property lines other than a Front Lot Line which is furthest from and opposite the Front Lot Line. (Reference: Section 6.1(81) Zoning Bylaw 12800) Page 2 of 4
Attachment 1 Rear Setback means the distance that a development or a specified portion of it, must be set back from a Rear Lot Line. A Rear Setback is not a Rear Yard, Amenity Space or Separation Space. (Reference: Section 6.1(82) Zoning Bylaw 12800) Side Lot Line means the property line of a lot other than a Front Lot Line or Rear Lot Line. (Reference: Section 6.1(89) Zoning Bylaw 12800) Page 3 of 4
Attachment 1 Side Setback means the distance that a development or a specified portion of it, must be set back from a Side Lot Line. A Side Setback is not a Side Yard, Amenity Space or Separation Space. (Reference: Section 6.1(90) Zoning Bylaw 12800) ***Note: On a corner lot, the flanking Side Setback refers to the Side Setback nearest the adjacent street. On a corner lot, the Interior Side Setback refers to the Side Setback nearest the neighbouring property. Site Coverage means the total horizontal area of all buildings or structures on a Site which are located at or higher than 1.0 m above Grade, including Accessory buildings or Structures, calculated by perpendicular projection onto a horizontal plane from one point located at an infinite distance above all buildings and structures on the Site. (Reference: Section 6.1(93) Zoning Bylaw 12800) Page 4 of 4
Attachment 2 Draft Text Amendment to Zoning Bylaw 12800 Rationale Black Font = existing Zoning Bylaw text Underline Italic Font = proposed addition to Zoning Bylaw Strikethrough = proposed deletion from Zoning Bylaw 140 (RF3) Small Scale Infill Development Zone 140.1 General Purpose The purpose of this Zone is to provide for Single Detached Housing and Semidetached Housing while allowing small-scale conversion and infill redevelopment to buildings containing up to four Dwellings, and including Secondary Suites under certain conditions. 140.2 Permitted Uses 1. Apartment Housing 2. Duplex Housing 3. Limited Group Homes 4. Minor Home Based Business 5. Row Housing 6. Stacked Row Housing 7. Secondary Suites 8. Semi-detached Housing 9. Single Detached Housing 10. Fascia On-premises Signs 140.3 Discretionary Uses 1. Lodging Houses 2. Child Care Services 3. Fraternity and Sorority Housing 4. Garage Suites 5. Garden Suites 6. Group Homes 7. Major Home Based Business Page 1 of 10
Attachment 2 8. Religious Assembly 9. Residential Sales Centre 10. Freestanding On-premises Signs 11. Temporary On-premises Signs 140.4 Development Regulations for Permitted and Discretionary Uses 1. Site regulations for Single Detached Housing: a. the minimum Site area shall be 250.8 m 2 ; b. the minimum Site Width shall be 7.6 m; and c. the minimum Site depth shall be 30.0 m. 2. Site regulations for Duplex Housing: a. the minimum Site area shall be 300 m 2 ; b. the minimum Site Width shall be 10.0 m; and c. the minimum Site depth shall be 30.0 m. 3. Site regulations for Semi-detached Housing: a. the minimum Site area shall be 442.2 m 2 ; b. on a non-corner Lot, the minimum Site Width shall be 13.4 m, except that if the Dwellings are arranged along the depth of the Site rather than the width, the minimum Site Width may be reduced to 10.0 m; c. on a Corner Lot, the minimum Site Width shall be 14.8 m; and d. the minimum Site depth shall be 30.0 m. 4. Site regulations for Row Housing: a. the minimum Site area shall be equal to the sum of: i. 186 m 2 for each end Dwelling, plus ii. 150 m 2 for each internal Dwelling; Page 2 of 10
Attachment 2 b. on a non-corner Site the minimum Site Width shall be equal to the sum of: i. 6.2 m for each end Dwelling, plus ii. 5.0 m for each internal Dwelling; c. on a Corner Site the minimum Site Width shall be 14.8 m; and d. the minimum Site depth shall be 30.0 m. 5. Site regulations for Apartment Housing and Stacked Row Housing: a. the minimum Site area shall be 750 m 2 ; b. the minimum Site Width shall be 17.0 m; and c. the minimum Site depth shall be 30.0 m 6. Row Housing shall be located: a. on Corner Sites, b. on Sites abutting an arterial or service road, or c. where a minimum of one Side Lot Line abuts a Site where a commercial Use, or Apartment Housing with a maximum Height greater than four Storeys, is a Permitted Use. 7. Apartment Housing or Stacked Row Housing shall be located: a. on Corner Sites, b. on Sites abutting an arterial or service road, c. where both Side Lot Lines abut existing Apartment Housing or Stacked Row Housing, or d. where a minimum of one Side Lot Line: i. abuts a Site where a commercial Use, or Stacked Row Housing or Apartment Housing with a maximum Height greater than four Storeys, is a Permitted Use, or Page 3 of 10
Attachment 2 ii. is not separated by a public roadway, including a Lane, more than 10.0 m wide from a Site where a commercial Use, or Stacked Row Housing or Apartment Housing with a maximum Height greater than four Storeys, is a Permitted Use. 8. Garage Suites and Garden Suites shall comply with Section 87 of this Bylaw. 9. The maximum Height shall not exceed 10.0 m, in accordance with Section 52. 10. Maximum Site Coverage shall be as follows: Principal Dwelling/ building Accessory building Principal building with attached Garage Total Site Coverage a. Single Detached and Duplex Housing - Site 28% 12% 40% 40% area 300 m 2 or greater b. Single Detached and Duplex Housing - Site 28% 14% 42% 42% area less than 300 m 2 c. Semi-detached Housing - Site area 600 m 2 or 28% 12% 40% 40% greater d. Semi-detached Housing - Site area less than 600 m 2 28% 14% 42% 42% e. Row Housing 32% 17% 45% 45% f. All other Uses 28% 12% 40% 40% 11. The minimum Front Setback shall be 6.0 m. 12. The minimum Rear Setback shall be 7.5 m, except on a Corner Site, where a Dwelling with an attached Garage faces the flanking public roadway, it may be reduced to 4.5 m. Page 4 of 10
Attachment 2 13. Side Setbacks shall be established on the following basis: a. Side Setbacks shall total at least 20% of the Site Width to a maximum total of 6.0 m, with a minimum Side Setback of 1.2 m on each side; b. on a Corner Site where the building faces the Front Lot Line, the minimum Side Setback flanking the roadway shall be 20% of the Width of the Lot flanking the roadway, to a maximum of 4.5 m3.1m; c. on a Corner Site where the building faces the flanking Side Lot Line, the minimum Side Setback Abuttingabutting the flanking Side Lot Line shall be 4.5 m 2.0 m. However, if a Dwelling has an attached Garage that faces the flanking Side Lot Line, the Side Setback from the flanking Side Lot Line to the Garage shall be a minimum of 4.5 m; and If the Dwelling does not have an attached Garage also facing the flanking Side Lot Line, the minimum Side Setback; may be reduced to 3.0 m, in order to increase the Private Outdoor Amenity Area in the interior Side Yard; and d. on a Corner Site where Row Housing with a Site Area less than 700 m 2, Semi-detached Housing with a Site Area less than 600 m 2, or Single Detached Housing or Duplex Housing with a Site Area less than 300 m 2 faces the flanking Side Lot Line, Site Setbacks shall be a minimum of 1.2 m for the interior Side Setback, and a minimum of 2.5 m for the flanking Side Setback. However, if a Dwelling has an attached Garage that faces the flanking Side Lot Line, the flanking Side Setback shall be a minimum of 4.5 m. d. on a Corner Site where the building faces the flanking Side Lot Line, Row Housing, Stacked Row Housing and Apartment Housing shall provide a minimum 3.0 m for the interior Side Setback. 14. Separation Space shall be provided between two or more Dwellings or portions thereof on the same Site in accordance with Section 48 of this Bylaw, except that it shall not be required between a Garage Suite or a Garden Suite and the associated principal Dwelling on the same Site. Section 140.4(13): - Maximum proportional flanking side setback limited to 3.1 m when the building faces the Front Lot Line, to ensure lots greater than 15.25 m (50 feet) have a greater street presence - Consultation supported increasing the interior side setback with corresponding decrease to the flanking side setback - 2.0 m flanking side setback when the building faces the Flanking Lot Line, maintains sufficient setback depth to allow projections into setback and maintain a privacy area between structure and sidewalk - 3.0 m interior Side Setback when the building faces the Flanking Lot Line, provides sufficient setback depth to install landscaping and accommodate sizable amenity area at grade, and more than doubling of the minimum setback mitigates privacy issues - Holistic changes to side setbacks in RF3 ensures a consistent streetscape, encourages a more urban feel, and mitigates impacts of issues caused by other uses listed in RF3 Page 5 of 10
Attachment 2 15. Private Outdoor Amenity Area shall be provided on Site in accordance with Section 47 of this Bylaw. 16. Notwithstanding Section 47(4) and Section 47(5) of this Bylaw, on a Corner Site where Row Housing faces the flanking Side Lot Line, Private Outdoor Amenity Area shall be provided as follows: a. a minimum of 15 m 2 per Dwelling at grade; b. Private Outdoor Amenity Area may be provided in the Front Yard, provided that the Front Yard does not Abut an arterial roadway, and is Setback a minimum of 1.0 m from the Front Lot Line and flanking Side Lot Line. In this case, this area shall be defined either through a decorative fence, or through landscaped elements such as planters, hedges and hard and soft surface treatments; and c. neither the width nor the length of any Private Outdoor Amenity Area shall be less than 3.0 m. 17. Rooftop terraces shall be: a. Stepback a minimum of 1.0 m from any building Façade facing a public roadway, excluding a Lane; b. Stepback a minimum of 1.5 m from any building Façade facing a Rear Lot Line; c. where the Site Width is less than 10 m, Stepback a minimum of 1.0 m from a building Façade facing a Side Lot Line not adjacent to a public roadway; and d. where the Site Width is 10 m or greater, Stepback a minimum of 1.5 m from a building Façade facing a Side Lot Line not adjacent to a public roadway. Section 140.4(16): - Greater flexibility to accommodate at grade amenity area within prescribed setbacks, site size limitations and front yard - Proposed Amenity Area size requirements align with requirements in other zones, requirements in other municipalities and amended setbacks (see Section 140.4(13)) Section 140.4(17): - Stepback significantly alleviates issues of privacy and overlook into adjacent properties Page 6 of 10
Attachment 2 18. Notwithstanding Section 44 of this Bylaw, on a Corner Site where Row Housing, Stacked Row Housing, and Apartment Housing face the flanking Side Lot Line, single Storey Platform Structures, verandas and porches may project into the flanking Side Setback a maximum of 1.5 m, provided a Tree Lined Boulevard is present along the roadway adjacent to the flanking Side Lot Line. 19. Notwithstanding In addition to the Landscaping regulations of Section 55 of this Bylaw, where new development consists of replacement or infill within areas of existing housing, Landscaping shall be implemented as a component of such new development in order to: a. replace vegetation removed during construction; b. reinforce an established Landscaping context in the area.; c. soften edges and transitions between the street and the structure; and d. for Row Housing, Stacked Row Housing and Apartment Housing screen the portion of the building facing an interior Side Lot Line. 20. The maximum number of Dwellings per Site shall be as follows: a. a maximum of one Single Detached Dwelling per Site, and, where the provisions of this Bylaw are met, up to one Secondary Suite, Garage Suite, or Garden Suite; b. where Semi-detached Housing or Duplex Housing are allowed in this Zone, a maximum of two Dwellings per Site shall be allowed; and c. where Apartment Housing, Stacked Row Housing, or Row Housing are allowed in this Zone, a maximum of four Dwellings per Site shall be allowed. Section 140.4(18) - Architectural features such as verandas soften edges, create a human scale, provide visual interest to the streetscape, and opportunities for socialization and amenity space - Tree lined boulevard acts as area for reduced landscaping that could otherwise be accommodated in the flanking Side Setback - 1.5 m affords 0.5 m buffer to property line to allow installation of minor landscaping, retaining walls and reduces likelihood of encroachments onto road right-of-way Section 140.4(19): - Intended to enhance appearance of structure from neighbouring propery - Ensure Row Housing is sensitive to existing development and provides deliberate design features to improve opportuinities for privacy protection Page 7 of 10
Attachment 2 21. Each Dwelling within Semi-detached Housing and Row Housing shall be individually defined on all Façades through a combination of architectural features that may include variations in the rooflines, non-repetitive window spacing, projection or recession of the Façadefaçade, porches or entrance features, building materials, colour, or other treatments. 22. On Corner Sites the Façadesfaçades of a principal building Abuttingabutting the Front Lot Line and flanking Side Lot Line shall use consistent building materials and architectural features, and shall include features such as windows, doors, or porches. 23. On Corner Sites, where Row Housing, Stacked Row Housing, and Apartment Housing face the flanking Side Lot Line, the Façade of the principal building Abutting the interior Side Lot Line shall include design techniques including, but not limited to, the use of varied roof lines, variations in building Setbacks and articulation of building Façades, in order to minimize the perception of massing, eliminate large uninterrupted expanses of wall and provide visual interest when the structure is viewed from an adjacent Lot. 24. 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 door or entrance feature may face either the Front Lot Line or the flanking Side Lot Line. However, Row Housing and Stacked Row Housing shall orient a minimum of one entrance door or entrance feature towards each Abutting public roadway, other than a Lane. Sliding patio doors shall not serve as the entrance door. 25. Secondary Suites shall comply with Section 86 of this Bylaw. Section 147.4(23): - Consultation supported Executive Committee instruction to Administration to consider applying architectural treatment to the portion of the building facing the interior side yard. Section 140.4(24): - Ensures facades that face public roadways are animated and improves appearance of streetscape Entrance door or entrance feature Page 8 of 10
Attachment 2 26. For Lodging Houses, the following regulations shall apply: a. no more than four Sleeping Units may be developed, whether or not in combination with a Dwelling; b. the minimum Site area shall be 360 m 2 in all cases and the Site area shall be comprised of the aggregate of 200 m 2 for each Sleeping Unit, or for each of the Dwelling and each Sleeping Unit when they are in combination; and c. the Development Officer shall exercise discretion with respect to the number of Sleeping Units developed, having regard to the character and density of existing Residential Uses. 26. Fraternity and Sorority Housing shall only be located on a Site within the Garneau Area Redevelopment Plan area where lawfully existing at the effective date of Bylaw 6220. 27. Signs shall comply with the regulations of Schedule 59A of this Bylaw. 814 Mature Neighbourhood Overlay 814.3 Development Regulations 1. The Front Setback shall be consistent within 1.5 m of the Front Setback on Abutting Lots and with the general context of the blockface. However, the Front Setback shall not be less than 3.0 m, and on Corner Site, in the RF3 Zone, where Row Housing, Stacked Row Housing or Apartment Housing face the flanking Side Lot Line, the maximum Front Setback shall be 6.0 m. Separation Space and Privacy Zone shall be reduced to accommodate the Front Setback requirement where a Principal Living Room Window faces directly onto a local public roadway, other than a Lane. 2. Where the Site Width is less than 18.3 m, the Side Setback requirements of the underlying Residential Zone shall apply. Section 814.3(1): - To maintain an allowable building pocket that aligns with current Site Coverage allowances, in lieu of a narrower allowable building pocket (see Section 140.4(13)), the Front Setback or Rear Setback must be reduced or capped to compensate. - Attachment 3 illustrates the current and proposed relationship between site coverage and setbacks. - Public consultation indicated that reducing or capping the Front Setback would be preferred to a reduced or capped Rear Setback. - A maximum 6.0 metre Front Setback threshold realigns the size of the allowable building pocket with current Site Coverage requirements. Page 9 of 10
Attachment 2 3. Where the Site Width is 18.3 m or greater: a. Side Setbacks shall total 20% of the Site Width but shall not be required to exceed 6.0 m in total; b. the minimum interior Side Setback shall be 2.0 m, except if the requirements of the underlying Zone are greater; and c. on a Corner Site, the Side Setback requirements on the flanking public roadway, other than a Lane, shall be in accordance with the requirements of the underlying Zone. Section 814.3(3): - Maintains effectiveness of Section 140.4(13)(d) where the site width is greater than 18.3 m Page 10 of 10
Attachment 3 Relationship between Setbacks and Site Coverage Allowances Current Setback and Site Coverage allowances of the (RF3) Small Scale Infill Development Zone Interior Setback (m) 1.20 Flanking Setback (m) 2.50 Rear Setback (m) Variable (40% Site Depth) Front Setback (m) Variable (assume 6.0) Site Coverage Permitted Principal: 32%; Accessory: 17% Site Size (m) 15.24 x 15.24 x 15.24 x 39.62 42.67 45.72 Site Depth (m) 39.62 42.67 45.72 Site Width (m) 15.24 15.24 15.24 Site Area (m 2 ) 603.81 650.29 696.77 Total Setback Area (m 2 ) 398.72 424.08 449.45 Setback Area (%) (Site Area/Total Setback Area) 66.03% 65.21% 64.50% Allowable Building Pocket (%) 33.97% 34.79% 35.50% Proposed Setback amendments and current Site Coverage allowances of the (RF3) Small Scale Infill Development Zone Interior Setback (m) 3.00 Flanking Setback (m) 2.00 Rear Setback (m) Variable (40% Site Depth) Front Setback (m) Maximum 6.0 Site Coverage Permitted Principal: 32%; Accessory: 17% Site Size (m) 15.24 x 39.62 15.24 x 42.67 15.24 x 45.72 Site Depth (m) 39.62 42.67 45.72 Site Width (m) 15.24 15.24 15.24 Site Area (m 2 ) 603.81 650.29 696.77 Total Setback Area (m 2 ) 421.82 449.57 477.31 Setback Area (%) - (Site Area/Total Setback Area) 69.86% 69.13% 68.50% Allowable Building Pocket (%) 30.14% 30.87% 31.50% Page 1 of 1
Attachment 4 Public Consultation Summary Interactive Workshop Summary: Date: September 14, 2015 Attendees: 24 participants 11 Community Leagues, EFCL; 2 Residents; 11 builders, designers, architects 5 City of Edmonton staff facilitating Discussion Themes and Perspectives Shared: Setbacks: Increase interior side setback to 4.0m Decrease flanking side setback to minimum (1.5 m) o Zero setback if possible Reduction of flanking side setback equivalent to increase to interior side setback Reduce flanking side setback and allow greater projections into setbacks Increase interior side setback to a meet amenity area size requirements Setback variation may impact the number of units within a row house o Loss of floor area could lead to loss of units Shadow relationship Overlook and Privacy: Correlation between side yard setbacks and privacy o Privacy maintained through careful design (installing frosted windows, window placement, orientation of amenity area, landscaping) Shift row house towards flanking side yard to reduce direct overlook Increased interior setback provides more potential for trees and screening in interior side yard = visual break Roof top patios facing the neighbouring property create significant overlook and Privacy issues o Roof top patios should be oriented towards the street, or stepped back from edge of structure o At grade decks no issues; roof top patio greater impact Solar rights o third storey structure only at north end of block Page 1 of 12
Attachment 4 Architectural Interest: Make each unit distinct (individually defined units) o Materials, colour, texture, staggering units, non-repetitive window spacing, variation in roof lines, articulation, window trim Greater emphasis on requiring architectural features on interior side yard façade Landscaping can be used not to replace but to further enhance architectural interest along interior side yard o Trees, shrubs, gardens Amenity Area: Amenity area is a necessity in order to encourage families to live in row houses At grade amenity area should be encouraged/prioritized - family oriented Current dimensional requirements (Section 47.5) are too restrictive o Section 47.5 - Neither the width nor the length of any Private Outdoor Amenity Area shall be less than 4.0 m, except that if it is provided above the first Storey the minimum dimensions shall be 3.0 m. o Requirements should be area based (m2) rather than Minimum threshold for how long or wide space. ie: 3.0 m Checklist of amenity area requirements as usable dimensions (patio space, BBQ, seating, patio fuirniture) o Area based requirement provides greater flexibility Rooftop amenity areas should be discouraged to prevent overlook into neighbours amenity area Fenced off private amenity area and walkway Allow roof top amenity area, keep oriented towards street o Roof top patios provide additional flexibility in providing usable amenity space Consider shadowing on subject site and neighbour s amenity area Front yard is an acceptable location for amenity area o Except along major streets o Low borders/hedges/fences Middle unit stretch their yard area Permit amenity area on top of garages Page 2 of 12
Attachment 4 Edmonton Insight Community: Question 1: Currently, Zoning Bylaw 12800 allows Row Housing in the (RF3) Small Scale Infill Development Zone to be located at least 1.2m (4 feet) from the neighbouring lot s property line. Considering the current 1.2m (4 feet) side setback standard, please rate your level of agreement that this distance is adequate. Total Total 1493 Strongly agree 7% Agree 23% Neither agree nor disagree 18% Disagree 26% Strongly disagree 13% Don't know 13% Page 3 of 12
Attachment 4 Question 2: Do you believe the current minimum interior side setback should be increased? Total Total 580 Yes 93% No 4% Don't know 3% Page 4 of 12
Attachment 4 Question 3: In order to accommodate a larger interior setback, a corresponding reduction in the flanking setback is proposed. Of the options presented, which of the options do you believe provides a sufficient interior side setback, while maintaining an adequate flanking side setback? Total Total 539 Option 1: Interior side setback increased by 0.8m from 1.2m to 2.0m (6.5 feet) Flanking side setback reduced by 0.5m from 2.5m to 2.0m (6.5 feet) 17% Option 2: Interior side setback increased by 1.3m from 1.2m to 2.5m (8 feet) Flanking side setback reduced by 0.5m from 2.5m to 2.0m (6.5 feet) 27% Option 3: Interior side setback increased by 1.8m from 1.2m to 3.0m (10 feet) Flanking side setback reduced by 0.5m from 2.5m to 2.0m (6.5 feet) 42% Option 4: None of the above 14% Page 5 of 12
Attachment 4 Question 4: The front yard is a suitable location for an amenity space such as a play area or patio? Total Total 1493 Strongly Agree 14% Agree 44% Neither agree nor disagree 17% Disagree 12% Strongly disagree 5% Don't know 8% Page 6 of 12
Attachment 4 Question 5: Considering the addition of architectural features or treatments, such as roof lines, window trim, landscaping, please rate your level of agreement that these features should be encouraged along the back wall of row housing to improve the visual appeal of the interior yard space. Total Total 1493 Strongly Agree 27% Agree 44% Neither agree nor disagree 17% Disagree 3% Strongly disagree 2% Don't know 7% Page 7 of 12
Attachment 4 Public Survey: Question 1: Currently, Zoning Bylaw 12800 allows Row Housing in the (RF3) Small Scale Infill Development Zone to be located at least 1.2m (4 feet) from the neighbouring lot s property line. Considering the current 1.2m (4 feet) side setback standard, please rate your level of agreement that this distance is adequate. Total Total 88 Strongly agree 11% Agree 15% Neither agree nor disagree 10% Disagree 28% Strongly disagree 31% Don't know 5% Page 8 of 12
Attachment 4 Question 2: Do you believe the current minimum interior side setback should be increased? Total Total 52 Yes 90% No 6% Don't know 4% Page 9 of 12
Attachment 4 Question 3: In order to accommodate a larger interior setback, a corresponding reduction in the flanking setback is proposed. Of the options presented, which of the options do you believe provides a sufficient interior side setback, while maintaining an adequate flanking side setback? Total Total 47 Option 1: Interior side setback increased by 0.8m from 1.2m to 2.0m (6.5 11% feet) Flanking side setback reduced by 0.5m from 2.5m to 2.0m (6.5 feet) Option 2: Interior side setback increased by 1.3m from 1.2m to 2.5m (8 feet) Flanking side setback reduced by 0.5m from 2.5m to 2.0m (6.5 26% feet) Option 3: Interior side setback increased by 1.8m from 1.2m to 3.0m (10 feet) Flanking side setback reduced by 0.5m from 2.5m to 2.0m (6.5 49% feet) Option 4: None of the above 15% Page 10 of 12
Attachment 4 Question 4: The front yard is a suitable location for an amenity space such as a play area or patio? Total Total 88 Strongly Agree 27% Agree 36% Neither agree nor disagree 11% Disagree 13% Strongly disagree 11% Don't know 1% Page 11 of 12
Attachment 4 Question 5: Considering the addition of architectural features or treatments, such as roof lines, window trim, landscaping, please rate your level of agreement that these features should be encouraged along the back wall of row housing to improve the visual appeal of the interior yard space. Total Total 88 Strongly Agree 55% Agree 25% Neither agree nor disagree 9% Disagree 3% Strongly disagree 7% Don't know 1% Page 12 of 12