Bylaw 16271

Text Amendment to the Zoning Bylaw to implement Residential Infill Guidelines and allow Subdivision of 50 Foot Lots
Purpose To implement Residential Infill Guidelines’ design recommendations for infill housing in low density zones, as well as to allow subdivision of 50 foot lots for Single Detached Housing in the (RF2) Low Density Infill, (RF3) Low Density Development, and (RF4) Semidetached Residential Zones, and for Semi-detached Housing in certain locations in the (RF1) Single Detached Residential Zone. Readings Bylaw 16271 is ready for three readings after the public hearing has been held. If Council wishes to give three readings during a single meeting, then prior to moving third reading, Council must unanimously agree “That Bylaw 16271 be considered for third reading.” Advertising and Signing This Bylaw has been advertised in the Edmonton Journal on Friday, October 12, 2012, and Saturday, October 20, 2012. The Bylaw can be signed and thereby passed following third reading. Position of Administration Administration supports this Bylaw. Previous Council/Committee Action At the June 11, 2011, Executive Committee meeting, the following motion was passed:

That Administration return to a future City Council Public Hearing with proposed amendments to the Zoning Bylaw 12800 and the Residential Infill Guidelines, to allow for the subdivision of 50 foot lots. Report Bylaw 16271 amends the (RF1) Single Detached Residential Zone, (RF2) Low Density Infill Zone, (RF3) Low Density Development Zone, (RF4) Semidetached Residential Zone, the (RF5) Row Housing Zone, and the Mature Neighbourhood Overlay. Bylaw 16271 increases opportunities for infill development, ensures that impacts of infill development are adequately mitigated, and encourages welldesigned, compact new neighbourhoods. Bylaw 16271 will not allow additional Dwellings to be constructed on a small lot once subdivision has occurred: • The Zoning Bylaw does not allow Secondary Suites, Garage Suites or Garden Suites to be built on small Single Detached Housing lots. • The Zoning Bylaw does not allow Secondary Suites to be built in conjunction with attached housing forms, including Semi-detached Housing and Duplex Housing. Bylaw 16271 is summarized as follows: Residential Use Class Definitions • Row Housing and Stacked Row Housing definitions amended so that they include three or more Dwellings, rather than two or more Dwellings. This change differentiates Row Housing and Stacked Row Housing

3. 11

ROUTING – City Council Public Hearing | Delegation – S. Mackie WRITTEN BY – C. Jersak | October 29, 2012 – Sustainable Development 2012SCP561 Page 1 of 4

Bylaw 16271 Text Amendment to the Zoning Bylaw to implement Residential Infill Guidelines and allow Subdivision of 50 Foot Lots from Semi-detached Housing and Duplex Housing, which, by definition, each contain two Dwellings. Changes to (RF1) Single Detached Residential Zone • Location criteria for Semi-detached Housing and Duplex Housing moved to the Development Regulations section of the RF1 Zone. Development regulations for Semidetached Housing added to the RF1 Zone: minimum lot width proposed to be 14.8 metres for the building (7.4 metres per Dwelling). Maximum total site coverage for Semi-detached Housing on sites smaller than 600 m2 proposed to be 42%, rather than 40%. This will allow adequate coverage for a double-car garage. The maximum site coverage for the Dwelling remains at 28%. Aesthetic criteria from the Residential Infill Guidelines added to the RF1 Zone. • 15 metres for the building to 13.4 metres for the building (7.5 metres per Dwelling to 6.7 metres per Dwelling). Maximum total site coverage for Single Detached Housing and Semidetached Housing on small sites proposed to be 42%, rather than 40%. This will allow adequate coverage for a double-car garage. The maximum site coverage for the Dwelling remains at 28%. Aesthetic criteria from the Residential Infill Guidelines added to the RF2 Zone.

Changes to the (RF3) Low Density Development Zone • • Name of the Zone changed to (RF3) Small Scale Infill Zone Apartment Housing, Row Housing and Stacked Row Housing moved from Discretionary to Permitted Uses. Location criteria will apply, following the recommendations of the Residential Infill Guidelines. Minimum lot width for Singledetached Housing and Duplex Housing decreased from 12 metres to 7.6 metres. Minimum lot width for Semidetached Housing decreased from 15 metres for the building to 13.4 metres (7.5 metres per Dwelling to 6.7 metres per Dwelling). Maximum total site coverage for Single Detached Housing and Semidetached Housing on small sites proposed to be 42%, rather than 40%. This will allow adequate coverage for a double-car garage. The maximum site coverage for the Dwelling remains at 28%.

Changes to the (RF2) Low Density Infill Zone • Location criteria for Duplex Housing moved to the Development Regulations section of the RF2 Zone. Location criteria will now apply to Semi-detached Housing in the RF2 Zone, following the recommendations of the Residential Infill Guidelines. Minimum lot width for Singledetached Housing and Duplex Housing decreased from 12 metres to 7.6 metres. Minimum lot width for Semidetached Housing decreased from

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Bylaw 16271 Text Amendment to the Zoning Bylaw to implement Residential Infill Guidelines and allow Subdivision of 50 Foot Lots • Maximum total site coverage for Row Housing increased to 45%, to align with the RF5 (Row Housing) Zone. Aesthetic criteria from the Residential Infill Guidelines added to the RF3 Zone. • Front setback regulation amended to add greater flexibility. New development must be within 2 metres of development on adjacent lots, rather than 1 metres. Aesthetic regulations have been removed and added into each individual zone so as to apply to newly developing areas as well as mature neighbourhoods. Regulation added to prevent rear attached garages in the MNO. Flexibility added to the regulations for front access, Garage protrusion, and Rear Setbacks. Design criteria added for housing forms with attached Garages. Regulation added to restrict the façade length of Row Housing, Stacked Row Housing, or Apartment Housing to 48 metres. Side Setbacks will default to the underlying zone on sites less than 18.3 metres in width, so that infill development will not be impeded. Consultation requirement modified so as to require the consultation to occur after the development permit application has been made, rather than before.

Changes to the (RF4) Semi-detached Residential Zone • • Duplex Housing moved from Discretionary to Permitted Uses. Minimum lot width for Singledetached Housing and Duplex Housing decreased from 12 metres to 7.6 metres, where a Lane exists. Minimum lot width will remain at 12 metres where no Lane exists. Maximum total site coverage for Single Detached Housing and Duplex Housing on small sites proposed to be 42%, rather than 40%. This will allow adequate coverage for a double-car garage. The maximum site coverage for the Dwelling remains at 28%. Attached garage regulations have been removed because they are not in step with current development practice or with regulations in other zones. Aesthetic criteria from the Residential Infill Guidelines added to the RF4 Zone. • •

• •

Ancillary Changes • Garage and Garden Suites: Minimum lot size changed so that it is not calculated using the lot size in the underlying zone. Regulations that were formally included within lists of Permitted and Discretionary Uses have been moved to the regulations section of each zone.

Changes to the (RF5) Row Housing Zone • Aesthetic criteria from the Residential Infill Guidelines added to the RF5 Zone.

Mature Neighbourhood Overlay (MNO)

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Bylaw 16271 Text Amendment to the Zoning Bylaw to implement Residential Infill Guidelines and allow Subdivision of 50 Foot Lots Policy Bylaw 16271 implements Policy C551, The Residential Infill Guidelines, and supports The Way We Grow direction to provide broad and varied housing choices and to make efficient use of infrastructure. Corporate Outcomes This report relates to the strategic goal of improving Edmonton’s liveability as described in The Way Ahead – City of Edmonton Strategic Plan, 2009-2018. Public Consultation March 24, 2011 - A webpage was posted on the city website describing the proposed amendments. April 11, 2011 - One member of the Urban Development Institute and three members of the Edmonton Federation of Community Leagues met with Administration to discuss options and implications of decreasing the minimum lot widths and implementation of the Residential Infill Guidelines. Participants were generally in support of the proposed amendments. April 13, 2011 - Two members of the Canadian Home Builders Association met with Administration to discuss options and implications of decreasing minimum lot widths and implementation of the Residential Infill Guidelines. Participants were generally in support of the proposed amendments. January 23, 2012 - Administration met with six representatives of the Canadian Home Builders Association, three representatives of the Urban Development Institute, two representatives of the Edmonton Federation of Community Leagues, and three general stakeholders to discuss draft amendments. August 29, 2012 - The proposed text amendments were circulated to the Urban Development Institute, the Edmonton chapter of the Canadian Home Builder’s Association, the Edmonton Federation of Community Leagues, adjacent municipalities, civic departments and utility providers. Transportation Services indicated that they would prefer if the minimum setback for Dwellings facing the flanking roadway on Corner Sites was increased to 5.5 metres, from the current 4.5 metres. This change has not been made, as it would impede development on small lots and thus work at crosspurposes with the intent of Bylaw 16271. There were no other concerns raised regarding the passage of the proposed text amendment. September 12, 2012 - Administration met with two members of the Canadian Home Builders Association, one member of the Urban Development Institute, two representatives of the Edmonton Federation of Community Leagues and two stakeholders involved with infill development, to discuss revisions to the draft amendments. Suggested revisions have been incorporated into Bylaw 16271. Stakeholders generally supported the proposed amendments. Attachments 1. Bylaw 16271 2. Mark-up Showing Proposed Amendments

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Bylaw 16271 A Bylaw to amend Bylaw 12800, as amended, The Edmonton Zoning Bylaw Amendment No.1565 WHEREAS City Council at its meeting of February 22, 2001, gave third reading to Bylaw 12800, as amended; and

WHEREAS Council considers it desirable to amend the text of the Edmonton Zoning Bylaw;

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. Bylaw 12800, as amended, The Edmonton Zoning Bylaw is hereby further amended by: a) deleting subsection 7.2(2) Duplex Housing and replacing it with the following: 2. Duplex Housing means development consisting of a building containing only two Dwellings, with one Dwelling placed over the other in whole or in part. Each Dwelling has separate and individual access, not necessarily directly to Grade. This type of development is designed and constructed as two Dwellings at the time of initial construction of the building. This Use Class does not include Secondary Suites or Semi-detached Housing.

b)

deleting subsection 7.2(6) Row Housing and replacing it with the following: 6. Row Housing means development consisting of a building containing a row of three or more Dwellings joined in whole or in part at the side only with no Dwelling being placed over another in whole or in part. Individual Dwellings are separated from one another by a Party Wall. Each Dwelling has separate, individual, and direct access to Grade. This Use Class does not include Stacked Row Housing.

c)

deleting subsection 7.2(8) Semi-detached Housing and replacing it with the following: 8. Semi-detached Housing means development consisting of a building containing only two Dwellings joined in whole or in part at the side or rear with no Dwelling being placed over another in whole or in part. Each Dwelling has separate, individual, and direct access to Grade. This type of development is designed and

2/19 constructed as two Dwellings at the time of initial construction of the building. This Use Class does not include Secondary Suites or Duplexes. d) deleting subsection 7.2(10) Stacked Row Housing and replacing it with the following: 10. Stacked Row Housing means development consisting of a building containing three or more Dwellings arranged two deep, either vertically so that Dwellings are placed over others, or horizontally so that Dwellings are attached at the rear as well as at the side. Each Dwelling shall have separate and individual access, not necessarily directly to grade, provided that no more than two Dwellings may share access to Grade. This Use Class does not include Duplex Housing, Row Housing, or Apartment Housing.

e)

deleting subsection 87(1) and replacing it with the following: 1. The minimum Site area shall be as follows: a. Garage Suite (above Grade): the minimum Site area shall be 460 m2, except in the RR Zone, where it shall be 1.0 ha, the GLD and GLG Zones, where it shall be 370 m2, and the TSLR Zone, where it shall be 412 m2. b. Garden Suite and Garage Suite (at Grade): the minimum Site area shall be 525 m2 except in the RR Zone, where it shall be 1.0 ha.

f)

deleting the words “floor area” and replacing with the words “Floor Area” in subsection 87(3)(c); deleting the word “yards” and replacing with the word “Yards” in subsection 87(8); deleting subsection 110.1 and replacing it with the following: 110.1 General Purpose The purpose of this Zone is to provide for Single Detached Housing while allowing other forms of small scale housing in the form of Secondary Suites, Semi-detached Housing and Duplex Housing under certain conditions.

g) h)

i)

deleting subsection 110.3(2) and replacing it with the following 2. Garage Suites

j)

deleting subsection 110.3(3) and replacing it with the following 3. Garden Suites

k) l)

deleting subsection 110.3(8); adding the following to subsection 110.3 in accordance with the alphabetical order of the list: Duplex Housing

3/19 m) adding the following to subsection 110.3 in accordance with the alphabetical order of the list: Semi-detached Housing n) o) renumbering subsection 110.3 accordingly; deleting subsection 110.4 and replacing it with the following: 110.4 Development Regulations for Permitted and Discretionary Uses 1. Site regulations for Single Detached Housing and Duplex Housing: a. the minimum Site area shall be 360 m2; b. the minimum Site Width shall be 12.0 m; and c. the minimum Site depth shall be 30.0 m. Site regulations for Semi-detached Housing: a. the minimum Site area shall be 488.4 m2; b. the minimum Site Width shall be 14.8 m, except that if the Dwellings are arranged along the depth of the Site rather than the width, the minimum Site Width may be 12.0 m; and c. the minimum Site depth shall be 30.0 m. Semi-detached Housing and Duplex Housing shall only be located: a. on Corner Sites; b. on Sites abutting an arterial or service road; c. where both Side Lot Lines abut existing Duplex or Semi-detached Housing; or d. where a minimum of one Side Lot Line: i. abuts a Site where Row Housing, Apartment Housing, or a commercial Use is a Permitted Use, or ii. is not separated from a Site where Row Housing, Apartment Housing or a commercial Use is a Permitted Use by a public roadway, including a Lane, more than 10.0 m wide. Garage Suites and Garden Suites shall comply with Section 87 of this Bylaw. In addition, Garage Suites and Garden Suites shall only be located: a. on Corner Sites; b. on Sites abutting a service road; c. on Sites backing onto a Lane adjacent to an arterial road, where the arterial road is separated from the Lane by a landscaped boulevard; or d. on Sites where a Side or Rear Lot Line abuts the CS1, CS2, CS3, or CS4 Zone, or abuts a Site zoned to accommodate Row Housing, Apartment Housing, or Public Parks as a Permitted Use, and is not separated from these Sites by a public roadway, including a Lane, more than 10.0 m wide. The maximum Height shall not exceed 10.0 m or 2 1/2 Storeys.

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6.

Maximum Site Coverage shall be as follows: Principal Dwelling /building Accessory building 12% 12% Principal building with attached Garage 40% 40% Total Site Coverage 40% 40%

a. Single Detached and Duplex Housing b. Semi-detached Housing – Site area 600 m2 or greater c. Semi-detached Housing – Site area less than 600 m2 d. All other Uses 7. 8.

28% 28%

28% 28%

14% 12%

42% 40%

42% 40%

The minimum Front Setback shall be 6.0 m. The minimum Rear Setback shall be 7.5 m, except on a Corner Site, where a primary Dwelling with an attached Garage faces the flanking public roadway, it may be reduced to 4.5 m. Side Setbacks shall be established on the following basis: a. Side Setbacks shall total at least 20% of the Site Width, with a minimum Side Setback of 1.2 m on each side; b. where there is no Lane abutting the Site, one Side Setback shall be at least 3.0 m for vehicular access, unless there is an attached Garage or a Garage that is an integral part of a Dwelling; c. on a Corner Site where the building faces the Front Lot Line or the Side Lot Line, the minimum Side Setback abutting the flanking Side Lot Line shall be 20% of the Site Width, to a maximum of 4.5 m; d. on a Corner Site where the building faces the flanking Side Lot Line and 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 e. Side Setbacks for Semi-detached Housing on Corner Lots with a Site area less than 600 m2 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. 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. Private Outdoor Amenity Area shall be provided on Site in accordance with Section 47 of this Bylaw.

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10.

11.

5/19 12. Each Dwelling within Semi-detached Housing shall be individually defined through a combination of architectural features that may include variations in the rooflines, projection or recession of the façade, porches or entrance features, building materials, or other treatments. On Corner Sites the façades of a principal building abutting the Front Lot Line and the flanking Side Lot Line shall use consistent building materials and architectural features, and shall include features such as windows, doors, or porches. 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. A maximum of one building containing Single Detached Housing, Semi-detached Housing, or Duplex Housing per Site shall be allowed. Secondary Suites shall comply with Section 86 of this Bylaw. Signs shall comply with the regulations of Schedule 59A of this Bylaw.

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16. 17. p) q)

deleting subsection 110.5 in its entirety; deleting subsection 120.1 and replacing with the following: 120.1 General Purpose The purpose of this Zone is to retain Single Detached Housing, while allowing infill on narrow lots, including Secondary Suites under certain conditions.

r)

adding the following to subsection 120.2 in accordance with the alphabetical order of the list: Semi-detached Housing

s)

adding the following to subsection 120.2 in accordance with the alphabetical order of the list: Duplex Housing

t) u) v)

renumbering subsection 120.2 accordingly; deleting subsection 120.3(2); deleting subsection 120.3(3) and replacing it with the following 3. Garage Suites

6/19

w)

deleting subsection 120.3(4) and replacing it with the following 4. Garden Suites

x) y) z)

deleting subsection 120.3(9); renumbering subsection 120.3 accordingly; deleting subsection 120.4 and replacing with the following: 120.4 1. Development Regulations for Permitted and Discretionary Uses Site regulations for Single Detached Housing and Duplex Housing: a. the minimum Site area shall be 250.8 m2; b. the minimum Site Width shall be 7.6 m; and c. the minimum Site depth shall be 30.0 m. Site Regulations for Semi-detached Housing: a. the minimum Site area shall be 442.2 m2; b. 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; and c. the minimum Site depth shall be 30.0 m. Semi-detached Housing shall only be located: a. on Corner Sites; b. on Sites abutting an arterial or service road; c. where both Side Lot Lines abut existing Duplex or Semi-detached Housing; or d. where a minimum of one Side Lot Line: i. abuts a Site where Row Housing, Apartment Housing, or a commercial Use is a Permitted Use; or ii. is not separated from a Site where Row Housing, Apartment Housing or a commercial Use is a Permitted Use by a public roadway, including a Lane, more than 10.0 m wide. Garage Suites and Garden Suites shall comply with Section 87 of this Bylaw. In addition, Garage Suites and Garden Suites shall only be located: a. on Corner Sites; b. on Sites abutting a service road; c. on Sites backing onto a Lane adjacent to an arterial road, where the arterial road is separated from the Lane by a landscaped boulevard; or d. on Sites where a Side or Rear Lot Line abuts the CS1, CS2, CS3, or CS4 Zone, or abuts a Site zoned to accommodate Row Housing, Apartment Housing, or Public Parks as a Permitted Use, and is not separated from these Sites by a public roadway, including a Lane, more than 10.0 m wide. The maximum Height shall not exceed 10.0 m nor 2 1/2 Storeys.

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6.

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 area 300 m2 or greater b. Single Detached and Duplex Housing – Site area less than 300 m2 c. Semi-detached Housing – Site area 600 m2 or greater d. Semi-detached Housing – Site area less than 600 m2 e. All other Uses 7. 8.

28%

12%

40%

40%

28%

14%

42%

42%

28%

12%

40%

40%

28% 28%

14% 12%

42% 40%

42% 40%

The minimum Front Setback shall be 6.0 m. The minimum Rear Setback shall be 7.5 m, except on a Corner Site, where a primary Dwelling with an attached Garage faces the flanking public roadway, it may be reduced to 4.5 m. Side Setbacks shall be established on the following basis: a. Side Setbacks shall total at least 20% of the Site Width, 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 or the Side Lot Line, the minimum Side Setback abutting the flanking Side Lot Line shall be 20% of the Site Width, to a maximum of 4.5 m; c. on a Corner Site where the building faces the flanking Side Lot Line and 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. Side Setbacks for Semi-detached Housing on Corner Lots with a Site area less than 600 m2 and for Single Detached and Duplex Housing with a Site area less than 300 m2 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. 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.

9.

10.

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11.

Private Outdoor Amenity Area shall be provided on Site in accordance with Section 47 of this Bylaw. Each Dwelling within Semi-detached Housing shall be individually defined through a combination of architectural features that may include variations in the rooflines, projection or recession of the façade, porches or entrance features, building materials, or other treatments. On Corner Sites the façades of a principal building abutting 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. 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. A maximum of one building containing Single Detached Housing, Semi-detached Housing, or Duplex Housing per Site shall be allowed. Secondary Suites shall comply with Section 86 of this Bylaw. Signs shall comply with the regulations found in Schedule 59A of this Bylaw.

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16. 17. 2.

Bylaw 12800, as amended, The Edmonton Zoning Bylaw is hereby further amended by: a) deleting subsection 120.5 in its entirety; b) deleting Section 140 in its entirety and replacing it with the following: 140 (RF3) Small Scale Infill Development Zone

140.1 General Purpose The purpose of this Zone is to provide for Single Detached Housing and Semi-detached 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. 2. 3. 4. 5. 6. 7. 8. 9. Apartment Housing Duplex Housing Limited Group Homes Minor Home Based Business Row Housing Stacked Row Housing Secondary Suites Semi-detached Housing Single Detached Housing

9/19 10. Fascia On-premises Signs

140.3 Discretionary Uses 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. Boarding and Lodging Houses Child Care Services Fraternity and Sorority Housing Garage Suites Garden Suites Group Homes Major Home Based Business Religious Assembly Residential Sales Centre Freestanding On-premises Signs Temporary On-premises Signs

140.4 Development Regulations for Permitted and Discretionary Uses 1. Site regulations for Single Detached Housing and Duplex Housing: a. the minimum Site area shall be 250.8 m2; b. the minimum Site Width shall be 7.6 m, and c. the minimum Site depth shall be 30.0 m. Site regulations for Semi-detached Housing: a. the minimum Site area shall be 442.2 m2; b. 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; and c. the minimum Site depth shall be 30.0 m. Site regulations for Row Housing: a. the minimum Site area shall be calculated as the sum of: i. 186 m2 for each end Dwelling, plus ii. 150 m2 for each internal Dwelling; b. the minimum Site Width shall be calculated as the sum of: i. 6.2 m for each end Dwelling, plus ii. 5.0 m for each internal Dwelling; and c. The minimum Site depth shall be 30.0 m. Site regulations for Apartment Housing and Stacked Row Housing: a. the minimum Site area shall be 750 m2; b. the minimum Site Width shall be 17.0 m; and c. the minimum Site depth shall be 30.0 m. Row Housing shall only 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 Apartment Housing or a commercial Use is a Permitted Use.

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3.

4.

5.

10/19 6. Apartment Housing or Stacked Row Housing shall only 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 Row Housing, Apartment Housing, or a commercial Use is a Permitted Use, or ii. is not separated from a Site where Row Housing, Apartment Housing or a commercial Use is a Permitted Use by a public roadway, including a Lane, more than 10.0 m wide. Garage Suites and Garden Suites shall comply with Section 87 of this Bylaw. In addition, Garage Suites and Garden Suites shall only be located: a. on Corner Sites; b. on Sites abutting a service road; c. on Sites backing onto a Lane adjacent to an arterial road, where the arterial road is separated from the Lane by a landscaped boulevard; or d. on Sites where a Side or Rear Lot Line abuts the CS1, CS2, CS3, or CS4 Zone, or abuts a Site zoned to accommodate Row Housing, Apartment Housing, or Public Parks as a Permitted Use, and is not separated from these Sites by a public roadway, including a Lane, more than 10.0 m wide. The maximum Height shall not exceed 10.0 m nor 2 1/2 Storeys. Maximum Site Coverage shall be as follows: Principal Dwelling /building a. Single Detached and Duplex Housing – Site area 300 m2 or greater b. Single Detached and Duplex Housing – Site area less than 300 m2 c. Semi-detached Housing – Site area 600 m2 or greater d. Semi-detached Housing – Site area less than 600 m2 e. Row Housing f. All other Uses Accessory building Principal building with attached Garage 40% Total Site Coverage

7.

8. 9.

28%

12%

40%

28%

14%

42%

42%

28%

12%

40%

40%

28% 32% 28%

14% 17% 12%

42% 45% 40%

42% 45% 40%

11/19 10. 11. The minimum Front Setback shall be 6.0 m. 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. 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 or the Side Lot Line, the minimum Side Setback abutting the flanking Side Lot Line shall be 20% of the Site Width, to a maximum requirement of 4.5 m; c. on a Corner Site where the building faces the flanking Side Lot Line and 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. Side Setbacks for Semi-detached Housing on Corner Lots with a Site Area less than 600 m2 and for Single Detached and Duplex Housing with a Site Area less than 300 m2 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. 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. Private Outdoor Amenity Area shall be provided on Site in accordance with Section 47 of this Bylaw. Notwithstanding 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 replace vegetation removed during construction or to reinforce an established Landscaping context in the area. 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. Each Dwelling within Semi-detached Housing and Row Housing shall be individually defined through a combination of architectural features that may

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16.

17.

12/19 include variations in the rooflines, projection or recession of the façade, porches or entrance features, building materials, or other treatments. 18. On Corner Sites the façades of a principal building abutting 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. 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. Secondary Suites shall comply with Section 86 of this Bylaw. For Boarding and 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 m2 in all cases and the Site area shall be comprised of the aggregate of 200 m2 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. 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. Signs shall comply with the regulations of Schedule 59A of this Bylaw.

19.

20. 21.

22.

23.

c) deleting subsection 150.1 and replacing it with the following: 150.1 General Purpose

The purpose of this Zone is to provide a zone primarily for Semi-detached Housing and Duplex Housing. d) adding the following to subsection 150.2 in accordance with the alphabetical order of the list: Duplex Housing e) renumbering subsection 150.2 accordingly; f) deleting subsection 150.3(4); g) renumbering subsection 150.3 accordingly;

13/19 h) deleting subsection 150.4 and replacing it with the following: 150.4 Development Regulations for Permitted and Discretionary Uses 1. Site regulations for Single Detached Housing and Duplex Housing: a. the minimum Site area shall be 250.8 m2 ; b. the minimum Site Width shall be 7.6 m, where a Lane exists; c. the minimum Site Width shall be 12.0 m, where no Lane exists; and d. the minimum Site depth shall be 30.0 m. Site Regulations for Semi-detached Housing: a. the minimum Site area shall be 442.2 m2; b. the minimum Site Width shall be 13.4 m, where a Lane exists; c. the minimum Site Width shall be 15 m, where no Lane exists; and d. the minimum Site depth shall be 30.0 m. Garage Suites and Garden Suites shall comply with Section 87 of this Bylaw. In addition, Garage Suites and Garden Suites shall only be located: a. on Corner Sites; b. on Sites abutting a service road; c. on Sites backing onto a Lane adjacent to an arterial road, where the arterial road is separated from the Lane by a landscaped boulevard; or d. on Sites where a Side or Rear Lot Line abuts the CS1, CS2, CS3, or CS4 Zone, or abuts a Site zoned to accommodate Row Housing, Apartment Housing, or Public Parks as a Permitted Use, and is not separated from these Sites by a public roadway, including a Lane, more than 10.0 m wide. The maximum Height shall not exceed 10.0 m nor 2 1/2 Storeys.

2.

3.

4. 5.

Maximum Site Coverage shall be as follows: Principal Accessory Dwelling building /building a. Single Detached and Duplex Housing – Site 28% 12% area 300 m2 or greater b. Single Detached and Duplex Housing – Site 28% 14% 2 area less than 300 m c. Semi-detached 28% 12% Housing – Site area 600 m2 or greater d. Semi-detached Housing – Site area less 32% 17% 2 than 600 m e. All other Uses 28% 12%

Principal building with attached Garage 40%

Total Site Coverage 40%

42%

42%

40%

40%

45% 40%

45% 40%

14/19 6. The minimum Front Setback shall be established on the following basis: a. 5.5 m for Single Detached Housing, Semi-detached Housing or Duplex Housing with front or flanking access to required off-street parking space or an attached Garage or a Garage that is an integral part of the Dwelling; and b. 4.5 m for Single Detached Housing, Semi-detached Housing or Duplex Housing with rear access to required off-street parking space or a Garage, except that: i. the Front Setback may be less than 4.5 m, to a minimum of 3.0 m when a landscaped boulevard strip between the curb and the walkway of the road cross section at the front of the Site is provided as per the City of Edmonton Design and Construction Standards. 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. Side Setbacks shall be established on the following basis: a. Side Setbacks shall be a minimum of 1.2 m on each side; b. where there is no Lane abutting the Site, one Side Setback shall be at least 3.0 m for vehicular access, unless there is an attached Garage or a Garage that is an integral part of the Dwelling; c. on a Corner Site where the building faces the Front Lot Line or the Side Lot Line, the minimum Side Setback abutting the flanking Side Lot Line shall be 20% of the Site Width, to a maximum of 4.5 m; except that d. on a Corner Site where the building faces the flanking Side Lot Line and the Dwelling does not have an attached Garage also facing the flanking Side Lot Line, the minimum flanking Side Setback may be reduced to 3.0 m, in order to increase the Private Outdoor Amenity Area in the interior Side Yard. On-Site parking shall be located in accordance with Section 50 of this Bylaw. On-Site parking shall be provided by means of one of the following options: a. on-Site parking may be provided within a Garage. A mutual Garage may be constructed on the common property line to the satisfaction of the Development Officer; b. on-Site parking may be provided by means of a Garage pad. A Garage pad shall not be constructed over a common property line; or c. on-Site parking may be provided by means of a Parking Area, the dimensions of which shall conform to the off-street parking space requirements of subsection 54.2(4) of this Bylaw. The Parking Area shall include an underground electrical power connection with outlet on a post approximately 1.0 m in Height, located within 1.0 m of the Parking Area. A hard surface walkway is required between the Garage, Garage pad, or Parking Area and an entry to the Dwelling. 10. General Site Landscaping shall be developed in accordance with the following: a. one deciduous tree or one coniferous tree, and two shrubs shall be required in the Front Yard for each Dwelling, except where the Front Setback is 4.5

7.

8.

9.

15/19 m or less, and a landscaped boulevard is provided in accordance with subsection 150.4(6)(b)(i) of this Bylaw, the tree may be placed within the Rear or Side Yard, rather than the Front Yard; b. all applications for a Development Permit shall include a Site plan that identifies the location, species and size of Landscaping required in subsection 150.4(10)(a) of this Bylaw; and c. all required Landscaping shall be consistent with the relevant requirements of subsection 55.4 of this Bylaw. 11. Separation Space shall be provided in accordance with Section 48 of this Bylaw, except that it shall not be required: a. between a Garage Suite or a Garden Suite and the associated principal Dwelling on the same Site; or b. where side walls of abutting buildings face each other and habitable windows are not located directly opposite each other, such that privacy is not impacted and: i. in the case of Dwellings on separate Sites, each development complies with the minimum Side Setback requirements for each Dwelling; and ii. in the case of Dwellings on the same Site, the separation distance between Dwellings is at least equal to the total of the minimum Side Setback requirements for both Dwellings. 12. Private Outdoor Amenity Area shall be provided on Site in accordance with Section 47 of this Bylaw. The maximum number of Dwellings per Site shall be as follows: a. where Semi-detached Housing and Duplex Housing are allowed in this Zone, a maximum of two Dwellings per Site shall be allowed; and b. where Single Detached Housing is developed in this Zone, a maximum of one Dwelling per Site, and, where the provisions of this Bylaw are met, up to one Secondary Suite, Garage Suite or Garden Suite shall be allowed. Notwithstanding subsection 150.4(13) of this Bylaw, for Multi-unit Project Development on Sites 750 m2 or greater, the maximum number of Dwellings shall be 34 Dwellings/hectare. Each Dwelling within Semi-detached Housing shall be individually defined through a combination of architectural features that may include variations in the rooflines, projection or recession of the façade, porches or entrance features, building materials, or other treatments. On Corner Sites the façades of a principal building abutting 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. 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.

13.

14.

15.

16.

17.

16/19 18. 19. Secondary Suites shall comply with Section 86 of this Bylaw. Notwithstanding the other regulations of this Zone, where a Multi-unit Project Development abuts a Site zoned to allow Single Detached Housing as a Permitted Use or the RF5 Row Housing Zone, the following regulations shall apply along the said property line: a. a minimum Setback of 7.5 m shall be required. The Development Officer may reduce this Setback to a minimum of 3.0 m only where the proposed façade is a flanking wall and where an acceptable landscaped buffer is provided; b. no outdoor parking, garbage collection, common amenity areas, or outdoor storage areas shall be developed within 3.0 m; c. a solid screen fence, 1.83 m in height, shall be installed, except for along common flanking Front Yard boundaries; d. design techniques including, but not limited to, the use of sloped roofs, variations in building Setbacks and articulation of building façades, shall be employed in order to minimize the perception of massing of the building when viewed from adjacent residential areas and roadways; e. building finishes shall be compatible with the exterior finishing materials and colours typical of adjacent development; and f. the Development Officer may require information regarding the location of windows and Amenity Areas on adjacent properties, to ensure the windows or Amenity Areas of the proposed development are placed to minimize overlook into adjacent properties. Signs shall comply with the regulations found in Schedule 59A.

20.

i) adding the following to subsection 160.4: 19. Each Dwelling within Semi-detached Housing 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 façade, porches or entrance features, building materials, or other treatments. On Corner Sites the façades of a principal building abutting 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. Row Housing shall not repeat the same architectural features more than six times on a block face. 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. 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.

20.

21.

22.

23.

17/19 j) deleting subsection 814.3 and replacing it with the following: 814.3 1. Development Regulations The Front Setback shall be within 2.5 m of the Front Setback on adjacent Lots. However, the Front Setback shall not be less than 3.0 m, and shall not be required to be greater than 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. Where the Site Width is less than 18.3 m, the Side Setback requirements of the underlying Residential Zone shall apply. 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; 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. Where a structure is two or more Storeys and an interior Side Setback is less than 2.0 m, the applicant may be required to provide information regarding the location of windows and Amenity Areas on adjacent properties, and the windows of the proposed development shall be located to minimize overlook into adjacent properties. The minimum Rear Setback shall be either: a. 40% of Site depth; or b. the Rear Setback of the underlying Zone, in which case it shall be considered a Class B Discretionary Development. Row Housing not oriented to a public roadway is exempt from this Overlay requirement. Notwithstanding Section 44 of this Bylaw, a single Storey Platform Structure may project a maximum of 2.0 m into a Front Setback from the first Storey of a Dwelling, provided that a minimum of 3.0 m is maintained between the Front Lot Line and the Platform Structure. Notwithstanding Section 44 of this Bylaw, a single Storey Platform Structure may project a maximum of 2.0 m from the first Storey of a Dwelling into a Side Setback abutting a flanking public roadway other than a Lane, providing there is at least 1.5 m between the property line and the Platform Structure. Platform Structures greater than 1.0 m above Grade shall provide privacy screening to prevent visual intrusion into adjacent properties. Principal buildings shall face a public roadway other than a Lane.

2.

3.

4.

5.

6.

7.

8.

9.

18/19 10. There shall be no vehicular access from the front or flanking public roadway where an abutting Lane exists, and a. a Treed Landscaped Boulevard is present along the roadway adjacent to the property line; or b. the Site Width is less than 15.5 m. If vehicular access is provided from a public roadway other than a Lane, a Garage may protrude beyond the front wall of the principal building to a distance that is characteristic of development for the majority of the blockface, as determined by the Development Officer. The Garage shall have a width that is characteristic of development for the majority of the blockface, as determined by the Development Officer. The maximum width of a façade of Row Housing, Stacked Row Housing or Apartment Housing that faces a public roadway shall be 48.0 m. The maximum Height shall not exceed 8.6 m nor 2 1/2 Storeys. The Floor Area of the upper half Storey of a 2 1/2 Storey building shall not exceed 50% of the structure’s second Storey Floor Area. When a structure is more than 7.5 m in Height, the width of any one dormer shall not exceed 3.1 m. In the case of more than one dormer, the aggregate total width shall not exceed one third of the length of the building’s wall in which the dormers are located, excluding attached Garage walls. The Basement elevation of structures of two or more Storeys in Height shall be no more than 1.2 m above Grade. The Basement elevation shall be measured as the distance between Grade level and the floor of the first Storey. The minimum distance from the Rear Lot Line to a detached Garage where the vehicle doors face the Lane shall be 1.2 m. Rear attached Garages shall not be allowed, except on Corner Sites where the Dwelling faces the flanking public roadway. For Single Detached Housing, Duplex Housing and Semi-detached Housing with no Lane access, with a front or side attached Garage, the Garage shall be developed in accordance with the following: a. The Garage shall be constructed to accommodate a maximum of two vehicles; b. Front attached Garages for Semi-detached Housing and Duplex Housing shall be designed so that the Garage is attached to a shared common wall and includes a shared driveway apron; c. Building mass shall be articulated through features such as recessions or off-sets, architectural treatments, and landscaping; and d. Each Dwelling shall have an entrance door or entrance feature at the front of the structure and oriented toward the roadway. A rear detached Garage shall be fully contained within the rear 12.8 m of the Site.

11.

12.

13. 14.

15.

16.

17.

18.

19.

20.

19/19 21. For Stacked Row Housing and Row Housing the maximum width of a rear detached Garage shall be 12.0 m. Rear detached Garages for Row Housing on Corner Sites oriented towards the flanking street shall have a maximum width of 14.0 m. Garages shall be separated by a minimum of 1.8 m. A principal building shall be separated from a rear detached Garage by a minimum of 3.0 m. The Development Officer shall have regard for any applicable Statutory Plan and may, where a Statutory Plan specifies, notwithstanding subsection 11.4 of this Bylaw, vary the regulations of both this Overlay and the underlying Zone as they affect Height, Density and Floor Area Ratio. In all cases, the variances shall be within the ranges specified in the Statutory Plan. In all such cases, the application shall be a Class B Development Permit and the pre-application consultation provisions of subsection 814.3(24) shall apply. When a Development Permit application is made and the Development Officer determines that the proposed development does not comply with the regulations contained in this Overlay: a. the applicant shall contact the affected parties, being each assessed owner of land wholly or partly located within a distance of 60.0 m of the Site of the proposed development and the President of each affected Community League; b. the applicant shall outline, to the affected parties, any requested variances to the Overlay and solicit their comments on the application; c. the applicant shall document any opinions or concerns, expressed by the affected parties, and what modifications were made to address their concerns; and d. the applicant shall submit this documentation to the Development Officer no sooner than twenty-one calendar days after initiating the consultation process articulated in subsection 814.3(24)(a), (b), and (c), above.

22.

23.

24.

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

, A. D. 2012; , A. D. 2012; , A. D. 2012; , A. D. 2012.

_______________________________________ MAYOR

_______________________________________ CITY CLERK

Attachment 2
Mark-up Showing Proposed Amendments Black Font = existing Text Underlined Front = proposed additional to Zoning Bylaw Strikethrough = proposed deletion from the Zoning Bylaw 7. 7.2 7.2(2) Use Class Definitions Residential Use Classes Duplex Housing means development consisting of a building containing only two Dwellings, with one Dwelling placed over the other in whole or in part. with individual and separate access to each Dwelling. Each Dwelling has separate and individual access, not necessarily directly to Grade. This type of development shall be is designed and constructed as two Dwellings at the time of initial construction of the building. This Use Class does not include Secondary Suites or Semi-detached Housing. Row Housing means development consisting of a building containing a row of two three or more Dwellings joined in whole or in part at the side only with no Dwelling being placed over another in whole or in part. Each Individual Dwellings shall be are separated from the one another adjoining, where they are adjoining, by a vertical Party Wall. which is insulated against sound transmission. Adjoining rooms may or may not be Habitable Rooms. Each Dwelling shall have has separate, individual, and direct access to Grade. This Use Class includes Semi-detached Housing. This Use Class does not include Stacked Row Housing. Semi-detached Housing means development consisting of a building containing Row Housing consisting of only two Dwellings joined in whole or in part at the side or rear with no Dwelling being placed over another in whole or in part. Each Dwelling shall be separated from the one adjoining by a Party Wall. Each Dwelling has separate, individual, and direct access to Grade. This type of development is designed and constructed as two Dwellings at the time of initial construction of the building. This Use Class includes two family Dwellings, does not include Secondary Suites or Duplexes. Stacked Row Housing means development consisting of a building containing three or more Dwellings Row Housing, except that Dwellings may be arranged two deep, either vertically so that Dwellings may be are placed over others, or horizontally so that Dwellings are may be attached at the rear as well as at the side. Each Dwelling shall have separate and individual access, not necessarily directly to grade, provided that no more than two Dwellings may share access to Grade, and such access shall not be located more than 5.5 m above grade. This Use Class does not includes Duplex Housing, and Row Housing, or Apartment Housing.

7.2(6)

7.2(8)

7.2(10)

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Report: 2012SCP561 Attachment 2

Attachment 2
87. Garage and Garden Suites Garage and Garden Suites shall be developed in accordance with the following regulations: 1. The minimum Site Area area shall be as follows: a. Garage Suite (above Grade): the minimum Site Area is that area required for the principal Single Detached Dwelling plus 100 m2, except in the case of the RPL and RSL Zone, where the minimum Site area shall be 460 m2 and in the RR Zone, where it shall be the same as the minimum Site area for the Zone. 460 m2, except in the RR Zone, where it shall be 1.0 ha, the GLD and GLG Zones, where it shall be 370 m2, and the TSLR Zone, where it shall be 412 m2. b. Garden Suite and Garage Suite (at Grade): the minimum Site area shall be 525 m2 except in the RR Zone, where it shall be 1.0 ha. the same as the minimum Site area for the Zone. 2. the maximum Height shall be as follows: a. Garage containing a Garage Suite (above Grade): i. 6.5 m or the Height of the principal Dwelling as constructed at the time of the Development Permit Application, whichever is the lesser, where the building containing the Garage Suite has a roof slope of 4/12 (18.4°) or greater. 5.5 m or the Height of the principal Dwelling as constructed at the time of the Development Permit Application, whichever is the lesser, where the building containing the Garage Suite has a roof slope of less than 4/12 (18.4°). notwithstanding (i) and (ii) above, in the case of the TSDR, TSLR and the GLG zones, the maximum height shall be 7.5m.

ii.

iii.

b.

Garden Suite and Garage Suite (at Grade): the maximum height shall be 4.3 m

3. the maximum Floor Area shall be: a. b. 60 m2 for a Garage Suite (above Grade). 50 m2 for a Garden Suite and for a Garage Suite (at Grade).

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Report: 2012SCP561 Attachment 2

Attachment 2
c. notwithstanding (a) and (b) above, the maximum floor area Floor Area may be increased by up to 7.5 m2, only where this additional floor area comprises the area of a Platform Structure associated with the Garage Suite or Garden Suite.

4. the minimum Floor Area of a Garage Suite or Garden Suite shall be 30 m2. 5. the minimum Site width for a Site with a Garden Suite, or a Garage Suite (at Grade) shall be 15 m, except in the case of the RR Zone, where it shall be the same as the minimum Site width for the Zone. 6. the minimum Side Setback shall be: a. for that portion of a detached Garage that contains a Garage Suite, the same as that for the principal Dwelling in the applicable Zone. for a Garden Suite, the same as that for the principal Dwelling in the applicable Zone. on a corner Site where a Garage Suite or Garden Suite abuts a flanking public roadway, other than a Lane, the minimum Side Setback shall not be less than that provided for the principal structure.

b.

c.

7. the minimum distance between a detached Garage containing a Garage Suite, and a Garden Suite and the principal Dwelling on the same Site, shall be 4 m. 8. windows contained within the Garage Suite portion of the detached Garage or the Garden Suite shall be placed and sized such that they minimize overlook into yards Yards and windows of abutting properties through one or more of the following: a. off-setting window placement to limit direct views of abutting rear or side yard amenity areas, or direct view into a Garage Suite or Garden Suite window on an abutting Site; strategic placement of windows in conjunction with landscaping or the placement of other accessory buildings; and placing larger windows such as living room windows, to face a lane, a flanking street, or the larger of any Side Yard abutting another property.

b.

c.

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Report: 2012SCP561 Attachment 2

Attachment 2
9. no decks on Garage Suite or Garden Suite roofs shall be allowed. 10. Platform Structures, including balconies, shall be allowed as part of a Garage Suite developed above a detached Garage only where the balcony faces the lane or a flanking roadway. 11. only one of a Secondary Suite, Garage Suite or Garden Suite may be developed in conjunction with a principal Dwelling. 12. notwithstanding the definition of Household within this Bylaw, the number of unrelated persons occupying a Garage Suite or Garden Suite shall not exceed three. 13. a Garage Suite or Garden Suite shall not be allowed within the same Site containing a Group Home or Limited Group Home, or a Major Home Based Business and an associated principal Dwelling, unless the Garage Suite or Garden Suite is an integral part of a Bed and Breakfast Operation in the case of a Major Home Based Business. 14. where Garage Suites or Garden Suites are Discretionary within the applicable Zone, the Development Officer may exercise discretion in considering a Garage Suite having regard to: a. compatibility of the Use with the siting, Grade elevations, Height, roof slopes and building types and materials characteristic of surrounding low density ground-oriented housing and development; the effect on the privacy of adjacent properties; the policies and guidelines for Garage Suites and Garden Suites contained in a Statutory Plan for the area.

b. c.

15. a Garage Suite or Garden Suite shall not be subject to separation from the principal Dwelling through a condominium conversion or subdivision. 16. Garage Suites and Garden Suites shall not be included in the calculation of densities in this Bylaw. 17. notwithstanding Garage Suites and Garden Suites being listed as Permitted or Discretionary Uses within any Zone, they shall be subject to the regulations of the Edmonton- Strathcona County Joint Planning Study Area Secondary and Garage Suites Overlay in Section 822 of this Bylaw.

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Report: 2012SCP561 Attachment 2

Attachment 2
110 110.1 (RF1) Single Detached Residential Zone General Purpose The purpose of this Zone is to provide primarily for Single Detached Housing and Secondary Suites under certain conditions, while allowing other forms of small scale housing in the form of Secondary Suites, Semi-detached Housing and Duplex Housing under certain conditions. 110.2 Permitted Uses 1. 2. 3. 4. 5. 110.3 Limited Group Homes Minor Home Based Business Secondary Suites Single Detached Housing Fascia On-premises Signs

Discretionary Uses 1. Child Care Services 2. Duplex Housing 3. Garage Suites: a. on corner lots; or b. on lots fronting onto a service road; or c. lots backing onto a lane adjacent to an arterial road that is separated from the lane by a landscaped boulevard; or d. lots where a Side or Rear Lot Line abuts a Site in a Row Housing, Apartment, or Community Services Zone, or any Site in a Zone where Public Parks are a Permitted Use, or is not separated from these Sites by a public roadway more than 10.0 m wide. 4. Garden Suites: on corner lots; or on lots fronting onto a service road; or lots backing onto a lane adjacent to an arterial road that is separated from the lane by a landscaped boulevard; or lots where a Side or Rear Lot Line abuts a Site in a Row Housing, Apartment, or Community Services Zone, or any Site in a Zone where Public Parks are a Permitted Use, or is not separated from these Sites by a public roadway more than 10.0 m wide. 5. Group Homes 6. Major Home Based Business 7. Religious Assembly 8. Residential Sales Centre 9. Semi-detached Housing 10. Semi-detached Housing and Duplex Housing 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. 11. Freestanding On-premises Signs 12. Temporary On-premises Signs Development Regulations for Permitted and Discretionary Uses 1. Site regulations for Single Detached Housing and Duplex Housing:

Comment [cj1]: The Duplex Housing Use is moved from 110.3(10), below.

a. b. c. d.

Comment [cj2]: Regulations are moved to the Development Regulations Section of the zone, 110.4(16).

Comment [cj3]: Regulations are moved to the Development Regulations Section of the zone, 110.4(16).

Comment [cj4]: The Semi-detached Housing Use is moved from 110.3(10), below. Comment [cj5]: Regulations are moved to the Development Regulations Section of the zone, 110.4(3).

110.4

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Report: 2012SCP561 Attachment 2

Attachment 2
a. the minimum Site area shall be 360 m2; for each Single Detached Dwelling. b. the minimum Site Width shall be 12.0 m; and c. the minimum Site depth shall be 30.0 m. Site regulations for Semi-detached Housing: a. the minimum Site area shall be 488.4 m2; b. the minimum Site Width shall be 14.8 m, except that if the Dwellings are arranged along the depth of the Site rather than the width, the minimum Site Width may be 12.0 m; and c. the minimum Site depth shall be 30.0 m. Semi-detached Housing and Duplex Housing shall only be located: a. on Corner Sites, b. on Sites abutting an arterial or service road, c. where both Side Lot Lines abut existing Duplex or Semi-detached Housing, or d. where a minimum of one Side Lot Line: i. abuts a Site where Row Housing, Apartment Housing, or a commercial Use is a Permitted Use, or ii. is not separated from a Site where Row Housing, Apartment Housing or a commercial Use is a Permitted Use by a public roadway, including a Lane, more than 10.0 m wide. Garage Suites and Garden Suites shall comply with Section 87 of this Bylaw. In addition, Garage Suites and Garden Suites shall only be located: a. on Corner Sites; b. on Sites abutting a service road; c. on Sites backing onto a Lane adjacent to an arterial road, where the arterial road is separated from the Lane by a landscaped boulevard; or d. on Sites where a Side or Rear Lot Line abuts the CS1, CS2, CS3, or CS4 Zone, or a Site zoned to accommodate Row Housing, Apartment Housing, or Public Parks as a Permitted Use, or is not separated from these Sites by a public roadway, including a Lane, more than 10.0 m wide. The maximum Height shall not exceed 10.0 m or 2 1/2 Storeys. The maximum total Site Coverage shall not exceed 40%, with a maximum of 28% for a principal building and a maximum of 12% for Accessory Buildings. Where a Garage is attached to or designed as an integral part of a Dwelling, the maximum Site Coverage for the principal building shall be 40%. Maximum Site Coverage shall be as follows: Principal Dwelling /building 28% 28% 28% 28% Accessory building 12% 12% 14% 12% Principal building with attached Garage 40% 40% 42% 40% Total Site Coverage 40% 40% 42% 40%

2.

3.

4.

5. 6.

7.

a. Single Detached and Duplex Housing b. Semi-detached Housing – Site area 600 m2 or greater c. Semi-detached Housing – Site area less than 600 m2 d. All other Uses

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Report: 2012SCP561 Attachment 2

Attachment 2
7. The minimum Front Setback shall be 6.0 m. 8. The minimum Rear Setback shall be 7.5 m, except in the case of on a Corner Site, where a primary Dwelling with an attached Garage faces the flanking public roadway, it shall be may be reduced to 4.5 m. 9. Side Setbacks shall be established on the following basis: a. Side Setbacks shall total at least 20% of the Site Width, with a minimum Side Setback of 1.2 m on each side; except that the minimum Side Setback for buildings over 7.5 m in Height shall be 2.0 m; b. where there is no Lane abutting the Site, one Side Setback shall be at least 3.0 m for vehicular access, unless there is an attached Garage or a Garage that is an integral part of a Dwelling; c. on a c Corner Site where the building fronts onto faces the Front Lot Line or the Side Lot Line, Setback the minimum Side Setback abutting a flanking public roadway other than a Lane the flanking Side Lot Line shall be 20% of the Site Width, to a maximum of 4.5 m; and except that d. on a cCorner Site where the building fronts on faces a the flanking public roadway other than a Lane Side Lot Line and the Dwelling does not have an attached Garage also facing the flanking Side Lot Line, the minimum Side Setback abutting the flanking public roadway shall be 4.5 may be reduced to 3.0 m, in order to increase the Private Outdoor Amenity Area in the interior Side Yard; and e. Side Setbacks for Semi-detached Housing on Corner Lots with a Site Area less than 600 m2 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. 8. 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. 9. Private Outdoor Amenity Area shall be provided on Site in accordance with the regulations of Section 47 of this Bylaw. 10. Each Dwelling within Semi-detached Housing shall be individually defined through a combination of architectural features that may include variations in the rooflines, projection or recession of the façade, porches or entrance features, building materials, or other treatments. 11. On Corner Sites the facades of a principal building abutting 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. 12. 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. 13. A maximum of one building containing Single Detached Housing, Semidetached Housing, or Duplex Housing Except where Semi-detached Housing, Duplex Housing, Secondary Suites, Garage Suites and Garden Suites are allowed in this Zone, and may thereby constitute two Dwellings on a Lot lot, a maximum of one Dwelling per Site lot shall be allowed. 14. Secondary Suites shall comply with Section 86 of this Bylaw.

Comment [cj6]: This will ensure a minimum dimension of 4 m x 4 m.

Comment [cj7]: Aesthetic criteria from the Residential Infill Guidelines.

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Report: 2012SCP561 Attachment 2

Attachment 2
15. Signs shall comply with the regulations of Schedule 59A of this Bylaw. 110.5 1. Additional Development Regulations for Discretionary Uses Notwithstanding Section 110.4, Semi-detached and Duplex Housing shall be developed in accordance with the provisions of the RF2 Zone.

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Report: 2012SCP561 Attachment 2

Attachment 2
120 (RF2) Low Density Infill Zone 120.1 General Purpose The purpose of the this Zone is to retain Single Detached Housing, while allowing sensitive infill on narrow lots, at a slightly higher density, including Secondary Suites under certain conditions. 120.2 1. 2. 3. 4. 5. 6. 7. 120.3 Permitted Uses Limited Group Homes Minor Home Based Business Secondary Suites Single Detached Housing Fascia On-premises Signs Semi-detached Housing Duplex Housing Discretionary Uses

Comment [cj8]: Moved to Permitted from Discretionary Uses.

1. Child Care Services 2. Duplex Housing, 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. 3. Garage Suites: a. on corner lots; or b. on lots fronting onto a service road; or c. lots backing onto a lane adjacent to an arterial road that is separated from the lane by a landscaped boulevard; or d. lots where a Side or Rear Lot Line abuts a Site in a Row Housing, Apartment, or Community Services Zone, or any Site in a Zone where Public Parks are a Permitted Use, or is not separated from these Sites by a public roadway more than 10.0 m wide. 4. Garden Suites: a. on corner lots; or b. on lots fronting onto a service road; or c. lots backing onto a lane adjacent to an arterial road that is separated from the lane by a landscaped boulevard; or d. lots where a Side or Rear Lot Line abuts a Site in a Row Housing, Apartment, or Community Services Zone, or any Site in a Zone where Public Parks are a Permitted Use, or is not separated from these Sites by a public roadway more than 10.0 m wide. 5. Group Homes 6. Major Home Based Business 7. Religious Assembly 8. Residential Sales Centre 9. Semi-detached Housing 10. Freestanding On-premises Signs 11. Temporary On-premises Signs 120.4 Development Regulations for Permitted and Discretionary Uses

Comment [cj9]: Duplex Housing moved to Permitted Uses. Regulations deleted from the zone, as the building footprint for a Duplex is the same as for a Single Detached Dwelling.

Comment [cj10]: Regulations are moved to the Development Regulations Section of the zone, 120.4(17).

Comment [cj11]: Regulations are moved to the Development Regulations Section of the zone, 120.4(17).

Comment [cj12]: Moved to Permitted Uses.

1. Site regulations for Single Detached Housing and Duplex Housing:

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Report: 2012SCP561 Attachment 2

Attachment 2
a. the minimum Site area shall be 360 250.8 m2; for each Single Detached Dwelling, and 300 m2 for each and Duplex or Semi-detached Dwelling, b. the minimum Site Width shall be 7.6 m; 7.5 m, for each Duplex or Semidetached Dwelling and 12.0 m for each Single Detached Dwelling, with or without a Secondary Suite, and c. the minimum Site depth shall be 30.0 m. 2. Site regulations for Semi-detached Housing: a. the minimum Site area shall be 442.2 m2; b. 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; and c. the minimum Site depth shall be 30.0 m. 3. Semi-detached Housing shall only be located: a. on Corner Sites; b. on Sites abutting an arterial or service road; c. where both Side Lot Lines abut existing Duplex or Semi-detached Housing; or d. where a minimum of one Side Lot Line: i. abuts a Site where Row Housing, Apartment Housing, or a commercial Use is a Permitted Use; or ii. is not separated from a Site where Row Housing, Apartment Housing or a commercial Use is a Permitted Use by a public roadway, including a Lane, more than 10.0 m wide. 4. The maximum Height shall not exceed 10.0 m nor 2 1/2 Storeys. 5. The maximum total Site Coverage shall not exceed 40% with a maximum of 28% for a principal building and a maximum of 12% for Accessory Buildings. Where a Garage is attached to or designed as an integral part of a Dwelling, the maximum for the principal building shall be 40%. 6. Maximum Site Coverage shall be as follows: Principal Dwelling /building 28% Accessory building 12% Principal building with attached Garage 40% Total Site Coverage 40%

a. Single Detached and Duplex Housing – Site area 300 m2 or greater b. Single Detached and Duplex Housing – Site area less than 300 m2 c. Semi-detached Housing – Site area 600 m2 or greater d. Semi-detached Housing – Site area less than 600 m2 e. All other Uses

28%

14%

42%

42%

28% 28% 28%

12% 14% 12%

40% 42% 40%

40% 42% 40%

7. The minimum Front Setback shall be 6.0 m.

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Report: 2012SCP561 Attachment 2

Attachment 2
8. The minimum Rear Setback shall be 7.5 m, except in the case of on a Corner corner Site, where a primary Dwelling with an attached Garage faces the flanking public roadway, it shall be may be reduced to 4.5 m. 9. Side Setbacks shall be established on the following basis: a. Side Setbacks shall total at least 20% of the Site Width, with a minimum Side Setback of 1.2 m on each side, except that the minimum Side Setback for buildings over 7.5 m in Height shall be 2.0 m; b. on a Corner corner Site where the building fronts on faces the Front Lot Line or the Side Lot Line Yard, the minimum Side Setback abutting a flanking public roadway other than a Lane the flanking Side Lot Line shall be 20% of the Site Width, to a maximum of 4.5 m; and except that c. on a cCorner Site where the building fronts on faces a the flanking public roadway other than a Lane Side Lot Line and the Dwelling does not have an attached Garage also facing the flanking Side Lot Line, the minimum Side Setback abutting the flanking public roadway shall be 4.5 may be reduced to 3.0 m, in order to increase the Private Outdoor Amenity Area in the interior Side Yard; and d. Side Setbacks for Semi-detached Housing on Corner Lots with a Site area less than 600 m2 and for Single Detached and Duplex Housing with a Site area less than 300 m2 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. 10. 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. 11. Private Outdoor Amenity Area shall be provided on Site in accordance with the regulations of Section 47 of this Bylaw. 12. Each Dwelling within Semi-detached Housing shall be individually defined through a combination of architectural features that may include variations in the rooflines, projection or recession of the façade, porches or entrance features, building materials, or other treatments. 13. On Corner Sites the facades of a principal building abutting 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. 14. 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. 15. A maximum of one building containing Single Detached Housing, Semidetached Housing, or Duplex Housing Except where Semi-detached Housing, Duplex Housing, Secondary Suites, Garage Suites and Garden Suites are allowed in this Zone, and may thereby constitute two Dwellings on a Lot lot, a maximum of one Dwelling per Site lot shall be allowed. 16. Secondary Suites shall comply with Section 86 of this Bylaw. 17. Garage Suites and Garden Suites shall comply with Section 87 of this Bylaw. In addition, Garage Suites and Garden Suites shall only be located: a. on Corner Sites; b. on Sites abutting a service road; c. on Sites backing onto a Lane adjacent to an arterial road, where the arterial road is separated from the Lane by a landscaped boulevard; or

Comment [cj13]: This will ensure a minimum dimension of 4 m x 4 m.

Comment [cj14]: Aesthetic criteria from the Residential Infill Guidelines.

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Report: 2012SCP561 Attachment 2

Attachment 2
d. on Sites where a Side or Rear Lot Line abuts the CS1, CS2, CS3, or CS4 Zone, or a Site zoned to accommodate Row Housing, Apartment Housing, or Public Parks as a Permitted Use, or is not separated from these Sites by a public roadway, including a Lane, more than 10.0 m wide. 17. Signs shall comply with the regulations found in Schedule 59A of this Bylaw. 11. Notwithstanding 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 the new development in order to replace vegetation removed during construction or to reinforce an established landscaping context in the area. 120.5 Additional Development Regulations for Discretionary Uses

1. The Development Officer may exercise discretion in considering a development permit application for Duplex Housing or Semi-detached Housing development having regard to for: a. compatibility of the Duplex or Semi-detached Housing Use proposed development with the siting location, Grade elevations, Height, building types and materials characteristic of surrounding low density groundoriented Housing and development; b. the effect on the privacy of adjacent properties; and c. the policies and guidelines for Duplex Housing and Semi-detached Housing development contained in a Statutory Plan for the area.

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Report: 2012SCP561 Attachment 2

Attachment 2
140 140.1 (RF3) Low Density Small Scale Infill Development Zone General Purpose

The purpose of this Zone is to provide primarily for Single Detached Housing and Semi-detached Housing while allowing small-scale conversion and infill redevelopment to housing forms buildings containing up to four Dwellings, per building, and including Secondary Suites under certain conditions. 140.2 Permitted Uses

1. Duplex Housing 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. 2. Limited Group Homes 3. Minor Home Based Business 4. Secondary Suites 5. Semi-detached Housing 6. Single Detached Housing 7. Fascia On-premises Signs 8. Apartment Housing 9. Row Housing 10. Stacked Row Housing 140.3 Discretionary Uses 1. Apartment Housing or Stacked Row Housing, provided that each building contain not more than four Dwellings 2. Boarding and Lodging Houses 3. Child Care Services 4. Duplex Housing other than where permitted 5. Fraternity and Sorority Housing, where lawfully existing on a Site within the Garneau Area Redevelopment Plan area at the effective date of Bylaw 6220 6. Garage Suites: a. on corner lots; or b. on lots fronting onto a service road; or c. lots backing onto a lane adjacent to an arterial road that is separated from the lane by a landscaped boulevard; or d. lots where a Side or Rear Lot Line abuts a Site in a Row Housing, Apartment, or Community Services Zone, or any Site in a Zone where Public Parks are a Permitted Use, or is not separated from these Sites by a public roadway more than 10.0 m wide. 7. Garden Suites: a. on corner lots; or b. on lots fronting onto a service road; or c. lots backing onto a lane adjacent to an arterial road that is separated from the lane by a landscaped boulevard; or d. lots where a Side or Rear Lot Line abuts a Site in a Row Housing, Apartment, or Community Services Zone, or any Site in a Zone where Public Parks are a Permitted Use, or is not separated from these Sites by a public roadway more than 10.0 m wide. 8. Group Homes 9. Major Home Based Business

Comment [cj15]: Moved to Permitted from Discretionary Uses. Regulations apply; see 140.4 (7), (8), and (17).

Comment [cj16]: Apartment Housing and Stacked Row Housing moved to Permitted Uses; regulations apply.

Comment [cj17]: Regulation moved to the Development Regulations section of the zone, 140.4(25)

Comment [cj18]: Regulations moved to the Development Regulations Section of the zone, 140.4(23).

Comment [cj19]: Regulations moved to the Development Regulations Section of the zone, 140.4(23).

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Report: 2012SCP561 Attachment 2

Attachment 2
10. Religious Assembly 11. Residential Sales Centre 12. Row Housing, except Semi-detached Housing, in buildings of up to four Dwellings, each Dwelling having Frontage on a public roadway, other than a Lane 13. Freestanding On-premises Signs 14. Temporary On-premises Signs 140.4 Development Regulations for Permitted and Discretionary Uses

Comment [cj20]: Row Housing moved to Permitted Uses; regulations apply.

1. Site regulations for Single Detached Housing and Duplex Housing: a. the minimum Site area shall be 250.8 360 m2; for each Single Detached Dwelling; b. 300 m2 for each Semi-detached or Duplex Dwelling; c. the minimum Site Width shall be 7.6 m; and d. the minimum Site depth shall be 30.0 m. 2. Site regulations for Semi-detached Housing: a. the minimum Site area shall be 442.2 m2; b. 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; and c. the minimum Site depth shall be 30.0 m. 3. Site regulations for Row Housing: a. the minimum Site area shall be calculated as the sum of: i. 186 200 m2 for each Row Housing end Dwelling, plus that is not a Semi-detached Dwelling; ii. 150 m2 for each Row Housing internal Dwelling; b. the minimum Site Width shall be calculated as the sum of: i. 6.2 m for each end Dwelling, plus ii. 5.0 m for each internal Dwelling; and c. the minimum Site depth shall be 30.0 m. 4. Site regulations for Apartment Housing and Stacked Row Housing: a. the minimum Site area shall be 750 m2; 800 m2, for each Apartment Housing or Stacked Row Housing Development. b. the minimum Site Width shall be 17.0 m; and c. the minimum Site depth shall be 30.0 m. 5. The minimum site width shall be provided as follows: a. 12.0 m for each Single Detached Dwelling, with or without a Secondary Suite; b. 7.5 m for each Semi-detached or Duplex Dwelling; c. 6.0 m for each Row Housing end Dwelling that is not a Semi-detached Dwelling; d. 5.0 m for each Row Housing internal Dwelling; and e. 20.0 m for each Apartment Housing or Stacked Row Housing development. 6. The minimum Site depth shall be 30.0 m; 7. Row Housing shall only 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 Apartment Housing or a commercial Use is a Permitted Use. 8. Apartment Housing or Stacked Row Housing shall only be located: a. on Corner Sites,

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Attachment 2
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 Row Housing, Apartment Housing, or a commercial Use is a Permitted Use, or ii. is not separated from a Site where Row Housing, Apartment Housing or a commercial Use is a Permitted Use by a public roadway, including a Lane, more than 10.0 m wide. 9. The maximum Height shall not exceed 10.0 m nor 2 1/2 Storeys. 10. The maximum total Site Coverage shall not exceed 40%, with a maximum of 28% for a principal building and a maximum of 12% for Accessory Buildings. Where a Garage is attached to or designed as an integral part of a Dwelling, the maximum for the principal building is 40%. 11. Maximum Site Coverage shall be as follows: Principal Dwelling /building a. Single Detached and Duplex Housing – Site area 300 m2 or greater b. Single Detached and Duplex Housing – Site area less than 300 m2 c. Semi-detached Housing – Site area 600 m2 or greater d. Semi-detached Housing – Site area less than 600 m2 e. Row Housing f. All other Uses 28% Accessory building 12% Principal building with attached Garage 40% Total Site Coverage 40%

28%

14%

42%

42%

28% 28% 32% 28%

12% 14% 17% 12%

40% 42% 45% 40%

40% 42% 45% 40%

12. The minimum Front Setback shall be 6.0 m. 13. The minimum Rear Setback shall be 7.5 m, except in the case of on a Corner corner Site, where a Dwelling with an attached Garage faces the flanking public roadway, it shall be may be reduced to 4.5 m. 14. Side Setbacks shall be established on the following basis: a. Side Setbacks shall total at least 20% of the Site Width, but the requirement shall not be more than to a maximum total of 6.0 m, with a minimum Side Setback of 1.2 m on each side; except that the minimum Side Setback for buildings over 7.5 m in Height shall be 2.0 m: b. on a Corner corner Site where the building fronts on faces the Front Lot Line or the Side Lot Line, Yard, the minimum Side Setback abutting a flanking public roadway other than a Lane the flanking Side Lot Line shall be 20% of the Site Width, to a maximum requirement of 4.5 m; and c. on a cCorner Site where the building fronts on faces a the flanking public roadway other than a Lane Side Lot Line and the Dwelling does not have

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Attachment 2
an attached Garage also facing the flanking Side Lot Line, the minimum Side Setback abutting the flanking public roadway shall be 4.5 may be reduced to 3.0 m, in order to increase the Private Outdoor Amenity Area in the interior Side Yard; except that d. Side Setbacks for Semi-detached Housing on Corner Lots with a Site Area less than 600 m2 and for Single Detached and Duplex Housing with a Site Area less than 300 m2 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. 15. 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. 16. Private Outdoor Amenity Area shall be provided on Site in accordance with the regulations of Section 47 of this Bylaw. 17. Notwithstanding 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 replace vegetation removed during construction or to reinforce an established Landscaping context in the area. 18. The maximum number of Dwellings per Site lot shall be as follows: a. where Single Detached Housing is developed in this Zone, 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; per lot shall be allowed; b. where Semi-detached Housing or Duplex Housing are allowed in this Zone, a maximum of two Dwellings per Site lot shall be allowed; c. where Apartment Housing, Stacked Row Housing, or Row Housing are allowed in this Zone, a maximum of four Dwellings per Site lot shall be allowed. 19. Each Dwelling within Semi-detached Housing 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 façade, porches or entrance features, building materials, or other treatments. 20. On Corner Sites the facades of a principal building abutting 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. 21. 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. 22. Secondary Suites shall comply with Section 86 of this Bylaw. 23. Garage Suites and Garden Suites shall comply with Section 87 of this Bylaw, and shall only be located: a. on Corner Sites; b. on Sites abutting a service road; c. on Sites backing onto a Lane adjacent to an arterial road, where the arterial road is separated from the Lane by a landscaped boulevard; or d. on Sites where a Side or Rear Lot Line abuts the CS1, CS2, CS3, or CS4 Zone, or a Site zoned to accommodate Row Housing, Apartment Housing, or Public Parks as a Permitted Use, or is not separated from

Comment [cj21]: This will ensure a minimum dimension of 4 m x 4 m.

Comment [cj22]: Aesthetic criteria from the Residential Infill Guidelines.

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Attachment 2
these Sites by a public roadway, including a Lane, more than 10.0 m wide. 24. For Boarding and 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 m2 in all cases and the Site area shall be comprised of the aggregate of 200 m2 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 his discretion with respect to the number of Sleeping Units developed, having regard to the character and density of existing Residential Uses. 24. Fraternity and Sorority Housing shall only be located where lawfully existing on a Site within the Garneau Area Redevelopment Plan area at the effective date of Bylaw 6220. 25. Signs shall comply with the regulations found in of Schedule 59A of this Bylaw. 140.5 Additional Development Regulations for Discretionary Uses

2. The Development Officer shall have regard to the following guidelines when exercising discretion in considering applications for Stacked Row Housing and Apartment Housing: a. the Use is compatible with the siting location, Grade elevations, and Height of surrounding development; b. a the Side Lot Line abuts a Site zoned for an Industrial, Commercial, or Urban Service Zone or a Residential Zone where Single Detached Housing is not a Permitted Use, or is not separated from it by a public roadway more than 10.0 m wide; c. the Site is a Corner Site or is adjacent to a Site containing a Row Housing, Stacked Row Housing or Apartment Housing development; and d. the Use does not substantially affect privacy of adjacent properties.

Comment [cj23]: No longer necessary; these regulations have been replaced within the zone.

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Attachment 2
150 150.1 (RF4) Semi-detached Residential Zone General Purpose

The purpose of this Zone is to provide a zone primarily for Semi-detached Housing and Duplex Housing. 150.2 1. 2. 3. 4. 5. 6. 7. Permitted Uses Limited Group Homes Minor Home Based Business Secondary Suites Semi-detached Housing Single Detached Housing Fascia On-premises Signs Duplex Housing

Comment [cj24]: Moved to Permitted from Discretionary Uses.

150.3 Discretionary Uses 1. Child Care Services 2. Garage Suites 3. Garden Suites 4. Duplex Housing 5. Group Homes 6. Major Home Based Business 7. Religious Assembly 8. Residential Sales Centre 9. Freestanding On-premises Signs 10. Temporary On-premises Signs 150.4 Development Regulations for Permitted and Discretionary Uses 1. Site regulations for Single Detached Housing and Duplex Housing: a. the minimum Site area shall be 250.8 m2 360 m2; b. the minimum Site Width shall be 7.6 m, where a Lane exists; 12.0 , and c. the minimum Site width shall be 12.0 m, where no Lane exists; and d. the minimum Site depth shall be 30.0 m. 2. Site regulations for Duplex Housing and Semi-detached Housing: a. the minimum Site area shall be 442.2 m2; b. the minimum Site Width shall be 13.4 m, where a Lane exists; c. the minimum Site Width shall be 15.0 15.2 m, where no Lane exists; and d. the minimum Site depth shall be 30.0 m.; and e. Notwithstanding 150.4(2)(a), the minimum Site area shall be 600.0 m2 for Sites in neighbourhoods located within the boundary of the Mature Neighbourhood Overlay. 3. The maximum Height shall not exceed 10.0 m nor 2 1/2 Storeys. 4. Maximum Site Coverage shall be as follows: Principal Dwelling /building 28% Accessory building 12% Principal building with attached Garage 40% Total Site Coverage 40%

a. Single Detached and

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Attachment 2
Duplex Housing – Site area 300 m2 or greater b. Single Detached and Duplex Housing – Site area less than 300 m2 c. Duplex Housing and Semi-detached Housing – Site area 600 m2 or greater d. Duplex Housing and Semi-detached Housing – Site area less than 600 m2 e. All other Uses

28% 28%

14% 12%

42% 40%

42% 40%

32%

17%

45%

45%

28%

12%

40%

40%

5. The minimum Front Setback shall be established on the following basis: a. 6.0 m for Single Detached Housing with front access to required off-street parking space or an attached Garage or a Garage that is an integral part of the Dwelling; b. 5.5 m for Single Detached Housing, Semi-detached Housing or Duplex Housing with front or flanking access to required off-street parking space or an attached Garage or a Garage that is an integral part of the Dwelling; and c. 4.5 m for Single Detached Housing, Semi-detached Housing or Duplex Housing or with rear access to required off-street parking space or a Garage, except that: i. the Front Setback may be less than 4.5 m, to a minimum of 3.0 m when a landscaped boulevard strip between the curb and the walkway of the road cross section at the front of the Site is provided as per the City of Edmonton Design and Construction Standards. 6. 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 shall be may be reduced to 4.5 m. 7. Side Setbacks shall be established on the following basis: a. Side Setbacks shall be a minimum of 1.2 m on each side; b. where there is no Lane abutting the Site, one Side Setback shall be at least 3.0 m for vehicular access, unless there is an attached Garage or a Garage that is an integral part of the Dwelling; c. on a Corner Site where the building fronts on faces the Front Lot Line or the Side Lot Line Yard, the minimum Side Setback abutting a flanking public roadway other than a Lane the flanking Side Lot Line shall be 20% of the Site Width, to a maximum of 4.5 m; and except that d. on a Corner Site where the building fronts onto a flanking public roadway, other than a Lane, faces the flanking Side Lot Line and the Dwelling does not have an attached Garage also facing the flanking Side Lot Line, the minimum flanking Side Setback abutting the flanking public roadway shall be may be reduced to 3.0 m, in order to increase the Private Outdoor Amenity Area in the interior Side Yard. 8. If the Semi-detached Housing includes an attached Garage or a Garage that is an integral part of the Dwelling, the following requirements apply: a. in cases where the Site Width is less than 17.2 m; and access is provided from a fronting public roadway, the Garage may protrude a maximum of 2.5 m beyond the front wall and entry of the Dwelling and have a maximum width

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Attachment 2
of 5.6 m. There shall be a minimum of 1.8 m frontage of the first storey of the principal building, other than a Garage, such that the front entry to the Dwelling is exposed to the public roadway. b. front attached garages must be designed such that the garage is attached to a shared common wall and includes a shared driveway apron. 9. On-Site parking shall be located in accordance with the regulations of Section 50 of this Bylaw, Accessory Uses and Buildings. On-Site parking shall be provided by means of one of the following options: a. On-Site parking may be provided within a Garage. A mutual Garage may be constructed on the common property line to the satisfaction of the Development Officer; or b. On-Site parking may be provided by means of a Garage pad. A Garage pad shall not be constructed over a common property line; or c. On-Site parking may be provided by means of a Parking Area, the dimensions of which shall conform to the off-street parking space requirements of Section 54.2(4) of this Bylaw. The Parking Area shall include an underground electrical power connection with outlet on a post approximately 1.0 m in Height, located within 1.0 m of the Parking Area. A hard surface walkway is required between the Garage, Garage pad, or Parking Area and an entry to the Dwelling. 10. General Site Landscaping shall be developed in accordance with the following: a. one deciduous tree or one coniferous tree, and two shrubs shall be required in the Front Yard for each Dwelling, except where the Front Setback is 4.5 m or less, and a landscaped boulevard is provided in accordance with 150.4(6)(b)(i), the tree may be placed within the Rear or Side Yard, rather than the Front Yard. b. all applications for a Development Permit shall include a Site plan that identifies the location, species and size of Landscaping required in subsection 150.4(10)(a); and c. all required Landscaping shall be consistent with the relevant requirements of subsection 55.4. 11. Separation Space shall be provided in accordance with Section 48 of this Bylaw, except that it shall not be required: a. between a Garage Suite or a Garden Suite and the associated principal Dwelling on the same site; or b. where side walls of abutting buildings face each other and habitable windows are not located directly opposite each other, such that privacy is not impacted and: i. in the case of Dwellings on separate Sites, each development complies with the minimum Side Setback requirements for each Dwelling; and ii. in the case of Dwellings on the same Site, the separation distance between Dwellings is at least equal to the total of the minimum Side Setback requirements for both Dwellings. 12. Private Outdoor Amenity Area shall be provided on Site in accordance with the regulations of Section 47 of this Bylaw.

Comment [cj25]: Regulations removed because they are not in step with current development practice or with regulations in other zones. Protrusion of garages is still regulated under the Mature Neighbourhood Overlay.

Comment [cj26]: This will ensure a minimum dimension of 4 m x 4 m.

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13. The maximum number of Dwellings per Lot Site and applicable density regulations shall be as follows: a. Where Semi-detached Housing and Duplex Housing are allowed in this Zone, a maximum of two Dwellings per Lot Site or one Dwelling per Bare Land Condominium Unit shall be allowed; and b. Where Single Detached Housing is developed in this Zone, a maximum of one Single Detached Dwelling per Site Lot or Bare Land Condominium Unit, and, where the provisions of this Bylaw are met, up to one Secondary Suite, Garage Suite or Garden Suite per Lot or Bare Land Condominium Unit shall be allowed. 14. Notwithstanding subsection 150.4(13), 14(a) and (b), for Multi-unit Project Development on Sites 750 m2 or larger greater the maximum number of Dwellings shall be 34 Dwellings/hectare. 15. Each Dwelling within Semi-detached Housing shall be individually defined through a combination of architectural features that may include variations in the rooflines, projection or recession of the façade, porches or entrance features, building materials, or other treatments. 16. On Corner Sites the facades of a principal building abutting 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. 17. 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. 18. Secondary Suites shall comply with Section 86 of this Bylaw. 19. Garage Suites and Garden Suites shall comply with Section 87 of this Bylaw, and shall be located: a. on Corner Lots Sites; b. on Sites Lots facing a service road; c. on Sites Lots backing onto a Lane adjacent to an arterial road, where the arterial road is separated from the Lane by a landscaped boulevard; or d. on Sites Lots where a Side or Rear Lot Line abuts a Site in a Row Housing, Apartment, or Community Services Zone, or a Zone where Public Parks are a Permitted Use, or is not separated from these Sites by a public roadway, including a Lane, more than 10.0 m wide. 20. Notwithstanding the other regulations of this Zone, where a Multi-unit Project Development abuts a Site zoned to allow Single Detached Housing as a Permitted Use or the RF5 Row Housing Zone, the following regulations shall apply along the said property line: a. a minimum Setback of 7.5 m shall be required. The Development Officer may reduce this Setback to a minimum of 3.0 m only where the proposed façade is a flanking wall and where an acceptable landscaped buffer is provided; b. no outdoor parking, garbage collection, common amenity areas, or outdoor storage areas shall be developed within 3.0 m; c. a solid screen fence, 1.83 m in height, shall be installed, except for along common flanking Front Yard boundaries; d. design techniques including, but not limited to, the use of sloped roofs, variations in building Setbacks and articulation of building façades, shall be employed in order to minimize the perception of massing of the building when viewed from adjacent residential areas and roadways;

Comment [cj27]: Aesthetic criteria from the Residential Infill Guidelines.

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e. building finishes shall be compatible with the exterior finishing materials and colours typical of adjacent development; and f. the Development Officer may require information regarding the location of windows and Amenity Areas on adjacent properties, to ensure the windows or Amenity Areas of the proposed development are placed to minimize overlook into adjacent properties. 21. Signs shall comply with the regulations found in Schedule 59A.

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RF5 Add: 20. Each Dwelling within Semi-detached Housing 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 façade, porches or entrance features, building materials, or other treatments. 21. On Corner Sites the facades of a principal building abutting 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. 22. Row Housing shall not repeat the same architectural features more than six times on a block face. 23. 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. 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.

Comment [cj28]: Aesthetic criteria from the Residential Infill Guidelines.

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814 Mature Neighbourhood Overlay

814.1 General Purpose The purpose of this Overlay is to ensure that new low density development in Edmonton’s mature residential neighbourhoods is sensitive in scale to existing development, maintains the traditional character and pedestrian-friendly design of the streetscape, ensures privacy and sunlight penetration on adjacent properties and provides opportunity for discussion between applicants and neighbouring affected parties when a development proposes to vary the Overlay regulations. 814.2 Area of Application 1. This Overlay applies to all Sites zoned RF1, RF2, RF3, RF4, and RF5 within the areas shown on the Appendix to this Overlay. 814.3 Development Regulations 1. The Front Setback shall be consistent, within 1.0 2.5 m, with of the Front Setback of development on adjacent Sites Lots. and with the general context of the block face, but However, the Front Setback shall not be less than 3.0 m, and shall not be required to be greater than 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. Notwithstanding Section 44 of this Bylaw, a A single Storey Unenclosed Porch or Veranda Platform Structure may project a maximum of 2.0 m into a Front Setback from the ground (first Storey) of a Dwelling, provided that a minimum of 3.0 m is maintained between the front property line Front Lot Line and the projected Platform Structure space and that the Height of the front porch or veranda does not exceed one Storey. 3. Notwithstanding Section 44 of this Bylaw, a A single Storey Unenclosed Porch or Veranda Platform Structure may project a maximum of 2.0 m from the first Storey of a Dwelling into a Side Setback abutting a flanking public roadway other than a Lane, providing there is at least 1.5 m between the property line and the projected Platform Structure space and that the Height of the Porch or Veranda does not exceed one Storey. 4. Principal buildings shall face a public roadway other than a Lane. 5. Where the underlying Zone allows Semi-detached or Row Housing development, the following shall apply: a. the identity of individual Semi-detached or Row Housing Dwellings shall be defined through the use of architectural features that may include such things as individual rooflines or roofline features, projection or recession of the façade, individual porches or entrance features and other treatments; b. there shall be continuous frontage of Dwellings along the Site Frontage; and c. each Dwelling, with street frontage shall have an entrance that fronts onto the street. 6. On Corner Lots the façades of a structure that face the front and flanking public roadways shall have consistent design elements, in terms of building materials and architectural features.

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7. Each Dwelling that is adjacent to a public roadway other than a Lane, shall have an entrance door or entrance feature such as a front porch, deck or landing area, at the front of the structure and oriented to the roadway. 8. There shall be no vehicular access from the front or flanking public roadway where an abutting Lane exists, and a. a Treed Landscaped Boulevard is present along the roadway adjacent to the property line; or b. the Site Width is less than 15.5 m. 9. If vehicular access is provided from the fronting a public roadway other than a Lane, a Garage may protrude maximum of 1.0 m beyond the front wall of the principal building a distance that is characteristic of development for the majority of the blockface, as determined by the Development Officer., and The Garage shall have a maximum width of 7.3 m or 35% of the Site Width, whichever is less that is characteristic of development for the majority of the blockface, as determined by the Development Officer. In no case shall the Garage be located less than 3.0 m from the front property line. 10. The maximum width of a façade of Row Housing, Stacked Row Housing or Apartment Housing that faces a public roadway shall be 48.0 m. 11. The maximum Height shall not exceed 8.6 m nor 2 1/2 Storeys. 12. The Floor Area of the upper half Storey of a 2 1/2 Storey building shall not exceed 50% of the structure’s second Storey Floor Area. 13. When a structure is more than 7.5 m in Height, the width of any one dormer shall not exceed 3.1 m. In the case of more than one dormer, the aggregate total width shall not exceed one third of the length of the building’s wall in which the dormers are located, excluding attached Garage walls. a. dormers shall be recessed from the exterior walls of the structure; b. there shall be no dormer or gable roof on the side of the structure where a Side Setback is less than 2.0 m; and c. notwithstanding clauses (a) and (b), above, an exception shall be made to allow a dormer that accommodates a stairwell to the upper 1/2 Storey, provided that the dormer does not exceed the width of the stairway and that it provides only the minimum required headroom for a staircase, as outlined in the Alberta Building Code. 14. The Basement elevation of structures of two or more Storeys in Height shall be no more than 1.2 m above grade. The Basement elevation shall be measured as the distance between Grade level and the floor of the first Storey. 15. Where the Site Width is 12.0 m or less, a. the minimum for each interior Side Setback shall be 1.2 m, regardless of building Height; b. the minimum Side Setback abutting a flanking public roadway, other than a Lane, shall be 1.5 m; c. on a corner Site where the building fronts on a flanking public roadway, other than a Lane, the minimum Side Setback abutting the flanking public roadway shall be 3.0 m, and d. Separation Space shall be reduced to accommodate the Side Setback requirements. 16. Where the Site Width is greater than 12.0 m and less than 18.3 m, the Side Setback requirements of the underlying Residential Zone shall apply. 17. 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; and

Comment [cj29]: Aesthetic regulations are now in each individual zone.

Comment [cj30]: See also the design regulations in #23 on the following page. Comment [cj31]: Implements the Residential Infill Guidelines.

Comment [cj32]: This prevents the attic space from becoming a de facto Storey.

Comment [cj33]: This regulation has been deleted because it impedes infill on small lots.

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c. on a Corner 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. 18. Where a structure is two or more Storeys in Height and an interior Side Setback is less than 2.0 m, the applicant may be required to provide information regarding the location of windows and Amenity Areas on adjacent properties, and the windows of the proposed development shall be located to minimize overlook into adjacent properties. 19. The minimum Rear Setback shall be either: a. 40% of Site depth, or b. the Rear Setback of the underlying Zone, in which case it shall be considered a Class B Discretionary Development. Row Housing not oriented to a public roadway is exempt from this Overlay requirement. 20. Decks and balconies Platform Structures greater than 1.0 m above grade may project up to 3.0 m into the minimum Rear Setback, provided that shall provide privacy screening to prevent prevents visual intrusion into adjacent properties. 21. The minimum distance from the Rear Lot Line to a detached Garage where the vehicle doors face the Lane shall be 1.2 m. 22. Rear attached Garages shall not be allowed within the Mature Neighbourhood Overlay, except on Corner Sites where the Dwelling faces the flanking public roadway. 23. For Single Detached Housing, Duplex Housing and Semi-detached Housing with no Lane access, with a front or side attached Garage, the Garage shall be developed in accordance with the following: a. The Garage shall be constructed to accommodate a maximum of two vehicles; b. Front attached Garages for Semi-detached Housing and Duplex Housing shall be designed so that the Garage is attached to a shared common wall and includes a shared driveway apron; c. Building mass shall be articulated through features such as recessions or off-sets, architectural treatments, and landscaping; and d. Each Dwelling shall have an entrance door or entrance feature at the front of the structure and oriented toward the roadway. 24. A rear detached Garage shall be fully contained within the rear 12.8 m of the Site. 25. For Stacked Row Housing and Row Housing the maximum width of a rear detached Garage shall be 12.0 m. Rear detached Garages for Row Housing on Corner Sites oriented towards the flanking street shall have a maximum width of 14.0 m. Garages shall be separated by a minimum of 1.8 m. 26. A principal building shall be separated from a rear detached Garage by a minimum of 3.0 m. 27. The Development Officer shall have regard for any applicable Statutory Plan and may, where a Statutory Plan specifies, notwithstanding subsection 11.4 of this Bylaw, vary the regulations of both this Overlay and the underlying Zone as they affect Height, Density and Floor Area Ratio. In all cases, the variances shall be within the ranges specified in the Statutory Plan. In all such cases, the application shall be a Class B Development Permit and the preapplication consultation provisions of subsection 814.3(28) shall apply. 28. Where When a Development Permit application is made and the Development Officer determines that the proposed development an application for a

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Development Permit does not comply with the regulations contained in this Overlay: a. the applicant shall contact the affected parties, being each assessed owner of land wholly or partly located within a distance of 60.0 m of the Site of the proposed development, and the President of each affected Community League, at least 21 days prior to submission of a Development Application; b. the applicant shall outline, to the affected parties, any requested variances to the Overlay and solicit their comments on the application; c. the applicant shall document any opinions or concerns, expressed by the affected parties, and what modifications were made to address their concerns; and d. the applicant shall submit this documentation to the Development Officer no sooner than twenty-one calendar days after initiating the consultation process articulated in subsection 814.3(a), (b), and (c), above. as part of the Development Application. 814.4 Additional Development Regulations for Specific Areas 1. The following regulations shall apply to row housing development abutting 109 Street between the north side of 62 Avenue and the south side of 69 Avenue: a. the minimum Setback abutting 109 Street shall be 3.0 m; and b. a pedestrian walkway system shall be provided along the adjacent portion of 109 Street with the following features: i. a sidewalk with an unobstructed walking width of 2.0 m; ii. a landscaped boulevard 2.0 m wide separating the sidewalk from 109 Street; and iii. boulevard trees at a 6.0 m spacing. The pedestrian walkway system should maintain continuity with the design that has been constructed for other new developments along 109 Street. Utility relocation which may be required to construct the pedestrian walkway system shall be at the expense of the developer.
Comment [cj34]: This change reflects current practice.

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