Proposed bylaw amendments for mid-block 8-plexes

WPCL is aware of 7 developments in the works so far where rowhouses with basement suites (aka 8-plexes) are planned for mid-block lots. These developments are allowed under the new Zoning Bylaw that went into effect on January 1, 2024, and the neighbourhood is likely to see more of these in future.

A review of the new Zoning Bylaw was conducted last fall, resulting in proposed changes to the regulations for these 8-plexes. These amendments were discussed at Urban Planning Committee on June 3 and will be considered at City Council’s public hearing on June 30.

Proposed bylaw amendments

• Reducing the maximum building depth from 30 metres to 25 metres or 50% or site depth, whichever is less
• Limiting the number of side entrances allowed to 2 (as proposed by WPCL)
• Requiring the street-facing unit(s) to look like the front of a house, not the side
• Increasing the side setbacks that contain front entrances

Additional amendment from Councillor Janz

At the June 17 Urban Planning Committee, Councillor Janz proposed an additional amendment. This would reduce the maximum number dwellings on interior RS-zoned lots from 8 to 6.

Councillor Janz outlined his rationale for this change here (see his blog post for additional discussion):

“I am a staunch supporter of curbing urban sprawl, building up and not out, and adding density to nodes, corridors, and in priority growth areas. I also believe that we can have better infill for better communities that welcomes more families, provides more housing choices, and better integrates with existing neighbours.

Many of the amendments that we have put forward from the Urban Planning Committee will help improve the architecture, green infrastructure, and address pain points such as waste bins and neighbourly impacts. Considering the adjustments proposed, unless you have an enormous midblock, a six unit maximum is more reflective of the build potential in the space and allows more flexibility in site configuration.

From talking to neighbours, residents, advocates, builders, and other community members, I have heard that infill is needed, and desired, but minimizing the midblock impacts are the best way to help build goodwill on the block and welcome new neighbours.

My hope is that from moving from 8 kitchens to 6 kitchens midblock, there’s an opportunity to welcome a greater diversity in unit types – three and four bedroom units midblock, enabling more family-possible units, and helping provide much more ground-oriented units, with more green site coverage, more opportunity for parking on-site, while still welcoming a significant amount of density to our city.

I’m grateful to everyone who has emailed me, attended community meetings, shared pictures, thoughtful designs and stories. Please continue to reach out if you have any further questions or feedback.”

General bylaw amendments

In addition to the specific changes related to 8-plexes, general amendments have also been proposed to the Zoning Bylaw and District Policy that clarify:

• the intent of the RSM zone (to provide a transition from higher density to small-scale developments); and
• the locations outside of nodes and corridors where higher density can be considered.

What’s next and how can you get involved?

All of these amendments will be considered at the public hearing on June 30. Ahead of that meeting, you can:

• Let the WPCL Development Committee know what you think about these changes – this will help us prepare our response for the June 30 hearing. Email developments@windsor-park.ca
• Contact Councillor Janz directly at 780-496-8146 or email michael.janz@edmonton.ca and cc developments@windsor-park.ca