We are in the starting stages of talking about a coordinated effort to influence infill in our community. Read on!
About 20 Dovercourt residents met on September 20th, 2018 to talk about infill. There was a lot of information provided, concerns and questions raised, and ideas shared. Click on the links for the full report and action plan. In short, there seems to be an interest in forming a civics committee, which will help us influence the direction of infill in our community.
 To join in on discussions around infill, or to talk about the possible formation of a civics committee, contact Eric: ​ericrklatt@gmail.com
coeinfill.ca is a City of Edmonton information site for all things related to residential infill, including the Infill Roadmap
2018 document which outlines future policy and regulatory initiatives.
maps. edmonton.ca is a City of Edmonton interactive map - that gives you information on zoning, permit applications & more
​Proposed Changes to Zoning in Dovercourt: For December 10, 2018
 
The City of Edmonton is proposing a change to the RF1 zoning that makes up the majority of the Dovercourt neighbourhood, as well as the majority of "mature" residential neighbourhoods constructed between 1950 and 1990.  This proposed change would allow new opportunities for Semi-Detached Housing (what most in Edmonton would refer to as a 'duplex',  these can be arranged side-by-side or front-to-back), and Duplex Housing (a stacked two-family dwelling).
 
Currently, semi-detached and duplex housing types are considered a "discretionary use" which means that any application to build this housing type would require notification to neighbours and the community league so that feedback can be provided back to the City for review and consideration.
 
Additionally, this housing type is currently only allowed on:
  • corner lots,
  • sites abutting an arterial road or service road (such as 118 Avenue and St. Albert Trail),
  • sites where both side lot lines abut existing semi-detached or duplex housing,
  • or sites abutting high density or commercial zones.
  • The above limitations mean that they are currently not allowed on most "mid-block" sites.
 
The proposed changes would allow for semi-detached or duplex housing on any min. 50' wide lot, and duplex housing on any min. 33' wide lot without requiring any notification to the neighbours or community league.

A few addition items to note:
  • The proposed changes do not change the setbacks (yard size), building footprint size, or building height restrictions that are already in place.
  • The proposed changes do not change the total number of dwellings that can be constructed on a single site that is 50' wide or larger (the majority of sites in Dovercourt meet or exceed 50' wide).
  • The proposed changes do change the total number of dwelling units that can be constructed on a single site that is between 33' and 50' wide, when that site is located mid-block.  Under the current regulations, a maximum of 2 dwelling units can be constructed on a site of this size (1 single-family dwelling, and 1 garden suite or secondary suite).  Under the proposed changes, a maximum of 3 dwelling units could be constructed (2 dwelling units in a duplex house, and 1 garden suite or secondary suite).
  • The proposed changes do not change the total size of the buildings that can be constructed on a site - the percentage of the site that can be "covered" by a building does not change whether it is single-family, semi-detached, or duplex housing.
  • The proposed changes do not change the minimum number of off-street (driveway or garage) parking stalls that are required for each dwelling unit.
 
The stated intent of these changes is to promote infill that contributes to the livability of existing neighbourhoods, provides additional choice and affordability in housing, and optimizes use of existing infrastructure.
 
For additional information (such as City of Edmonton documents or links to the zoning bylaw & maps) or if you have any questions about the proposed changes "in plain english", please contact:
Eric Klatt (Dovercourt resident) at ericrklatt@gmail.com or 780-668-1364 (emails preferred!).
 
These proposed changes are scheduled to be presented at the December 10, 2018 City Council Public Hearing meeting.  We would encourage Dovercourt residents to consider the impacts of these proposed changes on the Dovercourt neighbourhood as well as Edmonton as a whole, and submit their feedback prior to that date (whether in support or non-support of the changes) to Councilor Bev Esslinger, at bev.esslinger@edmonton.ca
CONSIDERATIONS
​
Potential Advantages:
- Semi-detached and duplex housing allows opportunities for more affordable infill without significantly impacting the allowable density or parking requirements - this may allow more families with young children to live in the community, supporting local schools and parks.
- Semi-detached and duplex housing can be more energy efficient than two single family homes, with less heat loss through shared walls and/or roof.

Potential Concerns:
- Semi-detached or duplex housing may not fit within the existing architectural fabric of the neighbourhood when located mid-block - although this may also be true of new single-family development on split lots that is currently allowed.
- Allowing duplex housing on mid-block lots less than 50' in width will increase the allowable density above what is currently allowed, with the possibility of parking concerns or loss of privacy.

The Woodcroft Community League Civics Committee has raised these points:

1. There is no mention in this proposed bylaw of the already approved bylaw allowing secondary suites (https://www.edmonton.ca/city_government/urban_planning_and_design/zoning-for-suites.aspx); and the potential cumulative impact. If this new bylaw is passed (which would be not just doubling but quadrupling of housing units). Therefore, residents are not being provided with all the information needed to make an informed decision.
2. This bylaw could allow for duplex and semi-detached housing anywhere in the community.
3.  A bylaw has already been passed stipulating that each residence is required to have one parking stall. There could be a further impact on parking community wide if this bylaw facilitates a significant increase in density.
4.  Impact on existing infrastructure and existing  infrastructure issues (flood plain).