As part of the Comprehensive Zoning Bylaw Review Project (Zoning Bylaw Project), the City is reviewing regulations around infill development for primary dwellings in Established Neighbourhoods (map below). By infill we mean construction of new homes or major renovations in these areas. The purpose of the review is to evaluate, within the framework of the Official Community Plan, the effect that regulations have had on infill dwellings with a technical review of regulations. It is anticipated that there will be amendments to some of the regulations as a result.

The Neighbourhood-Level Infill review will include:

• Looking at the Established Neighbourhood Map to ensure neighbourhoods in Category 1 and 2 are in the appropriate category (details in Background tab);
• Reviewing maximum sidewall area regulation that determines massing;
• Evaluating minimum front yard setbacks in historic areas;
• Assessing options to allow verandas (or similar structures) to cut into required front yards in Category 1 neighbourhoods;
• Review of regulations pertaining to height-from-grade of the front door in Category 1 neighbourhoods; and
• Reassessing minimum site width requirements for one-unit dwellings in Category 2 neighbourhoods.

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Neighbourhood Level Infill Development occurs when the existing housing stock is replaced, secondary suites are built, or subdivision occurs and new additional dwellings are constructed. 

Currently, the Zoning Bylaw contains regulations specific to Neighbourhood Level Infill Development. These regulations apply to one- and two-unit, as well as semi-detached houses (primary dwellings) in Established Neighbourhoods. Established Neighbourhoods are defined in the Zoning Bylaw and are those neighbourhoods located within Circle Drive, as well as Sutherland, Forest Grove and Montgomery Place. The infill regulations for primary dwellings in Established Neighbourhoods, set out in the Zoning Bylaw, 2009 (Zoning Bylaw), were adopted by City Council on March 23, 2015. Regulations are based on recommendations contained in the Neighbourhood Infill Development Strategy, which outlined best practices, design guidelines, design flexibility and ways to minimize the impact of new dwellings on neighbouring residents.

Regulations, in particular those that regulate height and massing, ensure new infill development does not detract from the character of the neighbourhood and balances demand for contemporary housing with the existing built form. A review of these infill regulations was completed in 2017 which included consultation with the development industry. No changes were proposed at that time; however, designers did indicate that infill dwellings are more challenging to design under the regulations introduced in 2015.
 

What are the established neighbourhoods? 

CATEGORY 1 AND CATEGORY 2 NEIGHBOURHOODS 

In recognition of the significant difference in housing patterns, two categories of zoning standards are in effect. Category 1 generally refers to pre-war neighbourhoods and Category 2 reflects standards for post-war neighbourhoods. Certain regulations apply to Category 1 Neighbourhoods. 

Category 1 Neighbourhoods (in blue): King George, Pleasant Hill, Riversdale, Westmount, Caswell Hill, Nutana, Buena Vista, Haultain, Varsity View, City Park, North Park and Exhibition. 

Category 2 Neighbourhoods (in pink): Hudson Bay, Mayfair, Kelsey-Woodlawn, Richmond Heights, Sutherland, Forest Grove, Greystone Heights, Grosvenor, Brevoort Park, Nutana S.C., Eastview, Nutana Park, Adelaide/Churchill, Queen Elizabeth, Avalon, Holiday Park,Montgomery Place, Mount Royal and Meadowgreen.

Note: You can click on the map below for a "zoomed in" version that focuses on the Category 1 and 2 neighbourhoods.