There have been numerous complaints about the problems created by multi-unit developments being placed too close to houses and row houses. Residents have complained of excessive sun shadows, loss of privacy, and a feeling of being overwhelmed by a massive building next door.
On March 23rd, City Council will consider Bylaw 15359 which was drafted to deal with these problems. The proposed regulations will increase the minimum side yards for condominiums, semi-detached housing and row housing built next to houses. A 7.5 m side yard is being proposed, but may be reduced to 3 m with adequate landscaping.
The same side yard sizes are being proposed for apartments next to houses. With landscaping, a 7.5 m side yard may be reduced to 3m if the building is 3 stories, or reduced to 4 m if the building is 4 or more storeys. The 7.5 m apartment side yard could not be reduced if it abutted the neighbour’s south boundary.
The proposed regulations do not increase the existing side yard requirements of apartments, but they do require a step back, or recess, of the apartment which would put the floors, above two stories, at least 10 m from the neighbour’s property line.
With the step-back of upper floors, are apartment yards of 3 m or 4 m adequate for low-rise apartments? Is a 6 m side yard large enough for a 6 storey apartment next to a house? The EFCL believes these yards are inadequate to mitigate sun shadowing, overlooking, and massing. In addition, yards with a 3 or 4 m depth are too small to provide adequate private yards suitable for family-friendly ground level apartment units.
What do you think? Please read the reports attached to Item 5.4 of the March 23 Public Hearing Agenda on the www.edmonton.ca website and pass along your comments to City Council and the EFCL prior to the March 23rd public hearing.
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