A slim majority of residents are in favour of introducing more widespread infill development to Bowl-area neighbourhoods.
During tonight's meeting, city council will be asked to consider passing the first two readings of bylaw and official community plan amendments to expand and update a zoning category (RS4: Urban Residential) allowing narrow lot housing in seven areas.
The Crescents, East Central Fort George, Quinson and parts of Millar Addition, VLA and Van Bow subdivisions were the subject of a months-long consultation process stemming from a core services review item.
"The intent of the proposed amendments is to reflect best practices for infill residential housing while addressing public input and concern regarding narrow lot housing within established neighbourhoods," said a staff report.
During the process, which included four open house meetings last October attended by about 120 people, staff collected nearly 200 surveys. Of the 196 surveys received, 56 per cent of respondents indicated they were in favour of narrow-lot housing, with 36 per cent opposed. Detached laneway housing was seen as preferable instead of duplexes and multifamily units.
Those in favour of narrow lot housing said it provides an "opportunity to revitalize neighbourhoods, increase density and improve affordability. Other identified advantages included the ability to tie-in to existing city services, the increased tax base, the growth near the downtown and the efficient use of land," according to the staff report.
Respondents not in support were mostly concerned that it would "result in overcrowding, the loss of green space, and the loss of neighbourhood character. Other concerns included the lack of parking, infrastructure capacity, crime, snow removal in the alley and homogenous design."
There was some surprise that infill development was already allowed in some lots. The existing RS4: Single Residential zone is currently applied to 27 properties in the subject neighbourhoods. With the exception of in the Crescents, new single-detached housing projects in the subject neighbourhoods on less than than nine metres wide trigger a form and character review.
Staff are recommending the Crescents gets added to what are called Intensive Residential Development Permit Areas and that those reviews get expanded to properties up to 11 metres wide so that new infill homes "achieve a high-quality design that respects the form and character of the surrounding neighbourhood."
"The specific purpose of the RS4 zone is to 'foster the redevelopment on older smaller inner city lots of at least 300 square metres with lanes or in new traditionally designed neighbourhoods,'" said the staff report.
"The RS4 zone simply increases the allowable site coverage, which is intended to facilitate the construction of detached or attached parking garages off of the lane. Directing vehicles towards the land provides a more pedestrian-friendly curb appeal to the fronting street," the report said.
The majority of the residential properties in the bowl are zoned RS2: Single Residential, to "foster an urban lifestyle on properties larger than 500 square metres."
The proposed RS4 zone (that would replace the existing RS2 and RS3 zones) would allow 40 per cent site coverage for lots larger than 12 metres wide, 45 per cent coverage for lots nine metres to 12 metres wide and 50 per cent coverage for lots less than nine metres wide with lane access.
If council moves the proposal forward, it would go to a public hearing before third reading.
