Edmonton Zoning Bylaw 12800

814       Mature Neighbourhood Overlay

Bylaw 18013

May 29, 2017

Effective: September 1, 2017

814.1      General Purpose

The purpose of this Overlay is to regulate residential development in Edmonton’s mature residential neighbourhoods, while responding to the context of surrounding development, maintaining the pedestrian-oriented design of the streetscape, and to provide an opportunity for consultation by gathering input from affected parties on the impact of a proposed variance to the Overlay regulations.

814.2      Area of Application

  1. This Overlay applies to all Sites zoned RF1, RF2, RF3, RF4 and RF5 within the areas shown on the Appendix to this Overlay.

Bylaw 18013

May 29, 2017

Effective: September 1, 2017

814.3       Development Regulations

Bylaw 16271

March 18, 2013

Bylaw 17556

March 14, 2016

 

  1. The Front Setback shall be a minimum of 3.0 m and shall be consistent within 1.5 m of the Front Setback on Abutting Lots, to a maximum of 20% of Site Depth. Where an Abutting Lot is vacant, the vacant Lot shall be deemed to have a Front Setback of the next Abutting Lot.

  2. Notwithstanding Section 814.3(1), on a Corner Site in the RF3 Zone, where Row Housing, Stacked Row Housing or Apartment Housing faces the flanking Side Lot Line, the following shall apply:

  1. for Lots where the Front Setback of the Abutting Lot is 9.0 m or less, the Front Setback shall be a minimum of 3.0 m and shall be consistent within 1.5 m of the Front Setback of the Abutting Lot, to a maximum of 6.0 m.

  2. for Lots where the Front Setback of the Abutting Lot is greater than 9.0 m and less than 11.0 m, the Front Setback shall be consistent within 3.0 m of the Front Setback of the Abutting Lot, to a maximum of 7.0 m.

  3. for Lots where the Front Setback of the Abutting Lot is 11.0 m or greater, the Front Setback shall be within 4.0 m of the Front Setback of the Abutting Lot.

  4. Where an Abutting Lot is vacant, the vacant Lot shall be deemed to have a Front Setback of the next Abutting Lot.

  1. Side Setbacks shall be established on the following basis:

  1. where the Site Width is 12.0 m or less, the minimum required setback shall be 1.2 m;

  2. where a Site Width is greater than 12.0 m and less than 18.3 m, the Side Setback requirements of the underlying Zone shall apply;

  3. where a Site Width is 18.3 m or wider:

  1.  Side Setbacks shall total 20% of the Site Width but shall not be required to exceed 6.0 m in total;

  2. the minimum interior Side Setback shall be 2.0 m, except if the requirements of the underlying Zone are greater, the underlying Zone requirements shall apply; and

  3.  on a Corner Site, the Side Setback requirements along a flanking public roadway, other than a Lane, shall be in accordance with the requirements of the underlying Zone.

  1. The minimum Rear Setback shall be 40% of Site Depth.

  2. The maximum Height shall not exceed 8.9 m.

  3. The Basement elevation shall be no more than 1.5 m above Grade. The Basement elevation shall be measured as the distance between Grade and the finished floor of the first Storey.

  4. When a structure is greater than 7.5 m in Height, the width of any one dormer shall not exceed 3.6 m. The aggregate total width of one or all dormers shall not exceed one third of the length of the building’s wall in which the dormers are located.

  5. Where an interior Side Setback is less than 2.0 m,

  1. the applicant shall provide information regarding the location of side windows of the Dwellings on the Abutting properties and Amenity Areas on Abutting properties;  

  2. the side windows of the proposed Dwelling shall be located to reduce overlook into Amenity Areas of the Abutting properties; and

  3. the proposed Dwelling shall incorporate design techniques, such as, but not limited to, translucent window treatment, window location, raised windows, or Privacy Screening, to reduce direct line of sight into the windows of the Dwelling on the Abutting property.

  1. Platform Structures located within a Rear Yard or interior Side Yard, and greater than 1.0 m above the finished ground level, excluding any artificial embankment, shall provide Privacy Screening to prevent visual intrusion into Abutting properties.

  2. Platform Structures or single Storey Unenclosed Front Porches may project from the first Storey of a Dwelling a maximum of 2.5 m into a required Front Setback, provided that a minimum of 3.0 m is maintained between the Front Lot Line and the Platform Structure or Unenclosed Front Porch.

  3. Platform Structures or single Storey Unenclosed Front Porches may project from the first Storey of a Dwelling a maximum of 2.0 m into a required flanking Side Setback, provided that a minimum of 1.5 m is maintained between the flanking Side Lot Line and the Platform Structure or Unenclosed Front Porch.

  4. On an Interior Site, a minimum distance of 1.2 m shall be maintained from one Side Lot Line to the outside wall of all projections from the first Storey.

  5. Semi-detached Housing shall have:

  1. a portion of the principal front Façade of each Dwelling staggered a minimum of 0.6 m behind or forward from the principal front Façade of the other attached Dwelling; and

  2. a portion of the principal rear Façade of each Dwelling staggered a minimum of 0.6 m behind or forward from the principal rear Façade of the other attached Dwelling.

  1. Row Housing shall articulate the Façade of each Dwelling, by:

  1. recessing or projecting a portion of the front Façade from the remainder of the front Façade of that Dwelling; or

  2. including an Unenclosed Front Porch that projects a minimum of 1.0 m from the front Façade.

  1. To improve architectural interest of the principal structure(s), design techniques such as variations in roof lines, use of different exterior finishing materials, articulation of building Façades, or varied architectural designs shall be used on all Façades facing a public roadway, other than a Lane.

  2. Identical or mirrored front elevations shall not be located on Abutting Sites. Development shall include a variety of finishing materials, or design elements such as varied roof lines, entry features, or variation in window and door placement.

Bylaw 18106

July 10, 2017

Effective: September 1, 2017

  1. Regardless of whether a Site has existing vehicular access from a public roadway, other than a Lane, no such access shall be permitted to continue where an Abutting Lane exists.

  2. Attached Garages shall be developed in accordance with the following:

  1. a Garage may protrude beyond the front or flanking wall of the principal building a distance that is characteristic of existing Garages on the blockface;

  2. a Garage may have a maximum width that is characteristic of the width of existing attached Garages on the blockface;

  3. building mass shall be articulated through features such as recessions or off-sets, architectural treatments, and Landscaping; and

  4. for Semi-detached Housing, Duplex Housing, Row Housing, Stacked Row Housing and Apartment Housing, Garages shall be designed so that the Garage is attached to a shared common wall and includes a shared driveway apron where possible.

  1. Rear attached Garages shall not be allowed.

  2. A principal Dwelling shall be separated from a rear detached Garage by a minimum of 3.0 m.

Bylaw 18115

July 10, 2017

Effective: September 1, 2017

  1. A rear detached Garage or Garden Suite shall be fully contained within the rear 12.8 m of the Site

  2. The minimum distance from the Rear Lot Line to a rear detached Garage where the vehicle doors face the Lane shall be 1.2 m.

Bylaw 15389

July 19, 2010

Bylaw 18013

May 29, 2017

Effective: September 1, 2017

814.4      Additional Development Regulations for Specific Areas

  1. The following regulations shall apply to Row Housing development Abutting 109 Street between the north side of 62 Avenue and the south side of 69 Avenue:

  1. the minimum Setback Abutting 109 Street shall be 3.0 m; and

  2. a pedestrian walkway system shall be provided along the adjacent portion of 109 Street with the following features:

  1. a sidewalk with an unobstructed walking width of 2.0 m;

  2. a Treed Landscaped Boulevard 2.0 m wide separating the sidewalk from 109 Street; and

  3. boulevard trees at a 6.0 m spacing.

 

  1. The pedestrian walkway system should maintain continuity with the design that has been constructed for other new developments along 109 Street. Utility relocation which may be required to construct the pedestrian walkway system shall be at the expense of the developer.

Bylaw 18013

May 29, 2017

Effective: September 1, 2017

814.5      Proposed Variances

Bylaw 18106

July 10, 2017

Effective: September 1, 2017

  1. When the Development Officer receives a Development Permit Application for a new principal building, new Garage Suite, or new Garden Suite that does not comply with any regulation contained within this Overlay, or receives a Development Permit for alterations to an existing structure that require a variance to Section 814.3(1), 814.3(3), 814.3(5) or 814.3(9) of this Overlay:

  1. the Development Officer shall send notice, to the recipient parties specified in Table 814.5(2), to outline any requested variances to the Overlay and solicit comments directly related to the proposed variance;

  2. the Development Officer shall not render a decision on the Development Permit application until 21 days after notice has been sent, unless the Development Officer receives feedback from the specified affected parties in accordance with Table 814.5(2); and

  3. the Development Officer shall consider any comments directly related to the proposed variance when determining whether to approve the Development Permit Application in accordance with Sections 11.2 and 11.3.

Table 814.5(2)

Tier #

Recipient Parties Affected Parties Regulation of this Overlay Proposed to be Varied

Tier 1

The municipal address and assessed owners of the land wholly or partially located within a distance of 60.0 m of the Site of the proposed development and the President of each Community League The assessed owners of the land wholly or partially located within a distance of 60.0 m of the Site of the proposed development and the President of each Community League

814.3(1) – Front Setback

814.3(2) – Front Setback (RF3 Corner Sites)

814.3(5) – Height

814.3(6) – Basement Elevation

814.3(7) – Dormer Width

814.3(13) – Façade Articulation between Semi-Detached Dwellings

814.3(14) – Façade Articulation for Row Housing Dwellings

814.3(15) – Architectural Treatment

814.3(16) – Variation of Building Design

814.3(17) – Driveway Access

814.3(18) – Attached Garage

814.4(1) – Additional Development Regulations for Specific Areas

Tier 2

The municipal address and assessed owners of the land Abutting the Site, directly adjacent across a Lane from the Site of the proposed development and the President of each Community League The assessed owners of the land Abutting the Site and directly adjacent across a Lane from the Site of the proposed development

814.3(4) – Rear Setback

814.3(19) – Rear Attached Garage

814.3(22) – Detached Garage Rear Setback

Tier 3

The municipal address and assessed owners of the land Abutting the Site of the proposed development and the President of each Community League The assessed owners of the land Abutting the Site of the proposed development

814.3(3) – Side Setbacks

814.3(8) – Side Setbacks and Privacy

814.3(9) – Privacy Screening on Platform Structures

814.3(10) – Platform Structures (Front Yard)

814.3(11) – Platform Structures (Flanking Side Yard)

814.3(12) – Cantilevers in Side Setbacks

814.3(20) – Distance between Garage and Principal Dwelling

814.3(21) - Rear Detached Garage Location

 

Bylaw 18013

May 29, 2017

Effective: September 1, 2017