Part IV Edmonton Zoning Bylaw
Bylaw 11279 as amended
June 17, 1996
To provide a Site Specific Development Control District to accommodate a medium density Residential development with site specific development controls designed to ensure that the proposed development is compatible with the surrounding residential development and the Holyrood Community, flanking the east portion of the site. The general intent is to provide a maximum of 161 residential units within apartment and/or multiple family housing buildings.
Generally part of Condominium Plan 852 2468, Units 1 through 116 inclusive, together with their proportionate share of the Common Property, as illustrated in Appendix 1 and 2. The total area of the site is approximately 2.489 ha (6.15 acres) (Holyrood Gardens) Holyrood.
Apartment Housing
Stacked Row Housing
Row Housing and Linked Housing
Semi-detached Housing
Limited Group Homes
Major Home Occupation
Minor Home Occupation
Daytime Child Care Services
Residential Sales Centre
This site shall be developed to a maximum of 161 residential and other units to be not more than 100 units in apartment buildings.
The maximum number of dwelling units to be enclosed within a single building shall not exceed 60 for the apartment housing and 7 for row housing.
The apartment housing form is restricted to approximately the north third of the site.
The maximum total floor area ratio shall be 1.5.
The maximum building Height shall not exceed four and one half storeys nor 17 m(55.8 ft) as measured from the main floor elevation, which shall be approximately the same elevation as the sidewalk along 85th street as generally illustrated in Appendix 4.
A landscaped Yard and building setback a minimum 6.0 m (19.7 ft.) in width shall be provided adjacent to the property line abutting 93rd Avenue.
A landscaped Yard and building setback a minimum 6.0 m (19.7 ft.) in width shall be provided adjacent to the property line abutting 85 Street and the corner cut.
A landscaped Yard and building setback a minimum 20 m (65.6 ft.) shall be provided adjacent to the east property line abutting the lane for that portion of the site containing apartment housing which is 4-1/2 storeys or 17 m (55.8 ft.) in building Height. This setback can be reduced to a minimum of 7.5 m (24.6 ft.) if the maximum building Height for the directly adjacent facade of such Apartment Housing does not exceed 10 m (32.8 ft.) and provided that the portion of the building above 10 m (32.8 ft.) or 2-1/2 storeys within 20 m (65.6 ft.) of the east property line is set back or stepped back from the facade such that, in the opinion of the Development Officer, adjacent Singe Detached Housing will not be adversely impacted by building massing or sun/shadow effects.
A building setback a minimum 7.5 m (24.6 ft.) in width shall be provided from the east property line adjacent to the lane for buildings containing row housing, linked housing and semi-detached housing.
A landscaped Yard a minimum 4.5 m (14.8 ft.) in width shall be provided along the north boundary of the site.
Two view corridors a minimum of 7.5 m (24.6 ft.) wide shall be provided through the site from 85 Street to the lane adjacent to the east property line, with no building allowed within this corridor.
Detailed landscaping plans shall be submitted with the initial Development Permit application for approval by the Development Officer. The landscaping plans shall also include details of any permanent materials, fencing, street/walkways lighting, pedestrian seating areas, sidewalk improvements, aggregated open spaces and pedestrian linkages, number, sizes and species of new plantings and any special grading for the entire site. Those portions of the site not used for buildings or parking shall be landscaped with grass, trees and shrubs to the satisfaction of the Development Officer.
Not later than 35 days prior to the submission of any Development Permit Application for the construction of new buildings on this site, the Developer shall contact the President of the Holyrood Community League to review the proposed development application and provide the opportunity for Community League input. The Developer will submit as part of the Development Permit Application documentation of his contact with the Community League. Both the Applicant and the Community League may submit, jointly or individually, their response to the application. The Development Officer will use this input in his consideration of any aspects of the application which do not fully comply with the provisions of this bylaw
Site and building design plans, generally in compliance with Appendix 2, shall be submitted with the initial Development Permit application to ensure a high standard of development. Such plans shall be to the satisfaction of the Development Officer and shall, among other things, conform to the following architectural and site design guidelines:
the design of the project shall establish a harmonious architectural theme, and the principal design elements, finishing materials, colours and roof styles shall be applied to each building, with minor variations regardless of the staging sequence of the development;
both the roof line and building facades shall include design elements and variations that will reduce the perceived mass and linearity of the buildings, and will add architectural interest;
all exterior finishing materials must be of a high quality, durable and attractive in appearance. All exposed sides of the buildings shall be finished in a consistent, harmonious manner;
all mechanical equipment on the roof of any building shall be completely screened from public view or be concealed by incorporating it within the roof envelope;
buildings containing row housing units adjacent to 85th street shall have an orientation such that the front facades containing the majority of the principal entrances do not face 85 Street; however, the building face adjacent to 85th Street may contain up to three principal entrances and shall incorporate design elements including windows and continuation of the front facade treatments, provided no two such buildings are located directly adjacent to each other along 85 Street;
buildings shall be oriented on site to form clusters around parking, play areas and public open space to facilitate accessibility to individual units and surveillance of the site;
Required yard setbacks and distance between buildings shall provide privacy and preserve a sense of openness between structures and allow for solar access and views between buildings to the satisfaction of the Development Officer;
exterior lighting shall not extend beyond the boundaries of the site.
Primary vehicular access and egress to and from apartment housing on the site shall be from the service road adjacent to 85 Street. Access for up to approximately 22 residential row housing units may be provided from the lane adjacent to the east property line. Access for up to approximately 9 residential row housing units may be from 93 Avenue.
Access roads on the site will be a minimum of 7.0 m (23.0 ft.) wide. The final locations and geometric details of the on-site vehicular access roads, driveways, curb returns and curb drops shall be to the satisfaction of the Development Officer in consultation with the General Manager of the Transportation Department.
The existing service road will be rehabilitated and landscaped at 93 Avenue to the satisfaction of the Development Officer in consultation with the General Manager of the Transportation Department. A Servicing Agreement will be required as a condition of a Development Permit.
Vehicular parking shall be provided in accordance with Section 66 of the Land Use Bylaw. Resident vehicular parking for apartment housing shall be provided in one or more underground parking structures. The required visitor parking stalls will be provided on site.
Signs shall be allowed in this District as provided for in Schedule 79B and in accordance with the general provisions of 79.1 to 79.9 inclusive of the Land Use Bylaw.
Temporary signs, including portable signs of a freestanding nature for Project Advertising and Residential Sale purposes only, shall comply with the following criteria:
one temporary freestanding sign designed to the satisfaction of the Development Officer may be allowed to be used exclusively for Project Identification of the overall project in accordance with Section 79.9 (3)(f)(ii) to (v) inclusive of the Land Use Bylaw.
two temporary freestanding signs, designed to the satisfaction of the Development Officer, may also be used for Project Identification, Real Estate Advertising and Residential Sales purposes. Such a sign shall not exceed a maximum height of 6.0 m2 (19.6 ft.) nor a sign area of 18 m2 (193.7 sq. ft.).
Private Outdoor Amenity Areas shall be provided to a minimum of 30 m2 (322.9 sq. ft.) per row housing / linked housing unit as a physically separate private area adjacent to the unit.
The development shall provide Amenity Area of 7.5 m2 (80.7 sq. ft.) per apartment dwelling unit to the satisfaction of the Development Officer. Of this requirement, a minimum of 2.5 m2 (26.9 sq. ft.) of Amenity Area per dwelling shall be developed as children's play space or other communal recreational space, and shall be aggregated into areas of not less than 50 m2 (538.2 sq. ft.)
The Development Officer may grant relaxations to the regulations contained in Section 50 to 79 of the Land Use Bylaw and the provisions of this District if, in his opinion, such a variance would be in keeping with the General Purpose of the District and would not adversely affect the amenities, use and enjoyment of neighbouring properties.
Separation Space shall be provided in accordance with Section 58 of the Land Use Bylaw.
Minor Home Occupations shall be developed in accordance with Section 84 of the Land Use Bylaw.
Major Home Occupations shall be developed in accordance with Section 85 of the Land Use Bylaw.
Limited Group homes shall be developed in accordance with Section 91 of the Land Use Bylaw.
Daytime Child Care Services shall be developed in accordance with Section 93 of Land Use Bylaw and shall be located such that direct access at grade can be provided to an outdoor play area. The outdoor play area, which shall be approved by the Development Officer in consultation with the General Manager of the Department of Community and Family Services, shall be located away from parking and loading areas on the site.
Residential Sales Centres shall be developed in accordance with Section 95 of the Land Use Bylaw.