Part IV Edmonton Zoning Bylaw
Bylaw 14912
April 26, 2010
To establish a Direct Control Provision to accommodate medium density residential development with controls and regulations allowing for the implementation of required building setbacks and buffering from the adjacent rail line, in compliance with the Ebbers Neighbourhood Area Structure Plan.
This Provision shall apply to a portion of NE ¼ Sec. 25-53-24-4, located north of 144 Avenue NW and west of the rail-right-of-way, Ebbers (Area C), as shown on Schedule ”D” Appendix I of this Bylaw, adopting this Provision.
Apartment Housing
Boarding and Lodging Houses
Child Care Services
Limited Group Homes
Minor Home Based Business
Residential Sales Centre
Stacked Row Housing, including Row Housing but excluding Semi-detached and Duplex Housing
Fascia On-premises Signs
Temporary On-premises Signs
Projecting On-premises Signs
The site layout and building locations shall be generally in compliance with the Site Plan as illustrated on Schedule ”D” Appendix I, except that the Development Officer may require variances to the Site Plan to add depth to yards or building setbacks, enhance or provide pedestrian spaces, linkages, and facilities to improve the visual quality of the development, if in his opinion, such a variance would be in keeping with the purpose of this Provision and would not affect the amenities, use and enjoyment of the neighbouring properties
The maximum Density shall be 125 Dwellings/ha.
The minimum Site Area shall be 800 m2.
The minimum Site Width shall be 20.0 m.
The maximum Height shall not exceed 14.0 m nor 4 Storeys. Floor Area may be developed in attic areas as additional space to a Dwelling, and not counted as a Storey, provided the additional Floor Area creates architectural interest to the design of the building and the development is within the maximum allowable Height.
The maximum Floor Area Ratio shall be 1.3. The maximum Floor Area Ratio may be increased to 1.4 when underground parking is provided.
The minimum Front Yard (abutting the local road) shall be 6.0 m. The Development Officer may consider a reduced Front Yard if additional landscaping is provided.
The minimum Rear Yard (abutting the park) shall be 7.5 m.
The minimum Side Yard for the eastern and western boundaries of the site shall be 1.0m for each Storey or partial Storey, except that a total of at lease 2.0m shall be provided.
The minimum Side Yard for the south eastern boundary of the site (abutting the berm) shall be 8.0m.
Separation Space shall be provided in accordance with Section 48 of this Bylaw.
A minimum Private Outdoor Amenity Area of 30.0 m2 per Dwelling shall be provided for each Row Housing and Stacked Row Housing Dwelling unit.
A minimum Amenity Area of 7.5 m2 per Dwelling shall be provided for each Apartment Housing Dwelling unit.
The Dwellings on the ground floor fronting onto the public roadway shall have architectural features, including individual entrances, porches, and a stairway to grade.
The Dwellings on the ground floor fronting onto the public roadway shall have grade separation of a minimum 1.0m from the public sidewalk level.
Principal buildings, as determined by the Development Officer, must have a setback of 30.0m from the railway right-of-way as it exists as of January 2007.
All residential development must be separated from the railway by a solid screen fence which shall be placed on top of a minimum 2.0 m berm to achieve the required height. A minimum height differential of 4.5 m between the top of the railway track and the top of the fence must be maintained.
A detailed Landscaping plan for the Site shall be submitted with the initial Development Permit application. Such Landscaping plans shall be in accordance with Section 55 of the Zoning Bylaw to the satisfaction of the Development Officer.
Provision of Landscaping adjacent to public roadways and parkland shall exceed the standard of Section 55.6.a of the Zoning bylaw by 10%.
A Crime Prevention Through Environmental Design assessment will be submitted as per section 58 & 54.7 at the time of the development permit application.
Buildings shall address the public park to the west. A minimum of one common entrance shall be provided to allow for pedestrian access between the site and the public park. A 1.2m wide common pathway shall be developed within the site, connecting the individual entrances of the Dwellings on the ground floor with the common entrance(s) fronting the park to enhance accessibility to the park for future residents.
A 1.8m decorative fence shall be provided separating the park from the residential area to delineate public and private space and to enhance security. Breaks in the fence will be provided where required to permit accessibility to buildings adjacent to the park, in consultation with the Asset Management and Public Works Department (Parks Branch). The fence shall be constructed of materials that visually compliment both the development and the public park. Prohibited construction materials include chain link, corrugated or sheet metal, or any building material that the development officer consider hazardous or incompatible with the site development.
Signs shall comply with the regulation found in Schedule 59B.
A maximum of two decorative freestanding entrance features may be placed at the entrance to the site facing onto the adjacent public roadway. The entrance features may incorporate artwork and/or information respecting the development. The entrance features shall not exceed a height of 1.8m. The entrance features shall be allowed to project into the site’s Front Yard to a maximum of 2.0m, provided that a minimum Setback of 3.0m is maintained between the property line and the projection. Separation Space requirements shall be reduced to accommodate these projections.