Part IV Edmonton Zoning Bylaw
Bylaw 7371
March 13, 1984
To provide a Site Specific Development Control District to accommodate Row Housing and low to high rise apartment development that will be compatible with the surrounding low density residential neighbourhood.
This district shall apply to Lots 2 and 3, Block 5, Plan 2528 H.W.; Lots 1 to 5, inclusive, and Lots 7 and 8, Block 6, Plan 2528 H.W.; and Lots 27 and 29, Block 8, Plan 2528 H.W., Strathearn.
The following uses will be allowed on land parcels identified as A, B, C, D, E, F and G in Appendix 1:
Single Detached, Semi-detached and Duplex Housing.
Stacked Row Housing including Row Housing and Linked Housing.
Homecrafts.
Offices-in-the-Home.
Group Homes.
Foster Homes.
Daytime Child Care Services.
The following uses will be allowed on land parcels identified as H, I, J, K, L, M and N in Appendix 1:
Apartment Housing.
Stacked Row Housing, including Row Housing and Linked Housing.
Single Detached, Semi-detached and Duplex Housing.
Homecrafts.
Offices-in-the-home.
Group Homes
Foster Homes.
Daytime Child Care Services.
Personal Service Shops and Convenience Retail Stores when designed as an integral and secondary component of a residential development consisting of 150 dwellings or more.
The following development criteria shall apply to the uses allowed on land parcels identified as A, B, C, D, E, F and G in Appendix 1:
The maximum density shall be as follows:
37 dwellings on land parcel A;
25 dwellings on land parcel B;
45 dwellings on land parcel C;
23 dwellings on land parcel D;
13 dwellings units on land parcel E;
17 dwellings on land parcel F; and
30 dwellings on land parcel G.
Notwithstanding Clause 4(a), a maximum of 25% of the dwellings allowed on land parcels A to G, inclusive, may be transferred and added to the maximum number of dwellings allowed on land parcels H to N, inclusive, provided that:
dwellings shall be family-oriented in accordance with the requirements of Section 9, Clause (20) of the Land Use Bylaw for row housing and stacked row housing;
notwithstanding Clause 5(d) amenity areas shall be provided in accordance with Clauses 4(f) and 4(g);
in the opinion of the Development Officer, the dwellings transferred can be accommodated on the land parcels receiving the increase in density having regard for the site planning and urban design development criteria specified in Clause 7; and
the density being transferred and added to a land parcel is not greater than 20% of the maximum number of dwellings specified for that land parcel in Clause 5(a).
The maximum height shall not exceed 12 m (39.4 ft.) nor three and one half storeys except:
that the building height for the portion of the land parcels A and B located with 13.5 m (44.3 ft.) of the rear property line shall be in accordance with the height control plane illustrated in Appendix II; and
that the building height for the portion of land parcels C, D, E, F and G located within 12 m (39.4 ft.) of the property line abutting 87 Street, 97 Avenue and 90 Street shall be in accordance with the height control plane illustrated in Appendix II.
Dwellings shall be oriented so that habitable room windows do not directly face single detached dwellings adjacent to the site excepting:
dwellings located on land parcel F;
dwellings directly adjacent to 87 Street, excepting the dwellings directly adjacent to the east/west lane abutting land parcel B; and
dwellings directly adjacent to the north/south lane abutting land parcel A, excepting the dwellings directly adjacent to the east/west lane abutting this land parcel.
The maximum total site coverage for each land parcel shall be 40%, with a maximum of 28% for a principal building and a maximum of 12% for accessory buildings. Where parking is provided underground or garages are attached or designed as an integral part of dwellings, the maximum for principal buildings shall be 40%.
Minimum Private Outdoor Amenity Area of 30 m2 (322.9 sq. ft.) per dwelling for dwellings any part of which is contained in the lowest storey and 15 m2 (161.5 sq. ft.) per dwelling for dwellings no part of which is contained in the lowest storey.
A minimum of 2.5 m2 (26.9 sq. ft.) of Amenity Area per dwelling shall be provided on each land parcel and be developed as children's play space or other communal recreational space and be aggregated into areas not less than 50 m2 (538.0 sq. ft.).
Dwellings shall be family-oriented on each land parcel, in accordance with the requirements of Section 9, Clause (20) of the Land Use Bylaw.
That the townhouses interfacing with the single family dwellings in the neighbourhood be restricted to two and one half storeys and that any shortfall in density then be made up in the highrise towers.
The following development criteria shall apply to land parcels identified as H, I, J, K, L, M and N in Appendix 1:
The maximum density shall be as follows:
36 dwellings on land parcel H;
89 dwellings on land parcel I;
142 dwellings on land parcel J;
39 dwellings on land parcel K;
32 dwellings on land parcel L;
232 dwellings on land parcel M; and
160 dwellings on land parcel N.
Notwithstanding Clause 5(a), a maximum of 20% of the dwellings allowed on each land parcel may be transferred and added to the maximum number of dwellings allowed on land parcels H, I, J, K, L, M and N provided that:
in the opinion of the Development Officer, the dwellings transferred can be accommodated on the land parcel receiving the increase in density having regard for the site planning and urban design development criteria specified in Clause 7; and
the density being transferred and added to a land parcel is not greater than 20% of the maximum number of dwellings specified for that land parcel in Clause 5(a).
The maximum height shall not exceed:
23 m (75.5 ft.) nor six storeys for land parcels H, I, K L;
29 m (95.1 ft.) nor eight storeys for land parcel J;
33 m (108.3 ft.) nor nine storeys for land parcel N; and
37 m (121.4 ft.) nor ten storeys for land parcel M, except that the height for any buildings within 45.7 m (150 ft.) of the north/south lane abutting the community league site shall not exceed 23 m (75.5 ft.) nor six storeys.
A minimum Amenity Area of 7.5 m2 (80.7 sq. ft.) per dwelling shall be provided. At least 70% of the required Amenity Area shall be provided for the use of residents within each land parcel, with the remaining required Amenity Area being provided as communal recreational space on land parcels H, I, J, K, L, M and/or N. This communal recreational space shall be developed in its entirely after a maximum of 300 apartment dwellings have been constructed.
The following development criteria shall apply to Personal Service Shops and Convenience Retail Stores development:
the total gross floor area of these uses on the entire site shall not exceed 275 m2 (2,960.0 sq. ft.); and
these uses shall not be permitted in any freestanding structure separate from a structure containing residential uses. Their principal entrance shall be a separate, outside entrance.
The following development criteria shall apply to the entire site, identified as land parcels A to N, inclusive, in Appendix I:
A landscaped yard, a minimum of 6 m (19.7 ft.) in average depth but not less than 5 m (16.4 ft.), shall be provided on those portions of the site abutting 97 Avenue, 87 Street, 90 Street and on the north side of 96 Avenue from 90 Street to a point 31 m (101.7 ft.) east of the north/south lane abutting land parcel J.
A landscaped yard, a minimum of 7.5 m (24.6 ft.) in depth, shall be provided on that portion of the site abutting the east/west lane adjacent to land parcels A and B, and the lane abutting land parcels G, M and N.
A landscaped yard, a minimum of 4 m (13.12 ft.) in depth, shall be located on that portion of the site abutting the north/south lane on the west side of land parcel A.
A minimum of 1.12 off-street vehicular parking spaces per dwelling shall be provided on the site and shall be readily available to an entrance of the building to be served.
In addition to Clause 6(d) a minimum of one guest parking space for every seven dwellings shall be provided and be readily available to an entrance of the building to be served and shall be clearly identified as guest parking.
Separation space shall be provided in accordance with Section 58 of the Land Use Bylaw.
Offices-in-the-Home shall be developed in accordance with Section 84 of the Land Use Bylaw.
Homecrafts shall be developed in accordance with Section 85 of the Land Use Bylaw.
Daytime Child Care Services shall be developed in accordance with Section 93 of the Land Use Bylaw.
Group Homes shall be developed in accordance with Section 91 of the Land Use Bylaw.
Signs shall be allowed in this district in accordance with Schedule 79B and the general provisions of Section 79.1 to 79.9 inclusive, of the Land Use Bylaw.
Single Detached, Semi-detached and Duplex Housing shall be developed in accordance with the provisions of the RF4 District of the Land Use Bylaw.
Development in this district shall be evaluated with respect to compliance with the General Development Regulations of Section 50 to 79 inclusive, excepting thereout Schedule 66A (Parking Spaces) of the Land Use Bylaw.
Site planning and urban design techniques shall be utilized to control development on the entire site, identified as land parcels A to N, inclusive, in Appendix I, to achieve the following objectives:
compatible transition and integration of building masses and heights;
architecturally compatible development;
convenient and functional pedestrian linkages;
safe and secure living environment; and
appropriately designed and located communal recreational areas.
To achieve the above objectives, the site planning and urban design techniques utilized may include, but shall not be limited to, the following:
the perceived height and massing of buildings shall be minimized through the use of setback variations, building orientation, roof treatment, landscaping and the choice of exterior materials and colours. In addition, the distance between buildings with significant differences in height and massing shall be maximized to the extent possible;
a continuous architectural and landscaping theme shall be created through the exterior treatment of buildings (materials, colours and design), pedestrian walkway treatment, and through the choice of landscaping techniques and planting material;
a pedestrian circulation system shall be developed which provides convenient and functional linkages to on site communal recreational areas, public transit, Capital City Recreation Park and neighbourhood schools, parks and shopping facilities;
site and building plans shall incorporate provisions aimed at creating a safe and secure living environment for residents of the development. These provisions may, but shall not be limited to, the following:
orientation of buildings so that open spaces, particularly those designed as play areas for children, can be directly observed; and
outdoor lighting that will adequately illuminate the site, particularly pedestrian paths, parking areas and access routes to buildings;
in consultation with the Parks and Recreation Department, communal recreational areas shall be designed to meet, in part, the passive and active recreational needs of the residents of the development, and these areas shall be readily accessible to the residents they are intended to serve.
Prior to the issuance of a development permit for any of the land parcels, the applicant must demonstrate, to the satisfaction of the Development Officer, that the proposed development complies with the site planning and urban design objectives of this district and how the proposed development will relate to the overall development of the site, in light of these objectives and in accordance with the landscape and architectural urban design guidelines agreed to by the applicant and the Strathearn Community Group.
Prior to the issuance of any development permit in accordance with this Bylaw, the Development Officer shall receive and approve a staging plan for the entire site. The staging plan shall ensure reasonable distribution of family-oriented and multiple family dwelling units.