Edmonton Zoning Bylaw 12800

Bylaw 17387

September 21, 2015

980 (HVLD) SPECIAL AREA HERITAGE VALLEY LOW DENSITY ZONE

980.1      General Purpose

To provide for low density housing with the opportunity for Zero Lot Line, Reverse Housing, and Row Housing, in accordance with the design objectives in the Heritage Valley 12 Neighbourhood Area Structure Plan.

980.2       Area of Application

The portions of S.W. ¼ Section 24-51-25-W4M shown as ”HVLD” on Appendix I.

980.3       Permitted Uses

  1. Duplex Housing

Bylaw 18115

July 10, 2017

Effective Date: September 1, 2017

  1. Garden Suites

  2. Limited Group Homes

  3. Minor Home Based Business

  4. Row Housing

  5. Secondary Suites

  6. Semi-Detached Housing

  7. Single Detached Housing

Bylaw 17403

October 19, 2015

Effective date: February 1, 2016

  1. Urban Gardens

  2. Fascia On-premises Signs

  3. Temporary On-premises Signs

980.4     Discretionary Uses

  1. Child Care Services

  2. Group Homes

  3. Lodging Houses

  4. Major Home Based Business

  5. Residential Sales Centre

Charter Bylaw 18613

November 26, 2018

  1. Special Event

Bylaw 17403

October 19, 2015

Effective date: February 1, 2016

  1. Urban Outdoor Farms

980.5  Development Regulations

  1. The minimum Site Area shall be in accordance with Table 1 as follows:

Bylaw 17931

April 10, 2017

Table 1 - Mininum Site Area

 

Primary vehicular access is not from a lane

Primary vehicular access is from a lane

Single Detached Housing or

Duplex Housing

255 m2

255 m2

Single Detached Housing - one side Setback reduced to 0 m

247 m2

247 m2

Single Detached Housing - Site depth less than 30 m

308 m2

N/A

Semi-detached Housing - per Dwelling

221 m2

201 m2

Semi-detached Housing - one side setback reduced to 0 m - per Dwelling

183 m2

165 m2

Row Housing - internal Dwelling

150 m2

150 m2

Row Housing - end Dwelling

186 m2

186 m2

  1. The minimum Site Width shall be in accordance with Table 2 as follows:

Bylaw 17931

April 10, 2017

Table 2 - Mininum Site Width

 

Primary vehicular access is not from a lane

Primary vehicular access is from a lane

Single Detached Housing or Duplex Housing

8.5 m

8.5 m

Single Detached Housing - one side Setback reduced to 0 m

7.6 m

7.6 m

Single Detached Housing - Site depth less than 30 m

11 m

N/A

Semi-detached Housing - per Dwelling

7.3 m

6.7 m

Semi-detached Housing - one side setback reduced to 0 m - per Dwelling

6.1 m

5.5 m

Row Housing - internal Dwelling

5.0 m

5.0 m

Row Housing - end Dwelling

6.2 m

6.2 m

 

  1. For Single Detached Housing, the Site Width on an irregular shaped Lot shall be measured 9.0 m into the Site from the Front Lot Line, except that:

  1. The Site Width on an irregular shaped Lot shall be measured 3.5 m into the Site from the Front Lot Line, where the Side Lot Line is less than 30.0 m.

Charter Bylaw 18381

May 7, 2018

  1. Notwithstanding the definition for Front Lot Line in Section 6.1, the Front Lot Line may be the property line separating a lot from an abutting pipeline corridor, stormwater management facility or public park. In the case of a Corner Lot, the Front Lot Line shall be the shorter of the property lines abutting a pipeline corridor, public park, or public roadway other than a Lane. In the case of a Corner Lot formed by a curved corner, the Front Lot Line shall be the shorter of the two segments of the property line lying between the point determined to be the actual corner and the two points at the extremities of that property line.

  1. The minimum Site Depth shall be 30.0 m, except that:

  1. the minimum Site depth shall be 33 m where the principal building is not fronting on to a public roadway.

  2. the minimum Site depth may be reduced to 28 m for Single Detached Housing, where the Site Width is 11 m or greater and primary vehicular access is not from a lane.

  1. The total number of Row Housing Dwellings shall not exceed 25% of the total estimated number of Dwellings within each contiguous area of this Zone, and shall be limited to five Dwellings per structure.

  2. The maximum building Height shall be 12.0m.

  3. The maximum total Site Coverage shall be in accordance with Table 3 as follows:

Table 3 - Maximum Site Coverage

 

Total Max Site Coverage

Principal building

Accessory building

Principal building with Attached Garage

Single Detached Housing or Duplex Housing with front drive access

50%

NA

NA

50%

Single Detached Housing with Lane access

47%

35%

17%

47%

Single Detached Housing - one Side Setback reduced to 0 m

53%

38%

17%

53%

Single Detached Housing - Site depth less than 30 m

53%

N/A

N/A

53%

Semi-detached Housing - per Dwelling

50%

35%

17%

50%

Semi-detached Housing - one Side Setback reduced to 0 m - per Dwelling

53%

38%

17%

53%

Row Housing - end Dwelling

45%

30%

15%

45%

Row Housing - internal Dwelling

55%

35%

20%

55%

Bylaw 18303

February 26, 2018

 

Notwithstanding Table 3, the maximum Site Coverage for the principal building and the maximum total Site Coverage shall be increased by up to 2% of the Site Area, in addition to any increase allowed under Section 87, to accommodate single Storey Unenclosed Front Porches.

  1. Front Setbacks shall be as follows:      

  1. The minimum Front Setback shall be 5.5 m where primary vehicular access is not from a Lane.

  2. The minimum Front Setback shall be 4.5 m where primary vehicular access is from a Lane, except that the setback may be reduced to 3.0 m where: separate Walkways and landscaped boulevards are provided; or the principal building is not fronting on to a public roadway.

  1. The Rear Setback shall be in accordance with Table 4 as follows:

Table 4 - Minimum Setback from the Rear Lot Line

Single Detached Housing - Lane access Dwellings

4.0 m

Single Detached Housing or Duplex Housing

7.5 m, except in the case of a Corner Site it shall be 4.5 m.

Single Detached Housing - one Side Setback reduced to 0 m
Semi-detached Housing
Semi-detached Housing - one Side Setback reduced to 0 m
Single Detached Housing - Site depth less than 30 m

6 m

Row Housing - internal Dwelling

7.5 m, except that the Setback may be reduced to 5.5 m where an attached rear garage is provided

 

Row Housing -End Dwelling

 

Bylaw 17931

April 10, 2017

  1. Notwithstanding Table 4, where the Front Lot Line separates a lot from an abutting pipeline corridor, stormwater management facility or public park, the minimum Rear Setback shall be 5.5 m.

  1. Side Setbacks shall be provided as follows:  

  1. The minimum interior Side Setback shall be 1.2 m, except where the Side Setback of an adjacent lot has been reduced to 0 m, the minimum interior Side Setback shall be increased to 1.5 m to allow for a shared maintenance easement, in accordance with section 980.5(n).

  2. On a Corner Site where the building fronts onto a public roadway, the minimum Side Setback abutting the flanking public roadway other than a Lane shall be 2.4 m. In addition, where the Garage is attached to the principal building and the vehicle doors of the Garage face the flanking public roadway, the distance between any portion of the Garage doors and the public roadway shall not be less than 4.5 m.

Bylaw 17931

April 10, 2017

  1. The minimum Side Setback for a side of the principal building, may be reduced to 0 m provided that the owner complies with section 980.5(m).  

  1. The minimum Side Setback for one side of the principal building of Single Detached Housing or a side of the principal building that is not a Party Wall of Semi-detached Housing, may be reduced to 0 m where:

  1. The owner of the Site proposed for development and the owner of the adjacent Site shall register, on both titles, a 1.5 m private maintenance easement that provides:

  1. a 0.30 m eave encroachment easement with the requirement that the eaves shall not be closer than 0.90 m to the eaves of the building on an adjacent parcel;

  2. a 0.60 m footing encroachment easement;

  3. a drainage swale, constructed as per the City of Edmonton Design and Construction Standards; and

  4. permission to access the easement area for maintenance of both properties.

Bylaw 17931

April 10, 2017

  1. all roof leaders from the Dwelling are connected to the individual storm sewer service for each lot;

  2. No roof leader discharge shall be directed to the maintenance easement; and  

  3. Where a Lot abuts a pipeline right-of-way, the principal building shall be Setback a minimum of 7.5 m from the pipeline right-of-way.

Bylaw 17931

April 10, 2017

  1. In addition to the requirements of Section 980.5(m), where a Side Setback for one side of a principle building that is not a Party Wall of  Semi-detached Housing is reduced to 0 m:

  1. the owner of the Site proposed for Zero Lot Line Development shall register on all titles within the Zero Lot Line Development Site as well as all titles on the adjacent Site a restrictive covenant and easement that:

  1. requires a drainage swale constructed to City of Edmonton Design and Construction Standards; and

  2. provides for the protection of drainage of the Site, including the right for water to flow across Lots and the requirement not to inhibit the flow of water across Lots.

  1. the owner of the Site proposed for the Zero Lot Line Development shall register a utility easement(s) on, where necessary, all lots within the Zero Lot Line development and the Abutting Lots to ensure adequate access for utility maintenance.

Bylaw 18303

February 26, 2018

  1. For the development of Row Housing the following regulations shall apply:

  1. The maximum Density for Multi-unit Project Developments shall be 42 Dwellings/ha, except;

Charter Bylaw 18387

May 7, 2018

  1. this shall be increased by 1 Dwelling/ha for every 6 required resident parking spaces and associated maneuvering aisles which are provided underground, up to a maximum density of 54 Dwellings/ha. For the purpose of this clause, underground parking shall be covered so as to provide useful Site area that would not otherwise be available. Any projection above the ground level surface covering such parking shall be less than 1.0 m; shall not be located in a required Front Setback and shall be integrated with the design of buildings and landscaping so as to be unobtrusive; and

  2. this shall be increased by an additional 10 Dwellings/ha where Common Amenity Area of at least 2.5 m2 per Dwelling is provided in addition to Amenity Area required by subsection 46(2) and is developed in accordance with Section 46.

  1. Dwellings shall meet the following criteria:

  1. a minimum of two bedrooms;

Charter Bylaw 18387

May 7, 2018

  1. individual and private access to ground level; and

  2. direct access to Amenity Area.   

  1. Maintenance and/or drainage and utility easement(s) may be required between abutting buildings and/or through a private Yard of one or more Dwellings to ensure adequate access for property, drainage and utility maintenance.

  2. Notwithstanding the other regulations under this Section, in the case of Multi-unit Project Developments:  

  1. the minimum Site Area and Site depth for individual Dwellings that are Bare Land Condominium Units may be reduced, provided that the density of the development does not exceed the density as prescribed in subsection 980.5(p)(i) of this Zone; and

  2. a building with rear detached Garages may exceed the maximum Site Width and total number of Garages allowed as specified under subsection 980.5(q)(iv) of this Zone.  

  1. On Site Parking requirements shall be developed in accordance with the following:

    1. Where primary access is not from a Lane:

  1. Dwellings shall include a front attached Garage; and

Bylaw 17931

April 10, 2017

  1. where primary vehicular access is from a Lane:

  1. one Garage, or a Parking Area shall be clearly demarcated on the Site Plan accompanying a Development Permit application for the principal building;

  2. notwithstanding Section 50, where the principal buildings faces a public roadway, other than a lane, and the vehicle doors of the detached garage face a Lane abutting the Site:

        1. no portion of the detached Garage shall be located less than 1.2 m from the Lot Line Abutting the Lane;

        2. no portion of the detached Garage shall be located less than 0.60 m from the rear Lot Line where the Garage faces a flanking lane;

        3. no portion of the detached Garage shall be located less than 0.90 m from the Side Lot Line where the Garage faces a rear Lane, except that the Side Setback for the accessory building may be reduced to zero where the Side Setback for the principle building has been reduced to zero.

  3. notwithstanding Section 50, where the principle building does not face a public roadway, and the vehicle door of a detached Garage face a Lane abutting the Site:

        1. no portion of the detached Garage shall be located less than 5.5 m from the Lot Line Abutting that Lane;

        2. the minimum distance between the garage and the Rear Lot Line of Side Lot Line running perpendicular to the abutting lane shall be 0.90 m, except that the Side Setback for the accessory building may be reduced to zero where the Side setback for the principal building has been reduced to zero.

  4. for principal buildings fronting a public roadway, the minimum distance from the Rear Lot Line or a private roadway to a Garage or Parking Area shall be 1.2 m;

  5. for principal buildings facing a Lane or private roadway, the minimum distance from the Lane or private roadway to the vehicle doors of a Garage or Parking Area shall be 5.5 m;

  6. Hard surfaced walkway is required between the Garage or Parking Area and an entry to the Dwelling;

Charter Bylaw 18381

May 7, 2018

  1. where no Garage is proposed, a Hardsurfaced Parking Area to accommodate a minimum of one vehicle per Dwelling shall be developed, the dimensions of which shall conform to the off-street parking space requirements of Section 54.2(4) of this Bylaw.

  2. Hardsurfaced parking pads shall include an underground electrical power connection with outlet on a post 1.0 m in Height, located within 1.0 m of the parking pad.

  1. an accessory building or structure shall be located not less tha 0.9 m from a principal building .

  2. the distance between an accessory building and the lot line running parallel to any flanking public roadway, other than a lane shall not be less than the Side Setback requirements for the principle building

  3. notwithstanding subsection 980(p)(ii), where the principal building is a Semi-detached house or Row House, and the vehicle doors of a detached Garage face the Rear Lot Line, the detached Garage shall be located not less than 0.6 m from the Side Lot Line, except where it is a mutual Garage erected on the common property line to the satisfaction of the Development Officer.   

  4. an accessory Building or Structure for Semi-detached and Row Housing shall be located not less than 0.60 m from the Side Lot Line, except where it is a mutual Garage erected on the common property line to the satisfaction of the Development Officer.

  5. for Row Housing where detached rear parking Garages are proposed, the maximum width of the building containing the Garage(s) shall not exceed 30 m, provided that the building does not contain more than five separate Garages.

  6. Hardsurfaced parking pads may be attached between two Lots.

  7. For Single Detached Housing and Semi-detached Housing where on Side Setback is reduced to 0 m, the Side Yard Setback from a Garage may also be reduced to 0 m where:

  1. only one side of a Lot is reduced to 0 m, and the other side Setback is a minimum of 1.5 m;

  2. the owner of the Side proposed for development and the owner of the adjacent Site shall register, on both titles, a 1.5 m private maintenance easement that provides:

        1. a 0.30 m eave encroachment easement with the requirement that the eaves must not be closer than 0.90 m to the eaves of the building on the adjacent parcel;

        2. a 0.60 m footing encroachment easement, if footing is required;

        3. a drainage swale, constructed as per the City of Edmonton Design and Construction Standards; and

        4. permission to access the easement area for maintenance of both properties.

  3. all roof leaders from Accessory buildings are connected to the individual storm sewer service for each Lot or directed to drain directly to an adjacent Lane; and

  4. no roof leader discharge shall be directed to the maintenance easement.

  1. For Single Detached Housing or Semi-detached Housing where one Side Setback has been reduced to 0 m and where primary vehicular access is from a Lane:

  1. access from a Dwelling to a local roadway shall be provided at a distance no greater than 125 m from any point in a Lane.

  1. Dwellings on corner Sites shall have flanking side treatments similar to, or reflective of, the front elevation.

  2. General Site Landscaping shall be developed in accordance with subsection 55.4 of this Bylaw, except:

  1. one deciduous tree or one coniferous tree and four shrubs shall be required for each Single Detached, Semi-detached and Duplex Dwelling ;

  2. one deciduous tree or one coniferous tree and two shrubs shall be required for each Row Housing Dwelling; and

  3. all applications for a Development Permit shall include a Site Plan that identifies the location, species and size of Landscaping required.

Bylaw 18303

February 26, 2018

  1. Amenity Area shall be provided in accordance with Section 46 of this Bylaw.

  2. All roof drainage shall be directed away from buildings and to a public roadway, including a Lane, or to a drainage work. Applications for a Development Permit shall include a detailed drainage plan showing the proposed drainage of the Site

  1. Signs shall comply with the regulations found in Schedule 59A.

  2. Notwithstanding Section 48, Separation Space shall be as per the Setbacks of this zone.

Bylaw 17403

October 19, 2015

Effective date: February 1, 2016

  1. Urban Gardens shall comply with Section 98 of this Bylaw.

Bylaw 17931

April 10, 2017

  1. Except where modified throughout the regulations of this zone, accessory buildings hall comply with Section 50.

Bylaw 18115

July 10, 2017

Effective Date: September 1, 2017

  1. Garden Suites shall comply with Section 87 of this Bylaw.

980.6  Additional Development Regulations for Discretionary Uses

  1. Child Care Services shall comply with Section 80 of this Bylaw.

  2. Major Home Based Business shall comply with Section 75 of this Bylaw.

  3. Residential Sales Centre shall comply with Section 82 of this Bylaw.

Bylaw 17403

October 19, 2015

Effective date:  February 1, 2016

  1. Urban Outdoor Farms shall comply with Section 98 of this Bylaw.

Bylaw 18393

July 10, 2018

Appendix 1 - Special Area Heritage Valley Low Density Zone