Bylaw 12157
March 16, 2000
1. Area of Application
East Cloverdale, south of 98 Avenue and east of 92 Street; and the area from 98 Avenue to the lane south of 98 Avenue.
2. Rationale
To provide a district for medium-density housing in the neighbourhood, which accommodates an increase in population and allows for a variety of housing forms in order to achieve the intent of Sections 2.3, 2.4, 3.2 and 3.6 of this Plan. These provisions are primarily concerned with developments being sensitive towards the existing scale and character of the neighbourhood, encouraging buildings to "front" public roadways and usable open spaces within the developments.
3. Uses
1) Apartment Housing
2) Stacked Row Housing including Row Housing and Linked Housing
3) Single detached, Semi-detached, and Duplex Housing where lawfully existing on sites at the date of adoption of this Bylaw.
4) Homecrafts
5) Offices-in-the-Home
6) Group Homes
7) Foster Homes
8) Daytime Child Care Services
9) Religious Assembly
10) Limited Group Homes
4. Development Criteria
The following development criteria shall apply to the prescribed uses pursuant to Section 710.4 of the Land Use Bylaw.
1) The maximum density shall be 125 dwellings/ha (50.6 dwellings/acre).
2) The minimum site area shall be 735 m2 (7,900 sq. ft.)
3) The minimum site width shall be 20 m (65.6 ft.)
4) The maximum floor area ration shall be 1.5.
5) The maximum height shall not exceed 12 m (39.4 ft) nor 3 storeys.
a) Adjacent to all public roadways, including lanes, the third storey shall be predominantly set back from the building face so as to not compromise the 2 storey appearance of the front. In addition, this appearance is to be enhanced by strong horizontal architectural features at the top of the second storey level, which can be accomplished by cornices, eaves, handrails or other similar features. Every effort shall be made to ensure these features are compatible with adjacent buildings.
6) The minimum front yard shall be:
a) 8 m (26.2 ft.) along 98 Avenue, and
b) 4.5 m (14.8 ft.) along other frontages, except that in the area east of 92 Street, the Development Officer may reduce this requirement to 3.0m where the front lot line faces a public park.
The majority of building face on any site shall be constructed at this minimum front yard line.
7) The minimum required rear yard shall be 7.5 m (24.6 ft.).
8) Notwithstanding the provisions of Section 5.7.4.7, the minimum required rear yard may be reduced to 1m (3.3 ft.) if a courtyard with a depth of at least 7.5m (24.6 ft.) open to the rear of the site, is provided. The opening of this courtyard, open to the rear, must extend for a minimum of 50% of the site width.
9) The minimum required side yard shall be:
a) the same as if it were a front yard if adjacent to a public roadway, including a lane, and
b) in all other instances, nil.
10) In order to establish and reinforce a sense that people live along the public roadway, the design of the fronts of buildings should include such architectural features as porches, stoops, special front door articulation, bay windows, gateway trellises, and other similar devices.
11) Each development should have a continuity of front doors, which shall be residential entries either to individual dwellings or to groups of dwellings, in order to achieve an appearance similar to a low density dwelling area. Those dwellings on the first storey which are adjacent to a public roadway shall have entries directly oriented to that public roadway.
12) Buildings on corner, sites should have dwellings facing both public roadways and front entries on both roadways.
13) For corner sites similar materials should be used on the facades along both the front and flanking side of the building. The building should extend along both site boundaries.
14) Buildings which are adjacent to one another at side property lines should to be designed to minimize the extent of blank adjacent walls. The profile of building walls and roof lines should be compatible with adjacent buildings and roof lines.
15) Open spaces within and around a site should be designed and landscaped so that they are attractive for use by the site's residents.
16) Larger projects should take into consideration the provision of pedestrian access through the project from the street to the lane.
17) Parking shall generally be provided in accordance with the requirements of Section 66 of the Land Use Bylaw; however, the Development Officer may vary, those requirements pursuant to Clause (2) of Section 66.1 of the Land Use Bylaw.
18) On-site parking should not be visible from a public roadway other than a lane.
19) Access to on-site parking shall be from lanes. Where no lane is available, access may be from the public roadway. The number of accesses across a sidewalk is to be minimized.
20) Single Detached, Semi-detached, and Duplex Housing in this District shall be developed in accordance with the provisions of the RF3 District of the Land Use Bylaw.
21) Offices-in-the-Home shall be developed in accordance with Section 84 of the Land Use Bylaw.
22) Homecrafts shall be developed in accordance with Section 85 of the Land Use Bylaw.
23) Group Homes shall be developed in accordance with Section 91 of the Land Use Bylaw.
24) Notwithstanding the minimum site area and minimum site width provisions of this District, Religious Assembly uses shall be developed in accordance with Section 81 of the Land Use Bylaw.
25) Daytime Child Care Services shall be developed in accordance with Section 93 of the Land Use Bylaw.
26) Signs shall be allowed in this District as provided for in Schedule 79B and in accordance with the general conditions of Section 79.1 to 79.9 inclusive of the Land Use Bylaw.
27) The Development Officer may grant relaxations to the provisions of this District if, in his opinion, such a variance would be in keeping with the General Purpose of this District and would not affect the amenities, use, enjoyment and value of neighbouring properties.
Bylaw 12157
March 16, 2000
1. Area of Application
North Cloverdale, from 98 Avenue to 98A Avenue and from 95 to 96A Streets. Rationale
2. Rationale
To provide a district for medium-density housing in the neighbourhood, which accommodates an increase in population in order to achieve the intent of Sections 2.3, 2.4, 3.2 and 3.6 of this Plan. These provisions are primarily concerned with development being sensitive towards recognition of the site's prominent location along the North Saskatchewan River.
3. Uses
1) Apartment Housing
2) Home Occupations, Minor
3) Residential Sales Centre
4) Single Detached Housing, where lawfully existing on sites at the date of adoption of this Bylaw.
4. Development Criteria
The following development criteria shall apply to the prescribed uses pursuant to Section 710.4 of the Land Use Bylaw.
1) The maximum density shall be 110 dwelling units/ha (44.5 dwellings/acre) to a maximum of 120 units.
2) The minimum site area shall be 735 m2 (7,900 sq. ft.).
3) The minimum site width shall be 20 m (65.5 ft.).
4) The maximum floor area ration shall be 1.3.
5) The maximum height shall not exceed 16.0 m (52.5 ft.) nor four storeys.
6) The minimum required yard adjacent to 98 Avenue shall be 6m (19.7 ft.).
7) The minimum required yard adjacent to 98A Avenue shall be 3.0 m (9.8 ft.).
8) The minimum required yards adjacent to 95 Street and 96A Street shall be 4.5 m (14.8 ft.).
9) Notwithstanding item 5.8.4.6 above, a one storey accessory building (recreation centre) for the exclusive use of the residents of the development may be situated with the required yard along 98 Avenue provided that a minimum of 6.0 m (19.7 ft.) setback is maintained.
10) A combination of a 1.0 m (3.28 ft.) landscaped berm and/or wrought iron fence with masonry posts shall be required adjacent to 98 Avenue. A continuous masonry wall is not permitted along 98 Avenue. The 98 Avenue streetscape will have a combination of Victorian style light poles and interlocking brick sidewalk fronting 98 Avenue. and,
11) In order to achieve a consistent architectural theme throughout the site, all buildings shall have a similar roof style, exterior facade treatments and complimentary colours.
12) Open spaces within the site should be designed and landscaped so that they are attractive for use by the site's residents. A walkway connection will be provided from 98 Avenue into an internal pedestrian system. This connection shall occur at a point along 98 Avenue, at approximately 96 Street, where an opening in the berm or opening in the wrought iron fence will allow access to the site from 98 Avenue.
13) Access to on-site parking shall be from 98A Avenue. All required resident parking will be underground with visitor parking at surface. All underground parking will have egress through 98A Avenue.
14) Parking shall be provided in accordance with the requirements of Section 66 of the Land Use Bylaw.
15) In order to establish and reinforce a sense that people live along the public roadway, the design of the fronts of the buildings should include such architectural features as special front door articulation, bay windows, and/or other similar devices to add architectural relief.
16) The profile of building walls and roof line should be compatible with adjacent buildings and roof lines. Roof lines shall have a maximum pitch of 8:12.
17) Minor Home Occupations shall be developed in accordance with Section 84 of the Land Use Bylaw.
18) Signs shall be allowed in this District as provided for in Schedule 79B and in accordance with the general conditions of Section 79.1 to 79.9 inclusive of the Land Use Bylaw.
19) Development in this District shall be evaluated with respect to the compliance with the Special Land Use Provisions of Section 80 to 102 inclusive of the Land Use Bylaw.