Bylaw 14204
December 4, 2006
Bylaw 16275
November 13, 2012
1. Area of Application
Lands located on the southeast corner of Winterburn Road (215 Street) and Webber Greens Drive, designated as DC1 (Area 1), as shown on the Schedule "B" Map adopting this bylaw.
2. Rationale
To accommodate opportunities for low-rise apartments and other medium density residential uses that promote an enhanced level of site design and architecture responsive to the individual site, neighbouring residential development, and the overall function and promotion of the Lewis Farms Community Centre as a unique and identifiable community within the City of Edmonton.
3. Uses
a) Apartment Housing
b) Boarding and Lodging Houses
c) Stacked Row Housing
d) Row Housing
e) Limited Group Homes
f) Minor Home Based Business
g) Religious Assembly (limited to the ground floor of the building)
h) Child Care Services (limited to the ground floor of the building)
i) 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
j) Residential Sales Centre
k) Fascia On-premises Signs
l) Projecting On-premises Signs
m) Freestanding On-premises Signs
n) Temporary On-premises Signs
4. Development Regulations
a) The overall Site development shall be in accordance with the urban design criteria established herein.
b) The maximum Density shall be 125 Dwellings/ha.
c) The minimum Site Area shall be 800 m2.
d) The minimum Site Width shall be 20.0 m.
e) 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.
f) The maximum Floor Area Ratio shall be 1.3 for Apartment Housing. The maximum Floor Area Ratio may be increased to 1.4 when underground parking is provided.
g) The minimum Front Yard shall be 6.0 m.
h) The minimum Rear Yard shall be 7.5 m.
i) The minimum Side Yard shall be 1.0 m for each Storey or partial Storey, except that a total of at least 2.0 m shall be provided in all cases. A Side Yard shall be not less than 4.5 m when it abuts a flanking public roadway other than a Lane.
j) Separation Space shall be provided in accordance with Section 48 of the Zoning Bylaw.
k) A minimum Amenity Area of 7.5 m2 per Dwelling shall be provided for Apartment Housing.
l) Where Apartment Housing or Stacked Row Housing is to be developed directly adjacent to a Site zoned to allow Single Detached Housing, the maximum Building Height for the directly adjacent façade of such a structure shall not exceed 10.0 m nor 2 1/2 Storeys, except that such directly adjacent Apartment Housing or Stacked Row Housing may exceed this Height, to a maximum of 14.0 m or four Storeys, provided that the portion of the building above 10.0 m or 2 1/2 Storeys is set back or stepped back from the façade so that the adjacent Single Detached Housing shall not be adversely impacted by excessive building massing or sun/shadow.
m) The following regulations shall apply to Personal Service Shops and Convenience Retail Stores developments:
i) the total Floor Area of these Uses on any Site shall not exceed 275 m2; and
ii) these uses shall not be permitted in a any freestanding structure separate from a structure containing Residential Uses. Their principal entrance shall be a separate, outside entrance.
n) Signs shall comply with the regulations found in Schedule 59H of the Zoning Bylaw.
o) Notwithstanding Schedule ”B” subsection 4(b) – (n) and Section 170.4.11.f of the Zoning Bylaw, Row Housing in this Provision shall be developed in accordance with the regulations of Schedule ”C” and Stacked Row Housing shall be developed in accordance with the regulations of Section 170.4 of the Zoning Bylaw.
5. Urban Design Guidelines
1. Site Planning
a) Building Orientation and Transition
i) The arrangement of buildings, parking and circulation areas, and open spaces should be responsive to site characteristics and relate to the surrounding built environment in pattern, function, scale, character and materials.
ii) Building height and mass should be appropriate to the type and nature of adjoining development. The stepping back of building heights should be incorporated into the design of medium density residential buildings where necessary to ensure suitable transitions.
iii) Buildings on corner and flanking lots should be designed to be visually interesting and should be oriented towards the street to emphasize street presence and potential as a landmark within the community.
iv) Abutting Low Density Residential uses should be buffered from incompatible development. Intensified landscaping, increased setbacks, decreased interface heights and massing, and appropriate building orientation should be utilized as means of providing increased compatibility between such land uses.
v) Clustering of multi-family units should be a consistent overall site-planning element and large projects should be broken up into groups of structures.
vi) Buildings should be oriented to promote privacy to the greatest extent possible.
vii) Buildings should be sited to create courtyards and open space areas.
b) Site Entry and Edge Design
i) Medium-density residential uses should be distinguished by entry and edge design features such as ornamental landscaping, open space areas, natural features, use of architectural features and enhanced paving.
ii) Primary entrance areas should be designed as defined architectural features of the building or complex. Entrances should also provide visibility to interior lobbies to aid in the safe and convenient arrival and departure from the building.
iii) Pedestrian entrances to parking and service areas within multi-family buildings should be considered in combination with other common areas that can provide casual surveillance opportunities.
c) Vehicular Access/Circulation/Parking
i) Site access and internal circulation should promote safety, efficiency and convenience. Conflicts between vehicles and pedestrians should be avoided. Continuous pedestrian circulation should be provided throughout the site to the greatest extent possible.
ii) Adequate areas for maneuvering, stacking, and emergency vehicle access should be accommodated on site.
iii) Site accesses should be minimized and located as far as possible from street intersections.
iv) The principle off-street vehicle entrances for larger multi-family projects should use dedicated entry drives rather than the aisle of a parking area.
v) Parking areas should be located underground wherever possible.
vi) Parking areas, when at grade, should be regarded as important spaces whose character is clearly defined by landscaping, lighting, building massing, and pedestrian and vehicular circulation areas.
vii) Adverse visual impacts on residential street character or the project from parking areas should be minimized through siting, landscaping and design.
viii) Surface parking areas should be divided into a series of smaller connected lots to reduce the impact of overall mass and dominance of surface parking areas.
ix) Bicycle parking should be located close to, and with direct access to residential buildings.
d) Pedestrian Circulation
i) Site design should facilitate safe pedestrian access and circulation in and around multi-family development. The primary street entrance should incorporate sidewalks on both sides to facilitate access and safety.
ii) Pedestrian connections should be incorporated into neighbouring residential areas, linking commercial and open space uses wherever possible, and link developments to bus stops.
iii) On site pedestrian walkways should be separated from auto circulation routes and be a minimum 1.2 metres wide, accessible, safe, visually attractive and well defined by decorative landscaping and lights. Use of changes in grade, materials, textures or colours are encouraged to delineate pedestrian crossings for improved visibility and safety.
iv) Pedestrian walkways should be provided to link units with common amenity space, parking areas and the street. Curvilinear walkways are encouraged for added site interest.
e) Amenity/Open Space
i) The design and orientation of amenity/open space areas should provide shelter from noise and traffic from adjacent uses or streets.
ii) Amenity/open space should be appropriately designed for a range of recreational and social interaction opportunities (plazas, children’s play equipment, landscaped gardens, etc.) as well as user safety and long term maintenance.
iii) Amenity/open space areas should be accessible to all residents and be provided in usable sizes and not fragments.
f) Utility and Mechanical Equipment
i) All utility and mechanical equipment should be screened from view. All screening should be compatible with the architecture, materials, and colours of the building or be concealed by incorporating it within the building.
g) Trash and Storage Areas
i) Trash and storage enclosures should be architecturally compatible with project design and be unobtrusive and conveniently accessible for trash collection.
h) Fences
i) Fence/wall design should be enhanced and constructed of materials such as masonry, metal, wood, or a combination thereof. Street visibility should be maintained in order to support a vibrant street environment, safe pedestrian access, and overall pedestrian comfort within the Community Centre.
ii) Increased setbacks and tiered planting should be provided adjacent to the project or along street frontages to soften their appearance. This will better define the boundary between public and private space.
i) Paving
i) Decorative paving should be incorporated into parking lot design, driveway entries, and pedestrian walkways (on private property only).
ii) Paving materials should complement the architectural design and can include the use of stamped concrete, stone, brick, pavers, exposed aggregate, or coloured concrete.
j) Lighting
i) Parking areas and entry drives should be lighted to facilitate pedestrian movement and safety, especially where parking is located away from street view.
ii) The type and location of parking area and building lighting should not glare directly onto adjoining property, streets or skyward.
iii) Open spaces should be adequately lighted with pedestrian scaled, durable, low maintenance fixtures.
iv) The design and location of light fixtures should complement the design of building façade.
2. Architectural Guidelines
a) Architectural style/design should reflect or complement the design of nearby buildings and focus on creating a high quality residential environment.
b) Architectural treatment of all facades of the building should create a unified building exterior but include visual variety and provide a sense of human scale at ground level. The building should include the following design elements to reduce the perceived mass and add architectural interest:
i) articulation of the façade and a variety of building elevations
ii) creation of architectural pattern
iii) the use of recessions and projections such as porches, bay windows, and entrances features, and
vi) the use of a variety of exterior building cladding materials and colours
c) Monotonous building facades that lack human scale proportions, large expanses of flat wall plains, and tall building foundation walls that are exposed above ground should be avoided.
d) Garages/car ports should be designed to minimize adverse visual impacts on the site and streetscape and site and should reflect the design, materials and colours of the principle buildings.
e) Building materials should be durable, require low maintenance, and relate a sense of quality and permanence.
f) Buildings and their elements should be unified by textures, colours and materials for achieving a harmonious design.
3. Landscaping / Streetscaping Guidelines
a) Landscaping should define and accent building entrances and parking lots, define edges of various land uses, buffer neighbouring properties, and screen parking and storage areas.
b) Parking lot landscaping should accent driveways, frame major circulation aisles and highlight pedestrian pathways.
c) Landscaping should consider the use of plant materials that provide colour throughout the year to enhance their appearance during the winter months.
d) Public sidewalks on roads within the Community Centre should be buffered by a landscaped boulevard which includes trees. Trees that provide shade and comfort to pedestrians and enhance the visual and environmental qualities of the street.
e) Pedestrian scale lighting should be provided along arterial roads where a high volume of pedestrian activity exists (i.e. key intersections, transit stops, trail crossings, etc.).
