Bylaw 15946
November 21, 2011
To accommodate commercial and medium-density residential development and to promote a high-quality, integrated built form by adhering to architectural and urban design standards complementary to the prominence of the site as part of the Lewis Farms Town Centre.
A portion of SW¼ 31-52-2-4, 7.40 ha, more or less; located immediately east of Winterburn Road (215 Street) and immediately north of Webber Greens Drive, Webber Greens Neighbourhood, shown on Schedule ”A” of the Bylaw adopting this Provision.
Development shall be in general accordance with the attached Appendices, which are schematic illustrations of intended development:
Appendix 1, Conceptual Site Plan
Appendix 2, Setbacks
Appendix 3, Major Pedestrian Corridor Cross-Section
Minimum setbacks shall be provided as shown on Appendix 2, and as described herein:
A minimum setback of 3.0 m shall be required where the property line abuts a public roadway;
A minimum landscaped setback of 7.5 m shall be required where the property line abuts another development site.
The maximum building 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 be 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.
Active frontages shall be provided on the ground level of commercial or residential buildings adjacent to:
The collector roadway abutting Areas 2 and 3 to the east, with orientation towards the collector roadway;
The Major Pedestrian Corridor on the southern boundary of Area 2 and the northern boundary of Area 3, with orientation towards the Major Pedestrian Corridor;
The arterial roadways on the western and southern boundaries of Area 1, with orientation towards the interior of the site as shown in Appendix 1. Active frontages shall provide active and inviting streetscapes and direct access from buildings to pedestrian circulation routes. Buildings with active frontages should feature elements including, but not necessarily limited to: entrances, patios and windows at ground level, and weather protection features such as awnings, canopies and arcades in commercial areas.
No parking, loading, storage, recycling and trash collection, outdoor service or display area shall be permitted within a required yard. Loading, storage and recycling and trash collection areas shall be located to the rear or sides of the principal building and shall be screened from view from any adjacent sites, public roadways or light rail transit lines in accordance with the provisions of subsection 55.4. If the rear or sides of a site are used for parking, an outdoor service or display area, or both, and abut a residential zone or a land serving a residential zone, such areas shall be screened in accordance with the provisions of subsection 55.4.
Separation space shall be provided in accordance with Section 48.
Amenity areas shall be provided in accordance with Section 46.
Private outdoor amenity areas shall be provided in accordance with Section 47.
Parking shall be provided in accordance with Section 54.
The design of the project shall establish an architectural theme with complementary design elements, finishing materials and colour being applied to each building regardless of the staging sequence of the project.
Development adjacent to Webber Greens Drive and Winterburn Road shall adopt high quality architectural and landscape design elements to ensure an attractive interface providing visual interest and relief.
Design elements shall lend visual interest and create a human scale and shall include windows, entrance features, street furniture.
Smaller buildings shall incorporate a similar level of architectural quality, materials and detailing as the larger buildings.
Open spaces shall be adequately lit with pedestrian-scale, durable, low maintenance fixtures.
Building entrances shall feature designs that enhance their prominence, incorporate weather protection features in the form of a canopy or any other architectural element, and provide lighting adequate to identify these areas at night, to the satisfaction of the Development Planner.
The Major Pedestrian Corridor located between Area 2 and Area 3 shall be developed as per the minimum provisions of Appendix 3.
The Major Pedestrian Corridor between Area 2 and Area 3 shall be designed in accordance with CPTED principles. This will require 1.2 m ”open” fencing within the corridor, as shown on Appendix 3. This fencing shall be constructed with wrought iron, chain link or another appropriate fencing material which allows natural surveillance of the walkway by adjacent residents. All costs associated with the private pedestrian corridor, including any lighting or energy costs, will be the responsibility of the abutting property owners.
Within Area 1, a pedestrian connection between the outdoor Amenity Area and the Major Pedestrian Corridor shall be provided. This connection shall be developed with a paved walkway a minimum width of 3.0 m, pedestrian-level lighting, and street furniture such as benches and garbage receptacles provided at regular intervals.
All other pedestrian walkways shall be a minimum of 1.5 m wide.
Vehicular and pedestrian access shall provide safe and convenient circulation patterns between parking, shopping, residential and amenity areas.
Vehicular and pedestrian cross-lot access and circulation shall be provided within Area 1 to facilitate direct access to commercial uses.
All developments shall provide adequate walkways along primary buildings, as well as pedestrian connections to parking areas, site amenities, public perimeter sidewalks and bus stops.
Parking, loading, storage, recycling and trash collection, outdoor service or display area access routes may be located to the rear or sides of buildings. Where these access routes cross major pedestrian circulation routes, pedestrians shall be given priority through raised crosswalks, distinctive paving materials or other design strategies to clearly identify the priority of pedestrian traffic.
A detailed landscaping plan shall be submitted in accordance with Section 55 prior to the approval of any development permit. This plan shall include pedestrian connection and fencing details, exterior lighting and street furniture elements, pedestrian seating areas, varied sizes and species of new plantings.
All landscaped yards shall contain minimum plantings as outlined in the following:
One tree for each 17.5 m2 and one shrub for each 10 m2 of any required yard or setback at grade.
One tree for each 17.5 m2 and one shrub for each 7.5 m2 of required parking area islands. In no case shall there be less than one tree per required parking area island.
All planting shall conform to the following:
The proportion of deciduous to coniferous trees and shrubs shall be approximately 50:50.
100 percent of required deciduous trees shall be a minimum of 75 mm calliper.
75 percent of required coniferous trees shall be a minimum of 2.5 m in height and 25 percent shall be a minimum of 3.5 m in height.
Landscaping within the Major Pedestrian Corridor, as shown on Appendices 1 and 3, shall include pedestrian-oriented elements including, but not limited to, benches, pedestrian-oriented lighting and boulevard shade trees and plantings, as necessary to create an inviting and attractive pedestrian environment.
Signs within Area 1 shall comply with the regulations found in Schedule 59E.
Signs within Area 2 and Area 3 shall comply with the regulations found in Schedule 59H.
Crime Prevention Through Environmental Design (CPTED) principles shall be used to design all public and private spaces and facilities, focusing natural surveillance and access control to lessen the likelihood of crime within the precinct.
All buildings and public facilities shall be designed to be accessible to persons in wheelchairs, motorized scooters and strollers.
To provide a commercial area, with provision for public institutional uses and for residential apartments above ground-floor retail or office uses, adhering to architectural and urban design standards complementary to the prominence of the site as part of the Lewis Farms Town Centre, and with particular consideration to the integration and pedestrian connectivity of the site with medium-density residential uses in Areas 2 and 3 to the east.
Lands designated as Area 1, as shown on Appendix 2.
Bars and Neighbourhood Pubs
Business Support Services
Child Care Services
Convenience Retail Stores
Drive-in Food Services
Gas Bars
General Retail Stores
Government Services
Health Services
Hotels
Indoor Participant Recreation Services
Major and Minor Alcohol Sales
Major and Minor Amusement Establishments
Minor Service Stations
Nightclubs, for less than 200 occupants and 240 m2 Public Space
Personal Service Shops
Private Clubs
Professional, Financial and Office Support Services
Public Libraries and Cultural Exhibits
Rapid Drive-through Vehicle Services
Recycled Materials Drop-off Centres
Religious Assembly
Residential Sales Centre
Restaurants
Specialty Food Services
Spectator Entertainment Establishments
Veterinary Services
bb. Apartment Housing
cc. Fascia On-premises Signs
dd. Freestanding On-premises Signs
ee. Projecting On-premises Signs
ff. Roof On-premises Signs
gg. Temporary On-premises Signs
The maximum Floor Area Ratio shall be 0.40.
No part of Area 1 shall be developed as an enclosed shopping mall.
A maximum of 100 dwellings shall be permitted.
The following regulations shall apply to apartment housing developments:
Apartment Housing shall be permitted only in buildings where the first Storey is used for commercial purposes;
The housing component shall have access at grade, which is separate from the access for the commercial premises; and
A minimum of 7.5 m2 of Amenity Area per Dwelling shall be provided.
An outdoor amenity area of not less than 100 m2 shall be provided near the eastern edge of Area 1 in close proximity to the Major Pedestrian Corridor, as shown on Appendix 1. This amenity area should serve as a focal point and pedestrian entrance to the commercial site.
Notwithstanding the other regulations of this zone, where Area 1 abuts a site zoned to allow single detached housing as a permitted use, a minimum building setback of 15.0 m shall be required for all buildings, structures, and accessory parking garages other than at-grade parking lots.
That prior to issuance of any building permit, the owner enters into an Agreement with the City of Edmonton for off-site improvements necessary to serve the development. The Agreement process includes an engineering drawing review and approval process as well as a letter of credit for the construction costs. Improvements to be addressed in the Agreement include but are not limited to the following:
Construction of a sidewalk on the north side of Webber Greens Drive, from 215 Street to the east boundary of the site.
Installation of traffic signals at the intersection of 215 Street and the all-directional site access as well as at the intersection of Webber Greens Drive and the all-directional site access. The costs of the signals along 215 Street is to be 100% developer funded and the cost of the signal along Webber Greens Drive is to be 50% developer funded and 50% ARA funded. The timing of the traffic signal installation will be at the direction of the Transportation Services.
Construction of any required roadway improvements on 215 Street and/or Webber Greens Drive associated with the all-directional accesses, to the satisfaction of the Transportation Services.
Repair of any damage to the abutting roadways, sidewalks and/or boulevards resulting from construction of the development, to the satisfaction of the Transportation Services. The site must be inspected by the Transportation Services prior to the start of construction and once again when construction is complete.
The owner is responsible for the location of all underground and above ground utilities and maintaining required clearances as specified by the utility companies. Any costs associated with relocations and/or removals shall be at the expense of the owner.
A road plan shall be registered for any required right-of-way associated with construction of turn bay(s) on 215 Street at the site access.
To provide a medium-density residential area, adhering to architectural and urban design standards complementary to the prominence of the site as part of the Lewis Farms Town Centre, and with particular consideration to the integration and pedestrian connectivity of the site with commercial uses to the west in Area 1, low rise apartment uses to the south in Area 3 and low-density residential uses to the north.
Lands designated as Area 2, as shown on Appendix 2.
Limited Group Homes
Minor Home Based Business
Stacked Row Housing, including Row Housing, Semi-detached Housing and Duplex Housing
Child Care Services
Residential Sales Centre
Fascia On-premises Signs
The maximum density shall be 80 dwellings per hectare, provided that this shall be increased by 1 dwelling per hectare for every 6 required resident parking spaces and associated maneuvering aisles which are provided underground, up to a maximum density of 105 dwellings per hectare. For the purpose of this clause, underground parking shall not be covered so as to provide useful site area that would otherwise not be available. Any projection above the grade of the surface covering underground parking shall be less than 1.0 m, shall not be located in a required front yard and shall be integrated with the design of buildings and landscaping so as to be unobtrusive.
The maximum, total site coverage for each dwelling shall be 40 percent with a maximum, of 28 percent for a principal building and a maximum of 12 percent for accessory buildings. Where parking is provided underground or garages are attached to or designed as an integral part of dwellings, the maximum for principal buildings shall be 40 percent.
Minimum side yards of 2.0 m each shall be provided, except where the side yard abuts a flanking public roadway other than a lane, not less than 4.5 m shall be provided.
Notwithstanding the other regulations of this zone, where this area abuts a site zoned to allow single detached housing as a permitted use, the following regulations shall apply:
Building height shall not exceed 10.0 m nor 2½ storeys within 15.0 m of the property line in common.
A minimum landscaped setback of 7.5 m shall be required from any property line in common with a site zoned to allow single detached housing as a permitted use. No surface parking or loading facilities shall be located within this setback area.
No outdoor parking, trash and recycling collection or outdoor storage areas shall be developed within 3.0 m of any property line in common with a site zoned to allow single detached housing as a permitted use.
A screen fence, 1.83 m in height, shall be installed along all property lines that abut a site zoned to allow single detached housing as a permitted use, except for common flanking front yard boundaries.
Notwithstanding the other regulations of this zone, where this area abuts Area 3 to the south, a minimum setback of 7.5 m shall be required from the property line in common. Where shown on Appendix 1, this setback area shall be developed as a Major Pedestrian Corridor in accordance with the cross-section shown on Appendix 3.
Minimum Private Outdoor Amenity Area of 30 m2 per Dwelling for Dwellings any part of which is contained in the lowest Storey, and 15 m2 per Dwelling for Dwellings no part of which is contained in the lowest Storey shall be provided.
A minimum of 2.5 m2 of Amenity Area per Dwelling shall be provided and be developed as communal recreational space and be aggregated into areas of not less than 50 m2, with at least one of those aggregated areas being not less than 200 m2.
Dwellings shall be family-oriented, in accordance with Section 6.1(25) of the City of Edmonton Zoning Bylaw.
To provide a low rise apartment residential area, adhering to architectural and urban design standards complementary to the prominence of the site as part of the Lewis Farms Town Centre, and with particular consideration to the integration and pedestrian connectivity of the site with commercial uses to the west in Area 1 and medium-density residential uses to the north in Area 2.
Lands designated as Area 3, as shown on Appendix 2.
Apartment Housing
Boarding and Lodging Houses
Limited Group Homes
Minor Home Based Business
Stacked Row Housing, including Row Housing, but excluding Semi-detached and Duplex Housing
Residential Sales Centre
Fascia On-premises Signs
Projecting On-premises Signs
The maximum density shall be 125 dwellings per hectare.
The minimum site area shall be 800 m2.
The minimum site width shall be 20.0 m.
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.
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.
Notwithstanding the other regulations of this zone, where this area abuts Area 2 to the north, a minimum setback of 7.5 m shall be required from the property line in common. Where shown on Appendix 1, this setback area shall be developed as a Major Pedestrian Corridor in accordance with the cross-section shown on Appendix 3.
A minimum of 7.5 m2 of Amenity Area per Dwelling shall be provided.
Where Stacked Row Housing or Row Housing is developed within Area 3, they shall be developed according to the provisions of Section C, Sub-section 4 of this Provision.
Amenity/open space areas should be appropriately designed for a range of recreational and social interaction.
Streetscape enhancements should be coordinated and complementary throughout the commercial precinct, including street trees, fencing, pedestrian-scaled lighting, street furniture and other amenities.
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.
Clustering of multi-family units should be a consistent overall site-planning element and large projects should be broken up into groups of structures.
Residential buildings should be sited to create courtyards and open space areas.
Buildings in Area 1 should be oriented or grouped to frame views, constructed amenities or entrance corridors. Variable building setbacks and the placement and design of the rear façade of structures should minimize long expanses of walls, a monotonous appearance and exposed service areas.
Building materials should be durable, require low maintenance and relate a sense of quality and permanence.
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.
Residential buildings should include the following design elements to reduce the perceived mass and add architectural interest:
Articulation of the façade and a variety of building elevations
The use of recessions and projections such as porches, bay windows and entrance features
The use of a variety of exterior building cladding materials and colours
Ground floor entrances should be located adjacent to pedestrian walkways.
Larger buildings should ensure that adjacent buildings and publicly accessible areas are not adversely impacted by excessive building massing or sun/shadow through the use of additional setbacks, the stepping back of upper storeys or other design approaches as appropriate.
Access to buildings 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.
Entrances to multiple-family residential buildings should provide visibility to interior lobbies to aid in the safe and convenient arrival and departure from the building.
Pedestrian entrances to parking and service areas within multi-family buildings should be considered in combination with other common areas to provide casual surveillance opportunities.
Covered parking areas should be designed to minimize adverse visual impacts on the site and streetscape and should reflect the design, materials and colours of the principal buildings.
Buildings are encouraged to incorporate exterior and decorative lighting to enhance building architecture, landscaping elements and focal points.
The type and location of parking area and building lighting should not glare directly onto adjoining property, streets or skyward.
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.
Pedestrian walkways should be separated from vehicular circulation routes, accessible, safe, visually attractive and well-defined by decorative landscaping and lighting.
Building facades should have pedestrian friendly features, including transparency, decorative windows, wall niches, seating areas and entrances to complement an interesting pedestrian streetscape.
Pedestrians should be protected by weather protection over building entrances in the form of awnings, canopies, overhang, or covered walkways where practical.
It is preferable for pedestrian crossings to be located at intersections.
Parking islands should be wide enough to accommodate safe, pedestrian connectivity through parking areas.
The primary street entrances should incorporate sidewalks on both sides of the street to facilitate pedestrian access and safety.
Pedestrian pathways should use changes in grade, materials, textures or colours to delineate pedestrian crossings for improved visibility and safety.
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.)
Adequate areas for maneuvering, stacking and emergency vehicle access should be accommodated on site.
Residential parking should be located underground, where feasible.
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.
Surface parking areas should be divided into a series of smaller connected lots by landscaping and/or pedestrian walkways, to reduce the impact of overall mass and dominance of surface parking areas.
Bicycle parking should be located close to and with direct access to buildings.
Parking areas and entry drives should be lit to facilitate pedestrian movement and safety, especially where parking is located away from the street view.
The principal off-street vehicle entrances for larger multi-family projects should use a dedicated entry drive rather than the aisle of a parking area.
Adverse visual impacts on residential street character or the project from parking areas should be minimized through siting, landscaping and design.
Parking within Area 1 will typically be in the interior of the commercial area or behind the buildings. If designed as a multi-bay unit, some parallel or angled parking may be allowed in front of a commercial building.
Landscaping in both the public and private realm should be coordinated to provide a cohesive appearance.
Landscaping should be used to highlight major circulation patterns, pedestrian pathways and the overall development.
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.
Public sidewalks on roads within the Community Centre should be buffered by a landscaped boulevard which includes trees that provide shade and comfort to pedestrians and enhance the visual and environmental qualities of the street.
Landscaping should consider the use of plant materials that provide colour throughout the year to enhance appearance during the winter months.
Directional signage is encouraged to provide information at critical locations relating to primary tenants, parking lots, loading zones, pick-up areas, entrances, exits, pedestrian crossings and amenity areas.
