Part IV Edmonton Zoning Bylaw
Bylaw 10428
July 19, 1993
To establish a Site Specific Development Control District to accommodate medium density residential developments in the form of low rise apartments that may also include a limited range of residential-related uses, with site specific development criteria designed to sensitively integrate and be compatible with the surrounding land uses and to achieve a high quality development appropriate for these sites, interior to a mature neighbourhood.
This DC5 District shall apply to four separate, but adjacent sites (designated Areas A, B, C and D for descriptive purposes), located south of 109 Avenue, between 135 and 139 Streets and east of 135 Street, between 109 and 109B Avenues, North Glenora, as illustrated on Appendix I to this District.
Area A: Lot 41, Block 7, Plan 3624 HW
Area B: Lot 41, Block 5, Plan 3624 HW
Area C: Lots 16, 17 and 18, Block 1, Plan 3751 HW, and
Area D: Lots 47, 48 and 49, Block 1, Plan 3751 HS.
Apartment Housing
Offices-in-the-Home
Homecrafts
Residential Sales Centre
Development on these sites shall be substantially in accordance with the development criteria established herein, and the architectural and site design features illustrated in Appendix I appended to and forming part of this redistricting bylaw.
The maximum floor area ratio shall not exceed 1.5.
The maximum number of dwelling units shall not exceed 150 at an overall density of 123.8 dwellings/ha, distributed as follows:
Area "A" - 36 units (127 dwellings/ha) (51.4 dwellings/ac)
Area "B" - 36 units (127 dwellings/ha) (51.4 dwellings/ac)
Area "C" - 36 units (120.6 dwellings/ha) (48.8 dwellings/ac)
Area "D" - 42 units (121.0 dwellings/ha) (49.0 dwellings/ac)
The maximum height shall not exceed 13 m (42.6 ft.) nor three storeys. The maximum height is determined from grade to the ridge of the roofline for the purpose of this DC5 project.
The maximum site coverage shall not exceed 50%.
The site layouts and building orientations shall be in accordance with the site plan for Areas A, B, C, and D; as illustrated in Appendix I appended to this district and the following regulation:
The minimum front yard shall be 6.0 m (19.7 ft.).
The minimum rear yard shall be 6.0 m (19.7 ft.).
The minimum side yard shall be 4.5 m (14.7 ft.).
Separation Space shall be provided in accordance with Section 58 of the Edmonton Land Use Bylaw.
Developments in this District shall be designed in accordance with the following architectural guidelines, to the satisfaction of the Development Officer.
The architectural styles of the buildings shall be substantially in accordance with the buildings' elevations, mass and rooflines illustrated in Appendix I appended to this District.
The roof will be sloped to establish a residential character with dormers and other architectural features to add visual interest to the development.
The roofing material of the buildings shall consist of cedar shakes, clay tiles, concrete shingles or products of a similar material to provide texture to the roof surface. Roofs hidden from view, or behind parapet walls, may be clad with asphalt shingles or built up roofing material.
All exterior building facades must be clad with harmonious exterior finishes which are attractive in appearance, durable, of high quality, consistent with the character of the existing neighbourhood, and which shall include brick on all elevations to the height of a full storey at the main floor.
The building elevations shall be designed and finished in a manner that minimize the perceived mass of the development when viewed from the street and neighbouring properties, and shall incorporate a partial roof at the line of the second floor to divide the building into a one storey base and two upper levels to reduce the perceived height of the building.
Notwithstanding Section 54 of the Land Use Bylaw, architectural projections are allowed as follows:
Projections of 1.0 m (3.3 ft.) into the required yards may be allowed for eaves, overhangs and architectural features.
A covered entrance, at the main floor only, may project into the side yard 2.0 m (6.6 ft.).
A balcony or patio may be allowed to project into a side yard or separation space, 2.0 m (6.6 ft.).
The site security and building lighting must be located and designed to ensure that the illumination is directed downward and does not project outward from the site.
All mechanical equipment located on the roof of any building shall be completely screened or incorporated into the attic space.
Off-street parking shall be provided in accordance with Sec. 66 of the Land Use Bylaw to the satisfaction of the Development Officer and the City Engineer and as follows:
Resident parking shall be located wholly underground and shall be provided at a minimum of 1.0 stall per one bedroom dwelling unit, 1.5 stalls per two bedroom dwelling unit, and 1.75 stalls per three bedroom dwelling unit or larger; and
Of the total number of parking spaces required, 1 guest parking space for every 7 dwelling units shall be readily available and clearly identified as guest parking, to be located within the rear yard setback abutting the lane, in a centralized location as illustrated in Appendix I. Visitor parking will be screened from the development with a combination of landscaped berms and planting.
Vehicular access to the underground parking area will be restricted to 109 Avenue and 135 Street, as illustrated on the site plans contained in Appendix I. Vehicular access to the guest parking area will be permitted from the abutting lanes.
In addition to the parking restrictions of Section 55 of the Edmonton Land Use Bylaw in residential areas, no recreational vehicles shall be parked at grade on the site.
The development shall provide amenity area of 7.5 m2 (80.7 sq. ft.) per Family-oriented dwelling unit or any residential unit located on the main floor, for its use absolutely. Such areas shall be at grade abutting the dwelling unit but screened with trees and hedges from adjacent views. Dwellings above the main floor will provide a minimum of 5.5 m2 (60 ft.2) as private Amenity Space in the form of balconies. A sitting area of approximately 11.0 m2 shall be provided at the main floor of each building.
Landscaping within the required yards shall include planting of mature coniferous and deciduous trees and shrubs to act as a buffer and reduce the perceived massing of the residential buildings. Mature deciduous trees shall be a minimum of 8 cm caliper and mature coniferous trees shall be a minimum of 3 m in height. Notwithstanding these standards, landscaping within yards abutting lanes at the rear of each site shall incorporate an intermittent 1.2 m high solid screen fence along the property line, and mature deciduous trees a minimum of 10 cm caliper and mature coniferous trees with a minimum height of 4 m, interspersed with evergreen shrubs, to act as a buffer against adjacent residential developments.
To ensure a high standard of appearance complementary to the buildings, and a sensitive transition to surrounding uses detailed landscaping plans for each Area shall be submitted to and approved by the Development Officer, prior to the approval of any building permits, with the exception of footings and foundations.
these plans shall be substantially in accordance with the planting requirements illustrated in Appendix I, and shall include details of any decorative pavement, planters, fence, seating, pedestrian and security lighting, existing and proposed trees and shrubs, their species and size and soil depth and special provisions to facilitate plant growth for the entire project.
the existing mature trees on site shall not be moved unless it is absolutely necessary to accommodate a building or structure, in which case they may be moved to another location on site.
no boulevard trees shall be removed or relocated without the approval of the Parks and Recreation Department.
The Development Officer shall require, as a condition of approval, that the applicant provide an irrevocable letter of credit in the amount of 100% of the established landscaping costs for each Area, the conditions of the security being that:
if the landscaping is not completed in accordance with the provisions of this District and the approved landscape plan(s) within one growing season after the completion of the development, then the amount fixed shall be paid to the City for its use absolutely; and
the Development Officer shall not release the letter of credit until an inspection of the site has demonstrated that the landscaping has been well maintained and is in a healthy condition two growing seasons after completion of the landscaping project.
Signs shall be allowed in this district as provided for in accordance with Schedule 79B and in accordance with the general provisions of Section 79.1 to 79.9 inclusive of the Land Use Bylaw. Any building identification signs will be designed to be consistent with the style and detail of each building. Temporary freestanding real estate signage will be allowed during the marketing program of the development. No portable signs will be permitted whatsoever.
No parking, loading, storage, trash collection, outdoor service or display area shall be permitted within the required front yard and side yards. Guest parking and garbage containers shall be located in the rear yard setback abutting the lane; they will be screened from view from any adjacent sites and public roadways in accordance with the provision of Section 69.3 of the Land Use Bylaw.
Office-in-the-Home shall be developed in accordance with the Section 84 of the Land Use Bylaw.
Home crafts shall be developed in accordance with Section 85 of the Land Use Bylaw, and
Residential Sales Centre shall be developed in accordance with Section 95 of the Land Use Bylaw.
The Development Officer may grant relaxation to Sections 5079 of the Land Use Bylaw and 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 and enjoyment of neighbouring properties.