Falconer Heights - southeast of the intersection of Rabbit Hill Road and Riverbend Road
Bylaw 10418 (June 22, 1993)
To establish a Specific Development Control District to accommodate medium density residential development consisting of row housing and low rise apartments with site development regulations to ensure that development will be compatible with the surrounding residential development.
2. Area A - Row Housing
This District shall apply to a 1.1 ha site located southeast of the intersection of Rabbit Hill Road and Riverbend Road, Falconer Heights, as shown on the attached Schedule.
| a. | Row Housing, including Stacked Row Housing and Linked Housing; |
| b. | Offices-in-the-Home; |
| c. | Homecrafts; |
| d. | Residential Sales Centre. |
| a. | The maximum total site density shall not exceed 30 units per hectare. |
| b. | The maximum building height shall not exceed 10 m (32.8 ft.) nor 2 1/2 storeys with the exception that stacked row housing shall not exceed 12 m (39.4 ft.) nor three (3) storeys. Any buildings located adjacent to the RF1 District abutting the south edge of the site shall not exceed 2 1/2 storeys. |
| c. | The maximum total site coverage shall not exceed 40% with a maximum of 12% for garages or car ports. Garages or car ports shall be designed as an integral part of the principal building. |
| d. | A landscaped yard, a minimum of 9.0 m (29.5 ft.) in width, shall be provided adjacent to the south property line. A 2.0 m high berm and 1.8 m uniform screen fence shall be centred on the south property line. |
| e. | A landscaped yard, a minimum of 7.5 m (24.6 ft.) in width, shall be provided adjacent to the north and west property lines. |
| f. | A landscaped yard, a minimum of 4.5 m (14.8 ft.) in width, shall be provided adjacent to the east property line. |
| g. | Landscaping in the boulevard adjacent to Rabbit Hill Road and Riverbend Road will consist of a mature deciduous tree for every 7.0 m (23.0 ft.) of street frontage. A mature deciduous tree shall be a minimum of 8 cm (3.10 in.) caliper. |
| h. | Landscaping for the balance of the site shall consist of a mixture of deciduous and coniferous trees. A minimum of one mature tree per dwelling unit shall be provided with a mixture of deciduous and coniferous shrubs. Mature coniferous trees shall be a minimum of 3 m in height and mature deciduous trees shall be a minimum calliper of 8.0 cm (3.10 in). |
| i. | To ensure that a high standard appearance and a sensitive transition to the surrounding land uses are achieved, detailed landscaping plans shall be submitted with the initial Development Permit application for approval by the Development Officer which, in the opinion of the Development Officer, comply with the landscaping requirements specified by Clauses d, e, f, g and h of this District, as it applies to Area A. |
| j. | The Development Officer shall require, as a condition of Development Permit approval, that the owner provide an irrevocable letter of credit equal to 25% of the total estimated landscape costs. This letter of credit shall be held for two (2) growing seasons following the installation of the landscaping. |
| k. | A Private Outdoor Amenity Area, at grade, a minimum of 30 m2 (322.9 sq. ft.) per dwelling unit located on the lowest storey and 15 m2 (161.5 sq. ft.) per dwelling unit for dwellings located above the lowest storey shall be provided in accordance with Section 57 of the Land Use Bylaw. |
| l. | Separation Space shall be provided between two or more dwellings in accordance with Section 58 of the Land Use Bylaw. |
| m. | A 1.8 m uniform screen fence shall be provided on the site adjacent to Riverbend Road and Rabbit Hill Road (except for curb cuts) and adjacent to the RF1 District abutting the south side of the site. |
| n. | Design techniques, inclusive of the use of sloped roofs and the use of variations in setbacks and articulation of building facades, shall be employed to minimize the perception of massing when viewed form the low density residential areas to the south, to the satisfaction of the Development Officer. |
| o. | Building finishes shall be compatible with the exterior finishing materials and colours typical of the surrounding low density residential development to the south, to the satisfaction of the Development Officer. |
| p. | No parking, loading, storage or trash collection shall be permitted within the required yard. Parking, storage and trash collection shall be located in such a manner as to be screened from view from adjacent residential sites and public roadways in accordance with the provisions of Section 69.3 of the Land Use Bylaw. |
| q. | In addition to the requirements of Section 55 of the Edmonton Land Use Bylaw restricting parking in residential areas, no recreational vehicles shall be stored on the site except in an area designated for such vehicles which is property secured and landscaped. |
| r. | Signs may be allowed in this District as provided for in accordance with Schedule 79A and in accordance with the general provisions of Section 79.1 to 79.9 inclusive of the Land Use Bylaw. |
| s. | Development in this District shall be evaluated with respect to compliance with the General Development Regulations of Sections 50 - 79 inclusive of the Land Use Bylaw. |
| t. | The Development Officer may grant relaxations to Section 50 - 79 of the Land Use Bylaw and 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. |
| u. | That at least one walkway from the south that connects to this development be included. |
| a. | Stacked Row Housing shall be developed to a maximum of six (6) units per building. |
| b. | Offices-in-the-Home shall be developed in accordance with Section 84 of the Land Use Bylaw. |
| c. | Homecrafts hall be developed in accordance with Section 85 of the Land Use Bylaw. |
| d. | Residential Sales Centres shall be developed in accordance with Section 95 of the Land Use Bylaw. |
7. Area B - Apartment Housing
This District shall apply to a 1.1 ha (the west site) and a 0.6 ha (the east site) site located south of Rabbit Hill Road and west of Falconer Road, Falconer Heights, as shown on the attached Schedule.
| a. | Apartment Housing; |
| b. | Homecrafts; |
| c. | Offices in the Home. |
| a. | The maximum total site density shall not exceed 88 units per hectare. |
| b. | All required resident parking for this development shall be provided underground or under a dwelling unit at ground level. Guest parking may be provided on the surface in groups not greater than five (5) stalls. |
| c. | The maximum building height shall not exceed 12 m (39.4 ft.) nor 3 storeys. |
| d. | A landscaped yard, a minimum of 15.0 m (49.1 ft.) in width, shall be provided adjacent to the south property line of both sites. A 2.0 m high berm and 1.8 m uniform screen fence shall be centred on the south property line. |
| e. | On the west site, a landscaped yard, a minimum of 7.5 m (24.6 ft.) in width, shall be provided adjacent to the north property line. On the east site, a landscape yard, a minimum of 7.5 m (24.6 ft.) in width, shall be provided adjacent to the north property line and Falconer Road. |
| f. | For the west site a landscaped yard, a minimum of 3.0 m (9.9 ft.) in width, shall be provided adjacent to the east and west property lines. On the east site a landscaped yard, a minimum of 3.0 m (9.9 ft.) in width, shall be provided on the west property line. |
| g. | Landscaping in the boulevard adjacent to Rabbit Hill Road will consist of a mature deciduous tree for every 7.0 m (23.0 ft.) of street frontage. A mature deciduous tree shall be a minimum of 8 cm (3.10 in.) caliper. |
| h. | Landscaping for the balance of the site shall consist of a mixture of deciduous and coniferous trees. A minimum of one mature tree per dwelling unit shall be provided with a mixture of deciduous and coniferous shrubs. Mature coniferous trees shall be a minimum of 3 m in height and mature deciduous trees shall be a minimum caliper of 8.0 cm (3.10 in). |
| i. | The minimum site area shall be 800 m2 (8,611 sq. ft.). |
| j. | The minimum site width shall be 20 m (65.5 ft.). |
| k. | The maximum floor area ratio shall be 1.3. |
| l. | To ensure that a high standard appearance and a sensitive transition to the surrounding land uses are achieved, detailed landscaping plans shall be submitted with the initial Development Permit application for approval by the Development Officer which, in the opinion of the Development Officer, comply with the landscaping requirements specified by Clauses d, e, f, g and h of this District as it applies to Area B. |
| m. | The Development Officer shall require, as a condition of Development Permit approval, that the owner provide an irrevocable letter of credit equal to 25% of the total estimated landscape costs. This letter of credit shall be held for two (2) growing seasons following the installation of the landscaping. |
| n. | A minimum Amenity Area of 7.5 m2 (80.7 sq. ft.) per dwelling unit shall be provided in accordance with Section 57 of the Land Use Bylaw. |
| o. | Separation Space shall be provided between two or more dwellings in accordance with Section 58 of the Land Use Bylaw. |
| p. | A 1.8 m uniform screen fence shall be provided on the site adjacent to Rabbit Hill Road and Falconer Road (except for curb cuts) and adjacent to the RF1 District abutting the south side of the site. |
| q. | Design techniques, inclusive of the use of sloped roofs and the use of variations in setbacks and articulation f building facades, shall be employed to minimize the perception of massing when viewed from the low density residential areas to the south to the satisfaction of the Development Officer. |
| r. | Building finishes shall be compatible with the exterior finishing materials and colours typical of the surrounding low density residential development to the south, to the satisfaction of the Development Officer. |
| s. | No parking, loading, storage or trash collection shall be permitted within the required yard. Parking, storage and trash collection shall be located in such a manner as to be screened from view from adjacent residential sites and public roadways in accordance with the provisions of Section 69.3 of the Land Use Bylaw. Waste collection siting shall provide opportunities for recycling initiatives. |
| t. | In addition to the requirements of Section 55 of the Edmonton Land Use Bylaw restricting parking in residential areas, no recreational vehicles shall be stored on the site except in an area designated for such vehicles which is property secured and landscaped, and in groups not greater than five (5) stalls. |
| u. | Signs may be allowed in this District as provided for in accordance with Schedule 79A and in accordance with the general provisions of Section 79.1 to 79.9 inclusive of the Land Use Bylaw. |
| v. | Development in this District shall be evaluated with respect to compliance with the General Development Regulations of Sections 50 - 79 inclusive of the Land Use Bylaw. |
| w. | The Development Officer may grant relaxations to Section 50 - 79 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. |