DC2 403

Garneau - 10711 - 83 Avenue NW

Bylaw 11144 (April 15, 1996)

 

To establish a Site Specific Development Control District to accommodate a medium density residential development with site specific development controls designed to ensure that transitional forms of innovative housing are both integrated into and compatible with surrounding land uses, in compliance with the Garneau Area Redevelopment Plan.

This DC5 shall apply to Lots 31 to 36, inclusive, Block 132, Plan 787 CL located at 10711 - 83 Avenue, Garneau.

a.Apartment Housing
b.Boarding and Lodging
c.Conversion of Single Detached, Semi-detached and Duplex Dwellings to Professional Offices
d.Daytime Child Care Services
e.Foster Homes
f.Fraternity and Sorority Housing
g.Group Homes
h.Major Home Occupation
i.Minor Home Occupation
j.Religious Assembly
k.Residential Sales Centre
l.Secondary Suites, where developed within a Single Detached Housing form
m.Single Detached, Semi-detached and Duplex Housing
n.Stacked Row Housing, including Row Housing and Linked Housing
a. The maximum density shall be 125 dwellings/ha (50.6 dwellings/acre);
b. The maximum Height shall not exceed 14 m (45.9 ft.) nor 4 storeys;
c. The maximum floor area ratio shall be 1.3;
d. The minimum Front Yard shall be 6 m (19.7 ft.);
e. The minimum Rear Yard shall be 7.5 m (24.6 ft.);
f. The minimum Side Yard shall be 1 m (3.3 ft.) for each storey or partial storey, except that a total of at least 2 m (6.6 ft.) shall be provided in all cases. A Side Yard shall be not less than 4.5 m (14.8 ft.) when it abuts a flanking public roadway other than a lane;
g. A minimum Amenity Area of 7.5 m2 (80.7 sq. ft.) per Dwelling shall be provided;
h. Single Detached, Semi-detached, and Duplex housing shall be developed in accordance with the provisions of the RF4 District;
i. Minor Home Occupations shall be developed in accordance with Section 84 of the Edmonton Land Use Bylaw;
j. Major Home Occupation uses shall be developed in accordance with Section 85 of the Edmonton Land Use Bylaw;
k. Boarding and Lodging Houses shall be developed in accordance with Section 86 of the Edmonton Land Use Bylaw;
l. Group Homes shall be developed in accordance with Section 91 of the Edmonton Land Use Bylaw;
m. 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 Edmonton Land Use Bylaw;
n. Daytime Child Care Services shall be developed in accordance with Section 93 of the Edmonton Land Use Bylaw;
o. Conversion of Single Detached, Semi-detached and Duplex Dwellings to Professional Offices shall be in accordance with Section 88 of the Edmonton Land Use Bylaw;
p. Notwithstanding the development regulations of this District, Fraternity and Sorority Housing shall be developed in accordance with Section 94 of the Edmonton, Land Use Bylaw;
q. Residential Sales Centres shall be developed in accordance with Section 95 of the Edmonton Land Use Bylaw;
r. Secondary Suites shall be developed in accordance with Section 99 of the Edmonton Land Use Bylaw.
s. To ensure a high standard of appearance is achieved for the entire site, detailed landscaping plans shall be submitted with the initial Development Permit application for approval by the Development Officer. The landscaping plans shall be in accordance with Section 69 of the Edmonton Land Use Bylaw, and if the site is developed for apartment or row housing, landscaping shall further include the retention and relocation of 20 mature trees on site, as well as retention of the caragana hedge on the north, and east property lines, except where penetrated for pedestrian access or tree planting. A new caragana hedge will be planted on the north property line on the west side of the site, so as to provide a continuous landscape feature along all portions of the site with Street frontage.
t. The Development Officer shall require, as a condition of approval, that the applicant provides an irrevocable letter of credit in the amount of 100% of the established landscaping cost, the conditions of the security being that:
 
i. if the landscaping is not completed in accordance with the provisions of this district and the landscaping plan, within one growing season after the completion of the development, then the amount fixed be paid to the City for its use absolutely;
ii. 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, and;
iii. should mature trees, that were included as part of the landscaping package, not survive two growing seasons, they will be replaced by mature trees of a similar type, to be a minimum of 4.5 m (15 ft) in height .
u. If there is a staged development of apartment or row housing on the site, then the design and exterior finishes shall be compatible and maintain consistent design elements.

Not withstanding the other regulations of the district:

a. Apartment or Stacked Row Housing developments which incorporate an exterior courtyard and the provision for all required parking underground, shall be developed in accordance with the following additional regulations and generally in accordance with the attached appendix:
 
i. the exterior courtyard shall be enclosed on three sides and open to the elements, and accentuated by means of concrete pavers, potted landscaping, architecturally designed light posts and a canopy style front entrance over exterior entry stairs. It shall also include a bicycle rack and handicap access ramp. There will be a minimum of 8.5m2 (92 sq. ft.) of courtyard area per dwelling unit.
ii. the maximum density shall be 197 dwellings/ha (79.7 dwellings/acre), to a maximum of 48 dwelling units for the entire site;
iii. the maximum Floor Area Ratio shall be 2.25, where only family-oriented dwellings are located on the first storey of a building containing apartment housing;
iv. the maximum Height shall not exceed 18 m (59 ft) nor 5 storeys, including all mechanical equipment, as measured from the base elevation of the adjacent sidewalks and lane;
v. the 5th storey shall not to exceed 40% of the main floor area, and with the exception of mechanical equipment shall be set back a minimum of 10 m (32.8 ft.) from the front lot line along 83 Avenue (as per Appendix I);
vi. on 107 Avenue, and on the west property line of the site, no more than 35% of the building frontage will exceed 4 storeys, as generally shown in Appendix I;
vii. the roof lines, patio fencing and building facade shall include design elements that will reduce the perceived mass and height of the building to the satisfaction of the Development Officer;
viii. notwithstanding Section 54(3) of the Edmonton Land Use Bylaw, a balcony may project 2 m (6.6 ft.) into the required yards;
ix. the required yards shall be provided as follows:
  the minimum Front Yard on 83 Avenue shall be 4.8 m (16 ft.); the minimum Side Yard along 107 Street shall be 3.9 m (13 ft.); the minimum Side Yard along the western boundary shall be 3.9 m (13ft.); the minimum Rear Yard, where the site abuts the lane, shall be 1.8 m (6 ft.) and will include a minimum of 10 trees, with a minimum height of 4.5m (15 ft), to the satisfaction of the Development Officer. In addition there will be a continuous planting of vines, shrubs or a hedge, which can achieve a minimum height of 1 m (3.3ft.), such that the lower foundation adjacent to the rear lane, will have minimum visibility when vegetation reaches its mature state;
  • the minimum Front Yard on 83 Avenue shall be 4.8 m (16 ft.);
  • the minimum Side Yard along 107 Street shall be 3.9 m (13 ft.);
  • the minimum Side Yard along the western boundary shall be 3.9 m (13ft.);
  • the minimum Rear Yard, where the site abuts the lane, shall be 1.8 m (6 ft.) and will include a minimum of 10 trees, with a minimum height of 4.5m (15 ft), to the satisfaction of the Development Officer. In addition there will be a continuous planting of vines, shrubs or a hedge, which can achieve a minimum height of 1 m (3.3ft.), such that the lower foundation adjacent to the rear lane, will have minimum visibility when vegetation reaches its mature state;
x. the minimum separation space will match the minimum Yard requirements; The separation space for units fronting onto the courtyard will be 8.5m (28 ft) in total., and between buildings connected by a courtyard, there will be a minimum of 4.5m (15 ft), as generally shown in Appendix I. The Development Officer shall require architectural or landscape features in the courtyard to provide some form of privacy or defensible space;
xi. if there is an exposed foundation of more than 1 meter (3.3 ft) in height, that portion of the foundation above 1 meter, will be treated with exterior finishing materials that are compatible with the upper portion of the building;
xii. all exposed building faces shall have consistent and harmonious exterior finishing materials, design elements and variations that reduce the perceived building height and add architectural interest, to the satisfaction of the Development Officer;
xiii. landscaping requirements will be as outlined previously in section 4.(s) and Section 4.(t) of this Bylaw;.
xiv. where all parking has been provided underground the following requirements will apply:
 
  • parking for a one bedroom dwelling will be .75 spaces per dwelling;
  • parking for a 2 bedroom or larger dwelling will be 1.25 spaces per dwelling;
  • there will be one guest parking space per every 7 dwellings, that will be readily available to an entrance of the building to be served, and clearly identified as guest parking;
  • up to 50% of all parking stalls can be of a length shorter than the required, to a minimum of 4.5m (15ft.);
  • there will be no tandem stalls.

Bylaw attachments