| a. |
The maximum floor area ratio shall not exceed 1.3. |
| b. |
The maximum density shall be 110 units/ha to a maximum of 150 units. |
| c. |
The maximum building height shall not exceed 14 m from grade to the eaves nor exceed 3 1/2 stories when viewed from the outside of the building. The maximum height from grade to the highest point of the roofline of the dormer shall not exceed 18 m. Roofs shall be sloped and be of a residential design character with dormers and other architectural features which add to the visual interest and articulation of the development, particularly when viewed from the east and north. |
| d. |
The elevations and rooflines of the building shall be substantially in accordance with the building elevations as illustrated in Appendix 1. |
| e. |
The general site lay out shall be substantially in accordance with the site plan as illustrated in Appendix 2. |
| f. |
A landscaped yard a minimum of 4.5 m in width shall be provided adjacent to the north property line. This landscaped yard shall include planting of mature evergreen and deciduous trees and shrubs such that an effective visual buffer is created between this site and the residences to the north. Any surface parking shall be concealed from the view of adjoining properties by means of a 1.2 m solid screen fence, a 1.2 m high landscaped berm or hedges. |
| g. |
A landscaped yard a minimum of 7.5 m in width shall be provided adjacent to the east property line. In addition, the landscaped yard adjacent to the east property line shall be expanded to a minimum of 18 m for those portions of the yard adjacent to the northeast annex of the building as shown on Appendix 2. Such landscaped yards shall include planting of mature evergreen and deciduous trees and shrubs to reduce the perceived massing of the residential buildings when viewed from the east. The landscaping shall consist of a mix of coniferous and deciduous trees such that an effective visual buffer is created between this site and the residences to the east, across Lake Beaumaris. |
| h. |
A 1.2 m high solid screen fence shall be provided adjacent to the south property line. A 4.0 m landscaped yard consisting of mature evergreen and deciduous trees shall be provided adjacent to the south property line, for any portion of the property line which is adjacent to any building. |
| i. |
Resident parking shall be integrated with the design of the landscaping to minimize its visibility and overall impact on the development through the use of landscaped berms, landscaped central islands, and 1.2 m high screen fencing. |
| j. |
Mature deciduous trees shall be a minimum of 7 cm caliper and mature evergreen trees shall be a minimum of 2.5 m in height. |
| k. |
To ensure that a high standard of 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 planting requirements specified by Clauses 4(f), (g), (h) and (i) of this District. |
| l. |
The Development Officer shall require, as a condition of approval, that the applicant provide an irrevocable letter of credit or a performance bond, in the amount of 100% of the established landscaping costs, the conditions being that: |
| |
| i. |
if the landscaping is not completed in accordance with the provisions of this District and the landscape plan, 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 |
| ii. |
the Development Officer shall not release the Landscaping Bond 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. |
|
| m. |
Development shall provide an Amenity Area a minimum of 7.5 m2 (80.7 sq. ft.) per dwelling. |
| n. |
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. |
| o. |
The Development shall provide Separation Space in accordance with Section 58 of the Edmonton Land Use Bylaw. |
| p. |
An open terrace or patio may be allowed to project into a yard or separation space, if such terrace or patio is unenclosed except by a guard rail or parapet wall not exceeding a maximum height of 1.2 m. No terrace or patio shall project into any required yard more than 1.0 m. |
| q. |
No parking, loading, storage, trash collection, outdoor service or display area shall be permitted within a required yard. Storage, loading and trash collection areas shall be located to the rear or sides of the principal buildings, away from the north and east property lines and shall 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. |
| r. |
All exterior finishing materials must be of good quality, durable, attractive in appearance and with consistent treatment on all faces of a building. No painted and/or scored concrete block construction will be permitted. |
| s. |
Development in this District shall generally comply with the following guidelines; to the satisfaction of the Development Officer: |
| |
| i. |
an architectural and landscaping theme shall be created through the exterior treatment of buildings, (i.e., materials, colour and design) on the site and through the use of landscaping techniques and materials, all of which are to be compatible with the residential context of the development; and |
| ii. |
buildings shall be designed and finished in a manner that minimizes the perceived massing of development when viewed from the east and north, and which is compatible with the exterior finishing materials and colours typical of the surrounding residential area. |
| iii. |
All mechanical equipment on the roof of any building shall be completely screened or incorporated within the building roof. |
| iv. |
The roof of any building shall consist of cedar shakes, clay tiles, asphalt shingles or materials having a similar character unless hidden from view by a parapet wall, when viewed from normal standing eye level at grade. |
|
| t. |
Development in this district shall be evaluated with respect to compliance with the General Development Regulations of Sections 5079 inclusive of the Land Use Bylaw. |
| u. |
The Development Officer my 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. |
