DC 40 DIRECT CONTROL ZONE

Purpose

To establish a special purpose zone to achieve the development objectives of the Mixed Use/Medium Density Multi-Residential site as envisioned by the approved Summerwood Area Structure Plan including:

1. (a) Provide for a range of compatible residential uses
2. (b) Allow for the area to be further subdivided into multi-family sites
3. (c) Maximum density of 75 units per hectare for the overall Mixed Use Area

  Area of Application

This zone shall apply to a portion of SE ¼ Sec.11 – Twp.53 – Rge.23 – W4th, located to the south of Summerwood Boulevard, totaling 5.1 hectares, as shown on the above map. This zone is divided into two (2) areas of distinct housing forms:

1. (a) Area A, +/- 2.0 hectares – Medium-Density Multiple Residential, primarily Low Rise Apartment
2. (b) Area B, +/- 3.1 hectares – Low-Density Multiple Residential, primarily Town Housing and Fourplex Housing

Land Use

The maximum number of dwelling units that may be developed in Areas A and B combined shall not exceed 375 units.

The following are the permitted and discretionary uses listed by Area.

Area A – Medium-Density Multiple Residential

The purpose of this Area is to provide medium-density multiple dwellings, primarily as low rise apartment housing. This area also provides for a range of minor commercial uses and complementary uses that are compatible with residential uses of this density, including some minor commercial uses when integrated into a larger, comprehensively planned development.

   Table 15.35(A)

   Fundamental Use Criteria - Area A

1. (a) The maximum number of units shall be 270.
2. (b) The maximum site coverage is 40.0%.
3. (c) One (1) bed is equivalent to one (1) dwelling unit for congregate housing for the purpose of density calculations.
4. (d) Personal service and convenience retail shall only be considered as an integral part of developments with at least 150 dwellings. Each use shall not exceed 275 m2 of floor area and shall not be permitted in a free standing building.

   Development Regulations- Area A

1. (a) The maximum building height is 14 m.
2. (b) The minimum front yard is 6.0 m.
3. (c) The minimum side yard is the greater of 2.0 m or 1.5 m for each storey or partial storey, except if it is 6.0 m from a flanking road.
4. (d) The minimum rear yard is 7.5 m.
5. (e) Architectural Character
   1. (i) Development in Area A shall maintain a sensitive relationship to the neighbouring residential parcels.
   2. (ii) Unifying design elements shall be stressed amongst the built forms in order to develop consistency and harmony within the development and with development in Area B.
   3. (iii) Buildings and accessory buildings shall employ similar elevations, forms and materials to achieve scale and design continuity, which are also complementary with the surrounding development.
   4. (iv) Roof lines and building facades shall be articulated and varied to reduce the perceived mass and linearity of the buildings and shall add architectural interest.
6. (f) Landscaping Standards
   1. (i) Private usable open spaces within this DC zone shall be connected via pedestrian linkages to open spaces provided elsewhere in the Summerwood neighbourhood .
   2. (ii) Landscaping shall be provided in conjunction with, and shall be part of, any development proposed in an application for a development permit.
   3. (iii) Any planting materials required or provided shall be installed in the finished grade.
   4. (iv) A soft landscaped buffer with a minimum width of 4.0 m shall be provided in any yard abutting a public roadway.
   5. (v) Landscaping of parking areas is to be provided in addition to required setback and not considered a replacement for such.
   6. (vi) Where parking for 30 or more vehicles is required, there shall be a landscaped open space within the interior of the parking area in which a minimum of 1.0 m2 of landscaping shall be provided for each parking space. The required landscaping shall not be located in one area and shall be placed within the parking area so as to provide visual relief and breakup of large areas of parking.
   7. (vii) A garbage collection area, an open storage area, or an outdoor service area, including any loading or vehicular service area, which is visible from an adjacent site in a residential zone or a public road, shall be fenced and or have a screen planting.
   8. (viii) All planting material required shall be hardy to the Sherwood Park region, as well as, to the location on the site where they are planted.
   9. (ix) Trees shall be included on the landscape plan and planted on non-vehicular open space.
   10. (x) All trees and tree planting shall conform to the following:
       1. (A) The proportion of the deciduous to coniferous trees shall be approximately 60:40
       2. (B) Deciduous trees shall be at least 60mm caliper and a minimum height of 450 mm
       3. (C) Coniferous trees shall have a minimum spread of 450 mm and a minimum height of 2.5 m
   11. (xi) A development officer may require, as a condition of a development permit that the applicant/owner provide a guaranteed security to ensure that landscaping is provided and maintained for two growing seasons.
7. (g) In addition to the regulations above, the listed uses are subject to the applicable regulations contained within the Land Use Bylaw, unless such regulation is specifically excluded or modified by the Direct Control zone.

Area B - Low-Density Multiple Residential

The purpose of this Area is to provide primarily for townhousing and fourplex housing on a planned basis with internal site roadways. This Area also provides for a limited range of complementary uses.

   Table 15.35(B)

   Fundamental Use Criteria - Area B

1. (a) The maximum number of units shall be 104.
2. (b) The maximum site coverage is 50.0%.

   Development Regulations - Area B

1. (a) The maximum building height is 10 m.
2. (b) The minimum front yard is 6.0 m, except if it is 4.5 m from a flanking road or abutting a multiple residential or commercial zone.
3. (c) The minimum side yard is 3.0 m, except if it is 4.5 m from a flanking road or abutting a multiple residential or commercial zone.
4. (d) The minimum rear yard is 7.5 m.
5. (e) Architectural character
   1. (i) Development in Area B shall maintain a sensitive relationship to the neighbouring residential parcels.
   2. (ii) Unifying design elements shall be stressed amongst the built forms in order to develop consistency and harmony within the development and with development in Area A.
   3. (iii) Buildings and accessory buildings shall employ similar elevations, forms and materials to achieve scale and design continuity, which are also complementary with the surrounding development.
   4. (iv) Roof lines and building facades shall be articulated and varied to reduce the perceived mass and linearity of the buildings and shall add architectural interest.
6. (f) Landscaping Standards
   1. (i) Private usable open spaces within this DC zone shall be connected via pedestrian linkages to open spaces provided elsewhere in the Summerwood neighbourhood.
   2. (ii) Landscaping shall be provided in conjunction with, and shall be part of, any development proposed in an application for a development permit.
   3. (iii) Any planting materials required or provided shall be installed in the finished grade.
   4. (iv) A soft landscaped buffer with a minimum width of 4.0 m shall be provided in any yard abutting a public roadway.
   5. (v) Landscaping of parking areas is to be provided in addition to required setback and not considered a replacement for such.
   6. (vi) Where parking for 30 or more vehicles is required, there shall be a landscaped open space within the interior of the parking area in which a minimum of 1.0 m² of landscaping shall be provided for each parking space. The required landscaping shall not be located in one area and shall be placed within the parking area so as to provide visual relief and breakup of large areas of parking.
   7. (vii) A garbage collection area, an open storage area, or an outdoor service area, including any loading or vehicular service area, which is visible from an adjacent site in a residential zone or a public road, shall be fenced and or have a screen planting.
   8. (viii) All planting material required shall be hardy to the Sherwood Park region, as well as, to the location on the site where they are planted.
   9. (ix) Trees shall be included on the landscape plan and planted on non-vehicular open space.
   10. (x)  All trees and tree planting shall conform to the following:
       1. (A) The proportion of the deciduous to coniferous trees shall be approximately 60:40
       2. (B) Deciduous trees shall be at least 60 mm caliper and a minimum height of 450 mm
       3. (C) Coniferous trees shall have a minimum spread of 450 mm and a minimum height of 2.5 m
   11. (xi) A development officer may require, as a condition of a development permit that the applicant/owner provide a guaranteed security to ensure that landscaping is provided and maintained for two growing seasons.
7. (g)  In addition to the regulations above, the listed uses are subject to the applicable regulations contained within the Land Use Bylaw, unless such regulation is specifically excluded or modified by the Direct Control zone.

Development Permits

1. (a) A development officer shall consider and decide upon all development permit applications within this zone.