Emerald Hills Urban Village

Purpose

To establish a special-purpose zone for the Emerald Hills Urban Village which will achieve the vision of a sustainable urban neighbourhood as contemplated in the Emerald Hills Area Structure Plan.

Area of Application

This zone shall apply to parts of NE 11-53-23-W4 and SE 11-53-23-W4 located south of Emerald Drive, west of Clover Bar Road, east of Eton Boulevard, and north of Aspen Trail, as illustrated on Attachment “A” below.

Objective

As identified in the North of Lakeland Drive Area Concept Plan and the Emerald Hills Area Structure Plan, a residential urban village shall be established on the subject lands to provide a compact well-designed mix of housing, shops and services in an integrated village setting that attains higher densities than surrounding areas. The principal objective of the Urban Village is to create opportunities for residents to live within the capacity of one planet while making sustainable living easier, attractive and more affordable than conventional suburban development.

The master-planned Emerald Hills Urban Village has been designed through the application of sustainability and behavioural lenses with full consideration to local and global impacts on economic growth, environmental health, social equity and cultural vitality. The system applied to the Urban Village is represented by 12 theme objectives to guide developers, development officers, and builders in the design, review, and construction of the Village to ensure that a truly sustainable community is realized.

Attachment ‘A’

Subdivision Regulations

Subdivision within the zone shall conform to the general Development Area configurations as illustrated on Attachment “A”.

Further to section 14.2(5), subdivision is permitted within Areas I, II, III and VI.

Fundamental Use Criteria and Development Regulations shall apply to the boundaries of each Development Area.

As part of a subdivision application or prior to issuance of a development permit within Areas I, II, III and VI, whichever comes first, the first developer to commence within the Area shall enter into an Agreement with the County to address the design, construction, costs and recoveries associated with how access, parking, phasing and landscaping will function within the Area.

Building setbacks are to be interpreted from the internal property line of a Development Area to the edge of a building. A building setback does not include driving lanes, parking spaces and/or parkade ramps.

General Development Regulations

Sustainability Design Team

Prior to acceptance of a development permit application for a principal building within this zone, the development officer shall consult with the Coordinator of the Sustainable Urban Neighbourhood (SUN) Design Team to determine if the proposed application is consistent with the zone.

Should the Coordinator of the SUN Design Team deem that the application is consistent with the zone, the application will be reviewed by the SUN Design Team as part of the regular development permit application circulation process. Should the Coordinator deem that the application is inconsistent with the zone, the application will be reviewed by the SUN Design Team prior to the acceptance of the development permit application.

The applicant shall submit documentation pertaining to the consistency of the application with the SUN Design Guidelines for review by the SUN Design Team. The SUN Design Team will evaluate the development in the context of the 12 sustainability themes described above. It is understood, that not all 12 themes may be applicable to all developments. Following review of the proposal, the SUN Design Team will provide the development officer with an assessment that indicates how well the proposed application performs relative to the sustainability themes and the objectives of the Urban Village. The assessment may also include recommendations for improvements.

The assessment will be provided to the applicant to advise how well they have achieved sustainability and will be used to inform the decision of the development officer in the application approval process.

Master Site Plan

The Emerald Hills Urban Village Master Site Plan was developed through a comprehensive collaborative planning and design approach that engaged a full spectrum of stakeholders from the onset including representatives from the lead developer, the municipality, the funding partners, and other key stakeholders.

The Emerald Hills Urban Village Master Site Plan is shown on Attachment “B”.

All development within the zone shall be guided by the Master Site Plan.While conformance with the plan is desired, it is understood that the Village will be developed over a period of time and market conditions may influence the need for minor adjustments in the actual implementation of the Plan. In this regard, the development officer should be guided by an application’s consistency with the zone’s Objectives and Sustainability Themes rather than strict adherence to the location of buildings on the Master Site Plan.

Attachment ‘B’

Urban Design

The development officer shall evaluate development permit applications in the context of the Emerald Hills Urban Village Architectural and Open Space Design Guidelines. To ensure a high standard of development, building design plans shall be submitted with a development permit application along with documentation demonstrating consistency with the Emerald Hills Urban Village Architectural and Open Space Design Guidelines. Such plans shall be to the satisfaction of the development officer and shall include details of overall site layout, exterior building treatment and colour scheme, perimeter and internal landscaping, fencing and screening, and any surface vehicular parking layout, where permitted. The following Urban Design regulations shall be adhered to in preparation of the plans for all areas within the Urban Village:

1. (a)  Architectural Treatment - General
2.     The architecture of all developments within the Urban Village shall be consistent with the heritage theme established for Emerald Hills. To guide the design process the following guidelines are provided:
   1. (i) The predominant finish of Apartment and mixed use buildings shall be finished with brick or stone. Architectural stucco or alternate siding materials may be considered for the balance of the facade. Vinyl siding is discouraged on Apartment and mixed use buildings.
   2. (ii) Dark colours that are rich, deep and bold, such as dark brown, orange, red with light coloured accents is the preferred colour scheme.
   3. (iii) Accent stone and brick is required around windows and doors.
   4. (iv) The overall architectural treatment of the ground floor will be more extensive than the upper floors to create a more dynamic and inviting streetscape.
   5. (v) All building facades shall include design elements, materials, and articulation that reduces the perceived mass of the building facade and adds architectural interest. Blank walls are not permitted on any facade of a building.
   6. (vi) At least 80% of the floor elevation of the ground (first) floor of Apartment and mixed use buildings shall be no higher than 1.0 m above the mean grade of the adjacent public sidewalk, at the property line.
   7. (vii) Retaining walls, planters, and other site features and elements shall be finished to match and compliment buildings.
   8. (viii) In order to establish the urban feel adjacent to open spaces and surrounding road network, buildings will be placed as close to the street or property line as possible. Further, no solid or screen fencing shall be permitted along the edges of each Development Area within the Urban Village except where screening items such as garbage enclosures, loading areas and utility infrastructure. Fencing is not permitted between parcels within a Development Area except where required for Congregate Care. Innovative noise attenuation structures and building orientation will be required as an alternative to berms or long stretches of freestanding solid walls adjacent to any roadways. Improved noise attenuation will also be incorporated into the building structure.
   9. (ix) Mechanical equipment on the roof of any building shall be concealed by incorporating it within the building roof, or by screening it in a way that is consistent with the character and finishing of the building.
3. (b)  Architectural Treatments – Commercial
   1.  In addition to the above, active commercial frontages shall be developed according to the following regulations:
      1. (i) There shall be outward facing building entrances, and windows in addition to any openings onto internal courtyards or parking areas;
      2. (ii) Horizontal stretches of uninterrupted facade shall not exceed 12m in length;
      3. (iii) A minimum of 50% of the ground floor portion of the building facade abutting a public road or walkway shall be comprised of non-reflective glazing; and
      4. (iv) At least 50% of the ground floor commercial premises or work live units in Area I, II and VII facing the Mews shall consist of individual shops of not more than 12.0 m frontage.
4. (c)  Architectural Treatment – Low Density Residential

Low density residential development, including a single dwelling, a semi-detached dwelling, a multiple dwelling, and a townhouse dwelling, shall be designed to be consistent with the Heritage Theme established for the Urban Village.

1. (d)  Height

In order to reduce the perceived mass of buildings over 14 m in height, buildings shall incorporate into their architecture a step back of a minimum of 1.2 m at various heights on all sides of the buildings as illustrated on the Attachments (Attachments “C” through “I”).

Parking Regulations

Despite the parking requirements within Part 4 of this Bylaw, the following table shall apply to this Urban Village:

Table 14.2(A) Minimum parking requirements

1. (a)  Where a specific use is not listed within the above table, the development officer shall follow the requirements found within Part 4 of this Bylaw.
2. (b)  The development officer may, at their discretion, vary the residential parking regulations if the developer demonstrates, to the satisfaction of the development officer, a reduced demand for parking through the introduction of a travel demand management program which includes effective strategies such as a car share program, shared parking agreements and access to transit service within 30.0 m of this development.
3. (c)  The layout of parking areas shall specifically address the interrelation of pedestrian, vehicular and bicycle circulation in order to provide continuous, direct pedestrian access with a minimum of driveway and drive aisle crossings. Remedial treatments such as raised pedestrian crossings, forecourts and landings, special paving, lights and bollards shall be provided at significant points of conflict.
4. (d)  Parking, loading and passenger drop-off areas are required to be easily accessible and designed to minimize pedestrian-vehicle conflicts.
5. (e)  Landscaped islands with raised curbs shall be used to define parking lot entrances, the ends of all parking aisles and the location and pattern of primary internal access drives, and to provide pedestrian refuge areas and walkways.
6. (f)  No surface parking shall be located within any Development Area Boundary setback
7. (g)  Surface parking is required to be designed to feel “green” with substantial plantings.
8. (h)  For the uses, apartment housing, assisted living facility, and lodge living facility:
   1. (i) Resident parking shall be provided in underground parking facilities.
   2. (ii) Buildings greater than four storeys in height shall provide underground visitor parking.
   3. (iii) Buildings four storeys or less in height are encouraged to provide visitor parking in underground facilities, however, ground level visitor parking may be provided.
   4. (iv) Employee parking shall be provided in underground parking facilities for buildings that exceed two storeys in height.
   5. (v) Despite (i) and (iv), an increased portion of resident and employee surface parking may be considered within Development Area VI, subject to acceptance of a parking and landscaping plan to the satisfaction of the development officer.
9. (i)  For the uses, dwelling, townhouse, dwelling, multiple, and dwelling, semi-detached:
   1. (i) Resident parking shall be internal to the residential unit whether in ground level garages or underground parking.
10. (j)  For all Commercial and Institutional uses:
    1. (i) Employee parking shall be provided in underground parking facilities for buildings that exceed two storeys in height.
    2. (ii) Patron parking for buildings that exceed four storeys in height shall be provided in underground parking facilities.
    3. (iii) Despite (f) and (j) (ii), surface parking may be considered for a Care Centre within Area II.
    4. (iv) Patron parking for buildings less than four storeys in height is encouraged to be provided in underground parking facilities; however, surface parking may be provided.
    5. (v) When reviewing development permit applications for uses that may operate at different times of the day or week, a development officer may consider shared parking amongst uses that have staggered peak hours of demand.
    6. (vi) Off-site on-street parking that is located immediately adjacent to the specific Development Area that is the subject of a development permit application may be considered in the calculation of patron on-site parking. However, the off-site on-street parking shall not represent more than 10% of the required patron parking for the proposed development.
11. (k)  Bicycle Parking Requirements
12.       Despite the parking requirements of Part 4 of this bylaw, the following bicycle parking requirements shall continue to be in effect for this Urban Village:
    1. (i)  Secure indoor bicycle parking for residents and outdoor visitor Bicycle Parking will be required for apartment and senior citizen housing. Indoor bicycle parking shall be provided at a ratio of one stall per five units. Outdoor visitor bicycle parking spaces shall be provided at a ratio of one stall per ten units.
    2. (ii)  Outdoor visitor bicycle parking for commercial development, including office uses, shall be provided at a ratio of one stall per 250 m² of gross floor area.

Transportation and Circulation

1. (a) Private useable open spaces within this zone shall be connected via pedestrian linkages to open spaces provided elsewhere in the Urban Village and to the Emerald Hills neighbourhood.
2. (b) Public access easement shall be provided as a condition of subdivision for internal roadway areas and any pedestrian corridors to provide access to the central open space. Easements shall make the private property owner(s) responsible for maintenance and liability.
3. (c) Clear and effective access to the buildings on the site is required for service and emergency response vehicles.

Landscaping

1. (a)  A detailed landscape plan for each development shall be submitted to and approved by the development officer prior to the approval of any development permit. These plans shall include details of pavement materials, fencing, exterior lighting and street furniture elements, garbage and storage areas, pedestrian seating areas, sizes and species of new plantings for the site, including any adjacent boulevard areas, sidewalk improvements, parks and open spaces. The development officer shall have regard for the degree to which the design of these features is consistent within the development These features, where practical, shall be finished in materials the same as or complementary to the Heritage theme established for Emerald Hills.
2. (b) The first development permit application submitted within a Development Area shall include a landscape plan for the entire development area, regardless of the number of private properties contained within the Development Area. At such time that a subsequent development permit is submitted for a separately titled parcel within the Development Area, an updated landscape plan shall be submitted for those and any other lands not yet developed within the Development Area which shall be in accordance with the design provisions of the original landscape plan. Discretion shall be granted to the landscaping within subsequent permits to allow for modification based on final building design, uses, parking and loading requirements, or other details based on the final site design which were unforeseen. The materials, plant species and overall design concept and intent shall, however, be in keeping with the original landscape plan.
3. (c)  Landscaping shall be provided in accordance with the regulations of section 3.8 of this bylaw; except for the following:
   1. (i) Landscape plans submitted for each Development Area shall also include the landscape plan for the Municipal Reserve and adjacent Development Areas (where landscape plans have been approved) to demonstrate the complementary landscape planning.
   2. (ii) Major entry points to each development area from Clover Bar Road, Emerald Drive, Aspen Trail, and Eton Boulevard are to be given special landscape treatment to ensure that they are both attractive and readily identifiable.
   3. (iii) Internal pedestrian linkages within each development area shall be developed in accordance with the trail requirements pursuant to the County’s Design and Construction Standards and be compatible with the trail specifications required within the central Municipal Reserve open space.
   4. (iv) Any planting materials required or provided shall be installed in the finished grade.
   5. (v) Where surface 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 concentrated in one area and shall be placed within the parking area so as to provide visual relief and break-up of large areas of parking.
   6. (vi) 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 or a public road, shall be fenced or have screen planting or both.
   7. (vii) All plant material required shall be hardy to the Sherwood Park region, as well as, to the location on the site where they are planted.
   8. (viii) Trees and shrubs shall be included on the landscape plan and planted on non-vehicular open space. In this regard, trees and shrubs are to be provided in accordance with the following guidelines:
   9.        (A)  Residential requires: one tree and one shrub per unit or one tree and one shrub per four congregate care sleeping units or the requirements of the landscaping section of this Bylaw, whichever is greater.
   10.        (B)  Commercial requires: one tree and one shrub per 100m² of gross floor area in addition to the requirements of the landscaping section of this Bylaw.
   11. (ix) Where space limits, tree planting may be substituted in one of the following manners:
       1. (A)  shrub groupings may be substituted at the rate of five shrubs for one tree; and/or,
       2. (B)  the excess tree and shrub planting may occur off-site within the zone, to the satisfaction of the development officer; and/or,
       3. (C)  the cash equivalent value of the plantings is used to enhance other non-planting landscape amenities within the subject parcel to the satisfaction of the development officer.
   12. (x) A development officer shall 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 in accordance with section 3.8 of this bylaw.
   13. (xi) Where a contradiction may exist between the regulations of this section and section 3.8 of this bylaw, the greater requirement shall be provided, to the satisfaction of the development officer.

Lighting

1. (a) Appropriate lighting shall provide security and add visual interest, while minimizing light pollution through the application of dark sky lighting principles in accordance with the Strathcona County Light Efficient Community Policy SER-009-038. Lighting shall be directed away from adjacent roadways. Lighting standards and fixtures shall be of a consistent design, complementary to the overall architectural theme of each development.
2. (b) All public access areas within development areas shall be lit in keeping with the principles of crime prevention through environmental design and require site lighting as necessary to encourage pedestrian safety and security throughout the Urban Village.
3. (c) In commercial areas no lighting standard or fixture shall exceed 10m in height.
4. (d) In residential/mixed use areas, no lighting standard or fixture shall exceed 6.0 m in height.

Signs

In addition to the sign regulations listed within Part 5 of this bylaw, the following provisions are also applicable to signage within the UV2 zone:

1. (a) The signs will be based on the Heritage theme that has been established for Emerald Hills, however, will be flexible to provide for a variety of sign types.
2. (b) Portable signs shall be prohibited within this zone.
3. (c) Temporary signs shall only be considered if consistent with the Heritage Theme established for Emerald Hills.
4. (d) Freestanding signs shall only be considered in Area VII adjacent to Clover Bar Road.
5. (e) Signs in residential areas shall be regulated as if the site is developed as an R3 zone.
6. (f) Signs in non-residential/mixed use areas shall be generally regulated as if the site is developed as a C2 zone within Part 8 of this bylaw.

Home Businesses 

As a condition of issuing a development permit for a Home Business, the development officer may impose any condition that will help to ensure that the residential character of the development is maintained including, but not limited to the following:

1. (a) Conditions limiting the types of business that may be conducted under the permit;
2. (b) Conditions limiting the number of business visits per day;
3. (c) Conditions limiting the number of business visitors at any one time;
4. (d) Conditions limiting the hours or days of operation of the business;
5. (e) Conditions prescribing the manner of operation of the business that are intended to reduce noise or other off-site impacts; and
6. (f) Conditions limiting the location within the Dwelling, where the business may be conducted.

Amenity Space

1. (a) Private amenity space shall be provided for Apartment Housing in accordance with the following provisions:
   1. (i) Not less than 3.5 m² private amenity space per unit on second storey and higher.
   2. (ii) Not less than 15.0 m² private amenity space per unit on ground floor at grade for residential densities between 101 and 300 units per hectare.
2. (b) Private amenity space shall be interpreted as any outdoor or screened area accessible to the individual tenants of a dwelling unit in a multiple family building, including a balcony, patio, sunroom, etc.

Specific Development Areas

1. (a)  The Emerald Hills Urban Village has been divided into seven distinct development areas in order to manage the development process as shown on Attachment “A”.
   1. Land Use Areas within Emerald Hills Urban Village:
   2. (i) Area I – Institutional, Medium to High Density Residential and Commercial
   3. (ii) Area II – Medium to High Density Residential and Commercial
   4. (iii) Area III – Medium to High Density Residential
   5. (iv) Area IV – Low to Medium Density Residential
   6. (v) Area V – Medium Density Residential
   7. (vi) Area VI – Medium to High Density Residential and Commercial
   8. (vii) Area VII – Commercial and High Density Residential