Salisbury Village

 Purpose

This zone regulates Phase 1 (Wye Road Crossing) and Phase 2 (Salisbury Village) as delineated in the Salisbury Village Area Structure Plan for providing a high quality ‘urban village’ environment with a range of residential housing, integrated parks and open spaces, and potential for both large and small format commercial uses designed as standalone or mixed use. It also provides on-site development controls addressing aesthetics and sustainable development practices to improve occupant well-being, environmental performance and economic return of buildings.

Area of Application

This zone shall apply to parts of NW and NE of Section 22-52-23-W4 located south of Wye Road, east of Ash Street and west of Mitchell Street, as illustrated on Attachment “A”.

Subdivision Regulations

Subdivision within the zone shall conform to the boundaries of the individual development areas as illustrated on Attachment “A”, excepting that Area 5 and Area 7 shall only be subdivided per the Subdivision Regulations specified in their corresponding Area regulations;

Subdivision is permitted for the creation of parcels for individual buildings within all Areas shown on Attachment “A”; however, Floor Area Ratio (FAR), site coverage, and setbacks described within this zone shall be understood per the original “Area” boundary in the event of future Area subdivision.

Where the subdivision is or and individual lot or bare land condominium the regulations in Section 6.2 – Municipal Services of the Strathcona County Land Use Bylaw shall apply.

Sustainability Development Regulations

Sustainable Urban Neighbourhood (SUN) Design Team

The development officer shall prior to the acceptance of a Development Permit application for a principal building within this zone, 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 acceptance of the Development Permit application.

The applicant shall submit documentation pertaining to the consistency of the application with the 12 Sustainability Themes described in the Salisbury Village Area Structure Plan and Section 5.0 – General Development Area Regulations within this zone. The SUN Design Team will evaluate the development, and it is understood that not all of the 12 sustainability themes or Green Buildings and Sites regulations 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 ASP’s sustainability themes and the green buildings and sites objectives of the zone. 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.

General Development Area Regulations

Urban Design

Development Permit applications shall evaluate by the development officer in the context of the following Urban Design Regulations which shall be adhered to in preparation of the development plans for Phase 1 and Phase 2 within the urban village.

Green Buildings and Sites

1. (a)  Green Building Certification is encouraged for Commercial and Multi-Family Residential buildings, and development applications shall specify how development is addressing the following green building and site considerations:
   1. (i) Buildings should utilize high-efficiency plumbing fixtures to reduce wastewater volumes per targets specified in the Salisbury Village Area Structure Plan.
   2. (ii) Fundamental building elements and systems should be designed, installed, and calibrated to operate as intended using best practice commissioning procedures to verify the installation, functional performance, training and operation, and maintenance program.
   3. (iii) Buildings should be designed to comply with minimum insulated values of R-20 for exterior walls and R-40 for roof.
   4. (iv) Buildings should utilize a minimum of 75% highly reflective and high emissivity roofing surfaces to reduce heat affect.
   5. (v) Building plans material specifications should promote rapidly renewable building materials and products, made from plants typically harvested within a ten-year cycle or shorter (e.g. bamboo flooring, wool carpets, straw board, cotton batt insulation, linoleum flooring, poplar OSB, and others), by stating a realistic usage goal (% of) and identifying suppliers to support this goal.
   6. (vi) Building mechanical systems should provide energy efficient equipment applicable but not limited to HVAC systems, hot water systems, lighting, and appliances.
   7. (vii) Building material specifications should promote use of wood-based materials and products, certified per the Forest Stewardship Council’s Principles and Criteria, by establishing a realistic project goal for FSC-certified wood products, identifying usage on the building plans, and identifying suppliers to support this goal.
   8. (viii) Building HVAC systems design should optimize air change effectiveness and ensure comfort criteria per the standard and design of the building envelope.
   9. (ix) Buildings should utilize, and specify in building plans, the use of low–VOC materials, paints, coatings, and carpet products.
   10. (x) Buildings should utilize, and specify in building plans, the use of wood and agri-fibre products that contain no added urea-formaldehyde resins
   11. (xi) Developments should seek to minimize impervious surfaces by use of smaller building footprints, bio-retention systems, porous pavement or pavers, green roofs, and rainwater capture.
   12. (xii) Developments should seek to moderate solar heat by providing shade to private hardscape areas (e.g. courtyards, parking lots, parking structures, internal pedestrian corridors) using structures, and/or shading from tree canopies (within 10 years of landscape installation) and the use of high reflectivity and/or open grid paving materials,
   13. (xiii) Building siting should take into consideration solar benefits/opportunities, and avoiding adverse on and off site microclimatic effects related to wind and shadowing.
2. (b)  An Erosion and Sediment Control Plan shall be provided for Commercial and Multi-Family Residential development sites considering silt fencing, sediment traps and sediment basins during construction.
3. (c)  Commercial and Multi-Family Residential developments should develop and implement a Construction Waste Management Plan quantifying material diversion goal including: the recycling and/or salvage at least 25% of construction materials (e.g. cardboard, metal, brick, concrete, plastic, clean wood, glass, and gypsum wallboard), demolition and land clearing waste; designating a specific area on the construction site for recycling; and, identifying construction haulers and recyclers to handle the designated materials.

Architectural Treatment of Buildings

1. (a) An overall architectural theme is not prescribed for Salisbury Village; however, each individual Phase shall have a consistent architectural theme within its boundary and be compatible with the theme of an abutting Phase.
2. (b) All building facades should use compatible and harmonious exterior finishing materials.
3. (c) Building colours should be harmonious and provide visual interest in all seasons.
4. (d) Mechanical equipment on the roof of any building should 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.
5. (e) Blank walls on commercial buildings that exceed a length of 12m should be avoided by articulating the facades, adding glazing where practicable and adding definition through colour or material details.
6. (f) Commercial buildings should feature doorways and windows at ground level, as well as weather protection features to provide an active, safe, and inviting main entrance to buildings.

Building Height, Massing and Transitions

1. (a) Perceived height and massing should be minimized through variation in building setbacks, building orientation, roof treatment, use of glazing and articulation, the choice of exterior materials and colours, and landscaping.
2. (b) Buildings should provide a transition in height and massing in relation to the surrounding areas.
3. (c) Buildings (especially residential dwellings) should be sited and oriented to minimize their impact on other buildings, considering such things as ventilation, quiet, visual privacy, and views.
4. (d) Transition should be provided to existing residence areas to reduce noise, visual sensitivities, and increase amenity by methods that may include a sound wall, earth berm, walkway, and tree/shrub planting.
5. (e) Phase 1 buildings should be located to reduce noise affect from Wye Road on the adjoining neighbourhood south of Wye Road.

Streetscape 

1. (a) Buildings should be configured to frame views and highlight key development features that contribute to the area’s Urban Village character.
2. (b) Building facades for commercial and multifamily residential buildings should be oriented to front onto streets, where possible, to create an attractive public realm and provide a sense of ownership and safety for pedestrians.
3. (c) Larger buildings with long street frontages should be designed with detail and articulation to create architectural interest.
4. (d) Site entrances and edges should receive special design attention to help ensure the development presents an attractive and inviting face to surrounding areas.
5. (e) Phase 2 buildings in Areas 8B, 9 and 12, along Tisbury Street, should be located and designed to encourage pedestrian activity, public interaction, and promote the area’s Urban Village character.

Open Spaces and Pedestrian Accessibility

1. (a) Commercial developments shall provide convenient and attractive pathways throughout the site that shall be connected via pedestrian linkages to open spaces provided elsewhere in the Urban Village.
2. (b) Commercial and multi-family residential development sites shall provide pedestrian connection(s) to nearby neighbourhood level pathways and bus stops.
3. (c) The layout of parking areas in development permit applications shall specifically address the interrelation of pedestrian, vehicular, and bicycle circulation patterns in order to provide continuous, direct pedestrian access with a minimum of driveway and drive aisles crossings in all commercial areas. Treatments including raised pedestrian crossings, special paving, lights and bollards shall identify significant points of vehicle and pedestrian interfaces.
4. (d) Private non-roof hardscaping areas (e.g. courtyards, parking lots, parking structures, driveways) should be shaded using canopied walkways or pergolas, high reflectivity and/or open grid paving materials, and shading from tree canopies (within 10 years of tree installation).

Recycling and Waste Reduction

 Commercial and Multi-Family Residential developments should provide an easily accessible area dedicated to the separation, collection and storage of materials for recycling (at a minimum) paper, corrugated cardboard, glass, plastic and metals.

 Waste management facilities for multifamily land uses shall be provided in accordance with the Strathcona County Waste Management Bylaw.

Lighting

 On-site lighting should maintain safe light level criteria, recognize the winter season by way of functional and decorative lighting solutions, and avoid off-site light and night sky pollution. Technologies to reduce light pollution include full cut-off luminaries, low-reflectance surfaces and low-angle spotlights.

The maximum height of security and parking lot lighting shall be 9.0 m.

Signs

A Master Sign Plan shall be developed for each phase within the community in accordance with Section 10.9 of the Land Use Bylaw. The sign design plan will include signs for residential and commercial developments.

Portable signs shall be prohibited within this zone.

Free-standing signs shall be limited to commercial sites adjacent to Wye Road. A visual impact study of any proposed free-standing signs shall be submitted with the master sign plan addressing sign area, illumination and height to confirm that the signs have minimal impact on adjacent residential areas.

Amenity Area

 Planned Townhouse and Apartment uses shall provide Amenity Area of a minimum 3.5 m² per unit for the use and enjoyment of all occupants;

Amenity Area may include any outdoor area accessible to all occupants and may include a park, garden, deck, and patio; and,

Amenity Area may not be located in a front yard.

Landscaping

 Landscape plans shall include details of pavement materials, fencing, exterior lighting, street furniture, garbage and storage areas, and sizes and species of new plantings for the site. Development officer evaluation shall have regard for the degree to which the design is consistent within the development and complementary to existing adjacent retail/commercial development.

 Landscaping shall have regard to the street, buildings, and adjacent developments.

 Site grading shall take into consideration existing mature tree stands, significant vegetation and preserve them wherever possible.

 All required planting material shall be hardy to the Sherwood Park Region and on-site location where they are planted, and establish a diversity of year-round colour, scent and movement.

On-site landscaping should reduce the need for irrigation by the use of climate tolerant native plants, where necessary utilize efficient irrigation systems (low-volume, drip, or computer controlled), and use of rainwater capture and re-use systems (rain barrels, cisterns).

The proportion of deciduous to coniferous trees and shrubs shall be approximately 60:40.

A minimum of one tree shall be provided per parking area island that conforms to the minimum installation size standards.

Parking and Loading

Where calculation of the total number of parking spaces yields a fractional number, the required number of spaces shall be the next highest whole number.

Where more than one parking requirement applies to the same land use, the greater requirement shall be provided.

Where the Strathcona County Land Use Bylaw does not clearly define parking requirements for a particular development, the single use or combination of uses most representative of the proposed development shall be used by the development officer to determine the parking requirement.

Visitor parking shall be provided on-site and shall be located in close proximity to a building entrance for safety and convenience.

Residential buildings within Areas 4, 6, 8A, 8B, and 11, shall provide resident parking internal to the residential building either in ground-level parking garages or underground parking.

Underground parking structures may encroach into and under required setbacks as long as they are not above grade and have landscape cover.

Site entrances, exits, and on-site routing of vehicles shall be located on Development Permit plans and be designed in a manner that demonstrates safe and convenient pedestrian patterns and connections to adjoining sites.

Parking areas shall be located to side or rear of buildings where possible.

On-site parking, aisles, drive-thru lanes, and similar vehicle circulation areas for commercial uses may project into a required yard to within 1.2 m of a property line.

Where parking structures are adjacent to a side or rear property line, or are located between or beside residential buildings, parking structures can be located above-grade to a maximum of 2 storeys.

The facade of a parking structure shall be complimentary to adjacent building frontages and well-integrated with the landscape design through the placement of trees and/or berms with shrub beds to reduce the scale of the building.

Where possible, parking should be shared by users with staggered peak hour demand. When reviewing development permit applications for uses that may operate at different times of the day or week, the development officer shall consider shared parking amongst uses that have staggered peak hours of parking demand.

Parking spaces for non-residential uses shall be provided on site. On-street patron parking may be considered when a development permit application is accompanied by a plan showing the number of available on street stalls located on the same side of the street, and in close proximity to the development taking into consideration on street visitor parking that may be approved for adjacent uses .On street patron parking shall not represent more than 10% of the required patron parking for the proposed development.

Reduced parking to 1.5 spaces/residential unit, or up to 90% of a uses required parking spaces/commercial building area may be considered by the development officer where justification is provided and it would reduce the required parking lot area.

Accessory Uses

For the purpose of this zone, accessory use means a use that is ancillary, incidental or subordinate and located in the same principal building of the primary use that it is associated with. 

Specific Development Area Regulations

Development Phases and Areas

Development Phasing - The Salisbury Village ASP defines this urban village in three Phases, and this zone regulates development in Phase 1 and Phase 2. 

1. (e) Phase 1 – Wye Road Crossing (West) - The purpose of this phase is to provide a range of arterial commercial uses that service the Salisbury Village community and Sherwood Park. The development area includes the opportunity for medium density residential development and an enhanced stormwater management facility in the southwest corner to provide a transition from the rural residential development to the south and the commercial uses to the north.
2. (f) Phase 2 – Salisbury Village (Central) - The purpose of this phase is to sensitively integrate an existing natural wetland area into an urban mix of commercial, and low to high density residential land uses. A central park complements the residential uses and the village commercial areas west of Mitchell Street.

Development Areas - This zone's two Phases are divided into eleven (11) distinct “Areas” in order to manage development. The boundaries of these Areas are shown on Attachment “A”, and described below.

1. (a) Phase 1 – Wye Road Crossing (West)

Area 1 - Medium Density Residential

Area 2 - Arterial Commercial 

Area 3 - Pedestrian Corridor, Public Open Space and Public Utilities 

1. (b) Phase 2 – Salisbury Village (Central)

Area 4 - Medium Density Residential

Area 5 - Low Density Residential

Area 6 - Medium Density Residential - Townhouse 

Area 7 - Medium Density Residential - Semi-Detached/Townhouse 

Area 8A/8B - High Density Residential

Area 9 - Village Commercial

Area 10 - Village Commercial/Employment

Area 11 - Village Swing Site

Area 12 - Mixed-Use Commercial/Residential