Part IV Edmonton Zoning Bylaw
Bylaw 15674
October 11, 2011
To accommodate a comprehensively planned, high quality, low and mid-rise apartment development designed with a pedestrian-friendly character and streetscape that is compatible in mass and scale with surrounding development.
This DC2 Provision shall apply to 0.547 ha of land consolidated from Lots 1-3, Block 4, Plan 5774KS and Lot A, Block 4, Plan 4886HW, and that portion of road closed under Bylaw 15673 located north of 101 Avenue NW, and east of 79 Street NW as shown on Schedule "A" of the Bylaw adopting this DC2 Provision; Forest Heights.
Apartment Housing
Minor Home Based Business
Residential Sales Centre
Fascia On-premises Signs
Projecting On-premises Signs
Development shall be in general accordance with the attached Appendices (I-VI).
The maximum Density shall not exceed 132 dwelling units
The maximum Floor Area Ratio shall not exceed 2.8.
The maximum building Height shall not exceed:
15.03 m, nor 4 Storeys for building area adjacent to 101 Avenue.
27 m, nor 7 Storeys for building area setback 30 m from 101 Avenue.
3.2 m nor 1 Storey for the connecting building that joins the 4 and 7 storey building areas.
The Height will be determined as per Section 52 of the Zoning Bylaw except that:
Grade has been determined by calculating the average of the elevation at the corners of the Site prior to construction, and identified as 658.47 on Building Elevation Appendices. Average Grade shall not exceed 658.47;
The main floor elevation shall not exceed 659.5; and
The one storey portion of the building may be measured from the main floor elevation.
The maximum Site Coverage shall not exceed 50%.
The minimum required Setbacks shall be applied as illustrated on Appendix I, Site Plan and are as follows:
4.5 m adjacent to the south property line (abutting 101 Avenue).
4.5 m adjacent to the west property line (abutting the park).
6.1 m adjacent to the east property line (abutting the cemetery).
4.5 m adjacent to the north property line (abutting the park).
The parkade walls shall not exceed the Setback identified by the "Line of Parkade Below.”
Amenity Areas shall consist of:
Individual Amenity Areas of a minimum of 7.5 m2 per Dwelling shall be provided.
Individual Amenity Areas as located on portions of the first storey roof, and within the fifth, sixth and seventh storey step back areas, shall be developed as intensive green roofs, as generally identified on Appendix V, and shall be included in the Landscape Plan. Appropriate screening measures to prevent overlooking into adjacent Amenity Areas shall be provided.
Indoor common Amenity Areas of a minimum of 100 m2, and a minimum of 40 m2, located on the main floor as identified on the Site Plan, Appendix 1, shall include furniture and fixtures that accommodate small social gatherings and/or active recreational pursuits (e.g. tables and chairs, kitchen facilities, exercise or play equipment), and provide access to other public areas within the building and to any outdoor communal Amenity Area.
Outdoor common Amenity Areas consisting of a gazebo area and fountain plaza area, as generally identified on Appendix V, shall be provided to a minimum size of 165 m2 and 90 m2 respectively, and shall be included in the Landscape Plan. Appropriate soft landscaping screening measures to prevent overlooking into adjacent Amenity Areas shall be provided.
Loading and Garbage Areas shall be provided to the satisfaction of the Transportation Services and Waste Services, as generally identified on the Site Plan, Appendix 1.
Parking shall be provided in accordance with Section 54 of the Zoning Bylaw and located to the satisfaction of the Development Officer and Transportation Services, including:
All residential parking shall be provided underground.
Surface parking stalls provided shall be Visitor parking only with the balance of required visitor stalls provided underground.
Underground Visitor parking shall be located conveniently in close proximity to the parkade entrance and shall be properly signed and controlled.
Access to the site shall consist of one all directional access from 101 Avenue on the southeast side of the property as per Appendix I, Site Plan.
All mechanical equipment, including roof mechanical equipment units, shall be concealed by screening in a manner compatible with the architectural character of the building or concealed by incorporating it within the building. Mechanical systems shall not be located within a required setback, nor be located adjacent to any outdoor Amenity Area.
Signs shall comply with the regulations found in Schedule 59B for Apartment Housing. Parking for visitors, passenger drop-offs, loading areas and commercial customers shall be clearly signed.
Crime Prevention through Environmental Design (CPTED) principles shall be used to design public and private spaces and facilities, focusing on natural surveillance and access control.
Development in this Provision shall be in accordance with the following design regulations, as illustrated in the Appendices and outlined in 4(a) of this Bylaw, to the satisfaction of the Development Officer:
The Building (with varying Heights as identified) shall be sited as per Appendix I, Site Plan.
Building design shall use techniques that include as façade articulation, active frontages, variable materials and colours in order to avoid long monotonous building facades, and to create an interesting streetscape.
All ground floor Apartment Housing abutting public streets and parks shall be developed as active residential and shall feature individual external front door entrances (not sliding doors). Ground floor entries shall be distinguished from balconies above through the use of different architectural elements (unenclosed porches/verandahs), building materials and colors and landscaped yards.
The building façade shall be punctuated at varying intervals with indentations as illustrated on Appendix 1, Site Plan.
The maximum building length for the four storey portion along 101 Avenue shall not exceed 50.1 metres.
The building must be designed to include a discernable top, middle and bottom by use of different architectural elements and treatments, materials and colors, to break up vertical massing and provide human scale development, including but not limited to the following:
ground floor columns (including ground floor private amenity areas) shall be finished in a high quality material consistent with the base of the building;
variation in roof lines is required;
a minimum of three colors, textures and materials is required;
exterior finishing materials shall provide visual interest, be durable and of high quality, including, but not limited to, natural and synthetic stone, brick, acrylic stucco, metal and glazing and is to be consistent with treatment on all faces of the building. Vinyl siding is prohibited as a finishing material for the buildings;
color schemes shall tie building elements together and enhance the architectural form of the building. Colors shall be based on earth and natural tones. Intense or bright colors shall be used sparingly and only as accents.
Stepbacks of a minimum of 3 m on the seven storey building shall be provided at the fifth and sixth floors along the 101 Avenue façade, as illustrated in Appendix 1, Site Plan.
The seventh floor shall be stepped back at varying distances from the sixth floor to create articulation of the façade, as illustrated in Appendix 1, Site Plan. The seventh floor area shall not exceed 70% of the floor area of the sixth floor.
There shall be a minimum separation of 11.1 metres between the four and seven storey portions of the building above the ground level connection.
A variety (style and placement) of transom windows with trim shall be utilized in order to create vertical and horizontal differentiation and visual interest.
Projections into Setbacks and Separations Spaces shall comply with Section 44, except that the verandas, eaves, associated stairs and balconies above, may project into Setbacks or Separation Spaces as identified in Appendix I, provided such projections do not exceed 3.0 m into such Setbacks or Separation Spaces.
The parkade entrance and any exposed portion of it shall be finished in a material compatible with the base of the building (no exposed concrete) creating a unified exterior.
Landscaping shall be in accordance with Section 55 except that:
the number of trees and shrubs required under Section 55.4 shall be increased by 1.3 times;
The Development Officer shall not waive the requirement for a Landscape Plan and Content as allowed under Section 55.3.2 and shall ensure that the Landscape Plan include, in addition to the requirements of Section 55.3.1, the following components (as generally illustrated in Appendix V, Illustrative Landscape Concept):
All Setback areas, or any portions of them, must be unobstructed and undisturbed below grade in order to provide an adequate growing environment (soil composition, depth, etc.) for the maturation of required Landscaping.
Soil above underground parking facilities shall be of sufficient depth to accommodate required landscaping, including trees, shrubs, flower beds, grass and ground cover. All top of parkade areas as identified in the Illustrative Landscape Concept shall consist of soft landscaping.
On site walkway and pedestrian level lighting around the perimeter of the building.
Outside landscape features to include details of a 4.3 m diameter gazebo, fountain and seating.
Access point(s) to the adjacent park site shall be determined at the Development Permit stage and be provided in a location(s) suitable to Parks Planning and the Development Officer. The access shall be designed so that grades of the subject site match the park grades (i.e. any required steps will be contained on site.) Access points shall also include garbage receptacles on site.
The Landscape Plan must identify any retaining walls needed for re-grading the site and they shall not exceed 1 metre in height relative to adjacent park land. Where retaining walls are required, they shall be fully contained on site and designed in a manner that would be in keeping with the North Saskatchewan River Valley and Ravine System (i.e. river stone rock base).
Landscaping of the easement area shall be grassed at minimum with additional soft landscaping as allowed by Infrastructure Services.
The landscape design must reflect respect for the existing fencing and vegetation along the eastern property line on the abutting property through detailed identification of these elements on the Landscape Plan.
Landscaped Amenity Areas shall be designed to demarcate the space in a manner consistent with the boundaries of the ground floor units behind the space. These areas shall not extend beyond 1.5 m from the property line at 101 Avenue, nor 1.5 m from the property line abutting the park, as generally illustrated on Appendix V.
Suitable soft landscaping screening/demarcation shall be provided between common outdoor Amenity Areas and individual Amenity Areas.
A wrought iron 1.0 m ornamental fence (with post accents compatible with building columns) shall be located within the property along 101 Avenue and the park. Fencing along 101 Avenue shall be setback 1.5 m from the property line, as generally located on Appendix V, in order to create a unified landscaped setback area (between the sidewalk and the fence) that demarcates semi-private space and contributes to the pedestrian experience.
The Landscape Plan shall also include off-site improvements along 101 Avenue and within the Park;
Off site landscaping to include additional plantings (over and above the requirements of 6.a.(i), to the satisfaction of Parks Planning:
in the adjacent park land in locations where retaining walls are required;
Twelve large trees (three deciduous, a minimum of 75 mm Calliper, and nine coniferous, a minimum of 3.5 m in height) shall be provided for the adjacent park site, and located to the satisfaction of the Parks Planning.
The Development Officer shall require that the Landscape Plan be reviewed and approved in consultation with a City Certified Landscape Architect,
The owner shall enter into an agreement with the City of Edmonton for off-site improvements necessary to serve the development. The agreement process includes an engineering drawing review and approval process. The agreement must be executed prior to the release of drawings for building permit review. Improvements to be addressed in the agreement include but are not limited to the following:
Removal and reconstruction of a 2.1 m monolithic sidewalk, including reconstruction of the existing curb, on the north side of 101 Avenue.
Construction of a minimum 7.5 m wide all-directional curb return access for the access on the north side of 101 Avenue.
Construction of the proposed surface improvements to the City road right-of-way described as ”Decorative Paving” within the 101 Avenue boulevard must be approved by Transportation Services.
The bus stop located east of the site on 101 Avenue shall require upgrade with development. The bus stop shall be reconstructed with a 9.0 m x 2.1 m concrete bus stop pad and a 2.0 m x 3.0 m concrete shelter pad with bus shelter. Trees, garbage receptacle and benching shall be incorporated into the design of the pad.
The existing accesses to 101 Avenue must be filled in with the construction of the curb and gutter, and boulevard restoration.
Repair of any damage to the abutting roadways and or sidewalks resulting from construction of the development, to the satisfaction of the Transportation Services. The site must be inspected by Transportation Services prior to construction and once again when the construction is complete.
Construction a new service control valve to provide water service to the site and upgrading of the water main located within 77 Street and a portion of 101 Avenue from a 150mm water main to a 300 mm water main to provide adequate fire flow, to the satisfaction of EPCOR Water.
The existing hydrant H 2994 must be relocated adjacent to the proposed access to the lot, to the satisfaction of EPCOR Water.
Restoration of road closure area within the adjacent park site, to the satisfaction of Parks Planning.
Prior to the issuance of a Development Permit, the Development Officer shall ensure that a signed agreement has been executed between the City and the Owner, requiring the Owner to provide the City at the time of Development Permit approval, the option to purchase 5% of the proposed number of residential units at 85% of the market price; or the ability to acquire units on the basis of a future approved Council policy on Affordable Housing.
Prior to issuance of a Development Permit, the applicant shall submit a site construction plan to minimize the noise and off-site impacts to adjacent properties. This plan shall be to the satisfaction of the Development Officer, Parks Planning, and Transportation Services, and shall address items such as construction hours, duration and access routing for construction vehicles. No construction access will be allowed from the adjacent park site.
The design and implementation of this development shall apply techniques to reduce consumption of water, energy, and materials consistent with best practices in sustainable design. Green sustainable targets shall include Sustainable Sites, Water Efficiency, Energy and Atmosphere, Materials and Resources, and Indoor Environmental Quality. The minimum design targets shall be as listed on Appendix VI, Sustainable Strategies and Targets.
Supplementary green sustainable targets based on the Green Building Rating System LEEDTM, Canada NC 1.0, 2004, as amended, shall be required and implemented to ensure the development meets the score of a Silver standard on said rating system. The Owner may select which supplementary green sustainable targets will be implemented, and may indicate additional targets in excess of the Silver standard score to provide for flexibility at the implementation stage. The Owner shall submit a report with all chosen supplementary green sustainable targets along with the application for the development permit.
Demonstration of compliance at the development permit application shall be provided with letters from an accredited professional to the satisfaction of the Development Officer. Acceptable letter formats shall include the LEEDTM letter templates included in the Green Building Rating System LEEDTM, Canada NC 1.0, 2004, as amended, or any other format acceptable to the Canadian Green Building Council LEEDTM.
The following improvements shall be funded by the Developer:
Prior to the issuance of any Development Permit, the Owner shall contribute $50,000 in trust for the commission of City of Edmonton public facility enhancements within the Forest Heights neighbourhood. The public facility enhancements shall be in consultation with appropriate City Departments (i.e. Community Services, Sustainable Development) to determine programming needs and requirements. The enhancements may include, but not be limited to, the development of a spray park, a community garden and/or the Mary Finlay Park Revitalization Project, located within the neighbourhood.