Bylaw 15811
July 4, 2011
The purpose of this Provision is to preserve the unique architectural character of a portion of 81 Avenue, provide for new commercial and compatible mixed use development opportunities and if possible preserve the view of the historic Canadian Pacific Railway (CPR) station to the west. This provision creates a unique pedestrian commercial shopping district while ensuring future development is compatible with the character of buildings with historic false Façades.
This Provision applies to those lots indicated on Schedule ”A” of the Bylaw adopting this DC1 Provision, as well as Map A below, located on 81 Avenue between 101 and 102 Streets and south of Whyte Avenue as well as the lot on the west side of 102 Street at 81 Avenue (Lot 4, Block L, Plan 0521161) within the Ritchie and CPR Irvine neighbourhoods and the boundaries of the Strathcona Area Redevelopment Plan.
Permitted and Discretionary Uses in this Provision shall be as prescribed in the (CB2) General Business Zone with the addition of Live Work Units as a Permitted Use.
Except as modified below, development regulations in this Provision shall be as prescribed in the (CB2) General Business Zone and as modified by the Pedestrian Commercial Shopping Street Overlay, notwithstanding subsection 800.2(2)(a) of the Zoning Bylaw.
Historic View Corridor - Canadian Pacific Railway (CPR) Station
A 20.2 m historic view corridor, defined as the equivalent of an extension of 81 Avenue through Lot 4, Block L, Plan 0521161, on the west side of 102 Street, with the centre of the extension being aligned with the centre of the existing 81 Avenue right-of-way, is established as shown on Map A and Figure A.
Within the 20.2 m historic view corridor, no buildings shall be constructed, however limited development may be allowed as follows: outdoor Amenity Areas, pedestrian pathways, street furniture, landscaping provided no trees exceed a height of 3.0 m, driveways, drivel aisles and surface parking may be developed provided that the view of the Strathcona CPR Station is unimpeded to the satisfaction of the City of Edmonton's Development Officer and Heritage Officer (see Figure A).
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Exemption to Clause 4(b): west side of 102 Street at 81 Avenue, 10201 82 Avenue NW (Plan 0521161 Blk L Lot 4)
Notwithstanding Clause 4(b) in this Provision, the development as approved at the time of the Bylaw adopting this Provision located on the west side of 102 Street at 81 Avenue, 10201 82 Avenue NW (Plan 0521161 Blk L Lot 4), comprising a four-storey, commercial-residential mixed use building, including General Retail Uses on the first floor and Apartment Housing on the upper three floors, along with underground parking, is deemed to conform to the regulations of this Provision.
Any future development permit applications on this Site that do not comply with clause 4.2 in this Provision shall be required to comply with the development as approved at the time of the Bylaw adopting this Provision.
Any subsequent development permit applications on the same Site that do not comply with the development as approved on this Site as of the time of the Bylaw adopting this Provision shall be required comply with clause 4.2 and all other regulations of this Provision.
Historic False Façades
Historic false Façades shall be maintained, renovated or reconstructed as part of new development within existing buildings with historic false Façades within the area shown as ”False Façades Area” as contained within the DC1 West Ritchie Historic Area Map A, (examples, Figure B).
One or more new false Façades in character with the historic false Façades of the area shall be requirement of development of new buildings.
New false Façades should be 1 ½ to 2 Storeys in height.
Notwithstanding subsection 819.3(6) of this Bylaw, in multi-Storey buildings there shall be a minimum 2.5 m Stepback above the first Storey to give prominence to the false Façade.
Multi-Storey development should be designed such that upper floors relate to the ground floor in style, material and/or architecturally to ensure the building reads as a cohesive unit.
Symmetrical false Façades, using stucco or cementious finishes, are encouraged.
The design of new false Façades and the renovation or reconstruction of existing buildings with historic false Façades shall be to the satisfaction of the City of Edmonton’s Development Officer and Heritage Planner.
Alternative architecture that is not completely compliant with Clauses 4(d)(iii –vi) above shall be considered at the discretion of the City of Edmonton’s Development Officer and Heritage Planner, provided that it compliments and otherwise does not conflict with the existing character of the historic false Façades within this area.
Where the Frontage of a Site exceeds 20.2 m, the front of the building shall be designed to break the appearance into sections with a maximum width of 20.2 m.
The Development Officer shall consult with the Heritage Planner on any development permit application for a Sign prior to rendering a decision to ensure compatibility with the false Façades within this area.
The following additional regulation shall apply to Live Work Unit developments:
Where a development contains two or more Live Work Units, a minimum of 7.5 m2 of Amenity Area per Unit is required, in accordance with the provisions of Section 46 of this Bylaw
The following additional regulations shall apply to Apartment Housing and Live Work Unit developments:
Housing applications within 75 m of the CP Rail Yard and within 75 m of the CP railway shall include a noise and vibration study and any Development Permits shall include any required noise mitigation measures to meet standards as prescribed in the Community Standards Bylaw as well as by Canada Mortgage and Housing Corporation, as updated from time to time, to the satisfaction of the Development Officer, as long as the CP Rail Yard is operational.
Housing applications that are within areas greater than 75 m of the CP Rail Yard and greater than 75 m of the CP railway shall consider measures to mitigate any potential impacts of noise and vibration.