Part IV Edmonton Zoning Bylaw
Bylaw 18577
October 22, 2018
To accommodate a 21 Storey high-rise apartment building with the opportunity for ground commercial, with regulations to ensure a high quality, sustainable, transit oriented development that provides a vibrant pedestrian realm.
This DC2 shall apply to Lots 1, 2 and 3, Block 1, Plan RN61 located on the northwest corner of Jasper Avenue and 82 Street, as shown on Schedule A of this Bylaw adopting this Provision, Cromdale.
Apartment Housing
Child Care Services
Convenience Retail Stores
General Retail Stores
Group Homes
Health Services
Indoor Participant Recreation Services
Limited Group Homes
Lodging Houses
Major Home Based Business
Minor Home Based Business
Personal Service Shops
Professional, Financial and Office Support Services
Residential Sales Centre
Restaurants
Veterinary Services
Specialty Food Services
Fascia On-premises Signs
Temporary On-premises Signs
Notwithstanding the regulations found within this Provision, any development proposed within the existing building or exterior alterations to the existing building at the time of the passage of this Provision shall be exempt from all regulations of this Provision except for regulations 4(v.), 4(w.), 4(x.) and 4(y.). Such exemption shall no longer apply upon:
the addition of 50 m2 or more of gross Floor Area; or
the removal or demolition of the development or if it is destroyed to more than 75% of the value of the development above its foundations.
Development shall be in accordance with these regulations and in general accordance with Appendices I - XIII.
The maximum number of dwelling units shall be 100.
The maximum Floor Area Ratio shall be 6.4.
The maximum Height shall be 60 m and 21 Storeys, excluding the mechanical penthouse.
The maximum floor plates shall be 700 m2 for the first two Storeys and 650m2 for the remaining Storeys.
The minimum Front Setback shall be 6.0 m.
The minimum Rear Setback shall be 7.5 m.
The minimum Side Setback shall be 7.5 m on both the west side and flanking public roadway (82 Street).
A minimum Amenity Area of 7.5 m2 per Dwelling shall be provided.
A vehicle turnaround shall be provided for alley traffic to the satisfaction of the Development Officer and Subdivision and Development Coordination (Transportation).
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 signed prior to the release of the drawings for Building Permit review; and, shall include an irrevocable Letter of Credit to cover 100% of construction costs. Improvements to be addressed in the Agreement include, but are not limited to, the following:
Reconstruction of the boulevard walks on the south side of the site on Jasper Avenue to 3m boulevard walks.
Reconstruction of the sidewalk on the east side of the site on 82 Street to 3m sidewalks.
Reconstruction of the (future one-way) alley access to 82 Street to the satisfaction of the Subdivision and Development Coordination (Transportation).
Removal of the existing accesses to Jasper Avenue, construction of the curb & gutter and restoration of the boulevards to the satisfaction of the Subdivision and Development Coordination (Transportation) and Asset Management & Public Works.
Repair of any damage to the abutting roadways, sidewalks and/or boulevards resulting from construction of the development, to the satisfaction of the Subdivision and Development Coordination (Transportation). The site must be inspected by the Subdivision and Development Coordination (Transportation) prior to the start of construction and once again when construction is complete.
The garbage disposal bin/apparatus for the facility shall be located inside the building.
All exterior finishing materials must be of good quality, durable and attractive in appearance, in general accordance with Appendices VIII - XI.
The lowest two Storeys that comprise the podium ‘base’shall have a distinct architectural treatment from the tower, including terrazzo block complemented with precast concrete or acrylic plaster horizontal banding, in general accordance with Appendices VIII - XI.
Commercial Uses shall not be in any freestanding structure separate from a structure containing Residential Uses, and shall not be developed above the first Storey.
Notwithstanding Section 75 of the Zoning Bylaw, Bed and Breakfasts shall be excluded from any Major Home Base Business.
Prior to the issuance of a Development Permit for a principal building, a Crime Prevention through Environmental Design (CPTED) Assessment shall be submitted and recommendations to ensure that the development provides a safe urban environment in accordance with the guidelines and principles established in the Design Guidelines for a Safer City (City of Edmonton 1995) shall be incorporated into the site and building design to the satisfaction of the Development Officer.
A detailed Wind Impact Study shall be prepared by a qualified, registered Professional Engineer, and shall be based on a scale model simulation analysis, prepared to professional standards. The Wind Impact Study shall be submitted with the development permit for the tower to the satisfaction of the Development Officer. The study shall include a snow drifting analysis.
The Development Officer shall not release the Development Permit for the purposes of obtaining a Building Permit until a Phase III Environmental Site Assessment or Phase III Environmental Site Assessment Update has been submitted and reviewed, to the satisfaction of the Development Officer, in consultation with Environmental Planning.
Notwithstanding Section 4(s.) of this Provision, a Phase III Environmental Site Assessment Update is not required for parkade excavation only.
Principal view/balcony orientation shall be in accordance with Appendix IV to orient the views from the proposed building generally away from adjacent buildings.
Specialty Food Services shall be limited to a maximum of 100 occupants and 120 m2 of Public Space.
Restaurants shall be limited to a maximum of 100 occupants and 120 m2 of Public Space.
Notwithstanding Schedule 59B, Signs shall not be allowed above the first Storey.
Notwithstanding Schedule 59B, Temporary Signs shall be limited to project advertising and residential sale purposes only.
The two main entrances to the building (facing Jasper Avenue and facing the lane at the vehicle entry) shall be designed to meet universal accessibility standards in the following ways:
main entrance doors shall meet universal design standards as per the Barrier Free Design Guide published by The Safety Codes Council (Alberta) 1999;
level changes from the sidewalk to the main entrance of the building shall be minimized (not to exceed 3%); and
Landscaping elements shall be located out of the path of travel to the entries so ensure they are not obstacles to building access.
To encourage active and inviting streetscapes at ground level, access to commercial spaces at sidewalk level shall meet the same universal design standards indicated above for the main entrance doors.
Commercial Uses shall have separate access at grade from Residential Uses.
A maximum of 114 on-site vehicular parking spaces, of which 14 stalls shall be provided for guest parking, to the satisfaction of the Development Officer and Subdivision and Development Coordination (Transportation), in general accordance with Appendices V - VII and in accordance with the following:
Access to the site shall only be from the alley on the north side of the property, with access to the parkade ramp, the garbage and loading area, and to the tenant drop-off entrance.
All parking shall be provided within the parkade.
Parkade ramps must not exceed a slope of 6% for a minimum distance of 4.5 m inside the property line and the ramps must be at grade at the property line.
No parking shall be required for Personal Service Shops or Specialty Food Services.
A minimum of 25 bicycle parking stalls, of which a minimum of 5 stalls will be located near the north building entrance and a minimum of 20 stalls will be located on parkade level one near the building elevators and stairwells, shall be provided in accordance with Section 54 of the Zoning Bylaw to the satisfaction of the Development Officer and Subdivision and Development Coordination (Transportation) and in general accordance with Appendix I and V.
One loading stall shall be provided with minimum dimensions of 7.5 metres by 3.0 metres, to the satisfaction of the Development Officer and Subdivision and Development Coordination (Transportation).
The parkade access ramp shall be screened from the adjacent property using a combination of roof, trellis and privacy screen fencing in general accordance with Appendix II to the satisfaction of the Development Officer.
A detailed Landscaping plan, prepared by a Registered Landscape Architect, shall be submitted in accordance with Section 55 of the Zoning Bylaw and in general accordance with Appendix II prior to the approval of any development permit. This plan shall include fencing details, exterior lighting and street furniture elements, pedestrian seating areas, sizes and species of new planting, soil depth, including special provisions to facilitate natural plant growth, for the entire Site, and including special treatment to clearly delineate public access to any outdoor amenity area. The landscape plan shall be to the satisfaction of the Development Officer.
The Landscape Plan shall also include trees to be installed along the east-west lane to the north of the site as generally shown on Appendix II, to the satisfaction of the Development Officer, in consultation with the Asset Management and Public Works - Parks and shall be in accordance with Section 55 of the Zoning Bylaw.
The Landscape Plan shall also include boulevard trees to be installed along Jasper Avenue to the satisfaction of the Development Officer, in consultation with the Asset Management and Public Works Department, and shall be in accordance with Section 55 of the Zoning Bylaw.
Decorative and security lighting shall be designed and finished in a manner consistent with the design and finishing of the development and shall be provided to ensure a well-lit environment for pedestrians, to accentuate artwork, and to highlight the development at night time, to the satisfaction of the Development Officer.
Night time light pollution shall be reduced by avoiding over-illumination of the development through the use of low cut-off exterior lighting fixtures which direct light downward, not upward and outward to ensure illumination does not extend beyond the boundaries of the development Site.
Prior to the issuance of any Development Permit for the construction of the principal building, the Development Officer shall ensure that a signed agreement has been executed between the City of Edmonton 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 list price; or to provide the equivalent cash in lieu to the City, or as proscribed in any future City of Edmonton affordable housing initiatives reasonably consistent with the above policy.
Prior to the issuance of any Development Permit for the construction of the principal building, the Owner shall contribute $80,000 to the City in trust for the commission of public art. The public artwork shall be incorporated into the publicly accessible open space (within the site) at the corner of Jasper Avenue and 82 Street. The fund shall be used for the design and construction of Public Art. The Public Art will be:
Acquired through a juried art procurement process administered by the Edmonton Arts Council; and
Owned and maintained by the Condominium Association or land owner at this location.
Prior to the issuance of any Development Permit for the construction of the principal building, the Development Officer shall ensure that a signed agreement has been executed between the City and the Owner, requiring the Owner to contribute $100,000 to the City in trust for the provision of public amenities in relation to the construction and improvement to the pedestrian walkway system and enhanced streetscape to serve the development and mitigate the off-site impacts of the development. Payment must be made prior to the issuance of any Building Permit.
The Development Officer in consultation with the Subdivision and Development Coordination (Transportation) shall determine on which public amenities the contribution value will be invested.
The public amenities must be located within a 400 m radius of the Stadium LRT Station or adjacent area of the River Valley and shall consider any future City initiative to enhance accessibility from the development to the Stadium LRT Station and improve pedestrian movement adjacent to the development.
The Owner shall prepare a report by a professional Architect or Engineer that demonstrates to the satisfaction of the Development Officer that the design and construction of the building meets an overall target of LEED Canada - NC Silver certification or equivalent standard.
Upon completion of the building, the Owner shall provide a report by a professional Architect or Engineer that demonstrates to the satisfaction of the Development Officer that the design and construction of the building meets the Sustainability Target as defined in 4.9.1.