(DC2) SITE SPECIFIC DEVELOPMENT CONTROL PROVISION

(Sub Area 2)

Part IV Edmonton Zoning Bylaw

Section DC2.1044

Charter Bylaw 18646

December 10, 2018

 

DC2.1044.1.          General Purpose

To accommodate the comprehensive development of a publicly owned health care facility that includes a variety of institutional uses and complementary commercial uses. 

 

DC2.1044.2.          Area of Application

The western portion of Block 2, Plan 9720909, Lots 411 - 420, Block 5, Plan 7540AH and Lots 301 - 310, Block 5, Plan 7540AH, located north of 111 Avenue NW, generally between 104 Street NW and 106 Street NW, as shown in Schedule “A” of the Charter Bylaw adopting this Provision, Spruce Avenue.

 

DC2.1044.3.          Uses

  1. Child Care Services

  2. Commercial Schools

  3. Community Recreation Services

  4. Convenience Retail Stores

  5. Detention and Correction Services

  6. Extended Medical Treatment Services

  7. Flea Markets

  8. General Retail Stores

  9. Government Services

  10. Group Homes

  11. Health Services

  12. Indoor Participant Recreation Services

  13. Lodging Houses

  14. Non-accessory Parking

  15. Personal Service Shops, excluding Body Rub Centres

  16. Private Clubs

  17. Private Education Services

  18. Professional, Financial and Office Support Services

  19. Protective and Emergency Services

  20. Public Education Services

  21. Publicly Accessible Private Park

  22. Public Park

  23. Public Libraries and Cultural Exhibits

  24. Religious Assembly

  25. Restaurants

  26. Specialty Foods Services

  27. Urban Gardens

bb. Temporary Shelter Services

cc. Fascia On-premises Signs

dd. Freestanding Off-premises Signs

ee. Freestanding On-premises Signs

ff. Projecting On-premises Signs

gg. Temporary On-premises Signs

hh. Minor Digital Off-premises Signs

 ii. Minor Digital On-premises Signs

 jj. Minor Digital On-premises Off-premises Signs

 

DC2.1044.4.          Development Regulations

4.1 General

  1. The development, including the location and shape of all new buildings, shall be in general conformance with the attached Appendices, to the satisfaction of the Development Officer.

  2. The maximum total Floor Area for all buildings within Area 2 of this Provision shall be 45,000 m2, excluding Floor Areas devoted exclusively to mechanical or electrical equipment servicing the development, Parking Areas below ground level; and Building C-Parking Garage structure.

  3. The maximum Floor Area for Building C-Parking Garage, as shown on Appendix 2, shall be 25,000 m2.

  4. The maximum Height of Building A-Tower, as shown on Appendix 2, shall be 37.0 m.

  5. The maximum Height of Building A-Podium, as shown on Appendix 2, shall be 12.0 m.

  6. The maximum Height of Building B, as shown on Appendix 2, shall be 17.0 m.

  7. The maximum Height of Building C-Parking Garage, as shown on Appendix 2, shall be 20.0 m.

  8. The minimum building Setbacks shall be as follows:

  1. From the west Lot  line – 6.0 m;

  2. From the east boundary of the Site adjacent to Area 1 of this Provision – 0.0 m

  3. From the south Lot line – 10.0 m; and

  4. From the north Lot line – 30.0 m.

  1. The portions of the building below Grade shall not be subject to required Setbacks and can extend to all Lot lines provided there is sufficient soil depth maintained below Grade to support any required Landscaping above.

  2. Fascia On-premises Signs, Projecting On-premises Signs and Temporary On-premises Signs shall comply with the regulations found in Schedule 59C.2 of the Zoning Bylaw.

  3. Freestanding Off-premises Signs, Freestanding On-premises Signs, Minor Digital Off-premises Signs, Minor Digital On-premises Signs and Minor Digital On-premises Off-premises Signs shall comply with the regulations found in Schedule 59C.3 of the Zoning Bylaw.

4.2 Landscaping

  1. A detailed Landscape Plan, prepared by a registered AALA landscape architect, for the Site, shall be submitted for review and approval by the Development Officer, prior to the issuance of any Development Permit, except for a permit for demolition, excavation or shoring.

  2. Building Setbacks at Grade to the south, north and west of the development shall be landscaped with hard and/or soft Landscaping and integrated with the pedestrian oriented public realm.

  3. Landscaping shall include the use of plant materials that provide colour and textures to create seasonal interest throughout the year and enhance the appearance of the Site during the winter.

  4. Open spaces at Grade shall be Landscaped and shall include, but are not limited to, a combination of landscape elements such as hard or soft landscaping, trees, shrubs, hedges, berms, garden boxes/planters, seating areas, passive or active recreation opportunities or other complementary amenities and should be used to highlight major circulation patterns, pedestrian pathways and the overall development, as well as soften the building form, and mitigate impacts between buildings.

  5. A publically accessible north-south multi-use connection shall be provided in the general location depicted on Appendix 3 which shall be openly accessible to the Public at all times through the registration of a 24-hour Public Access Easement in favour of the City of Edmonton which shall be a condition of the Development Permit, and shall comply with the following:

  1. The multi-use connection shall have a minimum width of 3.0 m; and

  2. The multi-use connection shall use hard surfacing elements including, but not limited to: bricks, pavers, asphalt or other suitable materials to the satisfaction of the Development Officer.

  1. An arborist report and tree preservation plan, to the satisfaction of the Development Officer in consultation with Urban Forestry, shall be submitted with a Development Permit application to determine the impact of the proposed development, including excavation and construction, on any existing City owned boulevard trees within 5.0 m of the proposed excavation/construction.  If required by the Development Officer, an air spading tool shall be used to determine the amount and size of roots that may need to be cut for the parkade/foundation wall.  If:

  1. the arborist report indicates that the development will unduly compromise the ongoing viability and health of a tree or trees, each tree shall be removed and replaced by a new tree within an enhanced growing medium at the cost of the owner; or

  2. the arborist report indicates that the development will not unduly compromise the ongoing viability and health of a tree or trees, each tree shall be retained and protected as per the City’s Corporate Tree Management Policy C456A to the satisfaction of the Development Officer in consultation with Urban Forestry.

 

4.3 Vehicular Circulation, Parking, Access, Loading and Storage

 

  1. All vehicular parking shall be provided at Grade or in a Parking Garage in the general locations as depicted in Appendix 2.

  2. Only Parking Area ‘D’ and the access to the loading dock access ramp shall be permitted direct access to 112 Avenue NW. Public access to all other Parking Areas, including the Parking Garage, shall be limited to access via 111 Avenue NW or 105 Street NW, as generally shown on Appendix 2. Physical and/or technological measures are required to permit only authorized emergency vehicles access to these other Parking Areas, including the Parking Garage, from 112 Avenue NW.

  3. At grade Parking Areas shall be integrated with the internal circulation network as shown on Appendix 3.

  4. At Grade Parking Areas shall be adequately screened with Landscaping or other design elements to the satisfaction of the Development Officer.

  5. The number of Off-street Vehicular Accessory Parking spaces shall be provided as follows:

Parking Area

Number of Parking Spaces

Parking Area A

44

Parking Area B

21

Parking Area C

70

Parking Area D

50

Parking Garage

750 - 800

 

  1. The Development Officer may consider variances to the number of Off-street Vehicular Accessory Parking spaces if the applicant can demonstrate through a parking impact assessment, that fewer parking spaces are needed based on measures including, but not limited to, the implementation of programs which reduce parking demand such as car share programs, carpooling, or universal transit passes.

  2. The parking impact assessment shall be completed by a Professional Engineer registered in Alberta, to the satisfaction of the Development Officer in consultation with Subdivision and Development Coordination (Transportation).

  3. Prior to the issuance of the Development Permit for construction of the above Grade Parking Garage, a new or updated Traffic Impact Assessment, which identifies the Parking Garage access strategy and required supporting traffic infrastructure, shall be submitted, if required by the Development Officer in consultation with Subdivision and Development Coordination (Transportation).

  4. A minimum of 30 Bicycle Parking spaces shall be provided.

  5. The underground driveway ramp to the Loading area shall not exceed a slope of 10% for a minimum distance of 4.5 m inside the Lot line and the ramp must be at Grade at the Lot line, or to the satisfaction of the Development Officer in consultation with Subdivision and Development Coordination (Transportation).

  6. Retaining walls bordering the below Grade Parking Garage ramp, shall comply with the following:

  1. They shall not exceed a Height of 0.3 m at the Lot line;

  2. They shall not exceed a Height of 1.0 m within 1.0 m of the Lot line;

  3. No portion of the retaining walls shall encroach onto road right-of-way; and

  4. The Development Officer may increase the Height of retaining walls if adequate sight line data is provided to ensure vehicles can exit safely to the satisfaction of the Development Officer, in consultation with Subdivision and Development Coordination (Transportation).

  1. Loading, storage and waste collection areas shall be concealed from view from adjacent sites and public roadways with the waste collection areas located within the buildings or adequately screened. The waste collection area, and access to it, shall be designed to the satisfaction of the Development Officer in consultation with Waste Management Services and Subdivision and Development Coordination (Transportation).

  2. A minimum of 4 Off-street Loading spaces shall be provided for the Site.

 

4.4 Built Form and Urban Design Regulations

 

  1. Exterior building materials must be sustainable, durable, high quality, and appropriate for the development. The use of vinyl or stucco as finishing materials shall not be permitted.

  2. The Parking Garage shall be screened from view with architectural elements or screens, artistic or stylized glass and/or other materials, artistic lighting, living walls, and/or other methods which disguise the Parking Garage, to the satisfaction of the Development Officer.

  3. 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 and safe environment for building users and pedestrians, to accentuate artwork and building elements, and to highlight the development at night time and in winter months.

  4. All mechanical equipment, including roof mechanical units and ground level Parking Garage vents, shall be concealed by screening in a manner compatible with or complementary to the architectural character and materials of the building, or concealed by incorporating it within the building framework.  Ground level vents shall be oriented away from adjacent Sites or on-Site amenity or pedestrian circulation areas.

5.0 Other Regulations

  1. Prior to the issuance of the Development Permit for the construction of Building A, a Wind Impact Study shall be prepared by a qualified, registered Professional Engineer in accordance with Section 14 of the Zoning Bylaw and shall be to the satisfaction of the Development Officer.  The development shall incorporate design features to minimize adverse microclimatic effects such as wind tunneling, snow drifting, rain sheeting both on and off Site, consistent with the recommendations of the Wind Impact Study.

  2. 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 shall be incorporated into the Site and building design to the satisfaction of the Development Officer.

  3. Prior to the issuance of a Development Permit, except for Development Permits for demolition or signage, additional Environment Site Assessment work regarding the testing areas that were previously road right-of-way, shall be submitted and reviewed to the satisfaction of the Development Officer in consultation with City Planning (Environmental Planner).  The Development Officer shall impose any Development Permit conditions necessary, prior to the release of the drawings for Building Permit review, to ensure that the Site is suitable for the full range of uses contemplated on the Development Permit Application.

  4. As a condition of any Development Permit, the Owner shall enter into a Servicing Agreement with the City of Edmonton for off-Site improvements necessary to serve the development, and to the satisfaction of the Development Officer, in consultation with Subdivision and Development Coordination (Transportation) and others as required. The Agreement shall include an engineering drawing review and approval process. Improvements shall be constructed at the owner’s cost and shall include, but are not limited to:

  1. construction of curb ramps and installation of a pedestrian crossing on the west leg of the intersection of 105 Street NW and 111 Avenue NW;

  2. construction of curb ramps and installation of a pedestrian crossing on the west leg of the intersection of the Glenrose Hospital access and 111 Avenue NW;

  3. removal of the existing yield signs and installation of stop signs at the intersection of 102 Street NW and 112 Avenue NW;

  4. modification of the existing all-directional access to 111 Avenue NW between the Glenrose Hospital access and 105 Street NW to a right-in, right-out access;

  5. construction of a shared-use path and curb ramps to connect to the intersection of 104 Street NW and 112 Avenue NW;

  6. installation of traffic signals at the intersection of the Glenrose Hospital access and 111 Avenue NW, including a pedestrian crossing on the west leg of the intersection;

  7. improvements to the existing sidewalk on the north side of 111 Avenue NW between the existing vehicular access east of 105 Street NW and the Glenrose Hospital access to a minimum 2.0 metre wide monolithic sidewalk, including improvements to the existing bus stop, and relocation of existing street light poles as required; and

  8. repair of any damage to the abutting roadways, sidewalks, street furniture, street trees, and/or boulevards resulting from construction of the development, to the satisfaction of Development Officer in consultation with Subdivision and Development Coordination (Transportation). The Site shall be inspected by the City prior to the start of construction and once again when construction is complete.

  1. As a condition of any Development Permit, the owner shall enter into an agreement with the City of Edmonton or EPCOR Drainage for the drainage infrastructure extension indicated in the Drainage Servicing Report or alternatives to the satisfaction of the Development Officer in consultation with City Planning (Drainage). Such improvements are to be constructed at the owner's cost. 

  2. Prior to the issuance of the Development Permit for Building A, the Development Officer shall ensure that a Geotechnical Stress and Interaction Analysis is submitted to the satisfaction of the Development Officer and approved in consultation with City Planning (Drainage) and EPCOR Drainage, that addresses the protection of the existing deep combined sewer trunk within the land on Site formerly part of the 105 Street NW road right-of way.

DC2.1044 Sch "A"

DC2.1044 Appendices