Charter Bylaw 19857
September 10, 2021
DC2.1185.1 General Purpose
To accommodate a high rise residential building that is architecturally unique with high quality design and that provides a pedestrian friendly streetscape.
DC2.1185.2 Area of Application
This Provision shall apply to Lots 2-4, Block B, Plan 2955EO, located south of 102 Avenue NW and west of Clifton Place NW, as shown on Schedule “A” of the Charter Bylaw, adopting this Provision, Westmount.
DC2.1185.3 Uses
Live Work Unit
Lodging Houses
Minor Home Based Business
Multi-Unit Housing
Residential Sales Centre
Supportive Housing
Fascia On-premises Signs
Freestanding On-premises Signs
Projecting On-premises Signs
DC2.1185.4 Development Regulations for Uses
Signs shall comply with the General Provisions of Section 59 of the Zoning Bylaw and the regulations found in Schedule 59B of the Zoning Bylaw.
Residential Sales Centres shall be limited to the sale or leasing of on-Site condominium or rental Dwellings.
DC2.1185.5 Development Regulations for Site Layout and Built Form
The development shall be in general conformance with the attached appendices.
Grade shall be taken from the north east corner of the property for the purposes of determining the Height of any structures, except for the Underground Parkade.
Grade shall be taken from the southwest corner of the property for the purposes of determining the Height of the Underground Parkade.
Any portion of an Underground Parkade that is exposed shall be designed and articulated to contribute to the overall urban design aesthetic of Clifton Place.
The maximum Height shall be 55 m.
The maximum pedestal Height shall be 6.0 m.
The maximum Underground Parkade Height shall be 3.0 m.
The maximum Floor Area Ratio shall be 3.0.
The Underground Parkade shall not be included in the calculation of Floor Area Ratio.
The maximum Tower Floor Plate shall be 650 m2.
The maximum number of Dwellings shall be 55.
The minimum building Setbacks shall be:
17.0 m from the east Lot line;
1.5 m from the north Lot line;
16.5 m from the west Lot line; and
7.0 m from the south Lot line.
The minimum Tower Setbacks shall be:
18.0 m from the east Lot line;
3.0 m from the north Lot line;
16.0 m from the west Lot line; and
6.0 m from the south Lot line.
Architectural features and structures on the pedestal, such as decorative walls or weather protection features including awnings and canopies may project a maximum of 9.5 m into the east and west Setbacks.
The Underground Parkade shall be permitted to extend to the Lot Lines.
DC2.1185.6 Development Regulations for Building Design and Features
All mechanical equipment, including roof mechanical units and surface level venting systems and transformers, shall be screened in a manner compatible with the architectural character of the building or be concealed by incorporating it within the building. Ground level vents shall be oriented away from adjacent Sites or on-Site amenity or pedestrian circulation areas.
The Underground Parkade ramp retaining walls that are visible from the street shall be architecturally treated and articulated.
The building Façades shall incorporate design elements to reduce the perceived mass and add architectural interest, including an articulated tower with two offset vertical volumes. The building shall be finished with high quality materials on all elevations that may include, but are not limited to, stone, brick, wood, concrete, exterior insulation and finishing system panels, and/or glass. The use of vinyl or masonry stucco as a finishing material shall not be permitted.
DC2.1185.7 Development Regulations for Parking, Loading, Storage and Access
Details regarding the location of on-street parallel parking, on-street commercial loading and passenger drop-off zones shall be to the satisfaction of the Development Officer in consultation with Subdivision and Development Coordination (Transportation).
The waste and recycling storage area shall be located within the building. The outdoor collection area shall be located beside the property line abutting Clifton Place and designed to the satisfaction of the Development Officer in consultation with Waste Management Services and Subdivision and Development Coordination (Transportation).
DC2.1185.8 Development Regulations for Landscaping, Lighting and Amenity Area
The required Landscape Plan submitted with a Development Permit application for new building construction shall be prepared by a Landscape Architect registered with the Alberta Association of Landscape Architects (AALA).
In addition to meeting the requirements of the Zoning Bylaw, the Landscape Plan shall:
Include details of pavement materials, exterior lighting location, and other landscape elements as applicable, taking into consideration the maximization of views and functionality of the site, and the safety of pathways and easements;
Use plant materials that provide colour throughout the year to enhance the appearance of the development during the cold weather months; and
Ensure that fences or walls used for landscaping purposes or to demarcate boundaries, if visible from a street, public path, or easement, are architecturally treated and articulated.
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 building elements, and highlight the development in winter months. Exterior lighting associated with the development shall be designed to minimize impact on an adjacent property. Exterior lighting above the third storey of the building shall be directed downwards. A detailed exterior lighting plan shall be provided to the satisfaction of the Development Officer.
Streetscaping shall be enhanced from the typical landscaping to include concrete sidewalks, shrubs, perennial, trees, benches, and lighting incorporated in clusters that are integrated with the overall site planning and building architecture, to the satisfaction of the Development Officer in consultation with Subdivision and Development Coordination (Transportation).
DC2.1185.9 Other Regulations
Site and building layouts shall include design elements that take the principles of Crime Prevention Through Environmental Design (CPTED) into consideration. These elements may include, but are not limited to, elements that allow for natural surveillance, increased sightlines and use; and high quality interior and exterior lighting. The physical layout and landscaping shall reduce the vulnerability of pedestrians by avoiding areas of concealment or entrapment such as: long public corridor spaces, stairwells, or other movement predictors; avoiding landscaping hazards such as: unpruned trees, rocks that can be thrown, or blind corners; and by locating parking areas close to building access points and using wayfinding mechanisms. The Development Officer may require a Crime Prevention Through Environmental Design assessment prepared by a qualified security consultant, and may apply conditions to the approval of the Development Permit based on the recommendations of the CPTED assessment to promote a safe physical environment.
Where appropriate, pedestrian wayfinding signage shall be provided to the satisfaction of the Development Officer and Transportation Services.
Prior to the issuance of a Development Permit, a Wind Impact Study shall be submitted for review. 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.
DC2.1185.10 Public Improvements and Contributions
As a condition of the Development Permit for the new building the owner shall provide a total contribution of $216,000 towards the following:
The owners shall enter into an agreement(s) with the City of Edmonton for the detailed development and construction of the following, which shall not be required to exceed $170,000, but may do so at the owner's discretion:
resurface the existing path on the public utility lot connecting Clifton Place to 125 Street and Jasper Avenue; and
construct a publicly accessible viewpoint and trail to extend from the Publicly Accessible Private Park abutting the site to a viewpoint on the top of bank, in general accordance with Appendix III. The agreement process includes detailed design review and approval process which shall be in accordance with applicable City Standards and to the satisfaction of the Development Officer in consultation with Open Space Strategy. Details to be addressed in the agreement and provided within the detailed design include, but are not limited to, the surfacing and width of pathways, size and surfacing of the viewing platform, lighting, additional plantings and benches and/or other seating.
The owner shall enter into an agreement with the City of Edmonton for the remainder of the contribution amount toward the acquisition and placement of public art. Such agreement shall require that:
Prior to the issuance of the Development Permit, a public art plan showing the general location(s) of art shall be prepared and submitted to the City of Edmonton for review and approval by the Development Officer. The art will be acquired through an art procurement process administered by the owner(s) and all costs related to the procurement of the artworks, operation and future maintenance shall be the responsibility of the owner;
Artworks shall be created by a professional artist;
Artworks may be located on or within the public or private property and shall be in locations that are publicly viewable to the satisfaction of the Development Officer; and
If located on public property or roadway right of way, the location shall be to the satisfaction of the Development Officer in consultation with Subdivision and Development Coordination (Transportation) , City Operations and Integrated Infrastructure Services.
The contribution amount shall be increased every 5 years from the date of passage of the Bylaw adopting this Provision according to the annual rate of national inflation as determined by Statistics Canada.
The owner shall register a 3.0 m wide public access easement along the south Lot line to provide space for a trail connection to Clifton Place, in general accordance with Appendix III. The owner shall not be responsible for developing the trail connection.
The owner(s) shall enter into a Sidewalk Utility Right-Of-Way Agreement for those portions of Clifton Place sidewalk that are located within private property abutting the Site.
The owner(s) must 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. Improvements to be addressed in the Agreement include, but are not limited to the following:
Relocation/alteration of existing utilities and installation of new utilities;
Required upgrading of existing sanitary and storm sewer systems, to the satisfaction of Drainage Services; and.
The storm and sanitary drainage systems required to service the development, including on-site stormwater management, shall be in general conformance with the Drainage Servicing Report or alternatives to the satisfaction of the Development Officer in consultation with City Planning (Drainage).
Appendix I - Site Plan
Appendix II - Elevations
Appendix III - Trail Amenity Contribution Concept
Charter Bylaw 19857 - Schedule A and Appendices