Part IV Edmonton Zoning Bylaw
Bylaw 12985
July 2, 2002
To establish a Site Specific Development Control Provision to:
accommodate a residential building suitable for people such as seniors who may require on-site communal facilities such as a dining hall, convenience commercial and personal service uses;
and to establish sensitive site development criteria to ensure that development will be compatible with the site’s prominent location abutting a public park and the Mill Creek Ravine, and low density residential land uses located north and east of the site.
This DC2 Provision shall apply to Lot 9, Block 4, Plan 59MC, and Lot 11, Block 4, Plan 922 1875, as shown on Schedule "A" appended to the Bylaw adopting this Provision; Avonmore.
Existing Allen Gray auxiliary hospital without any renovations or additions until it ceases operation and is removed
Low Rise Apartments
Boarding and Lodging Houses
Personal Service Shops, Convenience Retail Stores and Health Services when designed as an integral and accessory to the Low Rise Apartments and Boarding and Lodging Houses
Minor Home Based Businesses
Fascia On-premises Signs
Development shall comply with the regulations contained in Section 210.4 of the Zoning Bylaw excepting the following:
development shall be in accordance with the attached Appendices;
all exterior finishing material must be of a high quality, durable and attractive in appearance; all exposed building faces shall have consistent and harmonious exterior finishing materials which shall include elements of brick to reinforce the architectural character of the neighbourhood;
no buildings or structures other than the fence in clause 4(v), landscape structures such as a maximum 20 m2 gazebo, or portions of the southeast and northeast corners of the principal structure (as per the attached Appendix I) shall be permitted on Lot 11;
a decorative metal fence shall be constructed around the low rise apartment building as per the attached Appendix I to the satisfaction of the Development Officer;
the maximum number of dwelling units shall be 89;
a maximum of six dwelling units may be developed at the parking garage level (walk-out units) in the localized depression along on the west (ravine facing) elevation only as per the attached Appendices;
the maximum floor area ratio shall be 1.0;
the maximum site coverage shall be 30%;
the maximum building height shall be as per the attached Appendix II and III;
the general grade of the existing site shall be maintained and in general conformance with Appendix II and III;
the maximum building height shall not exceed 8.6 metres to the mid point of the roof as per the attached Appendix II and III. Height shall be measured from the top of the existing curb along 89 Street at the northeast property corner;
the east and south building façades shall be terraced in order to minimize the perception of massing and to effect a transition with the adjacent low density residential and park development;
the building shall be designed and constructed to create an harmonious and attractive complex, which shall be tiered from east to west and from south to north. The tiered building design shall incorporate sloped roofs as illustrated on the architectural concept included as Appendix II and III in order to minimize perceived building mass and impact;
the uppermost habitable level shall be incorporated into the roof design so as to minimize the perception of this level when viewed from the adjacent low density residential and park development;
the floor area of the top floor shall not exceed 50% of the area of the ground floor;
the dormers on the uppermost habitable level on the west facade of the building shall not have more than 33% of the wall area of this façade, and the maximum length of individual dormers shall not exceed 3.7 m;
balcony decks shall be permitted as part of the dwelling units incorporated into the roof structure;
the west building façade shall be terraced in order to minimize the perception of massing and to effect a transition with the adjacent Mill Creek Ravine;
the north building façade shall be terraced in order to minimize the perception of massing and to effect a transition with the adjacent residential development;
the north building façade shall be terraced in order to minimize the perception of massing and to effect a transition with the adjacent residential development;
a landscaped yard shall be provided along the top of bank line, as per the Geotechnical Assessment dated May 2001 by Shelby Engineering Ltd., and as per the PALS survey dated December 4, 2001. This yard shall be a minimum of 15 m in width at the northwest corner of the site and shall be a minimum of 20 m in width at the southwest portion of the site as shown on Appendix I. The minimum distances shall be measured from the top of bank line or the property line, whichever is greater; and
Section 210.4 11) a), c) and f) shall not apply.
The roof design shall incorporate the appearance of a sloped roof and shall be compatible with surrounding development.
All resident parking shall be provided underground.
There shall be a minimum of one parking space per dwelling unit for resident parking.
All access to the underground resident parking shall be provided by a 6.0 m private driveway from 76 Avenue.
Access to the resident parking (underground parkade) and to garbage pickup facilities will be designed to eliminate short cutting traffic through the rear lane onto 89th Street. The retaining wall and rail for the underground parking garage ramp shall be done in an aesthetic way.
Visitor parking may be at grade and where located along the north property line.
There shall be a minimum of one visitor parking space per seven dwellings units.
Trash collection and outdoor storage areas shall be screened from view.
That portion of the site below the top-of-bank line, including vegetation, shall remain undisturbed. The recommendations of the Geotechnical Assessment by Shelby Engineering Ltd. dated May 2001 will be followed.
The Development Permit application shall include a description of provisions, such as a temporary demarcation fence, to protect the area below the top of the bank during construction.
Lot 11 shall be landscaped to the satisfaction of the Development Officer, and it will be designed to have the appearance of a public park space. There shall be a pedestrian connection across Lot 11 from 89 Street to the park land to the south of the subject property, having regard for connection with the tot lot to the east and existing walkways. Also the landscape design shall partially visually screen the apartment building on Lot 9 from 89 Street.
To ensure that a high standard of appearance is achieved for the entire site, detailed landscaping plans shall be submitted with the initial Development Permit application. Such Landscaping plans shall be in accordance with Section 55 of the Zoning Bylaw and shall be to the satisfaction of the Development Officer.
Signs shall be in accordance with Section 59H of the Zoning Bylaw.