Part IV Edmonton Zoning Bylaw
Bylaw 13745
July 28, 2004
To accommodate the redevelopment of a large irregularly shaped site primarily for apartment housing such that:
the number of dwelling units are limited;
the height of development decreases across the site from east to west with buildings on the western portion of the site being compatible with the scale and pattern of lower density residential development west of 71 Street;
the site is developed to a high standard of appearance appropriate to its high profile location on two major roadways and an entranceway into the City; and
the on-site pedestrian and vehicular circulation system is development on a comprehensive basis ensuring a high degree of efficiency, convenience and safety.
This provision shall apply to Lots 1 and 2, Block 24, Plan 451 TR, as shown on Schedule ”A” of this Bylaw, adopting this Provision, Gainer Industrial. The Provision establishes three approximate sub-areas for the site as identified in Appendix I and described as follows:
Area A - that portion of the site abutting 71 Street and intended for the development of low rise apartment buildings, at grade amenity areas, and above ground and underground vehicle parking;
Area B - that portion of the site immediately east of Area A including the lands adjacent to Sherwood Park Freeway and Argyll Road and intended for the development of medium rise apartment buildings, at grade amenity areas, and above ground and underground vehicle parking; and
Area C - that triangular portion of the site immediately east of Area B and intended for the development of medium rise apartments and potentially a single high rise apartment building, at grade amenity areas, and above ground and underground vehicle parking.
Area A
Apartment Housing
Minor Home Based Businesses
Fascia On-premises Signs
Projecting On-premises Signs
Temporary On-premises Signs, excluding portable signs affixed to trailers
Area B
Apartment Housing
Minor Home-Based Business
Fascia On-premises Signs
Projecting On-premises Signs
Temporary On-premises Signs, excluding portable signs affixed to trailers
Area C
Apartment Housing
Child Care Services
Convenience Retail
Minor Home-Based Businesses
Speciality Food Services
Fascia On-premises Signs
Freestanding On-premises Signs
Projecting On-premises Signs
Temporary On-premises Signs, excluding portable signs affixed to trailers
The Development Officer shall have regard for the site development objectives contained in this Section in the application of the regulations contained in this Provision and in Sections of the Edmonton Zoning Bylaw in order to achieve the General Purpose of this Provision.
To establish a building height gradient that generally decreases from east to west across the site.
To create buildings that have architectural diversity and visual interest.
To develop buildings that are of a high quality and that are aesthetically pleasing.
To develop buildings that relate to and respect surrounding existing development.
To minimize the perception of height and massing of buildings.
To create a single high-rise tower that is visually attractive and a positive landmark for the site.
To site buildings, roadways, and landscaped areas such that the overall pattern of development is compatible with the grid street pattern of development west of 71 Street.
To create pedestrian linkages that accommodate and encourage pedestrian movement between amenity areas and buildings throughout the site, and to pedestrian oriented facilities off-site while adhering to the principles of Crime Prevention Through Environmental Design.
To create a central amenity area that is a focal point for the site and its residents.
To create dispersed landscaping and amenity areas throughout the site.
Development shall be in general accordance with the site plan attached as Appendix I. The Development Officer shall have the discretion to vary the boundaries of Areas A, B, and C, and the Development Regulations of this Provision provided that the General Purpose and Design Objectives of this Provision are not compromised. With the submission of the first development permit application for the site, a more detailed site plan shall be provided showing building and surface parking locations; amenity areas; vehicular and pedestrian access points; and on-site vehicular and pedestrian circulation system. This site plan shall be updated with each subsequent development permit application, if required.
The maximum number of dwelling units for the site as a whole shall not exceed 648.
The maximum building height of development in Area A shall not exceed 14 m, nor four storeys.
The maximum building height of development in Area B shall not exceed 23 m, nor six storeys.
Apartment Housing in Area C may be developed as medium rise apartment buildings the maximum height of which shall not exceed 23 m, nor six storeys; or as medium rise apartment building(s) the maximum height of which shall not exceed 23 m, nor six storeys and one high-rise apartment building the maximum height of which shall not exceed 45 m, nor 14 storeys.
The maximum Floor Area Ratio for Area A shall be 1.4 and shall be calculated on the basis of the area of Area A.
The maximum Floor Area Ratio for Area B shall be 1.5 and shall be calculated on the basis of the area of Area B.
The maximum Floor Area Ratio for Area C shall be 1.5 if only medium rise apartment buildings are developed; however, the maximum Floor Area Ratio for Area C shall be 3.0 if medium rise apartment building(s) and one high-rise apartment building are developed. For both development options, the maximum Floor Area Ratio shall be calculated on the basis of the area of Area C.
A landscaped yard, a minimum of 6.0 m in width, shall be provided on that portion of the site abutting 71 Street.
A landscaped yard, a minimum of 7.5 m in width, shall be provided on that portion of the site abutting Sherwood Park Freeway.
A landscaped yard, a minimum of 6.0 m in width, shall be provided on that portion of the site abutting Argyll Road.
A minimum of five deciduous trees (with a minimum Calliper of 6 cm), three coniferous trees (with a minimum Height of 3.0 m), and 20 shrubs shall be required for each 35.0 m of lineal Yard Frontage abutting Sherwood Park Freeway and Argyll Road. A continuous screen, an average of 0.75 m in Height, shall be provided within the required Yard, through a combination of berming and shrub planting.
There shall be no relaxation of the minimum yard or landscaping requirements as specified in either this Provision or the Zoning Bylaw.
A 1.8 m uniform screen fence shall be provided within the property lines abutting Sherwood Park Freeway and Argyll Road as shown on Appendix I and to the satisfaction of the Development Officer.
Architectural diversity and visual interest shall be created through the use of irregular building foot prints; distinctive treatments at the corners of buildings and at main entrances; and the articulation and incorporation of other design elements in the façades and rooflines of buildings.
Expressions of higher quality and aesthetically pleasing development shall be created by:
use of high quality finishing materials such as brick and stone;
consistent and/or complementary use of finishing materials on all building walls and, excepting the single apartment tower, from one apartment building to another;
screening or concealing mechanical equipment so as to be unobtrusive; and
establishing well landscaped interior and exterior streetscapes, and pedestrian areas.
Buildings shall be dispersed and separated by on-site roadways, landscaped amenity areas and surface parking areas to reduce the perception of height and massing of built forms.
Low and medium rise apartment buildings shall be generally configured in shapes such as an ”L” or a ”U” to reduce the appearance of massing of any particular elevation, to the satisfaction of the Development Officer.
The single high-rise apartment tower shall incorporate:
architectural treatments that establish the building as a signature feature of the site and a distinctive landmark for the surrounding areas;
extensive glazing and well articulated facades and rooflines; and
an appropriate exterior public space at the front entrance.
Vehicular and pedestrian access, and visual sight lines into the site shall be provided at 78, 79 and 80 Avenues. Interior roadways and the orientation of buildings to the interior roadways shall be arranged to appear as extensions of the grid street pattern west of 71 Street.
Pedestrian linkages between apartment buildings and surface parking areas shall be as direct as possible.
A sidewalk shall be constructed along the east side of 71 Street, to the satisfaction of the Transportation and Streets Department.
Opportunities shall be created for pedestrian circulation throughout the site by connecting walkways between interior roadways, amenity areas and parking areas while adhering to the principles of Crime Prevention Through Environmental Design and being in accordance with Section 58 of the Zoning Bylaw.
A minimum amenity area of 7.5 m2 shall be provided for each dwelling unit.
An amenity area of approximately 0.27 hectares shall be provided in the central portion the site. Other amenity areas shall be dispersed throughout the site. The size, location and configuration of all amenity areas shall be the satisfaction of the Development Officer.
The following additional regulations shall apply to a Child Care Service in Area C:
this use shall be located in a structure containing a residential use; and
this use shall be located at grade with a separate, outside entrance.
aa. The following additional regulations shall apply to a Convenience Retail Store in Area C:
the total floor area of this use shall not exceed 275 m2;
this use shall be located in a structure containing a residential use; and
bb. Speciality Food Services shall be limited to 40 occupants and 48 m2 public space.
cc. Signs shall comply with the regulations contained in Schedule 59B of the Zoning Bylaw.
dd. Development in this Provision shall be evaluated with respect to compliance with the General Development Regulations and the Special Land Use Provisions of Section 40 to 90 inclusive, of the Zoning Bylaw.
ee. That vehicular parking requirements contained in the Zoning Bylaw be complied with.