Part IV Edmonton Zoning Bylaw
Bylaw 15619
December 13, 2010
The purpose of this Site Specific Development Control Provision is to accommodate the development of an eight (8) storey residential building on the north portion of the site, and a six (6) storey mixed use (residential and commercial) building on the south portion of the site. The buildings shall be compatible with existing development, pedestrian oriented, and include on-site amenities and off-site improvements that recognize the unique location of the site and the urban qualities of the neighbourhood.
This DC2 Provision shall apply to Lot 24, Block 1, Plan 0324458 and Lot 25, Block 1, Plan 0920953, located on the northwest corner of 105 Avenue NW and 121 Street NW, as shown on Schedule A of this Bylaw adopting this Provision, Westmount
Apartment Housing
Business Support Services
General Retail Stores
Minor Home Based Business
Personal Service Shops
Professional, Financial and Office Support Services
Residential Sales Centre
Fascia On-premises Signs
Projecting On-premises Signs
Temporary Signs, limited to project advertising and residential sale purposes only, and excluding portable signs
Development shall be in accordance with these regulations and in general accordance with the attached Appendices
The maximum Height shall not exceed:
28 m, nor eight storeys for the north building, and
22 m, nor six storeys for the south building.
The maximum Floor Area Ratio shall be 3.9.
The maximum number of Dwelling units shall be 244.
Seven Family Oriented Dwellings shall be provided.
The development shall provide a minimum of 7.5m² of Amenity Space per unit which will include, but shall not be limited to private roof decks and/or and a balcony for each residential unit.
Commercial Uses shall be limited to the first storey of the south building.
Residential and Commercial Uses shall have separate, at grade access into the Development.
356 parking spaces shall be located in an underground parkade, and provided in accordance with Section 54 of the Zoning Bylaw to the satisfaction of the Development Officer and Transportation Department, and the following provisions:
The entrance to the underground parkade shall be from 122 Street;
The driveway ramp must be at grade at the property line and shall not exceed a slope of 6% for a distance of 4.5m inside the property line, or to the satisfaction of the Transportation Department;
22 bicycle parking spaces shall be provided in accordance with Section 54 of the Zoning Bylaw and the following two clauses, to the satisfaction of the Development Officer and Transportation Department:
5 bicycle parking spaces located within 15m of an entry to a commercial development. If necessary, some spaces may be partly or wholly located on City right-of-way; and
17 bicycle parking spaces located within 15m of the main residential entry doors facing 121 Street. If necessary, some spaces may be partly or wholly located on City right-of-way.
Loading shall be provided in accordance with Section 54 of the Zoning Bylaw, to the satisfaction of the Development Officer and Transportation Department; and
Residential and commercial parking areas shall be separated by a secure overhead door.
Garbage enclosures shall be located off 122 Street, and shall be entirely within private property. The gates and/or doors of the garbage enclosure shall not open or encroach into road right-of-way.
Canopies, located along the 105 Avenue façade shall be designed and finished in a manner consistent with the design and finishing of the building, in accordance with the Elevations. Canopies shall be developed to provide weather protection.
The owner shall enter into an Encroachment Agreement with the City of Edmonton for the proposed canopies/overhangs, and any street related activities and public art that encroach on, over, or into road right-of-way.
A Comprehensive Sign Design Plan shall be prepared in accordance with Section 59.3 of the Edmonton Zoning Bylaw. The Plan shall recognize that signs shall be limited to the first storey of the development and shall be integrated into the general architectural design of the building, to the satisfaction of the Development Officer.
A Crime Prevention Through Environmental Design Assessment shall be provided to the Development Officer and approved, prior to development approval to ensure that development provides a safe urban environment in accordance with the guidelines and principles established in the Design Guide for a Safer City.
Residential Sales Centres shall be in accordance with Section 82 of the Zoning Bylaw, or to the satisfaction of the Development Officer.
A Phase III Environmental Site Assessment shall be submitted subsequent to an approved development permit, to the satisfaction of the Development Officer in consultation with the Environmental Planning Unit of the Planning and Policy Services Branch, and prior to the issuance of any Building Permit, excepting the parkade excavation Building Permit. The Development Officer shall not release the Development Permit for the purposes of a Building Permit until this condition has been adequately satisfied.
Prior to the issuance of any Development Permit, the Development Officer shall ensure that a signed agreement has been executed between the City 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 market price; or the ability to acquire units on the basis of a future approved Council policy on Affordable Housing.
Architecture and site planning for the development shall be in accordance with the following provisions, to the satisfaction of the Development Officer:
All exterior finishing materials shall be of a high quality, durable and attractive in appearance; all exposed building faces shall have consistent and harmonious exterior finishing materials;
The façade treatment shall generally wrap around the development, as shown on the Elevations, and to provide a consistent profile facing public roadways and the interior courtyard;
Street presence:
The architectural treatment of the building shall create an attractive pedestrian friendly environment. Detailing of the first storey will include weather protection, or create architectural interest with recessed entries, and entry canopies;
All mechanical equipment on the roof of any building shall be concealed by screening in a manner compatible with the architectural character of the building, or concealed by incorporating it within the building roof;
The south building shall provide a pedestrian-oriented commercial streetscape along 105 Avenue in accordance with the Appendices and the following provisions:
the development shall provide at grade entrances to each commercial unit to promote a pedestrian oriented nature of development;
the development shall be built to property lines, except in the locations shown on the Site Plan/Conceptual Landscape Plan. A minimum setback of 1.0 m shall be provided at the main commercial entrance to provide architectural features, weather protection, and may accommodate street related activities, such as sidewalk cafes, artwork and landscaping that contribute to the pedestrian-oriented character of the area;
commercial uses shall provide floor to ceiling store front window systems on the first storey with a minimum of 80% clear glazing to allow viewing into the development and promote a positive pedestrian-oriented shopping street;
the development shall provide off-site landscaping and streetscaping improvements to the satisfaction of the Community Services Department and the Transportation Department; and
the development shall provide a continuous sidewalk with a minimum clear width of 2.0 metres along 105 Avenue, in general accordance to Appendix I: Site Plan and to the satisfaction of the Transportation Department.
The north, west and east façade of the development shall be designed to create a pedestrian-friendly environment by:
including doorways, entrance features, lighting, and landscaping, in accordance with the Appendices, and provide off-site landscaping and right-of-way improvements; and
reinforcing the north/south pedestrian linkage along 121 Streets by creating a definitive streetwall that clearly identifies the public and private realm. This shall be accomplished by the articulation of the building façade to minimize the perception of massing and providing decorative and security lighting to ensure a well-lit environment for pedestrians and to accentuate artwork.
Public Art:
Prior to the issuance of a Development Permit, the Owner shall enter into an agreement with the City whereby the Owner will contribute $50,000 to the City for the commission of public art to be incorporated along the sidewalk adjacent to 105 Avenue. 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.
Landscaping:
A detailed Landscape Plan for the site and within the road right-of-way, in accordance with Section 55 of the of the Zoning Bylaw and in general accordance with the Conceptual Landscape Plan, shall be submitted prior to the approval of any Development Permit, to the satisfaction of the Development Officer and in consultation with the Asset Management & Public Works and Transportation Departments. The plans shall include pavement materials, exterior lighting, street furniture elements, pedestrian seating area, sizes and species of new tree plantings and other landscaping elements as applicable. The Plan shall also include vehicular and pedestrian access points and on-site pedestrian circulation. Landscaping on the Site shall consider the use of plant materials that provide colour throughout the year to enhance the appearance of the development during cold weather months.
The Landscape Plan submitted with the Development Permit application shall include the off-site landscaping for 121 Street, 122 Street and 105 Avenue facades, to the satisfaction of the Development Officer, in consultation with the Asset Management & Public Works and Transportation Departments. The streetscape improvements shall include, but are not limited to, new sidewalks, streetlights, boulevard landscaping, boulevard trees, street furniture, and/or the relocation of utilities underground.
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. Improvements to be addressed in the Agreement include, but are not limited to the following:
Removal and filling in of all existing accesses to 105 Avenue, 121 Street and 122 Street, construction of the curb & gutter and restoration of the boulevard to the satisfaction of the Transportation Department and Asset Management & Public Works;
Reconstruction of 122 Street, between 105 Avenue and the north property line, to meet City of Edmonton Standards with a turnaround included, to the satisfaction of the Transportation Department;
Construction of a continuous sidewalk with curb & gutter along 121 Street and 105 Avenue, in general accordance to Appendix I: Site Plan and to the satisfaction of the Transportation Department; and
Repair of any damage to the abutting roadways, sidewalks and/or boulevards resulting from construction of the development, to the satisfaction of the Transportation Department. The site must be inspected by the Transportation Department prior to the start of construction and once again when construction is complete.
The building shall achieve the minimum of the LEED Canada-NC 1.0 LEED Silver certification. Upon submission of a Development Permit application, the applicant must submit a detailed report, endorsed by a third-party registered professional engineer or architect, indicating how the LEED Silver points will be achieved upon construction completion. This report must be approved by the Development Officer prior to the issuance of the Development Permit.
This Provision encourages that the following Sustainability Targets be included in the LEED Silver checklist and integrated into the building design to the satisfaction of the Development Officer:
Sustainable Sites, a total of 5 points, for site selection, development density, alternate transportation for public transportation access, bicycle storage and changing room, and stormwater management;
Water Efficiency, 4 points, for water efficient landscaping by limiting or eliminating the use of potable water for landscape irrigation, maximizing water efficiency within the building with high efficiency fixtures and employing wastewater technology;
Energy and Atmosphere, 4 points, for using increasing levels of energy performance in energy consumption and cost in regulated and non-regulated uses, and employing best practice commissioning to verify that the entire building is designed, constructed and calibrated to operate as designed, in compliance with the Montreal Protocol;
Material and Resources, 5 points for including a construction waste management plan to divert waste up to 75% from the landfill, and using building materials that incorporate recycled contents. At least 10% of building material and products used will be extracted and manufactured regionally. In addition, a building durability plan will be developed and implemented in accordance with the principles of CSA S478-95 (2001).
Indoor Environmental Quality, a total of 12 points, for providing effective delivery of supply air to support the safety, comfort and well being of building occupants, and together with this, preparing a construction IAQ management plan for construction and before occupancy. Construction specifications will indicate the use of low volatile organic compounds (VOC) for adhesives, sealants, paints and coatings, and carpets, and show controllability of systems in both perimeter spaces and non-perimeter spaces to achieve a daylight and view factor of 95%; and
Innovation and Design Process, 3 points, for the placement of signage in different parts of the building to educate occupants and visitors to the benefits of Green Buildings.