(DC2) SITE SPECIFIC DEVELOPMENT CONTROL PROVISION

Part IV Edmonton Zoning Bylaw

Section DC2.917

Bylaw 17501

January 25, 2016

DC2.917.1        General Purpose

To accommodate the comprehensive redevelopment of Strathearn Heights Apartment site into a transit oriented mixed-use urban village, primarily residential, with a range of housing types complemented by neighbourhood serving commercial uses.

DC2.917.2.        Area of Application

This Provision shall apply to Lots 1, 8 and a portion of 7, Block 5; Lot 6, Block 6; Lot 29, Block 8, all in Plan 2528 H.W.; Lot 1A, Block 5, in Plan 1663MC; Block A, Plan 002 4690, located north of 95 Avenue and west of 87 Street, Strathearn, as shown on Schedule A of this Bylaw, adopting this Provision.

 

This Provision establishes three sub areas identified in Figure 1 and as follows:

 

Area A - row housing;

Area B – row housing, stacked row housing, low, mid and high rise apartment housing with live/work and small scale commercial opportunities; and

Area C - residential and commercial mixed-use development including row housing, stacked row housing, low, mid and high rise apartment housing, live/work units, and a clubhouse/amenity centre.

 

Figure 1: Sub-Areas

 

DC2.917.3.0         Development Objectives

  1. To create a transit oriented urban village where people can live, work, shop, and play, with spaces and opportunities to enhance social interaction and recreation.

  2. To enliven the streets and promote walkability by designing residential and commercial buildings with active frontages, and multiple doorways and windows.

  3. To offer a number of public open spaces that provide opportunities for active and passive activities in formal and informal spaces, including such options as garden squares and park blocks.

  4. To provide places and facilities that support a mixed neighbourhood demographic for existing and future residents.

  5. To ensure high quality open space design and landscaping enabling year round use by providing spaces for public art, street furniture, and lighting which enhances pedestrian experience.

  6. To provide traffic calming measures to enhance pedestrian safety.

  7. To integrate with the Strathearn LRT Stop by providing better pedestrian and cyclists connectivity along the 88 Street corridor.

  8. To contribute to a socially sustainable community by providing housing for a range of household types, physical abilities, ages, incomes and demographics.

  9. To encourage alternatives to the automobile, the development will be walkable, conducive to cycling, and transit supportive by giving high planning priority to compact, human-scale and mixed land use.

DC2.917.4.0        Uses

DC2.917.4.1        Within Area A

  1. Minor Home Based Business

  2. Residential Sales Centre

  3. Row Housing

  4. Fascia On-premises Signs

  5. Freestanding On-premises Signs

DC2.917.4.2       Within Area B

  1. Apartment Housing

  2. Child Care Services

  3. Extended Medical Treatment Services

  4. Group Homes

  5. Live Work Units

  6. Lodging Houses

  7. Minor Home Based Business

  8. Residential Sales Centre

  9. Row Housing

  10. Stacked Row Housing

  11. Fascia On-premises Signs

  12. Freestanding On-premises Signs

  13. Projecting On-premises Signs

  14. Temporary On-premises Signs

Commercial and Commercial-Related Uses

  1. Child Care Services

  2. Convenience Retail Stores

  3. Creation and Production Establishments

  4. Health Services

  5. Indoor Participant Recreation Services

  6. Personal Service Shops

  7. Professional, Financial and Office Support Services

  8. Residential Sales Centre

  9. Restaurants

  10. Specialty Food Services

  11. Fascia On-premises Signs

  12. Projecting On-premises Signs

DC2.917.4.3        Within Area C

Residential and Residential-Related Uses

  1. Apartment Housing

  2. Child Care Services

  3. Group Homes

  4. Live Work Units

  5. Lodging Houses

  6. Minor Home Based Business

  7. Major Home Based Business

  8. Residential Sales Centre

  9. Row Housing

  10. Stacked Row Housing

  11. Fascia On-premises Signs

  12. Projecting On-premises Signs

  13. Freestanding On-premises Signs

  14. Temporary On-premises Signs

Commercial and Commercial-Related Uses

  1. Bars and Neighbourhood Pubs

  2. Business Support Services

  3. Child Care Services

  4. Commercial Schools

  5. Community Recreation Services

  6. Convenience Retail Stores

  7. Creation and Production Establishments

  8. Flea Market

  9. General Retail Stores

  10. Government Services

  11. Health Services

  12. Household Repair Services

  13. Indoor Participant Recreation Services

bb.  Minor Alcohol Sales

cc.  Minor Amusement Establishments

dd.  Personal Service Shops

ee.  Professional, Financial and Office Support Services

ff.   Private Education Services

gg.  Residential Sales Centre

hh.  Restaurants

ii.    Secondhand Stores

jj.   Specialty Food Services

kk.  Fascia On-premises Signs

ll.   Projecting On-premises Signs

mm. Freestanding On-premises Signs

nn. Temporary On-premises Signs

DC2.917.5.0      Development Regulations

  1. The development shall be in general accordance with the Site Plan as illustrated on Appendix I.

  2. The maximum number of Dwelling units shall be 1,900.

  3. The maximum Floor Area Ratio shall be 3.5 for the area of application.

  4. Minimum Setbacks from the property line shall be in accordance with Appendix II.

  5. The maximum Height and Floor Plate in the mid tower zone for high-rise Apartment Housing shall be as specified in Table 1 and as shown in Appendix III.

  6. The maximum building Height for low and mid-rise Apartment Housing shall be as specified in Table 2 and as shown in Appendix III.

Table 1: Maximum Height and Floor Plate of High-Rise Apartment Housing

 

Tower No.

Max. Height (m)

Max. Floor Plate area (m2) at Tower Mid Zone

T1

78

750

T2

81

750

T3

75

750

T4

71

750

A17

64

830

A18

64

830

NOTE: Floor Plate relates to the tower mid zone.

 

Table 2: Building Heights for Low and Mid Rise Apartment Housing

Building No.

Max. Height (m)

A5

17

A6

39

A7

39

A8

17

A9

39

A10

26

A11

26

A12

32

A13

26

A14

26

A15

32

A16

26

A19

29

A20

25

A21

36

A22

36

A23

25

 

  1. The maximum Height for Row Housing and Stacked Row Housing shall not exceed 12 m.

  2. The maximum Height for Accessory Buildings, such as garages, shall not exceed 4 m.

  3. All mechanical equipment, including roof mechanical units, shall be concealed by screening in a manner compatible with the architectural character of the building, or concealed by incorporating it within the building framework. 

  4. Commercial and commercial-related uses shall be permitted only on the first and second floor as identified in Appendix I, with the exception of building A20 where commercial and commercial-related uses shall be permitted on all floors.  The maximum Floor Area for commercial and commercial-related uses shall not exceed 9,800 m2 for the entire site, 500 m2 in Area B, or 9,300 m2 in Area C.

  5. Restaurants and Specialty Food Services shall not exceed a capacity of 100 Occupants or 120 m2 of Public Space.

  6. Bars and Neighbourhood Pubs shall not exceed 230 m2 of Public Space.

  7. Flea Markets shall be limited to farmers markets involving the sale of items such as local meats, produce and handicrafts.

  8. Minor Amusement Establishments shall be limited to an accessory use to a Restaurants Use only. 

  9. Secondhand Stores shall be limited to the sale of antique or vintage goods.

  10. Row Housing/Stacked Row Housing shall be developed to provide a visual break/articulation in the building Façade. The break shall be articulated by a combination of recesses, projections, change in building materials, colours, or a physical break in building mass.

  11. Notwithstanding Section 46, a minimum Amenity Area of 7.5 m2 per Dwelling shall be provided on the entire site including courtyards, balconies, roof top patios/gardens, grade level display gardens and terraces.

  12. Separation Space and Privacy Zones:

  1. on the periphery of Sites shall be reduced to required Setbacks;

  2. between buildings on the same site, shall be reduced to a distance the equivalent of the total minimum Setback that would be required were each building on its own site; and

  3. notwithstanding ii. above, shall not be required where side walls of adjacent buildings face each other and habitable windows are not located directly opposite each other, such that privacy is not impacted.

  1. Bicycle Parking spaces shall be provided for residential units in a weather protected and secure area.

  2. The driveway ramp for underground parking structures shall be at grade at the property line and must not exceed a slope of 10% for a distance of 4.5 m inside the property line and to the satisfaction of the Development Officer in consultation with Transportation Services.

  3. Vehicular parking requirements of Section 54.2 of the Zoning Bylaw that relate to development within 400 m of a LRT stop shall apply throughout the entire site.

  4. Parking variances may be granted by the Development Officer if:

  1. The owner can demonstrate, at any development stage that the parking required is less than any minimum required by Section 54.2 of the Zoning Bylaw;

  2. The owner implements programs which reduce parking demand such as car share programs, carpooling, or universal transit passes to the satisfaction of the Development Officer; and

  3. The owner shall submit a Parking Impact Assessment to the satisfaction of the Development Officer in consultation with Transportation Services.

  1. Garbage collection shall be located within parking structures or buildings and if at grade shall be located and screened from view of adjacent residential sites.  Gates and/or doors of the garbage enclosures must not open or encroach into public or private road right-of-way.

  2. Signs shall comply with the regulations found in Schedule 59E of the Zoning Bylaw.

  3. Notwithstanding Section 85.6 Minor Alcohol Sales shall be permitted within Area C.

  4. The owner shall submit a Crime Prevention Through Environmental Design (CPTED) Assessment that shall be reviewed and accepted by the Development Officer prior to the issuance of a Development Permit to ensure that development on the Site provides a safe urban environment in accordance with the guidelines and principles established in the Design Guide for a Safer City.

  5. Prior to the issuance of any Development Permit, the Development Officer shall ensure that a signed agreement 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 value.  If the Owner enters into an agreement with another agency (i.e. Habitat for Humanity), to the satisfaction of the City of Edmonton, then this regulation shall not be required.

bb.   As a condition of the Development Permit for Area C and prior to the release of drawings for Building Permit review, other than a Building Permit for excavation and foundation, the applicant and/or owner shall provide proof satisfactory to the Development Officer in consultation with the Environmental and Energy Coordination Unit that, if necessary, the lands have been remediated to a level suitable for the allowable uses.  The Development Officer shall not physically release the Development Permit for the purposes of a Building Permit, other than an excavation and Foundation Permit, until this condition has been adequately satisfied.

DC2.917.6.0       Urban Design Regulations for Comprehensive Site Development

DC2.917.6.1      Active Frontages

  1. All commercial and residential building Façades fronting onto a plaza or public or publicly accessible street, other than a Lane, shall have active commercial or residential frontages.

  2. Active residential and commercial frontages shall be developed according to the following regulations:

  1. Active commercial frontages shall provide:

  1. building/ unit entrances and windows fronting public roadways and plazas;

  2. at least 70% of ground floor building façades shall be glazed on the exterior; and

  3. At least 70% of the ground floor commercial frontages in Area C shall be designed and architecturally treated to give the appearance of small regularly spaced frontages along the street of not more than 12 m.

  1. Where Commercial Uses are developed on the ground (first) floor of a building, weather protection in the form of a canopy or any other similar architectural element shall be provided above entrances to create a comfortable environment for pedestrians.

  2. Active residential frontages shall:

  1. Include ground (first) floor Dwellings with individual external accesses and use features such as porches, staircases and stoops.

  2. The first floor of any residential frontage, including associated entranceway, shall have a maximum grade separation of 1.5 m from any adjacent public sidewalk.

DC2.917.6.2        Built Form Regulations

Row Housing, Stacked Row Housing, Low and Mid Rise Apartment Housing

  1. The top two Storeys of Apartment Housing shall be architecturally treated through the use of materials, canopies, or other architectural features on all faces as shown on Appendix V.

  2. Mid-rise apartments A6 and A7 shall have a minimum stepback of 1.5 m above the 4th Storey on faces as shown on Appendix V.

Figure 2: Stepbacks for buildings A6 and A7

 

  1. Mid-rise apartment A9 shall have a minimum stepback of 1.5 m above the 4th Storey and an additional stepback of 7.0 m above the 8th storey on the face as shown on Appendix V.

Figure 3: Stepbacks for building A9

 

  1. Mid-rise apartment A22 shall have a minimum stepback of 3.0 m above the 2nd Storey, 4.0 m above the 6th Storey, and 4.0m above the 7th Storey on the face as shown on Appendix V.

  2. Mid-rise apartment A23 shall have a minimum stepback of 3.0 m above the commercial storey(s) or the second Storey of a residential only building as shown on Appendix V.

  3. There shall be no external staircases permitted within the front setback to the top units of stacked row housing.

High Rise Apartment Housing

  1. Perceived massing shall be minimized through such methods as building stepback variations at the upper levels, building orientation, roof treatment, and the choice of exterior materials and colours.

  2. Residential towers T1, T2, T3 and T4 shall be comprised of three distinct vertical zones: tower base, tower mid and tower top zones.  The distinct nature of the three vertical zones shall be integrated through stepbacks in the building mass and/or through the architectural treatment of the Façades, as shown on Appendix V, including:

  1. the tower base zone shall be integrated with apartment housing except for Tower 4;

  2. The tower mid zone shall be differentiated from the tower base zone, but should reinforce some of the design details, colors, materials, and architectural expression from the architecture below on all faces.  While there should be similarity in materials to create a cohesive building, a variety in architectural styles should be encouraged among the buildings on the site; and

  3. the tower top zone shall be 2 to 4 Storeys in height and may be stepped back.  Special architectural detailing and use of transparent materials shall be required on all faces to create an interesting skyline.

  1. Towers T1, T2, T3 and T4 shall incorporate design features to minimize adverse microclimatic effects such as wind tunneling and rain sheeting. 

  2. A Wind Impact Statement, and/or Wind Impact Study, prepared by a qualified, registered Professional Engineer to professional standards, shall be required for T1, T2, T3, and T4. A Wind Impact Study is required where the Wind Impact Statement indicates that uncomfortable or unsafe conditions may result from the building design.

  3. High-rise apartments A17 and A18 shall have a minimum stepback of 1.5 m above the 1st or 2nd Storey (first Storey above commercial) on the face as shown on Appendix V.

  4. The top two Storeys of high rise apartments A17 and A18 shall be architecturally treated through the use of materials, canopies, or other architectural features on all faces as shown on Appendix V.

DC2.917.6.3       Architectural Treatment of Buildings

  1. Quality finishing materials for all of the development shall be used such as stone, masonry, fiber cement siding, cementitious panels, acrylic stucco, wood panel, metal and glass on the lower floors, and predominately metal and glass for the upper floors.

  2. The use of vinyl siding and Portland cement stucco as a finishing material shall not be permitted.

  3. All building Façades shall use compatible and harmonious exterior finishing materials.

  4. The design of rooftops visible from high-rise buildings should be carefully considered which may include a variety of architectural treatments.

DC2.917.7.0       Landscaping and Private Amenity Areas

  1. A detailed landscaping plan shall be submitted in accordance with Section 55 of the Zoning Bylaw.

  2. Landscaped Amenity Areas shall be provided in general conformance with Appendix VI and shall provide an appropriate combination of soft and hard landscaping, to the satisfaction of the Development Officer.

  3. There shall be two plazas developed as shown on Appendix VI.  A public access easement shall be registered for these areas which will serve as amenities for people of all ages, during all seasons and hours of the day.  These areas may include public art, landscaping, seating areas or bicycle facilities.

  4. Landscaping Plans shall incorporate native and/or drought tolerant species into the landscaping design.

DC2.917.8.0       Vehicular Circulation, Parking and Servicing

  1. Vehicular circulation shall be developed in accordance with Appendix IV.

  2. Except for Area A, required residential and commercial parking shall be located entirely underground or in structured parking limited to two Storeys above grade.  Above grade parking shall be concealed by landscaping, residential uses, commercial uses and/or an architectural Façade.

  3. Structured parking facilities should be designed at street level to minimize the size of the entrances to parking facilities to maintain an attractive pedestrian environment.

  4. Notwithstanding 8.0 (b), Commercial parking and any required visitor parking may be located on the surface on private internal roadways.

  5. The underground and/or structure parking shall not interfere with the viability of landscaping in the front yard setback or private common areas.  Adequate soil depth for landscaping such as shrubs and grass over the parkade shall be provided.

  6. The owner shall register a public access easement for all private internal roadways as identified on Appendix IV, to the satisfaction of the Development Officer in consultation with Transportation Services.

DC2.917.9.0       Pedestrian Circulation

  1. Pedestrian circulation shall be developed in accordance with Appendix VI.

  2. A decorative boundary element, fence and/or landscaping shall be provided to distinguish between the public park and private property to a maximum height of 1.0 m.

  3. A minimum 2.0 m sidewalk shall be constructed on private property south of the urban style park connecting 88 Street to the 96 Avenue/existing Lane.  The walkway shall be illuminated at night with pedestrian scale lighting.  A public access easement shall be registered.

  4. Private roadways and existing Lanes shall be illuminated at night with pedestrian scale lighting.

DC2.917.10.0     Improvements

DC2.917.10.1     Street Public Realm Improvement Plan

  1. The following improvements shall be funded by the owner:

88 Street (new road right-of-way between 95 Avenue and 97 Avenue)

  1. Construct new road right-of-way connecting 95 Avenue to 97 Avenue.

  2. Construct a centre median with double row of boulevard trees that is generally 9.0 m wide from 97 Avenue to 95A Avenue.

  3. Construct a centre median with boulevard trees that is a minimum 3.0 m in width from 95A Avenue to 95 Avenue.

  4. All centre medians shall include a combination of trees, shrub planting, hardscaping, sod or other ground cover alternative

  5. The centre medians may be used to accommodate the public art contribution contained in section 10.4 of this bylaw, to the satisfaction of the Development Officer in consultation with Transportation Services.

  6. The centre median may allow for permanent pedestrian scale, off premises wayfinding signage, to the satisfaction of the Development Officer in consultation with Transportation Services.

  7. Boulevard tree planting shall be incorporated along a minimum 2.0 m sidewalks (north of 95A Avenue).

  8. The sidewalks south of 95A Avenue shall be minimum 3.0 m to 4.0 m in accordance with Appendix VI.

  9. Benches, pedestrian lighting and street furniture shall be incorporated in the furnishing zone of the 4.0m sidewalk along the commercial frontages between 95A Avenue and 95 Avenue.

95A Avenue (new road right-of-way)

  1. Construct new road right-of-way connecting 87 Street to 88 Street.

  2. Sidewalks shall be constructed on both sides of 95A Avenue in accordance with Appendix VI.

Lane (between 97 Avenue and Strathearn Drive)

  1. Special paving such as colour, pavement stamping, varied materials or similar treatment shall be constructed for the Lane from 97 Avenue to Strathearn Drive, to the satisfaction of Transportation Services.

Existing Lanes (north and parallel to 95 Avenue and west of 88 Street and adjacent to Silver Heights Park )

  1. The Lane shall be paved to City standards.

  2. Construct a 1.5 m sidewalk on private property and register a public access easement.

DC2.917.10.2       Parks Public Realm Improvement Plan

  1. The owner will contribute $500,000 towards construction of the development concept of the Neighbourhood Park and Urban Style Park in accordance with City Design and Construction Standards.

  2. 50% of all deciduous trees shall be a minimum of 50 mm caliper and 50% shall be a minimum of 75 mm caliper and minimum 6 m on centre.

  3. The following improvements shall be funded by the owner:

Neighbourhood Park (between 95A Avenue and 96 Avenue and west of 87 Street)

  1. The Neighbourhood Park shall be completed to base level development (grade, level and seed). Credit shall be given for existing mature ash and elm trees located within the public park subject to the satisfaction of the City of Edmonton.

Urban Style Park (south of 96 Avenue and west of 88 Street)

  1. The Urban Style Park shall be completed to base level development (grade, level and seed). Credit shall be given for existing mature ash and elm trees located within the public park subject to the satisfaction of the City of Edmonton.

Garden Squares

  1. The owner shall enter into a Municipal Agreement with the City of Edmonton to design, construct and maintain the garden square park spaces which shall be developed as formal gardens with tree planting and furnishings to the satisfaction of the City of Edmonton.

DC2.917.10.3    Roadway Right-of-way

  1. Prior to issuance of a development Permit, the City and the owner shall mutually enter into an agreement, including any necessary procedural steps required for accompanying road closures that are necessary to facilitate a private internal roadway and development, to:

  1. exchange lands for new public roadway rights-of-way, and/or

  2. privatize pre-existing public road rights-of-way.

DC2.917.10.4     Public Art

  1. The owner shall provide public art on the site to a value of $293,000.

  2. The public art may take the form of Structural Art which includes artworks created through artistic application of hard landscaping on the site, to the satisfaction of the Development Officer;

  3. Of the total, $43,000 shall be allocated to erect public art on the plaza spaces as show on Appendix VI. This public art contribution shall be erected within 18 months of the issuance of the occupancy Permits of A20 and A21.

  4. $250,000 of the public art contribution shall be developed and erected on the Neighbourhood Park, the centre median along 88th street, and/or the Urban Style Park within 18 months of the issuance of the occupancy Permits of T1 and T2.

  5. A committee with representation from the owner, the Edmonton Arts Council and the Strathearn Community League shall oversee this public art program.

DC2.917.5    Green Sustainable Practices

  1. In order to implement Strathearn Heights Silver LEED ND rating, the redevelopment shall incorporate recycling facilities, water conservation strategies, low water landscaping, energy efficient lighting, and reduce the consumption of energy, water and materials.

DC2.917 Map

DC2.917 Appendices