Bylaw 14644
Amendment No. 824
WHEREAS Lots 1 to 5, inclusive, Block 100, Plan 3875P; Lots 2 to 3, Block 101, Plan 3875P; Lots 14 to 23, inclusive, Block 101, Plan 758HW; Lots 1A and 24A, Block 101, Plan 772 2609; and Units 1 to 36, Condo Plan 902 3085 and the road right-of-ways to be closed by Bylaw 14643; located on the northeast corner of 142 Street NW and Stony Plain Road NW, Glenora, Edmonton, Alberta, are specified on the Zoning Map as (CSC) Shopping Centre Zone, (RA7) Low Rise Apartment Zone, (RF1) Single Detached Residential Zone and (DC2) Site Specific Development Control Provision; and
WHEREAS an application was made to rezone the above described property to (DC2) Site Specific Development Control Provision;
NOW THEREFORE after due compliance with the relevant provisions of the Municipal Government Act RSA 2000, ch. M-26, as amended, the Municipal Council of the City of Edmonton duly assembled enacts as follows:
1. The Zoning Map, being Part III to Bylaw 12800 The Edmonton Zoning Bylaw is hereby amended by rezoning the lands legally described as Lots 1 to 5, inclusive, Block 100, Plan 3875P; Lots 2 to 3, Block 101, Plan 3875P; Lots 14 to 23, inclusive, Block 101, Plan 758HW; Lots 1A and 24A, Block 101, Plan 772 2609; and Units 1 to 36, Condo Plan 902 3085 and the road right-of-ways to be closed by Bylaw 14643; located on the northeast corner of 142 Street NW and Stony Plain Road NW, Glenora, Edmonton, Alberta, which lands are shown on the sketch plan annexed hereto as Schedule ”A”, from (CSC) Shopping Centre Zone, (RA7) Low Rise Apartment Zone, (RF1) Single Detached Residential Zone and (DC2) Site Specific Development Control Provision to (DC2) Site Specific Development Control Provision.
2. The uses and regulations of the aforementioned DC2 Provision are annexed hereto as Schedule "B".
3. The sketch plan annexed hereto as Schedule ”A” and the uses and regulations of the DC2 Provision shown on Schedule ”B” annexed hereto are hereby incorporated into the Zoning Bylaw, being Part IV to Bylaw 12800, The Edmonton Zoning Bylaw.
SCHEDULE ”A”
To accommodate a comprehensive mixed use redevelopment composed of low, medium and high-rise residential uses complimented by commercial and park / open space uses. The built-form is to represent an urban village concept that achieves a high standard of appearance while using urban design techniques of four (4) slim high-rise towers set back on low-rise podiums, and stepped-back architecture with active residential and commercial frontages to ensure compatibility with adjacent land uses.
This Provision shall apply to Lots 1 to 5, inclusive, Block 100, Plan 3875P; Lots 2 and 3, Block 101, Plan 3875P; Lot 1a and 24a, Block 101, Plan 772 2609; Lots 14 to 23, inclusive, Block 101, Plan 758HW; Units 1 to 36, inclusive, Condominium Plan 9023085, bounded by 142 Street on the west, Stony Plain Road on the south, and 140 Street to the east and 103 Avenue to the north, as shown on Schedule ”A” annexed to the Bylaw adopting this DC2 Provision, Glenora.
Apartment Housing
Business Support Services, excluding office maintenance and custodial services
Commercial Schools, not exceeding a gross floor area of 500 m2
Convenience Retail Stores, not exceeding a gross floor area of 275 m2
General Retail Stores, not exceeding a gross floor area of 1000 m2
Health Services
Minor Amusement Establishments, as an accessory use to a restaurant
Personal Service Shops
Professional, Financial and Office Support Services, excluding telephone answering and loan offices or any accessory drive through operation
Residential Sales Centre, for the sale of onsite condominium units and leasing of commercial premises
Restaurants, not exceeding a gross public floor area of 500 square metres
Minor Home Based Business
Specialty Food Services, for less than 100 occupants and 120m2 of Public Space
Fascia On-premises Signs
Projecting On-premises Signs
Temporary Signs, limited to project advertising and residential sale purposes only, and excluding trailer mounted signs and/or signs with changeable copy
The site layout and building locations shall be in general compliance with the Site Plan as illustrated on Appendix I. As per Section 720.3(3) of the Zoning Bylaw, all regulations in the Zoning Bylaw shall apply to this Direct Control Provision unless specifically excluded or modified by the regulations contained herein.
The maximum Floor Area Ratio for the site shall be 2.75.
The maximum number of Dwellings shall be 270.
The maximum building area for commercial and commercial related uses shall not exceed 6,500 m2.
Non-residential uses shall be limited to the first two (2) storeys of the podium level, in the locations identified in Appendix IX.
The maximum Building Height for the podium shall not exceed 3 Storeys nor 12 m.
The maximum number of storeys for high-rise buildings is specified in Table 1. See Appendix I and II for the building forms and locations. Appendices III, IV, V, VI and VII conceptually illustrate the transition of the built form across the site.
|
Building Type |
Max. No. of Storeys |
Max. Tower Height (m) |
Max. Floor Area (m2) at Mid - Tower |
|
Building A |
15 |
51 m |
500 m2 |
|
Building B |
18 |
60 m |
500 m2 |
|
Building C |
21 |
69 m |
500 m2 |
|
Building D |
16 |
54 m |
500 m2 |
The maximum Building Height for the low-rise building (Building E in Appendix II) shall not exceed 6 storeys nor 21 m.
The setback of the mid-tower portion of a high-rise building shall be a minimum of 7 m from all property boundaries except Stony Plain Road which shall be 2 m.
The stepbacks of the sculpted tower portion of high-rise buildings shall be in general conformance with the illustrations in Appendices III, IV, V and VI and the angular plane principle illustrated in Appendix XI.
The minimum Yard setbacks shall be 3 m, excepting that the yard setback shall be 9m along the north – south lane located east of 142 Street, and there shall be no setback required from Stony Plain Road for the base of building ”B” and ”C” as identified in Appendix I and II.
A minimum Private Outdoor Amenity Area of 7.5 m2 per Dwelling shall be provided.
To ensure that a high standard of appearance and a sensitive transition to the surrounding land uses are achieved, a landscaping plan for the entire site shall be provided to the satisfaction of the Development Officer and shall include details of pavement materials, exterior lighting, sizes and species of plant materials, treatment of mews, plaza and open spaces in accordance with Section 55 of the Zoning Bylaw.
Pedestrian paths shall be developed in general accordance with Appendix VIII. The development of pedestrian paths shall conform to the Urban Design Regulations in Section 5 of this provision.
The internal and external pedestrian walkways and adjacent open space and park space, as illustrated in Appendix VIII, shall be accessible to the public at all times.
A site plan, along with building plans, shall be submitted with the Development Permit application to ensure a high standard of development. Such plans shall be in general compliance with Appendix I, to the satisfaction of the Development Officer, and shall, among other things, conform to the Urban Design Regulations in Section 5 of this provision.
Vehicular access and egress shall only be provided to 142nd Street and Stony Plain Road as shown in Appendix I.
Vehicular parking on the site shall be provided and located to the satisfaction of the Development Officer and the Transportation Department as follows:
i. all resident parking shall be provided at a minimum of 2 stalls per 2 bedroom dwelling and 1.5 stalls per 1 bedroom dwelling unit;
ii. visitor parking for residential uses shall be provided at a minimum of 1 parking space per 7 dwellings;
iii. all parking shall be provided underground; and
iv. the entrances to the underground parkade shall only be from 142nd Street and Stony Plain Road. The driveway ramp shall be at grade at the property line and must not exceed a slope of 6% for a distance of 4.5 m inside the property line, or to the satisfaction of the Transportation Department.
Bicycle parking on the site shall be developed in both exterior and interior locations in accordance with Schedule 2 of Section 54.3 of the Zoning Bylaw.
Loading, trash collection and service areas shall be provided underground and concealed for the purpose of providing for a more attractive pedestrian and living environment and reducing pedestrian / vehicle conflicts.
Prior to issuance of any development permit, the applicant and/or owner shall provide proof that the lands have been remediated to allow the intended use. Said proof shall be to the satisfaction of the Development Officer in consultation with Alberta Environment and the Capital Health Authority.
Signs shall be allowed in this District as provided for in Schedule 59B of the Zoning Bylaw. Commercial signage shall not be allowed along any of the residential frontages identified in Appendix IX.
The owner shall enter into a Municipal Improvement Agreement (MIA) with the City of Edmonton for off-site improvements necessary to serve the development.
The MIA process includes an engineering drawing review and approval process. Improvements to be addressed in the MIA include but are not limited to the following:
i. The removal of all existing driveways to Stony Plain Road and 142nd Street, construction of the curb and gutter and restoration of the boulevard to the satisfaction of the Transportation Department and Asset Management and Public Works Department.
ii. The repaving of the alley north of Lot 14, Block 101 and the alley west of Lot 13, Block 101 to a residential standard to accommodate waste management vehicles to the satisfaction of the Transportation Department and Asset Management and Public Works Department.
iii. The 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.
iv. Construction access shall be via Stony Plain Road or 142nd Street, not via the local roads within the Glenora community.
v. The Applicant will provide a Letter of Credit for the installation of a traffic signal or pedestrian crossing signal at the intersection of 103 Avenue and 142 Street, and for traffic calming measures to mitigate shortcutting along 103 Avenue within Grovenor and Glenora directly attributed to the development. If the Transportation Department determines that a signal or traffic calming is not required, the letter of credit will be returned to the owner within two years of issuance of the first occupancy permit for this development.
As shown in Appendix X, additional road right-of-way must be provided to accommodate roadway widening, sidewalks and utilities. The south property line adjacent to Stony Plain Road will be amended to the satisfaction of the Transportation Department.
The development will respect the required utility easement on the north side of Stony Plain Road as shown on Appendix X. This easement will extend 6 metres north from the revised property line and will allow for the placement of utility and transportation infrastructure as deemed necessary by the City.
The buildings fronting onto Stony Plain Road shall allow for the construction of an architecturally integrated Bus Rapid Transit and/or transit stop to the satisfaction of the Transportation Department.
aa. A minimum of 30 family-oriented dwellings shall be provided. In addition, a minimum of 70 dwellings shall contain two bedrooms or more.
Conformance to the following regulations shall be to the satisfaction of the Development Officer:
Site Planning
a) Crime Prevention through Environmental Design shall be considered in the design of pedestrian paths and open spaces in accordance with the guidelines and principles established in the Design Guide for a Safer City.
b) Perceived height and massing shall be minimized through such techniques as building setback and step-back variations, interesting building orientation, green roof treatment, and the variety in the choice of exterior materials and colours.
c) All mechanical equipment shall be completely screened from public view or be concealed by incorporating it within the roof envelope or by screening it in a way that is consistent with the character and finishing of the building.
d) Pedestrian paths shall be hard-surfaced and foster connectivity throughout various parts of the site and surrounding neighbourhoods.
e) That at least 60 days prior to the application for development permit, the Applicant will consult with the neighbouring property owners to incorporate landscape and lighting measures that will minimize any visual intrusion from the proposed development. In the event of an absence of consultation, the development officer shall require proof by the Applicant of reasonable effort to obtain agreement.
Building Stepback
a) High-rise buildings shall have relatively small floor plates at mid-tower, as per Table 1, to allow for increased ground level open space, make provision for green rooftops on podium levels, maintain view corridors, and mitigate adverse microclimatic effects.
b) Building step-backs for the high-rise towers shall adhere to the angular plane principles illustrated in Appendix XI.
Street Wall
a) Blank walls shall be avoided by wrapping active retail or residential uses to maintain an active and attractive streetscape, as illustrated in Appendix IX.
Entrances
a) To encourage active and inviting streetscapes at ground level, all ground oriented dwellings shall provide separate, individual and direct access at grade and feature doorways, porches and/or patios and windows at ground level.
Architectural Control
a) The design of the project shall establish a single harmonious architectural theme.
b) Wherever podium level and building rooftops are visible from adjacent dwelling units, the development shall provide gardens or patios to improve rooftop aesthetics and provide additional amenity space.
c) Pedestrian paths shall be lit at night with pedestrian level lighting.
d) High quality design. Buildings will be constructed primarily of concrete and steel rather than wood frame. DC2 regulations will ensure that building exteriors are of high quality. Open spaces will similarly feature high quality landscape design.
e) Thin towers. Floor plates of the proposed high rise buildings will be relatively small (mid-tower less than 500m2) to allow for increased ground level open space and narrower shadows.
f) Sculpted tower tops. Articulation at the tops of towers that create visual interest and reduce the bulk of the buildings where they are most noticeable.
g) Streetscapes. Buildings will be designed with detail and articulation at street level. Retail and residential land uses will wrap around the building to create an attractive streetscape. High rise towers will be integrated with low and medium-rise housing (three to six-storey) and a stepped-back podium to provide a human-scaled environment along streets within, and around, the development.
h) Pedestrian friendly design. The affected streets and laneways will be converted to pedestrian ”r;mews”. Pedestrian connections will encourage walking to and from surrounding areas to access commercial services and transit.
i) Building placement and orientation. The tallest towers have been located to surround and define the open/park space, while accommodating open sight lines and pedestrian mews to the NE corner of the intersection.
j) Open spaces. The provision of extensive underground parking allows a portion of the site (0.4 ha) to be maintained for plazas and open space.
k) Rooftop design. Rooftop gardens and patios will be provided to improve rooftop aesthetics and provide additional amenity space.
Sun-Shadow and Wind Impact
a) Dwellings and other elements of the development shall be sited and oriented to minimize their impact on other dwellings, considering such things as daylight, sunlight, ventilation, quiet, visual privacy and views.
Public Art Contribution
a) The applicant for a department permit shall contribute $500,000 to the City in trust for the commission of public art to be incorporated within the public space(s) that adjoin or are within this DC2.
