Bylaw 14822
Amendment No. 908
WHEREAS Lot 126, Block 30, Plan 3100TR; located south of Whitemud Drive NW and east of 76 Street NW, Tweddle Place, Edmonton, Alberta, is specified on the Zoning Map as (RA7) Low Rise Apartment Zone and (CNC) Neighbourhood Convenience Commercial Zone; 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 Lot 126, Block 30, Plan 3100TR; located south of Whitemud Drive NW and east of 76 Street NW, Tweddle Place, Edmonton, Alberta, which lands are shown on the sketch plan annexed hereto as Schedule ”A”, from (RA7) Low Rise Apartment Zone and (CNC) Neighbourhood Convenience Commercial Zone 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”
SCHEDULE ”B”
DC2 - SITE SPECIFIC DEVELOPMENT CONTROL PROVISION
1. General Purpose
To accommodate a mixed use development primarily for row housing and medium and high rise apartment housing along with some associated local convenience commercial uses as part of a high quality, integrated residential development which is compatible and sympathetic to the surrounding residential area.
2. Area of Application
This DC2 Provision shall apply to 1.02 ha of land on Lot 126, Block 30, Plan 3100TR; located between 76 Street and 79 Street, and north of Millbourne Road West as shown on Schedule ”A” of the Bylaw adopting this DC2 Provision; Tweddle Place.
3. Residential and Residential Related Uses
a. Apartment Housing
b. Row Housing
c. Minor Home Based Business
d. Major Home Based Business
e. Residential Sales Centre
f. Freestanding On-premises Signs
g. Temporary On-premises Signs
4. Commercial Uses, limited to the east building on the first two floors
a Child Care Services
b Commercial Schools
c Convenience Retail Stores
d General Retail Stores
e Health Services
f Indoor Participant Recreation Services
g Personal Service Shops
h Professional, Financial and Office Support Services
i Residential Sales Centre
j Specialty Food Services, for less than 100 occupants and 120 m2 of Public Space
k Restaurants, for less than 100 occupants and 120 m2 of Public Space
l Fascia On-premises Signs
m Projecting On-premises Signs
n Freestanding On-premises Signs
o Temporary On-premises Signs
5. Development Regulations
a. The development shall be in general accordance with the following Appendices and as further provided in the regulations of this Direct Control Provision:
i Appendix 1A Site Plan
ii Appendix 1B Ground Level Site Plan
iii Appendix 2 Cross Sections
iv Appendix 3A Partial Building Elevation – Row Housing
v Appendix 3B Partial Building Elevation – Apartment Housing
vi Appendix 3C Partial Building Elevation – Commercial
The Development Officer may allow for minor variances in location and architectural features of individual buildings provided that these changes do not lessen the character, quality of development and/or functionality of the site.
b. Commercial Uses shall be located as shown in Appendix 1B, on the first two storeys. Commercial Uses on the second storey shall exclude Uses which create excess noise, odour, vibration and other nuisances impacting residents of the Apartment Housing.
c. The maximum Floor Area for Commercial Uses shall not exceed 1625 m2, while the maximum Floor Area of any business premise shall not exceed 275 m2 except for Convenience Retail Stores which shall not exceed 300 m2.
d. The maximum Density for the Apartment Housing shall be one hundred and ninety five (195) Dwellings and the maximum number of Row House Dwellings shall be five (5).
e. The maximum Floor Area Ratio shall be 2.0.
f. The maximum Site Coverage shall be 40%.
g. The maximum Height for Row Housing shall not exceed 3 storeys nor 12.0 m. The third storey shall be stepped back a minimum of 3.0 m from 79 Street as shown on Appendix 1A.
h. The maximum Height for the western apartment building shall not exceed 6 storeys nor 25.0 m. The building shall be stepped back a minimum of 3.0 m at the third and fifth storeys as shown in Appendices 1A and 2.
i. The maximum Height for the eastern mixed residential commercial building shall not exceed 8 storeys nor 32.0 m. The building shall be stepped back at the fifth storey a minimum of 3.0 m., except for the north façade which shall be stepped back a minimum of 9.2 m. as shown in Appendices 1A and 2.
j. The minimum building Setback for the westerly apartment building and easterly mixed residential commercial building shall be a minimum of 30.5 m. and 21.3 m. respectively from the north property line as generally shown in Appendices 1A, 1B and 2. The Development Officer shall grant minor variances to the location of the buildings as warranted by drainage and construction conditions.
k. The minimum required landscaped Yards shall be 3.0 m abutting all property lines and as further shown in Appendices 1A, 1B and 2.
l. Active residential frontages shall be developed for all ground floor Apartment Housing directly accessible to a public roadway and feature individual external front door entrances with municipal addresses, porches and windows and terraces or other landscaped open space. These external front door entrances shall be distinguished from above ground balconies and rear ground floor patios through the use of different building materials and/or colours.
m. Active commercial frontage shall be developed as follows:
i. There shall be outward facing building entrances and windows in addition to any openings onto internal courtyards or parking areas.
ii. At least 50% of ground floor building facades shall be glazed to the exterior.
iii. Uninterrupted horizontal façades (blank walls) are discouraged and shall not exceed 7.5 m. in length. Articulation of building facades may be achieved by using such architectural elements as columns, ribs, pilasters or piers, changes in plane (e.g., recesses and projections), changes in building finishes, materials and textures, or other features that create an identifiable pattern and sense of human scale.
iv. The public amenity area located abutting the commercial space in the east building and illustrated on Appendix 1 B shall include such features, but not limited to, a patio, a broad concrete building apron of no less than 3.0 m, an enhanced landscaped yard, streetscape furniture and public art.
n. All buildings will be designed to include a discernable top, middle and bottom by use of different architectural elements and treatments, materials and colours, to break up vertical massing and provide human scale development.
o. The massing of all residential building walls shall be reduced through architectural elements such as columns, ribs, pilasters or piers, changes in plane (e.g., recesses and projections), changes in building finishes, materials and textures, or other features that create an identifiable pattern and sense of human scale.
p. Exterior finishing materials shall provide visual interest and be durable and of good quality, including, but not limited to, natural and synthetic stone, brick, acrylic stucco, metal and glazing and is to with consistent treatment on all faces of the buildings as illustrated in Appendices 3A, 3B and 3C. Vinyl siding is prohibited as a finishing material for the apartment buildings.
q. Colour schemes shall tie building elements together, relate buildings to one another, and enhance the architectural form of a building. Colours shall be based on earth and natural tones. Intense or bright colours shall be used sparingly and only as accents.
r. Design techniques including, but not limited to, variations in building Setbacks, building stepbacks on the upper storeys, the use of different materials and colours and articulation of building facades, shall be employed on all building facades in order to minimize the perception of massing of the building when viewed from adjacent residential areas and roadways.
s. All building roof top mechanical equipment shall be screened from view.
t. Loading and passenger drop-off shall comply with Section 54 of the Zoning Bylaw and shall be located to the satisfaction of the Development Officer and the Transportation Department.
u. Vehicular and bicycle parking shall comply with Section 54 of the Zoning Bylaw and shall be located to the satisfaction of the Development Officer and the Transportation Department as follows:
i All residential parking shall be provided underground.
ii Visitor parking shall be provided primarily underground.
iii Any proposed reduction in the required parking for associated commercial (non-residential) uses as per Section 54 of the Zoning Bylaw must be justified through a Parking Impact Assessment and approved by the Transportation Department prior to the issuance of Development Permit.
v. Landscaping shall be in accordance with Section 55 of the Zoning bylaw except that:
i. The trees and shrubs placed within all required Yards, the Common amenity area, and the two landscaped areas shall be increased 1.2 times that required as per Section 55.6 a.
ii. There shall be a minimum of one boulevard tree approximately every 10.0 m, except where there are utility, access, transit or other transportation conflicts. This requirement is subject to the satisfaction of the Planning and Development Department, Asset Management and Public Works and the Transportation Department. In the event of a conflict, the required boulevard tree shall be relocated to the required Yard, subject to the satisfaction of the Planning and Development Department, and the Transportation Department.
w. A pedestrian circulation system shall be provided as generally shown on Appendix 1A and shall contain such things as a minimum 1.5 m width sidewalk, visible pedestrian connection across on-site roadways and a minimum 3.0 m building apron for commercial developments with lighting, landscaping and street furniture to the satisfaction of the Development Officer.
x. The common amenity area and two landscaped areas (approximately 660 m2, 290 m2 and 175 m2) will be provided as generally shown in Appendices 1A and 1B and shall provide for such amenities as enhanced landscaping, street furniture, public art, children’s playground and a gazebo. The developer shall contribute $30,000 for an art focal point such as a fountain, sculpture, or gazebo to the satisfaction of the Planning and Development Department.
y. Trash collection areas or outdoor storage areas shall not be developed within 3.0 m. of the property line. Outdoor trash collection shall be screened as per Section 55.4.4 and shall be located on the site to the satisfaction of the Development Officer.
z. Signs shall comply with the regulations found in Schedule 59A for the Row Housing; Schedule 59B for Apartment Housing and 59E for Commercial Uses. Parking for visitors, passenger drop-offs, loading areas and commercial customers shall be clearly signed.
aa. Apartment Housing shall provide for visitability, accessible housing design to ensure that the entrance, entry level floor and washroom facilities are accessible by people with physical disabilities. Visitability’s basic features include: one level entrance; accessible doorways on the entry level floor; and a washroom on the entry level floor. Other features could include accessible hallways on entry level floor; reinforcements in the bathroom walls (for the installation of grab bars); accessible climate controls and light switches; and lever handles on doorways.
bb. Prior to the issuance of any Development Permit the Development Officer shall ensure a signed agreement has been executed between the City and the Owner in which the Owner is to provide the City, at the City’s sole discretion the options of:
i. 5% of the total units at 85% of their list price,
ii. taking the cash equivalent of 15% of the list price, or
iii. a combination of units and cash.
cc. The owner shall enter into a Municipal Improvement Agreement (MIA) with the City of Edmonton, in conjunction with development permit(s), 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. A right-in/right-out curb return access, including curb ramps on both sides, to 76 Street located 8.0 m south of the north property line with a modified curb line, as shown on Appendix 1(A). The modification required to the curb line also requires reconstruction of the adjacent northerly commercial crossing access.
ii. Two all-directional commercial accesses to Millbourne Road West as shown on Appendix 1(A). The easterly access must be situated to allow for the construction of a new 2.1 m x 9.0 m bus stop pad and 2.0 m x 3.0 m shelter pad located 35.0 m from the intersecting curb line of 76 Street.
iii. A 2.1 m x 9.0 m Transit Pad with a 2.0 m x 3.0 m Shelter Pad located on the north side of Millbourne Road West, approximately 35.0 m west of the east property line as shown on Appendix 1(a). The reconstruction of the existing sidewalk will be required to allow for the construction of the required transit pad.
iv. Remove and fill in the existing access to Millbourne Road West and the access to 79 Street including reconstruction of the curb & gutter and restoration of the boulevard to the satisfaction of the Transportation Department.
