Bylaw 14975
Amendment No. 980
WHEREAS Lot 7, Block 6, Plan 852 2173 and Lot 21, Block 6, Plan 002 0234, located south of 114 Avenue NW and west of 127 Street NW, Inglewood, Edmonton, Alberta, are specified on the Zoning Map as (US) Urban Services Zone; and
WHEREAS an application was made to rezone the above described property to (AP) Public Parks Zone and (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 7, Block 6, Plan 852 2173 and Lot 21, Block 6, Plan 002 0234, located south of 114 Avenue NW and west of 127 Street NW, Inglewood,, Edmonton, Alberta, which lands are shown on the sketch plan annexed hereto as Schedule ”A”, from (US) Urban Services Zone to (AP) Public Parks Zone and (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 ”B”
(as amended)
(DC2) SITE SPECIFIC DEVELOPMENT CONTROL PROVISION
To accommodate the redevelopment of a large site which was previously utilized as the Charles Camsell Hospital, with site specific development regulations applied in a manner sensitive in scale and design to surrounding existing developments, primarily for apartment housing such that:
The number of dwelling units is limited; and
The height of development is greatest at the core and decreases towards the exterior of the site.
2. Area of Application
This provision shall apply to a portion of Lot 7, Block 6, Plan 852-2173 and Lot 21, Block 6, Plan 002-0234, Inglewood, as shown on Schedule ”A” of this Bylaw, adopting this Provision. The Provision establishes five sub-areas for the site as identified in Appendix I and described as follows:
Area ’A’ That portion of the site located on the southeast corner of 115th Ave. and St. Albert Trail, and intended for the development of low rise apartment buildings.
Area ’B’ That portion of the site which abuts 115th Ave and is located between the lane west of 127th and 130th Street. This area contains the existing hospital building.
Area ’C’ This portion of the site is the largest by area and is located on the northeast corner of 114th Ave. and St. Albert Trail. It is intended that this area will contain low rise apartment development along the streets and medium to higher rise apartment development within the area but not to exceed the existing former hospital building in height.
Area ’D’ This portion of the site is not contiguous with the remainder of the site. This area is located on the southeast corner of St. Albert Trail and 114th Ave. It is intended that this area will contain low rise apartment development.
Area ’E’ This portion of the site located on the northwest corner of 127th Street and 114th Ave. This area will contain eight single detached dwellings on eight separate lots.
Area A
Apartment Housing
Stacked Row Housing
Row Housing
Residential Sales Center
Child Care Services
Minor Home Based Businesses
Major 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
Boarding and Lodging Houses
Child Care Services.
Minor Home-Based Businesses
Major Home-Based Businesses
Personal Service Shops and Convenience Retail Stores, when designed as an integral and secondary component of a residential development
Stacked Row Housing
Row Housing
Residential Sales Center
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
Personal Service Shops and Convenience Retail Stores, when designed as an integral and secondary component of a residential development
Stacked Row Housing
Row Housing
Residential Sales Center
Minor Home Based Businesses
Major Home Based Businesses
Fascia On-premises Signs
Projecting On-premises Signs
Temporary On-premises Signs, excluding portable signs affixed to trailers
Area D
Apartment Housing
Stacked Row Housing
Row Housing
Child Care Services
Minor Home-Based Businesses
Major Home-Based Businesses
Residential Sales Center
Fascia On-premises Signs
Freestanding On-premises Signs
Projecting On-premises Signs
Temporary On-premises Signs, excluding portable signs affixed to trailers
Area E
Single Detached Housing
Limited Group Homes
Minor Home-Based Businesses
Major Home-Based Businesses
Residential Sales Center
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, as illustrated by Appendix IV – Planning Principles, 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.
Built Form Objectives
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.
Circulation Objectives
To site buildings, roadways, and landscaped areas such that the overall pattern of development is compatible with the grid street pattern of development that surrounds the site.
To create pedestrian linkages that accommodate and encourage pedestrian movement between amenity areas and buildings throughout the site, and to create pedestrian oriented facilities off-site while adhering to the principles of Crime Prevention Through Environmental Design.
Site Amenities Objectives
To create amenity areas for the site and its residents.
To create dispersed landscaping and amenity areas throughout the site utilizing mature existing and new trees.
Development shall be in general accordance with the site plan attached as Appendix I and II. With the submission of the first development permit application for the site, a more detailed site plan for the entire site shall be provided showing building and surface parking locations; amenity areas; vehicular and pedestrian access points; and on-site vehicular and pedestrian circulation systems. Subsequent development applications for the site may reflect minor revisions but must be in general accordance with Appendix II.
6. Area Specific Development Regulations
Area ’A’ (0.5 hectares)
The maximum density shall be 104 dwelling units per hectare, for a maximum total of 52 units.
The maximum building height shall not exceed 15.0 m nor 4 storeys on facades facing 115 Avenue and St. Albert Trail.
The Minimum Front yard shall be 6.0 m.
The Minimum Side and Rear yard shall be 4.5 m.
Where this area is developed in conjunction with Area B and Area C, no rear yards or side yards are required.
At the time of development, a road plan must be registered showing a 3.0 m by 3.0 m corner cut on the northwest corner of Area A to allow for off-site sidewalk connections on road right-of-way.
Area ’B’ (1.3 hectares)
The maximum density shall be 180 dwelling units per hectare, for a maximum total of 234 units.
The maximum building height shall not exceed 15.0 m or 4 storeys on facades fronting onto 115th Ave. and 9 storeys nor 34.0 m for any development not fronting onto 115th Ave except for solar or wind energy features. 34.0 m is the height of the existing building.
The maximum Floor Area Ratio shall be 3.0.
The minimum Front yard shall be 6.0 m.
The Minimum Side yard shall be 4.5 m.
The Minimum Rear yard shall be 6.0 m. A rear yard will not be required along property line adjoining Area C if the two areas are developed together.
If the existing building is developed, the maximum number of units shall not exceed 234. If the existing building is demolished, the maximum number of units shall not exceed 234, nor shall the new building envelope exceed that of the existing building.
If the existing building is retained, it may be enclosed with a 4-season atrium structure that connects the buildings to the north and south of the existing building.
If developed, the design of the atrium shall:
be limited in height to the height of the adjacent buildings (up to a maximum height of 4 storeys on the north side and 9 storeys on the south side of the existing building);
shall provide pedestrian connections between the three buildings at the main floors;
may provide connections to upper floors in the adjacent buildings;
have pedestrian access points provided from internal private roadways to east and west of the atrium; and
incorporate durable, high quality construction materials, such as brick and glass with a metal frame.
The design and location of the drop-off/lay-by shall be to the satisfaction of the Development Officer, in consultation with the Transportation Department.
Area ’C’ (1.49 hectares)
The maximum density shall be 152 dwelling units per hectare for a total of 227 units.
The maximum building height shall not exceed 4 storeys nor 15.0 m on facades facing 114 Avenue and St. Albert Trail and 34.0m nor 9 storeys on interior facades.
The Minimum Front yard shall be 6.0 m.
The Minimum Side yard shall be 4.5 m.
The Minimum Rear yard shall be 7.5 m. A rear yard will not be required along property line adjoining area B if the two areas are developed together.
A 2-storey view corridor/emergency access from 114 Avenue will be provided, as shown on Appendix II.
Area ’D’ (0.65 hectares)
The maximum density shall be 112 dwelling units per hectare, for a maximum total of 73 units.
The maximum building height shall not exceed 16.0 m nor 4 storeys.
The Minimum Front yard shall be 6.0 m.
The Minimum Side yard shall be 4.5 m.
The Minimum Rear yard shall be 7.5 m.
Area ’E’ (0.33 hectares) (8 lots)
The minimum site area shall be 300 m2 for each single detached dwelling.
The minimum site width shall be 10.0 m.
The minimum site depth shall be 30.0 m.
The maximum building height shall not exceed 11.0 m nor 3 storeys.
The Maximum site coverage shall not exceed 40% for the principal building and 12% for accessory buildings.
The Minimum Front yard along 127 Street shall be 6.0 m.
The Minimum Rear yard shall be 1.5 m from a principal building with an attached garage.
The Minimum Side Yard shall be Side Yards shall be established on the following basis:
Side Yards shall be a minimum of 1.2 m;
on a corner Site where the building fronts on the Front Yard, the minimum Side Yard abutting the flanking public roadway other than a Lane shall be 20% of the Site Width, to a maximum of 4.5 m; and
on a corner Site where the building fronts on a flanking public roadway other than a Lane, the minimum Side Yard abutting the flanking public roadway shall be 4.5 m.
Access to the single detached residential lots shall be restricted to the rear private roadway only.
Parking shall be provided in accordance with Section 54 of the Zoning Bylaw.
A public access easement must be registered on the rear private roadway to provide vehicular access to the single detached residential lots and the public park.
7. Overall Development Regulations
The site layout and building locations shall generally be in accordance with the Site Plan as illustrated on Appendix I and II. However, the building shapes and locations may undergo minor alterations, subject to review by the Development Officer in consultation with the Transportation Department, if such alteration is in compliance with the following development regulations and consistent with the purpose of this provision.
Landscaping for all required yards and pedestrian easements shall contain 10% more trees and shrubs than the requirements under Section 55 of the Zoning Bylaw. In addition, all pedestrian easements within sub-areas A, B and C shall use enhanced landscaping measures such as pedestrian oriented lighting, special paving treatments and street furniture such as benches.
A detailed landscape plan shall be provided at the development permit stage to the satisfaction of the Development Officer, incorporating mature trees existing on the site wherever possible.
Architectural diversity and visual interest shall be created through the use of distinctive treatments of building facades and individual front entrances along the surrounding street.
Expressions of higher quality and aesthetically pleasing development shall be created by utilizing one or more of the following regulations:
Use of high quality finishing materials such as brick and stone ;
Consistent and/or complimentary use of finishing materials and, from one apartment building to another;
Screening or concealing of mechanical equipment so as to be unobtrusive;
Establishing well-landscaped interior and exterior streetscapes, and pedestrian areas utilizing existing and new mature trees;
Use of gardens where possible, both at grade level and roof top level; and
Art Work identified at both the north and south perimeter aligning with 128 Street and the north perimeter aligning with 130 Street shall be located entirely within private property.
Buildings shall be dispersed and separated by on-site roadways, landscaped amenity areas and/or surface parking areas to reduce the perception of height and massing of built forms.
All accessory buildings shall be developed in accordance with Section 50 of the Zoning Bylaw.
Separation Space shall be provided in accordance with Section 48 of the Zoning Bylaw.
Opportunities shall be created for pedestrian circulation throughout the site by providing sidewalks within pedestrian easements and 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. Details relative to the alignment and physical separation from adjacent private roadways will be reviewed upon submission of subsequent development applications. The pedestrian easement connection from 114 Avenue, north to the proposed Atrium area identified on Appendix II must be constructed to a 3.0 m width to accommodate emergency access.
Pedestrian linkages between apartment buildings and surface parking areas shall be as direct as possible. All parking, except visitor and service parking, shall be located underground, except for single detached lots in Area ”r;E”.
A 1.5 m sidewalk will be provided along the north and south sides of 114 Avenue and the south side of 115 Avenue adjacent to the subject site. The sidewalk required along 115 Avenue may be located either within road right-of-way or on private property with a Sidewalk Utility Right-of-Way Agreement, to the satisfaction of the Development Officer, in consultation with the Transportation Department. The details of the alignment of the required sidewalk along 115 Avenue will be determined with the submission and review of the first development application for the site.
A minimum amenity area shall be provided for each dwelling unit in accordance with Section 46 of the Land Use Bylaw.
An amenity area in the form of a 0.38 hectare site for a community park exists at the southwest corner of 127 Street and 115 Avenue. Other amenity areas may be dispersed throughout the site.
The owner shall enter into an Agreement (or Agreements) with the City of Edmonton for off-site improvements to the park on the southwest corner of 115 Avenue and 127 Street, including a walkway and lighting, to the satisfaction of the Development Officer, in consultation with the Parks Branch of the Asset Management and Public Works Department.
The owner shall enter into a Municipal Improvement Agreement (MIA) with the City of Edmonton for off-site improvements necessary to serve the development to the satisfaction of the Development Officer in consultation with the Transportation Department. 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 of the existing abandoned bus pad and curb line sidewalk on the northwest corner of 114 Avenue and 128 Street intersection and the connector walk located on the north side of 114 Avenue between 128 Street and St. Albert Trail;
Construction of a 1.5 m boulevard sidewalk on the north and south side of 114 Avenue, between 128 Street and St. Albert Trail;
Construction of a sidewalk on the south side of 115 Avenue;
Construction of a shelter pad with bus shelter on the south-east corner of the 114 Avenue and St. Albert Trail intersection for Bus Stop #1078. Consideration may be given for architecturally enhanced shelters to match the adjacent development;
Removal of existing accesses as necessary, to St. Albert Trail, 115 Avenue and 114 Avenue, construction of the curb and gutter and restoration of the boulevard to the satisfaction of the Transportation Department and Asset Management and Public Works;
Construction of accesses and associated curb ramps;
Construction of the drop-off/lay-by; 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.
Vehicular parking requirements shall be provided in compliance with Section 54 of the Zoning Bylaw with residential parking stalls located underground and visitor and commercial parking stalls in surface parking lots dispersed throughout the Site. However, consideration may be given to reducing parking requirements for uses such as Boarding and Lodging Housing (including, but not limited to, senior’s housing), to the satisfaction of the Development Officer, in consultation with the Transportation Department;
The following additional regulations shall apply to any Child Care Service in Areas A, B, C, and D:
This use shall be located in a structure containing a residential use; and
This use shall be located at grade with separate, outside entrance and adjacent parking areas.
The following additional regulations shall apply to allowable commercial uses in Areas B and C:
The total floor area for each individual use shall not exceed 275 m2;
The total allowable floor area for commercial uses in the project shall not exceed 500 m2;
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 and adjacent parking provided.
Signs shall comply with the regulations contained in Schedule 59B of the Zoning Bylaw.
Trash collection areas shall be screened from view from any adjacent sites and separated from the pedestrian circulation system through the site, in accordance with the provisions of Subsection 54 of the Zoning Bylaw.
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
A phasing plan shall be provided at the development permit stage, to the satisfaction of the Development Officer, to ensure that renovation or demolition of the former hospital building occurs prior to the development to the remainder of the site;
CPTED principles shall be used to design all public and private spaces and facilities, focusing on natural surveillance and access control to lessen the likelihood of crime within the precinct;
Where possible, include green landscaping practices and green building design principles as per Leadership in Energy and Environmental Design (LEED) Canada’s guidelines, to the satisfaction of the Development Officer; and
Prior to site preparation or the issuance of a development permit, the Historical Resources Management Branch of Alberta Culture and Community Spirit shall be consulted regarding any additional requirements pursuant to the Alberta Historical Resources Act.
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 City policy on Affordable Housing.
That the lobby mural in the former Charles Camsell Hospital building be retained, restored and incorporated into the renovated or replacement building on Area B.
