Bylaw 17731
September 19, 2016
Bylaw 17829
January 23, 2017
Bylaw 18175
November 15, 2017
Charter Bylaw 19550
February 23, 2021
Charter Bylaw 20301
October 18, 2022
The purpose of this Provision is to accommodate mid- and high-rise mixed-Use (but predominantly residential) development with active retail and residential street Frontages that is pedestrian friendly and compatible in scale, function, built form and design with surrounding developments and open space and/or accessible public assembly space for passive and active Use, all in accordance with Section 860 of the Zoning Bylaw, The Quarters Downtown Area Redevelopment Plan and The Quarters Downtown Urban Design Plan.
This Provision shall apply to Area 1, Area 2, and Area 3 as shown on Appendix I.
Apartment Hotels
Bars and Neighbourhood Pubs
Breweries, Wineries and Distilleries
Business Support Services
Cannabis Retail Sales
Carnivals
Child Care Services
Commercial Schools
Community Recreation Services
Convenience Retail Stores
Creation and Production Establishments
Equipment Rentals
General Retail Stores
Health Services
Hotels
Household Repair Services
Indoor Participant Recreation Services
Liquor Stores
Live-Work Unit
Lodging Houses
Major Home Based Business
Market
Media Studios
Minor Amusement Establishment
Minor Home Based Business
Multi-unit Housing
aa. Nightclubs
bb. Personal Service Shops
cc. Private Clubs
dd. Professional, Financial and Office Support Services
ee. Public Libraries and Cultural Events
ff. Public Park
gg. Residential Sales Centre
hh. Restaurants
ii. Specialty Food Services
jj. Special Event
kk. Spectator Entertainment Establishments
ll. Supportive Housing restricted to Limited Supportive Housing
mm. Urban Gardens
nn. Urban Indoor Farms
oo. Urban Outdoor Farms
pp. Veterinary Services
qq. Fascia On-premises Signs
rr. Freestanding On-premises Signs
ss. Projecting On-premises Signs
tt. Temporary On-premises Signs
The minimum building Height shall not be less than 11.0 m
The maximum building Height within Area 1 shall not exceed 52.0 m, subject to Section 860 of the Zoning Bylaw.
The maximum building Height within Area 2 shall not exceed 40.0 m subject to Section 860 of the Zoning Bylaw.
The maximum building Height within Area 3 shall not exceed 23.0 m, subject to Section 860 of the Zoning Bylaw.
The minimum Floor Area Ratio shall be 3.0 subject to Section 860 of the Zoning Bylaw.
The maximum Floor Area Ratio within Area 1 shall be 8.75 subject to Section 860 of the Zoning Bylaw.
The maximum Floor Area Ratio within Area 2 shall be 6.5 subject to Section 860 of the Zoning Bylaw.
The maximum Floor Area Ratio within Area 3 shall be 4.5 subject to Section 860 of the Zoning Bylaw.
Lodging Houses shall not isolate an adjacent Site within this Zone of less than 800 m2.
Equipment Rentals shall be fully enclosed within a building.
General Retail Stores shall not exceed a capacity of 750 m2 of gross Floor Area.
Minor Amusement Establishments shall only be permitted as an Accessory Use to a Restaurant.
The first floor of any Frontage, including the associated entranceway, shall have a maximum ground level separation of 1.2 m from any Abutting public sidewalk.
Notwithstanding the Incentive System provided for in Section 860 of the Zoning Bylaw, prior to the issuance of a Development Permit for any base level development, except for within Area 1, 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 list price, or to provide the equivalent value as cash-in-lieu to the City, or as prescribed in any future City of Edmonton Affordable Housing Policy initiatives as prescribed by City Council.
Notwithstanding the Incentive System provided for in Section 860 of the Zoning Bylaw, prior to issuance of any Development Permit for a Multi-Unit Housing and/or Lodging Houses Use within Area 1, the Development Officer shall ensure that an affordable housing agreement has been executed between the City and the owner, and that a caveat has been registered with respect to the affordable housing agreement against the title to the land, confirming that a minimum of 5% of the Dwellings or Sleeping Units shall be operated as affordable housing with rents not more than 85% of market rates for a period of 10 years. The caveat shall remain registered against title until the Development Officer is satisfied that, at the option of the owner, either:
a minimum of 5% of the Dwellings or Sleeping Units have been operated as affordable housing with rents not more than 85% of market rates for a period of 10 years; or
payment of a cash in lieu contribution of $262,500, equivalent to 0.75% of the original construction value of the entire facility, has been paid by the owner to the City.
If the foregoing affordable housing agreement is not executed within 24 months of the passage of the Charter Bylaw adopting this provision, or there is substantial breach of the affordable housing agreement, a cash in lieu contribution to the City of $262,500, equivalent to 0.75% of the original construction value of the entire facility, shall be immediately due and payable by the owner to the City.
Within Area 1 and 2, the applicant and/or owner shall provide proof satisfactory to the Development Officer in consultation with Alberta Environment, Alberta Health, and the City of Edmonton Subdivision and Development Coordination (Transportation) that, if necessary, the land has been remediated to allow for the intended Uses, excepting the parkade excavation Building Permit. The Development Officer shall not physically release the Development Permit for the purposes of a Building Permit until this condition has been adequately satisfied through sign-off letters from the reviewing agencies.
Within Area 1, an updated Transportation Impact Assessment shall be provided prior to the issuance of any Development Permit. The issuance of any Development Permit for the site is subject to there being sufficient capacity on the adjacent roadway network, as well as adequate access via the adjacent alley to accommodate the traffic associated with the development, and shall be to the satisfaction of the Development Officer and Subdivision and Development Coordination (Transportation).
Within Area 3, Residential and Live Work Units shall occupy no less than 33.3% of the Floor Area in any new building.
Parking shall be provided in accordance with Section 860 of the Zoning Bylaw.
Signage
Signs shall be provided in accordance with Section 59 and Schedule 59B of the Zoning Bylaw.
Temporary On-premises Signs shall be limited to project advertising and residential sale purposes only. Trailer mounted signs and/or signs with Changeable Copy shall not be permitted.
Freestanding Signs shall be limited to neighbourhood identification signage.
Site Planning shall be in accordance with the Quarters Downtown Urban Design Plan.
Setbacks:
East of 96 Street NW, no building Setbacks are required.
West of 96 Street NW, no Setbacks are required except a minimum 1.0 m Setback shall be required from any Lot line Abutting a Lane for each Storey of building Height.
Stepbacks:
No Stepbacks are required for buildings adjacent to avenues.
For buildings adjacent to the east side of 96 Street NW within Area 3, a minimum 3.0 m Stepback shall be provided at approximately 7.0 m OR 11.0 m building Height.
For buildings adjacent to the west side of 96 Street NW, two Stepbacks, a minimum 3.0 m each shall be provided at approximately 7.0 m and 14.0 m of building Height.
For buildings adjacent to the Lane west side of 96 Street NW, a Stepback may be required at approximately 11.0 m of building Height.
At the discretion of the Development Officer, Stepbacks may be required adjacent to Lot lines internal to a block having regard to the character of the surrounding built form, the objectives of the Quarters Downtown Urban Design Plan and Crime Prevention Through Environmental Design principles.
Building entrances shall be developed in accordance with Section 860 of the Zoning Bylaw.
Weather protection shall be provided in accordance with Section 860 of the Zoning Bylaw.
Architectural control shall be in accordance with Section 860 of the Zoning.
The Armature Quarter - Appendix I Map