Bylaw 16254
November 13, 2012
To accommodate commercial and medium-density residential development and to promote a high-quality, integrated built form by adhering to architectural and urban design standards complementary to the prominence of the site as part of the Granville Neighborhood.
A portion of Granville Neighborhood Plan, 3.08 ha, more or less; located immediately south of Whitemud Drive, immediately west of Guardian Road, and immediately north of Granville Drive, in the Granville Neighborhood, shown on Schedule "A" of the Bylaw adopting this Provision.
Development shall be in general accordance with Appendix 1, (Conceptual Site Plan), which are schematic illustrations of intended development.
Minimum setbacks shall be provided as shown on Appendix 1, and as described herein:
A minimum setback of 3.0 m shall be required where the property line abuts a public roadway;
A minimum setback of 4.5 m shall be required where the property line abuts the public utility space to the west.
The maximum building height shall not exceed 28.5 m nor 7 storeys.
The maximum FAR shall not exceed 2.25
No parking, loading, storage, recycling and trash collection, outdoor service, or display area, with the exception of vehicle queuing infrastructure, shall be permitted within a required yard. Loading, storage and recycling and trash collection areas shall be located to the rear or sides of the principal building and shall be screened from view from any adjacent sites or public roadways or in accordance with the provisions of subsection 55.4 of the City of Edmonton Zoning Bylaw.
Separation space shall be provided in accordance with Section 48 of the City of Edmonton Zoning Bylaw. Separation space variances may be provided at the discretion of the Development Officer.
Amenity areas shall be provided in accordance with Section 46 of the City of Edmonton Zoning Bylaw.
Private outdoor amenity areas shall be provided in accordance with Section 47 of the City of Edmonton Zoning Bylaw.
Parking shall be provided in accordance with Section 54 of the Zoning Bylaw and located to the satisfaction of the Development Officer and the Transportation Services. Parking requirements may be reduced at the discretion of the Development Officer in consultation with Transportation Services with the review of Parking Impact Assessment.
Landscaping shall be provided in accordance with Section 55 of the City of Edmonton Zoning Bylaw.
As a condition of the first development permit, the owner shall enter into an Agreement with the City of Edmonton for off-site improvements necessary to serve the development. Improvements to be addressed in the Agreement include but are not limited to the following:
Payment of the proportionate share of the Arterial Roadway Assessment for the construction of arterial roadways in the catchment areas;
The construction of a site access to Granville Drive;
The construction of a bus stop pad on Granville Drive; and,
Repair of any damage to the abutting roadways, sidewalks and/or boulevards resulting from the construction of the development to the satisfaction of Transportation Services. The site must be inspected by Transportation Services prior to the start of construction and once again when construction is complete.
The buildings are to contribute to a strong street presence and sense of occupancy. The built form shall be characterized by continuous bands of buildings that features a rectangular shape with minor articulation in massing. A sense of occupancy is a perception achieved through carefully crafted façade and personalized street front.
Windows and doors along the sidewalk shall promote interaction between the interior and exterior environments. This enhances natural surveillance and the safety of the street. A minimum of 70% of the ground floor front façade for commercial uses will be clear glazing.
Crime Prevention Through Environmental Design (CPTED) principles shall be used to design public and private spaces and facilities, focusing on natural surveillance and access control to lessen the likelihood of crime within the precinct.
All buildings and public facilities shall be designed to be accessible to persons in wheelchairs, motorized scooters and strollers.
To provide a commercial area, with provision for above ground-floor retail or office uses, adhering to architectural and urban design standards complementary to the prominence of the site as a gateway to the Granville Neighborhood.
Lands designated as Area 1, as shown on Appendix 1.
Automotive and Equipment Repair Shops
Bars and Neighborhood Pubs, for less than 200 occupants and 240 m2 of Public
Business Support Services
Child Care Services
Convenience Retail Stores
Drive-in Food Services
Equipment Rentals
Gas Bars
General Retail Stores
Government Services
Greenhouses, Plant Nurseries and Market Gardens
Health Services
Indoor Participant Recreation Services
Household Repair Services
Major and Minor Alcohol Sales
Major and Minor Amusement Establishments
Minor Service Stations
Nightclubs, for less than 200 occupants and 240 m2 Public Space
Personal Service Shops
Private Clubs
Professional, Financial and Office Support Services
Rapid Drive-through Vehicle Services
Recycled Materials Drop-off Centres
Religious Assembly
Residential Sales Centre
Restaurants
Specialty Food Services
bb. Spectator Entertainment Establishments
cc. Veterinary Services
dd. Fascia On-premises Signs
ee. Freestanding On-premises Signs
ff. Freestanding Off-premises Signs Projecting On-premises Signs
gg. Temporary On-premises Signs
SECTION C -AREA 2
To provide a medium-density residential mixed-use area, adhering to architectural and urban design standards complementary to the prominence of the site as part of the Granville Neighborhood.
Lands designated as Area 2, as shown on Appendix 1.
Apartment Housing
Apartment Hotels
Live Work Unit
Row Housing
Limited Group Homes
Minor Home Based Business
Stacked Row Housing
Child Care Services
Residential Sales Centre
Fascia On-premises Signs
Business Support Services
Child Care Services
Convenience Retail Stores
Health Services
Minor Alcohol Sales
Personal Service Shops
Private Clubs
Professional, Financial and Office Support Services
Restaurants
Specialty Food Services
Veterinary Services
Fascia On-premises Signs
Freestanding On-premises Signs
Freestanding Off-premises Signs
Projecting On-premises Signs
Temporary On-premises Signs
A maximum of 325 dwellings shall be permitted.
Any portion of the development within 10 meters of south property line, where it abuts Granville Drive, shall not exceed 18 m nor 4 storeys in building height.
Ground floor residential units shall provide separate, individual access to grade and feature doorways, terraces and / or patios and windows to the satisfaction of the Development Officer
Ground floor residential units shall be located within 1.25m of adjacent grade, to the discretion of the Development Officer.
Area 2 shall include residential uses in the first stage of development.
SECTION D - DESIGN GUIDELINES
The design and orientation of amenity/open space areas shall be such as to provide shelter from noise and traffic from adjacent uses or streets.
Amenity/open space areas shall be appropriately designed for a range of recreational and social interaction.
Streetscape enhancements shall be coordinated and complementary throughout the commercial precinct, including trees, fencing, pedestrian-scaled lighting, street furniture and other amenities.
The arrangement of buildings, parking and circulation areas and open spaces shall be responsive to site characteristics and relate to the surrounding built environment in pattern, function, scale, character and materials.
Residential buildings shall be sited to create courtyards and open space areas.
Buildings in Area 1 shall be oriented or grouped to frame views, constructed amenities or entrance corridors. Variable building setbacks and the placement and design of the rear façade of structures shall minimize long expanses of walls, a monotonous appearance and exposed service areas.
Interior access roads and walkways shall promote contiguous and logical patterns of safe pedestrian and vehicular movement throughout the site and between the site and surrounding development and uses.
Building materials shall be durable, require low maintenance and relate a sense of quality and permanence.
Architectural treatment of all facades of the building shall create a unified building exterior but include visual variety and provide a sense of human scale at ground level.
Buildings shall include the following design elements to reduce the perceived mass and add architectural interest:
Articulation of the façade and a variety of building elevations.
The use of recessions and projections such as porches, bay windows and entrance features.
The use of a variety of exterior building cladding materials and colors.
Access to buildings shall be distinguished by entry and edge design features such as ornamental landscaping, open space areas, natural features, use of architectural features and enhanced paving.
Entrances to multiple-family residential buildings shall provide visibility to interior lobbies to aid in the safe and convenient arrival and departure from the building.
Buildings shall incorporate exterior and decorative lighting to enhance building architecture, landscaping elements and focal points.
The type and location of parking area and building lighting shall not glare directly onto adjoining property, streets or skyward.
All utility and mechanical equipment shall be screened from view. All screening shall be compatible with the architecture, materials and colors of the building or be concealed by incorporating it within the building.
An Obelisk may be used as a central decorative feature for the site. The design of the Obelisk shall be slender and not exceed 18 m and may incorporate a beacon light at the top that shines up to avoid light pollution to the neighbourhood.
Pedestrian walkways shall be accessible, safe, visually attractive and well-defined by decorative landscaping and lighting.
Building facades shall have pedestrian friendly features, including transparency, decorative windows, wall niches, seating areas and entrances to complement an interesting pedestrian streetscape.
Pedestrians shall be protected by structures at building entrances in the form of awnings, canopies, overhang, or covered walkways where practical.
Pedestrian pathways shall use changes in grade, materials, textures or colors to delineate pedestrian crossings for improved visibility and safety.
Parking areas, when at grade, shall be regarded as important spaces whose character is clearly demarcated with walkways, lighting and signage systems to reduce pedestrian conflict and create a pedestrian-friendly design.
Surface parking areas shall be divided into a series of smaller connected lots to reduce the impact of overall mass and dominance of surface parking areas.
Bicycle parking shall be located close to and with direct access to buildings.
Parking areas shall:
facilitate safe and convenient pedestrian movements;
be appropriately landscaped to soften their appearance and add visual interest; and
be dispersed and segmented.
Sidewalks shall be provided in the front of large format buildings at a minimum of 2.0 m in width with an average of 3.0 m in width, the fronts of freestanding buildings at a minimum of 2.0 m in width at the discretion of the Development Officer.
Sidewalks shall be provided in the front of commercial/residential buildings at a minimum of 2.0 m with an average of 3.0 in width in Area 2, at the discretion of the Development Officer.
Landscaping in both the public and private realm shall be coordinated to provide a cohesive appearance.
Landscaping shall be used to highlight major circulation patterns, pedestrian pathways and the overall development.
Landscaping shall define and accent building entrances, and parking lots, define edges of various land uses, buffer the neighboring property and screen parking and storage areas.
Landscaping shall consider the use of plant materials that provide color throughout the year to enhance appearance during the winter months.
Outdoor amenity areas shall be overlooked by surrounding buildings, adequately lit and designed in accordance with CPTED guidelines. It shall be developed not merely as pathways between buildings, but as well-designed public spaces, regardless of size.
A Phase I Environmental Site Assessment and any other required Environmental Site Assessments shall be submitted and approved prior to the issuance of a development permit, to the satisfaction of the Development Officer in consultation with the Urban Planning and Environmental Branch.