Bylaw 15789
August 29, 2011
Charter Bylaw 19719
June 23, 2021
The site is bounded by 97 Avenue to the north, 103 Street/Rossdale Road to the west, 96 Avenue to the south, and 102 Street to the east, designated as Area F and shown on Appendix I - Area F.
To accommodate predominately high density residential mixed use development with Live Work uses located at the ground level that supports that creation of a liveable “urban village” environment.
Multi-unit Housing, limited to apartment housing and row housing
and Lodging Houses
Live Work Unit
Minor Home Based Business
Residential Sales Centre, limited to the sale of onsite residential dwelling units and leasing of commercial premises
Fascia On-premises Signs
Temporary Freestanding On premises Signs, limited to project identification, building construction identification and real estate advertising signs during construction and initial sale excluding portable signs.
Projecting On-premises Signs
The overall Site development shall be in general accordance with the urban design regulations of this Provision and in the West Rossdale Urban Design Plan for Area F.
The maximum Floor Area Ratio of Area F shall be 1.8.
The maximum Density shall be 260 Dwellings/ha.
The Height of mid rise buildings shall be a minimum of 4 Storeys and 16 m and shall not exceed 6 storeys nor 24 m. These mid rise buildings shall front onto 97 Avenue, as illustrated in Appendix I - Area F.
The low rise buildings adjacent to 96 Avenue shall be a minimum of 2 storeys and 10 m, and shall not exceed 4 storeys nor 18 m in Height.
The maximum Height for Multi-unit housing in the form of row housing shall not exceed 2.5 Storeys nor 11 m.
Front building face Setbacks from the property line shall be as specified in Table 1: Front Building Face Setbacks.
Table 1: Front Building Setbacks
Location of Front Building Face |
Building Setback (m) |
102 Street 102 Street/Rossdale Road 97 Avenue 96 Avenue |
3.0 m 3.0 m 3.0 m 0.0 m (no setback) |
Buildings within the site shall have Rear and Side Yard Setbacks of 0.0 m, except for Row Housing which shall have a 3 m Side Yard Setback and a maximum Rear Yard Setback of 7 m and buildings adjacent to 97 Avenue and 96 Avenue which shall have a Rear Yard Setback of 3 m for individual unit patio/gardens.
Notwithstanding Section 46, a minimum Amenity Area of 7.5 m2 per Dwelling shall be provided and may be located on balconies or aggregated to courtyards, roof top patios/gardens, grade level display gardens and terraces.
Notwithstanding Section 92, there shall be no exterior display or advertisement for Live Work Units other than an identification plaque or sign a maximum of 20 cm x 30.5 cm in size located on the ground floor building face, where appropriate.
All mechanical equipment, including roof mechanical units, shall be concealed by screening in a manner compatible with the architectural character of the building or concealed by incorporating it within the building and is not included in building height.
The owner shall provide funds for landscaping and streetscape improvements to the portion(s) of road right(s)-of-way for 97 Avenue, 96 Avenue, 103 Street/Rossdale Road, and 102 Street abutting the Site (from private property line to the new curb) that are identified by the West Rossdale Urban Design Plan to the satisfaction of the Development Officer in consultation with the Sustainable Development, Infrastructure Services and Transportation Services. These costs shall be paid to the City of Edmonton to undertake required streetscape improvements as a condition of the approval of a Development Permit.
As a condition of the Development Permit the Development Officer shall require that any development be preceded by a topsoil stripping program that must be the subject of a Historic Resources Monitoring Program for archaeology. The Historic Resources Monitoring Program and any work resulting from this monitoring program is to be conducted by an archaeologist qualified to hold an Archaeological Research Permit within the Province of Alberta. In order to conduct the Historic Resources Impact Assessment, the archaeological consultant must submit “An Application for an Archaeological Research Permit – Mitigative Research Project: to the Historic Resources Management Branch.
The monitoring program is to be carried out under snow-free, unfrozen ground conditions.
The Historic Resources Monitoring Program shall include the entire subject site. Topsoil stripping must be taken to a depth where undisturbed subsoils are clearly visible in order to expose any burial vaults that may exist. The archaeological consultant must confirm any such features identified.
Depending upon the results of the archaeological monitoring program, additional salvage, protection or preservation measures may be required.
Prior to issuance of the development permit, the Development Officer shall insure 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 as prescribed in any future City of Edmonton affordable housing policy initiatives.
Prior to the issuance of a Development Permit for Lot, Block X, Plan 6417 AS located within this Provision, the Development Officer shall require a Phase I Environmental Site Assessment be undertaken by a qualified, registered Professional Engineer, and be approved to the satisfaction of the Development Officer, in consultation with the City of Edmonton’s Planning & Development Department’s Environmental Planning Unit.
Universal accessibility and universal design shall be developed as follows:
The main building entrance and the first level parkade lobby entrance to mid and high rise buildings shall be designed to meet universal accessibility standards as follows:
Main entrance doors to meet universal design standards;
Level changes from the sidewalk to the main entrance of a building shall be minimized; and
Sidewalk furniture and other elements shall be located out of the travel path to ensure they are not obstacles to apartment building access.
Building developments are to comply with LEED Canada certification process policies, deadlines, guidelines, and instructions as are published by the Canadian Building Green Council in their Policy Manual on the date of application for Development Permit. Developments must be registered with the Canadian Build Green Council (CaGBC) to earn a LEED Canada Certification rating of ‘Silver’, or higher. Development must establish sustainable targets and receive third party verification.
The owner shall submit a Crime Prevention Through Environmental Design (CPTED) Assessment that shall be reviewed and accepted by the Development Officer prior to the issuance of a Development Permit to ensure that development on the Site provides a safe urban environment in accordance with the guidelines and principles established in the Design Guide for a Safer City.
Signs in the areas identified for active Residential Frontage, in Appendix I - Area F, shall comply with Schedule 59B of the Zoning Bylaw.
Direct access to 97 Avenue and to 103 Street/Rossdale Road is not permitted. Access to underground parking and servicing shall be provided as illustrated in Appendix I - Area F. Public access easements may be required for parkade access points to allow for joint access to underground parking for multiple owners.
All onsite vehicular parking shall be located underground with the exception of visitor parking.
Underground parking facilities shall be designed at street level to minimize the size of entrances to parking facilities to maintain an attractive pedestrian environment.
Vehicular Parking on the site shall be developed in accordance with parking requirements for the HDR Zone as stipulated in Section 54.
Underground parking facilities shall not interfere with the viability of landscaping in any yard setback and public open space. Adequate soil depth for landscaping such as trees, shrubs and grass over a parkade shall be provided to the satisfaction of the Development Officer.
Service and emergency response vehicles shall have clear and effective access to the buildings on site.
A minimum of 1 bicycle parking space shall be provided per residential unit in a weather-protected, well-lit, and secure area.
Visitor bicycle parking shall be provided in an amount equal to 10% of the number of vehicular parking spaces required under Section 54 to a maximum of 50 bicycle parking spaces. In no case shall fewer than 5 visitor bicycle parking spaces be provided.
Garbage collection for all buildings shall be located within parking structures or buildings and if at grade shall be located, constructed and screened from view of the adjacent residential sites. Gates and/or doors of garbage enclosures shall not open or encroach into public road right-of-way.
The owner(s) shall register a Public Access Easement for the private lane as shown on Appendix I - Area F to ensure public access into the interior of the site. The easement shall make the private property owner(s) responsible for maintenance and liability.
The owner shall construct a centre median with single row of boulevard street trees that is a minimum of 5.0 m wide for the vehicular lane into the block interior.
The centre median shall include a combination of shrub planting, or other ground cover alternative to the satisfaction of the Development Officer.
The vehicular lane shall incorporate special paving treatment, boulevard street tree planting and paved sidewalks.
The landscape plan required under Section 55 of the Zoning Bylaw shall include landscaping as it relates to the design of special feature areas identified in the Urban Design Plan. Outdoor amenity spaces shall be landscaped for the purpose of achieving pedestrian connectivity, and opportunities for recreation and social interaction; and should create a sense of place, character and identity through such features as benches, pedestrian level lighting, waste receptacles and other means integrated with the landscaping and placed along public walking routes through the site to the satisfaction of the Development Officer in consultation with the Parks Branch.
Display gardens shall be provided within the setback of any residential frontage adjacent to any public sidewalk, mid block pedestrian connection or mews. The display garden is to incorporate low parapet walls, a walk, gate, and stairs to a stoop at the front entrances, with the balance of the area for a patio and/or soft landscaping such as low shrub planting, ornamental grasses and/or flowers. The retaining wall is to be built at the property line.
Residential units on the ground floor shall have access to a private outdoor space with a minimum single horizontal dimension of 1.8 m to ensure adequate usable space.
A landscaping feature with focus on mass shrub planting, or acceptable alternatives, integrated with other site elements shall be provided in the front, Side, and Rear Yard Setbacks. Lawns are not an acceptable landscaping feature for display gardens.
No retaining walls and/or fences shall be allowed within Side Yard Setbacks of Row Housing.
The height of an exposed retaining wall or other building wall located within the Front and Rear Yard Setbacks shall not exceed 1 m.
The maximum Height of any fence and/or retaining wall/fence combination shall not exceed 1.8 m in the Rear Yard Setback of Multi-unit Housing in the form of row housing. If a retaining wall is part of the structure of the fence the retaining wall shall not exceed 1 m in height.
Trees shall be planted in the overall minimum ratio of one tree per 25 m2 of landscaped area to be provided.
Only deciduous trees shall be allowed on landscaped areas abutting public roadways not including alleys.
A minimum of 10% of all trees planted shall be coniferous trees.
Landscaping required in any Setback shall be provided in an amount 1.5 times greater than required under Section 55 of the Zoning Bylaw.
A minimum of 950 m2 of publicly accessible open pace shall be provided between the private lane and 103 Street/Rossdale Road, as illustrated in Appendix I - Area F. Potential open space uses may include but not be limited to children’s playground, rain garden, and/or a formal garden.
Mid block publicly accessible open space shall be provided through the site from the sidewalk adjacent to 102 Street to the sidewalk adjacent to 103 Street to break up massing and provide safe and inviting east-west routes to the block interior for pedestrians, as illustrated in Appendix I - Area F. The mid block publicly accessible open space shall incorporate landscaping, paved pedestrian walkways which are a minimum of 2 m in width, street and pedestrian scaled lighting where applicable, and be characterized by boulevard street tree planting along either side of the sidewalks that are spaced at approximately 6 m on centre.
The owner(s) shall register Public Access Easements for the mid block publicly accessible open space located between 102 Street and 103 Street to ensure public access through the site. Easements shall make the private property owner(s) responsible for maintenance and liability. The areas having Public Access Easements shall be accessible to the public at all times.
Mid block mews shall be 6 m in width which incorporate a 2.5 m wide walkway in the centre with 1.75 m of soft landscaping such as shrub planting and/or ornamental grasses located on either side. The mid block mews shall incorporate pedestrian scaled lighting, entry paths leading directly to residential or commercial units were applicable, and opportunities for casual seating. Said mews shall be provided at the mid block point along 97 Avenue and 96 Avenue into the block interior to break up massing and provide safe and inviting routes for pedestrians, as illustrated in Appendix I - Area F.
The owner(s) shall register Public Access Easements for the mid block mews located at the mid block point along 97 Avenue and 96 Avenue to ensure public access through the site. Easements shall make the private property owner(s) responsible for maintenance and liability. The areas having Public Access Easements shall be accessible to the public at all times.
The publicly accessible open spaces shall incorporate landscaping, street furniture and lighting.
The internal private lane into the block interior shall incorporate special paving treatment, landscaped boulevards and paved sidewalks.
Boulevard street trees shall be a minimum of 85 mm calliper and planted at intervals of every 6 m.
Where there is insufficient space for boulevard street tree planting adjacent to the private lane along the mid-block pedestrian connection, boulevard street tree planting and landscaping in the centre median shall suffice.
Internal private roadways and pedestrian paths shall be illuminated at night with pedestrian scale lighting.
A Pedestrian Circulation Plan shall be reviewed and approved by the Development Officer in consultation with Transportation Services prior to the issuance of a Development Permit.
Active Live Work frontages, as shown in Appendix I - Area F, shall be provided along 96 Avenue and shall be developed according to the following regulations:
At grade entrances for each unit shall be universally accessible, and shall have weather protection in the form of canopy or other architectural elements to create a comfortable environment for pedestrians;
At least 70% of ground (first) floor building facades shall have clear glazing on the exterior; and
Individual Live Work frontages shall not exceed 10 m.
Active residential frontages for the Multi-unit Housing in the form of row housing and Mid Rise buildings, as shown in Appendix I - Area F, shall be provided through the use of individual unit external accesses for Dwellings located on the ground floor and features such as bay windows, awnings, porches, stoops staircases, and/or projections of a maximum 0.9 m from the primary building face at front doors to create prominence and provide shelter.
The ground (first) floor of any residential frontage, including associated entranceway, shall have a maximum grade separation of 1.0 m from any adjacent public sidewalk to allow for display gardens. 25% of residential frontages may have a grade separation greater than 1.0 m up to a maximum 1.5 m where sloping conditions apply.
Multi-unit Housing in the form of row housing shall be located within the block interior of Area F as illustrated in Appendix I - Area F.
Mid rise buildings shall have a minimum Stepback of 1.0 m on all sides of the building above the second storey of the building.
Live Work units shall be located only on the ground (first) floor of buildings adjacent to 96 Avenue.
Residential development shall be provided above the ground (first) floor live work development adjacent to 96th Avenue and shall be accessed through a central entry or through individual entries along 96 Avenue. Where entrances to upper-floor residential units are provided along 96 Avenue, the entrances are to be architecturally differentiated from entrances to individual business occupancy of the Live Work unit.
Buildings shall address all adjacent public roadways and private lanes with individual entrances at grade that are clearly visible to lend a sense of occupancy to the street. Buildings on corner Sites shall address both the street and avenue and shall distinguish the avenue intersection to give it prominence.
The Height of buildings on the site shall transition from north to south from a maximum Height not exceeding 6 Storeys nor 24 m adjacent to 97 Avenue to a maximum Height not exceed 4 storeys nor 16 m adjacent to 96 Avenue.
Quality finishing materials for all development shall include materials such as glass and glazed window systems, metal, stone, brick, masonry fibre cement siding, acrylic stucco and wood panel.
The use of vinyl and masonry stucco as a finishing material shall not be permitted.
Buildings shall be sited along 96 Avenue, 97 Avenue, 103 Street/Rossdale Road and 102 Street in such a manner to create a well defined streetwall, framing views to the Alberta Legislature and creating a sense of entrance to downtown.
Blank walls shall be avoided by extensive use of active residential frontages, which allow for interaction between people in the building and people on the street to maintain an attractive streetscape.
Building facades above two storeys shall be articulated through architectural features such as Stepbacks, recesses, projections, and/or changes in building materials or colours, with the prominent and majority material being glazing.
Functional and decorative lighting shall be used to highlight the building’s architectural features and enhance the appearance of the building during the winter months.
At the time of development permit application, the owner shall submit a report that determines the gross floor area (GFA) of residential / commercial development excluding parkade areas in order to determine the amount owing towards Public Art commitment. The value of public art contribution shall be $10 / m2 proportional to the Gross Floor Area (GFA) of residential / commercial development, excluding parkade areas. The commitment may be staged in conjunction with the staged development. Prior to issuance of the Development permit, the Development Officer shall ensure a signed agreement has been executed between the City and the owner to implement one of the following options (of owner’s choice):
Option 1: Installation of public art on site
Prior to the issuance of the Development Permit, a public art plan showing the general location(s) of art shall be prepared and submitted to the City of Edmonton for review and approval by the Development Officer. The artwill be acquired through an art procurement process administered by the owner(s) and all costs related to the procurement of the artworks,operation and future maintenance shall be the responsibility of the owner;
Artworks shall be created by a professional artist;
Artworks may be located on or within the public or private property and shall be in locations that are publicly viewable to the satisfaction of theDevelopment Officer;
If located on public property or roadway right of way, the location shall beto the satisfaction of the Development Officer in consultation with Subdivision and Development Coordination (Transportation) , CityOperations and Integrated Infrastructure Services; and
The Public Art contribution amount shall be increased every 5 years from the date of passage of the Bylaw adopting this Provision according to the annual rate of national inflation as determined by Statistics Canada.
Option
2: Contribution towards Public Art off-site
The owner shall transfer the amount owing for the Public Art to the City wholly for its use, in consultation with Edmonton Arts Council, for the provision of Public Art on public property within the West Rossdale Urban Design Plan Area.
Public Art, wherever possible, shall consider commemoration of the archaeological/historical significance of the Rossdale area.
The design of rooftops visible from high-rise buildings should be carefully considered. Where physically and economically feasible, green roofs, rooftop gardens and patios should be provided to improve rooftop aesthetics and provide additional amenity space.
Facades should be treated with high quality materials and given vertical articulation and emphasis. Variation of building materials and colour shall be used to break monotony of long building facades.
Dwellings and other elements of the development should be sited and oriented to minimize their impact on other Dwellings, considering such things as daylight, sunlight, ventilation, quiet, visual privacy and views.
The creation of adverse micro-climatic affects due to building construction such as wind tunnelling, shadowing and loss of sunlight, on and off site, though the massing and location of buildings should be avoided.
Buildings should be designed to include on site alternative energy sources.
The incorporation of features such as recycling, water saving strategies, low-water landscaping, energy-efficient lighting, green roofs and other devices should be considered in building on site designs to reduce the consumption of energy and materials.
Landscaping of Sites in this Area should consider the use of plant materials that are indigenous to the river valley. Plant materials that provide colour throughout the year should also be considered to enhance their appearance during the winter months.
Additional bicycle parking racks may be placed on road right-of-way subject to the review and approval of Transportation Services.
Parking, loading and passenger drop-off areas should be easily accessible and designed to minimize pedestrian-vehicle conflicts.
Prior to the issuance of a building permit, the owner shall enter into an agreement with the City of Edmonton for the off-site improvements necessary to serve the development. The Agreement Process includes an engineering drawing review and approval process. Improvements to be addressed in the Agreement shall include, but not be limited to the following:
Repair of any damage to the abutting roadways, sidewalks and/or boulevards resulting from 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 potential upgrade of the alleys adjacent to the site;
The relocation and/or alteration of existing utilities and installation of new utilities, including water utilities, as required by EPCOR Water; and
The provision of landscaping and streetscape elements on public space.