Windsor Park - located at the northeast corner of 87 Avenue NW and 118 Street NW
Charter Bylaw 19709 (May 18, 2021)
Bylaw 21179 (June 30, 2025)
To accommodate a mixed-use development with community, commercial and residential uses on the ground floor that provides for an active and inviting pedestrian-oriented streetscape fronting onto 87 Avenue NW and 118 Street NW.
This zone applies to Lot 9A, Block 24, Plan 922 1629 located at the northeast corner of 87 Avenue and 118 Street shown in Schedule “A” of the Bylaw adopting this zone, Windsor Park.
Residential Uses | |||||||
3.1. | Home Based Business | ||||||
3.2. | Residential, limited to
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Commercial Uses | |||||||
3.3. | Custom Manufacturing | ||||||
3.4. | Food and Drink Service | ||||||
3.5. | Health Service | ||||||
3.6. | Indoor Sales and Service | ||||||
3.7. | Office | ||||||
3.8. | Residential Sales Centre | ||||||
Community Uses | |||||||
3.9. | Child Care Service | ||||||
3.10. | Community Service | ||||||
Signs | |||||||
3.11. | Fascia Sign, limited to On-premise Advertising | ||||||
3.12. | Freestanding Sign, limited to On-premise Advertising | ||||||
3.13. | Portable Sign, limited to On-premise Advertising for Residential Sales Centre | ||||||
3.14. | Projecting Sign, not in the form of a Roof Sign, limited to On-premise Advertising |
4.1. | All non-Residential and non-Residential-Related Uses must:
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4.2. | Signs must comply with Section 6.90 Subsections 3 and 5, except that:
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4.3. | Residential Sales Centres must be limited to the sale or lease of Dwellings on Site. |
5.1. | The development must be in general conformance with the attached appendices. | ||||||||||||||||||||
5.2. | The maximum Floor Area Ratio (FAR) for Residential and Residential-Related Use Classes must not exceed 5.6. | ||||||||||||||||||||
5.3. | The maximum Floor Area Ratio for Community and Commercial Use Classes must not exceed 0.2 and the minimum total Floor Area for Community and Commercial Use Classes must be 230 m2. | ||||||||||||||||||||
5.4. | The maximum Floor Plate area is as follows:
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5.5. | The maximum Height excluding roof mechanical units must not exceed 34.0 m. | ||||||||||||||||||||
5.6. | The maximum number of Dwelling units must not exceed 140; of which:
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5.7. | Minimum Setbacks must be in general conformance with Appendix 1 and 2 and as follows:
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5.8. | Despite Section 5.1 and Appendix 1 & 3, parking and loading spaces can be reconfigured or reduced to accommodate activities associated with Child Care Services, to the satisfaction of the Development Planner, in consultation with the City department responsible for transportation services. |
6.1. | The building must be primarily “L”-shaped in an effort to reduce the building’s massing along its northern and eastern edges. Use of material differences along all Façades and setbacks along the north and east Façades shall reinforce the concept of terracing and provide the appearance of appropriate building scale and form. | ||||||||
6.2. | The Ground Floor base of the building, excluding any parapet wall, must not exceed 6.0 m in Height. | ||||||||
6.3. | The geodetic elevation of the top floor on the level that is directly above Grade must not exceed the geodetic elevation of the Abutting sidewalk by more than 0.3m. | ||||||||
6.4. | Building materials must be durable, of high quality and appropriate for the development within the urban context, including but not limited to masonry, stone, metal, wood, acrylic stucco, and clear glass. | ||||||||
6.5. | Weather protection in the form of a canopy or other architectural element must be provided above ground floor commercial entrances. | ||||||||
6.6. | The use of vinyl and masonry stucco as a finishing material is prohibited. | ||||||||
6.7. | All mechanical equipment, including roof mechanical units, surface level venting systems, and transformers must be concealed by screening in a manner compatible with the architectural character of the building or concealed by Public roadway incorporating them within the building framework and be oriented to minimize negative impacts on Amenity Areas, Street, and surrounding properties. | ||||||||
6.8. | The development must address both 87 Avenue and 118 Street by providing:
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6.9. | All ground level Residential Dwelling units must have an individual external entrance at Grade with addressing to be readable from the Street or Alley. Sliding patio doors must not serve as this entrance. | ||||||||
6.10. | A semi-private outdoor Amenity Area in front of each at-grade Dwelling exterior entry must be provided in a manner that establishes a transition area between the Street, including an Alley using landscape features such as decorative fencing, change in Grade, shrub beds or rock gardens and/or built elements, such as, private entrance features and verandas or porches. | ||||||||
6.11. | Active Non-residential frontages on the south and west Façade must be developed in accordance with the following regulations:
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7.1. | Vehicular access and egress must be from the abutting Alleys. |
7.2. | Despite the Zoning Bylaw, long term Bicycle Parking must be provided in a safe and secure location in the Underground Parkade and/or in another secure location on the first Storey of the building that is easily accessible to cyclists via access ramps or a route through the building which facilitates easy and efficient transportation of bicycles, to the satisfaction of the Development Planner. |
7.3. | Vertical or stacked bicycle racks may be used to satisfy long term Bicycle Parking requirements. The minimum size of vertical bike parking stalls must be 0.60 m wide, 2.3 m high, and 1.1 m deep, with a minimum 1.5 m wide aisle. |
7.4. | A bicycle repair and maintenance station must be required within or adjacent to the bike storage area within the Underground Parkade. |
7.5. | One vehicle car wash bay must be required within the Underground Parkade. |
7.6. | The Underground Parkade must not be subject to required Setbacks and can extend to all Lot lines. |
7.7. | Despite Subsection 6.10.3 of Section 5.80 of the Zoning Bylaw, the minimum number of passenger pick-up and drop-off spaces for Child Care Services is 4 for up to 70 children. Beyond 70 children, Sections 6.10.3.1 and 6.10.3.2 will apply. |
7.8. | Loading, storage and waste collection areas must be concealed from view from adjacent sites and public roadways. The waste collection area must be located within the building. The waste collection area, and access to it, be designed to the satisfaction of the Development Planner in consultation with the City department responsible for waste services. |
8.1. | Landscaping must be completed in general conformance with Appendix 3. Trees and landscaping will be planted within the 118 Street and 87 Avenue Boulevards and on-site to enhance the public realm. | ||||||
8.2. | Landscaping that extends onto City-owned lands must be developed in accordance with the Traffic bylaw 5590 and the City Design and Construction Standards to the satisfaction of the Development Planner in consultation with the City department responsible for roadway design. | ||||||
8.3. | To ensure a high standard of appearance a Landscape Plan prepared by a registered AALA Landscape Architect must be submitted as part of the Development Permit application. | ||||||
8.4. | Landscaping on and off site must consider the use of plant materials that provide colour throughout the year to enhance the appearance of the development during the cold weather months. | ||||||
8.5. | The Landscape Plan must include pavement materials, exterior lighting, street furniture elements, pedestrian seating area, sizes and species of new and existing tree plantings, and other landscaping elements as applicable. | ||||||
8.6. | For Residential Uses, a minimum Amenity Area of 7.5 m2 per Dwelling must be provided through the following:
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9.1. | Prior to issuance of a Development Permit for construction of the principle building, a Wind Impact Study must be submitted for review. The development must incorporate design features to minimize adverse microclimate effects such as wind tunneling, snow drifting, rain sheeting both on and off Site, consistent with the recommendations of the Wind Impact Study. Special attention in the Wind Impact Study must be given to ensure the ground level area in the west and south of the Site is properly protected from any adverse impacts. | ||||||
9.2. | Prior to the issuance of a development permit, excluding a development permit for demolition or signage, the owner must conduct Environmental Site Assessment (ESA) work outside the property boundary, including, but not limited to: Phase II ESA delineation of contamination, Remedial Action Plan(s), Final Remediation Report(s), and/or Risk Management Plan(s), at the discretion of the Development Planner in consultation with the Environmental Planner to be submitted and, reviewed, and approved to the satisfaction of the Development Planner. The Development Planner may impose any Development Permit conditions necessary, prior to the release of the drawings for Building Permit review, to ensure that the Site is suitable for the full range of uses contemplated in the Development Permit application. | ||||||
9.3. | Site and building layouts must include design elements that take the principles of Crime Prevention Through Environmental Design (CPTED) into consideration. These elements may include, but are not limited to, elements that allow for natural
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9.4. | Prior to the issuance of the Development Permit, a detailed exterior lighting plan must be provided to the satisfaction of the Development Planner. Decorative and security lighting must be designed and finished in a manner consistent with the design and finishing of the development and must be provided to ensure a safe well-lit environment. All exterior lighting of the Site must be designed to ensure that it is directed away from the residential development. | ||||||
9.5. | Built form, public realm interfaces, streetscape elements and pedestrian connections must consider the City of Edmonton’s Winter Design Guidelines in their design and implementation. A report outlining how the development responds to these guidelines must be submitted with each Development Permit for a principle building to the satisfaction of the Development Planner. | ||||||
9.6. | Despite the other Development Regulations of this Zone and the Appendices of this Zone and Section 7.80.4.1.1.5 of the Zoning Bylaw, in the event that the owner or developer does not obtain a building Permit and commence construction of a principle building, under valid Development Permits, within 10 years of the passage of the Bylaw adopting this Zone, development of the Site must be in accordance with this Zone, except that:
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10.1. | As a condition of any development permit, the Owner must enter into an Agreement with the City of Edmonton for off-site improvements necessary to serve or enhance the development, to the satisfaction of the Development Planner in consultation with Subdivision and Development Coordination (Transportation). Such improvements must be constructed at the owner’s cost. The Agreement process must include an engineering drawing review and approval. Improvements to be addressed in the Agreement include but are not limited to:
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10.2. | Prior to the issuance of the Development Permit for new building construction, the owner must enter into an agreement with the City of Edmonton whereby the owner must provide a minimum contribution of $50,000.00 toward the acquisition and placement of public art. Such agreement must require that:
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10.3. | A minimum of Three (3) Family Oriented Dwellings must be developed within the building and subject to the following criteria:
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