DC1 19719 Area F

Rossdale - Area F - 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

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.

a. Multi-unit Housing, limited to apartment housing and row housing
b. and Lodging Houses
c. Live Work Unit
d. Minor Home Based Business
e. Residential Sales Centre, limited to the sale of onsite residential dwelling units and leasing of commercial premises
f. Fascia On-premises Signs
g. 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.
h. Projecting On-premises Signs
4.1 General
  a. 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.
  b. The maximum Floor Area Ratio of Area F shall be 1.8.
  c. The maximum Density shall be 260 Dwellings/ha.
  d. 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.
  e. 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.
  f. The maximum Height for Multi-unit housing in the form of row housing shall not exceed 2.5 Storeys nor 11 m.
  g. 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 3.0 m
102 Street/Rossdale Road 3.0 m
97 Avenue 3.0 m
96 Avenue 0.0 m (no setback)
  h. 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.
  i. 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.
  j. 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.
  k. 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.
  l. 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.
  m. 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.
  n. The monitoring program is to be carried out under snow-free, unfrozen ground conditions.
  o. 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.
  p. Depending upon the results of the archaeological monitoring program, additional salvage, protection or preservation measures may be required.
  q. 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.
  r. 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.
  s. Universal accessibility and universal design shall be developed as follows:
    i. 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:
      A. Main entrance doors to meet universal design standards;
      B. Level changes from the sidewalk to the main entrance of a building shall be minimized; and
      C. Sidewalk  furniture  and  other  elements  shall  be  located  out  of  the  travel  path  to  ensure  they  are  not  obstacles  to  apartment  building  access.
  t. 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.
  u. 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.
  v. Signs in the areas identified for active Residential Frontage, in Appendix I - Area F, shall comply with Schedule 59B of the Zoning Bylaw.
4.2 Vehicular Circulation, Parking and Access
  a. 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.  
  b. All  onsite  vehicular  parking  shall  be  located  underground  with  the  exception  of  visitor parking.    
  c. Underground  parking  facilities  shall  be  designed  at  street  level  to  minimize  the  size   of   entrances   to   parking   facilities   to   maintain   an   attractive   pedestrian   environment. 
  d. Vehicular  Parking  on  the  site  shall  be  developed  in  accordance  with  parking  requirements  for  the  HDR Zone  as  stipulated  in  Section 54.  
  e. 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.
  f. Service and emergency response vehicles shall have clear and effective access to the buildings on site. 
  g. A minimum of 1 bicycle parking space shall be provided per residential unit in a weather-protected, well-lit, and secure area.
  h. 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.
  i. 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.
  j. 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.  
  k. 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.
  l. The centre median shall include a combination of shrub planting, or other ground cover alternative to the satisfaction of the Development Officer.
  m. The  vehicular  lane  shall  incorporate  special  paving  treatment,  boulevard  street  tree planting and paved sidewalks.
4.3 Landscaping
  a. 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.
  b. 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.
  c. 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. 
  d. 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.
  e. No  retaining  walls  and/or  fences  shall  be  allowed  within  Side  Yard  Setbacks  of  Row Housing.
  f. The height of an exposed retaining wall or other building wall located within the Front and Rear Yard Setbacks shall not exceed 1 m.
  g. 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. 
  h. Trees  shall  be  planted  in  the  overall  minimum  ratio  of  one  tree  per  25  m2  of  landscaped area to be provided.
  i. Only  deciduous  trees  shall  be  allowed  on  landscaped  areas  abutting  public  roadways not including alleys. 
  j. A minimum of 10% of all trees planted shall be coniferous trees. 
  k. Landscaping  required  in  any  Setback  shall  be  provided  in  an  amount  1.5  times  greater than required under Section 55 of the Zoning Bylaw.
4.4 Public Open Space and Pedestrian Circulation
  a. 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.
  b. 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. 
  c. 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.
  d. 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.  
  e. 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.
  f. The publicly accessible open spaces shall incorporate landscaping, street furniture and lighting.
  g. The  internal  private  lane  into  the  block  interior  shall  incorporate  special  paving  treatment, landscaped boulevards and paved sidewalks.
  h. Boulevard  street  trees  shall  be  a  minimum  of  85  mm  calliper  and  planted  at  intervals of every 6 m.
  i. 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.
  j. Internal  private  roadways  and  pedestrian  paths  shall  be  illuminated  at  night  with  pedestrian scale lighting.
  k. 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.

  

5.1 Active Live Work Frontages
  a. 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:
    i. 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;
    ii. At  least  70%  of  ground  (first)  floor  building  facades  shall  have  clear  glazing on the exterior; and
    iii. Individual Live Work frontages shall not exceed 10 m.
5.2 Active Residential Frontages
  a. 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.
  b. 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.
5.3 Row Housing, Mid Rise Buildings and Live Work Units
  a. ulti-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.
  b. 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.
  c. Live Work units shall be located only on the ground (first) floor of buildings adjacent to 96 Avenue.
  d. 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.
5.4 Architectural Treatment 
  a. 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.
  b. 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. 
  c. 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.  
  d. The  use  of  vinyl  and  masonry  stucco  as  a  finishing  material  shall  not  be  permitted. 
  e. 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.
  f. 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. 
  g. 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.
  h. 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.
5.4 Architectural Treatment 
  a. 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):
    i. Option 1: Installation of public art on site
      a. 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;
      b. Artworks shall be created by a professional artist;
      c. 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;
      d. 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
      e. 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.
    ii. 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.
  b. Public Art, wherever possible, shall consider commemoration of the archaeological/historical significance of the Rossdale area.
  a. 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.
  b. 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.
  c. 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.
  d. 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.
  e. Buildings should be designed to include on site alternative energy sources.
  f. 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.
  g. 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.
  h. Additional bicycle parking racks may be placed on road right-of-way subject to the review and approval of Transportation Services.
  i. Parking, loading and passenger drop-off areas should be easily accessible and designed to minimize pedestrian-vehicle conflicts.
6.1 Development Guidelines
  a. 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:
    i. 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;
    ii. The potential upgrade of the alleys adjacent to the site;
    iii. The relocation and/or alteration of existing utilities and installation of new utilities, including water utilities, as required by EPCOR Water; and
    iv. The provision of landscaping and streetscape elements on public space.

Bylaw attachments