Central McDougall - lands generally located south of 106 Avenue NW and between 102 Street NW and 103 street NW
Bylaw 17849 (December 12, 2016)
Bylaw 20163/Charter Bylaw 20164 (August 16, 2022) - Schedule "F"
This Provision shall apply to Lot 272, Block 2, Plan 0740621, generally located south of 106 Avenue NW and between 102 Street NW and 103 street NW, as shown in Schedule “A” of the Charter Bylaw adopting this Provision, Central McDougall.
To accommodate a transit–oriented development/high density residential mixed use development that supports a liveable “urban village” environment and an improved sense of place and quality development through the use of urban design regulations and the introduction of high density Multi-unit Housing near the Downtown area and high speed transit corridors. Minor local commercial uses may be developed on the ground floor.
| a. | Child Care Services |
| b. | General Retail Stores |
| c. | Health Services |
| d. | Lodging Houses |
| e. | Minor Home Based Business |
| f. | Multi-unit Housing |
| g. | Personal Service Shops |
| h. | Professional, Financial, and Office Support Services |
| i. | Residential Sales Centre |
| j. | Restaurants |
| k. | Specialty Food Services |
| l. | Supportive Housing |
| m. | Vehicle Parking |
| n. | Fascia On-premises Signs |
| o. | Freestanding On-premises Signs |
| p. | Projecting On-premises Signs |
| q. | Temporary On-premises Signs, not including portable Signs |
| a. | The development shall be in general conformance with the attached appendices. | |
| b. | The overall Site development shall be in general conformance with the urban design criteria established in the Central McDougall/Queen Mary Park Area Redevelopment Plan for this Precinct. | |
| c. | Prior to issuance of any Development Permit, the owner shall provide proof satisfactory to the Development Officer in consultation with Development Services (Environmental Planner) that, if necessary, the lands have been remediated to allow the intended uses. | |
| d. | The maximum Floor Area Ratio shall be 5.0, except that the Development Officer shall allow a higher Floor Area Ratio if the development has larger Dwellings but still complies with the Density and Height regulations of this Provision. | |
| e. | The maximum number of Dwellings shall be 320. | |
| f. | The maximum Height shall be 76.0 m or 23 Storeys for the western building and 5 Storeys for the eastern building. | |
| g. | Setbacks shall be provided in accordance with Appendix 1. | |
| h. | A 2.0 m building Setback shall be provided at the Rear of a building. Landscaping shall be provided within the 2.0 m building Setback to provide an improved appearance of the Lane. | |
| i. | No Amenity Area or Private Outdoor Amenity Area is required for any development subject to this Provision. | |
| j. | Residential Uses with Commercial Uses on the ground floor shall have access at Grade that is separate from the Commercial premises. | |
| k. | Access to vehicular Parking Garages or parking areas shall only be from an abutting Lane. If no Lane is present, access may be taken from an abutting public roadway, to the satisfaction of the Development Officer in consultation with Subdivision and Development Coordination (Transportation). | |
| l. | Loading, storage, and trash collection areas shall be located in such a manner to be screened from view from adjacent sites, public roadways, and Light Rail Transit lines in accordance with the provisions of Section 55 of the Zoning Bylaw. If the Rear or Sides of a Site are used for surface vehicular parking, it shall be screened in accordance with the provisions of Section 55 of the Zoning Bylaw. | |
| m. | Underground driveway ramps for Multi-unit Housing developments shall not exceed a slope of 6% for the first 4.5 m from the property line and the ramp must be at Grade at the property line, to the satisfaction of the Development Officer in Consultation with Subdivision and Development Coordination (Transportation). | |
| n. | No surface vehicular parking areas are permitted abutting any public roadway, other than a Lane. | |
| o. | Notwithstanding Section 54 of the Zoning Bylaw, Residential Uses shall provide a minimum of one (1) vehicular parking stall for each Dwelling. | |
| p. | If requested by the Development Officer as a means of implementing direction of a Redevelopment Levy for Parkland Acquisition from the Central McDougall/Queen Mary Park Area Redevelopment Plan, the owner shall submit a market value appraisal for the subject Site at the time of the submission of a Development Permit application for the purposes of determining the amount of the redevelopment levy that applies to the Site. The appraisal will estimate the market value of the subject Site, based on the highest and best use of the land, as if vacant, and with the effective date of valuation being within 30 days of Development Permit application. The appraisal report must be reviewed and accepted by the Real Estate Branch of the Financial and Corporate Services Department, and the Community Services Department. The redevelopment levy shall be an amount representing 8% of the estimated market value of the Site, as if vacant, and shall be paid to the City of Edmonton as a condition of the approval of a Development Permit. All redevelopment levies collected will be used to fund the acquisition of public park space as identified in the Central McDougall/Queen Mary Park Area Redevelopment Plan. | |
| q. | The owner, when deemed necessary, shall be responsible for analyzing a portion of the sewer system affected by the development Site to determine sewer servicing and upgrading requirements to the satisfaction of the Development Officer in consultation with Development Services (Drainage). In addition, costs for relocating/abandoning sewer lines as a result of street/lane closures will be the responsibility of the owner. | |
| r. | 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. | |
| s. | 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. | |
| t. | The owner shall register a 24-hour Public Access Easement for the Walkway along the west side of 102 Street NW that passes through the Site . Under this Easement, the owner shall be responsible for maintenance and liability and the Walkway shall be accessible to the public at all times. | |
| u. | Passenger Drop-off | |
| i. |
Passenger Drop-off Spaces located on-site shall be located so as to provide for safe and efficient movement of vehicles onto and from the site and within the site. |
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| ii. | Passenger Drop-off Spaces shall be a minimum of 7.0 m in length and a minimum of 2.6 m in width when oriented parallel to the flow of traffic and shall be a minimum of 5.5 m deep and a minimum of 2.6 m in width when oriented perpendicular to the flow of traffic. Where the flow of traffic is perpendicular to the flow of traffic, circulation drive aisles shall be a minimum of 7.0 m wide. | |
| iii. | At the time of development permit approval, provisions must be made, to the satisfaction of the Development Officer in consultation with Subdivision and Development Coordination (Transportation), for pedestrians that are being dropped off or picked up to safely enter and exit the site. | |
| v. | Child Care Services, General Retail Stores, Health Services, Personal Service Shops, Professional, Financial and Office Support Services, Restaurants and Specialty Food Services shall only be permitted when designed as an integral and secondary component of a residential development consisting of 50 Dwellings or more, and shall not be developed above the lowest Storey of a building. | |
| w. | Each Restaurants Use shall be limited to 120 m2 of Public Space. | |
| x. | Each Specialty Food Services Use shall be limited to 48 m2 of Public Space. | |
| y. | Signs shall comply with the regulations in Schedule 59B of the Zoning Bylaw. Portable Signs shall not be permitted on any Site. | |
| a. | The ground (first) floor of buildings abutting a public roadway, other than a Lane, may be set back from 0.0 m to a maximum of 4.5 m. The setback shall be designed to accommodate sidewalk cafes, colonnades, arcades, or plazas for commercial uses and/or patios, courtyards, terraces, or other amenity space directly associated with an abutting Dwelling. In either case, the building Setback shall not be used exclusively for Landscaping. | |
| b. | There shall be a minimum of 3 and a maximum of 5 Storeys of a building immediately abutting a public roadway, other than a Lane. Any portion of a building exceeding a Height of 5 Storeys or 17.5 m shall be set back a minimum of 4.5 m from the lower portion of the building adjacent to a public roadway, other than a Lane, except for portions of the western building as indicated in Appendix 2. | |
| Explanatory Note A 4.5 m setback between the front of the building and upper building storeys is intended to reduce the perceived mass of a building and promote the pedestrian scale of the street. The following graphic representation provides a possible conceptual application of this regulation for interpretive purposes. |
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| c. | All developments shall provide a minimum 7.5 m building Setback from the Rear property line above the podium level of the building. | |
| d. | All developments shall provide a minimum 2.0 m building Setback from the Side property lines above the podium level of the building. | |
| e. | No portion of an above Grade Parking Garage on the ground (first) floor shall be allowed for a minimum depth of 10.0 m from any building façade facing a public roadway, other than a Lane. | |
| f. | No portion of an above Grade Parking Garage above the ground (first) floor of the podium portion of a building shall be allowed for a minimum depth of 6.0 m from any building façade facing a public roadway, other than a Lane. | |
| Explanatory Note Community identity, stability of ownership, and residential character all require that a relationship be developed between residents, businesses, and the neighbourhood. Minimum setbacks for useable space, separating aboveground parking from the front of a building, provides an opportunity for a range of building uses that bind people more fully to the community and thereby contribute to the character and identity of an area. The following graphic representation provides a possible conceptual application of these regulations for interpretive purposes. |
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| g. | Buildings shall address all adjacent public roadways, other than Lanes, with individual entrances 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 street intersection to give it prominence. | |
| h. | Where a Dwelling is provided at ground level abutting a public roadway, other than a Lane, the principal entrance to the unit shall have direct external access to the adjacent public sidewalk. | |
| i. | Where a Commercial Use is provided at ground level abutting a public roadway, other than a Lane, the principal entrance to the unit shall have direct external access to the adjacent public sidewalk. A minimum of 50% of the ground (first) floor level portion of the façade abutting a public roadway, other than a Lane, shall be comprised of clear, non-reflective glazing to promote pedestrian interaction and safety. | |
| j. | At least 80% of the floor elevation of the ground (first) floor shall be no higher than 1.0 m above the mean Grade of the adjacent public sidewalk, at the property line. | |
| k. | Any building with a single wall length greater than 15.0 m abutting or visible from a public roadway shall comply with the following: | |
| i. | the building façade shall include design elements, materials, and articulation that reduce the perceived mass of the building façade and add architectural interest. | |
| l. | Blank walls (with or without windows) of vehicular Parking Garages shall not be developed adjacent to, or visible from, any public roadway. | |
| m. | To ensure a high standard of development, building design plans shall be submitted with a Development Permit application. Such plans shall be to the satisfaction of the Development Officer and shall include details of overall site layout, exterior building treatment and colour scheme, perimeter and internal landscaping, fencing and screening, and surface vehicular parking layout. | |
| n. | The finishing of the podium portion of any development shall consist of materials such as glass and glazed window wall systems, brick, stone, architectural concrete, and/or precast coloured concrete. | |
| o. | The use of stucco as a finishing material is not permitted on the podium portion of any development. The use of stucco on the tower portion of any development shall be limited to a maximum of 15% of the exterior surface area of the tower. | |
| p. | Development on a Site shall incorporate functional and decorative lighting to enhance the appearance of the building during the winter months. | |
| q. | Where Commercial Uses are developed on the ground (first) floor of a building that is built to the Front property line, weather protection in the form of a canopy at least 2.0 m wide or any other method suitable to the architectural style of the building or street theme, shall be provided one Storey above sidewalk level to provide a comfortable environment for pedestrians. | |
| r. | Buildings shall be designed through their massing and location, to avoid adverse microclimatic effects such as wind tunnelling, snow drifting, rain sheeting, shadowing, and loss of sunlight, both on and off-site. The Development Officer may require the submission of a Wind Impact Statement or Study, and/or a Sun Shadow Impact Study to determine that proposed development achieves these objectives. | |
| s. | Main building entrances for any Use shall be designed for universal accessibility. Level changes from the sidewalk to entrances of buildings shall be minimized. Sidewalk furniture and other elements shall be located out of the travel path to ensure they are not obstacles to building access. | |
| t. | The upper two to four Storeys of high rise buildings shall step back from the lower levels of the tower portion of the building and provide distinctive shaping or sculpting of the roof line to contribute to a unique and interesting skyline. | |
| a. | Multi-unit Housing developments in this Precinct should incorporate 100 percent visitability and 10 percent adaptable suites to ensure universal accessibility. |
| b. | The maximum Height opportunity presented in this Provision should be utilized to develop high rise buildings that reduce the impact of the upper levels of the building above the podium portion of the building to maintain view corridors of the Downtown, maximize solar penetration, and reduce adverse microclimatic effects related to wind and shadowing. |
| c. | Where feasible, developments should provide gardens or patios on the top of the podium level and building rooftops to improve rooftop aesthetics and provide additional amenity space. |
| d. | Development in this Precinct should utilize infrastructure practices and site designs that reduce the consumption of water, energy, and materials consistent with Leadership in Energy and Environmental Design (LEED) accreditation. |
| e. | Landscaping of Sites in this Precinct should consider the use of plant materials that provide colour throughout the year to enhance their appearance during the winter months. |
| f. | A variety of residential housing forms should be encouraged throughout this Precinct to support an enhanced pedestrian environment. |
| g. | The redevelopment and/or renovation of existing buildings in this Precinct should address the adjacent street with frontage that improves the pedestrian environment. |
| h. | The storm and sanitary drainage systems required to service the development, including drainage infrastructure extensions and on-site stormwater management, shall be in general conformance with the Drainage Servicing Report or alternatives to the satisfaction of the Development Officer in consultation with Development Services (drainage). Such improvements are to be constructed at the owner's cost. |