DC2 1031

Spruce Avenue - west side of 101 Street NW, north of 111 Avenue NW

Charter Bylaw 18584 (November 5, 2018)

To accommodate a high- rise residential development that is compatible in scale with the surrounding area.

This Provision shall apply to Lot 331U, Block 1, Plan 3151RS and Lots 464-465, Block 1, Plan 7540AH located on the west side of 101 Street NW, north of 111 Avenue NW as shown on Schedule “A” of this Bylaw.

a. Apartment Housing
b. Group Homes
c. Limited Group Homes
d. Lodging Houses
e. Live-Work Units
f. Minor Home Based Business
g. Residential Sales Centre
h. Urban Gardens
i. Fascia On-premises Signs
j. Projecting On-premises Signs
a. Development within this Provision shall be in general conformance with the attached Appendices, to the satisfaction of the Development Officer.
b. The maximum Height shall be 40.0 m.
c. The maximum Floor Area Ratio shall be 5.0.
d. The maximum number of Dwellings shall be 70.
e. The maximum Tower floor plate shall be 600 m2.
f. A minimum Setback of 6.0 m shall be required along the east Lot line.
g. A minimum Setback of 7.5 m shall be required along the west Lot line.
h. A minimum Setback of 7.5 m shall be required along the north Lot line.
i. A minimum Setback of 7.5 m shall be required along the south Lot line.
j. Architectural features such as Platform Structures and roof projections may project into required Setbacks to a maximum of 2.0 m.
k. At a maximum Height of 12.0 m, the Façades facing the north and east Lot lines shall have a minimum Stepback of 2.0 m.
l. Notwithstanding Section 48 of the Zoning Bylaw, Separation Space shall be reduced to the required Setback, however, the Development Officer shall ensure that privacy is maintained for adjacent and abutting properties by ensuring the appropriate placement of windows, doors, balconies and Amenity Areas. The Development Officer shall require additional methods of screening or planting if deemed necessary.
m. Signs shall comply with the General Provisions of Section 59 of the Zoning Bylaw and Schedule 59B of the Zoning Bylaw.
a. Vehicular access to parking shall be from the abutting Lane.
b. The Driveway Parking Garage ramp shall be at Grade at the Lot line and must not exceed a slope of 10% for a distance of 5.0 m from the Lot line, or to the satisfaction of the Development Officer in consultation with Subdivision and Development Coordination (Transportation).
c. Minimum and maximum required parking for Residential Use Classes shall be provided as follows:
Dwelling Size Minimum per unit Maximum per unit
i.  Studio 0.5 1.0
ii.  1 Bedroom Dwelling 0.5 1.0
iii.  2 Bedroom Dwelling 0.75 1.5
iv.  3 or more Bedroom Dwelling 1.0 1.75
d. The minimum number of visitor parking spaces shall be 6.
e. Parking requirements for Live-Work Units shall be accommodated by the use of the residential visitor parking spaces.
f. Bicycle Parking Facilities shall be provided in accordance the Zoning Bylaw and shall be provided within a secure enclosed area either exterior or interior to the principle building that is easily accessible to cyclists via access ramps, or a route through the building which facilitates easy and efficient transportation of bicycles.
g. No Off-street Loading spaces shall be required.
h. Retaining walls bordering the Driveway Parking Garage ramp, shall not exceed a Height of 0.3 m for a distance of 3.0 m from the Lot line and no portion of the wall may encroach onto road right-of-way. Should the owner or applicant wish to increase this Height, adequate sight line data must be provided to ensure vehicles can exit safely to the satisfaction of the Development Officer in consultation with Subdivision and Development Coordination (Transportation).
i. No portion of the underground Parking Garage shall extend more than 0.3 m above the level of the land directly adjacent to the Parking Garage.
j. All exterior waste collection areas shall be accessed from the rear Lane and shall be screened in accordance with the Zoning Bylaw. Waste collection enclosures must be located entirely within private property and gates and/or doors of the waste enclosure must not open or encroach into road right-of-way.
a. In addition to the requirements of the Zoning Bylaw, the required Landscape Plan shall demonstrate:
 
i. the use of tree planting within the north Setback to provide privacy screening between north facing windows and balconies of the development and the abutting property to the north;
ii. the use of vertical landscaping features (e.g. hedges, decorative fences, low walls, shrubs or other plant material) between surface parking areas or Driveway ramps, and ground Storey Dwellings that look onto these areas;
iii. clear delineation of all outdoor Amenity Areas with vertical landscaping features (e.g. hedges, decorative fences, gates, low walls);
iv. A minimum 1.2 m landscape buffer shall be provided along the north Lot line from the front of the building to the west property line; and
v. that soil above the underground Parking Garage shall be of sufficient depth to accommodate required Landscaping above, including, trees, shrubs, flower beds, grass, and ground cover.
a. Perceived massing shall be minimized through design elements such as building setback variations, building orientation, articulation around entrance ways, roof treatment, and the choice of exterior materials and colors.
b. Building materials shall be sustainable, durable, high quality and appropriate for the development within the context of the immediately surrounding neighbourhood. The use of vinyl siding is prohibited.
c. All exposed building façades shall have consistent and harmonious exterior finishing materials and design in general accordance with appendices II-III.
d. The building shall be comprised of two distinct vertical sections: podium and tower. The distinct nature of the two vertical sections shall be differentiated through Stepbacks in the building mass and/or through the architectural treatment of the Facades.
e. The Height of the podium shall be a minimum of 8.0 m and a maximum of 12.0 m.
f. All ground level Residential Dwellings shall have an individual external entrance at Grade, which is clearly visible and lend a sense of occupancy to the public roadway fronting onto 101 Street NW. Sliding patio doors shall not serve as a primary entrance. The principal entrance to the unit shall have direct external access to the adjacent public sidewalk.
g. Decorative and security lighting shall be designed and finished in a manner consistent with the design and finishing of the development and shall be provided to ensure a well-lit and safe environment for pedestrians in accordance with Section 58 of the Zoning Bylaw, to accentuate artwork and building elements, and to highlight the development at night time and in winter months. Exterior lighting associated with the development shall be designed such that it has no negative impact on an adjacent property in accordance with Section 51 of the Zoning Bylaw. A detailed exterior lighting plan shall be provided with the Development Permit application to the satisfaction of the Development Officer.
h. All mechanical equipment, including ground level Parking Garage vents, podium roof, and roof top shall be concealed by screening in a manner compatible with the architectural character of the building, or concealed by incorporating it within the building. Ground level vents shall be oriented away from adjacent Sites, on-Site amenities, pedestrian circulation areas, and the 101 Street sidewalks.
a. Prior to the issuance of a Development Permit for construction of the principle building, a Sun Shadow Impact Study shall be prepared by a qualified, registered Professional Engineer or Architect, to professional standards to the satisfaction of the Development Officer.
b. Prior to the issuance of a Development Permit for construction of the principle building, a detailed Wind Impact Study shall be prepared by a qualified, registered Professional Engineer, and shall be based on a computer model simulation analysis, prepared to professional standards to the satisfaction of the Development Officer.  Any mitigation measures required to ensure all outside areas on the Site are fit for their intended use shall be designed to the satisfaction of the Developer Officer prior to the issuance of a Development Permit.
c. Prior to the issuance of any Development Permit, except for the purpose of excavation, a Crime Prevention Through Environmental Design (CPTED) Assessment shall be provided to the satisfaction of the Development Officer to ensure that the development provides a safe urban environment in accordance with the guidelines and principles established in the Design Guidelines for a Safer City (City of Edmonton 1995).
d. Notwithstanding the other Development Regulations of this Provision, the Appendices of this Provision and Section 720.3(2) of the Zoning Bylaw, in the event that the owner/developer does not obtain a Building Permit and commence construction of the principal building under a valid Development Permit within 10 years of the passage of the Bylaw adopting this Provision, development of the site shall be in accordance with this Provision, except that:
 
i. the maximum Height shall be 24.0 m; and
ii. the maximum Floor Area Ratio shall be 3.0.
a. Prior to the issuance of a Development Permit for the construction of a principle building within this Provision, the Development Officer shall ensure that a signed agreement has been executed between the City and the Owner, requiring the Owner to provide the City the option to purchase 5% of the proposed number of residential Dwellings (rounded to the nearest unit) at 85% of the market price or pay the equivalent value as cash in lieu, at the discretion of the Owner, to the City.
b. A minimum of 7 Dwellings shall be developed as Family Oriented Dwellings. Notwithstanding the definition of Family Oriented Dwelling, each unit shall:
 
i. have a minimum of three bedrooms;
ii. be located below the eighth Storey of the Tower; and
iii. have access to a common amenity area that is specifically designed for children with a minimum area of 150 m2; and
iv. have dedicated and enhanced bulk storage located within the Dwelling, or on the same Storey as the Dwelling, or on the same Storey as the Dwelling.

Bylaw attachments