DC2 1054

Inglewood - east of 123 Street NW and north of 111 Avenue NW

Bylaw 18780 (April 1, 2019)

To accommodate a low rise, high density residential development, that is compatible with adjacent land uses and supports a pedestrian friendly streetscape.

This DC2 Provision shall apply to Lots 16-18, Block 2, Plan 4504AJ, located east of 123 Street NW and north of 111 Avenue NW, Inglewood, as shown on Schedule “A” of the Bylaw adopting this provision.

a.  Apartment Housing
b. Group Homes
c. Live Work Units
d. Limited Group Homes
e. Lodging Houses
f. Major Home Based Business
g. Minor Home Based Business
h. Residential Sales Centres
i. Urban Gardens
j. Urban Outdoor Farms
k. Fascia On-premises Signs
l. Projecting On-premises Signs
a. Development within this Provision shall be in general accordance with the appendices.
b. The maximum number of Dwellings shall be 49.
c. The maximum Height shall be 14.5 m, except for the enclosed rooftop Amenity Area which shall not exceed 16.5 m.
d. The maximum Floor Area Ratio shall be 1.9.
e. The minimum building Setbacks shall be as follows:
i. 3.0 m from the west Lot line, except that the northern portion of the building extending 8.0 m from the north Lot line shall have a minimum
ii. 4.2 m Setback from the west Lot line;
iii. 3.5 m from the east Lot line;
iv. 3.0 m from the south Lot line; and
v. 4.5 m from the north Lot line.
f. Architectural features such as balconies and roof projections may project into required Setbacks to a maximum of 1.0 m, except no projections shall be allowed into the north Setback.
g. The north Façade shall have a 3.0 m Stepback above the Height of 8.9 m.
h. A minimum of 95 m2 of outdoor Common Amenity Area shall be provided as a Rooftop Terrace which shall include, but not be limited to, a deck, Landscaping planters, communal barbecue facilities and a children’s play area.
i. The Rooftop Terrace shall be located on the south side of the building and have a minimum Stepback of 15.0 m from the north building Façade and a minimum of 1.0 m Stepback from the west, south and east building Façades.
j. The enclosed rooftop Amenity Area shall have a minimum Stepback of 11.0 m from the west building Façade, 19.8 m from the north building Façade, 5.5 m from the south building Façade and 6.2 m from the east building Façade.
k. The rooftop Amenity Area and Rooftop Terrace shall incorporate design features such as fencing, planters, seating, lighting, screening and properly barricaded mechanical equipment that is designed to limit overlook, protect the privacy of residents in adjacent developments and to ensure illumination does not extend beyond the boundaries of the Site.
l. A minimum of four (4) Dwellings shall have the following features:
i. access to an outdoor Common Amenity Area with specific design elements for children;
ii. direct access to a Private Outdoor Amenity Area with a minimum size of 15 m2; and
iii. a minimum of three (3) bedrooms.
m. Residential Sales Centres shall be limited to the sale or lease of Dwellings on Site.
n. Signs shall comply with the regulations in Schedule 59B of the Zoning Bylaw.
a. Off-street vehicular parking is to be provided as per the Zoning Bylaw, except:
i. there shall be a minimum of two (2) visitor and one (1) car share parking spaces located at the rear of the building, accessed from the Abutting Lane. In the instance that car share cannot be implemented, the dedicated stall shall be a visitor stall. One of these spaces may be a short stall of a minimum of 4.6 m in length; and
ii. no off-street loading space shall be required.
b. Vehicular access shall be from the Abutting Lane, as generally shown on Appendix I, to the satisfaction of the Development Officer, in consultation with Subdivision and Development Coordination.
c. Bicycle Parking shall be provided in accordance with the Zoning Bylaw, except that:
i. a minimum of 20 Bicycle Parking spaces shall be provided in a secure facility within the building; and
ii. a minimum of 8 short term Bicycle Parking spaces for visitors shall be provided in an easily accessible location and available for public use.
a. The required Landscape Plan shall be prepared by a registered AALA landscape architect.
b. Landscaping on the Site shall include the use of plant materials that provide colour throughout the year to enhance the appearance of the development during the cold weather months.
c. The Landscape Plan shall include pavement materials, exterior lighting, sizes and species of new tree plantings and other Landscaping elements as applicable.
d. A 1.83 m high screen Fence shall be provided along the north and south Lot lines. This fence shall not extend into the west Setback from 123 Street NW.
e. Enhanced Landscaping shall be provided along the north Lot line and shall include, but not be limited to, coniferous planting (minimum 3.0 m in Height) to provide a Landscaped buffer for privacy for the adjacent residential property, to the satisfaction of the Development Officer.
f. Landscaping that extends onto or over City-owned lands shall be developed in accordance with the Traffic Bylaw 5590 and the City Design and Construction Standards to the satisfaction of the Development Officer in consultation with Subdivision and Development Coordination (Transportation).
g. If required by the Development Officer in consultation with Urban Forestry, an arborist report and tree preservation plan, shall be submitted with the Development Permit application to determine the impact of the proposed development, including excavation and construction, on the existing boulevard trees along 123 Street NW.  If required by the Development Officer, an air spading tool shall be used to determine the amount and size of roots that may need to be cut for the foundation wall. If:
i. the arborist report indicates that the development will unduly compromise the ongoing viability and health of a tree or trees, each tree shall be removed and replaced by a new tree within an enhanced growing medium at the cost of the owner; or
ii. the arborist report indicates that the development will not unduly compromise the ongoing viability and health of a tree or trees, each tree shall be retained and protected as per the City’s Corporate Tree Management Policy C456A to the satisfaction of the Development Officer in consultation with Urban Forestry.
a. Architectural treatment of all Façades of the building shall create a unified building exterior. The building shall incorporate design elements to reduce the perceived mass and add architectural interest, including but not limited to:
i. clear articulation of the Façade, using a defined pattern of projections and recessions;
ii. the use of a variety of exterior building cladding materials and colours; and,
iii. a prominent front entrance.
b. All ground level Dwellings adjacent to a public roadway other than a Lane shall have a private exterior entrance that fronts onto the roadway. Sliding patio doors shall not serve as this entrance. The entrances shall provide distinctive architectural features consistent with the style of the building.
c. All ground level Dwellings shall have a semi-private outdoor Amenity Area in front of each exterior entry that shall be provided in a manner that establishes a transition area between the Amenity Area and the adjacent public roadway through the Setback area using Landscape features such as decorative fencing, change in grade, shrub beds, rock gardens and/or built elements such as private entrance features and verandas or porches.
d. Exterior building materials shall be sustainable, durable, and high quality. The use of vinyl siding is prohibited.
e. Elements of the development and of individual Dwellings such as windows, doors, balconies, and outdoor Amenity Areas shall provide adequate Privacy Screening and shall be located to maximize privacy and minimize overlook onto the adjacent residential property. The applicant shall provide, at the discretion of the Development Officer, information regarding the location of such features on adjacent and Abutting Sites and the relationship to the subject Site that demonstrates the minimizing of the impact described above.
f. 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.
g. Prior to the issuance of the Development Permit, a detailed exterior lighting plan shall be provided to the satisfaction of the Development Officer. 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 safe well-lit environment. All exterior lighting of the Site shall be designed to ensure that it is directed away from the adjacent residential development and that illumination shall not extend beyond the boundaries of the site nor upwards into the sky in accordance with  the Zoning Bylaw.
a. Prior to the issuance of a Development Permit, the Development Officer shall ensure a signed agreement has been executed between The City of Edmonton and the owner, requiring the owner to provide The City of Edmonton at the time of Development Permit approval, the option to purchase up to five percent of the proposed number of residential units (rounded to the nearest unit) at 85 percent of market value, or the equivalent value as cash-in-lieu (at the discretion of the owner) to the City of Edmonton.
b. Prior to the issuance of the Development Permit, the owner shall enter into an agreement with the City to contribute a minimum $66,300 for an offsite public amenity, including but not limited to enhancements to Rocketship Park or similar public amenity within the Inglewood neighbourhood. The funds shall be submitted to the City of Edmonton prior to the issuance of the Development Permit and be disbursed by the City according to a separate agreement between the City and the Inglewood Community League.
c. Prior to the issuance of any Development Permit, except for the purpose of excavation, a Crime Prevention Through Environmental Design Assessment shall be provided to the satisfaction of the Development Officer to ensure that the development provides a safe urban environment.
d. As a condition of any Development Permit, except for excavation permits, the owner shall enter into an Agreement with the City of Edmonton for the off-site improvements necessary to serve the development. The Agreement shall include an engineering drawing review and approval process. Improvements to be addressed in the Agreement include, but are not limited to:
i. Upgrade the north-south alley east of the Site to a paved residential alley standard, from the northern limit of the existing paved alley standard to the northern limit of the Site. The owner is required to extend the residential alley structure to the property line adjacent to the Site.

Bylaw attachments