DC2 1068

Downtown - northeast corner of 108 Street NW and Jasper Avenue NW

Charter Bylaw 18899 (July 3, 2019)

To establish a Site Development Control Provision to accommodate a mixed use development which includes two residential towers connected by a medium rise link building, and street related commercial uses fronting onto Jasper Avenue NW and 108 Street NW.

This Provision shall apply to Lots 93-96, Block 7, Plan B2 and Lots 89-92, Block 7, Plan NB, located on the northeast corner of 108 Street NW and Jasper Avenue NW, as shown in Schedule “A” of the Charter Bylaw adopting this Provision, Downtown.

1. Apartment Hotels
2. Apartment Housing
3. Bars and Neighbourhood Pubs
4. Breweries, Wineries and Distilleries
5. Business Support Services
6. Cannabis Retail Sales
7. Child Care Services
8. Commercial Schools
9. Community Recreation Services
10. Convenience Retail Stores
11. Creation and Production Establishments
12. Equipment Rentals
13. General Retail Stores
14. Government Services
15. Health Services
16. Hotels
17. Household Repair Services
18. Indoor Participant Recreation Services
19. Live Work Unit
20. Major Alcohol Sales
21. Minor Alcohol Sales
22. Major Amusement Establishments
23. Minor Amusement Establishments
24. Major Home Based Business
25. Minor Home Based Business
26. Media Studios
27. Mobile Catering Food Services
28. Non-accessory Parking
29. Personal Service Shops
30. Nightclubs
31. Private Clubs
32. Private Education Services
33. Public Education Services
34. Professional, Financial and Office Support Services
35. Public Libraries and Cultural Exhibits
36. Religious Assembly
37. Residential Sales Centre
38. Restaurants
39. Specialty Food Services
40. Veterinary Services
41. Fascia On-premises Signs
42. Major Digital Signs
43. Minor Digital Off-premises Signs
44. Minor Digital On-premises Signs
45. Minor Digital On-premises Off-premises Signs
46. Projecting On-premises Signs
47. Temporary On-premises Signs
1. The maximum Gross Floor Area for non-Residential or non-Residential-Related Uses shall be 2,900 m2.
2. Breweries, Wineries and Distilleries shall only be developed in conjunction with a Restaurant or Bar and Neighbourhood Pub.
3. Bars and Neighbourhood Pubs shall be limited to a maximum of 300 m2 of Public Space excluding exterior patio/deck space.
4. Convenience Retail Stores and Minor or Major Alcohol Sales shall be limited to the ground level Storey of the development.
5. Nightclubs shall be limited to a maximum of 300 m2 of Public Space.
6. Residential Sales Centres shall be limited to the sale or leasing of on-Site condominium or rental Dwellings.
7. Residential Uses shall not be permitted at ground level.
8. Personal Services Shops shall not be developed as Body Rub Centres.
9. Signs:
 
a. Signs shall comply with the General Provisions of Section 59 and the regulations found in Schedule 59F of the Zoning Bylaw.
b. Major Digital Signs shall be oriented to Jasper Avenue NW.
c. Temporary On-premises Signs shall be limited to project advertising associated with a Residential Sales Centre and shall not include trailer mounted signs or signs with  changeable copy.
d. A Comprehensive Sign Design Plan in accordance with the Provisions of Section 59.3 of the Zoning Bylaw shall be submitted with the Development Permit application for the principal buildings to the satisfaction of the Development Officer.
e. The Development Officer shall have regard for visual harmony and the compatibility of the proposed sign with the architectural character and finish of the development and with the design, location and appearance of other signs on the development.
1. The development shall be in general conformance with the attached Appendices to the satisfaction of the Development Officer.
2. The maximum Height for each building shall be:
 
a. 45.0 m for the medium rise link building;
b. 165.0 m for the South Tower; and
c. 140.0 m for the North Tower.
3. The maximum Floor Area Ratio (FAR) shall be 15.0.
4. The maximum number of Dwellings shall be 1050.
 
a. A minimum of 40 Dwellings shall have a minimum of three bedrooms.
5. The maximum Floor Plate for the Towers shall be 900.0 m2.
6. The maximum length of any Tower Facade shall be 39.0 m.
7. The minimum distance between the Towers shall be 20.0 m.
8. The minimum Setbacks for the building at ground level shall be:
 
a. 0.0 from the north and east Lot Lines;
b. 1.5 m from Jasper Avenue NW;
c. 1.5 m from the west Lot line for the portion of the building north of the east-west Lane; and
d. 3.0 m from the west Lot line for the portion of the building south of the east-west Lane.
9. Above 6.0 m in Height, the medium rise link building shall be allowed to project into the south and west Setbacks up to those Lot 1ines.
10. The medium rise link building shall provide a minimum 3.0 m Stepback above the 10th Storey from the west Lot line and the Jasper Avenue NW Lot line.
11. The minimum Tower Setbacks from the Lot lines shall be as follows:
 
a. North Tower:
 
i. 8.0 m from the north Lot line;
ii. 3.0 m from the east Lot line; and
iii. 3.0 m from the west Lot line.
b. South Tower:
 
i. 4.0 from the north Lot line;
ii. 6.0 m from the east Lot line;
iii. 3.0 m from the south Lot line; and
iv. 15.0 m from the west Lot line.
12. The South and west Setbacks shall be integrated with the public Walkway and designed to accommodate street related activities, architectural features and Landscaping that contributes to a high quality pedestrian oriented public realm.
13. At ground level, where Setbacks are provided in front of active Commercial Uses fronting onto public roadways and the north-south Lane, there shall be an enhanced pedestrian experience and a public realm that seamlessly transitions from public to private property by continuing the public sidewalk paving materials, finish and pattern to compliment the adjacent streetscape.
14. The portions of the Parking Garage below ground level shall not be subject to required Setbacks and can extend to all Lot lines provided there is sufficient soil capacity to support any required Landscaping.  This can be achieved by the use of planters and other acceptable green roof technologies.
15. Platform Structures in the form of balconies on the North Tower shall be allowed to project a maximum of 2.0 m into the Tower Setbacks.
16. Platform Structures in the form of balconies on the South Tower shall be allowed to project a maximum of 1.5 m into the east Tower Setback and 2.0 m into the north, west, and south Tower Setbacks.
1. General:
 
a. All building Facades shall have consistent and harmonious exterior finishing materials.
b. Where feasible, the building Façades fronting Jasper Avenue NW shall incorporate architectural design details or features that reflect the predominant urban character of Jasper Avenue NW.
c. The development shall incorporate design elements to reduce the perceived mass and add architectural interest, including articulation of the Façades, using a defined pattern of projections and/or recessions and a variety of exterior building cladding materials and colours.
d. Finishing materials must be sustainable, durable, high quality and appropriate for the development within the context of the Jasper Avenue and Warehouse Campus Neighbourhoods.  The contextual fit, design, proportion, quality, texture and application of various finishing materials shall be to the satisfaction of the Development Officer.
e. The main entrances of non-Residential Uses fronting onto 108 Street NW and Jasper Avenue NW shall provide weather protection in the form of a canopy or other architectural element to create a comfortable environment for pedestrians.
f. Entrances for non-Residential Uses shall be clearly differentiated from entrances to Residential and Residential-Related Uses through distinct architectural treatment to the satisfaction of the Development Officer.
g. Non-Residential Uses fronting onto 108 Street NW and Jasper Avenue NW shall provide a minimum of 60% of the building Façade as transparent, nonreflective, untinted, and unobscured glazing that allows viewing in and out of the Use to the satisfaction of the Development Officer.  The bottom of the glazing shall not be higher than 0.5 m above Grade and the top of the glazing shall not be lower than 2.5 m above Grade.  Linear frontage shall be measured as the horizontal plane at 1.5 m above Grade.
h. All mechanical equipment, including roof mechanical units, surface level venting systems, and transformers 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, or on-Site amenities or pedestrian circulation areas.
i. Waste collection and Loading and storage areas fronting onto the north-south and east-west Lanes shall be enclosed within solid (a material not permeable to light) gates and/or doors to ensure equipment and activities within these areas are not visible from those adjacent Lanes.  Screening shall take the form of visually interesting architectural screening which is integrated as part of the building design to enliven the north-south and east-west Lanes through design techniques such as variations in colours, patterns, or lighting as conceptually illustrated in Appendix 6.
j. A plaque providing visual and textual representation of the El Mirador building shall be provided on Site and accessible to the public.  The plaque shall be designed in a manner to provide an appropriate interpretation of the El Mirador’s architectural significance to the satisfaction of the Development Officer in consultation with the Heritage Officer.
2. Street Wall:
 
a. The exterior of the Street Wall shall be finished with clear glazing and quality, durable materials that may include masonry, stone, brick and pre-finished metal.
b. The scale, form and materiality of the Street Wall Façade fronting onto Jasper Avenue NW and 108 Street NW shall incorporate design treatments that maintain the human scale environment to the satisfaction of the Development Officer.
c. The Street Wall fronting 108 Street NW shall be differentiated from the Jasper Avenue NW frontage through the use of materials and architecture and shall reflect the prominence of 108 Street NW as a Ceremonial Street.
d. The medium rise link building shall provide multiple points of interaction on the ground level in the form of doorways, operable windows, and large display windows to facilitate pedestrian interaction.
e. The ground elevation shall not exceed the elevation of the Abutting public sidewalk by more than 1.0 m.  If, in the opinion of the Development Officer, Site constraints warrant a greater grade separation, the Development Officer may increase the grade separation to a maximum of 1.5 m.
3. Medium Rise Link Building
 
a. The Façade of the medium rise link building shall be architecturally treated to create a unified building exterior that contributes to a visually interesting streetscape and be articulated at regular increments to add variety, rhythm and a human scale dimension along 108 Street NW and Jasper Avenue NW.
b. The medium rise link building shall provide Common Amenity Areas in accordance with Section 8 of this Provision and shall provide enhancements to improve rooftop aesthetics, to the satisfaction of the Development Officer.  Enhancements may include patios, gardens, green roofs, decorative pavers or other material combinations to create visual interest, or additional Amenity Area.
4. Towers
 
a. The Towers shall be differentiated from the Street Wall and the medium rise link building, but shall reinforce their design details, materials, and architectural expression.
b. The Towers shall provide articulation and visual interest through the variation of placement, location, and physical breaks of Platform Structures to create vertical architectural features that run the length of the Tower.
c. The top of the Towers shall be consistent in concept, detail, and material with the Towers.
d. The Towers shall contribute to the “signature” of the building and the City’s skyline through treatment of the upper floors and roofs and shall provide articulation, visual interest and reduced massing effects by a combination of sculpting of the building, variation of material/color or other means.
1. Vehicular access and egress shall be from the abutting Lane.
2. All vehicular parking shall be provided in an underground Parking Garage.
3. Adequate sight lines shall be maintained for vehicles entering and exiting the Parking Garage, to the satisfaction of the Development Officer in consultation with Subdivision and Development Coordination (Transportation).
4. Entrances to Parking Garages shall minimize the physical and visual impact of the entrances and doors to the abutting Lanes, or other adjacent publicly-accessible areas, to the satisfaction of the Development Officer.
5. Vehicular parking shall be provided as per the Zoning Bylaw, except that:
 
a. a minimum of 517 and a maximum of 970 on-site vehicular parking spaces shall be provided;
b. of the total number of vehicle parking spaces provided, spaces for Non-Residential Uses shall be provided at a rate of 1 parking space per 400 m2 of Non-Residential Floor Area (not including non-Accessory Parking) with 7 spaces being the minimum number required; and
c. visitor parking spaces for Residential Uses may be shared with spaces for Non-Residential Uses through an owner-operated parking management program.
6. Variances to the number of off-street vehicular accessory parking spaces may be considered by the Development Officer if the owner can demonstrate through a Parking Impact Assessment or Parking Justification that a different amount is appropriate, to the satisfaction of the Development Officer in consultation with Subdivision and Development Coordination (Transportation).
7. Bicycle Parking shall be provided in accordance with the regulations for Bicycle Parking Facilities in the Zoning Bylaw, to the satisfaction of the Development Officer in consultation with Subdivision and Development Coordination (Transportation), except that:
 
a. bicycle Parking Facilities shall be provided at a rate of 0.45 spaces per Dwelling, in a safe and secure location in the underground Parking Garage or in another secure location within 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; and
b. Bicycle Parking Facilities located in the underground Parking Garage shall be accessed from the Lane by a bicycle ramp separated from the vehicular ramp accessing the Parking Garage; and
c. vertical or stacked racks may be used to satisfy bicycle parking requirements if it can be demonstrated that they can be safely and efficiently used.
8. A minimum of 20 Bicycle Parking spaces shall be provided as short term spaces along 108 Street NW and/or Jasper Avenue NW.
9. Bicycle facilities for washing and/or repair shall be provided either at ground level on Site outside the buildings, or within the underground Parking Garage, or may be located within secure bicycle storage rooms.  If located at ground level on Site outside the buildings, the Bicycle facilities shall be available and accessible for public use.
10. A maximum of six (6) off-street vehicular loading spaces at a minimum of 4.0 m in width and 9.0 m in length shall be provided and accessed from the rear Lanes abutting the Site.  The Development Officer may vary the dimensions of the loading spaces by a maximum of 20% in consultation with Subdivision and Development Coordination (Transportation).
11. Waste collection, storage areas, and loading shall be located within the building, accessed from the rear, and screened from view from the adjacent Lanes and shall be designed to the satisfaction of the Development Officer in consultation with Waste Management Services, Subdivision and Development Coordination (Transportation) and City Operations.
12. Waste collection,storage and loading must be located entirely within private property and required gates and/or doors must not open or encroach into road right-of-way.

 

1. A detailed Landscape Plan for the Site, prepared by a Landscape Architect registered with the Alberta Association of Landscape Architects (AALA), including all existing and proposed utilities within the road right-of-way shall be submitted as part of a Development Permit application for review and approval by the Development Officer. The following shall also apply and be shown on the required Landscape Plan:
 
a. the plant material palette shall provide a variety of colors and textures to create seasonal interest particularly during the winter months;
b. include pavement materials, exterior lighting, street furniture elements, pedestrian seating area, sizes and species of new and existing tree plantings, improvements to the public realm, and other landscaping elements as applicable; and
c. Landscaping that extends onto or over City-owned lands shall be developed in accordance with Traffic Bylaw 5590 and the City Design and Construction Standards.
2. Decorative and security lighting shall be designed and finished in a manner consistent with the architectural theme of the development and shall be provided to ensure a well-lit and safe environment for pedestrians, and to accentuate architectural elements and, roof tops and public art.  Exterior lighting associated with the development shall be designed such that it has no negative impact on an adjacent property.  An exterior lighting plan shall be provided to the satisfaction of the Development Officer.
3. Night-time light pollution shall be reduced by avoiding over-illumination of the development and by using exterior lighting fixtures that are full cut-off in design which direct light downward, to ensure illumination does not extend beyond the boundaries of the development Site.
4. A minimum of 100 m2 of outdoor space shall be provided as Public Amenity Space on the southwest corner of the Site at ground level.  This Public Amenity Space shall be accessible to the public through the registration of a 24 hour Public Access Easement in favour of the City of Edmonton which shall be a condition of the Development Permit.
5. Amenity Areas may include, but are not limited to, indoor or outdoor space, Platform Structures, Rooftop Terraces, and Accessory structures and shall be exempt from FAR calculations.
6. For Residential Uses, a minimum Amenity Area of 4% of gross Floor Area shall be provided through the following:
 
a. Communal space that may include, but is not limited to, change room facilities, meeting rooms and fitness facilities;
b. Outdoor Amenity Area for use by residents on the Rooftop Terrace of the medium rise link building which shall include intensive and extensive green roof development;
c. Platform Structures in the form of balconies with a minimum depth of 1.5 m; and
d. A minimum 50 m2 of common Amenity Area specifically designed for children shall be provided in the medium rise link building or on its Rooftop Terrace.
7. Communal Amenity Areas located on the 2nd and 3rd Storeys of the medium rise link building shall front onto Jasper Avenue NW, 108 Street NW, the north-south Lane and the east portion of the east-west Lane adjacent to the Site, and shall provide a minimum of 60% of the building Facade as transparent, non-reflective, untinted, and unobscured glazing that allows viewing in and out of the Use to the satisfaction of the Development Officer.
8. The Landscape Plan shall include an east-west Walkway (pedestrian corridor) connecting 108 Street NW and the north-south Lane to the east of the north Tower.  The Walkway shall include quality, durable street furnishings and materials, pedestrian scaled lighting, and hardsurfaced materials that complement the 108 Street NW streetscape pattern and integrate with the design of the north-south rear lane to the satisfaction of the Development Officer.  The Walkway shall be accessible to the public at all times through the registration of a 24 hour Public Access Easement in favour of the City of Edmonton which shall be a condition of the Development Permit.
1. Sun Shadow and Wind Impact Studies shall be prepared and submitted with a Development Permit application for any building or portion of a building with a minimum Height of 23.0 m. The development shall incorporate design features to minimize adverse microclimatic effects such as wind tunneling, snow drifting, rain sheeting, shadowing, and loss of sunlight, both on and off Site, consistent with recommendations of the Sun Shadow Impact Study and Wind Impact Study.
2. An arborist report and tree preservation plan, to the satisfaction of the Development Officer in consultation with Urban Forestry, 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 108 Street NW and Jasper Avenue 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 parkade/foundation wall.
 
a. If 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
b. If the arborist report indicates that the development will not unduly compromise the ongoing viability and health or 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.
3. 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).
4. Notwithstanding the other Development Regulations of this Provision, the Appendices of the 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 a principal building under a valid Development Permit with 7 years of the passage of the Bylaw adopting this Provision, development of the Site shall be in accordance with this Provision, except that:
 
a. the maximum Height shall be 85.0 m; and
b. the maximum Floor Area Ratio shall be 10.0.
1. As a condition of the first Development Permit for construction of a principal building, the owner shall enter into an Agreement with the City of Edmonton for off-Site improvements necessary to serve the development, such improvements to be constructed at the owner’s cost.  The Agreement process includes an engineering drawing review and approval process.  These improvements shall be designed to the satisfaction of the Development Officer in consultation with Subdivision and Development Coordination (Transportation), City Operations, Integrated Infrastructure Services, EPCOR Drainage, and others as required.  Improvements to address in the Agreement include, but are not limited to:
 
a. replacement of any street furniture including lamps, benches, bollards or planters, that are removed/damaged due to construction of the development and shall match the 108 Street NW and Jasper Avenue NW streetscaping standards for style and frequency;
b. upgrading of the north-south Lane abutting the Site and the east-west Lane between 107 Street NW and 108 Street NW to a commercial standard within the available right-of-way;
c. building the drainage infrastructure extensions indicated in the Drainage Servicing Report or alternatives in consultation with City Planning (Drainage); and
d. the repair of any damage to the abutting roadways, sidewalks and/or boulevard resulting from construction of the development, to the satisfaction of Subdivision and Development Coordination (Transportation).  The site must be inspected by Subdivision and Development Coordination (Transportation) prior to the start of the construction and once again when construction is complete.
2. If Development Permit review demonstrates the need to change the east portion of the east-west Lane between 107 Street NW and the north-south Lane to two-way operation as a result of this development, the three existing overhead power poles in this portion of the Lane shall be buried underground or relocated out of the Lane right-of-way to ensure adequate travel width, at the cost of the owner/developer.
3. Pedestrian Access to Corona LRT Station:
 
a. As a condition of the first Development Permit for construction of a principal building, the owner shall enter into an Agreement(s) with Edmonton Transit Service (ETS) to demolish the existing pedestrian entrance and connection to the Corona LRT Station on Jasper Avenue NW south of the existing building and replace it with a new pedestrian access to the LRT Station.  The new pedestrian entrance shall be designed to the satisfaction of the Development Officer in consultation with ETS and other relevant City groups and shall conform, at a minimum, to the following:
 
i. The pedestrian access shall be accessible to the public through the registration of a Public Access Easement in favour of the City of Edmonton which shall be a condition of the Development Permit;
ii. The pedestrian access shall be relocated and integrated in the south east portion of the building;
iii. The pedestrian access shall be clearly defined to provide a safe and attractive access to Corona LRT Station; and
iv. The pedestrian access shall include both stairwell and elevator connections from the building to Corona LRT Station.
b. A number of Agreements with ETS shall be required prior to, during and after construction, to address operational concerns associated with the new Corona Station pedestrian access.  Examples of these Agreements include (but may not be limited to) Access Agreements, Construction Agreements and Maintenance Agreements.
4. Streetscape Improvements
 
a. As a condition of the first Development Permit for construction of a principal building, the owner shall enter into an Agreement with the City of Edmonton for off-Site improvements to the public realm along 108 Street NW and Jasper Avenue NW, in coordination with the City’s planned streetscape improvements in this area (if required). The Agreement process includes an engineering drawing review and approval process. These improvements shall be constructed at the owner’s cost and shall be designed to the satisfaction of the Development Officer in conjunction with Subdivision and Development Coordination (Transportation), City Operations, Integrated Infrastructure Services, and others as required.  Improvements to address in the Agreement include, but are not limited to:
 
i. continuous decorative surface treatment to extend the pedestrian realm;
ii. the preservation and/or removal of existing boulevard trees or replacement with the same number of trees within enhanced growing mediums;
iii. pedestrian scaled lighting;
iv. quality, durable street furnishings and materials; and
v. other boulevard treatments specific to each of these roadways.
b. After the first Development Permit for construction of a principal building or as a result of future planning by Urban Renewal with respect to the proposed district park north of Jasper Avenue NW between 106 Street NW and the Lane east of 108 Street NW, whichever happens first, and as a condition of subsequent Major Development Permits, the owner shall enter into an Agreement with the City of Edmonton for off-Site improvements to the portion of the north-south Lane and the portion of the east-west Lane abutting the Site.  The Agreement process includes an engineering drawing review and approval process.  These improvements shall be constructed at the owner’s cost and shall be designed to the satisfaction of the Development Officer in consultation with Subdivision and Development Coordination (Transportation), City Operations, Integrated Infrastructure Services, and others as required.  Improvements to address in the Agreement include, but are not limited to:
 
i. continuous decorative surface treatment to extend the pedestrian realm;
ii. pedestrian scaled lighting;
iii. quality, durable street furnishings and materials; and
iv. other boulevard treatments specific to each of these roadways.
c. Notwithstanding the above, improvements to the portion of the north-south Lane abutting the Site and the portion of the east-west Lane abutting the Site may be revised due to the timelines for designing and constructing the proposed district park north of Jasper Avenue NW between 106 Street NW and the Lane east of 108 Street NW.  Modifications to the scope of work for the improvements of the adjacent Lanes that are to be completed by the owner shall be discussed with Urban Renewal, Subdivision and Development Coordination (Transportation) in consultation with City Operations, Integrated Infrastructure Services, and others as required.  The owner shall be informed of the modifications to the scope of work for the improvements of the adjacent lanes. 
5. Prior to the issuance of a development permit for:
 
a. a building that contains 12 or more Dwelling units; or
b. a building that contains less than 12 Dwelling units, but is part of a Site with 12 or more Dwelling units in total;

 

the Development Officer shall ensure a signed agreement has been executed between the City and the owner, requiring the owner to provide the City, at the time of each development permit approval, the option to purchase up to 5% of the proposed number of Dwelling units (rounded to the nearest Dwelling unit) in each building with Dwelling units, at 85% of market value or the equivalent value as cash in lieu (at the discretion of the owner) to the City. The City may exercise its option to purchase only in respect of Dwelling units that are individually titled.
6. A minimum of 24 Dwellings shall be developed as Family Oriented Dwellings by having the following characteristics:
 
a. have a minimum of three bedrooms;
b. be located below the 17th Storey of the development;
c. have dedicated and enhanced bulk storage located within the building;
d. have access to a minimum of 3 bicycle parking spaces; and
e. have access to common Amenity Areas specifically designed for children.

Bylaw attachments