DC2 1122

North Glenora - located at 109 avenue NW and 135 street NW

Charter Bylaw 19256 (July 7, 2020)

To accommodate a low-rise residential building with the opportunity for neighbourhood scaled commercial uses.

This Provision shall apply to Lot 1, Block 3A, Plan 3751HW; in the neighbourhood of North Glenora, as shown on Schedule “A” of the Bylaw adopting this DC2 Provision.

a.Business Support Services
b.Child Care Services
c.Convenience Retail Stores
d.Creation and Production Establishments
e.Group Home
f.Health Services
g.Live Work Unit
h.Major Home Based Business
i.Media Studios
j.Minor Home Based Business
k.Multi-unit Housing
l.Personal Service Shops
m.Private Education Services
n.Professional, Financial and Office Support Services
o.Residential Sales Centre
p.Restaurants
q.Specialty Food Services
r.Urban Gardens
s.Fascia On-premises Signs
t.Freestanding On-premises Signs
u.Projecting On-premises Signs
a. Notwithstanding 5(a), the commercial space may be converted into a residential space, or as amenity space for the Residential Uses.
b. The maximum floor area for Commercial Uses shall be 130 m2.
c. All ground floor non-Residential Uses shall have separate access at grade from Residential Uses.
d. Restaurants shall be limited to a maximum of 100 m2 of Public Space. Exterior patio-deck space shall not be counted towards the total Public Space requirement and shall be limited to 90 m2 in size.
e. Specialty Food Services shall be limited to a maximum of 100 m2 of Public Space. Exterior patio- deck space shall not be counted towards the total Public Space requirement and shall be limited to 60 m2 in size
f. Restaurants and Specialty Food Services Uses shall be limited to the first floor of development.
g. Convenience Retail Stores shall exclude the sale of Cannabis-related products, which is defined here as products that are directly used in the consumption of Cannabis.
h. Personal Service Shops shall not include Body Rub Centres.
i. Residential Sales Centres shall be limited to the marketing of the on- Site condominium or rental Dwellings.
j. Signs shall comply with the General Provisions of Section 59 of the Zoning Bylaw and the regulations found in Schedule 59B of the Zoning Bylaw, except that Freestanding On-premises Signs shall have a maximum Height of 3.0 m.
k. A Comprehensive Sign Design Plan in accordance with the Provisions of 59.3 shall be submitted with a Development Permit Application for Sign Use Classes.
l. A maximum of 10% of the first Storey glazing may be covered by Signs. The remainder of the glazing shall remain free from obstruction.
a. Development within this Provision shall be in general accordance with the Appendices.
b. The maximum Floor Area Ratio (FAR) shall be 2.95.
c. The maximum number of Dwelling units shall be 35.
d. The maximum Height of the building shall not exceed 18.0 m.
e. The minimum Setbacks shall be:
 
i. 4.0 m from the north Lot line;
ii. 5.5 m from the south Lot line for the ground level of the building, and 4.0 m from the south Lot line for Storeys above the ground level;
iii. 4.0 m from the east Lot line; and
iv. 4.0 m from the west Lot line.
f. Street-related activities, such as outdoor patios, architectural features, bicycle parking facilities and Landscaping, that contribute to the pedestrian-oriented character of the area, may project into Setbacks to a maximum of 3.0 m.
g. All mechanical equipment, including roof mechanical units and excluding solar panels, shall be concealed by screening in a manner compatible with the architectural character of the building or concealed by incorporating it within the building.
a. The two distinct vertical sections, the podium and building, shall be differentiated through the materiality and/or architectural treatment of the Façades, as generally shown in the Appendices of this Provision. The treatment of the lower part of the building shall extend a minimum of 3.0 m to the rear and side elevations, as generally shown on the Appendices of this Provision.
b. The Façade of the ground floor shall be architecturally treated to create a building exterior that contributes to a visually interesting streetscape with projections and variety that enhances the entrances and designated outdoor seating areas and differentiates between the Residential and Commercial Uses.
c. Weather protection in the form of a canopy or any other projecting architectural element shall be provided above entrances to create a comfortable environment for pedestrians.
d. Exterior building materials shall be sustainable, durable, high quality and appropriate for the development.
e. 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 environment for pedestrians and to highlight the architectural and landscape features at night.
f. All mechanical equipment, including ground level Parking Garage vents, 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 on-Site amenity or pedestrian circulation areas.
a. Parking shall be provided in accordance with the following:
 
i. A minimum of 29 stalls shall be provided in an underground parkade; and
ii. A minimum of 7 stalls shall be provided to the rear of the building.
b. The Development Officer may consider a variance to the Parking requirements provided that a Parking Impact Assessment is submitted in conjunction with an application for Development Permit to justify any variance in parking requirements at the time of construction.
c. Vehicular access and egress to the surface Parking Area and underground parking garage shall be provided off the Lane in general accordance with Appendix I.
d. Parking and trash collection shall be permitted within the south Setback adjacent to the Lane, in general accordance with Appendix 1.
e. Bicycle Parking spaces shall be provided in accordance with the Zoning Bylaw and the following:
 
i. Bicycle Parking for Residential and/or Residential-related Use shall be provided at a rate of 0.5 spaces per Dwelling. Parking shall be provided 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.
ii. A minimum of 6 short-term Bicycle parking spaces shall be provided in publicly accessible and highly visible location(s). Bicycle Parking may be located more than 15.0 m from a building’s principal entrance.
f. Loading, storage, and waste collection areas shall be located adjacent to the Lane. Storage and trash collection areas shall be screened from view from any adjacent Sites and public roadways. Parking visible from 135 Street shall be screened with Landscaping, no higher than 1.0 m tall. The waste collection area, and access to it, shall be designed to the satisfaction of the Development Officer in consultation with Waste Management Services and Subdivision and Development Coordination (Transportation).
g. Notwithstanding the Appendices of this Provision, the Development Officer may vary the location of the waste collection areas to minimize impacts on adjacent properties.
a. Landscaping for the Site shall be in general accordance with Appendix 1.
b. A detailed Landscape Plan, prepared by a registered AALA landscape architect, for the Site, shall be submitted for review and approval by the Development Officer, prior to the issuance of any Development Permit, except for a permit for excavation or shoring. The Landscape Plan shall include decorative paving, benches, planters and lighting that are integrated with the adjacent public realm.
c. Building Setbacks at Grade in front of Commercial Uses shall be grassed and integrated with grassed City of Edmonton areas. Well defined pedestrian walkways will connect to public sidewalks.
d. Landscaping shall consider the use of plant materials that provide colour throughout the year to enhance the appearance of the development during cold weather months.
e. 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 109 Avenue NW and 135 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 parkade/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 C456B to the satisfaction of the Development Officer in consultation with Urban Forestry.
a. Prior to the issuance of any Development Permit, except for the purpose of excavation only, 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).
b. Prior to the issuance of a development permit for:
 
i. a building that contains 12 or more Dwelling units; or
ii. 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.
a. As a condition of any Development Permit, the owner shall enter into an Agreement with the City of Edmonton for off-Site improvements necessary to serve the development to the satisfaction of the Development Officer in consultation  with Subdivision and Development Coordination (Transportation). Such improvements to be constructed at the owner’s cost. The Agreement process includes an engineering drawing review and approval process. Improvements to address in the Agreement include, but are not limited to:
 
i. Repair of any damage resulting from construction of the development to the Abutting roadways, sidewalks, street furniture, street trees, and/or boulevard, including Lanes not directly adjacent to the Site but which may be used for construction purposes. 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;
ii. Removal of the existing walkway connections to 135 Street NW, and construction of walkways connecting the ground level building entrances to the curb of public roadways in general accordance with Appendix 1; and
iii. Upgrading the Lane abutting the development site to a residential standard, including removal/relocation of any existing utilities as necessary to facilitate access to parking and waste collection areas, and with paving up to the adjacent property lines.
b. A minimum of two (2) Dwellings shall be developed as a three (3) bedroom, Family Oriented Dwellings. The Dwellings shall have individual and direct access to a private outdoor Amenity Area on the ground floor.

Bylaw attachments