DC2 1184

Oliver - located at the northwest corner of 103 Avenue NW and 116 Street NW

Charter Bylaw 19855 (September 8, 2021)

To accommodate a mid-rise residential development with ground-oriented dwellings and the opportunity for limited neighbourhood commercial at the ground level, which supports a pedestrian-friendly streetscape.

This Provision shall apply to Lots 70, 71 and 72, Block 16, Plan 7261AB, located at the northwest corner of 103 Avenue NW and 116 Street NW, as shown on Schedule “A” of the Charter Bylaw adopting this Provision, Oliver.

1. Child Care Services
2. General Retail Stores
3. Health Services
4. Live Work Unit
5. Lodging Houses
6. Major Home Based Business
7. Minor Home Based Business
8. Multi-unit Housing
9. Personal Service Shops
10. Professional, Financial and Office Support Services
11. Residential Sales Centre
12. Speciality Food Services
13. Supportive Housing
14. Fascia On-premises Signs
15. Projecting On-premises Signs
1. Live Work Unit and Commercial Uses shall only be located in the ground floor, street-oriented units facing 116 Street NW and / or 103 Avenue NW.
2. The maximum Floor Area of any individual business premises shall not exceed 280 m2.
3. Notwithstanding Sections 4.1 and 4.2, Child Care Services may be located above street level.
4. Notwithstanding Section 4.1, the Commercial/Live Work Space may be converted into residential space, or as amenity space for Residential Uses.
5. Speciality Food Services is limited to one provider with less than 120 m2 of Public Space.
6. Residential Sales Centres shall be limited to the sale or leasing of on-site condominium or rental Dwellings.
7. Signs shall be in accordance with Schedule 59B of the Zoning Bylaw.
8. A maximum of 10% of any glazing for Commercial Uses may be covered by Signs. The remainder of the glazing shall be free from obstruction.
1. The development shall be in general conformance with the attached Appendices.
2. The maximum Floor Area Ratio (FAR) shall be 3.65.
3. The maximum number of Dwellings shall be 98.
4. The maximum building Height shall be 23.0 m.
5. Minimum Setbacks shall be as follows:
 
a. 3.0 m from the north Lot line
b. 3.0 m from the south Lot line
c. 5.0 m from the east Lot line
d. 0.0 m from the west Lot line
6. The portions of the Underground Parkade below ground level shall not be subject to required Setbacks and can extend to all Lot lines provided:
 
a. there is sufficient soil capacity to support any required Landscaping above. This can be achieved by, but is not limited to, the use of planters and/or other acceptable green roof technologies or soil cells; and
b. that excavation for the Underground Parkade does not encroach to within 5 metres of the centre of the trunks of the City’s boulevard trees.
7. Platform Structures in the form of balconies may project a maximum of 1.0 m into Setbacks.
8. Patios or porches for Dwellings on the ground level may project a maximum of 2.0 m into Setbacks.
9. Minimum Stepbacks shall be in accordance with the Appendices of this Provision.
1. A minimum of four (4) Dwellings shall be located at the ground level facing south or east and have the following features:
 
a. Dwellings shall be articulated as individual units;
b. each Dwelling shall have individual and private entrance access to the ground level. Sliding patio doors shall not serve as this entrance; and
c. a private outdoor Amenity Area shall be provided in front of each Dwelling. Landscape features, such as decorative fencing, shrub beds, rock gardens and/or built elements such as private entrance features and verandas or porches, shall be incorporated.
2. Commercial Uses shall have an external entrance that is separate from any access to Residential Uses, and is oriented to address 116 Street NW or 103 Avenue NW.
3. 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:
 
a. clear articulation of the Façade, using a defined pattern of projections and recessions;
b. the use of a variety of exterior building cladding materials and colours; and
c. a prominent front entrance fronting a public roadway.
4. All building Façades shall use high quality and durable exterior finishing materials. The use of vinyl siding is prohibited.
5. All mechanical equipment, including roof mechanical units, surface level venting systems, and transformers, where permitted, shall be properly barricaded and concealed by screening in a manner compatible with the architectural character of the building or by incorporating it within the building.
6. Public art shall be located on the west Façade in general accordance with the Appendices of this Provision.
1. Vehicular access to the Site shall be from the abutting Lane.
2. Vehicular parking spaces shall be provided in an underground parkade.
3. Bicycle Parking shall be provided in accordance with the Zoning Bylaw and the following:
 
a. a minimum of 40 long-term Bicycle Parking Spaces shall be provided in a safe and 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;
b. a minimum of 8 short-term Bicycle Parking spaces shall be provided in a visible and well-lit location within the public realm, either on or off-Site, and be developed to the satisfaction of the Development Officer in consultation with Subdivision and Development Coordination (Transportation); 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, to the satisfaction of the Development Officer in consultation with Subdivision and Development Coordination (Transportation). If vertical racks are used, each Bicycle Parking space shall be a minimum of 0.6 m wide, 1.1 m deep and have a vertical clearance of at least 2.3 m, with a minimum 1.5 m wide aisle to the satisfaction of the Development Officer in consultation with Subdivision and Development Coordination (Transportation).
d. a minimum of 20% of the bicycle stalls shall be in a horizontal format.
4. Waste collection, storage areas, and loading shall be screened from view from the Abutting public roadway and shall be designed to the satisfaction of the Development Officer in consultation with Waste Management Services and Subdivision and Development Coordination (Transportation).
1. A Landscape Plan prepared by a registered AALA landscape architect shall be submitted with a Development Permit application for new building construction and shall include:
 
a. a plant material palette that provides a variety of colours and textures to create seasonal interest particularly during the winter months;
b. a mix of hard and soft landscaping elements; and
c. a mix of seating areas such as benches and picnic tables.
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 103 Avenue NW and 116 Street. 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:
 
a. 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 as part of the redevelopment of the site. The owner/developer shall be responsible for the cost of removal as well as compensating the City for the value of the tree being removed. The Development Officer shall require each tree removed to be replaced by a new tree in an enhanced growing soil medium in the form of soil cells or continuous trenches, at the cost of the owner; or
b. 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.
3. An exterior lighting plan shall be required as part of the Development Permit application. 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.
4. All exterior lighting of the Site shall be designed so that the lighting is directed away from adjacent residential development and illumination shall not extend beyond the boundaries of the Site. 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 to direct light downward.
1. 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).

 

1. As a condition of the 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 or enhance the development, 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:
 
a. the repair of any damage to the abutting roadways, sidewalks and/or boulevard resulting from construction of the development, to the satisfaction of the Development Officer in consultation with Subdivision and Development Coordination (Transportation).
2. Prior to the issuance of a Development Permit for the construction of the principal building, the owner shall enter into an agreement with the City of Edmonton whereby the owner shall provide a minimum total community amenity contribution fund of $52,891.00 towards the following community amenity contributions, in any combination:
 
a. the repair of any damage to the abutting roadways, sidewalks and/or boulevard resulting from construction of the development, to the satisfaction of the Development Officer in consultation with Subdivision and Development Coordination (Transportation).
 
i. Artworks shall be created by a professional artist;
ii. Artworks shall be within private property, excluding the interior of the building, and shall be in a location(s) that is publicly viewable, to the satisfaction of the Development Officer;
iii. All costs related to the procurement of artworks, operation and future maintenance shall be the responsibility of the owner; and/or
b. The owner entering into an Agreement with the City of Edmonton towards partial or whole funding of an off-Site public amenity such as, or any combination of, streetscape improvements, the creation of a community hall, community garden, off-leash dog park, and/or other amenity or other parks or open spaces within the boundaries of the Oliver neighbourhood. The funds shall be submitted to the City prior to the issuance of the Development Permit and be disbursed by the City according to a separate agreement between the City and the Oliver Community League. More specific agreement details shall be determined at the Development Permit stage between the owner and the City, in consultation with the Oliver Community League, Subdivision and Development Coordination (Transportation) and Transportation Planning and Design.

Bylaw attachments