DC2 229

Strathcona - south of Saskatchewan Drive, east of 101 Street

Bylaw 9564 (November 13, 1990)

To establish a Site Specific Development Control District to accommodate a high rise apartment and a limited range of ancillary uses, with site specific development criteria to ensure a high standard of appearance appropriate to the site's location on Saskatchewan Drive, and to ensure negative impacts on adjacent residential areas are minimized.

This District shall apply to Lots 3, 4 and 5, Block 123, Plan 3866 ET, located south of Saskatchewan Drive, east of 101 Street, Strathcona, River Lot 15.

a. Apartment Housing
b. Office-in-the-Home
c. Professional Offices
d. Personal Service Shops
a. Development on this site shall be substantially in accordance with Appendix I to this District.
b. The maximum floor area ratio shall not exceed 5.66.
c. The number of dwelling units shall not exceed 40 (262 dwelling/ha (106 dwelling/ac.)).
d. The maximum height shall not exceed 64 m (210 ft.) nor 23 storeys inclusive of the main floor level which is developed as entry lobby and service area only.
e. A landscaped yard, a minimum of 3 m (9.8 ft.) to the property line, shall be provided along Saskatchewan Drive, as measured to the north elevation of the tower above the first storey, and the minimum building setback to the first storey shall be 11 m (36.1 ft.), not including support columns.
f. A landscaped yard, a minimum of 5.2 m (17.1 ft.) to the property line, shall be provided along 89 Avenue, as measured to the south elevation of the tower above the first storey, and the minimum building setback to the first storey shall be 7 m (23 ft.), not including support columns.
g. A landscaped east side yard, a minimum of 4.5 m (14.8 ft.), as measured to the east elevation of the tower above the first storey, and the minimum building setback to the first storey shall be 13 m (42.7 ft.), not including support columns.
h. A landscaped west side yard, a minimum of 20 m (65.6 ft.) shall be provided along 101 Street, as measured to the west elevation of the tower above the first storey, and the minimum building setback to the first storey shall be 28 m (91.8 ft.), not including support columns.
i. A detailed landscaping plan for the entire project shall be submitted to and approved by the Development Officer prior to the approval of any Development Permits, having regard to the following principles:
i. the landscaping concept and materials shall complement the architectural style of the building and provide a soft transition to the adjacent streetscape;
ii. the planting material selection and their location shall ensure that the views of the River Valley from adjacent developments south of 89 Avenue are maximized and vehicular traffic sight lines are not obstructed;
iii. the required yards shall be landscaped with groupings of coniferous (minimum height 3.7 m) and deciduous trees (minimum caliper 10 cm) and shrubs for accent, or to act as a visual screen for the visitor parking area(s), loading and unloading zones;
iv. the landscaping concept shall include any plantings required to reduce the impact of wind on pedestrians, as may be identified by the Wind Impact Study as required by Section 4 (q);
v. existing trees are to be retained or relocated to appropriate locations, if the development necessitates their removal; and
vi. landscaping plans and construction budget shall be provided for the abutting city parkland to the east, to the satisfaction of the Development Officer in consultation with the Parks and Recreation Department. The park space shall be landscaped by the owner of the DC5 site, with the owner of the DC5 site contributing $50,000 for the design and construction pursuant to the September 21, 1990 letter of undertaking. Any cost in excess of $50,000 shall be borne by the City. Such landscaping shall be undertaken and completed concurrent with construction of the apartment on the DC5 site.
  These landscaping plans shall include details of any decorative paving, fences and walls, exterior lighting, outdoor street furniture, pedestrian seating areas, patios, identification of any berm contours, existing and proposed trees and shrubs (including boulevard trees), and their species, and sizes and soil depth and special provisions to facilitate plant growth for the entire project.
j. The Development Officer shall require as a condition of approval that the applicant provide an irrevocable letter of credit in the amount of 100% of the established landscaping costs for the DC5 site and a maximum of $50,000 of the cost of landscaping the abutting City parkland, the conditions of the security being that:
i. if the landscaping is not completed in accordance with the provisions of this District and the landscaping plan within one growing season after the completion of the development, then the amount fixed shall be paid to the City, for its use to complete the landscaping; and
ii. the Development Officer shall not release the landscaping security until an inspection of the site has demonstrated that the landscaping has been well maintained and is in a healthy condition two growing seasons after completion of the landscaping.
k. Vehicular access to and from the site shall be restricted to Saskatchewan Drive and 89 Avenue to the general location identified in Appendix I, with the final location and geometric details be to the satisfaction of the General Manager of the Transportation Department in consultation with the Planning and Development Department.
l. Off-street parking spaces shall be provided in accordance with Section 66 of the Land Use Bylaw except that parking for Apartment Housing shall be two parking spaces per dwelling unit. Resident parking shall be located below grade. In addition to the required parking, one parking space for every seven dwellings shall be provided for visitor parking at grade, located along the one way loop road, with access/egress from Saskatchewan Drive and be clearly identified as guest parking.
m. No parking, loading, storage, trash collection, or outdoor service or display areas shall be permitted within a required yard except for the visitor parking/drop-off area located along Saskatchewan Drive. Loading, storage and trash collection areas shall be located to the sides of the building and shall be screened from view from any adjacent sites or public roadways, in accordance with Section 69.3 of the Land Use Bylaw.
n. Development shall be in accordance with the following architectural guidelines, to be satisfaction of the Development Officer:
i. the predominant exterior cladding and finishing materials shall consist of brick, stone, stucco or other suitable masonry materials and glazing applied on all elevations in the consistent, harmonious manner; and
ii. all mechanical equipment on the roof of the building shall be concealed by screening in a manner compatible with the architectural character of the building, or concealed by incorporating it within the building roof.
o. Appropriate lighting of the project shall be provided to provide security and to add visual interest. Lighting shall be directed away from surrounding residential areas and from the adjacent roadways.
p. A minimum Private Amenity Area of 7.5 m2 (80.7 sq. ft.) per dwelling shall be provided.
q. Prior to any approval of a development permit, the applicant shall submit to the satisfaction of the Development Officer a geotechnical study, a sun/shadow study, and a wind impact study, relating to the proposed development.
r. Personal Service Shops and Professional Offices shall not be in any freestanding structure separate from the residential tower, and shall be restricted to the second storey.
s. Offices-in-the-Home shall be developed in accordance with Section 84 of the Land Use Bylaw.
t. Signs shall be allowed in this District as provided in Schedule 79C of the Land Use Bylaw except that no signage shall be allowed on the south face of the building or in the required rear yard along 89 Avenue.
u. Development in this District will be evaluated with respect to compliance with the General Development regulations of Sections 50 to 69 inclusive of the Land Use Bylaw.
v. The Development Officer may grant relaxations to Sections 5079 of the Land Use Bylaw and the provisions of this District, if, in his opinion, such a variance would be in keeping with the General Purpose of this District and would not affect the amenities, use, enjoyment and value of neighbouring properties.

Bylaw attachments