DC2 666

Jasper Park - east side of 156 Street and south of 90 Avenue

Bylaw 14014 (October 20, 2005)

To accommodate a low rise apartment building that achieves a high standard of appearance while ensuring compatibility, in mass and scale, with adjacent land uses while maintaining the pedestrian-friendly character and streetscape of the area.

Lots 5-11, Block 2, Plan 589 KS, located on the east side of 156 Street and south of 90 Avenue, as shown on Schedule ”A” of this Bylaw, adopting this Provision.

a.Apartment Housing
b.Minor Home Based Businesses
c.Residential Sales Centre
d.Fascia On-premises Signs
e.Projecting On-premises Signs
a. Development shall comply with the Site Plan as shown on Appendix I and the Elevation Plans as shown on Appendix II.
b. The maximum number of Dwellings shall be 63.
c. The maximum building Height shall not exceed 3 Storeys nor 11.5 m, not including the turret roof structures.
d. The minimum Yard adjacent 156 Street shall be 6.0 m.
e. The minimum Yard adjacent lane shall be 7.5 m.
f. The minimum Side Yard on the south side of the Principal Building shall 3.5 m. The minimum Side Yard on the north side of the Principal Building shall be 4.5 m.
g. The third Storey of the building shall be set back a minimum of 1.8 m from the floor plate as shown on Appendix I.
h. The break in the facade of the building shall be set back a minimum of 11 m from the property line for the second and third Storeys only. The width of the break shall be a minimum of 7.5 m, all shown on the Site Plan and Elevation Plan. The break shall consist of a reflective glass.
i. The floor of the first Storey shall be a minimum of 750 mm and a maximum of 900 mm above grade.
j. Separation Space shall be in accordance with the Site Plan.
k. A minimum Amenity Area of 7.5 m2 per Dwelling shall be provided which includes the balconies.
l. A solid screen fence, 1.83 m in height, shall be installed along the south property line up to the required Yard adjacent 156 Street. Any fence in the required Yard adjacent 156 Street shall be reduced to a maximum of 1.0 m.
m. There shall be a regular pattern of front entrances along 156 Street and 90 Avenue. Each ground floor Dwelling abutting 156 Street and 90 Avenue shall have a separate entrance that fronts onto the street.
n. Design techniques including, but not limited to, the use of sloped roofs, variations in building Setbacks and articulation of building facades shall be employed in order to minimize the perception of massing of the building when viewed from adjacent residential areas and roadways.
o. One Storey features, such as bay windows, front porches, entrance features, etc., shall be allowed to project into a Front Yard or Side Yard abutting a roadway to a maximum of 2.0 m, provided that a minimum Setback of 3.0 m is maintained between the property line and the projection. Separation Space shall be reduced to accommodate these projections.
p. Where the Basement consists of non-habitable development, that portion of the Basement above grade which faces onto a public roadway, other than a Lane, shall be concealed through such means as extension of the façade treatment and Landscaping.
q. Balconies shall not comprise more than 50% of a façade facing a public roadway, other than a Lane. Balconies facing a public roadway, other than a Lane, shall appear to be recessed or partially recessed.
r. Architectural treatment of all facades of the building shall create a unified building exterior. The building shall include the following design elements to reduce the mass and add architectural interest:
i. Use of a variety of exterior building cladding materials and colours.
ii. Articulation in the building façade.
iii. Creation of architectural pattern.
iv. The use of recessions and projections, such as porches, bay windows and entrance features; and
v. 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.
s. A detailed landscape plan for the entire project shall be provided for the approval of the Development Officer as part of the submission of a Development Permit. The landscaping plan shall include details of lighting, hard surfacing, landscaping and fencing, in accordance with the Zoning Bylaw requirements, except that the Development Officer may require additional landscaping provisions, to his satisfaction, to better ensure a high standard of appearance and compatibility with surrounding development.
t. Vehicular access and egress shall be restricted to the rear Lane east of 156 Street.
u. Signs shall comply with the regulations contained in Schedule 59B of the Zoning Bylaw.
v. Parking shall satisfy Section 54.2, Schedule 1 of the Zoning Bylaw with no relaxations.
w. Garbage removal shall be from the Lane. The garbage bins must be located on-site on a concrete pad that is large enough to permit the front wheels of the garbage truck to be completely off the Lane right-of-way when loading. Any variation to this regulation shall require that the owner reconstruct the abutting Lane to a commercial standard in order to withstand the weight of the garbage truck.
x. As a condition of development permit approval, the Development Officer shall require the owner to enter into a Municipal Improvement Agreement (MIA) with the City of Edmonton for off-site improvements necessary to serve the development. The MIA process includes an engineering drawing review and approval process. Improvements to be required in the MIA include but are not limited to the following:
i. Paving the area between the parking stalls off the Lane and the existing pavement in the Lane.
ii. Construction of a sidewalk on the south side of 90 Avenue between 156 Street and the Lane as well as a curb ramp.
iii. Removal of all existing driveways to 156 Street, reconstruction of the curb and gutter and sidewalk reconstruction and restoration of the boulevard to grass.
iv. Resurfacing of the Lane or reconstruction of the Lane to a commercial standard, depending on the type of garbage trucks that will service the development, upon construction completion of the development.
v. Repair of any damage to the adjacent Lane, abutting sidewalks and/or boulevards resulting from construction of the development to the satisfaction of the Transportation and Streets Department. The site must be inspected by the Transportation and Streets Department prior to the start of construction and once again when construction is completed.
vi. Construction of a drop-off area on 156 Street, if approved by the Transportation and Streets Department.
y. A minimum of six Family-oriented dwellings shall be provided on the first storey, and each Family-oriented dwelling shall contain two bedrooms or more in accordance with 6.1 23) b) of Bylaw 12800, have individual and private access to grade, and have direct access to a Private Outdoor Amenity Area.
z. A landscaped rooftop garden shall be provided and maintained on the building, covering not less than 50 percent of the roof area for each roof portion.
aa. The maximum Floor Area Ratio shall be 1.4.

Bylaw attachments