DC2 720

Queen Alexandra - between 71 Avenue NW and 72 Avenue NW and on the west side of 108 Street NW

Bylaw 14809 (May 8, 2008)

To establish a Site Specific Development Control Provision to accommodate a medium density residential apartment complex that will ensure compatibility with the surrounding residential and commercial development through the use of strict architectural controls and sympathetic urban design.

This provision shall apply to: Lots 6 to 13; west half of Lot 14; and Lots 16 to 20, all in Block 21, Plan 5718 AE, as shown on Schedule “A” of this Bylaw, adopting this Provision, Queen Alexandra

a. Apartment Housing
b. Minor Home Based Business
c. Fascia On-premises signs
a. The development shall be located in accordance with the site plan attached as Appendix I Site Plan of this bylaw.
b. The maximum number of dwelling units shall not exceed 116.
c. The building Height shall be:
i. 10.0m for Buildings 1 and 2;
ii. 13.6m for Buildings 3 , 4, 5 and 6; and
iii. 16.7m for up to a maximum of 10% of Buildings 4, 5 and 6. These portions (lofts) shall be located away from the ends of the building in accordance with Appendix V Building 4, 5 & 6 Elevation.
d. The maximum Floor Area Ratio shall be 1.97.
e. The minimum Front Yard shall be 3.7 m.
f. The minimum Rear Yard shall be 3.5 m.
g. The minimum Side Yard shall be 3.0 m except that the side yard shall be 2.4 m on the west property line abutting Buildings 1 and 3.
h. Exterior wall projections (not to exceed 7 m in length) shall be allowed to project up to 0.6 m into the building setback area in the following locations:
i. East side of Buildings 2, 3 and 4; and
ii. West side of Buildings 1, 3, 4 and 5
i. The fourth floor of Buildings 3, 4, and 5 shall be set back 5.0 m from any property line that is adjacent to a property where Single Detached Housing is a Permitted Use.
j. A portion of the eastern ends of the fourth floor of Buildings 3, 4, and 6 shall be setback 9.0 m as illustrated in Appendix I.
k. A minimum of 7.5 m2 outdoor amenity area per dwelling shall be provided.
l. Parking spaces shall be provided underground and located to the satisfaction of the Development Officer and the Transportation Department as follows:
i. All required parking shall be provided in accordance with the Edmonton Zoning bylaw 12800, Section 54; and
ii. The entrance to the underground parkade shall be from the alley located as shown in Appendices I and VII. The driveway ramp must be at grade at the property line and must not exceed a slope of 6% for a distance of 4.5m inside the property line, or to the satisfaction of the Transportation Department.
m. Off-street vehicular loading and unloading facilities shall be provided in accordance with the provisions of Section 54 of the Zoning Bylaw.
n. Any underground parking access card devices must be located on site, a minimum of 5 m inside the property line.
o. There shall be a minimum of 47 bicycle parking stalls provided in the underground parkade and in the courtyard space in accordance with Appendices I, VI and VII.
p. Access to the dwelling units located above the first storey will be from an elevated walk-way as illustrated in Appendix II and Appendix III.
q. Signs shall comply with the regulations in Section 59D of the Zoning Bylaw.
r. Upon the submission of the development application the owner shall enter into an agreement with the City of Edmonton for any off-site improvements necessary to serve the development, to the satisfaction of the Transportation Department, including, but not limited to, paving the Lane between 108 Street and 109 Street.
s. Prior to the issuance of a Development Permit, the applicant shall submit a site construction plan to minimize the noise and vibration impacts to adjacent properties. This plan shall be to the satisfaction of the Development Officer and the Transportation Department, and shall address items such as construction hours, duration, and access routing for construction vehicles.. upon acceptance of the application, the Development Officer shall issue a notice to adjacent property owners.
t. A solid screen fence, 1.83 metres in height, shall be installed along all property lines that abut a site zoned to allow single detached housing as a Permitted Use, except for common flanking front yards.
u. The southeast corner of Building 6 shall be cut back as illustrated in Appendix I - Site Plan.
a. Building exteriors shall be in accordance with Appendices III, IV, and V and the regulations set out in this Bylaw.
b. Street presence:
i. The building exterior facing on to the street shall employ features such as bay windows and balconies to interrupt the continuous straight wall and add visual interest;
ii. All ground level units facing the street shall have individual at-grade access; and
iii. The walls on 108 Street shall have windows to avoid any blank wall, as illustrated in Appendix III, 108 Street Elevation.
c. Architectural design details:
i. All exterior finishing materials will be of good quality, durable with one-hour fire rating, and attractive in appearance such as bricks, acrylic stucco, Hardy-panels and stone tiles. Plastic bricks or vinyl siding shall not be used for exterior finishing;
ii. The building façades shall be articulated with features such as windows, steps and planting to emphasize the vertical separation of the unit as illustrated in Appendix IV Building 1, 2 &3 Elevation; and Appendix V Building 4, 5 & 6 Elevation;
iii. Ground floor units located in buildings 1, 2, 5 and 6 shall have separate entrances to the street. The primary exterior entry to these units shall not be via patio or sliding doors.
iv. A Crime Prevention Through Environmental Design Assessment shall be provided to the Development Officer to ensure that development provides a safe urban environment in accordance with the guidelines and principles established in the Design Guide for a Safer City;
v. The trash collection area shall be located in the alley in accordance with the Section 55.4 of the Edmonton Zoning Bylaw 12800 and enclosed within a structure as illustrated in Appendices I and II;
vi. Lighting for each balcony and building entrance shall be provided as illustrated in Appendix III, IV and V;
vii. All exterior lighting of the site shall be designed to prevent light pollution by ensuring that lighting is directed away from the adjacent residential development and that illumination shall not extend beyond the boundaries of the site nor upwards into the sky;
viii. All mechanical equipment on the roof shall be completely screened;
ix. Cornice details shall be present at the roof line where eaves are not present; and
x. Windows and openings shall have architectural trim details around them.
d. Landscaping:
i. Landscaping shall be in general accordance with Appendix VI, Landscape Plan.
ii. Existing trees on the boulevard shall be retained in accordance with the section 55.4 of the Edmonton Zoning Bylaw 12800; and
iii. Planters shall be installed in both the street and the alley sides of the building within the property line as illustrated in Appendix VI.
e. Amenity space:
i. Publicly accessible outdoor benches and waste receptacles shall be provided on the development site near the main entrances of the buildings to the satisfaction of the Development Officer;
ii. Benches shall be provided in the central courtyard areas in accordance with Appendix VI – Landscape Plan;
iii. Permanent and durable outdoor public art work shall be installed on the development site generally located in accordance with Appendix I and to the satisfaction of the Development Officer. The design for the public art shall be submitted with the development permit application;
iv. A maximum of 46.5m2 per dwelling of rooftop amenity space shall be provided for five third floor units at the east end of Buildings 3, 4, and 6 and west end of Buildings 4 and 5, as illustrated in Appendices I, IV, and V;
v. The private amenity space at the east end of Building 3 and the west end of Buildings 4 and 5 shall be set back 2.0m from the floor below it'
vi. A maximum of 46.5m2 per dwelling of rooftop amenity space shall be provided for three third floor units at the east end of Buildings 3, 4, and 6 as illustrated in Appendices I, IV, and V;
vii. Interior common sitting space with benches shall be provided around the elevator in the courtyard in accordance with Appendix VI.


a. Affordable Housing
i. Prior to the issuance of any development permit, the Development Officer shall ensure that a signed agreement has been executed between the City and the Owner, requiring the owner to provide the City the ability to purchase 5% of the density at the time of development permit at 85% of the list price.
b. There shall be 19 dwelling units developed as family-oriented dwellings, as defined in the Zoning Bylaw 12800, which will meet the following criteria:
i. The lowest Storey of the Dwelling is no higher than the third Storey of the building;
ii. The Dwelling has two bedrooms or more, and the average number of bedrooms per Dwelling is not less than 2.25 for all such Dwellings in a development;
iii. The Dwelling has individual and private access to grade, except that in the case of Apartment Housing, access to Dwellings above the first Storey may be shared, provided that entrances to not more than six Dwellings are located on any one Storey or landing; and
iv. Each Dwelling shall have direct access to a Private Outdoor Amenity Area.
c. Environmental Considerations
i. The development will utilise collected rainwater from the rooftops for watering the onsite landscaping; and
ii. The development will utilise solar-powered lighting wherever feasible.

Bylaw attachments