DC2 75

To establish a Site Specific Development Control District to accommodate general business and highway commercial uses, with site development regulations that will ensure compatibility with future adjacent land uses and the alignment of existing and proposed roadways adjacent to the site.

This District shall apply to Area M, Plan 842-2264, located north of Stony Plain Road at 170 Street, Stone Industrial.

a.	Automotive and Equipment Repair Shops;
b.	Automotive and Minor Recreational Vehicle Sales and Rentals;
c.	Broadcasting and Motion Picture Studios;
d.	Business Support Services;
e.	Commercial Schools;
f.	Convenience Retail Stores;
g.	Convenience Vehicle Rentals;
h.	Custom Manufacturing;
i.	Drive-in Food Services;
j.	Equipment Rentals, provided that all equipment and goods for rent are contained within an enclosed building;
k.	Gas Bars;
l.	General Retail Stores up to a maximum floor area of 1,000 m²;
m.	Greenhouses and Plant Nurseries;
n.	Health Services;
o.	Hotels;
p.	Household Repair Services;
q.	Indoor Participant Recreation Services;
r.	Minor and Major Alcohol Sales
s.	Minor and Major Amusement Establishments;
t.	Minor and Major Eating and Drinking Establishments;
u.	Minor and Major Service Stations;
v.	Minor Veterinary Services;
w.	Motels;
x.	Personal Service Shops;
y.	Private Clubs;
z.	Professional Financial and Office Support Services;
aa.	Rapid Drive-through Vehicle Services;
bb.	Second Hand Stores;
cc.	Spectator Entertainment Establishments;
dd.	Warehouse Sales up to a maximum gross floor area of 2,500 m².

a.	The maximum floor area ratio shall be 1.0 except that the maximum floor area ratio for Professional Financial and Office Support Services shall be 1.5.
b.	The maximum building height shall not exceed 10 m nor two storeys, except that the maximum height for a hotel shall be 30 m (98.4 ft.) and the maximum height for Professional, Financial and Office Support Services shall not exceed 4 storeys nor 14 m.
c.	A minimum building setback of 14 m (45.9 ft.) shall be provided from the western, southern, and eastern property lines of the site. The above building setbacks may be reduced to the minimum yard requirements of Clause 4.4 below for developments which are less than 1,000 m² (10,764 sq. ft.) in gross floor area and less than 6 m (19.7 ft.) in height, at the discretion of the Development Officer where, in his opinion, the provision of landscaping, building facade treatment, the colour of finishing materials or other design features will minimize the perception of massing and create a high standard of building appearance.
d.	A minimum landscaped yard of 7.5 m shall be provided adjacent to all roadways abutting the site.
e.	No parking, loading, storage, trash collection, outdoor services or display area shall be permitted within a required yard. Loading, storage and trash collection areas shall be located to the rear or sides of a principal building and shall be screened from view from any adjacent sites or public roadways.
f.	For buildings which provide for multiple business occupancy at grade the Development Officer shall ensure that the designs preclude enclosed or climate controlled mall development. Businesses will be required to have direct individual access at grade and no enclosed corridors or passages to provide for interior connection between businesses for public uses will be permitted.
g.	The above regulation shall not apply to buildings used exclusively for Professional, Financial and Office Support Services.
h.	All exposed building faces shall have consistent and harmonious exterior finishing materials.
i.	Developments in this District shall be evaluated with respect to compliance with the General Development Regulations of Sections 59 to 79 inclusive, of the Land Use Bylaw. In this evaluation, the Development Officer may grant relaxations to the regulations contained in Sections 50 through 79 and the provisions of this District if, in his opinion, such a variance would be in keeping with the General Purpose of the District and would not adversely affect the amenities, use, and enjoyment of neighbouring properties.
j.	Signs shall be allowed in this District as provided for in Schedule 79E and in accordance with the general provisions of Sections 79.1 to 79.9 inclusive, of the Land Use Bylaw.
k.	Major and Minor Alcohol Sales shall be developed in accordance with Section 98 of the Land Use Bylaw.

5.1. Architecture and Site Planning

a.

The exterior of the high-rise building shall be finished with high quality materials such as concrete, acrylic stucco, pre-finished metal, masonry, glazing and glass curtain wall system, in accordance with Appendix II, Project North Elevation; Appendix III, Project South Elevation; Appendix IV, Project West Elevation; and Appendix V, Project East Elevation.

b.

Architectural diversity and visual interest shall be created through the following, as illustrated in Appendix II, Project North Elevation; Appendix III, Project South Elevation; Appendix IV, Project West Elevation; and Appendix V, Project East Elevation:

i.	The use of distinctive treatments at the corners of the development and at its main entrance; and
ii.	The articulation and incorporation of other design elements in its façades and rooflines.

c.

Stepped building forms and tiered landscaped ledges shall be provided to articulate the façade.

d.

The maximum floor plate for the tower shall not exceed 500m².

e.

The top half of the tower shall be 17 to 29 storeys in height, as shown on Appendix Ic, Illustrative Three Dimensional Concept, and shall step back from the lower half portion of the tower. The step-backs of the top half of the tower shall be distinguished from the lower half portion of the tower consistent with the conceptual illustrations shown on the Appendix II, Project North Elevation, Appendix III, Project South Elevation, Appendix IV, Project West Elevation, and Appendix V, Project East Elevation, and as follows:

i.	Floors from 17 - 20 floors shall have a maximum floor plate of 485 m².
ii.	Floors from 21 - 22 floors shall have a maximum floor plate of 460 m².
iii.	Floors from 23 - 25 floors shall have a maximum floor plate of 410 m².
iv.	Floors from 26 - 29 floors shall have a maximum floor plate of 300 m².

f.

Balconies shall have glass guards to reduce wind.

g.

The high-rise building shall front Jasper Avenue and 83rd Street and address these roads with entrances that are clearly visible. Refer to Appendix Ia, Illustrative Site Plan: Podium Base Setbacks for visual interpretation.

h.

All mechanical equipment shall be screened from public view or be concealed by incorporating it within the roof envelope or by screening it in a way that is consistent with the character and finishing of the development.

5.2. Massing and Building Articulation

a.	Perceived massing shall be minimized through design elements such as building setback variations, building orientation, articulation around entrance ways, roof treatment, and the choice of exterior materials and colours. Refer to Appendix Ic, Illustrative Three Dimensional Concept for visual interpretation.
b.	The step-backs of the Tower shall be generally in conformance with the conceptual illustrations provided in Appendix II, Project North Elevation; Appendix III, Project South Elevation, Appendix IV, Project West Elevation, and Appendix V, Project East Elevation.
c.	The Podium Base shall have a maximum floor-plate of 600 m², and shall be differentiated from the Tower by distinct architectural treatment. The following graphic representation provides a possible conceptual application of this regulation for interpretive purposes.

5.3. Entrances

a.

The main building entrance and the first level parkade lobby entrance to the apartment building shall be designed to meet universal accessibility standards in the following ways:

i.	main entrance doors to meet universal design standards as per the Barrier Free Design Guide published by The Safety Codes Council (Alberta) 1999;
ii.	level changes from the sidewalk to the main entrance of the apartment building shall be minimized; and
iii.	landscaping elements shall be located out of the travel path to ensure they are not obstacles to apartment building access.

b.

To encourage active and inviting streetscapes at ground level, all ground oriented dwellings shall provide separate, individual and direct access to grade and feature doorways, terraces and / or patios and windows at ground level. Refer to Appendix Ia, Illustrative Site Plan: Podium Base Setbacks for visual interpretation.

5.4. Lighting

a.	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, to accentuate artwork, and to highlight the development at night time, to the satisfaction of the Development Officer.
b.	Night-time light pollution shall be reduced by avoiding over-illumination of the development and use low cut-off exterior lighting fixtures which direct light downward, not upward and outward to ensure illumination does not extend beyond the boundaries of the development site.

5.5. Green Sustainable Practices and Targets

a.	The design and implementation of this development shall apply techniques to reduce consumption of water, energy, and materials consistent with best practices in sustainable design. Green sustainable targets shall include Sustainable Sites, Water Efficiency, Energy and Atmosphere, Materials and Resources, and Indoor Environmental Quality. The minimum design targets shall be as listed on Appendix VII, Sustainable Strategies and Targets.
b.	Supplementary green sustainable targets based on the Green Building Rating System LEEDTM, Canada NC 1.0, 2004, as amended, shall be required and implemented to ensure the development meet the score of a Silver standard on said rating system. The Owner may choose which supplementary green sustainable targets will be implemented, and, at his/her discretion, may indicate additional targets in excess of the Silver standard score to provide for flexibility at the implementation stage. The Owner shall submit a report with all chosen supplementary green sustainable targets along with the application for the development permit of the Tower, to the satisfaction of the Development Officer.
c.	Demonstration of compliance at the development permit application for the Tower shall be provided with letters from the design target parties responsible to the satisfaction of the Development Officer. Acceptable letter formats shall include the LEEDTM letter templates included in the Green Building Rating System LEEDTM, Canada NC 1.0, 2004, as amended, or any other format acceptable to the Canadian Green Building Council LEEDTM.
d.	Upon completion of the development, the Owner shall provide a report by a professional Architect or Engineer that demonstrates to the satisfaction of the Development Officer that the design and construction of the development meets the Sustainability Targets as defined in Appendix VII, Sustainable Strategies and Targets for a complete description.

5.6 Other Regulations

a.

Bicycle parking shall be provided in accordance with Section 54 of the Edmonton Zoning Bylaw, and bicycle rack(s) shall be provided in a secure location within the parkade. The location and design of bicycle racks shall be to the Satisfaction of the Development Officer and the Transportation Department.

b.

The development shall incorporate design features to minimize adverse microclimatic effects such as wind tunneling, snow drifting, rain sheeting, shadowing, and loss of sunlight, both on and off-site to the satisfaction of the Development Officer.

c.

The recommendations provided in the Wind Impact Statement shall be implemented to the satisfaction of the Development Officer as follows:

i.	Clusters of coniferous plantings shall be provided along the sidewalks to improve wind conditions during warmer seasons.
ii.	The main entrance shall provide a vestibule or revolving doors for proper operation.

d.

A detailed Wind Impact Study shall be prepared by a qualified, registered Professional Engineer, and shall be based on a scale model simulation analysis, prepared to professional standards. The Wind Impact Study shall be submitted with the development permit for the tower to the satisfaction of the Development Officer.

e.

Construction vehicles shall follow designated routes to access the site. These routes shall include Jasper Avenue and 82nd Street. Construction vehicles shall not use 110th Street, 83rd Street north of the east/west alley abutting the site, or other local roadways within the neighbourhood.

f.

Existing trees on the boulevard directly abutting the site shall be retained and protected in accordance with the section 55.4 of the Zoning Bylaw 12800. Prior to construction, an on-site meeting with the representative of the Asset Management and Public Works Department must occur to assess health and value of all existing trees. Compensation for removal or damage to the existing trees must be provided as per the City policy.

g.

Prior to the issuance of a Development Permit for the site, a geotechnical report prepared by a Qualified Professional Engineer must be submitted and approved to the satisfaction of the Development Officer, in consultation with the City's Geotechnical Engineer, Transportation Department. In addition to the provision of site and development-specific geotechnical recommendations for design and construction, such report must also provide recommendations to suitably minimize and mitigate geotechnical risks to the development and surrounding properties and infrastructure.

Stone Industrial - north of Stony Plain Road at 170 Street