Bonnie Doon - located north of 85 Avenue NW and west of 90 Street NW
Bylaw 15367 (February 1, 2010)
To establish a Site Specific Development Control Provision to accommodate a medium density apartment building that includes family-oriented ground floor units and applies architectural and urban design principles to create an attractive residential development that is compatible with its surroundings.
This provision shall apply to 0.19 ha of Lots 1 - 5, Block 3, Plan 6900R, located north of 85 Avenue and west of 90 Street, Bonnie Doon, as shown on Schedule "A” of this Bylaw, adopting this Provision.
| a. | Apartment Housing |
| b. | Live / Work Unit as Class B Discretionary Development |
| c. | Major Home Based Business as Class B Discretionary Development |
| d. | Minor Home Based Business |
| e. | Residential Sales Center |
| f. | Fascia On-premise Signs |
| g. | Freestanding On-premise signs |
| h. | Temporary On-premise signs |
4.1. General
| a. | The development shall be generally in accordance with the following regulations and Appendix I: Site Plan, Appendix II: Parkade Plan, Appendix III, Elevations (South and East) and Appendix IV: Elevations (North and West) to the satisfaction of the Development Officer. | ||||||||
| b. | The maximum number of dwelling units shall be 35. | ||||||||
| c. | The maximum floor area ratio shall be 2.4. | ||||||||
| d. | The maximum building height shall not exceed five storeys nor 17.4 m and shall be in accordance with Appendices III and IV. | ||||||||
| e. | The minimum yard shall be in accordance with Appendix I and as follows: | ||||||||
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| f. | Signs shall comply with the regulations found in Schedule 59E of the Zoning Bylaw. |
4.2. Architectural and Urban Design Regulations
| a. | Ground level units shall include active residential frontages as shown on Appendix I with individual unit external accesses and use features such as porches, stairs and landscape screening. |
| b. | The ground level units with active residential frontages shall be family oriented units consisting of 2 bedrooms or more. |
| c. | Building exteriors shall be generally in accordance with Appendices III and IV and the regulations of this bylaw. |
| d. | The building façade shall be articulated with each building face differentiated to create architectural interest and reduce massing through the use of colors, materials, setbacks, roofs, canopies, or other architectural features. |
| e. | The top storey shall have stepbacks and projections varying from 1.9 m to 2.4 m as shown on Appendix I. |
| f. | Wall projections shall be allowed to project a maximum of 0.73 m into the setback areas, as shown in Appendix I, and shall not exceed a maximum width of 3.0 m to ensure articulation of the building facade. |
| g. | All exterior finishing materials shall be visually appealing and of good quality and durability, such as stone, masonry veneer, acrylic stucco, hardiplank siding and trim boards. Metal railings and trim shall be acceptable. |
| h. | No one exterior finishing material or treatment shall comprise more than 49% of the exterior surface area excluding window areas. |
| i. | Decorative and security lighting shall be designed and finished in a manner consistent with the design and finishing of the development. Lighting shall be provided to ensure a well lit environment for pedestrians and to provide security in the alley. Exterior lighting shall be directed onto the property and the alley. |
4.3. Amenity Area
| a. | A minimum Amenity Area of 7.5 m2 per Dwelling shall be provided. |
| b. | A 60 m2 common, outdoor, ground level amenity area shall be provided on site for residents which should accommodate the recreational and social needs of residents, including families with children. |
4.4. Landscaping
| a. | A landscaping plan shall be submitted in accordance with Section 55 of the Zoning Bylaw prior to the approval of any development permit. Notwithstanding Section 55, landscaping shall be provided generally in accordance with the landscaping concepts illustrated in Appendix I and shall include the following: |
| b. | Low landscaped screening such as a continuous hedge or a 1.2 m fence along 85 Avenue and 90 Street; |
| c. | Low landscaped screening of the visitor parking and garbage collection areas from adjacent ground floor units; |
| d. | All outdoor open space landscaped to encourage its use as amenity space for the residents and may include seating areas, pedestrian oriented lighting, retaining walls and a mix of plantings; |
| e. | A mix of plant materials including deciduous and coniferous trees and shrubs for the remainder of the site. |
| f. | The underground parking structure shall not interfere with the viability of landscaping such as trees, shrubs and grass. A minimum 1.2 m soil depth and adequate soil volume shall be provided and the landscaping plan shall be stamped by a registered Landscape Architect. Environmental conditions including minimizing thermal bridging from the surrounding structure, irrigation and drainage, and natural light among others shall be considered. |
| g. | Benches, lighting, street furniture and paving treatment shall be integrated with the overall site planning and consistent with the character and finishing of the development. |
4.5. Parking, Garbage and Storage
| a. | Vehicular parking shall be developed in accordance with Section 54 of the Zoning Bylaw and located in accordance with Appendix I and II. Resident parking shall be located underground. Visitor parking shall be located at grade. |
| b. | Bicycle parking shall be developed in accordance with Section 54 of the Zoning Bylaw. Bicycle spaces shall be provided for residential units in a weather- protected and secure area. |
| c. | Access to the site shall be from the alley and there shall be no direct access to 85 Avenue or 90 Street. |
| d. | Underground parking access devices shall be located a minimum of 3.0 m inside the property line. |
| e. | The driveway ramp for the underground parking structure shall be at grade at the property line and will not exceed a slope of 6% for a distance of 4.5 m inside the property line, or to the satisfaction of the Transportation Department. The parkade ramp will have a minimum width of 6.0 m for a distance of 5.5 m into the site to accommodate two-way traffic. |
| f. | The retaining wall shall not exceed a height of 0.3 m at the property line and no portion of the wall may encroach onto road right-of-way. |
| g. | Storage and garbage collection facilities shall be located on private property and concealed from view from adjacent public roadways and residential units. The gates and/or doors of the enclosure shall not open or encroach into the right-of-way. |
| 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. |
4.6. Off-site Improvements
| a. | Prior to issuance of a Development Permit, the owner shall enter into an Agreement with the City of Edmonton for off-site improvements required as a result of the development. The Agreement process includes an engineering drawing review and approval process as well as an irrevocable Letter of Credit to cover 100% of construction costs. Improvements to be addressed in the Agreement include, but are not limited to, the following: |
| b. | Construction of the alley north of the site to a commercial standard from 90 Street to the west property line, including reconstruction of the alley crossing at 90 Street, to the satisfaction of the Transportation Department; |
| c. | Reconstruction of the sidewalks on the west side of 90 Street and the north side of 85 Avenue, to the satisfaction of the Transportation Department; |
| d. | Reconstruction of the curb and gutter on the west side of 90 Street from 85 Avenue north to the alley, to the satisfaction of the Transportation Department; |
| e. | Water main upgrades to achieve City of Edmonton standards; |
| f. | Repair of any damage to the abutting roadways, sidewalks and/or boulevards resulting from construction of the development, to the satisfaction of the Transportation Department. The site must be inspected by the Transportation Department prior to the start of construction and once again when construction is complete. |
| g. | Planting of boulevard trees / landscaping in the boulevard on the north side of 85 Avenue and the west side of 90 Street to the satisfaction of the City of Edmonton; and |
| h. | Modification and relocation of EPCOR Power’s aerial power line to maintain a 3.0 m vertical and horizontal clearance from the building. |
| i. | The owner shall dedicate right-of-way to the City of Edmonton along the north boundary of the site to achieve a 6.0 m alley right of way. All costs associated with the dedication of the right-of-way shall be borne by the developer. |
4.7. Other Regulations
| a. | The incorporation of features such as recycling facilities, water saving strategies, low-water landscaping, energy-efficient lighting, and other devices shall be provided in building and site designs to reduce the consumption of energy and materials, where economically and physically feasible. |
| 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 meets the score of a Silver standard on said rating system. The Owner may choose which supplementary green sustainable targets will be implemented, and, at its 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 project, to the satisfaction of the Development Officer. |
| c. | A Crime Prevention Through Environmental Design (CPTED) Assessment will be provided to the satisfaction of the Development Officer to ensure that development on the site provides a safe urban environment in accordance with the guidelines and principles established in the Design Guide for a Safer City and referenced in Section 58 and Section 54.7 of the Zoning Bylaw. |
| d. | Prior to the issuance of a Development Permit, the Developer shall provide the Development Officer with a signed agreement defining the terms whereby the Developer will provide one affordable housing unit to Habitat for Humanity. |