DC2 767

Gainer Industrial - east of 71st Street NW, south of Sherwood Park Freeway, and west of Argyll Road NW

Bylaw 15437 (May 25, 2010)

To accommodate the redevelopment of a large irregularly shaped site primarily for apartment housing such that:

a. the number of dwelling units are limited;
b. the height of development decreases across the site from east to west with buildings on the western portion of the site being compatible with the scale and pattern of lower density residential development west of 71 Street;
c. the site is developed to a high standard of appearance appropriate to its high profile location on two major roadways and an entranceway into the City; and
d. the on-site pedestrian and vehicular circulation system is development on a comprehensive basis ensuring a high degree of efficiency, convenience and safety.

Further, to accommodate, within a portion of the site (Area D), the development of a facility primarily for seniors compromised of Assisted Living and Designated Assisted Living units as well as accessory commercial uses designed as an integral component of the development and to be compatible with surrounding residential development.

This provision shall apply to Lot 3A, Block 24, Plan 0923245; Units 2-4, Plan 0923250; and Units 5-247, Plan 0923262, as shown on Schedule ”A” of this Bylaw, adopting this Provision, Gainer Industrial. The Provision establishes four approximate sub-areas for the site as identified in Appendix I and described as follows:

a. Area A - that south west portion of the site abutting 71 Street and intended for the development of low rise apartment buildings, at grade amenity areas, and above ground and underground vehicle parking;
b. Area B - that south east portion of the site immediately east of Area A and abutting Argyll Road and intended for the development of medium rise apartment buildings, at grade amenity areas, and above ground and underground vehicle parking;
c. Area C - that north east portion of the site abutting Sherwood Park Freeway and Argyll Road and intended for the development of medium rise apartments and potentially a single high rise apartment building, at grade amenity areas, and above ground and underground vehicle parking; and
d. Area D - that north west portion of the abutting 71 Street and Sherwood Park Freeway and intended for the development of seniors’ housing with accessory non-residential uses within a mid-rise apartment building structure.
a. Assisted Living (AL): for the purposes of this direct control zone means accommodation with moderate care provisions for residents in a congregate setting. Assisted living residents do not require continuous access to professional services or on-site professional services. Room and board services, light housekeeping services, 24 hour availability of assistance and oversight with personal care and social and recreational support may be provided. Assisted living suites may contain up to two bedrooms, living area space and cooking facilities.
b. Designated Assisted Living (DAL): for the purposes of this direct control zone means accommodation with flexible 24 hour on-site personal care and oversight, with scheduled access to professional services. Residents receive room and board services, light housekeeping services, 24 hour availability of assistance and oversight with personal care and social and recreational support. Professional services include 24 Licensed Practical Nurse oversight, Registered Nurse on-call and intermittent scheduled services provided. Settings are therapeutically designed to offer comfort and safety to clients who are fearful, who may be at risk for wandering and who need more structure and stimulation. Suites may or may not include a small kitchen.
Area A
a. Apartment Housing
b. Minor Home Based Businesses
c. Fascia On-premises Signs
d. Projecting On-premises Signs
e. Temporary On-premises Signs, excluding portable signs affixed to trailers
Area B
a. Apartment Housing
b. Minor Home Based Businesses
c. Fascia On-premises Signs
d. Projecting On-premises Signs
e. Temporary On-premises Signs, excluding portable signs affixed to trailers
Area C
a. Apartment Housing
b. Child Care Services
c. Convenience Retail
d. Minor Home-Based Businesses
e. Specialty Food Services, limited to 40 occupants and 48 m2 of public space
f. Fascia On-premises Signs
g. Freestanding On-premises Signs
h. Projecting On-premises Signs
i. Temporary On-premises Signs, excluding portable signs affixed to trailers
Area D
a. Apartment Housing, suitable for seniors
b. Boarding and Lodging Houses, suitable for seniors
c. Personal Service Shops, Convenience Retail Stores, Professional, Financial and Office Support Services, Health Services, Specialty Food Services and Restaurants, when designed as an Accessory component of the seniors’ facility
d. Fascia On-premises Signs
e. Projecting On-premises Signs
f. Temporary On-premises Signs, excluding portable signs affixed to trailers

The Development Officer shall have regard for the site development objectives contained in this Section in the application of the regulations contained in this Provision and in Sections of the Edmonton Zoning Bylaw in order to achieve the General Purpose of this Provision.

5.1. Built Form Objectives
a. To establish a building height gradient that generally decreases from east to west across the site.
b. To create buildings that have architectural diversity and visual interest.
c. To develop buildings that are of a high quality and that are aesthetically pleasing.
d. To develop buildings that relate to and respect surrounding existing development.
e. To minimize the perception of height and massing of buildings.
f. To create a single high-rise tower that is visually attractive and a positive landmark for the site.
5.2. Circulation Objectives
a. To site buildings, roadways, and landscaped areas such that the overall pattern of development is compatible with the grid street pattern of development west of 71 Street.
b. To create pedestrian linkages that accommodate and encourage pedestrian movement between amenity areas and buildings throughout the site, and to pedestrian oriented facilities off-site while adhering to the principles of Crime Prevention Through Environmental Design (CPTED).
5.3. Site Amenities Objectives
a. To create a central amenity area that is a focal point for the site and its residents.
b. To create dispersed landscaping and amenity areas throughout the site.
6.1.General
a. Development shall be in general accordance with the site plan attached as Appendix I & II. The Development Officer shall have the discretion to vary the boundaries of Areas A, B, C and D and the Development Regulations of this Provision provided that the General Purpose and Design Objectives of this Provision are not compromised. With the submission of the first development permit application for the site, a more detailed overall site plan shall be provided showing building and surface parking locations; amenity areas; vehicular and pedestrian access points; and on-site vehicular and pedestrian circulation system. This overall site plan shall be updated with each subsequent development permit application, if required.
b. The maximum number of dwelling units for the site as a whole shall not exceed 648.
c. A minimum amenity area of 7.5 m2 shall be provided for each dwelling unit.
6.2. Area A
a. The maximum building height of development in Area A shall not exceed 14 m, nor four storeys.
b. The maximum Floor Area Ratio for Area A shall be 1.4 and shall be calculated on the basis of the area of Area A.
6.3. Area B
a. The maximum building height of development in Area B shall not exceed 23 m, nor six storeys.
b. The maximum Floor Area Ratio for Area B shall be 1.5 and shall be calculated on the basis of the area of Area B.
6.4. Area C
a. Apartment Housing in Area C may be developed as medium rise apartment buildings the maximum height of which shall not exceed 23 m, nor six storeys; or as medium rise apartment building(s) the maximum height of which shall not exceed 23 m, nor six storeys and one high-rise apartment building the maximum height of which shall not exceed 45 m, nor 14 storeys.
b. The maximum Floor Area Ratio for Area C shall be 1.5 if no high rise apartment building is developed; however, the maximum Floor Area Ratio for Area C shall be 3.0 if medium rise apartment building(s) and one high-rise apartment building are developed. For both development options, the maximum Floor Area Ratio shall be calculated on the basis of the area of Area C.
6.5. Area D
a. For the purposes of calculating Density on Area D, one unit of Assisted Living or Designated Assisted Living as defined in the General Purpose shall be equal to 0.25 of a Dwelling (e.g.; four (4) assisted living unit counts as one (1) Dwelling).
b. The maximum number of Designated Assisted Living units shall not exceed 129.
c. The maximum number of Assisted Living units shall not exceed 84.
d. The maximum Floor Area Ratio shall be 1.4.
e. The maximum building height for the portion of the building, identified as Assisted Living in Appendix II, shall not exceed 14 m, nor four storeys, and the maximum building height for the Designated Assisted Living portion of the building shall not exceed 23 m, nor six storeys as approximately shown in Appendix II.
6.6. Access, Parking and Loading
a. Vehicular and pedestrian access and visual sight lines into the site shall be provided at 78, 79 and 80 Avenues. Interior roadways and the orientation of buildings to the interior roadways shall be arranged to appear as extensions of the grid street pattern west of 71 Street.
b. Parking in Area D shall be provided and located to the satisfaction of the Development Officer and the Transportation Department and in accordance with the parking requirements as specified in Table 1.

 

Table 1 - Vehicular Parking Requirements for Area D

Use Vehicle Parking Spaces Required
Assisted Living (AL) unit 0.5 parking stalls / unit
Designated Assisted Living (DAL) unit 0 parking stalls / unit
Visitors 1 parking stall / 7 units
Staff including Accessory Uses 1 parking stall per staff member at the peak staffing period
c. Kitchen Services/Garbage and Loading within Area D.
 
i. Vehicular access to the kitchen services/garbage and loading area shall be located on 71 Street in general accordance with Area D Site Plan and to the satisfaction of the Development Officer and the Transportation Department, as illustrated in Appendix II. Further specific details of the access will be determined at the engineering drawing stage.
ii. The accesses must operate as a one one-way northbound operation and must be directionally signed on private property.
iii. The operation of the kitchen services/garbage and loading area must occur entirely onsite and as such, any vehicles accessing the loading area must not cross the property line when backing into the loading doors.
iv. All relocation of surface utilities or boulevard trees shall be the responsibility of the owner.
d. The owner shall enter into an Agreement with the City of Edmonton, in conjunction with the associated development permit, for off-site improvements necessary to facilitate the accesses to 71 Street.  The Agreement process includes an engineering drawing review and approval process.  Improvements to be addressed in the Agreement include but are not limited to the following:
 
i. Construction of a one-way inbound and a one-way outbound curb return access including curb ramps on both sides to 71 Street, as generally located illustrated on Appendix II;
ii. All relocation of surface utilities and boulevard trees shall be the responsibility of the owner to facilitate the accesses to 71 Street; and
iii. 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.
6.7. Landscaping and Pedestrian Connections
a. A landscaped yard, a minimum of 6.0 m in width, shall be provided on that portion of the site abutting 71 Street.
b. A landscaped yard, a minimum of 7.5 m in width, shall be provided on that portion of the site abutting Sherwood Park Freeway.
c. A landscaped yard, a minimum of 6.0 m in width, shall be provided on that portion of the site abutting Argyll Road.
d. A minimum of five deciduous trees (with a minimum Calliper of 6 cm), three coniferous trees (with a minimum Height of 3.0 m), and 20 shrubs shall be required for each 35.0 m of lineal Yard Frontage abutting Sherwood Park Freeway and Argyll Road. A continuous screen, an average of 0.75 m in Height, shall be provided within the required Yard, through a combination of berming and shrub planting.
e. There shall be no relaxation of the minimum yard or landscaping requirements as specified in either this Provision or the Zoning Bylaw.
f. A 1.8 m uniform screen fence shall be provided within the property lines abutting Sherwood Park Freeway and Argyll Road as shown on Appendix I and to the satisfaction of the Development Officer.
g. Pedestrian linkages between apartment buildings and surface parking areas shall be as direct as possible.
h. Opportunities shall be created for pedestrian circulation throughout the site by connecting walkways between interior roadways, amenity areas and parking areas while adhering to the principles of Crime Prevention Through Environmental Design and being in accordance with Section 58 of the Zoning Bylaw.
i. Within Area D, landscaping with appropriate berming shall be provided along 71 Street to minimize the visual impact resulting from the Kitchen Services and Loading bay located in this area.
6.8. Signage
a. Signs shall comply with the regulations contained in Schedule 59B of the Zoning Bylaw.
6.9. Development Regulations for Specific Uses
a. The following additional regulations shall apply to a Child Care Service in Area C:
 
i. this use shall be located in a structure containing a residential use; and
ii. this use shall be located at grade with a separate, outside entrance.
b. The following additional regulations shall apply to a Convenience Retail Store in Area C:
 
i. the total floor area of this use shall not exceed 275 m2;
ii. this use shall be located in a structure containing a residential use; and
iii. this use shall be located at grade with a separate, outside entrance.
c. Specialty Food Services shall be limited 40 occupants and 48 m2 public space.
7.1. Site Planning
a. Buildings shall be dispersed and separated by on-site roadways, landscaped amenity areas and surface parking areas to reduce the perception of height and massing of built forms.
b. Low and medium rise apartment buildings shall be generally configured in shapes such as an ”L” or a ”U” to reduce the appearance of massing of any particular elevation, to the satisfaction of the Development Officer.
c. An amenity area of approximately 0.27 hectares shall be provided in the central portion the site. Other amenity areas shall be dispersed throughout the site. The size, location and configuration of all amenity areas shall be the satisfaction of the Development Officer.
d. A walkway shall be constructed along the east side of 71 Street, as shown generally in Appendix I, to the satisfaction of the Transportation and Streets Department.
7.2. Architectural Control
a. Architectural diversity and visual interest shall be created through the use of irregular building foot prints; distinctive treatments at the corners of buildings and at main entrances; and the articulation and incorporation of other design elements in the façades and rooflines of buildings.
b. Expressions of higher quality and aesthetically pleasing development shall be created by:
 
i. use of high quality finishing materials such as brick and stone;
ii. consistent and/or complementary use of finishing materials on all building walls and, excepting the single apartment tower, from one apartment building to another;
iii. screening or concealing mechanical equipment so as to be unobtrusive; and
iv. establishing well landscaped interior and exterior streetscapes, and pedestrian areas.
c. The single high-rise apartment tower shall incorporate:
 
i. architectural treatments that establish the building as a signature feature of the site and a distinctive landmark for the surrounding areas;
ii. extensive glazing and well articulated facades and rooflines; and
iii. an appropriate exterior public space at the front entrance.
d. The ventilation and mechanical equipment above the kitchen and loading portion of the building within Area D shall be designed to minimize the nuisance impacts, such as noise, visual and odours, for the dwelling units above.

Bylaw attachments