Calgary Trail/Gateway Boulevard - 2610 Calgary Trail
Bylaw 15468 (August 30, 2010)
The purpose of this provision is to accommodate a mixed-use, high density residential apartment building, with main floor commercial and second floor professional office uses, and residential on the upper floors which incorporates high quality architecture and building sustainability principles in its design, construction and operation, and which will create a unique and distinctive built form along the Calgary Trail/Gateway Boulevard Corridor.
Lot 3, Plan 663RS (2610 Calgary Trail); containing 0.445 ha, more or less; immediately west of the service road adjacent to Calgary Trail / Gateway Boulevard, as shown on Schedule ”A” of the Bylaw adopting this Provision.
3.1 Residential and Residential Related Uses
| a. | Apartment Housing |
| b. | Minor Home Based Business |
| c. | Residential Sales Centre for the sale of onsite condominiums and leasing of commercial and office premises. |
3.2 Commercial Related Uses
| a. | General Retail Stores, not exceeding a gross floor area of 312 m2 |
| b. | Personal Service Shops, not exceeding a gross floor area of 312 m2 |
| c. | Restaurants, for less than 200 occupants and not exceeding a total gross floor area of 312 m2, including 240 m2 of Public Space |
| d. | Specialty Food Service, for less than 100 occupants and 120 m2 of Public Space |
3.3 Office Related Uses
| a. | Professional, Financial and Office Support Services |
3.4 Sign Uses
| a. | Fascia On-premises Signs |
| b. | Freestanding On-premises Signs, limited to project identification, building construction identification and real estate advertising signs of a limited duration Projecting On-premises Signs |
| c. | Projecting On-premises Signs |
| d. | Temporary On-premises Signs |
The Development shall be in general accordance with the attached Appendices:
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| a. | The maximum building height shall not exceed 77.3 metres, nor 19 storeys, as shown on Appendix 2 - Building Height Plan; |
| b. | The maximum Floor Area Ratio shall be 3.5. |
| c. | The maximum number of Dwellings shall not exceed 150 units; |
The following building Setbacks shall be applied as shown on Appendix 1 - Building Setback Plan:
| d. | The minimum building Setback shall be 61.45 m from the west property line of the site abutting the existing residential development; |
| e. | The minimum building Setback shall be 10.0 m from the east property line of the site adjacent to the existing Calgary Trail / Gateway Boulevard Service Road; |
| f. | The minimum building Setback shall be 7.45 m from both the north and south property lines of the site abutting the existing commercial development. |
| a. | Commercial Related Uses shall be limited to the Uses listed in Section 3.2 of this DC2 provision, may only be located on the main floor as shown on Appendix 4 - 1st Floor Plan and the maximum combined floor area for all Commercial Uses shall not exceed 312 m2. |
| b. | Professional, Financial and Office Support Services shall be located only on the second floor, with a maximum gross second floor area not exceeding 582 m2, of which up to 160 m2 may be used as common, accessible residential amenity space, as indicated on Appendix 5 - 2nd Floor Plan. |
| a. | All-directional vehicular access from the site to the service road shall be provided as shown on Appendix 3 - Site Plan. |
| b. | Parking shall be provided in accordance with Section 54 of the Zoning Bylaw as shown on Appendix 3 - Site Plan and Appendix 6 - Parkade Plan and located at the satisfaction of the Development Officer and the Transportation Department. |
| c. | Surface vehicular parking shall be screened in accordance with the provisions of Section 55 of the Zoning Bylaw, except that the surface vehicular parking area along the west and south property lines as shown on Appendix 3 - Site Plan shall be screened. Screening shall be consistent in material and colour with the dominant architectural theme for the site. |
| d. | Bicycle parking shall be developed in accordance with Schedule 2 of Section 54.3 of the Zoning Bylaw, and bicycle rack(s) shall be provided in a secure location within the first underground level of the parkade, as shown on Appendix 6 - Parkade Plan. The location and design of bicycle racks shall be to the satisfaction of the Development Officer and the Transportation Department. |
| e. | Loading, storage and garbage collection areas shall be located in such a manner to be screened from view from adjacent sites and public roadways in accordance with the provisions of Section 55 of the Zoning Bylaw as shown on Appendix 3 - Site Plan and shall be designed to the satisfaction of Asset Management and Public Works and the Transportation Department. |
| f. | Garbage enclosures shall be located entirely within private property and gates and/or doors of the garbage enclosure shall not open or encroach into road right-of-way. Appendix 3 - Site Plan and Appendix 4 - 1st Floor Plan illustrate the location of garbage enclosure area, proposed waste management vehicle minimum turning movements and the proposed garbage pickup location. |
| g. | A direct pedestrian walkway connection to the residential area to the west (e.g. 104 Street) shall be provided prior to the issuance of a development permit for the site and shall be designed in accordance with CPTED principles and to the satisfaction of the Transportation Department. |
| a. | A minimum amenity area of 7.5 m2 per Dwelling shall be provided and achieved through the use of balconies, outdoor surface landscaped areas, or common accessible space. |
| b. | Outdoor amenity shall be provided as outdoor hard-surface and vegetated landscaping, as shown on Appendix 11 – Conceptual Landscape Plan, and shall be accessible to all residents of the building. |
| a. | The style of the building shall create a façade that is attractive and distinctive, as illustrated on Appendix 7, 8, 9 and 10 - East, North, South and West Elevations. |
| b. | The exterior of the building shall be finished with high quality materials such as EIFS (Exterior Insulation Finish Systems), pre-finished metal and glass with clear anodized curtain wall framing, in accordance with the materials illustrated on Appendix 7, 8, 9 and 10 - East, North, South and West Elevations. |
| c. | 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 nighttime, to the satisfaction of the Development Officer. |
| d. | Nighttime light pollution shall be reduced by avoiding over-illumination of the development and use of 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. |
| e. | 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 into the building. |
| f. | Crime Prevention Through Environmental Design (CPTED) principles shall be used to design public and private spaces 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. |
The building shall achieve at a minimum the designation of LEED Canada-NC- 1.0 Certified. Upon submission of a Development Permit application, the applicant must submit a detailed report, endorsed by a third-party registered professional engineer or architect, indicating how the LEED Certified points will be achieved upon construction completion. This report must be approved by the Development Officer prior to the issuance of the Development Permit.
This DC2 Provision encourages the following Sustainability Targets be included in the LEED Certified checklist and integrated into the building design to the satisfaction of the Development Officer:
| a. | Sustainable Sites |
| b. | Water Efficiency |
| c. | Energy & Atmosphere |
| d. | Materials & Resources |
| e. | Indoor Environmental Quality |
| f. | Innovation & Design |
| a. | Prior to the issuance of any development permit, the Owner shall contribute $100,000 in trust for the commission of either of the following at the discretion of the Owner: | ||||||
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| b. | If provided, public artwork (within the site) shall be incorporated into the publicly accessible open space at the southeast corner, as identified on Appendix 3 - Site Plan. The fund shall be used for the design and construction of Public Art. The Public Art will be: | ||||||
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| c. | If provided, City of Edmonton public facility enhancements within the neighbouring Ermineskin community shall be in consultation with the appropriate City Departments (i.e. Asset Management and Public Works) to determine programming needs and requirements. The enhancements may include, but not be limited to, the purchase/upgrading of playground equipment within a centralized, publicly accessible neighbourhood location. |
| a. | A Sun Shadow Impact Study shall be submitted at the development application stage to the satisfaction of the Development Officer. This Study shall be prepared by a qualified, registered Professional Engineer or Architect, to professional standards. | ||||
| b. | A Wind Impact Study shall be prepared by a qualified, registered Professional Engineer, and shall be 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. Recommendations shall be incorporated into the Development Permit application. | ||||
| c. | Universally accessible design should be considered in the architecture of the building where economically and physically feasible. Development shall be designed to be accessible to persons in wheelchairs, motorized scooters, strollers and persons with special needs. | ||||
| d. | Landscaping shall be prepared by a qualified Landscape Architect and provided in accordance with Section 813.4 of the Land Use Bylaw, Overlay Schedule for Major Commercial Corridors; and shall be generally in accordance with the Appendix 11 - Conceptual Landscape Plan. | ||||
| e. | The Owner shall enter into a Servicing Agreement with the City of Edmonton for off-site improvements necessary to serve the development. 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: | ||||
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| f. | Signs shall comply with the regulations found in Section 59B of the Zoning Bylaw. Notwithstanding Section 59, Temporary Signs shall be limited to project advertising and residential sale purposes only. A comprehensive sign plan may, at the discretion of Development Officer, be required. |