DC2 795

11332 - 95 Street NW - west side of 95 Street between 113 and 114 Avenues

Bylaw 15737 (May 2, 2011)

To allow for the development of a low-rise apartment building comprising a blend of market and non-market/affordable housing and child care services.

This Provision shall apply to a 0.542 hectare site, Lots 16 – 30, Block 24, Plan RN43, on the west side of 95 Street between 113 and 114 Avenues, as shown on Schedule ”A” of this DC2 Provision.

a.Apartment Housing
b.Child Care Services
c.Residential Sales Centre, limited to on-site dwelling units only
d.Minor Home Based Business
e.Fascia On-premises Signs
f.Freestanding On-premises Signs
g.Temporary Signs, limited to on-site purposes only
4.1       General
a. Prior to the issuance of a development permit, the owner shall provide documentation confirming the consolidation of Lots 16-30, Block 24, Plan RN43.
b. Development shall be generally in accordance with the following regulations and with the Site Plan and Building Elevations shown in Appendices I and II.
c. The maximum number of Dwelling Units shall not exceed 155.
d. The maximum Building Height shall not exceed 4 storeys nor 15.5 m.
e. The minimum required Building Setbacks shall be:
i. an average of 6.5 m on the east, but in no case less than 2.5 m;
ii. an average of 4.5 m on the north, but in no case less than 2.5 m;
iii. an average of 4.5 m on the south; and
iv. an average of 7.5 m on the west, but in no case less than 6.0 m.
f. The maximum Floor Area Ratio (FAR) shall be 2.4.
g. A minimum Amenity Area of 7.5 m² shall be provided for each dwelling unit and achieved through the use of balconies, grade level space and communal amenity spaces.
h. Child Care Services shall be provided in accordance with Section 80 of the Zoning Bylaw with the exception that Outdoor Play Space shall be located on the west side of the building and be configured such that the ratio of length to width does not exceed 2.5:1.
4.2       Parking and Loading
a. Parking shall be provided and located to the satisfaction of the Development Authority and the Transportation Department as follows:
i. A minimum of 120 parking spaces and a maximum of 130 parking spaces shall be provided within an underground Parking Garage for the residents and Child Care employees. A minimum of 106 of these parking spaces shall be provided for the residents;
ii. Visitor parking for the Apartment Housing shall be provided as surface parking;
iii. Drop-off spaces for the Child Care Service shall be provided as surface parking; and
iv. A portion of the visitor parking for the Apartment Housing (listed in ii above) and the drop-off spaces for the Child Care Service (listed in iv above) may be provided as shared parking as shown on Appendix I.
b. Bicycle Parking spaces for residents and Child Care Services Employees shall be provided in accordance with Section 54.3 of the Zoning Bylaw, and a dedicated, secure storage area for bicycles shall be provided in the underground parkade for use by residents.
c. Loading and garbage collection areas shall be screened from view from adjacent sites and the public. These areas shall be located to ensure that no backing/turning movement of vehicles going to or from them causes interference with traffic on the lane nor the accessibility of driveways and garages associated with the existing low density residences west of the lane.
4.3       Housing Blend/Accessibility
a. A minimum of 60 percent of the Dwelling Units shall contain at least two bedrooms.
b. All dwelling units are to be blended throughout the building so that no visual distinction is apparent between market and non-market/affordable units, when viewed from access corridors.
c. All ground floor units fronting 95 Street and 114 Avenue shall be ground-oriented, accessed at grade, have their entries facing the adjacent street and shall meet Barrier-free design requirements; the main entry to these units shall not be by means of patio or sliding doors.
d. Any alterations to modify the existing number of bedrooms in a Dwelling shall not require additional parking.
4.4       Massing and Building Architecture
a. Sun shadow studies must demonstrate minimal impact on the adjacent low-density residences to the west, on March 21 and September 21.
b. Perceived building massing shall be minimized by variations in Building Setbacks, articulation of building facades, sloped roofs, choice and variance of exterior materials and colours, as well as other design techniques shall be used to minimize building massing.
c. All mechanical equipment shall be screened from public view or concealed by incorporating the equipment within the roof envelope or in a way that is consistent with the character and finishing of the overall building.
d. All exterior finishing materials must be of good quality, durable and attractive in appearance, with consistent treatment on all faces of the building.
e. All exterior lighting of the site shall be designed so that the light source is directed away from adjacent low-density residences to the west and both placement and illumination of lighting shall be configured in consideration of CPTED principles and security of building entries and the parkade access ramp.
f. As a condition of the Development Permit, the Owner shall enter into a Servicing Agreement(s) with the City of Edmonton for off-site improvements to include but not necessarily be limited to:
i. Off-site improvements to Norwood Square Park, to the satisfaction of the Development Authority in consultation with the Alberta Avenue Community League;
ii. Construct the alley adjacent to the development to a paved commercial standard including reconstruction of the alley crossing at 113 Avenue and 114 Avenue, to the satisfaction of the Transportation Department; 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.
g. The principal entrance to the building shall be prominent and centrally located. Main entrance doors shall be designed to meet universal accessibility standards in the following ways:
i. main entrance doors shall meet universal design standards as per the Barrier Free Design Guide published by The Safety Codes Council (Alberta;
ii. level changes from the sidewalk to the main entrance of the building shall be minimized (not to exceed 3%); and
iii. landscaping elements shall be located out of the path of travel to the entries to ensure they are not obstacles to building access.
h. To encourage active and inviting streetscapes at ground level, access to individual residential units at sidewalk level shall meet the same universal design standards indicated for the main entrance doors in Clause 4.4(j).
i. 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.
j. The underground portion of the parking structure may project into setbacks provided that it is not visible above grade. Entry to the parkade shall be secure and controlled by means of an underground parking access card device which must be located on site, a minimum of 3m inside the property line.
4.5       Landscaping
a. To ensure that a high standard of appearance is achieved, detailed Landscaping Plans shall be submitted with the initial Development Permit application, for approval by the Development Authority and shall be in general accordance with the Landscape Concepts shown in Appendix III.
b. The Landscape Plan shall also include boulevard trees to be installed along 95 Street to the satisfaction of the Development Authority, in consultation with the Asset Management and Public Works Department, and shall be in accordance with Section 55 of the Zoning Bylaw.
c. A Crime Prevention Through Environmental Design Assessment shall be provided to the Development Authority and approved, prior to development approval 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.


Bylaw attachments