DC2 796

McCauley - north of 106 Avenue and west of 100 Street

Bylaw 15750 (May 16, 2011)

To accommodate an 11-storey, mixed-use development consisting of commercial uses within the 2-storey podium and two 9-storey residential towers linked by a private rooftop terrace.

Lots 152-155, Plan EF; containing 2.8 ha, more or less, located north of 106 Avenue and west of 100 Street, McCauley, as shown on Schedule ”A” of the Bylaw adopting this Provision.

a.Apartment Housing
b.Boarding and Lodging Houses
c.Business Support Services
d.Child Care Services
e.Community Recreation Services
f.Commercial Schools
g.Convenience Retail Stores
h.Extended Medical Treatment Services
i.General Retail Stores
j.Government Services
k.Health Services
l.Indoor Participant Recreation Services
m.Minor Amusement Establishments
n.Non-accessory Parking, not including surface/ at grade parking
o.Personal Service Shops
p.Private Clubs
q.Professional, Financial and Office Support Services
r.Residential Sales Centre
s.Religious Assembly, up to a maximum of 100 seats
t.Restaurants, for more than 200 occupants and 240m2 of public space
u.Specialty Food Services, for more than 100 occupants and 240m2 of public space
v.Fascia On-premises Signs
w.Projecting On-premises Signs
x.Temporary On-premises Signs, not including portable signs
4.1         General 
a. The Site layout and building location shall be in general accordance with the Site plan as illustrated in Appendix I, to the satisfaction of the Development Officer.
b. Buildings shall be built to the front and side property lines. The Development Officer may allow building setbacks up to 2 m to accommodate street related activities such as sidewalk cafes, architectural features and landscaping that contribute to the pedestrian-oriented character of the area.
c. The elevations of the building shall be in general accordance with the drawings as illustrated in Appendix II.
d. The total Floor Area Ratio shall not exceed 7.0.
e. The maximum Height shall not exceed 50 m nor 11 storeys.
f. The maximum number of Dwellings shall not exceed a density of 850 du/ha.
g. The tower portion of the development above the second storey must be set back a minimum of 2 m from the lower portion of the building adjacent to 106 Avenue.
h. All commercial uses shall be located within the 2-storey podium.
i. Prior to the issuance of a footing and foundation permit, the site must be proven to be free of all contaminants as confirmed by the City of Edmonton Environmental Planning Unit.
 4.2       Parking, Loading, and Storage
a. Storage and trash collection areas shall be located inside the building and be in general accordance with the provisions of subsection 55.4 of the Zoning Bylaw and Appendix I: Site Plan. Gates and / or doors of the garbage enclosure must not open or encroach into the road right-of-way.
b. loading spaces shall be provided at the rear of the building, accessible from the alley, and be in general accordance with Appendix I: Site Plan.
c. The Development Officer, in consultation with the Transportation Department, may allow a reduction from the minimum number of required parking stalls established in the Parking Schedule 1 of Section 54 of the Zoning Bylaw. The number of parking stalls shall be in general accordance with an updated Parking Impact Assessment, as reflected in Appendix III: Parking Table.
d. All tenant and visitor parking shall be provided underground. The parking area for residential tenants shall be separated from the visitor parking area by a secured access.
e. Vehicular access to the parking garage shall be from the abutting east-west alley. The parkade 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.
f. The parkade ramp, as proposed on Appendix I: Site Plan and Appendix II: North Elevation, must be redesigned to address traffic safety and traffic operation concerns associated with vehicle movements to and from the adjacent alley located along the west property line of the site, as follows:
i. Relocate the parkade ramp 4.0 m to the east.
ii. To accommodate vehicle queuing at the parkade entrance, the overhead entrance doors must be relocated to the base of the ramp, to the satisfaction of the Transportation Department.
iii. Proposed walls or retaining walls bordering the parkade ramp must not exceed a height of 0.3 m for a distance of 3 m from the alley to ensure adequate sight lines can be met.
iv. The building must be designed to respect a 3.0 m x 3.0 m corner cut on the northwest corner of the property at the alley T-intersection, as shown on the Enclosure.
g. Secure indoor Bicycle Parking shall be provided to the satisfaction of the Development Officer in consultation with the Transportation Department and Section 54 of the Zoning Bylaw. Bicycle storage areas shall be exempt from Floor Area calculations.
4.3       Signage
a. A Comprehensive Sign Design Plan and Schedule, consistent with the overall intent of Section 59 and Schedule 59H of the Zoning Bylaw, shall be prepared for the development and submitted with the Development Permit application to be approved by the Development Officer.
5.1       Architectural and Site Design Guidelines
a. Development shall be in general accordance with the following architectural guidelines, to the satisfaction of the Development Officer:
i. all exterior finishing materials must be of a high quality, durable, and attractive in appearance. The building shall include design elements that reduce the perceived mass and add architectural interest to the façade, create architectural pattern, and use a variety of building cladding materials;
ii. the residential towers shall be articulated to reduce the perceived massing and scale by using colour, tone, shade, texture and various window sizes or types;
iii. the building facing 106 Avenue shall display a distinct base, middle and top. The top of the building shall provide distinctive shaping or sculpting of the roofline to contribute to a unique and interesting skyline.
iv. on-site security and building lighting will provide a safe-lit environment and ensure that the illumination is directed downwards and not towards adjacent properties;
v. all mechanical equipment on the roof of any building shall be concealed by screening in a manner compatible with the architectural character of the building, or concealed by incorporating it within the building;
vi. architectural treatment of the development shall ensure that the ground level commercial space provides at least 50 percent windows on the façade of the building, and that the placement type of windows shall provide clear glazing to allow viewing into the building to promote pedestrian interaction and safety;
vii. 1.5 m wide awnings shall be provided along 106 Avenue and 100 Street to provide weather protection and architectural interest; and
viii. A privacy zone of 1.0 m shall be provided between the private rooftop terrace and the living and bedroom windows on the first storey of the residential towers.
b. Development on the site and any major renovations shall create a pedestrian-friendly environment on 106 Avenue, which may include such things as entrance features, landscaping, and other features that lend visual interest and a human scale to development along the street.
c. The first two floors of the front façade of the building shall be designed to break the appearance into 10m horizontal sections or modules.
d. Development on the Site shall incorporate functional and decorative lighting to enhance the appearance of the building during the winter months, and to provide additional lighting for the 106 Avenue corridor.
e. Main building entrances for any Use shall be designed for universal accessibility. Level changes from the sidewalk to entrances of buildings shall be minimized.
f. The façade treatment shall wrap around the sides of the building, including the corner of 100 Street and the east-west lane and 106 Avenue and the north-south lane, to provide a consistent profile facing both public roadways to the full extent of the corner commercial units.
g. The two residential towers will be off set to minimize the possibility of direct views between opposite windows.
h. A Crime Prevention Through Environmental Design (CPTED) Assessment shall be reviewed and accepted by 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.
i. Landscaping for the site shall be generally in accordance with Appendix IV, Landscape Plan. A detailed Landscaping plan for the entire site shall be submitted by a registered Landscape Architect for review and approval by the Development Officer, in consultation with AMPW Parks and the Transportation Department, prior to the approval of a Development Permit.
j. A Wind Impact Study, including a snow drifting analysis, shall be completed and issues raised by the study shall be mitigated to the satisfaction of the Development Officer prior to the issuance of a development permit.
6.1    Off-site Improvements
a. Prior to the issuance of a building permit, the owner shall enter into an agreement with the City of Edmonton for the 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 shall include, but not be limited to the following:
i. 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.
ii. The potential upgrade of the east-west alley adjacent to the site to a commercial standard.
iii. The relocation and/or alteration of existing utilities and installation of new utilities, including water utilities, as required by EPCOR Water.
iv. Removal of all existing accesses to 106 Avenue and 100 Street, construction of the curb and gutter, and restoration of the boulevard to the satisfaction of the Transportation Department and Asset Management and Public Works.
6.2    On-Site Amenity Spaces
a. A 1,028 m2 roof garden or terrace shall be developed on the podium between the two towers as an outdoor amenity area for the residents and staff.
b. Prior to the issuance of a development permit, the applicant shall contribute $180,000.00 to the commission of art. The artwork will be acquired through a juried art process administered by owner. The art will be owned and maintained by the owner/operator and placed on the site generally as shown on Appendix IV: Landscape Plan.
c. A residents’ clubhouse facility with a floor area of 178 m2 shall be developed on the third floor.
d. A library, exercise room, and a community multi-purpose room shall be developed on the second floor.
e. Interior Public lobbies and sitting areas with a total floor area of 282 m2 shall be located inside the building on the main and second floors.

Bylaw attachments