Rossdale - located at the southeast corner of 99 Avenue NW and Bellamy Hill
Bylaw 16301 (January 21, 2013)
To accommodate the development of a high density residential tower that will enhance the pedestrian character of Bellamy Hill with an attractive streetscape and to establish regulations that will provide for a unique architectural design with site specific design controls to reduce the mass and sun shadow of the tower on adjacent developments.
Lot 50, Block 1, Plan 042 5929, located at the southeast corner of 99 Avenue NW and Bellamy Hill, as shown on Schedule ”A” adopting this Provision, Rossdale.
| a. | Apartment Housing |
| b. | Live Work Units |
| c. | Minor Home Based Business |
| d. | Health Services |
| e. | Personal Service Shops |
| f. | Residential Sales Centre |
| g. | Specialty Food Services |
| h. | Freestanding On-premises Signs |
| i. | Temporary On-Premise Signs, excluding trailer mounted signs and/or signs with changeable copy |
| j. | Fascia On Premise Signs |
| a. | The development shall be in general accordance with the attached Appendices 1, 2.i, 2.ii, 2.iii, 2.iv, 3, 4, 5 and 6, to the satisfaction of the Development Officer. | ||||||
| b. | The maximum number of Dwelling units shall be 80. | ||||||
| c. | Average Grade shall be an elevation of 633.5m geodetic. | ||||||
| d. | The maximum Height shall not exceed 23 storeys (20 residential and 3 parkade) or 69.5 m from average Grade, in general accordance with the elevation drawings as illustrated in Appendices 2.i, 2.ii, 2.iii, and 2.iv. | ||||||
| e. | The maximum Floor Area Ratio shall not exceed: | ||||||
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| f. | The maximum Tower Floor Plates shall be as follows: | ||||||||
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| g. | Minimum Setbacks below Main Floor shall be: | ||||||
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| h. | Minimum Tower Stepbacks shall be: | ||||||
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| i. | A minimum Amenity Area of 10m2 per dwelling shall be provided. |
| j. | Notwithstanding Section 54 of the Zoning Bylaw, loading shall not be required for any commercial uses. |
| k. | A Crime Prevention through Environmental Design (CPTED) assessment shall be submitted and be reviewed and accepted by Development Officer prior to the issuance of Development Permit to ensure that development on the site provides a safe and urban environment in accordance with the guidelines and principles established in the Design Guide for the Safer City. |
| a. | Vehicle parking shall be provided as follows: | ||||||
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| b. | All vehicular parking shall be provided within the parkade. |
| c. | A minimum of 20 bicycle stalls shall be provided in a safe and secure location within the building. |
| d. | Notwithstanding Section 54 of the Zoning Bylaw, loading shall not be required for any Non-Residential Uses. |
| e. | Vehicular access to the enclosed parkade shall be via 99 Avenue. The parking control access system must be setback from the property line to allow vehicles accessing the parking to wait without obstructing 99 Avenue, to the satisfaction of the Transportation Department and the Development Officer. |
| f. | The entrance to the underground parkade must be at grade at the property line and not exceed a slope of 6% for a distance of 4.5m inside the property line or to the satisfaction of the Transportation Department and the Development Officer. |
| g. | Garbage storage areas shall be located within the building with the option to use temporary at-grade storage on garbage pick-up days. Garbage collection arrangements shall be to the satisfaction of the Development Officer in consultation with Waste Management and Transportation Services, prior to the issuance of a Development Permit. |
Signs shall comply with the regulations found in Schedule 59B and in accordance with the General Provisions of Section 59 of the Zoning Bylaw.
| a. | Commercial Uses shall have separate accesses at-grade from the Residential Uses. |
| b. | Where Commercial Uses are developed on the ground floor of the tower, weather protection in the form of a canopy or any other architectural element shall be provided above entrances to create a comfortable environment for pedestrians. |
| a. | Detailed landscape plans including all existing and proposed utilities within the road right-of-way, in general accordance with the landscape concept as illustrated in Appendix 3 and prepared by a registered Landscape Architect, must be submitted with the development permit application. Design, implementation and maintenance of publicly accessible areas must be to the satisfaction of the Development Officer. | ||
| b. | In addition to meeting the requirements of Section 55.3 of the Zoning Bylaw, the Landscape Plan shall: | ||
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| c. | The south and west above grade parkade facades shall be screened with landscaping in general accordance with the Landscape Concept in Appendix 3. The plant material shall be appropriate for Edmonton climate and soil conditions and shall provide a generally continuous screening effect in all seasons, to the satisfaction of the Development Officer. |
| a. | The exterior of the building shall be finished with high quality materials in general accordance with the Elevations as attached in the Appendices 2.i, 2.ii, 2.iii, and 2.iv. Acceptable materials shall exclude the use of acrylic stucco; but may include: metal panels, composite panels, cement board, glass panels, natural stone, tyndall stone. |
| b. | The above-grade portion of the parkade shall be finished with tyndall stone or an equivalent natural stone. |
| c. | Any portion of the parkade entrance that is exposed shall be designed and articulated to the satisfaction of the Development Officer. |
| d. | Development shall be designed to incorporate a stepping down effect to the south of the Site, in general accordance with Appendix 5. |
| e. | The tower shall incorporate well articulated facades, rooflines and architectural treatments that establish the building as a signature feature on the Site and distinctive landmark for the surrounding areas in general accordance with the attached Appendices 2.i, 2.ii, 2.iii, and 2.iv. |
| f. | The east façade shall incorporate details comparable to the residential tower for two-levels below the ground floor, with measures taken to prevent vehicular headlights directing glare into the residential windows of the development across Rossdale Road. |
| g. | The main residential building entrance shall be highly visible from the street corner. It shall feature designs that enhance its prominence, incorporate weather protection features, and provide lighting adequate to identify these areas at night, to the satisfaction of the Development Officer. |
| h. | Should residential units be developed on the ground floor of the Tower, these units shall have individual external accesses. |
| i. | A publicly accessible plaza shall be located along the western portion of the site on top of the above-grade parkade. The plaza shall include seating, landscaping, and other pedestrian oriented elements in general conformance with Appendix 6 and to the satisfaction of the Development Officer. |
| j. | The Owner shall register a Public Access Easement, prior to the approval of the Development Permit, to ensure that public access to the plaza on the west of the site will remain available. The easement shall make the private property owner(s) responsible for maintenance and liability of the easement area. |
| k. | 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 night time, to the satisfaction of the Development Officer. |
| l. | Night-time light pollution shall be reduced by avoiding over-illumination of the development and by using exterior lighting fixtures which direct light downward, to ensure illumination does not extend beyond the boundaries of the development site. |
| m. | 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 in general accordance with the attached Appendices 2.i, 2.ii, 2.iii, and 2.iv. |
| a. | The Development shall incorporate design features to minimize adverse microclimatic effects such as wind tunneling, snow drifting, rain sheeting, shadowing, and loss of sunlight, both on and off-site, consistent with recommendations of appropriate studies to the satisfaction of the Development Officer. |
| b. | A geotechnical study, including a slope stability assessment, must be reviewed by Transportation Services in consultation with the Development Officer prior to issuance of Development Permit. The geotechnical study must include design and construction recommendations for the proposed development to ensure adequate measures to protect neighboring properties and infrastructure from any adverse impacts due to temporary excavations during construction, as well as with respect to permanent retaining structures, foundation walls, surface and groundwater drainage considerations, and related geotechnical issues. The shoring structures and other structural elements and foundations for the proposed development must be designed by a qualified Professional Engineer in accordance with the recommendations of the geotechnical consultant. Recommendations contained within the geotechnical study shall be met as a condition of the issuance of Development Permit, to the satisfaction of the Development Officer. |
| c. | A detailed Wind Impact Study shall be prepared by a qualified, registered Professional Engineer, and shall be based on a computer model simulation analysis, prepared to professional standards. The Wind Impact Study shall be submitted with the development permit for any new development over 6 storeys to the satisfaction of the Development Officer. |
| d. | Should the wind conditions identified in the Wind Impact Statement be confirmed in the Wind Impact Study, the recommendations in the Wind Impact Study shall be implemented to the satisfaction of the Development Officer. |
| a. | The building shall be designed to meet the requirements of LEED Canada-NC 1.0 to achieve a LEED Silver sustainability target, although the developer is not required to seek LEED certification. 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 Silver points will be achieved upon construction completion. This report must be approved by the Development Officer prior to the issuance of the Development Permit. |
| b. | Upon completion of the building, the Owner shall provide a report by a professional Architect or Engineer that demonstrates, to the satisfaction of the Development Officer, that the design and construction of the building meets the target LEED Silver points described in 9.a. |
| a. | Prior to issuance of the development permit, the Development Officer shall insure that a signed agreement has been executed between the City and the Owner, requiring the owner to provide the City at the time of development permit approval, the option to purchase 5% of the proposed number of residential units at 85% of the list price. |
| b. | Prior to the issuance of a Development Permit, the Owner shall enter into an agreement with the City whereby the Owner shall provide a minimum of $150,000 for the provision of public art. The public art shall be in the form of an art wall in general conformance with Appendix 4. The artwork will be acquired through a process administered by the Owner. |
| a. | The owner shall enter into an Agreement with the City of Edmonton for off-site improvements necessary to service the development. The Agreement process will include an engineering drawing review and approval process. Improvements to be addressed in the Agreement will include, but are not limited to the following: | ||||||
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