McCauley - 97 Street to the east, 105 Avenue to the south, and 98 Street to the west
Bylaw 16914 (August 25, 2014)
To accommodate a mixed use, high rise, high density residential development with commercial uses at lower levels that provide for an ‘active and inviting’ pedestrian oriented streetscape fronting onto 97 Street, 105 Avenue and 98 Street; and to establish Site development regulations which will ensure compatibility with surrounding land uses in this area of the Chinatown North Special Commercial Sub-Area of the Boyle Street/McCauley Area Redevelopment Plan.
This Provision shall apply to a 0.592 hectare Site bounded by 97 Street to the east, 105 Avenue to the south, and 98 Street to the west. The Site is legally described as Lot A, Block 9, Plan A; Lots 1 – 5, Block 9, Plan A; Lot 8, Block 9, Plan A; Lots 21 – 25, Block 9, Plan A; Lots 28 – 30, Block 9, Plan A; and Lots 26 -27, Block 9, Plan N/A, in the McCauley Neighbourhood as shown on Schedule “A” adopting this Provision.
a. | Apartment Hotels |
b. | Apartment Housing |
c. | Bars and Neighbourhood Pubs |
d. | Business Support Services |
e. | Child Care Services |
f. | Commercial Schools |
g. | Convenience Retail Stores |
h. | Extended Medical Treatment Services |
i. | General Retail Stores |
j. | Government Services |
k. | Health Services |
l. | Household Repair Services |
m. | Indoor Participant Recreation |
n. | Limited Contractor Services |
o. | Major Home Based Business |
p. | Major Secondhand Stores |
q. | Minor Alcohol Sales |
r. | Minor Amusement Establishments |
s. | Minor Home Based Business |
t. | Nightclubs |
u. | Personal Service Shops |
v. | Private Clubs |
w. | Professional, Financial and Office Support Services |
x. | Residential Sales Centre |
y. | Restaurants |
z. | Secondhand Stores |
aa. | Specialty Food Services |
bb. | Fascia On-premises Signs |
cc. | Projecting On-premise Signs |
dd. | Temporary On-premise signs, limited to project advertising and residential sales purposes |
4.1. General
a. | The following definitions shall apply to this Provision: | ||||||||||||||||||
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b. | The development including Site layout and building locations shall be in general accordance with the attached appendices. | ||||||||||||||||||
c. | The maximum Floor Area Ratio (FAR) shall be 9.5. | ||||||||||||||||||
d. | The maximum number of Dwelling units shall be 296. | ||||||||||||||||||
e. | Building Height | ||||||||||||||||||
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f. | The maximum Podium Height shall not exceed 8 Storeys nor 29.0 m. | ||||
g. | The Lower Podium shall be Setback 0 m from the property line except: | ||||
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h. | The Upper Podium shall have a minimum Stepback of 2.5 m from the south and west property lines. | ||
i. | The Upper Podium and the Tower Base shall have a minimum Stepback of 12.0 m from the east property line. | ||
j. | The Tower Base façade shall have a minimum Stepback of 3.0 m from the south and west property line. Up to 25% of the linear facade of the Tower Base may project into the required Stepback. | ||
k. | The Tower Base façade shall have a minimum Stepback of 6.0 m from the most north property line. Up to 25% of the linear façade may project into the Stepback. | ||
l. | The Tower Top shall encompass the top five to ten (5-10) floors of each Tower and shall incorporate Stepbacks on at least two sides of the Tower. | ||
m. | The minimum separation space between any two Towers shall be 25.0 m. | ||
n. | Balconies shall be allowed to project a maximum of 1.0 m into the minimum required Stepbacks or Tower separation space. | ||
o. | The maximum Upper Podium Floor Plates shall not exceed 3900 m2. | ||
p. | The maximum Mid-Tower Zone Floor Plates shall not exceed 750 m2. | ||
q. | The maximum Tower Top Floor Plates shall not exceed 675 m2, except that: | ||
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r. | The development shall create a pedestrian friendly environment on 97 Street, 98 Street and 105 Avenue which will include such things as individual ground floor units, fine grain details such as doors, windows and transparency, landscaping and other vertically and/or horizontally articulated features that lend visual interest and a human scale to the development along the street to the satisfaction of the Development Officer. | ||||||
s. | The ground floor façade of the building shall be designed to break the appearance into 10.06 m sections or modules consistently sized with other buildings on the shopping street with multiple opportunities for entrances along 97 Street, 98 Street and 105 Avenue. | ||||||
t. | Amenity Area: | ||||||
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u. | Prior to the issuance of any development permit, a Crime Prevention Through Environmental Design Assessment shall be provided to the satisfaction of the Development Officer to ensure that the development provides a safe urban environment in accordance with the guidelines and principles established in the Design Guide for a Safer City (City of Edmonton, 1995). |
v. | Prior to the issuance of any Development Permit, the owner shall provide proof satisfactory to the Development Officer in consultation with Alberta Environment, the Capital Health Authority, and the Transportation Department that, if necessary, the lands have been remediated to allow the intended uses. |
4.2. Parking, Access, Loading, and Storage
a. | Vehicle Parking: | ||||||||||
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b. | Bicycle Parking: | ||||||||||
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c. | Loading and Storage | ||||||||||
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d. | Access: | ||||||||||
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4.3. Landscaping
a. | Nothwithstanding Section 4.1(g), in the event a Setback is provided, any proposed landscaping within with the Setbacks shall be in accordance with Section 55 of the Zoning Bylaw and to the satisfaction of the Development Officer. | ||||||
b. | In addition to the requirements of Section 55.3 of the Zoning Bylaw, the Landscape Plan and Content shall: | ||||||
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4.4. Signage
a. | Sign types permitted by this provision may be allowed in accordance with Schedule 59B and the General Provisions of Section 59 of the Zoning Bylaw as amended. Notwithstanding Schedule 59B, Temporary Signs shall be limited to project advertising and residential sale purposes only. |
b. | A Comprehensive Sign Design Plan in accordance with the Provisions of Section 59.3 of the Zoning Bylaw as amended shall be required to the satisfaction of the Development Officer. |
4.5. Development Regulations for Non-Residential Uses
a. | Non-Residential Uses shall not be developed on or above the 9th Storey of the building. | ||||
b. | Bars and Neighbourhood Pubs, Private Clubs and Nightclubs shall: | ||||
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4.6. Affordable Housing
a. | Prior to the issuance of any development permit, the Development Officer shall ensure 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. |
4.7. Family Oriented Dwellings
a. | Notwithstanding the definition of Family Oriented Dwelling in Section 6.1(33) of the Zoning Bylaw, there shall be a minimum of 10 % of Dwelling units developed as Family Oriented Dwellings, which will meet the following criteria: | ||||
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4.8. Urban Design and Architectural Controls
a. | Development shall be sensitive to the rhythm, articulation, design character, scale, façade and materials colours and textures of the neighbouring block face. | ||||||||||||||
b. | Building materials shall be sustainable, durable, high quality and appropriate for the development within the context of the Chinatown North Special Commercial Sub-Area. The contextual fit, design, proportion, quality, texture and application of various finishing materials shall be to the satisfaction of the Development Officer. | ||||||||||||||
c. | The exterior of the development shall be finished with high quality materials such as but not limited to glazing, masonry, stone, pre-finished metal and/or painted metal, glass curtain wall, and concrete envelope materials | ||||||||||||||
d. | All exposed building façades shall have consistent and harmonious exterior finishing materials. | ||||||||||||||
e. | Podium | ||||||||||||||
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f. | Tower | ||||||||||||||
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g. | Entrances | ||||||||||||||
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4.9. Other Regulations
a. | 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 and to highlight portions of the development at night time |
b. | Night-time light pollution shall be reduced by avoiding over-illumination of the development and use 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. |
c. | 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. |
d. | 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 application to the satisfaction of the Development Officer. |
4.10. Green Sustainable Practices and Targets
a. | The building shall be designed to meet the requirements of the Green Building Rating System LEEDTM, Canada NC 2009, as amended, to achieve a minimum LEED Certified standard, although the developer is not required to seek LEED certification. The Owner may choose which supplementary green sustainable targets will be implemented, and, at his/her discretion, may indicate additional targets in excess of the Certified standard score to provide for flexibility at the implementation stage. Upon submission of a Development Permit application, the applicant must submit a detailed report, endorsed by a registered professional engineer or architect, indicating how the LEED Certified points will be achieved upon construction competition. 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 Certified points described in 4.10(a). |
4.11. Improvements and Public Amenities
a. | Off-site Improvements to serve the Development | ||||||||||||||||||||
The owner shall enter into an Agreement with the City of Edmonton for off-site improvements necessary to serve the development. The agreement must be executed prior to the release of drawings for building permit review. The Agreement shall include 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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b. | Public Art | ||||||||||||||||||||
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