DC2 873

Oliver - east side of 115 Street NW, north of 102 Avenue NW

Bylaw 16919 (September 8, 2014)

To establish a Site Specific Development Control Provision to accommodate a low rise residential development that is compatible in Uses and scale with the surrounding area.

This Provision shall apply to Lot 98, Block 14, Plan B3 and Lot 99A, Block 14, Plan 9320219; located on the east side of 115 Street NW, north of 102 Avenue NW, as shown on Schedule “A” of this Bylaw adopting this Provision, Oliver.

a.Apartment Housing
b.Minor Home Based Business
c.Live-Work Units
d.Fascia On-premises Signs
e.Projecting On-premises Signs
a. Development within this Provision shall be in general conformance with Appendices I to IV.
b. The maximum Height shall not exceed 15.5 m nor 4 storeys.
c. The Maximum Floor Area Ratio shall be 3.0.
d. The maximum number of Dwellings shall be 19.
e. The minimum Front Setback from 115 Street NW shall be 6.0m.
f. The minimum Rear Setback shall be 7.5m.
g. The minimum Side Setback shall be 3.0m.
h. Architectural features such as balconies and roof projections may project into required Setbacks to a maximum of 2.0 m.
i. A minimum Amenity Area of 7.5m2 per Dwelling shall be provided.
j. Vehicular access to parking shall be from the abutting Lane.
k. The underground driveway ramp must not exceed a slope of 6% for a minimum distance of 4.5 m inside the property line or the ramp must incorporate transition slopes to the satisfaction of Transportation Services. The ramp must be at grade at the property line and heated to prevent snow/ice accumulation in cold weather to ensure the usability of the ramp.
l. The proposed retaining walls bordering the underground driveway/parkade ramp, must not exceed a height of 0.3 m for a distance of 3 m from the property line and no portion of the wall may encroach onto road right-of-way. Should the owner/applicant wish to increase this height, adequate sight line data must be provided to ensure vehicles can exit safely. The above Grade portion of the parkade shall not exceed 0.6 m above the Grade of the land adjacent to the parkade.
m. Any surface parking shall be located at the rear of the building.
n. Vehicular and bicycle parking shall be provided in accordance with the Zoning bylaw, notwithstanding:
i. vehicular requirements for Live-Work Units shall be accommodated by the use of the residential visitor parking spaces.
ii. no on site vehicular loading facilities are required.
o. All exterior trash collection areas shall be located as shown on Appendix I, shall be accessed from the rear Lane and shall be screened in accordance with  the Zoning Bylaw.  Trash collection enclosures must be located entirely within private property and gates and/or doors of the garbage enclosure must not open or encroach into road right-of-way.
p. In addition to the requirements of the Zoning Bylaw, the required Landscape Plan shall demonstrate:
i. the use of vertical landscaping features (e.g. hedges, decorative fences, low walls, shrubs or other plant material) between surface parking areas and ground Storey Apartment Dwellings that look onto these areas,
ii. entry transitions including features such as steps, decorative fences, gates, hedges, low walls, and planting beds within the Setback from 115 Street NW, and
iii. clear delineation of all Private Outdoor Amenity Areas and common Amenity Areas at grade with vertical landscaping features (e.g. hedges, decorative fences, gates, low walls).
iv. soil above underground parking facilities shall be of sufficient depth to accommodate required landscaping, including trees, shrubs, flower beds, grass, and ground cover.
q. Adjacent City of Edmonton and public park trees shall be protected as per Parks and Planning ‘Large Tree Hoarding’, drawing L100. All components and workmanship shall conform to the specification Section 02930 Trees, Shrubs, and Groundcovers as well as related sections. The following shall also apply:
i. trees within 1 – 3m of construction activity require 10mm plywood and 1.25m height enclosure separating tree from the project site;
ii. trees within 3 – 5m of construction require a standard “safety orange” snow fence to be placed a min. of 2.5m from the tree trunk; and
iii. excavation beyond 2m of existing trees requires all tree roots to be severed with a “root-cutter” to a depth of 350mm to 500mm prior to digging with all exposed roots flush with the excavation wall pruned immediately after excavation.
r. The owner shall enter into an Agreement with the City of Edmonton for off-site improvements necessary to serve the development, such improvements to be constructed at the owner’s cost. 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:
i. Construction of the alley east of the lot, to a paved residential standard, from the rear site access to either 102 Avenue or 114 Street, to the satisfaction of Transportation Services and Sustainable Development.
ii. Repair of any damage to the abutting roadways, sidewalks and/or boulevards resulting from construction of the development, to the satisfaction of Transportation Services.  The site must be inspected by Transportation Services prior to the start of construction and once again when construction is complete.
s. Signs shall comply with Schedule 59B of the Zoning Bylaw.
a. Building components such as windows, doors, trim, columns, balconies, stairs, and roofline features should be in proportion to one another and to the overall mass of the building.
b. Elements of the development and of individual dwellings such as windows, doors, balconies and Private Outdoor Amenity Areas should be sited, oriented and designed to minimize their impact on adjacent dwellings, considering such things as daylight, sunlight, ventilation, quiet, visual privacy, shadowing, views, and noise.
c. A minimum 1.83 m high wood screen fence shall be provided for the full length of the south property line, except within the 6.0 m Setback from 115 Street NW and within 3.0 m of the Lane, to the satisfaction of the Development Officer.
d. The building shall be finished with high quality, durable materials. The contextual fit, design, proportion, quality, texture, and application of various finishing materials shall be to the satisfaction of the Development Officer.
e. The Building shall be designed to include the use of different architectural elements and treatments, articulated Façades, materials, and colours to add variety, rhythm, break up the massing and provide a sense of human scale.
f. All exposed building faces shall have consistent and harmonious exterior finishing materials.
g. Any portion of the parkade entrance that is exposed shall be designed and articulated to the satisfaction of the Development Officer.
h. 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.
i. 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.
j. 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 within the building.

Bylaw attachments