DC2 894

Oliver - southeast corner of Stony Plain Road NW and 122 Street NW

Bylaw 17361 (September 8, 2015)

To establish a Site Specific Development Control Provision to accommodate the development of a high-rise (approximately 11 Storey) primarily residential building that is compatible with the surrounding neighbourhood and future LRT development.

This Provision shall apply to Lots A and B, Block D, Plan 8110ET and Lots 12-13, Block D, Plan 7726AH; located on the southeast corner of Stony Plain Road NW and 122 Street NW, as shown on Schedule "A" of this Bylaw, adopting this Provision, Oliver.

a.Apartment Housing
b.Convenience Retail Stores
c.General Retail Stores
d.Health Services
e.Live Work Units
f.Minor Home Based Business
g.Personal Service Shops, excluding Body Rub Centres
h.Professional, Financial and Office Support Services
i.Restaurants
j.Residential Sales Centre
k.Specialty Food Services
l.Fascia On-premises Signs
m.Projecting On-premises Signs
n.Temporary On-premises Signs, excluding trailer mounted signs and/or signs with changeable copy.
a.The development shall be in general conformance with Appendices 1 through 7.
b.The maximum Height shall be 40.0 m
c.The maximum Floor Area Ratio (FAR) shall be 6.0.
d.The maximum number of Dwellings shall be 71.
e.The top Storey Floor Plate shall not exceed 20 percent of the first Storey Floor Plate.
f.The maximum Floor Area for each Commercial Use shall be 240 m2.
g.Commercial Uses and Live Work Units shall only be permitted on the ground floor and shall not be permitted in any freestanding structure separate from a structure containing Residential Uses.
h.Commercial Uses shall have separate at Grade access from Residential Uses and notwithstanding the diagram in Appendix 1B, that an entrance to the northernmost potential commercial unit be permitted on the corner, or to the flanking avenue to the satisfaction of the Development Officer.
i.Commercial Uses are limited to the first and second storeys and shall be generally located as shown on Appendix 1A.
j.The Setback along the north Lot line Abutting Stony Plain Road NW shall be a minimum of 5.3 m as it exists at the time of 3rd reading of the Bylaw adopting this Provision in order to facilitate road right-of-way widening to a maximum expansion onto the Lot of 5.3 m to accommodate the future West LRT in consultation with Transportation Services and Sustainable Development.
k.Notwithstanding the definition of Setback, in the event that the north Lot line is altered through a future purchase agreement to accommodate the future road right-of-way widening, the Setback shall continue to be measured from the point that it existed at the time of 3rd reading of the Bylaw adopting this Provision; without consideration of the location of the north property line at the time of Development Permit application.
l.The Setback along the west Lot line Abutting 122 Street NW shall be a minimum of 4.0 m.
m.The Setback along the south Lot line shall be a minimum of 0.0 m
n.For the south Façade, the portion of the building above the first Storey shall have a minimum Stepback of 2.0 m.
o.The Setback along the east Lot line Abutting the Lane shall be a minimum of 2.0 m with the exception of features that enhance the entrance, including an architecturally decorative wall, that shall extend to the east Lot line.
p.Separation Space shall be provided in accordance with Section 48, except that it shall not be required where side walls of buildings on Abutting Sites face each other and habitable windows are not located directly opposite each other, such that privacy is not impacted, to the satisfaction of the Development Officer.
q.A minimum Private Outdoor Amenity Area of 7.5 m2 per Dwelling shall be provided through the use of balconies, gardens, patios, and accessible rooftops and terraces.
r.Communal Amenity Area(s) with a minimum area of 30 m2 shall be provided within the building for use by residents and may include a combination of some or all of a multi-purpose room, fitness room, residential meeting room, roof deck landscaping/communal garden area or similar communal space that is accessible
s.by building residents.
t.A Crime Prevention through Environmental Design (CPTED) Assessment or alternative safety audit shall be provided to the satisfaction of the Development Officer.
u.Signs shall comply with the general provisions of Section 59 and Schedule 59H .
a. To enhance building aesthetics and to reduce perceived building massing, Storeys located above the eighth (8th) Storey shall be have minimum Stepbacks as shown in Appendices 3 to 6.
b. Projections, Platform Structures, verandas, porches, eaves, shade projections or sills, together with any other architectural features which are of a similar character may project a maximum of 2.5 m into a required Setback and shall not encroach into road right-of-way without a valid Encroachment Agreement.
c. All mechanical equipment, including the transformer, shall be screened from public view or be concealed through the incorporation of such equipment into the building/roof envelop or by concealment/screening using materials or Landscaping that are consistent with the character and finishing of the building.
d. First Storey windows of Commercial Uses that face Stony Plain Road NW shall be untinted, transparent and shall allow viewing into the building to promote a positive pedestrian-oriented public realm.
e. The development shall create a pedestrian friendly environment on Stony Plain Road NW and 122 Street NW which will include such things as entrance features, Landscaping and other architectural elements that lend visual interest and a human scale to the development at street level. That the Development Officer shall work with the applicant to ensure adequate integration to enhance the pedestrian experience and shall be integrated within the public realm.
f. All Facades shall include architectural elements such as windows, recessed entries, building articulation, and variable material colours to create an interesting streetscape.
g. The building shall be designed to incorporate the use of a variety of architectural elements, treatments, materials, articulated Facades and colour to add interest and variety to the overall built form and break up the massing of the building to the satisfaction of the Development Officer.
h. The exterior of the building shall be finished to include the use of a variety of different high quality materials that may include a combination of glazing, stucco, masonry, stone, wood, composite wood panels, fibre cement siding, cementitious panels and/or pre-finished metal.
i. Decorative and security lighting shall be designed and finished in a manner consistent and complimentary to the overall development to ensure a well-lit and safe environment, accentuate artwork and highlight the design and built form of the building.
j. Both the placement and the illumination of exterior lighting shall be configured in consideration of crime prevention principles and security of building entries, as well as located in a manner that the light source is directed away from adjacent properties.
a.Vehicular access to parking shall be from the Abutting Lane and in general conformance with Appendices 1A, 1B and 2.
b.A minimum of seventy (70) accessory vehicular parking spaces shall be provided underground, in general conformance with Appendices 1A, 1B and 2.
c.A minimum of ten (10) surface vehicular visitor parking spaces shall be provided and accessed from the Lane in general conformance with Appendix 2.
d.Bicycle parking shall be provided in accordance with Section 54 and shall be located in a secure area within the building or underground parking garage.
e.Visitor parking spaces shall also function as parking spaces for Live Work units and Commercial Uses.
f.The Development Officer in consultation with Transportation Services may consider a variance to the required number of vehicular or bicycle parking spaces based on the findings of a Transportation Impact Assessment or Parking Demand Study.
g.Any parking control access system for the Parking Garage shall be set back from the Lot line by a minimum of 3.0 m.
h.The entrance to the underground Parking Garage must be at Grade at the Lot line and not exceed a slope of 6% for a distance of 4.5 m inside the Lot line.
i.Adequate sight lines shall be maintained for vehicles entering and exiting the Parking Garage to the satisfaction of the Development Officer in consultation with Transportation Services.
j.The waste collection area shall be located within the building adjacent to the Lane. The collection area shall be screened from view through the use of Landscaping, fencing or walls, in accordance with Section 55 of the Zoning Bylaw. Gates for waste enclosures shall not open or encroach into road right-of-way.
a. Notwithstanding Section 55, Landscaping shall be provided in general conformance with Appendix 7 and the following:
 
i. A detailed Landscape Plan shall be prepared by a registered AALA Landscape Architect and shall include all existing and proposed utilities within the road right-of-way and shall be submitted in conjunction with an application for a Development Permit.
ii. The Landscaping Plans shall include pavement materials, exterior lighting, street furniture elements, pedestrian seating areas, sizes and species of new plantings and other landscaping details and elements as applicable.
iii. The selection of plant materials shall consider plants and shrubs that provide colour throughout the year to enhance the appearance of the development.
iv. In consideration of the extent of the road right of way widening that is required to accommodate the future West LRT expansion, notwithstanding the Landscaping requirements of Section 55, only a total number of 42 shrubs shall be planted on site, both along 122 Street NW and at the main residential entrance to create a pleasing environment for pedestrians and residents. No on Site trees shall be required.
v. City of Edmonton boulevard trees along 122 Street NW shall be retained and protected during construction in accordance with the City of Edmonton’s Corporate Tree Management Policy (C456A).
a. As a condition of a Development Permit, the owner shall enter into a Servicing Agreement with the City of Edmonton for off-Site improvements necessary to serve the development. The Agreement process includes an engineering drawing review and engineering approval process that will address the extent of off-Site improvements including, access, servicing and related street improvements required as a result of the development.
b. 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 the Development Permit approval, the option to purchase up to 5% of the proposed number of residential units at 85% of market value, or the equivalent value as cash in lieu to the City.
c. Prior to the issuance of any development permit, the Owner shall contribute $6.95 per m2, proportional to the Gross Floor Area (GFA) of residential/commercial development, to the City of Edmonton in trust for the commission of public art up to a maximum total of $53,626 and:
 
i. if a development application has not been made within five (5) years of the date of this Bylaw approval, the public art contribution shall be increased from that point forward according to the annual rate of national inflation as determined by Statistics Canada;
ii. public art shall be provided to enhance the aesthetics of the stairwell tower and elevator tower, including at ground level, along the north Façade to contribute to a visually interesting pedestrian environment the satisfaction of the Development Officer; and
iii. public Art may be provided through incorporation of certain architectural elements including lighting elements that shall be designed to provide variation in colour and movement of lighting to be viewed from the exterior and perceived as a piece of perpetually changing artwork to the satisfaction of the Development Officer.
d. The design and implementation of this development shall apply techniques to reduce   consumption of water, energy, and materials consistent with best practices in sustainable design.  Supplementary green sustainable targets based on the Green Building Rating System LEEDTM, Canada NC 1.0, 2004, as amended, shall be required and implemented to ensure the development meets the score of a Silver standard on said rating system. With the exception of excavation and signage permits, upon submission of a Development Permit application, the applicant shall submit a detailed report prepared by a registered professional engineer or architect, indicating how the Sustainable Practices and Strategies will be achieved upon construction completion.  Upon completion of the building, a second report prepared by a registered professional Architect or Engineer shall be submitted that demonstrates, to the satisfaction of the Development Officer, that the design and construction of the building meets the target.

Bylaw attachments