DC2 948

Riverdale - north of Grierson Hill Road, west of 95A Street NW

Bylaw 17844 (April 26, 2017)

To accommodate a mixed use, high rise development that provides an engaging streetscape fronting onto Jasper Avenue, a contextually sensitive interface with the North Saskatchewan River Valley, high quality landscaped terraces with complementary commercial uses, connectivity throughout the site and to the adjacent community, site specific design controls to provide optimal views to and from the River Valley, and high quality architecture to support and enhance the adjacent Quarters neighbourhood.

This provision shall apply to a 1.04 hectare site, Lots 1 - 3, Block 2, Plan ND; Lots 4A and 5A, Block 2, Plan 226CL; Lots 43A - 47A, Block 2, Plan 5644AJ; Lot 26, Block A, Plan 8821872; and a portion of Lot 1, Block 1, Plan 1521205., Riverdale

a.	Apartment Housing
b.	Apartment Hotels
c.	Bars and Neighbourhood Pubs
d.	Business Support Services
e.	Child Care Services
f.	Commercial Schools
g.	Convenience Retail Stores
h.	Convenience Vehicle Rentals
i.	Exhibition and Convention Facilities
j.	General Retail Stores
k.	Government Services
l.	Group Homes
m.	Health Services
n.	Hotels
o.	Indoor Participant Recreation Services
p.	Live Work Units
q.	Lodging Houses
r.	Major Amusement Establishments
s.	Minor Alcohol Sales
t.	Media Studios
u.	Minor Amusement Establishments
v.	Mobile Catering and Food Services
w.	Minor Home Based Business
x.	Nightclubs
y.	Non-accessory Parking
z.	Personal Service Shops
aa.	Private Clubs
bb.	Professional, Financial and Office Support Services
cc.	Publicly Accessible Private Park
dd.	Public Libraries and Cultural Exhibits
ee.	Residential Sales Centre
ff.	Restaurants
gg.	Religious Assembly
hh.	Specialty Food Services
ii.	Spectator Entertainment Establishments
jj.	Urban Gardens
kk.	Urban Indoor Farm
ll.	Fascia On-premises Signs
mm.	Major Digital Signs
nn.	Minor Digital On-premises Signs
oo.	Minor Digital Off-premises Signs
pp.	Projecting On-premises Signs
qq.	Temporary On-premises Signs

4.1 General Regulations

The Development shall be in general accordance with the attached Appendices I – XI, to the satisfaction of the Development Officer.

The maximum Floor Area Ratio (FAR) shall be 12.0 and shall exclude the following:

i.	Basement areas used exclusively for storage or service to the building;
ii.	parking areas below Grade;
iii.	walkways required by the Development Officer;
iv.	Floor Areas developed exclusively to mechanical or electrical equipment servicing the development.

The maximum Height, including the roof mechanical unit, shall not exceed 280 m.

i.	The Grade and geodetic elevation shall be based on the surveyed elevation, 665 m above sea level, directly north of the Tower on Jasper Avenue.

The maximum number of Dwelling units shall be 700. A minimum of 20% of the gross Floor Area shall be allocated to Residential Uses.

Development below Grade shall require no setbacks on all property lines.

Increased setbacks shall be allowed on the south property line to accommodate additional clearance between Grierson Hill Road and the development and/or to allow an undulating wall design of the south exterior of the below grade structure to the satisfaction of the Development Officer in consultation with Transportation Planning and Engineering. The undulation will allow for sufficient depth to accommodate landscaped pockets and tree planting to provide screening and visual interest.

Minimum Tower Setbacks above Grade shall be as follows, as shown in Appendix I:

i.	2.0 m on the North façade;
ii.	80.0 m on the east façade, perpendicular to Jasper Avenue;
iii.	3.0 m on the south façade, and
iv.	90.0 m on the west façade.

Notwithstanding 4.f(i),

i.	the first floor adjacent to the public sidewalk along Jasper Avenue shall be setback a minimum 3.0 m with a minimum 5.0 m vertical clearance distance between Grade and the cantilevered portion of the building above; and
ii.	No setback is required above the first floor for a continuous linear distance that is a maximum 40% of the total length of the North Façade.

A minimum of 7,000 m2 shall be provided as landscaped terraced open spaces with an interconnected pedestrian network, Heritage walk, and landscape elements in accordance with Section 7 of this Provision and Appendices II, IV –V to the satisfaction of the Development Officer.

A minimum of three (3) interconnected terraced levels west of the Tower, and a minimum of two (2) interconnected terraced levels east of the Tower shall be developed, in general accordance with Appendix IV. These Terraces are defined as:

i.	Jasper Terrace: An enhanced street level terrace that connects with the City of Edmonton’s pedestrian network and Heritage Trail, with high quality soft and hard landscape features and furnishings that prioritize the pedestrian experience and provide viewing areas to the River Valley;
ii.	Middle Terrace (s): A predominantly hardscaped south-facing terrace, with the opportunity to serve as a pedestrian connection between the development and the adjacent Site to the West and provides access and outdoor seating areas for below-Grade commercial use; and
iii.	Grierson Hill Terrace: The lowest commercial south-facing terrace will provide an opportunity for a primarily hardscaped, barrier-free connection to the park to the south of the Site.

Only one principal building, the Tower, shall be allowed above Grade. To preserve River Valley views, no other structures, except for landscaping elements and pedestrian access points shall be permitted to be developed on the Jasper Terrace to the satisfaction of the Development Officer.

Platform structures may project a maximum of 3.0 m into the minimum Setbacks, and shall not project into public road right-of-way.

A minimum Amenity Area of 7.5 m2 per Dwelling shall be provided as either private or communal.

A minimum Amenity Area of 3% of the Tower gross floor area of Commercial and non-Residential Uses shall be required. Amenity areas may include, fitness facilities, outdoor space, and shall be exempt from FAR calculations.

a.	The Development shall provide parking in accordance with Section 54 of the Zoning Bylaw.
b.	A maximum of 500 Non-accessory parking stalls is permitted and shall only be allowed in conjunction with the Tower.
c.	Notwithstanding 5(a) and 5(b), the Development Officer may consider a variance if a Parking Demand Study is submitted in conjunction with an application for Development Permit to justify any variance in parking requirements to the satisfaction of the Development Officer in consultation with Transportation Planning and Engineering.
d.	All Vehicular parking shall be provided on Site in a below Grade Parking Garage, in general accordance with Appendix III.
e.	Non-loading vehicle access and egress shall be provided off 96 Street in general accordance with Appendix III. The location of access shall be to the satisfaction of the Development Officer in consultation with Transportation Planning and Engineering.
f.	If provided, an all-directional drop-off shall have a minimum width of 7.5 m to maximum 9.0 m curb cut access and be provided mid-block on Jasper Avenue, west of 96 Street, in general accordance with Appendix III, in compliance with City of Edmonton Access Management Guidelines or to the satisfaction of the Development Officer in consultation with Transportation Planning and Engineering.
g.	The drop-off shall be limited to one drive aisle only and shall provide decorative hardscaping and lighting and may include features such as bollards and/or landscaping to the satisfaction of the Development Officer in consultation with Transportation Planning and Engineering.
h.	Any portion of the Parking Garage entrance that is exposed shall be designed to be high quality and consistent with the rest of the Development.
i.	Driveway ramps to the below Grade Parking Garage shall transition from Grade not to exceed a slope of 6% for a distance of 4.5 m to the satisfaction of the Development Officer, in consultation with Transportation Planning and Engineering .
j.	Adequate sight lines shall be maintained for vehicles entering and exiting the Parking Garage and visual devices will be located at Parking Garage access and egress points to minimize conflicts with non-vehicular traffic and pedestrians, to the satisfaction of the Development Officer in consultation with Transportation Planning and Engineering.
k.	Separate demarcated parking areas in the Parking Garage shall be provided for visitor and Commercial Uses, with secured access for the residential component, to the satisfaction of the Development Officer.
l.	Notwithstanding Schedule 2 of Section 54.3 of the Zoning Bylaw, Bicycle Parking shall be provided in an amount equal to at least 30% of the required vehicle parking for Residential and Residential Related Uses and shall be provided in a secure location within the development that is easily accessible via access ramps or a route through the building. A minimum of 100 bicycle stalls will be provided as part of the first Development Permit application for the principal building and terraces.
m.	For non-Residential and non-Residential-Related Uses in the Tower with a gross floor area over 5,000.0 m2, change rooms and showers shall be provided, which may be included as part of the fitness facility on the site, to the satisfaction of the Development Officer. LEED standards shall be utilized to calculate the required areas for change rooms and showers.
n.	Access for loading and service vehicles shall be provided from Grierson Hill Road and be designed in a manner that does not have a negative visual impact on views from the River Valley, to the satisfaction of the Development Officer in consultation with Transportation Planning and Engineering, in general accordance with Appendix III.
o.	Loading and storage areas shall be concealed and located within the building or Parking Garage.
p.	The waste collection area shall be located within the below Grade portion of the building, in general accordance with Appendix III. The waste collection area shall be designed to the satisfaction of the Development Officer, in consultation with Waste Management Services and Transportation Planning and Engineering.

Prior to the issuance of a Development Permit, a comprehensive pedestrian network plan detailing a pedestrian walkway system shall be provided, to the satisfaction of the Development Officer in consultation with Transportation Planning and Engineering and in general accordance with Appendix V.

The Pedestrian Network Plan shall illustrate a primary on-site circulation network which includes:

i.	barrier-free navigation from the Jasper Terrace to the Grierson Hill Terrace, with connections to the City of Edmonton’s pedestrian network;
ii.	a minimum 1.8 m width pedestrian through zone that is free and clear of obstructions;
iii.	a maximum slope in accordance with the Alberta Building Code to facilitate wheelchair access, and
iv.	decorative paving bands, bollards and / or other hardscape features to provide clearly defined paths and aid in pedestrian circulation.

The Pedestrian Network Plan shall include detail and design for any proposed changes to the adjacent City of Edmonton Pedestrian network including, but not limited to the south sidewalk of Jasper Avenue (Heritage Trail) and its components (referenced in 7(i)(i,) on the Jasper Terrace and the Heritage Walk, ranging in width from 3.0 to 9.0 m.

Landscaping shall be designed and developed to a high standard and quality, in general accordance with Appendix II and IV.

Prior to the issuance of a Development Permit, a detailed Landscape Plan shall be submitted by a registered Landscape Architect, to the satisfaction of the Development Officer.

The Landscape Plan shall include pavement materials, exterior lighting, street furniture, pedestrian seating areas, sizes and species of plant materials, wayfinding and heritage signage, and other landscaping elements, as applicable. Landscaping design and materials shall be of a high standard and suitable for its prominent location on Jasper Avenue and on top of the River Valley to the satisfaction of the Development Officer in consultation with Transportation and Engineering Services.

Prior to the issuance of a Development Permit, the owner or the owner’s representative shall demonstrate meaningful consultation has occurred with a selection of community groups and associations from the immediate area to review heritage design ideas as proposed for the Landscape Plan and Heritage Walk to the satisfaction of the Development Officer.

The proportion of deciduous and coniferous shrubs shall be approximately 50:50 to the satisfaction of the Development Officer.

A minimum of 25 deciduous trees of a minimum 90 mm caliper on the Jasper Terrace shall be provided.

A minimum of 200 coniferous shrubs of a minimum spread of 450 mm on the Jasper Terrace shall be provided.

Soil volumes shall be provided to ensure sufficient growing medium for trees, shrubs and vegetation, as specified in the Landscape Plan by a registered Landscape Architect to the satisfaction of the Development Officer.

The Landscape Plan shall include on-site and off-site improvements to serve the Development, in general accordance with Appendices I, II, IV and V including the minimum three terraced levels and landscaped pockets adjacent to Grierson Hill Road:

Jasper Terrace shall be developed as an enhanced street level terrace that provides publicly accessible park space for passive viewing areas to the River Valley and is connected to the City of Edmonton’s pedestrian network and Heritage Trail with a 3.0 to 9.0 m wide Heritage Walk. The Jasper Terrace shall be predominately softscaped with landscape features and furnishings such as decorative paving, benches, planters, grassy areas, shrubs and trees that provide unobstructed viewing points to the River Valley.

1.	The Jasper Terrace, east and west of the Tower, shall be designed with consideration for year-round use with seasonally adaptable design features, and opportunities and consideration for events programming.
2.	The Heritage Walk on the Jasper Terrace shall provide opportunities for interpretive signage and monuments and shall be incorporated with the design of the public sidewalk to provide continuity with the City of Edmonton's Heritage Trail, to the satisfaction of the Development Officer in consultation with Heritage Officer and Transportation Planning and Engineering.

ii.

Middle Terrace (s) shall be developed as a predominantly hardscaped terrace, to respond to commercial uses and to provide the opportunity for a pedestrian connection between the development and the adjacent site to the West with landscape features and furnishings such as decorative paving, benches, planters.

iii.

Grierson Hill Terrace, the lowest commercial terrace, shall be developed to provide an opportunity for a primarily hardscaped, barrier-free connection to the park to the south of the site with landscape features and furnishings such as decorative paving, benches, planters.

iv.

Landscaped pockets adjacent to Grierson Hill Road created by the undulating design of the exterior Parking Garage wall adjacent to Grierson Hill Road shall be developed and landscaped with plant material and trees that provide screening for the wall, visual interest, and softening of the south exterior of the Parking Garage.

Landscaping of the Site shall have regard for year round use including:

i.	Hard surfaced walkways shall be designed with durable, non-slippery surfaces, and graded to prevent pooling of meltwater during freeze-thaw cycles;
ii.	The use of plant materials that provide colour throughout the year to enhance the appearance of the development during cold weather months; and
iii.	Coniferous planting shall be strategically placed to provide a vegetative wind screen next to outdoor seating areas and to reduce snow drifts and maintenance requirements on walkways where possible.

a.	A comprehensive Sign Design Plan shall be prepared in accordance with Section 59.3 of the Edmonton Zoning Bylaw and submitted to the Development Officer prior to the issuance of the Development Permit for the principal building and terraces.
b.	Signs located on Jasper Avenue shall comply with the regulations found in Section 59 and Schedule 59F.
c.	Signs located on the Middle Terrace(s), Grierson Hill Terrace, and the Base portion of the building facing south shall comply with the regulations found in Section 59 and Schedule 59C, shall not be self-illuminated, and be developed in a manner that is sensitive to the River Valley, to the satisfaction of the Development Officer.
d.	Notwithstanding, Section 59C.2(1)a and 59C.2(2)a of the Zoning Bylaw, Fascia On-premise Signs and Projecting On-premise Signs shall be permitted to face south.
e.	Digital Signs shall only be permitted on or perpendicular to the Jasper Avenue façade and shall be limited to the Base portion of the building. Digital signs shall be sensitive to the heritage buildings and traffic operations on Jasper Avenue and designed in a way that will not negatively impact the views of the River Valley. The Signs shall be developed in accordance with the regulations found in Schedule 59F(2) and (3), and to the satisfaction of the Development Officer.
f.	No Digital Signs shall face the River Valley.
g.	Any application for a Major or Minor Digital Sign Use shall require the submission of a Traffic Safety Study prepared by a qualified engineer and shall be to the satisfaction of the Development Officer and Transportation Planning and Engineering.
h.	The design, scale and placement of signs shall be such that the Sign Developments do not detract from the overall appearance of the development and that the Sign Developments have regard for the scale of the buildings, lighting, orientation and location on the Site.

a.	The ground floor elevation shall not exceed the elevation of the Abutting public sidewalk by more than 0.3 m.
b.	Commercial Uses located within the Middle Terrace(s) or Grierson Terrace may not protrude vertically above Jasper Avenue, thereby preserving views to and from the Jasper Terrace / Heritage Walk, in general accordance with Appendix IV.
c.	The front Façade of the Middle Terrace(s) and Grierson Terrace shall be designed with sections or modules with a maximum Frontage that shall not exceed 11.0 m to provide visual breaks in appearance.
d.	Each use of Bars and Neighbourhood Pubs, Nightclubs and Spectator Entertainment Establishment located on the Middle Terrace(s) or Grierson Terrace shall not exceed 240 m2 of Public Space.
e.	Personal Services Shops shall not include a Body Rub Centre.
f.	Convenience Vehicle Rentals are limited to indoor locations only.
g.	Mobile Catering and Food Servicing use shall be limited to 1 establishment with a fleet of a maximum of 4 vehicles only.
h.	Religious Assembly use shall be limited to one establishment only and shall be located above the first floor of the principal building.

Tower

The Tower shall be designed to reflect 360 degree architecture with all exposed building facades having consistent and harmonious exterior finishing materials.

The exterior of the Tower shall be finished with high quality, sustainable and durable materials such as glazing, masonry, stone and/or pre-finished metal, glass curtain wall, and concrete envelope materials.

The Tower shall be comprised of a Base and three or more distinct vertical sections, which includes: Lower Tower, Middle Tower and Top Tower as generally shown in Appendices VI-IX. The distinct nature of the vertical sections shall be differentiated through building mass in accordance with the required reductions in Floor Plate areas, and through architectural treatment, plane or materiality of the Façades.

Tower

i.	The Base shall have a minimum Height of 6.0 m, and a maximum Height of 20.0 m on Jasper Avenue and be proportionate to the Lower Tower.
ii.	The Lower Tower Height shall not exceed 85.0 m.
iii.	The Middle Tower zone shall be differentiated from the Base and Lower Tower, but shall reinforce the design details, material, and architectural expression of the Base and Lower Tower architecture.
iv.	The Top Tower shall contribute to the ‘signature’ of the building and City’s skyline through sculpting of the upper floors and roof to create visual interest and reduce massing effects by a combination or variation of material/colour, or other means to the satisfaction of the Development Officer.

The maximum Floor Plate areas of the Tower shall be in accordance with the following and in general conformance with the Appendices VI-IX, provided the overall Tower design sufficiently distinguishes between vertical sections, respects proportionality, and achieves a high standard of architectural design:

i.	the Base shall not exceed 1250.0 m2;
ii.	the Lower Tower portion shall not exceed 1100.0 m2;
iii.	the Middle Tower portion shall be a maximum of 900.0 m2, transitioning to a reduced Floor Plate area of 750.0 m2 over a minimum of 15 Storeys; and
iv.	the Top Tower shall be a maximum of 750.0 m2 , transitioning to reduced Floor Plate area of 650.0 m2 over a minimum of 5 Storeys.

Base

The Base shall provide clear views of the interior of the building, with views of the core of the Tower, as identified in Appendices X and XI. The first floor of the Tower core shall be clad with Heritage Bricks.

The Development shall clearly differentiate residential entrances from non-residential entrances through distinct architectural treatment and address the street in a prominent manner, in general accordance with Appendices I, X and XI.

A minimum 80% of the linear building Frontage of the ground floor Façades shall have a minimum 5.0 m of vertical clear glazing.

Weather protection, in the form of canopies or cantilevered architectural elements above the Tower Building entrances and walkways, shall be provided to create a comfortable environment for pedestrians.

Terraces

Commercial Uses located on the Middle Terrace(s) or Grierson Terrace shall provide visual interest and activate the publicly accessible terraced levels by including outdoor seating areas, canopies, landscaping and other features.

Commercial uses shall have individual access to external Terraces in order to activate the retail edge.

A minimum of 60% of the exterior of the Terraces shall have a minimum 2.5 m of vertical clear glazing. Any blank walls exceeding 10 m in length shall include decorative features or artistic material finishes, landscaping or articulation.

The exterior of the Terraces shall be finished with high quality, sustainable and durable materials such as glazing, masonry, stone and/or pre-finished metal, glass curtain wall, and concrete envelope materials.

Parking and Mechanical

The portion of the access to the underground Parking Garage off 96 Street, on the Jasper Terrace shall be designed to minimize vehicle-pedestrian conflicts, prioritize and guide pedestrian circulation flows to the satisfaction of the Development Officer and Transportation Planning and Engineering.

The exterior wall of the Parking Garage adjacent to Grierson Hill Road shall be designed and articulated in a manner that provides interest, sensitivity, and enhanced appearance to the River Valley and Grierson Hill Road.

All mechanical equipment, including roof mechanical units, shall be concealed by screening in a manner compatible with the architectural character of the building, or by incorporating it within the building and be oriented to minimize negative impacts on Amenity Areas, public roadways other than Lanes, and surrounding properties.

Mechanical ventilation shall be located and screened in a manner that is considerate of optimizing views to and from the River Valley, and directed in a manner that does not negatively impact pedestrian comfort.

a.	A comprehensive lighting plan shall be provided prior to the issuance of the Development Permit to the satisfaction of the Development Officer.
b.	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 architecture, interior and exterior heritage features, landscaping, walkways, support wayfinding and to illuminate various portions of the Development at night to the satisfaction of the Development Officer.
c.	Exterior lighting associated with the Development shall be designed, located and directed in a sensitive manner to reduce over-illumination impacts beyond the boundaries of the Site, thereby preserving ‘dark skies’ and limiting light pollution in the River Valley to the satisfaction of the Development Officer.

Prior to issuance of a Development Permit, the Owner shall enter into an agreement with the City of Edmonton for off-site improvements necessary to serve the Development, with such improvements to be constructed at the Owner’s cost unless covered by a City Capital Program or other agreement. The Agreement process includes an engineering drawing review and approval process. Improvements to address in the Agreement include, but are not limited to, the repair of any damage to the Abutting roadways, sidewalks and/or boulevard resulting from construction of the Development, to the satisfaction of Transportation Planning and Engineering. Improvements include:

Construction of Heritage Trail within the portion of Jasper Avenue right-of-way that abutts the site.

ii.

Reconstruction of the north side of Grierson Hill Road, including a 1.0 m high barrier extending from the east property line to the eastern limit of the loading bay access, to the satisfaction of the Development Officer in consultation with Transportation Planning and Engineering. Above the 1.0m height, the barrier shall be designed to ensure the space is not mistaken for a sidewalk or pedestrian zone.

Construction of a new retaining wall, or replacement structure along the north side of Grierson Hill Road to the satisfaction of Transportation Planning and Engineering. Design and construction methodology for the removal of the existing wall and new construction must be approved by the City of Edmonton. The owner shall provide any studies required to demonstrate that the remaining portion of retaining wall east of the subject site or Grierson Hill Road shall not be adversely impacted by removal of the old wall, or the new construction, to the satisfaction of the City of Edmonton.

Prior to the release of drawings for Building Permit review, except for Development Permits for demolition, excavation, shoring or signage, the Development Officer shall ensure that a signed agreement between the City and the owner, requiring the Owner to provide the City at the time of Building Permit approval, the option to purchase 5% of the proposed number of residential units at 85% of the market value as prescribed in the City’s Developer Sponsored Affordable Housing Policy C582, or, at the discretion of the owner, pay cash in lieu to the City of $1,000,000.00.

a.	Prior to the issuance of a Development Permit, a Sun Shadow Impact Study in accordance with Section 14 of the Zoning Bylaw shall be submitted to the satisfaction of the Development Officer. The study shall be reviewed by the Development Officer and mitigation measures that ensure the shadow impacts are adequately mitigated to the satisfaction of the Development Officer shall be implemented prior to the issuance of the Development Permit.
b.	A Wind Impact Study shall be prepared by a qualified, registered Professional Engineer to professional standards in accordance with Section 14 of the Zoning Bylaw. The Wind Impact Study shall be submitted with the Development Permit application and any mitigation measures that ensure the space is fit for the intended Uses shall be implemented to the satisfaction of the Developer Officer.
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 the Wind Impact Study and the Sun Shadow Impact Study in accordance with Section 14 of the Zoning Bylaw and to the satisfaction of the Development Officer.
d.	Prior to the issuance of a Development Permit, a View Corridor Study shall be submitted demonstrating the public visual access to the River Valley from Jasper Avenue and the Jasper Terrace.
e.	Prior to the issuance of a Development Permit, a geotechnical report prepared by a Qualified Professional Engineer must be submitted and approved to the satisfaction of the Development Officer, in consultation with the City's Geotechnical Engineer, Transportation Planning and Engineering. In addition to the provision of site and development-specific geotechnical recommendations for design and construction, such report must also provide recommendations, such as leak detection systems, to minimize and mitigate geotechnical risks to the development and surrounding properties and infrastructure.
f.	Prior to the issuance of a Development Permit, an Engineering structural design report and Geotechnical Stress and Interaction Analysis, prepared by a Registered Professional Engineer shall be submitted and approved to the satisfaction of the Development Officer, in consultation with Drainage Planning and Engineering. The Engineering structural design report and Geotechnical Stress and Interaction Analysis must demonstrate sufficient protection and reinforcement of the 1650mm oval tunnel combined sewer main, which shall remain intact for the duration of construction and for the long-term use and function operation of the drainage system. The proposed inspection, excavation and piling foundation program shall demonstrate structural integrity of the combined sewer main, to the satisfaction of the Development Officer in consultation with Integrated Infrastructure Services and Drainage Planning and Engineering.
g.	Prior to the issuance of the Development Permit, the owner shall submit an On-site Wastewater Servicing Report that includes the evaluation of both proposed and alternative on-site wastewater treatments to the satisfaction of the Development Office in consultation with Drainage Planning and Engineering. Prior to the issuance of a Development Permit, the owner shall enter into an agreement with the City of Edmonton, authorizing a cross-lot access easement for the drive aisle on the adjacent parcel, municipally addressed 9797 Jasper Avenue NW, to facilitate a servicing and loading access to the Development from Grierson Hill Road.
h.	Prior to the issuance of a Development Permit, except for Development Permits for demolition, excavation, shoring or signage in any Area, pursuant to Sections 11.2 and 14.9 of the Zoning Bylaw, additional Environmental Site Assessment work which includes but may not be limited to a Phase II Environmental Site Assessment, an Environmental Risk Management Plan and Remedial Action Plan, as required by the Development Officer, shall be submitted and reviewed to the satisfaction of the Development Officer. The Development Officer shall also impose any conditions necessary, prior to the release of drawings for Building Permit review, to ensure that the Site is suitable for the full range of uses contemplated in the Development Permit application.
i.	Prior to the release of drawings for Building Permit review, except for Development Permits for demolition, excavation, shoring or signage in any Area, pursuant to Sections 11.2 and 14.9 of the Zoning Bylaw and if required by the Development Officer, the site shall be remediated and a Remediation Report along with any required updates to the Risk Management Plan shall be submitted and reviewed to the satisfaction of the Development Officer.
j.	Notwithstanding the other Development Regulations, and the Appendices of this Provision, in the event that the owner/developer does not obtain a Development Permit for and commence construction of the Tower within 10 years of the passage of the Bylaw adopting this Provision, no development except for Publicly Accessible Private Park Use and buildings accessory to that Use shall be permitted on the site.
k.	Prior to the issuance of Development Permit, an updated Transportation and/or Parking impact assessment may be required by and approved to the satisfaction of the Development Officer in consultation with Transportation Planning and Engineering.
l.	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), in accordance to Section 58 of the Zoning Bylaw.
m.	The building shall be designed to meet the requirements of the Green Building Rating System LEEDTM, Canada NC, 2015, as amended, to achieve a minimum LEED Silver standard or equivalent. The owner is not required to seek LEED certification and may choose which supplementary green sustainable targets will be implemented, and, at his/her discretion, may indicate additional targets in excess of the Silver standard score to provide for flexibility of implementation. 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 Silver points, or equivalent, will be achieved upon construction completion. This report must be approved by the Development Officer prior to the issuance of the Development Permit.
n.	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, or equivalent, as described in Section 13(m.) of this Provision.

Bylaw attachments

Bylaw 17844-DC2 948-Schedule A (31.43 KB)

Bylaw 17844-DC2 948-Appendices (1.75 MB)