DC2 992

Parkallen - north of 69 Avenue and west of 109 Street

Bylaw 18360 (April 9, 2018)

To accommodate low rise, medium density residential development, that is compatible with adjacent land uses with a sensitive transition from 109 Street NW to adjacent residential development on 69 Avenue NW.

Lots 30,31,32 and 33; Block 26; Plan 5718AE, containing 0.16 ha, located north of 69 Avenue and west of 109 Street, as shown on Schedule "A" of this Bylaw adopting this Provision, Parkallen

a. Apartment Housing
b. Group Homes
c. Limited Group Homes
d. Lodging Houses
e. Minor Home Based Business
f. Residential Sales Centre
g. Fascia On-premises Signs
h. Temporary On-premises Signs
a. Development shall be in general conformance with Appendices I – VII of this provision.
b. The maximum Height shall not exceed 14.5 m, and the maximum Height to the highest point of the 109th Street entrance parapet or architectural feature shall not exceed 15.5 m.
c. The Development Officer shall determine Grade by calculating the average of the elevation at the corners of the Site prior to construction as shown on the applicant's grading plan.
d. The maximum Floor Area Ratio shall be 2.0.
e. The maximum number of Dwellings shall be 28.
f. A minimum Setback of 3.9 m shall be required along the south property line. This Setback shall be increased to 5.0 m from the western property line for a minimum of 17.0 m as shown in Appendix I, Site Plan.
g. A minimum Setback of 5.5 m shall be required along the north property line.
h. A minimum Setback of 3.0 m shall be required along the east property line.
i. A minimum Setback of 7.5 m shall be required along the west property line.
j. At a maximum Height of 8.9m, the façade adjacent to the west property line shall Stepback a minimum of 2.5 m.
k. Platform Structures and roof projections may project into required Setbacks to a maximum of 2.0 m.
l. Amenity Area for Dwellings shall be provided in the form of Platform Structures, have a minimum width and length of 2.0 m and a minimum setback of 2.0 m from the north, south and west property lines.
m. Notwithstanding Section 48 of the Zoning Bylaw, Separation Space shall be provided through the minimum required Setbacks and Stepbacks.
n. A minimum Private Outdoor Amenity Area of 7.5 m2 shall be provided for each Dwelling except that for first Storey Dwellings where a minimum of 15.0 m2 of Private Outdoor Amenity Area shall be provided.
o. A minimum of 50 m2 of Common Amenity Area shall be provided indoors and shall be aggregated into areas of at least 20.0 m2.
p. The Development Officer may require information regarding the location of windows and Amenity Areas on adjacent properties to ensure the windows or Amenity Areas of the proposed development are placed to minimize overlook into adjacent properties and any mitigating measure to minimize overlook and implemented to the satisfaction of the Development Officer.
q. A minimum of 6 at-grade dwellings shall have two bedrooms or more.
r. Signs shall comply with the regulations found in Schedule 59B.
s. Prior to the issuance of a Development Permit for the construction of a principal building within this Provision, 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 the option to purchase 5% of the proposed number of residential Dwellings at 85% of the market price or pay the equivalent cash in lieu to the City.
a. Vehicular access to parking shall be from the abutting lane.
b. No off-street vehicle loading spaces shall be required.
c. Vehicular and bicycle parking shall be provided in accordance with the Zoning Bylaw, notwithstanding:
i. Vehicular parking shall be provided in an underground parkade except for 7 visitor parking stalls located in the rear as shown in Appendices of this provision;
ii. The minimum number of Bicycle Parking spaces provided for Residential Uses shall be 50% of the number of Dwellings proposed by a Development Permit application, and shall be provided within the underground parkade; and
iii. A minimum of three visitor Bicycle Parking spaces shall be provided at the front of the building.
d. The maximum Height of the underground Parking Garage above Grade shall be 0.6 m.
e. The underground Parking Garage shall be setback a minimum of 1.2 m from the west property line.
f. The underground Driveway ramp shall be at Grade at the property line and must not exceed a slope of 6% for a distance of 4.5 m from the property line, or to the satisfaction of the Development Officer and Transportation Services.
g. The Retaining Walls bordering the underground driveway ramp shall 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 the road right away. Should the owner or applicant wish to increase the Height, adequate site lines must be provided to ensure the vehicles can exit safely to the satisfaction of the Development Officer in consultation with Transportation Services.
h. The east Retaining Wall shall be designed to allow for adequate access for trash collection to the satisfaction of the Development Officer in consultation with Waste Management and Transportation Services.
i. Trash collection or outdoor service areas shall be provided in the rear and shall be screened from any adjacent Site or public roadway.
a. In addition to the requirements of the Zoning Bylaw, the required Landscape Plan shall demonstrate:
i. Required on and off Site Landscaping;
ii. the use of decorative fences between surface parking areas and windows, Amenity Areas, and entrances to ground Storey Dwellings that look into these areas;
iii. the establishment of a transition between public and private space, to the satisfaction of the Development Officer, through:
A. entry transitions including features such as steps, decorative fences, gates, hedges, low walls, and planting beds within the Setback from 69 Avenue NW and 109 Street NW; and
B. clear delineation of all outdoor Amenity Areas and Common Amenity Areas at-Grade with vertical landscaping features (e.g. hedges, decorative fences, gates, low walls).
iv. that soil above the underground Parking  Garage shall be of sufficient depth to accommodate required landscaping, including shrubs, flower beds, grass, and ground cover.
b. Adjacent boulevard trees shall be protected as per the City’s Corporate Tree Management Policy C456A to the satisfaction of the Development Officer in consultation with Urban Forestry.
c. A minimum 1.2 m landscape buffer shall be provided along the west property line from the front of the building to the north property line.
d. A minimum 1.83 m high wood screen Fence shall be provided along the west property line from the front of the building to the north property line.
e. The owner shall be responsible for the costs of installing and maintaining new boulevard trees along 109 Street NW for a minimum of two years after installation.
f. Landscaping that extends onto or over City-owned lands shall be developed in accordance with Traffic Bylaw 5590 and the City Design and Construction Standards.
g. Landscaping of the roof of the parkade in the west setback shall be developed to minimize and restrict overlook to the adjacent property.
a. Architectural treatment of all Facades of the building shall create a unified building exterior. The building shall incorporate design elements to reduce the perceived mass and add architectural interest, including but not limited to:
i. clear articulation of the Façade, using a defined pattern of projections and recessions;
ii. the use of a variety of exterior building cladding materials; and
iii. a prominent and distinct front entrance facing 109 Street NW.
b. The building shall be finished with high-quality durable materials and the contextual fit, design, proportion, quality, texture and the application of various finished materials shall be to the satisfaction of the Development Officer. Vinyl siding and knock down stucco are prohibited.
c. All ground oriented Dwellings that face 109 Street NW and 69 Avenue NW shall provide an individual external entrance at Grade, oriented and clearly visible to be readable from and lend a sense of occupancy to the public roadway using features such as, but not limited to porches, staircases and stoops. Sliding doors shall not serve as the entrances.
d. Private Outdoor Amenity Area in front of each at-Grade Dwelling exterior entry shall be provided in a manner that establishes a transition area between the public roadway, including a Lane, using landscape features such as decorative fencing, change in Grade, shrub beds or built elements such as private entrance features and verandas or porches.
e. 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 safe and well-lit environment for pedestrians in accordance with the Zoning Bylaw and to highlight the development at night-time, to the satisfaction of the Development Officer.
f. Night-time light pollution shall be reduced by avoiding over- illumination of the development and by using exterior lighting fixtures that are full cut-off in design which direct light downward, to ensure illumination does not extend beyond the boundaries of the development.
g. All mechanical equipment, including roof mechanical units, surface level venting systems, and transformers shall be concealed by screening in a manner compatible with the architectural character of the building or concealed by incorporating them within the building framework and be oriented to minimize negative impacts on Amenity Areas, public roadways other than Lanes, and surrounding properties.
h. Balconies on the west side Facade shall provide adequate screening and be located to maximize privacy and minimize overlook to the adjacent residential property. This may include but is not limited to privacy screens, louvres, frosted glass or glass block, or landscape buffers to the satisfaction of the Development Officer.
i. The owner shall submit a Crime Prevention through Environmental Design (CPTED) Assessment that shall be reviewed and accepted by the Development Officer prior to the issuance of a Development Permit to ensure that development on the Site provides a safe urban environment in accordance with the guidelines and principles established in the Design Guide for a Safer City.
a. 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 a boulevard adjacent to 109 Street NW in accordance with Appendix VI, Landscape Plan;
ii. 4 deciduous trees to be provided adjacent to 109 Street NW in accordance with the appendices of this provision and sections 55.3.1.g of Zoning Bylaw 12800;
iii. Construction of the east-west portion of the lane directly abutting the lot to the north, to a paved commercial standard, to the satisfaction of the Development Officer and Transportation Services; and
iv. Repair of any damage to the abutting lane, roadways, sidewalks and boulevards resulting from construction of the development, to the satisfaction of the Development Officer and Transportation Services. The Site must be inspected by the Transportation Services prior to the start of construction and once again when construction is complete.

Bylaw attachments