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(DC2) SITE SPECIFIC DEVELOPMENT CONTROL PROVISION

Section DC2.xxx

Bylaw xxxxx

DC2.xxx.1 General Purpose

To facilitate the development of two mixed-use, high-rise buildings that accommodate a variety of residential unit types, include street-oriented retail and commercial space, and support the development of a main street (Jasper Avenue).

DC2.xxx.2 Area of Application

The provisions shall apply to Lots 80-86, Block 14, Plan B3; as shown on Schedule “A” of the Bylaw adopting this DC2 provision, Oliver.

DC2.xxx.3 Uses

Area 1

a. Apartment Housing

b. Child Care Services

c. Convenience Retail Stores

d. Health Services

e. Live Work Units

f. Minor Home Based Business

g. Personal Service Shops

h. Professional, Financial and Office Support Services

i. Projecting On-premises Signs

j. Residential Sales Centre

k. Specialty Food Services

l. Fascia On-premises Signs

m. Projecting On-premises Signs

Area 2

a. Apartment Housing

b. Bars and Neighbourhood Pubs

c. Business Support Services

d. Child Care Services

e. Convenience Retail Stores

f. Creation and Production Establishments

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g. General Retail stores

h. Health Services

i. Household Repair Services

j. Indoor Participant Recreation Services

k. Live Work Units

l. Major Alcohol Sales

m. Minor Amusement Establishments

n. Major Home Based Business

o. Media Studios

p. Minor Alcohol Sales

q. Minor Home Based Business

r. Personal Service Shops

s. Private Education Services

t. Professional, Financial and Office Support Services

u. Projecting On-premises Signs

v. Public Education Services

w. Public Libraries, and Cultural Exhibits

x. Residential Sales Centre

y. Restaurants

z. Secondhand Stores

aa. Spectator Entertainment Establishments

bb. Veterinary Services

cc. Specialty Food Services

dd. Fascia On-premises Signs

ee. Projecting On-premises Signs

DC2.xxx.4 Development Regulations

4.1 General Development Regulations

a) The development shall be generally in accordance with the attached appendices, to the satisfaction of the Development Officer.

b) Development Permit applications shall be permitted for development of the entire Site or for each individual area as identified on Appendix I.

c) The maximum Floor Area Ratio shall be as follows:

i. Area 1: 12.4

ii. Area 2: 12.4

d) The maximum building Height shall be as follows:

i. Area 1: 121 m

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ii. Area 2: 156 m

e) The maximum Podium Height shall be 14.0 m.

f) The minimum Podium Height shall be 7.5 m.

g) The maximum Pedway height shall be 9.0 m and have an overhead clearance of 5.5 m.

h) The maximum number of Dwelling Units shall be 700.

i) Minimum Building Setbacks from the Property line shall be as follows, as shown in Appendix II and IV: Site Plan:

i. Area 1:

A. 6.0 m on the north façade;

B. 0.0 m on the east façade;

C. 3.5 m on the south façade; and,

D. 3.0 m on the west façade.

ii. Area 2:

A. 2.0 m on the north façade;

B. 0.0 m on the east façade;

C. 1.5 m on the south façade; and,

D. 0.0 m on the west façade.

iii. Notwithstanding regulation 4.1.i.ii.A, a setback from the north property line will not be required for any portion of the Podium within a horizontal distance of 20.0 m from the east Lot line.

j) Minimum Tower Stepbacks shall be as follows, as shown in Appendix II and IV: Site Plan:

i. Area 1:

A. 6.5 m on the north façade

B. 7.0 m on the east façade;

C. 1.0 m on the south façade; and

D. 0.5 m on the west façade

ii. Area 2:

A. 8.5 m on the north façade

B. 27.0 m on the east façade;

C. 3.5 m on the south façade; and

D. 3.0 m on the west façade

k) In Area 1, a 1.2 m retaining wall is permitted along the north property line for a distance of 20 m from the east property line for the purposes of safety.

l) The Maximum Floor Plate shall be 750 m2.

m) A minimum residential Amenity Area of 7.5 m2 per Dwelling shall be provided on the Site.

n) Notwithstanding Section 46 of the Zoning Bylaw, balconies with a minimum depth of 1.5 m may be used to satisfy required Amenity Area.

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a. A minimum combined total of 5% Dwellings shall be developed as Family Oriented Dwellings within Areas 1 and 2, which notwithstanding Section 6(33) of the Zoning Bylaw, shall meet the following criteria:

i.The lowest Storey of the Dwelling is no higher than the third storey in the building

ii.The Dwelling has two bedrooms or more, and the average number of bedrooms per Dwelling is not less than 2.25 for all such Dwellings in a development; and

iii.The Dwelling has direct access to an outdoor Amenity Area, including balconies, patios or front Setbacks.

4.2 Development Regulations for Specific Uses

a) In Area 1, Personal Service Shops, Convenience Retail Stores, Professional Financial and Office Support Services, and Specialty Food Services shall not be in any freestanding structure separate from a structure containing Residential Uses, and shall be limited to the first floor of development.

b) In Area 2, Convenience Retail Stores, Minor Alcohol Sales, and Specialty Food Services shall be limited to the first floor of development. Other Commercial uses shall be limited to the Podium.

c) In Area 2, only one Bar and Neighbourhood Pub Use shall be permitted within the development. The Bar and Neighbourhood Pub Use shall be limited to 300 m2 of Public Space, excluding exterior patio space.

d) Personal Services Shops Use shall not include Body Rub Centres.

4.3 Architecture and Urban Design Regulations

a) The development shall incorporate high-quality and durable materials in the design of buildings. Materials may include but not be limited to, glass curtain wall, solid brick, pre-cast concrete, metal, stucco, and natural or composite wood products.

b) Buildings shall be designed such that they are distinct from one another but reinforce the design details, materials, and architectural expression of one another.

c) The Building shall be designed to include the use of different architectural elements and treatments, articulated façades, and materials to add variety, rhythm, break up the massing and provide a sense of human scale.

d) The Tower shall contribute to the City’s skyline through treatment of the upper floors and roof. The Tower shall provide articulation and visual interest, and reduce massing effects by combination of sculpting of the building, variation of material / colour, or other means to the satisfaction of the Development Officer. The Tower Floor Plate of the top 2 floors of each Building shall be reduced a minimum 10% through Stepbacks to create articulation, visual interest, and reduced massing effects.

e) Wherever Podium roofs are visible from existing adjacent developments, the development shall provide enhancements to improve rooftop aesthetics to the satisfaction of the Development Officer. Enhancements may include patios, gardens, green roofs or additional Amenity Area.

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f) Dwelling units with direct access to Grade shall have clearly identified entrances and use design features such as porches, staircases, stoops, and/or landscaping to provide pedestrian interest.

g) Residential and Residential-Related Uses shall have a separate entrance at Grade from non-Residential Uses. Entrances shall be differentiated through distinct architectural treatment.

h) Lighting shall contribute to a safe, well-lit public realm while complementing the architectural and landscape features, finishes, and the overall sense of place.

i) In Area 2, the façades of the Building at the street level shall be designed to break up the massing and give the appearance of section or modules through a combination of recesses, projections, change in building materials, colors, and/or a physical breaks in building to the satisfaction of the Development Officer.

j) In Area 2, a minimum of 75% of the linear frontage of the ground floor façade fronting onto a public roadway other than a lane shall consist of transparent glazing. Linear frontage shall be measured as the horizontal plane at 1.5 m above Grade.

k) In Area 2, the building shall incorporate distinctive architectural features at the corner of 115 Street and Jasper Avenue consistent with the style of the building to reinforce the prominence of the intersection.

l) In Area 2, weather protection in the form of a canopy or any other projecting architectural element shall be provided along Jasper Avenue and 115 Street to create a comfortable environment for pedestrians.

m) 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.

4.4 Parking, Loading, and Storage

a) The Development shall provide parking in accordance with Section 54 of the Zoning Bylaw.

b) Notwithstanding Section 54, visitor parking shall be provided on the basis of 1 visitor parking space per 10 Dwellings.

c) A maximum of 10 stalls at grade shall be provided in Area 1.

d) Except for the permitted at Grade parking stalls, all parking shall be within an underground parking facility.

e) Vehicular access and egress shall only be provided off the lane abutting the development.

f) The driveway ramp for the underground parking facility shall be at grade at the Property line and shall not exceed a slope of 6% for a distance of 4.5 m inside the Property line, or to the satisfaction of the Development Officer in consultation with Urban Transportation.

g) Notwithstanding regulation 4.1.k, retaining walls bordering the underground driveway/parkade ramp must not exceed a height of 0.3 m for a distance of 3.0 m from

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the Property line and no portion of the wall may encroach onto the 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 to the satisfaction of the Development Officer in consultation with Urban Transportation.

h) Gates and doors of any garbage enclosures must not open or encroach into the road right-of-way.

i) Any underground parking facility access card devices must be located on Site, a minimum of 3 m inside the property line.

j) Notwithstanding Section 54 of the Zoning Bylaw, one loading space shall be provided in each of Areas 1 and 2. The loading spaces shall be located within the building and screened in general accordance with Appendix II: Site Plan.

k) Notwithstanding Section 54.3, Schedule 2, Bicycle Parking for Residential Uses shall be provided in an amount equal to at least 50% of the number of Dwellings, Sleeping Units and Live Work Units proposed by a Development Permit application and shall be provided in a secure location within the podium or underground that is easily accessible to cyclists via access ramps or a route through the building which facilitates easy and efficient transportation of bicycles.

l) Loading, storage and garbage collection areas shall be located within the building. The garbage collection area shall be designed to the satisfaction of the Development Officer in consultation with Waste Management.

4.5 Signage

a) Signs shall in accordance with the General Provisions of Schedule 59B of the Zoning Bylaw and comply with the following schedules:

i. Area 1: Schedule 59B

ii. Area 2: Schedule 59F

b) Notwithstanding Schedule 59B, Fascia On-Premises signs shall be permitted on the south façade of Area 1.

c) Notwithstanding Schedule 59F, Fascia On-Premises signs shall be permitted on the north façade of Area 2.

d) A Comprehensive Sign Design Plan and Schedule, consistent with the overall intent of subsection 59.3 of the Zoning Bylaw, shall be prepared for the development and submitted with the Development Permit Application to the satisfaction of the Development Officer.

4.6 Landscape

a) Landscaping for the Site shall be generally in accordance with Appendix III: Landscape Plan.

b) A detailed Landscape Plan for the Site, including front entry, roof top outdoor amenity spaces, and all existing and proposed utilities within the road right-of-way shall be

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submitted for review and approval by the Development Officer prior to the issuance of any Development Permit.

c) The Landscape Plan shall include pavement materials, exterior lighting, street furniture elements, pedestrian seating area, sizes and species of new tree plantings, detailed and other landscaping elements as applicable.

d) Landscaping shall be in general accordance with Section 55 of the Edmonton Zoning Bylaw. Notwithstanding Section 55 of the Edmonton Zoning Bylaw:

i. The Setback within Area 1 shall include soft landscaping;

ii. The Setback within Area 2 shall be hardsurfaced.

iii. Trees shall be planted along Jasper Avenue and 115 Street.

e) Wherever feasible, existing trees along boulevards shall be retained, protected and incorporated into the Landscape Plan. If boulevard trees on City owned lands are damaged or unavoidably need to be removed then the City’s Corporate Tree Policy applies.

f) Landscaping on the Site shall consider the use of plant materials that provide colour throughout the year to enhance the appearance of the development during cold weather months.

4.7 On-Site and Off-Site Improvements

g) As a condition of any Development Permit, the owner shall enter into an Agreement with the City of Edmonton for off-site improvements necessary to serve the development. Improvements to address in the Agreement to the satisfaction of Transportation Services, include, but are not limited to

i. Resurfacing of the rear Lane between Areas 1 and 2 to the satisfaction of the Development Office in consultation with Urban Transportation;

ii. Streetscape improvements, including tree plantings, shall be in general accordance with the Appendices to the satisfaction of the Development Officer in consultation with Urban Transportation. Details of improvements will be reviewed with engineering drawings. The streetscape improvements shall be in accordance with the plan that is in effect at the time of the new building construction Development Permit, or to an interim state to the satisfaction of the Development Office in consultation with Urban Transportation.

b) Prior to the issuance of any development permit, the Owner shall contribute $6.95 per m2 Gross Floor Area of development excluding the underground parking facility for the commission of public art or public realm improvements. The Development Permit application shall include documentation that clearly demonstrates, to the satisfaction of the Development Officer, how and where this money will be applied to the Site. Public realm improvements may include but are not limited to boulevard tree planting, benches, lighting, and decorative concrete paving. The public art or public realm improvements shall be located within or adjacent to the Site.

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4.8 Other Regulations

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 or to provide the equivalent value as cash in lieu to the City.

b) For any buildings with a Height greater than 21.0 m, a Wind Impact Study shall be prepared by a qualified, registered Professional Engineer 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 prior to the issuance of the Development Permit.

c) Notwithstanding the other Development Regulations and Appendices of this zone, in the event that the owner / developer does not obtain a Building Permit and commence construction under a valid Development Permit for at least one Area of the development within 10 years of the passage of this Bylaw, the maximum FAR shall be 6.0.

AREA 1

AREA 2

SCALE: 1:500

JASPER AVE

115

St. N

W

LAN

E

LANE

SCALE: 1:500

1.5

3.5

3

3.5

LOAD

ING

PARK

ING

LOADINGPARKING

RAMP

PARK

ING

RAM

P

RETAIL

LIV/WRK

RES.

ENTR

YRE

S.EN

TRY

RETA

IL

RETAILOFFICE

4.5

1

5

0

TOWER (116 M)

MECH P.H. (121 M)

PODIUM ROOF(14 M)

6

12.5

3

3.5

0.5

6.5

28.

5 10.5

TOWER (150 M)

27 0MECH. P.H. (156 M)

PODIUM ROOF(14 M)

PEDWAY(9 M)

7 0

RAMP DOWN

010

.5

x

NORTH

APPENDIX II

SITE PLAN

SCALE: 1:500

JASPER AVE

115

St. N

W

LAN

E

LANE

SCALE: 1:500

JASPER AVE

115

St. N

W

LAN

E

LANE

RAMP DOWN

ADDITIONAL SIDEWALK / ACTIVITY AREA - STAMPED CIP CONCRETE

PROPOSED DECIDUOUS STREET TREES IN GRATE (24)

CIP CONCRETE SIDEWALK

CURB BULB TOREDUCE CROSSING

DISTANCE

GREEN LANDSCAPING ISLAND WITH SHRUBS & PLANTING - TYP

ADDITIONAL SIDEWALK / ACTIVITY AREA - STAMPED CIP CONCRETE

ENCLOSED RES. TERRACE - GROUND ORIENTED SUITE

GREEN LANDSCAPING ISLAND WITH SHRUBS & PLANTING - TYP

RESIDENTIAL ENTRY

RESIDENTIAL ENTRY

SCALE: 1:500

OFFICE ENTRY

2M WIDE GREENBOULEVARD

GREEN BOULEVARD

LANE SURFACE IS ENHANCED WITH STAMPED ASPHALT FOR PEDESTRIAN / RETAIL USE EMPHASIS.STREET TREES AND SPECIAL LANE LIGHTING ADDED TO LANE SIDEWALKS PROVIDED ON PROPERTY

x

LANDSCAPE PLAN - LEVEL 1

NORTH

APPENDIX III

SCALE: 1:500

JASPER AVE

115

St. N

W

LAN

E

LANE

SCALE: 1:500

JASPER AVE

115

St. N

W

LAN

E

LANE

SCALE: 1:500

GREEN ROOF OVER PEDWAY - L4

CHILDREN'S PLAY AREA

OUTDOOR AMENITY COMMUNAL AREA ON PODIUM - @ L5

SKYLIGHT

DECK BELOW

DECK BELOW

PRIVATE ROOF TERRACE - L5

PRIVATE ROOF TERRACE - L5

PRIVATE ROOF TERRACE - L5

x

LANDSCAPE PLAN - LEVEL 4

NORTH

APPENDIX III

AREA 1

AREA 2

SCALE: 1:500

JASPER AVE

115

St. N

W

LAN

E

LANE

x

NORTH

SITE PLAN AREAS

APPENDIX I

APPENDIX VELEVATIONS

BUILDING 'A' - WEST ELEVATION

WEST ELEVATION

L 02

L 03

L 04

L 05

L 01

L 06

L 07

L 08

L 09

L 10

L 11

L 12

L 13

L 14

L 15

L 16

L 17

L 18

L 19

L 20

L 21

L 22

L 23

L 24

L 25

L 26

L 27

L 28

L 29

L 30

L 31

L 32

L 33

L 34

L 35

L 36

L 37

Mech.

TOTA

L B

UIL

DIN

G H

EIG

HT

102.

1514

121

LANE

WEST ELEVATIONTOWER 'A' TOWER 'B'

APPENDIX VELEVATIONS

BUILDING 'B' - SOUTH ELEVATION

SOUTH ELEVATIONTOWER 'B'

L 02

L 03

L 04

L 05

L 01

L 06

L 07

L 08

L 09

L 10

L 11

L 12

L 13

L 14

L 15

L 16

L 17

L 18

L 19

L 20

L 21

L 22

L 23

L 24

L 25

L 26

L 27

L 28

L 29

L 30

L 31

L 32

L 33

L 34

L 35

L 36

L 37

L 38

L 39

L 40

L 41

L 42

L 43

L 44

L 45

L 46

L 47

L 48

Mech.

TOTA

L B

UIL

DIN

G H

EIG

HT

135.

714

160

115 ST NW