1.0 General Purpose

To accommodate a low-rise residential building with the opportunity for neighbourhood scaled commercial uses.

2.0 Area of Application

This Provision shall apply to Lot 1, Block 3A, Plan 3751HW; in the neighbourhood of North Glenora, as shown on Schedule “A” of the Bylaw adopting this DC2 Provision.

3.0 Uses

a. Multi-unit Housingb. Business Support Servicesc. Child Care Servicesd. Convenience Retail Stores

e. Creation and Production Establishmentsf. Group Homes

g. Health Servicesh. Live Work Unitsi. Major Home Based Businessj. Media Studiosk. Minor Home Based Businessl. Personal Service Shops

m. Private Education Servicesn. Professional, Financial and Office Support Serviceso. Residential Sales Centrep. Restaurants

q. Specialty Food Servicesr. Urban Gardenss. Fascia On-premises Signs

t. Freestanding On-premises Signsu. Projecting On-premises Signs

4.0 Development Regulations

a. Development within this Provision shall be in general accordance with theappendices.

b. Notwithstanding the appendices, the commercial unit may be converted intoa residential space, or as amenity space for the Multi-unit Housing.

c. The maximum floor area for Commercial Uses shall be 130 m2.

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d. The maximum Floor Area Ratio (FAR) shall be 2.95.e. The maximum number of Dwelling units shall be 35.

f. The maximum Height of the building shall not exceed 18.0 m.g. The minimum Ground floor Setbacks from the property lines shall be as

follows:

i. From the north Lot line - 4.0 m

ii. From the south Lot line - 5.5 m

iii. From the east Lot line - 4.0 m

iv. From the west Lot line - 4.0 m

h. Upper floors may extend over the Ground floor, but must be a minimum of4.0 m from the property line on all sides.

i. Street-related activities, such as outdoor patios, architectural features,bicycle parking facilities and Landscaping, that contribute to the pedestrian-oriented character of the area, may project into Setbacks to a maximum of3.0 m.

j. All mechanical equipment, including roof mechanical units and excludingsolar panels, shall be concealed by screening in a manner compatible withthe architectural character of the building or concealed by incorporating itwithin the building.

5.0 Parking, Access, Loading and Storage

a. Parking shall be provided in accordance with the following:i. A minimum of 29 stalls shall be provided in an underground

parkade; andii. A minimum of 7 stall shall be provided to the rear of the building.

b. The Development Officer may consider a variance to the Parkingrequirements provided that a Parking Impact Assessment is submitted inconjunction with an application for Development Permit to justify anyvariance in parking requirements at the time of construction.

c. Vehicular access and egress to the surface Parking Area and undergroundparking garage shall be provided off the Lane in general accordance withAppendix I.

d. Parking and trash collection shall be permitted within the Setbackadjacent to the Lane, in general accordance with Appendix 1.

e. The underground driveway ramp shall be designed with a minimum width of7.0 m and shall not exceed a slope of 10% for a minimum distance of 4.5m inside the Lot line, and the ramp must be at Grade at the Lot line, or tothe satisfaction of the Development Officer in consultation with Subdivisionand Development Coordination (Transportation).

f. Bicycle Parking spaces shall be provided in accordance with the ZoningBylaw and the following:i. Bicycle Parking for Residential and/or Residential-related Use shall be

provided at a rate of 0.5 spaces per Dwelling. Parking shall be provided ina safe and secure location in the underground Parking Garage or inanother secure location within the building that is easily accessible tocyclists via access ramps, or a route through the building whichfacilitates easy and efficient transportation of bicycles.

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ii. A minimum of 6 short-term Bicycle parking spaces shall be provided in publicly accessible and highly visible location(s). Bicycle Parking may be located more than 15.0 m from a building’s principal entrance.

k. Loading, storage, and waste collection areas shall be located adjacent to the Lane. Storage and trash collection areas shall be screened from view from any adjacent Sites and public roadways. Parking visible from 135 Street shall be screened with Landscaping, generally no higher than 1.0 m tall. The waste collection area, and access to it, shall be designed to the satisfaction of the Development Officer in consultation with Waste Management Services and Subdivision and Development Coordination (Transportation).

6.0 Landscaping

a. Landscaping for the Site shall be in general accordance with Appendix 1. b. A detailed Landscape Plan, prepared by a registered AALA landscape

architect, for the Site, shall be submitted for review and approval by the Development Officer, prior to the issuance of any Development Permit, except for a permit for excavation or shoring. The Landscape Plan shall include decorative paving, benches, planters and lighting that are integrated with the adjacent public realm.

c. Building Setbacks at Grade in front of Commercial Uses shall be grassed and integrated with grassed City of Edmonton areas. Well defined pedestrian walkways will connect to public sidewalks.

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

e. An arborist report and tree preservation plan, to the satisfaction of the Development Officer in consultation with Urban Forestry, shall be submitted with the Development Permit application to determine the impact of the proposed development, including excavation and construction, on the existing boulevard trees along 109 Avenue NW and 135 Street NW. If required by the Development Officer, an air spading tool shall be used to determine the amount and size of roots that may need to be cut for the parkade/foundation wall. If: i. the arborist report indicates that the development will unduly

compromise the ongoing viability and health of a tree or trees, each tree shall be removed and replaced by a new tree within an enhanced growing medium at the cost of the owner; or

ii. the arborist report indicates that the development will not unduly compromise the ongoing viability and health of a tree or trees, each tree shall be retained and protected as per the City’s Corporate Tree Management Policy C456B to the satisfaction of the Development Officer in consultation with Urban Forestry.

7.0 Signage

a. Signs shall comply with the General Provisions of Section 59 of the Zoning

Bylaw and the regulations found in Schedule 59B of the Zoning Bylaw. b. Notwithstanding Schedule 59B, Freestanding On-premises Signs shall have

a maximum Height of 3.0 m. c. A Comprehensive Sign Design Plan in accordance with the Provisions of

59.3 shall be submitted with a Development Permit Application for Sign Use

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Classes. d. A maximum of 10% of the first Storey glazing may be covered by Signs.

The remainder of the glazing shall remain free from obstruction.

8.0 Development Regulations for Specific Uses

a. All ground floor non-Residential Uses shall have separate access at grade from Residential Uses.

b. Restaurants shall be limited to a maximum of 100 m2 of Public Space. Exterior patio-deck space shall not be counted towards the total Public Space requirement and shall be limited to 90 m2 in size.

c. Specialty Food Services shall be limited to a maximum of 100 m2 of Public Space. Exterior patio-deck space shall not be counted towards the total Public Space requirement and shall be limited to 60 m2 in size

d. Restaurants and Specialty Food Services Uses shall be limited to the first floor of development.

e. Convenience Retail Stores shall exclude the sale of Cannabis-related products, which is defined here as products that are directly used in the consumption of Cannabis.

f. Personal Service Shops shall not include Body Rub Centres. Residential Sales Centres shall be limited to the marketing of the on- Site condominium or rental Dwellings.

9.0 Other Regulations

a. Prior to the issuance of any Development Permit, except for the purpose of

excavation only, a Crime Prevention Through Environmental Design (CPTED) 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 Guidelines for a Safer City (City of Edmonton 1995).

b. 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.

10.0 Urban Design Regulations

a. The two distinct vertical sections, the podium and building, shall be

differentiated through the materiality and/or architectural treatment of the Façades, as generally shown in Appendices 3 and 4The treatment of the lower part of the building shall extend a minimum of 3.0 m to the rear and side elevations, as generally shown on Appendices 3 and 4.

b. The Façade of the ground floor shall be architecturally treated to create a building exterior that contributes to a visually interesting streetscape with projections and variety that enhances the entrances and designated outdoor seating areas and differentiates between the Residential and Commercial Uses.

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c. Weather protection in the form of a canopy or any other projecting architectural element shall be provided above entrances to create a comfortable environment for pedestrians.

d. Exterior building materials shall be sustainable, durable, high quality and appropriate for the development.

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 well-lit environment for pedestrians and to highlight the architectural and landscape features at night.

f. All mechanical equipment, including ground level Parking Garage vents, shall be concealed by screening in a manner compatible with the architectural character of the building, or concealed by incorporating it within the building. Ground level vents shall be oriented away from on-Site amenity or pedestrian circulation areas.

11.0 Off-Site Improvements

a. 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, such improvements to be constructed at the owner’s cost. The Agreement process includes an engineering drawing review and approval process. Improvements to address in the Agreement include, but are not limited to: i. Repair of any damage resulting from construction of the development to

the Abutting roadways, sidewalks, street furniture, street trees, and/or boulevard, including Lanes not directly adjacent to the Site but which may be used for construction purposes. The Site must be inspected by Subdivision and Development Coordination (Transportation) prior to the start of the construction and once again when construction is complete;

ii. Removal of the existing walkway connections to 135 Street NW, and construction of walkways connecting the ground level building entrances to the curb of public roadways in general accordance with Appendix 1 and to the satisfaction of the Development Officer in consultation with Subdivision and Development Coordination (Transportation); and

iii. Upgrading the Lane abutting the development site to a residential standard, including removal/relocation of any existing utilities as necessary to facilitate access to parking and waste collection areas, and with paving up to the adjacent property lines, to the satisfaction of the Development Officer in consultation with Subdivision and Development Coordination (Transportation).

12.0 Contributions a. A minimum of two (2) Dwellings shall be developed as a three (3) bedroom,

Family Oriented Dwellings. The Dwellings shall have individual and direct access to a private outdoor Amenity Area on the ground floor.

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min 4.0m

min 4.0m

min 4.0m

min 5.5mmin

4.0m

CONDOMINIUM PRINCIPLE ENTRANCE

109 AVENUE NW

APPENDIX 1

SITE PLANN

LANE

NEIGHBOR

POWERLINE

(CLOSED LANE)

135

STRE

ET N

WCOMMERCIAL

ENTRANCE

BIKES

BIKES

SETB

AC

K

2ND FLOOR SETBACK

TRANSFORMER

SOFT LANDSCAPING

PAVING

COMMERCIALENTRANCE

COMMERCIALAREA

RESIDENTIAL AREA

RESIDENTIAL AREACOMMERCIAL

PATIO

VISITOR / COMMERCIAL PARKING

GARBAGERAMP

PARKADEENTRANCE

FAMILY HOME ENTRANCE

AAA

A

A

B

B B

B BA

BB

B

B

B

FAMILY HOME ENTRANCE

EXIT

YARD

DRAFT

CONDOMINIUM PRINCIPLE ENTRANCE

TOWN HOME ENTRANCE

NON COMBUSTIBLE CLADDING

NON COMBUSTIBLE CLADDING

NON COMBUSTIBLE CLADDING

COMMERCIAL ENTRANCE

APPENDIX 2

NORTH ELEVATION - ALONG 109 AVENUE

MA

X 1

8 m

MA

X 1

8 m

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APPENDIX 3

109

AVE

NUE

LAN

E

WEST ELEVATION - ALONG 135 STREET

NON COMBUSTIBLE CLADDING

NON COMBUSTIBLE CLADDING

COMMERCIAL ENTRANCE

MA

X 1

8 m

MA

X 1

8 m

PRO

PERT

Y LI

NE

PRO

PERT

Y LI

NEDRAFT

APPENDIX 4

SOUTH ELEVATION - ALONG LANE

135

STRE

ET

NEI

GHB

OR

NON COMBUSTIBLE CLADDING

NON COMBUSTIBLE

CLADDINGPARKADE

ENTRY

MA

X 1

8 m

MA

X 1

8 m

PRO

PERT

Y LI

NE

PRO

PERT

Y LI

NEDRAFT

APPENDIX 5

EAST ELEVATION - NEIGHBOR

LAN

E

109

AVE

NUE

NON COMBUSTIBLE CLADDING

NON COMBUSTIBLE CLADDING

BRICK CLADDING

DURABLECLADDING

MA

X 1

8 m

MA

X 1

8 m

PRO

PERT

Y LI

NE

PRO

PERT

Y LI

NE DRAFT