DC 21463

Garneau - northeast corner of 108 Street NW and 86 Avenue NW

Charter Bylaw 19767 (August 31, 2021)

Bylaw 21463 (April 7, 2026)

1.1.	To accommodate a mixed use development with limited commercial uses and high density residential uses with ground-oriented units fronting onto 86 Avenue NW and 108 Street NW that is compatible with adjacent land uses and supports a pedestrian-friendly streetscape.

2.1.	This Zone applies to Lot 10, Block 188, Plan 192 2223, located on the northeast corner of 108 Street NW and 86 Avenue NW, as shown in Schedule “A” of the Bylaw adopting this Zone, Garneau.

Residential Uses
3.1.	Home Based Business
3.2.	Residential, limited to:
	3.2.1.	Multi-unit Housing
	3.2.2.	Supportive Housing
Commercial Uses
3.3.	Food and Drink Service
3.4.	Residential Sales Centre
Sign Uses
3.5.	Fascia Sign
3.6.	Freestanding Sign
3.7.	Portable Sign
3.8.	Projecting Sign

Residential Uses
4.1.	Home Based Businesses must comply with Section 6.60 of the Zoning Bylaw.
Non-Residential Uses
4.2.	The maximum Floor Area per individual Food and Drink Service establishment is 300 m2.
4.3.	Food and Drink Service is only allowed in the rooftop area.
4.4.	The rooftop Food and Drink Service area must be screened and must be a minimum of 1.6 m from the east building Facade and 1.4 m from the north building Facade.
Sign Uses
4.5.	Signs are limited to On-premises Advertising.
4.6.	Signs must comply with Section 6.90 of the Zoning Bylaw, including Subsection 4 of Section 6.90, except that:
	4.6.1.	A maximum of 2 Freestanding Signs are permitted on the Site, regardless of whether the signs are associated with a Residential or non-Residential Use.

5.1.	The development must be in general conformance with the attached Appendices.
5.2.	The maximum Height is 25.0 m.
5.3.	The maximum Floor Area Ratio is 3.8.
	5.3.1.	A maximum of 850 m2 of Basement area used for residential development must not be included in the total Floor Area for the calculation of Floor Area Ratio.
5.4.	The maximum number of Dwellings is 96, as follows:
	5.4.1.	A minimum of 9 Dwellings must have a Floor Area greater than 100 m2 and three bedrooms; and
	5.4.2.	A minimum of 25% of the Dwellings must have two or more bedrooms.
5.5.	The minimum Setbacks are:
	5.5.1.	5.5 m from the north Lot line except that:
		5.5.1.1.	the north Setback may be reduced to a minimum of 4.0 m between 7.0 m and 15.0 m in Height;
		5.5.1.2.	above 15.0 m in Height, a minimum 5.5 m Setback is required:
			5.5.1.2.1	for a minimum distance of 10.0 m from the east Lot line; and
			5.5.1.2.2.	from 13.0 m from the west Lot line for a minimum of 12.0 m in length.
	5.5.2.	4.5 m from the south Lot line, except that a minimum 6.0 m Setback is required for a minimum distance of 12.0 m from the west Lot line.
	5.5.3.	2.5 m from the east Lot line, except that:
		5.5.3.1.	the east Setback must increase to a minimum of 4.5 m for the portion of the building between 18.0 m and 23.0 m (5.0 m in length) from the south property line; and
		5.5.3.2.	a minimum 4.5 m Setback is required above 13.0 m in Height.
	5.5.4.	3.0 m from the west Lot line, except that:
		5.5.4.1.	a minimum of 5.0 m is required for a minimum distance of 13.0 m from the south Lot line; and
		5.5.4.2.	a minimum 4.0 m is required above 19.0 m in Height for the portion of the building between 13.0 m and 27.0 m (15.0 m in length) from the south property line.
	5.5.5.	An artistically designed column located on the southwest corner of the Site is allowed to encroach onto the required west and south Setbacks to structurally support the balconies on the second storey, as generally shown in the attached Appendices, to the satisfaction of the Development Planner.

6.1.	All building Facades must have consistent and harmonious exterior finishing materials.
6.2.	The building Facades must be designed to break their appearance using a combination of projections, changes in building materials, colours and/or physical breaks in building mass, as generally shown in the attached Appendices.
6.3.	The building must be finished with high-quality, durable materials that may include, but are not limited to, masonry or cementitious cladding, glazing, and pre-finished metal cladding and screening. The contextual fit, design, proportion, quality, texture and application of various finishing materials must be to the satisfaction of the Development Planner.
6.4.	The interface along the east Lot Line must be developed to maximize privacy and minimize overlook to the adjacent residential property through the following:
	6.4.1.	Provision of a landscape screen adjacent to the east portion of the Site, comprised of planting materials in general conformance with Appendix 3;
	6.4.2.	The windows of Dwellings contained within a Height of 13.0 m from Grade must be offset or oriented away from the windows of adjacent existing buildings; and.
	6.4.3.	Privacy Screening must be used for additional screening of windows within a minimum Height of 13.0 m from Grade for the portion of the building between 18.0 m and 23.0 m (5.0 m in length) from the south property line. Landscaping may be used to satisfy this requirement.
6.5.	The development must incorporate a prominent front entrance at the corner of 86 Avenue NW and 108 Street NW through distinct architectural treatment or wayfinding techniques to differentiate the entrance to the building.
6.6.	The principal public building entrance must be designed such that level changes from sidewalks or road rights-of-way to entrances of the building are minimized. Streetscape furniture and other elements must be located out of the travel path to ensure they are not obstacles to building access.
6.7.	A weather protection element in the form of a canopy, overhang, or other architectural element above the main building entrance facing 86 Avenue NW and 108 Street NW must be provided to create a comfortable environment for pedestrians and must be allowed to project a maximum of 1.5 m into the south and west Setbacks.
6.8.	Platform Structures in the form of balconies must be allowed to project a maximum of 1.5 m into the north, south, east, and west Setbacks. Despite this, projections are not permitted within the west setback for any portion of the building which has a setback reduced to less than 3.0 m.
6.9.	A minimum of three Dwellings must be developed as ground-oriented fronting onto 86 Avenue NW and two fronting onto 108 Street NW in accordance with the following:
	6.9.1.	Dwellings must take the appearance of row housing and must be articulated as individual units with individual direct entrances and windows fronting onto adjacent rights-of-way. In addition, features such as staircases, stoops, semi-private outdoor areas, or landscaped yards must be provided. Sliding patio doors must not serve as these entrances.
	6.9.2.	There must be a semi-private outdoor area that is provided in a manner that establishes a transition area between the Dwelling and publicly accessible land using landscaping features such as a change in Grade, shrub beds, planters, rock gardens or other built elements, to the satisfaction of the Development Planner.
6.10.	All mechanical equipment, including roof mechanical units and surface-level venting systems, must be concealed by screening in a manner compatible with the architectural character of the building, or concealed by incorporating it within the building:

7.1.	Vehicular access and egress must be from the Abutting Alley.
7.2.	Vehicular parking must be provided as per the Zoning Bylaw, except that a maximum of seven on-site parking spaces must be provided. Of the spaces provided, a minimum of two (2) vehicular parking spaces must be used to accommodate vehicles from a car share program. The car share program may be operated by the owner or a third-party vendor. Should this program be proven not to be implementable, the spaces may be used for visitor parking or Food and Drink Service patrons.
7.3.	Bike Parking Space must be provided at a minimum rate of one space per Dwelling in a safe and secure location within the building that is easily accessible to cyclists via access ramps, or a route through the building which facilitates easy and efficient transportation of bicycles, to the satisfaction of the Development Planner.
7.4.	A minimum of ten Short Term Bike Parking spaces must be provided in a publicly accessible location adjacent to 86 Avenue NW and/or 108 Street NW.
7.5.	A bicycle repair and maintenance station must be required within the building that is easily accessible to cyclists or adjacent to the bike storage area.
7.6.	Waste collection and storage areas must be located within the Site, accessed from the Alley Abutting the development, enclosed with consistent building materials to provide screening from view from existing developments immediately to the north and east, and must be designed to the satisfaction of the Development Planner in consultation with the City department responsible for waste management, transportation services and development coordination, and city operations .

8.1.	Landscaping must be in general conformance with Appendix 3.
8.2.	A detailed Landscaping plan for the Site, prepared by a Landscape Architect registered with the Alberta Association of Landscape Architects (AALA), including all existing and proposed utilities and off-site streetscape improvements, must be submitted as part of a Development Permit application for new building construction or significant changes to Landscaping, for review and approval by the Development Planner.
8.3.	The following must apply and be shown on the required Landscaping plan:
	8.3.1.	Landscaping must use plant materials that provide colour throughout the year to enhance appearance during winter months, and must incorporate native or drought-tolerant species;
	8.3.2.	Pavement materials, exterior lighting, sizes and species of new and existing tree plantings, and other landscaping elements as applicable; and
	8.3.3.	All pedestrian pathways must be hard-surfaced.
8.4.	In addition to the requirements in the Zoning Bylaw, the Landscaping plan must demonstrate at ground level that Setbacks are provided in front of Dwellings Uses fronting onto 86 Avenue NW and 108 Street NW, and a transition area must be provided from public to private property using landscape features such as change in grade, shrub beds, planters, rock gardens or other built elements, to the satisfaction of the Development Planner.
8.5.	An arborist report and tree preservation plan to the satisfaction of the Development Planner, in consultation with the City department responsible for urban forestry, must be submitted with the Development Permit application for new building construction to determine the impact of the proposed development, including excavation and construction, on the existing boulevard trees along 86 Avenue NW and 108 Street NW. If required by the Development Planner, an air spading tool must be used to determine the amount and size of roots that may need to be cut for the foundation wall, if the arborist report indicates that the development will not unduly compromise the ongoing viability and health of a tree or trees, each tree must be retained and protected as per the City’s Corporate Tree Management Policy C456C.
8.6.	A minimum Amenity Area of 7.5 m2 per Dwelling must be provided through the following:
	8.6.1.	a minimum of 200 m2 must be provided as a common indoor Amenity Area and may include, but is not limited to, social rooms, media rooms, and fitness facilities (such as a gym or yoga studio);
	8.6.2.	a minimum of 50 m2 of Common Amenity Area that is specifically designed for children within the building or on the rooftop; and
	8.6.3.	Platform Structures in the form of balconies with a minimum depth of 1.5 m.
8.7.	Decorative and security lighting must be designed and finished in a manner consistent with the architectural theme of the development and must be provided to ensure a well-lit and safe environment for pedestrians, to accentuate architectural elements, and to provide additional lighting for 86 Avenue NW, 108 Street NW and the Abutting Alley.
8.8.	Exterior lighting associated with the development must be designed such that it has minimal negative impact on an adjacent property.
8.9.	Night-time light pollution must be reduced by avoiding over-illumination of the development and by using exterior lighting fixtures that are cut-off in design, which direct light downward, to ensure illumination does not extend beyond the boundaries of the development Site.

9.1.

Site and building layouts must include design elements that take the principles of Crime Prevention Through Environmental Design (CPTED) into consideration. The Development Planner may, at their discretion, require a CPTED assessment prepared in accordance with Section 5.110 of the Zoning Bylaw to confirm this has been done to their satisfaction. The Development Planner must apply any conditions deemed necessary for the approval of the Development Permit based on the recommendations of the CPTED assessment to promote a safe physical environment.

9.2.

A Wind Impact Study must be prepared by a qualified, registered Professional Engineer and submitted with the Development Permit application for construction of the principal building. Prior to the issuance of the Development Permit, any mitigation measures to minimize adverse microclimatic effects, such as wind tunneling, snow drifting and rain sheeting, recommended by the study must be incorporated into the design of the building, to the satisfaction of the Development Planner, to ensure on and off Site pedestrian circulation areas, Amenity Areas and open spaces are fit for the intended activities in the space.

10.1.	Prior to the issuance of the Development Permit for construction of the principal building, the developer must enter into an agreement with the City of Edmonton to contribute a minimum of $90,000 as follows:
	10.1.1.	As community contribution towards the construction of public structures or public enhancements on the ‘Wedge’ Park located at 8624 - 107 Street NW, legally described as Lot 9, Block 188, Plan 0121127, which is part of the City’s Building Great Neighbourhoods project. Such structures or public enhancements may include, but are not limited to, lighting, community table, benches, and plantings, which will support the implementation of a plaza and seating area aligned with the location of an existing streetcar stop in the rail corridor, or
	10.1.2.	If there are no Building Great Neighbourhoods structures or public enhancements, to the City towards streetscape improvements within proximity to the development located within the Garneau neighbourhood, at the discretion of the Development Planner in consultation with the City department responsible for transportation services and development coordination and the Garneau Community League.
10.2.	A minimum of five (5) Dwellings must be designed with the following characteristics:
	10.2.1.	have a minimum of three bedrooms;
	10.2.2.	be distributed throughout the building on storeys 1 through 4;
	10.2.3.	have a dedicated and enhanced bulk storage located within the Dwelling or on the same Storey as the Dwelling;
	10.2.4.	have access to a Common Amenity Area specifically designed for children of at least 50 m2; and
	10.2.5.	have access to a dedicated and secured family bicycle parking room or cage, which must have racks or railings for a minimum of two (2) Bike Parking Spaces. These spaces must not infringe on the ability of all remaining Dwellings in the development to have access to one (1) Bike Parking Space per Dwelling.

Bylaw attachments

Bylaw 21463 Schedule A map (307.53 KB)

DC 21463 Appendices (11.82 MB)