Windermere - 1306 Windermere Way SW
Bylaw 16281 (January 21, 2013)
To accommodate low intensity commercial and residential mixed-use development and limit the range of commercial uses. To complement nearby Community Commercial, retail space shall not be provided on this site. Commercial uses are permitted on the first and second Storeys only. A mix of residential and commercial uses shall be maintained within both Area 1 and Area 2 of this site, as shown on Appendix 1. Development regulations shall create a pedestrian-friendly environment and complement adjacent development through urban design controls and architecture.
This Provision shall apply to a portion of NE 28-51-25-4, containing approximately 1.00 ha, as illustrated conceptually on Schedule ”A” of the Bylaw adopting this DC1 Provision.
| a. | Apartment Housing |
| b. | Business Support Services |
| c. | Child Care Services |
| d. | Commercial Schools |
| e. | Health Services |
| f. | Indoor Participant Recreation Services |
| g. | Personal Service Shops |
| h. | Professional, Financial and Office Support Services |
| i. | Veterinary Services |
| j. | Government Services |
| k. | Private Clubs |
| l. | Residential Sales Centres |
| m. | Fascia On-premises Signs |
| n. | Freestanding On-premises Signs |
| o. | Projecting On-premises Signs |
| p. | Temporary On-premises Signs |
| a. | The maximum Floor Area Ratio shall be 2.0. |
| b. | The maximum Building Height shall not exceed 18.0 m or five Storeys. |
| c. | A minimum building Setback of 6.0 m shall be required from the east, west and south property lines. This minimum building Setback may be reduced to 3.0 m at the discretion of the Development Officer where, in their opinion, the provision of landscaping, fencing, berming, building façade treatment or other design features adequately protect the amenities of nearby residential areas. |
| d. | A minimum building Setback of 7.5 m shall be required from the north property line. |
| e. | No parking, loading, storage, trash collection, outdoor service or display area shall be permitted within a required Setback. Vehicular parking, loading, storage and trash collection areas shall be screened from view from any adjacent Sites or public roadways in accordance with the provisions of subsection 55.4 of this Bylaw. |
| f. | The minimum number of off-street parking spaces required shall be in accordance with the provisions of Section 54, Schedule 1 of this Bylaw. |
| g. | Underground parking shall be in accordance with the provisions of subsection 54.7 of this Bylaw. |
| h. | At grade off-street parking stalls shall not be permitted between a building and the west, north and south property lines. No more than 10% of required parking shall be provided at grade. To reduce the impact of overall mass and dominance of surface parking areas, landscaping shall be used to divide parking areas into a series of smaller connected lots, not exceeding 14 parking stalls each. |
| i. | Sidewalk connection(s) from the site to the existing shared use path within the Storm Water Management Facility shall be provided to the satisfaction of the Development Officer. |
| j. | A detailed landscaping plan shall be submitted in accordance with subsection 55.3 of this Bylaw prior to the approval of any development permit. The landscape plan, with planting details, must have the seal and signature of a Registered Alberta Landscape Architect and shall be provided to the satisfaction of the Development Officer. The plan shall include design elements that enhance the pedestrian environment within the required east setback and within the parking areas. These design elements shall include, but are not limited to, demarcated walkways, enhanced landscaping, pedestrian-scaled lighting and street furniture. |
| k. | All required landscaping shall be in accordance with the provisions of subsection 55.4 (7) of this Bylaw. |
| l. | Signs shall comply with the regulations found in Schedule 59F of the Zoning Bylaw. Notwithstanding Schedule 59F, Signs shall be designed to complement the colours and materials of the dominant building architecture to the satisfaction of the Development Officer. In addition to regulations in Section 59 of the Zoning Bylaw, signs shall be designed and screened so as to minimize visual and light impacts on off—site residential units to the south, north, and west of this site to the satisfaction of the Development Officer. |
| a. | A minimum of 7.5 m2 of Amenity Area per residential Dwelling is required, in accordance with the provisions of Section 46 of this Bylaw; |
| b. | The development shall create a pedestrian-friendly environment, which may include entrance features, outdoor sitting areas, canopies, landscaping and other features that lend visual interest and a human scale to development. |
| c. | A public art plan shall be submitted to the City of Edmonton for review and approval. The art shall be owned and maintained by the owner/operator and placed on site in a space that is publicly visible and accessible. This feature may be stand alone or incorporated into, but not limited to, the design of building facades, freestanding signs, lighting features, and/or pavement design. |
| d. | In addition to regulations in Section 51 of the Zoning Bylaw, all exterior lighting of the site shall be designed to prevent light pollution by ensuring that illumination shall not extend beyond the boundaries of the site nor upwards into the sky to the satisfaction of the Development Officer. |
| a. | Building design shall accommodate visual interest features such as varied roof lines, and architectural projections, balconies, variations in Setbacks and Stepbacks, or other design techniques to minimize building massing and/or shadow impacts and provide architectural interest, complimentary to surrounding residential uses and Public Utility areas; | |
| b. | In considerations of principles of Crime Prevention Through Environment Design (CPTED), primary building entrances shall be identifiable, prominent, accessible, and inviting and shall incorporate weather protection features in the form of architectural elements such as a canopy, and provide adequate lighting to identify these areas at night, to the satisfaction of the Development Officer. | |
| c. | Residential components shall have access at grade, which is separate from the commercial premises. | |
| d. | All development shall be required to comply with, but are not limited to, the following Architectural Design Guidelines: | |
| i. | Elevation articulation shall be considered for all sides of each building over two Storeys. | |
| ii. | Building finishes shall be of a high quality, durable and attractive in appearance. | |
| iii. | Rich colours shall be implemented to ensure a varied visual interest. | |
| iv. | Generally, colours are to be warm palette that provides visual interest for the site for all seasons. | |
| v. | All mechanical equipment, including roof mechanical units shall be concealed by screening or incorporation within the building roof in a manner that is consistent with the finishing of the building and the overall architectural style of the development. | |
| vi. | Placement of windows, entrance features, canopies and features that lend visual interest and human scale shall be included in the development. | |
| vii. | Façade treatment of building(s) located along public frontages and/or adjacent to residential uses shall provide a consistent architectural profile and create a sensitive design interface with adjacent buildings and uses. | |
| viii. | Any building having a Floor Area greater than 2000 m2 or a single wall greater than 20 m2 that is visible from a public road, residential area or public space, shall provide articulation and landscaping adjacent to the exterior wall, at maximum 10 m intervals, to create visual interest, and minimize the perceived mass of the building. | |
| a. | To ensure an adequate mix of office and residential uses on the site, the following regulations shall apply to Area 1 and Area 2 as shown on Appendix 1: | |
| i. | Area 1 shall include the development of a two Storey commercial building with a total floor area of approximately 1060m2 and a multiple Storey residential building with a total floor area of approximately 4190 m2; | |
| b. | Area 2 total ground floor development shall consist of approximately 40% allocated to commercial uses. | |