DC1 19719 Area E

Rossdale - Area E - bounded by 97 Avenue to the north, 103 Street/Rossdale Road to the east, 96 Avenue to the south, and 104 Street to the west

Bylaw 15789 (August 29, 2011)

Charter Bylaw 19719 (June 23, 2021)

The site is bounded by 97 Avenue to the north, 103 Street/Rossdale Road to the east, 96 Avenue to the south, and 104 Street to the west, designated as Area E and shown on Appendix I - Area E.

To accommodate predominately high density residential mixed use development with Live Work uses located at the ground level that supports that creation of a liveable ”urban village” environment.

a. Multi-unit Housing, limited to apartment housing and row housing
b. Lodging Houses
c. Business Support Services
d. Child Care Services
e. Convenience Retail Stores
f. General Retail Stores
g. Health Services
h. Indoor Participant Recreation Services
i. Live Work Unit
j. Liquor Stores, limited to 275 m2 in floor area
k. Minor Home Based Business
l. Professional, Financial, and Office Support Services, excluding telephone answering, any drive through operation, loan offices and similar financial uses
m. Residential Sales Centre, limited to the sale of onsite residential dwelling units and leasing of commercial premises.
n. Restaurants, this use shall not include any accessory drive through pick up services
o. Specialty Food Services, excluding any accessory drive through pick up services
p. Fascia On-premises Signs
q. Temporary Freestanding On premises Signs, limited to project identification, building construction identification and real estate advertising signs during construction and initial sale excluding portable signs.
r. Projecting On-premises Signs
4.1 General
  a. The overall Site development shall be in general accordance with the urban design regulations of this Provision and in the West Rossdale Urban Design Plan for Area E.
  b. The maximum Floor Area Ratio of Area E shall be 3.0.
  c. The maximum Density shall be 440 Dwellings/ha.
  d. The Height of mid rise buildings shall be a minimum of 4 Storeys and 16 m and shall not exceed 6 storeys nor 24 m except for mid rise buildings adjacent to 96 Avenue which shall have a minimum Height of 4 storeys and 18 m, and shall not exceed 6 storeys nor 26 m in Height
  e. Area E shall have a maximum of two high rise buildings. The maximum permitted Height for these high rise buildings shall not exceed 12 storeys nor 45 m and the minimum Height shall be 8 storeys and 32 m. These high rise buildings shall front onto 97 Avenue as illustrated in Appendix I - Area E.
  f. The maximum Height for Row Housing shall not exceed 2.5 Storeys nor 11 m.
  g. Front building Setbacks from the property line shall be as specified in Table 1: Front Building Setbacks.
Table 1: Front Building Setbacks
Location of Front Building Face Building Setback (m)
104 Street 3.0 m
103 Street 3.0 m
97 Avenue 3.0 m
96 Avenue 0.0 m (no setback)
  h. Buildings located to the north of the 104 Street access to the private internal lane shall have Rear and Side Yard Setbacks of 3.0 m.
  i. The mid rise buildings adjacent to 96 Avenue have a Side Yard Setback of 0.0 m and a Rear Yard Setback of 3.0 m.
  j. Buildings located directly south of the 104 Street access to the private internal lane shall either be Row Housing or mid rise buildings. The Front, Side and Rear Yard Setbacks for each of the built form options are as illustrated in Appendix I - Area E.
  k. The maximum building area for commercial uses in Area E shall not exceed 2000 m2 and shall be limited to the first floor as identified in Appendix I - Area E.
  l. The maximum Floor Area of any individual business premises shall not exceed 200 m2.
  m. Notwithstanding Section 46, a minimum Amenity Area of 7.5 m2 per Dwelling shall be provided and may be located on balconies or aggregated to courtyards, roof top patios/gardens, grade level display gardens and terraces.
  n. Notwithstanding Section 92, there shall be no exterior display or advertisement for Live Work Units other than an identification plaque or sign a maximum of 20 cm x 30.5 cm in size located on the ground floor building face, where appropriate.
  o. All mechanical equipment, including roof mechanical units, shall be screened in a manner compatible with the architectural character of the building or by incorporating it within the building and is not included in building height.
  p. The owner shall provide funds for landscaping and streetscape improvements to the portion(s) of road right(s)-of-way for 97 Avenue, 96 Avenue, 103 Street, and 104 Street abutting the Site (from private property line to the new curb) that are identified by the West Rossdale Urban Design Plan, to the satisfaction of the Development Officer in consultation with the Sustainable Development, Infrastructure Services and Transportation Services. These funds shall be paid to the City of Edmonton to undertake required streetscape improvements as a condition of the approval of a Development Permit.
  q. As a condition of the Development Permit the Development Officer shall require that any development be preceded by a topsoil stripping program that must be the subject of a Historic Resources Monitoring Program for archaeology. The Historic Resources Monitoring Program and any work resulting from this monitoring program is to be conducted by an archaeologist qualified to hold an Archaeological Research Permit within the Province of Alberta. In order to conduct the Historic Resources Impact Assessment, the archaeological consultant must submit “An Application for an Archaeological Research Permit – Mitigative Research Project: to the Historic Resources Management Branch.
  r. The monitoring program is to be carried out under snow-free, unfrozen ground conditions.
  s. The Historic Resources Monitoring Program shall include all of the subject site. Topsoil stripping must be taken to a depth where undisturbed subsoils are clearly visible in order to expose any burial vaults that may exist. The archaeological consultant must confirm any such features identified.
  t. Depending upon the results of the archaeological monitoring program, additional salvage, protection or preservation measures may be required.
  u. Prior to issuance of the development permit, the Development Officer shall insure 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 as prescribed in any future City of Edmonton affordable housing policy initiatives.
  v. Universal accessibility and universal design shall be developed as follows:
    i. The  main  building  entrance  and  the  first  level  parkade  lobby  entrance  to  mid   and   high   rise   buildings   shall   be   designed   to   meet   universal   accessibility standards as follows:
    ii. Main entrance doors to meet universal design standards; and
    iii. Level changes from the sidewalk to the main entrance of a building shall be minimized.
  w. Sidewalk furniture and other elements shall be located out of the travel path to ensure they are not obstacles to apartment building access
  x. Building developments are to comply with LEED Canada certification process policies, deadlines, guidelines, and instructions as are published by the Canadian Building Green Council in their Policy Manual on the date of application for Development Permit. Developments must be registered with the Canadian Build Green Council (CaGBC) to earn a LEED Canada Certification rating of ‘Silver’, or higher. Developments must establish sustainable targets and receive third party verification.
  y. 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.
  z. Signs in the areas identified for Commercial Uses shall comply with Schedule 59D of the Zoning Bylaw.
  aa. Notwithstanding Schedule 59D of the Zoning Bylaw, any Fascia On-premises Sign shall not extend higher than 75.0 cm above the floor of the second Storey.
  bb. In the areas identified for Commercial Uses a Comprehensive Sign 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 Application, to be approved by the Development Officer.
  cc. Signs in the areas identified for active Residential Frontage, in Appendix I - Area E, shall comply with Schedule 59B of the Zoning Bylaw.
4.2 Vehicular Circulation, Parking and Access
  a. Direct access to 97 Avenue and to  Rossdale  Road  is  not  permitted.  Access  to  underground parking and servicing shall be provided as illustrated in Appendix I - Area E. Public  access  easements  may  be  required  for  parkade  access  points  to  allow  for  joint access to underground parking for multiple owners.
  b. All  onsite  vehicular  parking  shall  be  located  underground,  with  the  exception  of  visitor parking.    
  c. Underground  parking  facilities  shall  be  designed  at  street  level  to  minimize  the  size   of   entrances   to   parking   facilities   to   maintain   an   attractive   pedestrian   environment. 
  d. Vehicular  Parking  on  the  site  shall  be  developed  in  accordance  with  parking  requirements  for  the  Downtown  Area  Redevelopment  Plan  as  stipulated  in  Section 54. 
  e. Underground parking facilities shall not interfere with the viability of landscaping in  any  yard  setback  and  public  open  space.  Adequate  soil  depth  for  landscaping  such as trees, shrubs and grass over a parkade shall be provided to the satisfaction of the Development Officer.
  f. Service and emergency response vehicles shall have clear and effective access to the buildings on site. 
  g. A minimum of 1 bicycle parking space shall be provided per residential unit in a weather-protected, well-lit, and secure area.
  h. Visitor  bicycle  parking  shall  be  provided  in  an  amount  equal  to  10%  of  the  number  of  vehicular  parking  spaces  required  under  Section  54  of  the  Zoning  Bylaw  to  a  maximum  50  bicycle  parking  spaces.  In  no  case  shall  fewer than 5 visitor bicycle parking spaces be provided. 
  i. Garbage collection shall be located within parking structures or buildings and if at grade  shall  be  located,  constructed  and  screened  from  view  of  the  adjacent  residential  sites.    Gates  and/or  doors  of  the  garbage  enclosures  shall  not  open  or  encroach into public road right-of-way.
  j. The  owner(s)  shall  register  a  Public  Access  Easement  for  the  private  alley  as  shown  on  Appendix  I - Area E  to  ensure  public  access  into  the  interior  of  the  site.        The  easement  shall  make  the  private  property  owner(s)  responsible  for  maintenance  and liability.
4.3 Landscaping
  a. The landscape plan required under Section 55.3 of the Zoning Bylaw shall include landscaping  as  it  relates  to  the  design  of  special  feature  areas  identified  in  the  Urban  Design  Plan.  Outdoor  amenity  spaces  shall  be  landscaped  for  the  purpose  of  achieving  pedestrian  connectivity,  and  opportunities  for  recreation  and  social  interaction; and should create a sense of place, character and identity through such features  as  benches,  pedestrian  level  lighting,  waste  receptacles  and  other  means integrated  with  the  landscaping  and  placed  along  public  walking  routes  through  the  site  to  the  satisfaction  of  the  Development  Officer  in  consultation  with  the  Parks Branch.
  b. Display  gardens  shall  be  provided  within  the  setback  of  any  residential  frontage  adjacent to any public sidewalk, mid block pedestrian connection or mews.  The display  garden  is  to  incorporate  low  parapet  walls,  a  walk,  gate,  and  stairs  to  a  stoop  at  the  front  entrances,  with  the  balance  of  the  area  for  a  patio  and/or  soft  landscaping such as low shrub planting, ornamental grasses and/or  flowers. The  retaining wall is to be built at the property line.
  c. Residential units on the ground floor shall have access to a private outdoor space with  a  minimum  single  horizontal  dimension  of  1.8  m  to  ensure  adequate  usable  space.
  d. A  landscaping  feature  with  focus  on  shrub  planting,  or  acceptable  alternatives,  integrated with other site elements shall be provided in the Front, Side, and Rear Yard  Setbacks.  Lawns  are  not  an  acceptable  landscaping  feature  for  display  gardens
  e. No  retaining  walls  and/or  fences  shall  be  allowed  within  Side  Yard  Setbacks  of  Multi-unit Housing in the form of row housing.
  f. The height of an exposed retaining wall or other building wall located within the Front and Rear Yard Setbacks shall not exceed 1 m.
  g. The maximum Height of any fence and/or retaining wall/fence combination shall not exceed 1.8 m in the Rear Yard Setback of Multi-unit Housing in the form of row housing.  If a retaining wall is part of the structure of the fence the retaining wall shall not exceed 1 m in height.
  h. Trees  shall  be  planted  in  the  overall  minimum  ratio  of  one  tree  per  25  m2  of  landscaped area to be provided.
  i. Only  deciduous  trees  shall  be  allowed  on  landscaped  areas  abutting  public  roadways not including alleys.
  j. A minimum of 10% of all trees planted shall be coniferous trees.
  k. Landscaping  required  in  any  Setback  shall  be  provided  in  an  amount  1.5  times  greater than required under Section 55.
4.4 Public Open Space and Pedestrian Circulation
  a. A minimum of 450 m2 of publicly accessible open space shall be provided in the centre of the block interior, as illustrated in Appendix I - Area E.  Potential open space uses may  include  but  not  be  limited  to  children’s  playground,  rain  garden,  and/or  a  formal garden.
    i. A minimum of 450 m2 of publicly accessible open space shall be provided between the private lane and Rossdale Road, as illustrated in Appendix I - Area E.
    ii. Mid  block  publicly  accessible  open  space  shall  be  provided  through  the  site  from  the  sidewalk  adjacent  to  104  Street  to  the  sidewalk  adjacent  to  103/Rossdale  Road  Street  to  break  up  massing  and  provide  safe  and inviting east-west routes to the block interior for pedestrians, as illustrated in  Appendix  I - Area E. The  mid  block  publicly  accessible  open  space  shall  incorporate   landscaping, paved  pedestrian  walkways  which  are a minimum  of  2  m  in  width,  street  and  pedestrian  scaled  lighting  where  applicable,  and  be  characterized  by  boulevard street  tree  planting along  either  side  of  the  sidewalks  that  are  spaced  at  approximately  6  m  on  centre
    iii. The  owner(s)  shall  register  Public  Access  Easements  for  the  mid  block  publicly accessible open space located between 104 Street and 103 Street to ensure public access through the site.  Easements shall make the private property  owner(s)  responsible  for  maintenance  and  liability. The  areas  having  Public  Access  Easements  shall  be  accessible  to  the  public  at  all  times.
    iv. Mid  block  mews  shall  be  6  m  in  width  which  incorporate  a  2.5  m  wide  walkway  in  the  centre  with  1.75  m  of  soft  landscaping  such  as  shrub  planting and/or ornamental grasses located on either side.  The mid block mews  shall  incorporate  pedestrian  scaled  lighting,  entry  paths  leading  directly   to   residential   or   commercial   units   were   applicable,   and   opportunities  for  casual  seating. Said  mews  shall  be  provided  at  the  mid  block  point  along  97  Avenue  and  96  Avenue  into  the  block  interior  to  break  up  massing  and  provide  safe  and  inviting  routes  for  pedestrians,  as  illustrated in Appendix I - Area E.
    v. The  owner(s)  shall  register  Public  Access  Easements  for  the  mid  block  mews  located  at  the  mid  block  point  along  97  Avenue  and  96  Avenue  to  ensure  public  access  through  the  site. Easements  shall  make  the  private  property  owner(s)  responsible  for  maintenance  and  liability.      The  areas  having  Public  Access  Easements  shall  be  accessible  to  the  public  at  all  times
    vi. The  publicly  accessible  open  spaces  shall  incorporate  landscaping,  street  furniture and lighting.
    vii. The  internal  private  lane  into  the  block  interior  shall  incorporate  special  paving treatment, landscaped boulevards and paved sidewalks.
    viii. Boulevard street trees shall be a minimum of 85 mm calliper and planted at intervals of every 6 m.
    ix. Internal  private  lanes  and  pedestrian  paths  shall  be  illuminated  at  night  with pedestrian scale lighting.
    x. A  Pedestrian  Circulation  Plan  shall  be  reviewed  and  approved  by  the  Development Officer in consultation with Transportation Services prior to the issuance of a Development Permit.
5.1 Active Commercial Frontages
  a. Active commercial frontages, as shown in Appendix I - Area E, shall be provided along 96 Avenue and shall be developed according to the following regulations:
    i. At grade entrances for each unit shall be universally accessible, and shall have  weather  protection  in  the  form  of  canopy  or  other  architectural  elements to create a comfortable environment for pedestrians;
    ii. At  least  70%  of  ground  (first)  floor  building  facades  shall  have  clear  glazing on the exterior; and
    iii. Individual store frontages shall not exceed 10 m in width.  Individual units shall   have   entrances   along   the   commercial   frontage   with   distances   between doorways from unit to another not exceeding 8 m.
5.2 Active Residential Frontages
  a. Active  residential  frontages  for  the  Multi-unit Housing in the form of row  housing,  Mid  and  High  Rise  buildings,  as  shown  in  Appendix  I - Area E,  shall  include  individual  unit  external  accesses  for  Dwellings  located  on  the  ground  floor  and  features  such  as  bay  windows,  awnings, porches, stoops staircases, and/or projections of a maximum 0.9 m from the primary building face at front doors to create prominence and provide shelter.
  b. The   ground   (first)   floor   of   any   residential   frontage,   including   associated   entranceway, shall have a maximum grade separation of 1.0 m from any adjacent public  sidewalk  to  allow  for  display  gardens. 25%  of  residential  frontages  may  have a grade separation greater than 1.0 m up to a maximum 1.5 m where sloping conditions apply.
5.3 Row Housing, Mid Rise Buildings and Live Work Units
  a. Multi-unit Housing in the form of row housing may be located within the block interior of Area E as illustrated in Appendix I - Area E.
  b. Mid rise buildings shall have a minimum Stepback of 1.0 m on all sides of the building above the second storey of the building.
  c. A minimum of 3 storeys residential and/or live work development shall be provided above any commercial development adjacent to 96th Avenue.
5.4 High Rise Buildings
  a. Development  higher  than  24  m  or  6  storeys  shall  be  considered  a  High  Rise  Building  and  shall  be  comprised  of  three  distinct  vertical  zones:  podium  zone,  mid,  and  top  zones. The  distinct  nature  of  the  three  vertical  zones  shall  be  integrated  both  through  stepbacks  in  the  building  massing,  and/or  through  the  architectural treatment of the facades.
  b. Podium Zone
    i. The  podium  zone  shall  have  a  Height  of  2  storeys  and  shall  have  residential  dwellings  located  on  the  ground  floor  with  individual  unit  external accesses at grade.
  c. Mid Zone
    i. The  mid  zone  shall  be  differentiated  from  the  podium  zone,  but  should  reinforce   some   of   the   design   details,   materials,   and   architectural   expression form the architecture below.  While there should be similarity in materials to create a cohesive building, a variety in architectural styles should be encouraged among the buildings on the site.
    ii. The mid zone shall provide a minimum 1.0 m Stepback from the podium zone on all sides of the building.  
    iii. The maximum floor plate area for the tower mid zone shall not exceed 750 m2.
  d. Top Zone
    i. The top zone shall be 1 to 2 storeys in height and shall be stepbacked on at least two facades.  In addition, the area of the typical floor place in the top zone shall be 10% smaller than the area of the typical floor plate below in the  mid  zone. Special  architectural  detailing  and  use  of  transparent  materials shall be required to create an interesting skyline.
    ii. The minimum separation distance above the podium zone in the east west direction between any two high rise residential buildings shall be 20 m to protect north south view corridors.
5.5 Architectural Treatment
  a. Buildings  shall  address  all  adjacent  public  roadways  and  private  lanes  with  individual entrances at grade that are clearly visible to lend a sense of occupancy to  the  street.     Buildings  on  corner  Sites  shall  address  both  the  street  and  avenue  and shall distinguish the avenue intersection to give it prominence.
  b. The  Height  of  buildings  on  the  site  shall  transition  from  north  to  south  from  a  maximum Height not exceeding 12 storeys nor 45 m adjacent to 97 Avenue to a maximum Height not exceed 6 storeys nor 24 m adjacent to 96 Avenue.
  c. Quality  finishing  materials  for  all  development  shall  include  materials  such  as  glass  and  glazed  window  systems,  metal,  stone,  brick,  masonry  fibre  cement  siding, acrylic stucco and wood panel.
  d. The  use  of  vinyl  and  masonry  stucco  as  a  finishing  material  shall  not  be  permitted. 
  e. Buildings  shall  be  sited  along  96  Avenue,  97  Avenue,  103  Street/Rossdale  Road  and 104 Street in such a manner to create a well defined streetwall, framing views to  the  Alberta  Legislature  the  river  valley,  and  creating  a  sense  of  entrance  to  downtown.
  f. Blank   walls   shall   be   avoided   by   extensive   use   of   active   residential   and   commercial frontages, which allow for interaction between people in the building and people on the street to maintain an attractive streetscape. 
  g. Building facades above two storeys shall be articulated through architectural features such as Stepbacks, recesses, projections, and/or changes in building materials or colours, with the prominent and majority material being glazing.
  h. Functional  and  decorative  lighting  shall  be  used  to  highlight  the  building’s  architectural  features  and  enhance  the  appearance  of  the  building  during  the  winter months.
5.6 Public Art
  a. At  the  time  of  development  permit  application,  the  owner  shall  submit  a  report  that   determines   the   gross   floor   area   (GFA)   of   residential / commercial   development  excluding  parkade  areas  in  order  to  determine  the  amount  owing  towards Public Art commitment.  The value of public art contribution shall be $10 /  m2  proportional  to  the  Gross  Floor  Area  (GFA)  of  residential / commercial  development,  excluding  parkade  areas. The  commitment  may  be  staged  in  conjunction  with  the  staged  development.          Prior  to  issuance  of  the  Development  permit,  the  Development  Officer  shall  ensure  a  signed  agreement  has  been  executed  between  the  City  and  the  owner  to  implement  one  of  the  following  options (of owner’s choice):
    i. Option 1: Installation of public art on site
      a. Prior to the issuance of the Development Permit, a public art plan showing the general location(s) of art shall be prepared and submitted to the City of Edmonton for review and approval by the Development Officer. The artwill be acquired through an art procurement process administered by the owner(s) and all costs related to the procurement of the artworks,operation and future maintenance shall be the responsibility of the owner;
      b. Artworks shall be created by a professional artist;
      c. Artworks may be located on or within the public or private property and shall be in locations that are publicly viewable to the satisfaction of theDevelopment Officer;
      d. If located on public property or roadway right of way, the location shall be to the satisfaction of the Development Officer in consultation with Subdivision and Development Coordination (Transportation) , CityOperations and Integrated Infrastructure Services; and
    ii. The Public Art contribution amount shall be increased every 5 years from the date of passage of the Bylaw adopting this Provision according to the annual rate of national inflation as determined by Statistics Canada.
      Option 2: Contribution towards Public Art off-site
The  owner  shall  transfer  the  amount  owing  for  the  Public  Art  to  the  City  wholly  for  its  use,  in  consultation  with  Edmonton  Arts  Council,  for  the  provision  of  Public  Art  on  public  property  within  the  West  Rossdale  Urban Design Plan Area.
  b. Public Art, wherever possible, shall  consider commemoration of the archaeological/historical significance of the Rossdale area.
  a. The design of rooftops visible from high-rise buildings should be carefully considered. Where physically and economically feasible, green roofs, rooftop gardens and patios should be provided to improve rooftop aesthetics and provide additional amenity space.
  b. Facades should be treated with high quality materials and given vertical articulation and emphasis. Variation of building materials and colour shall be used to break monotony of long building facades.
  c. Dwellings and other elements of the development should be sited and oriented to minimize their impact on other Dwellings, considering such things as daylight, sunlight, ventilation, quiet, visual privacy and views.
  d. The creation of adverse micro-climatic affects due to building construction such as wind tunnelling, shadowing and loss of sunlight, on and off site, though the massing and location of buildings should be avoided.
  e. Buildings should be designed to include on site alternative energy sources.
  f. The incorporation of features such as recycling, water saving strategies, low-water landscaping, energy-efficient lighting, green roofs and other devices should be considered in building on site designs to reduce the consumption of energy and materials.
  g. Landscaping of Sites in this Area should consider the use of plant materials that are indigenous to the river valley. Plant materials that provide colour throughout the year should also be considered to enhance their appearance during the winter months.
  h. Additional bicycle parking racks may be placed on road right-of-way subject to the review and approval of the Development Officer, in consultation with Subdivision and Development Coordination (Transportation).
  i. Parking, loading and passenger drop-off areas should be easily accessible and designed to minimize pedestrian-vehicle conflicts.
6.1 Off-site Improvements
  a. Prior to the issuance of a building permit, the owner shall enter into an agreement with  the  City  of  Edmonton  for  the  off-site  improvements  necessary  to  serve  the  development. The Agreement  Process  includes  an  engineering  drawing  review  and  approval  process. Improvements  to  be  addressed  in  the  Agreement  shall  include, but not be limited to the following:
    i. Repair of any damage to the abutting roadways, sidewalks and/or   boulevards   resulting from construction of  the development, to the satisfaction  of  Transportation  Services. The  site  must  be  inspected  by  Transportation  Services  prior  to  the  start  of  construction  and  once  again  when construction is complete;
    ii. The potential upgrade of the alleys adjacent to the site;
    iii. The relocation and/or alteration of existing utilities and installation of new utilities, including water utilities, as required by EPCOR Water; and iv. The provision of landscaping and streetscape elements on public space.

Bylaw attachments