Magrath Heights - east of May Crescent, south of 23 Avenue and Whitemud Creek
Charter Bylaw 20209 (August 16, 2022)
To establish a Site Specific Development Control Provision to accommodate a range of medium Density residential housing forms with the opportunity for small scale commercial uses. The Site design will be based on principles of sustainability and will include public pedestrian connections to the top of bank, located along the Whitemud Creek Ravine.
This provision shall apply to a 3.56 ha Site legally described as Lots 25-42, Block 10, Plan 2122718; located east of May Crescent, south of 23 Avenue and Whitemud Creek, as shown on Schedule “A” of the Charter Bylaw adopting this provision, Magrath Heights.
| a. | Area A | |
| i. | Live Work Unit | |
| ii. | Major Home Based Business | |
| iii. | Minor Home Based Business | |
| iv. | Multi-unit Housing, restricted to row housing | |
| v. | Residential Sales Centre | |
| vi. | Semi-detached Housing | |
| vii. | Supportive Housing, restricted to Limited Supportive Housing | |
| b. | Area B | |
| i. | Live Work Unit | |
| ii. | Major Home Based Business | |
| iii. | Minor Home Based Business | |
| iv. | Multi-unit Housing | |
| v. | Residential Sales Centre | |
| vi. | Semi-detached Housing | |
| vii. | Supportive Housing, restricted to Limited Supportive Housing | |
| c. | Area C | |
| i. | Community Recreation Services | |
| ii. | Convenience Retail Stores | |
| iii. | Live Work Unit | |
| iv. | Major Home Based Business | |
| v. | Minor Home Based Business | |
| vi. | Multi-unit Housing | |
| vii. | Residential Sales Centre | |
| viii. | Restaurants | |
| ix. | Semi-detached Housing | |
| x. | Specialty Food Services | |
| xi. | Supportive Housing, restricted to Limited Supportive Housing | |
| xii. | Urban Gardens | |
| xiii. | Urban Indoor Farms | |
| xiv. | Urban Outdoor Farms | |
| xv. | Fascia On-premise Signs | |
| xvi. | Freestanding On-premises Signs | |
| xvii. | Projecting On-premise Signs | |
| xviii. | Temporary On-premises Signs | |
| a. | Development shall be in general accordance with the attached appendices: | |
| i. | Appendix 1 - Conceptual Site Plan; and | |
| ii. | Appendix 2 - Site Circulation. | |
| b. | The number of Dwellings shall not exceed 290. | |
| c. | The minimum Density for the 3.56 ha Site shall be 58 Dwellings per hectare. | |
| i. | Development Permit applications for portions of the Site shall include a proposed site plan for the entire Site, demonstrating that the minimum Density of 58 Dwellings per hectare will be met. | |
| ii. | Notwithstanding 4(c)(i) above, Development Permit applications that do not alter Density on the Site may not require a site plan, at the discretion of the Development Officer. | |
| d. | The maximum building Heights shall be in accordance with Appendix 1 – Conceptual Site Plan, and as follows: | |
| i. | Area A - shall not exceed 10.0 m; | |
| ii. | Area B - shall not exceed 14.0 m; and | |
| iii. | Area C - shall not exceed 23.0 m. | |
| e. | The following building Setbacks shall be applied, in conformance with Appendix 1 – Conceptual Site Plan: | |
| i. | The minimum Setback Abutting May Crescent shall be 3.0 m; | |
| ii. | The minimum Setback Abutting the Public Parks shall be 4.5 m; | |
| iii. | The minimum Setback adjacent to the Whitemud Creek Ravine shall be the ‘building foundation setback’, established by the geotechnical study. | |
| f. | The required Privacy Zones within Separation Spaces between buildings on Site may be reduced to 3.0 m provided an acceptable landscaped buffer is provided, to the satisfaction of the Development Officer. | |
| g. | For Multi-unit Housing within Area B, each principal Dwelling shall have individual front door access to ground level, except that access to Dwellings above the first Storey may be shared by two Dwellings. | |
| h. | Community Recreation Services, Convenience Retail Stores, Restaurants and Specialty Food Services shall be located only within the ground floor of a building which contains Multi-unit Housing. | |
| i. | Total non-residential Floor Area shall not exceed 120 m2 for the entire Site, unless, a supplemental traffic study is provided demonstrating that traffic volumes can be accommodated at the Site access and on the roadway network and without a need to revise the Conceptual Site Plan, to the satisfaction of Subdivision and Development Coordination (Transportation) and the Development Officer, prior to issuance of a Development Permit. | |
| j. | Signs shall comply with the regulations found in Schedule 59H. | |
| k. | Freestanding On-premises Signs and Temporary On-premises Signs shall be Accessory to a Residential Sales Centre. | |
| l. | Individual business identification signs shall be similar in proportion, construction materials and placement such that signs do not detract from the overall appearance of the development and have regard for scale of buildings, lighting, orientation and location on the Site in proximity to surrounding residential development. | |
| m. | Window signs in businesses shall be limited to 15% of the business’s window area. | |
| n. | Sign illuminations shall be directed downward. | |
| a. | A Landscape Plan shall be prepared by a registered landscape architect and shall include, but not be limited to the following elements: | |
| i. | paving system, paving stones, retaining walls, screening, and furniture (such as benches) to enhance passive recreation and enjoyment of open space; | |
| ii. | consider all-seasons in design and selection of plant materials; | |
| iii. | incorporate elements that minimize environmental and economic costs associated with their maintenance; | |
| iv. | favour use of deep rooted plant material for areas adjacent to Whitemud Creek Ravine, as per geotechnical recommendations; | |
| v. | detail of public pedestrian access through the Site in the general locations as shown on Appendix 2 – Site Circulation; | |
| vi. | restoration of plant species native to the adjacent Whitemud Creek Ravine and Edmonton region; | |
| vii. | the owner shall install a 1.2 m high fence consistent with the architectural features of the development. The fence shall be constructed wholly on privately owned lands along the north, south, and east boundaries of the Site. Gaps or gates in the fence shall be provided to facilitate access to walking paths and corridors as generally defined in Appendix 2 – Site Circulation; and | |
| viii. | fencing material shall be visually permeable to allow views through the Site and to the public park spaces along the Whitemud Creek Ravine. | |
| a. | A public access easement shall be registered on title prior to Condominium Plan Endorsement to ensure public accessibility through the Site to the top of bank Walkway along the primary pedestrian circulation network and the vehicle access/circulation in general conformance with Appendix 2 – Site Circulation. | ||||||
| b. | Site entrance features shall not restrict vehicle movements, encroach onto public roadways or impair sight lines for safe vehicular movement, to the satisfaction of the Development Officer in consultation with Subdivision and Development Coordination (Transportation). | ||||||
| c. | Site entrance features shall not restrict public access and pedestrian circulation from May Crescent NW into the Site. | ||||||
| d. | Designated corridors for pedestrian circulation shall connect with the existing top of bank trail network and community wide trails and sidewalks to provide opportunities for active circulation for residents, as well as for adjacent community residents, to the satisfaction of the Development Officer. | ||||||
| e. | The primary pedestrian circulation Walkways shall be: | ||||||
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| f. | Secondary pedestrian connections may be provided between buildings, with paving stones or other natural or permeable materials, with consideration for privacy of future occupants. | ||||||
| g. | A minimum of 2 two-way vehicular accesses shall be provided from May Crescent, in general accordance with Appendix 2 – Site Circulation. | ||||||
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| h. | Vehicular circulation on the surface of the Site shall be provided with a minimum 7.0 m two-way drive aisle on the internal private roadway. | ||||||
| i. | Internal private roadways shall be constructed to a minimum standard width to reduce impermeable surfaces and to accommodate the swept path analysis requirements for waste management and emergency services vehicles, to the satisfaction of the Development Officer in consultation with Subdivision and Development Coordination (Transportation), Fire Rescue Services and Waste Management Services. | ||||||
| j. | Vehicular access to underground Parking Garages shall be from an internal private roadway. | ||||||
| k. | The ramp entrances to the underground Parking Garages shall be a minimum width of 6.0 m. | ||||||
| l. | Surface parking and drive aisles shall be located in a manner which minimizes conflict with pedestrian Walkways and vehicles, to the satisfaction of the Development Officer. | ||||||
| m. | Surface parking spaces shall have direct access to internal roadways. | ||||||
| n. | Surface parking shall not be permitted adjacent to May Crescent NW. |
| a. | A transition of building forms, from ground-oriented along May Crescent and in the northeast and southeast corners of the Site to midrise in the interior of the Site shall be arranged on-site to minimize impact of Height and massing on adjacent properties, as generally shown on Appendix 1 – Conceptual Site Plan. |
| b. | Storage and garbage collection facilities shall be located on private property and screened from view of adjacent public roadways and residential units to the satisfaction of the Development Officer. |
| c. | Waste collection and storage areas shall be designed and located to the satisfaction of the Development Officer in consultation with Waste Management Services and Subdivision and Development Coordination (Transportation). |
| d. | For any buildings that have more than four Storeys, waste collection and waste storage areas shall be located adjacent to an internal roadway. |
| e. | Waste and recycling collection for Semi-detached Housing Uses and Multi-unit Housing Uses with individual entrances at ground level shall be located at curb side pick up or at designated locations along the internal roadway, to the satisfaction of the Development Officer in consultation with Waste Management Services and Subdivision and Development Coordination (Transportation). |
| a. | Buildings shall be designed to achieve a cohesive style and architectural theme across the area of application through the use of similar exterior building materials and features. |
| b. | Buildings shall be finished with durable materials that may include wood siding, cladding, composite panel, cement-fibre siding, brick, concrete envelope materials, masonry, acrylic stucco, glass and metal. |
| c. | Irrespective of building style, vinyl siding and California or Arizona stucco are not permitted as exterior materials. |
| d. | All mechanical equipment, including roof mechanical units, shall be concealed by screening in a manner compatible with the architectural character of the building. |
| e. | Development shall create an active Frontage for all Semi-detached Housing and Multi-unit Housing Uses directly accessible to May Crescent. |
| f. | Dwellings fronting May Crescent shall feature articulated and separated external front door entrances with municipal addresses. |
| g. | Design techniques, including, but not limited to, the use of sloped roofs, variations in building Setbacks and articulation of building Façades, shall be employed in order to minimize the perception of massing of buildings when viewed from adjacent residential areas and roadways. |
| h. | Passive surveillance in the form of view corridors to the top of bank pathway shall be encouraged to promote safety and facilitate Crime Prevention Through Environmental Design (CPTED) principles. |
| a. | The Site shall apply sustainable design targets that reduce consumption of energy, water, and materials through the use of design techniques and implementation consistent with best practices in sustainable design with regard for, but not limited to: | |
| i. | meeting energy efficiency standards equivalent to or exceeding BuiltGreen Gold, LEED for homes Gold, or EnerGuide rating of 80; | |
| ii. | installing devices to assist with the reduction of passive overheating such as sunshades and large building overhangs; and | |
| iii. | providing an easily-accessible dedicated area or areas for the: | |
| a) collection and storage of materials for recycling such as, paper, corrugated cardboard, glass, plastics and metals in accordance with the City of Edmonton recycling program; and | ||
| b) recycling and/or salvaging of non-hazardous construction and demolition debris. | ||