DC2 147

To establish a Site Specific Development Control District to accommodate a religious assembly and low rise apartment housing for senior citizen accommodation, and to establish sensitive site development regulations that will ensure compatibility with surrounding land uses.

This DC5 District shall apply to Block 79, Plan 852-1500, West Jasper Place.

a.

Area "A" being the southerly portion of the site comprising approximately 1.0 ha, and as shown in Clause 6 hereof.

i.	Religious Assembly
ii.	Daytime Child Cares Services, Private Education Services and Community Recreation Services when designed as an integral component to Religious Assembly.

b.

Area "B" being the balance of the site comprising approximately 0.89 ha, and as shown under Clause 6 hereof.

i.	Apartment Housing
ii.	Convenience Retail Stores, Offices-in-the-Home, Home Crafts, Personal Service Shops and Health Services when designed as an integral and secondary component to Apartment Housing.

Development Criteria Specific to Area "A"

a.

The maximum floor area ratio shall not exceed 0.5.

b.

The maximum building height for the portion of the religious assembly building having sloped roofs, when measured from ground level to the highest point of the roof shall be 18 m and the distance from the highest eave of the sloped roof portion of the development to grade shall not be greater than 8 m. The maximum height for the portion of the religious assembly building, having non-sloped roofs shall be a maximum of 7 m. The roof treatment shall also comply with the following criteria to minimize the perceived massing of the building, particularly when viewed from the residential area to the east:

i.	the lowest building elements shall be oriented to the north and east and the building shall be designed with a variety of roof heights and employ sloped roofs to provide a step-like transition in height from the edge of the building to the massing of the main sanctuary element which shall be located towards the south and west;
ii.	the portion of the religious assembly building which faces north and east and is greater than 7 m in height shall be predominately of a sloped design; and
iii.	the finishing materials of the roof shall consist of cedar shakes, clay tiles, or materials having a similar character unless hidden from view by a parapet wall, when viewed from normal standing eye level.

c.

The maximum height for a bell or cross tower shall not exceed 18 m.

d.

The religious assembly building shall be located on the south-west corner.

e.

A landscaped yard a minimum of 4.5 m in depth shall be provided adjacent to the south property line. Such landscaped yard shall contain a berm and landscaping of mature evergreen and deciduous trees and shrubs which provide an effective visual screen of the parking area located on the south portion of the site. Landscaping adjacent to the south property line for the portion of the site adjacent to the religious assembly building shall contain groups of deciduous and evergreen trees and shrubs which are intended to provide visual relief and reduce the perceived massing of the religious assembly building when viewed from the south.

f.

A landscaped yard a minimum of 6 m in depth shall be provided adjacent to 148 Street. Such landscaped yard shall contain a 1.2 meter uniform wood screen fence located 6 m west of the east property line. Such landscaped yard shall consist of plantings of mature evergreen and deciduous trees and shrubs which are intended to provide an effective visual screen of the site when viewed from the east.

Development Criteria Specific to Area "B":

a.	The maximum floor area ratio shall be 1.3.
b.	The maximum density shall be 125 units/ha to a maximum of 111 units.
c.	The maximum building height shall not exceed 12 m from grade to the eaves nor exceed 3½ storeys when viewed from the outside of the building. The maximum height from grade to the highest point of the roof line of the dormer shall not exceed 14 m. Roofs shall be sloped and of a residential design character and be finished with cedar shakes or clay tiles, or materials having a similar character unless hidden from view by a parapet wall. Roofs shall include design elements such as dormers, gables or other architectural features which add to the visual interest and articulation of the of the development, particularly when viewed from 148 Street.
d.	A landscaped yard a minimum of 6 meters in depth shall be provided adjacent to the north property line. Such landscaped yard shall include planting of evergreen and deciduous trees and shrubs which are intended to reduce the perceived massing of the residential building when viewed from the north.
e.	A landscaped yard a minimum of 6 m in depth shall be provided adjacent to the east property line. Such landscaped yard shall consist of plantings of mature evergreen and deciduous trees and shrubs which are intended to reduce the perceived massing of the residential building when viewed from the residential area to the east of 148 Street.
f.	Development shall provide Amenity Area of a minimum of 7.5 m² per dwelling.
g.	Resident parking shall be predominately underground. The portion of the underground parking not located under a structure shall be covered so as to provide useable site area which would not otherwise be available. Any projection above grade of the surface covering of such parking shall be less than 1 m; shall not be located in a required yard, and shall be integrated with the design of buildings and landscaping so as to be unobtrusive.
h.	An open hard surfaced and uncovered terrace or patio may be allowed to project into a yard or separation space, if such terrace or patio is unenclosed except by a guard rail or parapet wall not exceeding a maximum height of 1.2 m. No terrace or patio shall project in any required yard more than 2.5 m. Any patio or terrace area intended for the use of a specific dwelling shall be screened in a manner which prevents viewing into it from the adjacent public roadways and residential development at normal standing eye level.
i.	Development shall provide Separation Space in accordance with Section 58 of the Edmonton Land Use Bylaw.

Development Criteria Common to Area "A" and Area "B"

a.

A landscaped yard a minimum of 4.5 m in depth shall be provided on the west side adjacent to 149 Street and shall consist of boulevard plantings of mature deciduous trees a maximum of 7.5 m apart.

b.

A 4.5 m landscaped yard shall be required to provide a buffer and transitional area between the residential development on Area "B" and the parking area on Area "A".

c.

Development in this District shall generally comply with the following guidelines as illustrated by the conceptual site plan as shown in Clause 7 hereof:

i.	no vehicular access will be permitted to Summit Drive or 148 Street from this site, except that one access may be allowed for emergency vehicles from 148 Street and such access shall be designed to limit use to emergency vehicles;
ii.	all exterior finishing materials must be of good quality, durable, attractive in appearance with consistent treatment on all faces of a building. No painted and/or scored concrete block construction will be permitted;
iii.	an architectural and landscaping theme shall be created through the exterior treatment of buildings, (i.e., materials, colour and design) on the site and through the use of landscaping techniques and planting materials, all of which are to be compatible with the residential context of the development;
iv.	buildings shall be designed and finished in a manner that minimizes the perceived massing of development when viewed from the residential lands to the east of the site, through such factors as the choice and colour of finishing materials, and the articulation of roof and building facade details; and
v.	all mechanical equipment on the roof of any building shall be completely screened or incorporated within the building roof.

d.

Mature deciduous trees shall be a minimum of 7 cm caliper and mature evergreen trees shall be a minimum of 2.5 m in height.

e.

No parking, loading, storage, trash collection, outdoor service or display area shall be permitted within a required yard. Storage, loading and trash collection areas shall be located to the rear or sides of the principal buildings, a minimum of 14 m from the east property line and shall be screened from view from any adjacent sites and public roadways, in accordance with the provisions of Section 69.3 of the Land Use Bylaw.

f.

Signs shall be allowed in this District as provided for in accordance with Schedule 79B and in accordance with the general provisions of Section 79.1 to 79.9 inclusive of the Land Use Bylaw.

g.

Development within this District may be phased, provided that the Development Permit application for the first phase shall be accompanied by a comprehensive site plan showing the overall building program and phasing, to the satisfaction of the Development Officer.

h.

The Development Officer shall require, as a condition of approval, that the applicant provide an irrevocable letter of credit or a performance bond, in the amount of 100% of the established landscaping cost, the conditions of the security being that:

i.	if the landscaping is not completed in accordance with the provisions of this District and the landscaping plan, within one growing season after the completion of the development, then the amount fixed shall be paid to the City, for its use absolutely; and
ii.	the Development Officer shall not release the Landscaping Bond until an inspection of the site has demonstrated that the landscaping has been well-maintained and is in a healthy condition two growing seasons after completion of the landscaping.

i.

Development in this District shall be evaluated with respect to compliance with the General Development Regulations of Sections 50-79 inclusive of the Land Use Bylaw.

j.

The Development Officer my grant relaxation to Sections 50-79 of the Land Use Bylaw and the provisions of this District, if in his opinion, such a variance would be in keeping with the general purpose of this District and would not affect the amenities, use and enjoyment of neighbouring properties.

a.

Personal Service Shops, Health Services and Convenience Retail Stores shall be limited to a total gross floor area of 275 m² on the site and shall not be permitted in any freestanding structure separate from a structure containing residential uses. The principal entrances to these uses shall not be via a separate outside entrance and must be located such that the principal access is from within the residential structure.

b.

Daytime Child Care Services shall be developed in accordance with Section 93 of the Land Use Bylaw and shall be located such that direct access at grade can be provided to an outdoor play area. The outdoor play area shall be approved by the Development Officer in consultation with the General Manager of Social Services.

c.

Offices-in-the-Home and Home Crafts shall be developed in accordance with Section 85 of this Bylaw.

d.

Religious Assembly shall comply with the following criteria:

i.	Banquet facilities shall not exceed a seating capacity of 250 persons; and
ii.	The maximum seating capacity of the sanctuary shall not exceed 1,000 persons.

West Jasper Place - 10015 & 10041 - 149 Street

Bylaw attachments