DC2 689

Groat Estate - south of Jasper Avenue and west of 124 Street

Bylaw 14485 (February 7, 2007)

 

 

To accommodate the development of a medium density residential development in the form of an apartment with site specific development controls designed to achieve a high quality development fully integrated with the scale and context of the surrounding properties in the Sub-area.

Lot 12, Block 39, Plan 577 MC, and Lots 18 and 19, Block 35, Plan 534 KS, located south of Jasper Avenue and west of 124 Street, Groat Estate, Westmount

a.Apartment Housing
b.Minor Home Based Business
c.Fascia On-premises Signs
d.Projecting On-premises Signs
e.Free-standing On-premises Signs
a. Development shall be in accordance with the Site Plan, Elevations and Landscaping Concept Plan illustrated on Appendices 1, 2, 3, 4, 5 and 6.
b. The maximum total floor area ratio shall be 3.4. The parkade, elevated portion of the ground floor terrace areas and roof top terrace areas shall be excluded in the calculation of floor area ratio.
c. The maximum number of dwelling units shall be 51.
d. Buildings shall be designed and constructed to create an harmonious and attractive complex, which shall be tiered from east to west in a manner such that the maximum height shall not exceed:
 
i. 43 m nor eleven storeys on the east portion of Lot 19;
ii. 37.5 m nor ten storeys on the west portion of Lot 19;
iii. 33 m nor nine storeys on the east portion of Lot 18;
iv. 27.5 m nor eight storeys on the west portion of Lot 18;
v. 24 m nor seven storeys on the east portion of Lot 12; and
vi. 21 m nor six storeys on the west portion of Lot 12.
  No portion of the parkade or the roof top terraces shall be considered a Storey.  
e. The tiered effect shall be achieved through building design incorporating sloped roofs and setbacks as illustrated on the architectural concept included as Appendices 2, 3, 4, and 5. The tiered effect is intended to minimize perceived building mass and impact on the adjacent single detached residential development to the west. The main floor shall be counted as a storey in all height calculations.
f. The minimum Front Yard shall be 6.0 m. The Development Officer, in consultation with the Planning and Policy Services Branch, may reduce the front yard requirement to 4.0 m should the proposed development reflect a comprehensive streetfront design, minimize vehicular access points and respond to significant site grade differences.
g. The minimum Side Yard shall be 2.0 m, except on the west side of Lot 12, the minimum Side Yard shall be 3.0 m.
h. The minimum Rear Yard shall be 7.5 m and shall be measured from the respective south property lines of Lot 12, 18 and 19. The ground floor terrace may encroach into the Rear Yard to the extent shown on the Site Plan, to the satisfaction of the Development Officer.
i. Development of the site shall comply with the requirements of Sections 14.1 and 811 of the Zoning Bylaw, the recommendations of the Geotechnical Study, and the conditions of approval applied by the Development Officer. The area encompassing the ground floor terrace and the portion of alley and alley turnaround to be constructed east of Lot 19 shall be included in the required Geotechnical studies and must be submitted prior to the approval of any Development Permit for the site. The boundary of the ”North Saskatchewan River Valley and Ravine System”, as referenced in Section 811 of the Edmonton Zoning Bylaw is the south property lines of Lots 19, 18, and 12.
j. Development shall be in accordance with the following architectural guidelines, to the satisfaction of the Development Officer:
 
i. All exterior finishing materials must be of a high quality, durable and attractive in appearance; all exposed building faces shall have consistent and harmonious exterior finishing materials which shall include elements of brick, stucco and glass to reinforce the architectural character of the sub-neighbourhood that has been established by the High Street project and other recent development in the area;
ii. On-site security and building lighting must be situated and designed such that the illumination is directed downwards and no direct rays of light are directed outward from the site;
iii. All mechanical equipment on the roof of any building shall be concealed by screening in a manner compatible with the architectural character of the building, or concealed by incorporating it within the building roof; and
iv. Dwelling units shall be designed such that the Principal Living Room Window faces directly south so as to ensure that development on the site does not adversely affect the use and enjoyment of existing residential properties to the north, west and southwest of the site.
k. Parking shall be provided in accordance with Section 54 of the Zoning Bylaw and will be located underground to the satisfaction of the Development Officer and Transportation Department, in accordance with the following:
 
i. The entrance to the underground parkade shall be from the laneway located immediately east of Lot 19, as shown on the site plan;
ii. The driveway ramp must be at grade at the property line and must not exceed a slope of 6% for a distance of 4.5 m inside the property line, or to the satisfaction of the Transportation Department; and,
iii. No parking, loading, storage, trash collection, outdoor service or display area shall be permitted within a required yard. Parking, loading and trash collection areas shall be located in such a manner as to be screened from view from adjacent sites and public roadways in accordance with the provisions of Section 54 of the Zoning Bylaw.
l. To ensure that a high standard of appearance is achieved for the entire site detailed landscaping plans (to be prepared by registered landscape architect) shall be submitted with the initial Development Permit application for approval by the Development Officer in consultation with the Planning and Development Department (Urban Design Group) and the Asset Management & Public Works Department (Parks Branch). Such landscaping plans shall be prepared in accordance with Section 55 of the Zoning Bylaw, and reflecting the design principles highlighted in the attached Landscaping Concept Plan, in accordance with the following:
 
i. All exposed façades of the parkade, particularly the south façade that is exposed to the river valley, shall be screened from view by landscaping and/or will be treated in a manner similar to the finishing materials of the building.
ii. The landscaping plans will include a Mitigation Plan for the top-of-bank area and appropriate protection of existing street trees and existing top-of-bank trees during construction, and,
iii. The Parks Branch will assess the canopy of all boulevard trees and top-of-bank vegetation prior to the issuance of a Development Permit.
m. The Development Officer shall require, as a condition of approval, that the applicant provide an irrevocable letter of credit 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 Provision 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 letter of credit 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.
n. Uniform screen fencing of a solid design and a minimum of 1.8 m in height shall be provided along the east property line of Lot 19 and the west property line of Lot 12, to the satisfaction of the Development Officer.
o. Signs shall be developed in accordance with Schedule 59B.
p. Development approval for this site shall require the submission of a Phase I and Phase II Environmental Site Assessment (ESA). The Phase I and II ESA shall be submitted to the Development Officer, and approved by the Environmental Planning Unit of the Planning and Policy Services Branch.
q. A Crime Prevention Through Environmental Design Assessment shall be provided to the Development Officer and approved, prior to development approval to ensure that development provides a safe urban environment in accordance with the guidelines and principles established in the Design Guide for a Safer City.
r. The owner shall enter into a Servicing Agreement with the City of Edmonton for improvements necessary to serve the development prior to the issuance of Development Permit. The Servicing Agreement will require the owner to relocate an existing 150mm sanitary sewer forcemain, which crosses the site through an easement along the east boundary of Lot 12, to the satisfaction of the Asset Management & Public Works Department, Drainage Services Branch.
s. The owner shall enter into a Municipal Improvement Agreement (MIA) with the City of Edmonton for off-site improvements necessary to serve the development. The MIA process includes an engineering drawing review and approval process. Improvements to be addressed in the MIA shall include, but are not limited to, the following:
 
i. Construction of a sidewalk on the south side of Jasper Avenue between the existing sidewalk on Jasper Avenue and the existing sidewalk on 125 Street, to the satisfaction of the Transportation Department.
ii. Removal of all existing driveways to Jasper Avenue, construction of the curb and gutter and restoration of the boulevard to the satisfaction of the Transportation Department and Asset Management and Public Works.
iii. Construction of the alley east of Lot 19, to a commercial standard, including a turn around designed to accommodate waste management vehicles and a viewpoint location, to the satisfaction of the Transportation Department and Asset Management and Public Works.
iv. Repair of any damage to the abutting roadways, sidewalks and/or boulevards resulting from construction of the development, to the satisfaction of the Transportation Department. The site must be inspected by the Transportation Department prior to the start of construction and once again when construction is complete, and
v. Upgrade the level of street lighting on Jasper Avenue and provide lighting for the walkway within Lot 13 U, west of this site, to the satisfaction of the Transportation Department.

Bylaw attachments