DC2 750

To accommodate the development of a 29 Storey high-rise apartment building with family oriented dwelling units on the main floor, with site specific development controls designed to reduce the mass, sun shadow and view impacts of the tower on adjacent developments and create an active and inviting pedestrian oriented streetscape compatible with surrounding residential high-rise developments at the east edge of Jasper Avenue.

This Provision shall apply to 0.14 hectares (0.35 acres) of Plan RN61, Block 1, Lot 6, and Plan RN61, Block 1, Lot 7 at 8224 - 8228 Jasper Avenue, in the neighbourhood of Cromdale, as shown on Appendix Ia of this Provision.

a.	Apartment Housing
b.	Live Work Unit
c.	Minor Home Based Business
d.	Residential Sales Centre for the sale of onsite condominium units
e.	Fascia On-premises Signs
f.	Temporary Signs, limited to project advertising and residential sale purposes only, and excluding trailer mounted signs and/or signs with changeable copy

4.1. General

a.

Development shall be generally in accordance with the following regulations and the attached Appendices to the satisfaction the Development Officer.

b.

As per section 720.3(3) of the Zoning Bylaw, all regulations in the Zoning Bylaw shall apply to this Direct Control Provision unless specifically excluded or modified by the regulations contained herein.

c.

The maximum Floor Area Ratio shall be 8.3.

d.

The maximum Building Height shall not exceed 29 storeys nor 90 m in accordance with Appendix II, Project North Elevation; Appendix III, Project South Elevation, Appendix IV, Project West Elevation, and Appendix V, Project East Elevation.

e.

The maximum height of the Podium Base, including the parapet, shall not exceed 2 storeys nor 8.0 m.

f.

The maximum number of Dwelling units shall be 95.

g.

The minimum Yard Setbacks of the Podium Base shall be as follows. Refer to Appendix Ia, Illustrative Site Plan: Podium Base Setbacks for visual interpretation:

i.	Jasper Avenue - shall be 3.0 m.
ii.	83rd Street - shall be 2.5 m.
iii.	Lane - shall be 7.5 m.
iv.	East - shall be 3.0 m, with the exception of the underground parkade ramp access which shall be 0.0 m.

h.

The minimum Setbacks of the Tower shall be in accordance to Appendix Ibi, Illustrative Floor Plan: Tower Setbacks. The minimum Tower Setback on the east side shall be 8.5 m, except that a portion of the building will be allowed within the northeast corner in a triangular shape (Area A), as illustrated in Appendices Ibi and Ibii that:

i.	The size of Area A on floors 2 – 19 shall not exceed 7.0 m², and
ii.	The size of Area A on floors 20 – 29 shall not exceed 2.0 m².

i.

Balconies and balcony structures above the podium base may project 2.0 m into the Tower Setbacks.

j.

A minimum Amenity Area of 7.5 m² per Dwelling shall be provided and achieved through the use of balconies, gardens/patios on the top of the podium base, rooftops, grade level display gardens, terraces, and communal amenity spaces.

k.

A minimum of 50 m² communal amenity spaces shall be provided within the building for use by the residents. Communal amenity spaces may include, but not be limited to, change room facilities, fitness rooms, and residential meeting rooms.

l.

The development shall provide a minimum of 50 m² of gardens and/or patios on the top of the podium base to provide additional communal amenity spaces.

m.

A Site Plan in compliance with Appendix Ia, along with building plans, shall be submitted with the initial Development Permit application to ensure a high quality development. Such plans shall be to the satisfaction of the Development Officer and shall, among other things, conform to the Urban Design Regulations in Section 5 of this provision.

n.

Prior to the issuance of any Development Permit, a Crime Prevention through Environmental Design Assessment shall be provided to the satisfaction of the Development Officer to ensure that the development provides a safe urban environment in accordance with the guidelines and principles established in the Design Guide for a Safer City (City of Edmonton, 1995).

4.2. Parking and Loading

a.

Development on this site shall provide parking, at a minimum, as per the rates noted in accordance with Schedule 1 of Section 54.2 of the Zoning Bylaw to the satisfaction of the Development Officer and the Transportation Department as follows:

i.	All resident and most visitor parking shall be provided underground;
ii.	Parking, loading and passenger drop-off areas shall be easily accessible and designed to minimize pedestrian-vehicle conflicts;
iii.	Vehicular access and egress shall be provided from the rear alley east of 83rd Street as shown in Appendix Ia, Illustrative Site Plan: Podium Base Setbacks;
iv.	Vehicular ramp to access to underground parking 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;

b.

Loading, storage and garbage collection areas shall be concealed from view from adjacent sites and public roadways. The garbage and recycling collection area shall be designed to the satisfaction of Asset Management & Public Works and the Transportation Department.

c.

The vehicle ramp to access the underground parking shall be screened from view from the adjacent property, with the utilization of a combination of roof, trellis and privacy screen, as shown on Appendix Ia, Illustrative Site Plan: Podium Base Setbacks. The following graphic representation provides a possible conceptual application of this regulation for interpretive purposes.

4.3. Off-site Improvements to serve the Development

a.

Prior to issuance of a Development Permit, the Owner/Developer shall enter into a Municipal Improvement Agreement (MIA) with the City of Edmonton for off-site improvements necessary to serve the development. Improvements to be addressed in the MIA include but are not limited to the following:

i.	Removal of the existing access to 83rd Street, construction of the curb & gutter and restoration of the boulevard to the satisfaction of the Transportation Department and Asset Management & Public Works.
ii.	Reconstruction of the east/west alley serving the development to a commercial standard, including affected alley crossings, to the satisfaction of the Transportation Department and Asset Management & Public Works.
iii.	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 shall be inspected by the Transportation Department prior to the start of construction and once again when construction is complete.

4.4. Landscaping

a.	A detailed Landscape Plan for the Site, including all existing and proposed utilities within the road right-of-way shall be submitted by a registered landscape architect for review and approval by the Planning Department, Asset Management & Public Works and the Transportation Department, in general accordance with Appendices VIa, VIb, VIc and VId, Illustrative Landscape Plan, prior to the approval of any Development Permit.
b.	The Landscape Plan shall include pavement materials, exterior lighting, street furniture elements, pedestrian seating area, sizes and species of new tree plantings, boulevard trees to be installed along Jasper Avenue and 83rd Street, and other landscaping elements as applicable to the satisfaction of the Development Officer, in consultation with the Asset Management and Public Works Department, and shall in accordance with Section 55 of the Zoning Bylaw.
c.	Provision of landscaping on the site, particularly on the interface between the public and private realm, shall exceed the standards of Section 55.6.a of the Zoning Bylaw by 10%.
d.	Landscaping on the Site shall consider the use of plant materials that provide color throughout the year to enhance the appearance of the development during cold weather months.
e.	Articulated landscaping placed at the base of the Podium shall be considered in the design of pedestrian path and open spaces to provide privacy to and transition from ground floor units and patios.

4.5. Signage

a.

Sign types permitted by this provision may be allowed in accordance with Schedule 59B and shall be located entirely within the development in accordance with the General Provisions of Section 59 of the Zoning Bylaw. Notwithstanding Schedule 59B, Temporary Signs shall be limited to project advertising and residential sale purposes only.

4.6. Development Regulations for Specific Uses

a.

There shall be five (5) Apartment Housing units developed as Family-Oriented Dwellings, which shall meet the following criteria:

i.	The lowest Storey of the Dwelling is no higher than the first Storey of the building;
ii.	The Dwelling has two bedrooms or more, and the average number of bedrooms per Dwelling is not less than 2.25 for all such Dwellings in a development;
iii.	The Dwelling has individual and private access to grade. Additional access to Dwellings may be shared, provided that entrances to not more than five (5) Dwellings are located on any one Storey or landing; and
iv.	The Dwelling has direct access to a minimum Private Outdoor Amenity Area of 9.0 m².

b.

Minor Home Based Businesses shall be developed in accordance with Section 74 of the Zoning Bylaw.

c.

Residential Sales Centers shall be developed in accordance with Section 82 of the Zoning Bylaw.

d.

Live/Work Units shall be developed in accordance with Section 92 of the Zoning Bylaw.

4.7. Affordable Housing

a.

Prior to the issuance of any development permit, the Development Officer shall ensure 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 market price; or the ability to acquire units on the basis of a future approved Council policy on Affordable Housing.

5.1. Architecture and Site Planning

a.

The exterior of the high-rise building shall be finished with high quality materials such as concrete, acrylic stucco, pre-finished metal, masonry, glazing and glass curtain wall system, in accordance with Appendix II, Project North Elevation; Appendix III, Project South Elevation; Appendix IV, Project West Elevation; and Appendix V, Project East Elevation.

b.

Architectural diversity and visual interest shall be created through the following, as illustrated in Appendix II, Project North Elevation; Appendix III, Project South Elevation; Appendix IV, Project West Elevation; and Appendix V, Project East Elevation:

i.	The use of distinctive treatments at the corners of the development and at its main entrance; and
ii.	The articulation and incorporation of other design elements in its façades and rooflines.

c.

Stepped building forms and tiered landscaped ledges shall be provided to articulate the façade.

d.

The maximum floor plate for the tower shall not exceed 500m².

e.

The top half of the tower shall be 17 to 29 storeys in height, as shown on Appendix Ic, Illustrative Three Dimensional Concept, and shall step back from the lower half portion of the tower. The step-backs of the top half of the tower shall be distinguished from the lower half portion of the tower consistent with the conceptual illustrations shown on the Appendix II, Project North Elevation, Appendix III, Project South Elevation, Appendix IV, Project West Elevation, and Appendix V, Project East Elevation, and as follows:

i.	Floors from 17 - 20 floors shall have a maximum floor plate of 485 m².
ii.	Floors from 21 - 22 floors shall have a maximum floor plate of 460 m².
iii.	Floors from 23 - 25 floors shall have a maximum floor plate of 410 m².
iv.	Floors from 26 - 29 floors shall have a maximum floor plate of 300 m².

f.

Balconies shall have glass guards to reduce wind.

g.

The high-rise building shall front Jasper Avenue and 83rd Street and address these roads with entrances that are clearly visible. Refer to Appendix Ia, Illustrative Site Plan: Podium Base Setbacks for visual interpretation.

h.

All mechanical equipment shall be screened from public view or be concealed by incorporating it within the roof envelope or by screening it in a way that is consistent with the character and finishing of the development.

5.2. Massing and Building Articulation

a.	Perceived massing shall be minimized through design elements such as building setback variations, building orientation, articulation around entrance ways, roof treatment, and the choice of exterior materials and colours. Refer to Appendix Ic, Illustrative Three Dimensional Concept for visual interpretation.
b.	The step-backs of the Tower shall be generally in conformance with the conceptual illustrations provided in Appendix II, Project North Elevation; Appendix III, Project South Elevation, Appendix IV, Project West Elevation, and Appendix V, Project East Elevation.
c.	The Podium Base shall have a maximum floor-plate of 600 m², and shall be differentiated from the Tower by distinct architectural treatment. The following graphic representation provides a possible conceptual application of this regulation for interpretive purposes.

5.3. Entrances

a.

The main building entrance and the first level parkade lobby entrance to the apartment building shall be designed to meet universal accessibility standards in the following ways:

i.	main entrance doors to meet universal design standards as per the Barrier Free Design Guide published by The Safety Codes Council (Alberta) 1999;
ii.	level changes from the sidewalk to the main entrance of the apartment building shall be minimized; and
iii.	landscaping elements shall be located out of the travel path to ensure they are not obstacles to apartment building access.

b.

To encourage active and inviting streetscapes at ground level, all ground oriented dwellings shall provide separate, individual and direct access to grade and feature doorways, terraces and / or patios and windows at ground level. Refer to Appendix Ia, Illustrative Site Plan: Podium Base Setbacks for visual interpretation.

5.4. Lighting

a.	Decorative and security lighting shall be designed and finished in a manner consistent with the design and finishing of the development and shall be provided to ensure a well-lit environment for pedestrians, to accentuate artwork, and to highlight the development at night time, to the satisfaction of the Development Officer.
b.	Night-time light pollution shall be reduced by avoiding over-illumination of the development and use low cut-off exterior lighting fixtures which direct light downward, not upward and outward to ensure illumination does not extend beyond the boundaries of the development site.

5.5. Green Sustainable Practices and Targets

a.	The design and implementation of this development shall apply techniques to reduce consumption of water, energy, and materials consistent with best practices in sustainable design. Green sustainable targets shall include Sustainable Sites, Water Efficiency, Energy and Atmosphere, Materials and Resources, and Indoor Environmental Quality. The minimum design targets shall be as listed on Appendix VII, Sustainable Strategies and Targets.
b.	Supplementary green sustainable targets based on the Green Building Rating System LEEDTM, Canada NC 1.0, 2004, as amended, shall be required and implemented to ensure the development meet the score of a Silver standard on said rating system. The Owner may choose which supplementary green sustainable targets will be implemented, and, at his/her discretion, may indicate additional targets in excess of the Silver standard score to provide for flexibility at the implementation stage. The Owner shall submit a report with all chosen supplementary green sustainable targets along with the application for the development permit of the Tower, to the satisfaction of the Development Officer.
c.	Demonstration of compliance at the development permit application for the Tower shall be provided with letters from the design target parties responsible to the satisfaction of the Development Officer. Acceptable letter formats shall include the LEEDTM letter templates included in the Green Building Rating System LEEDTM, Canada NC 1.0, 2004, as amended, or any other format acceptable to the Canadian Green Building Council LEEDTM.
d.	Upon completion of the development, the Owner shall provide a report by a professional Architect or Engineer that demonstrates to the satisfaction of the Development Officer that the design and construction of the development meets the Sustainability Targets as defined in Appendix VII, Sustainable Strategies and Targets for a complete description.

5.6 Other Regulations

a.

Bicycle parking shall be provided in accordance with Section 54 of the Edmonton Zoning Bylaw, and bicycle rack(s) shall be provided in a secure location within the parkade. The location and design of bicycle racks shall be to the Satisfaction of the Development Officer and the Transportation Department.

b.

The development shall incorporate design features to minimize adverse microclimatic effects such as wind tunneling, snow drifting, rain sheeting, shadowing, and loss of sunlight, both on and off-site to the satisfaction of the Development Officer.

c.

The recommendations provided in the Wind Impact Statement shall be implemented to the satisfaction of the Development Officer as follows:

i.	Clusters of coniferous plantings shall be provided along the sidewalks to improve wind conditions during warmer seasons.
ii.	The main entrance shall provide a vestibule or revolving doors for proper operation.

d.

A detailed Wind Impact Study shall be prepared by a qualified, registered Professional Engineer, and shall be based on a scale model simulation analysis, prepared to professional standards. The Wind Impact Study shall be submitted with the development permit for the tower to the satisfaction of the Development Officer.

e.

Construction vehicles shall follow designated routes to access the site. These routes shall include Jasper Avenue and 82nd Street. Construction vehicles shall not use 110th Street, 83rd Street north of the east/west alley abutting the site, or other local roadways within the neighbourhood.

f.

Existing trees on the boulevard directly abutting the site shall be retained and protected in accordance with the section 55.4 of the Zoning Bylaw 12800. Prior to construction, an on-site meeting with the representative of the Asset Management and Public Works Department must occur to assess health and value of all existing trees. Compensation for removal or damage to the existing trees must be provided as per the City policy.

g.

Prior to the issuance of a Development Permit for the site, a geotechnical report prepared by a Qualified Professional Engineer must be submitted and approved to the satisfaction of the Development Officer, in consultation with the City's Geotechnical Engineer, Transportation Department. In addition to the provision of site and development-specific geotechnical recommendations for design and construction, such report must also provide recommendations to suitably minimize and mitigate geotechnical risks to the development and surrounding properties and infrastructure.

6.1.Off-site Public Amenities

a.	Prior to issuance of any development permit, the Development Officer shall ensure that a signed agreement has been executed between the City and the Owner, requiring the Owner to contribute $100,000 to the City in trust for the provision of public amenities in relation to the construction and improvement to the pedestrian walkway system and enhanced streetscape to serve the development and mitigate the off-site impacts of the development. Payment must be provided prior to the issuance of any Building Permit.
b.	The Planning & Development Department in consultation with the Transportation Department and Asset Management & Public Works - Parks shall determine on which public amenities the contribution value will be invested.
c.	The public amenities must be located within 400 m radius of the Stadium LRT Station or adjacent area of the River Valley and shall consider any City’s future initiative, to enhance accessibility from the development to the Stadium LRT Station and improve pedestrian movement adjacent to the development.

6.2. On-Site Public Amenities

a.

The following on-site amenities shall be required for the development, funded, designed and constructed by the Owner to the satisfaction of the Development Officer, the Transportation Department, and Asset Management & Public Works - Parks:

i.

Sidewalks directly abutting the site, on the north side of Jasper Avenue and the east side of 83rd Street shall be provided, generally in accordance with the intent of Appendix Ia, Illustrative Site Plan: Podium Base Setbacks. Streetscape along Jasper Avenue and 83rd Street directly abutting the site, including a 3.0 m sidewalk with curb ramps, boulevard trees and pedestrian lighting shall be required. The design of the streetscape shall include construction materials and shall indicate any extension of the streetscape onto City road right-of-way.

b.

Prior to the issuance of any development permit, the Owner shall contribute $ 80,000 to the City in trust for the commission of public art. The public artwork shall be incorporated into the publicly accessible open space (within the site) at the corner of Jasper Avenue and 83rd Street, as identified on Appendix VIa, Illustrative Landscaping Plan. The fund shall be used for the design and construction of Public Art. The Public Art will be:

i.	Acquired through a juried art procurement process administered by the Edmonton Arts Council; and
ii.	Owned and maintained by the Condominium / Association at this location.

Illustrative Site Plan: Podium Base Setbacks	APPENDIX Ia
Illustrative Floor Plan: Tower Setbacks	APPENDIX Ibi
Illustrative Floor Plan: Building Area (Area ”A”)	APPENDIX Ibii
Illustrative Three Dimensional Concept	APPENDIX Ic
Project North Elevation	APPENDIX II
Project South Elevation	APPENDIX III
Project West Elevation	APPENDIX IV
Project East Elevation	APPENDIX V
Illustrative Landscape Plan (LA01)	APPENDIX VIa
Illustrative Landscape Plan (LA02)	APPENDIX VIb
Illustrative Landscape Plan (LA03)	APPENDIX VIc
Illustrative Landscape Plan (LA04)	APPENDIX VId
Sustainable Strategies and Targets	APPENDIX VII

Cromdale - at 8224 - 8228 Jasper Avenue NW