DC2 775

McCauley - located west of 95 Street NW, between 107A Avenue NW and 108 Avenue NW

Bylaw 15435 (July 19, 2010)

To accommodate the development of a four storey, low-rise high density apartment building with design regulations to ensure compatibility and fit with adjacent land uses, and to achieve a pedestrian friendly environment consistent with the objectives of the Boyle Street/ McCauley Area Redevelopment Plan.

Lots 9, 10, 11, 12, 36, 37, 38, and 39 of Block 25, Plan ND, and a portion of an east-west lane to be closed by Bylaw 15434, located west of 95 Street, between 107A Avenue and 108 Avenue, McCauley, as shown on Schedule "A" of this Bylaw.

a. Apartment Housing
b. Boarding and Lodging Houses
c. Live Work Units
d. Minor Home Based Businesses
e. Fascia On-premises Signs
4.1. General
a. Development shall be in accordance with the following regulations and in general accordance with the attached Appendices, to the satisfaction of the Development Officer.
b. The maximum number of Dwellings shall be 95.

Bylaw 15591 (November 8, 2010)
c. The Maximum Floor Area Ratio shall not exceed 2.3.
d. The minimum Yard shall be:
 
i. 6.0 m abutting 108 Avenue.
ii. 5.0 m abutting 107A Avenue.
iii. 1.5 m for that portion abutting the west lane.
iv. 2.0 m abutting the west property line
v. 5.8 m abutting the east lane.
e. The maximum Height shall not exceed 14.0 m nor 4 Storeys.
f. A minimum Amenity Area of 7.5 m2 per Dwelling unit shall be provided and achieved through the use of main level patios and upper floor balconies. The minimum width of the Private Outdoor Amenity Area shall be not less than 2.0 m.
g. A minimum Amenity Area of 225 m2 shall be provided on the roof top patio for communal use of the residents of the building.
h. Ground floor units fronting onto 107A Avenue and 108 Avenue shall have individual and private at-grade street access.
i. Major mechanical equipment, including roof mechanical units, shall be screened in a manner compatible with the architectural character of the building or incorporated within the building.
4.2. Parking and Garbage Collection
a. Vehicular parking shall be provided in accordance with Section 54.2 of the Zoning Bylaw and in general accordance with Appendix 1- Site Plan, to the satisfaction of the Development Officer and the Transportation Department.
b. No additional parking shall be required for the conversion of residential units to Live Work units.
c. Parking spaces for people with disability shall be provided in accordance with the Alberta Building Code in effect at the time of the Development Permit application and shall be identified as parking spaces for the disabled through the use of appropriate signage, in accordance with Provincial standards.
d. Vehicular access and egress shall be accessed from the rear Lane as shown in Appendix I, Site Plan;
e. The parkade ramp to access the underground parking must not exceed a slope of 6% for a distance of 4.5m inside the property line to the satisfaction of the Transportation Department.
f. Secure indoor Bicycle parking for residents and outdoor visitor Bicycle parking shall be provided. The location of Bicycle parking stalls shall be to the satisfaction of the Development Officer. The total number of Bicycle parking stalls shall not be less than 23.
g. The outdoor trash collection area shall be located entirely within private property in accordance to Appendix I, Site Plan. The collection area must be screened and gates/and or doors of garbage enclosures shall not encroach into road right-of-way, to the satisfaction of the Development Officer.
4.3 Signs
a. A Comprehensive Sign Design Plan in accordance with Section 59.3 of the Zoning Bylaw shall be prepared for the development and submitted with the Development of a Sign Permit application.
b. Backlit signage shall not be permitted.
4.4 Live Work Units
a. Live Work Units shall be limited to the units on the ground floor fronting on 107A Avenue.
b. Live Work Units shall have separate at grade street access.
c. Live Work units are allowed to be developed with fixtures such as wider balcony railings, to allow for the attachment of business signage.
4.5 Affordable Housing
a. 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 to provide the equivalent value as cash in lieu to the City, or as prescribed in any future City of Edmonton’s affordable housing policy initiatives.

 

a. Development shall be in accordance with the following architectural guidelines, to the satisfaction of the Development Officer and generally in accordance with Appendices 1-4:
 
i. Design techniques including, but not limited to, variations in building setbacks and articulation of building facades such as windows, steps, patios, or balconies, shall be employed in order to emphasize the vertical separation of the units.
ii. Notwithstanding the other parts of this bylaw, the following building design techniques shall be employed for the non-residential use of Live Work units to the satisfaction of the Development Officer:
 
A. larger windows or clear glazing to provide more transparency of the units;
B. pedestrian oriented lighting which may be placed on the building; and
C. special articulation and entrance details to create attractive Live Work space.
b. The buildings shall be compatible in colour and materials with the adjacent buildings on Lots 40, 4,1 and 42, Block 25, Plan 062 0292.
c. Construction shall use a combination of brick, stucco, or other similar materials, as illustrated on the Elevations, to the satisfaction of the Development Officer.
d. Building design plans shall be submitted with the development permit application and shall include details of the overall site layout, exterior building treatment and colour scheme, and building cross sections, for review and approval by the Development Officer, in consultation with the Transportation Department and Asset Management and Public Works Department.
e. 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).
a. Landscaping shall be in general accordance with Section 55 of the Zoning Bylaw, incorporating the design principles illustrated Appendix 4 - Landscape Concept.
b. A detailed Landscaping Plan shall be submitted by a registered Landscape Architect for review and approval by the Development Officer, in consultation with Planning and Development, Asset Management and Public Works and the Transportation Departments prior to the approval of Development Permit.
c. Native and drought resistant species shall be utilized.
d. Existing boulevard trees on 108 Avenue shall be retained and if damaged, compensation shall be provided to the City in accordance with the City of Edmonton Corporate Tree Management Policy, C456.
a. The development shall be designed to achieve a sustainability target of Built GreenTM Multi-Storey and Residential Silver, developed by the Built GreenTM Society of Canada.
b. At the Development Permit stage, an evaluation report prepared by a professional architect or engineer shall be submitted to the satisfaction of Development Officer to demonstrate the implementation of sustainable design practices equivalent of Built GreenTM Silver or higher.
c. Demonstration of compliance at the development permit application shall be provided with letters from an accredited professional 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 or as subsequently amended.
a. Prior to the issuance of the development permit, the owner shall enter into an Agreement with the City of Edmonton for off-site improvements necessary to serve the development. Details of any structures to be located on road right-of-way must be included on the engineering drawings.  The Agreement shall include an engineering drawing review and approval process, and incorporate, but are not limited to:
 
i. Construction of the existing alley and the new alley to a commercial standard, to the satisfaction of the Transportation Department and Asset Management and Public Works.
ii. Repair of any damages to the abutting roadways, sidewalks and/or boulevards resulting from construction of the development, to the satisfaction of the Transportation Department. The site will be inspected by the Transportation Department at the start of construction and once again when construction is complete.
iii. Upgrade the level of street lighting on the new alley to the satisfaction of the Transportation Department.
a. Prior to the issuance of a Development Permit, the owner shall register a road plan for the west part of Lot 12, Block 25, Plan ND that forms the new alley connecting to 108 Avenue.

 

Bylaw attachments