DC2 776

To accommodate the development of a 4 Storey low-rise apartment building with site specific development controls designed to create an active and inviting pedestrian oriented streetscape compatible with surrounding developments.

This Provision shall apply to 0.35 hectares (0.86 acres) of Plan 1511KS, Block 8, Lot 5, 10523-123 Street NW, in the neighbourhood of Westmount, as shown on Schedule "A".

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

4.1 General

a.

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

b.

Prior to the release of drawings for building permit review, other than an excavation permit, the applicant and/or owner shall provide proof satisfactory to the Development Officer in consultation with Alberta Environment, Alberta Health, and The City of Edmonton Transportation Department that, if necessary, the lands have been remediated to a level suitable for the allowable uses. Upon issuance of the Development Permit, the Development Officer shall impose this requirement as a condition of approval. The Development Officer shall not physically release the development permit for the purposes of a building permit, other than an excavation permit, until this condition has been adequately satisfied.

c.

The maximum Floor Area Ratio shall be 2.5.

d.

The maximum Building Height shall not exceed 4 storeys nor 14.0m.

e.

The maximum number of Dwelling units shall be 88.

f.

The minimum Yards and Setbacks shall be as follows:

i.	3.0m for the north Side Yard, except that for a portion of the building up to a length of 7m the minimum Side Yard shall be 0.0m;
ii.	3.0m for the south Side Yard, except that for a portion of the building up to a length of 7m the minimum Side Yard shall be 0.0m;
iii.	3.0m for the Rear Yard.
iv.	2.7m for the Front Yard and the wall of the underground parkade shall be Setback a minimum of 1.4m from the front property line.

g.

A minimum Amenity Area of 7.5m² per Dwelling shall be provided and achieved through the use of main level patios and upper floor balconies. Each Dwelling should have a patio or balcony.

h.

Patios and balconies may project into Yards in accordance to Appendix I, Site Plan.

i.

A minimum 230m² communal Amenity Area shall be provided on the roof of the building. A landscape plan shall be submitted for the rooftop amenity area to include proposed plant material, surfacing details, furniture details and lighting details.

j.

Ground floor units shall be a maximum of 1.1 metres above the average Grade.

k.

A Crime Prevention Through Environmental Design (CPTED) Assessment shall be provided to the satisfaction of the Development Officer to ensure that development on the site 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) and referenced in Section 58 and Section 54.7 of the Zoning Bylaw.

4.2 Parking

a.

All resident and visitor vehicular parking shall be provided underground.

b.

A minimum of 97 vehicular parking spaces shall be provided as follows:

i.	9 of these stalls vehicular parking spaces shall be provided for visitors. The visitor parking spaces shall be clearly identified as visitor parking;
ii.	A minimum 3 of these parking spaces shall be handicap parking spaces;

c.

Vehicular access and egress shall be accessed from the rear Lane as shown in Appendix I, Site Plan;

d.

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.

e.

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 20.

f.

The outdoor trash collection area shall be located in accordance to Appendix I, Site Plan, and shall be screened to the satisfaction of the Development Officer.

4.3 Landscaping

a.

A detailed Landscape Plan prepared by a registered landscape architect shall be submitted and shall be generally in accordance to Appendix IV.

b.

The landscape plan shall be in accordance to Section 55, shall be to the satisfaction of the Development Officer, and shall include the following details:

i.	planter details, including exterior materials, finishes and colours;
ii.	furniture details;
iii.	fencing details;
iv.	all surfacing details;
v.	rooftop landscaping details;
vi.	exterior lighting details to include proposed fixtures; and
vii.	watering methodology.

4.4 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 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.

4.5 Signage

a.	Sign types permitted by this provision may be allowed in accordance with Schedule 59B.

4.6 Development Regulations for Specific Uses

a.	Minor Home Based Businesses shall be developed in accordance with Section 74 of the Zoning Bylaw.
b.	Residential Sales Centers shall be developed in accordance with Section 82 of the Zoning Bylaw.
c.	Live/Work Units shall be developed in accordance with Section 92 of the Zoning Bylaw.

5.1 Architectural Control

a.

The building shall be designed generally in accordance to Appendix II, Elevations and Appendix III, Project Rendering to the satisfaction of the Development Officer.

b.

The exterior of the building shall be finished with quality materials including, but not limited to, painted wood trellis, acrylic stucco in various colors, and glazing. The Owner shall submit a detailed colours / materials board to the satisfaction of the Development Officer.

c.

All building facades shall have consistent and/or complementary use of finishing materials.

d.

Architectural diversity and visual interest shall be created through the following:

i.	The use of a variety of materials and colours.
ii.	The articulation and incorporation of other design elements in its façades and rooflines.

e.

To encourage active and inviting streetscapes at ground level, all ground floor units shall provide separate, individual and direct access to grade and feature doorways, terraces and / or patios and windows at ground level to the satisfaction of the Development Officer.

f.

Balconies shall be provided with prefinished metal railing and glass panels.

g.

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.

h.

Exterior 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.

i.

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

5.2 Entrances

a.	At least one public access to the building shall be designed so that it is universally accessible.

a.

Prior to the release of drawings for building permit review, the owner shall enter into an Agreement with the City of Edmonton for off-site improvements necessary to serve the development. The Agreement shall include an engineering drawing review and approval process. Improvements to be addressed in the Agreement include, but are not limited to, the following:

i.	The Owner shall be responsible for cost of the construction of one on-street fire hydrant along 123 Street.
ii.	Construction of a Water main upgrades to achieve City of Edmonton standards along 123 Street.

b.

Prior to the release of drawings for building permit review, the owner must enter into a Municipal Improvement Agreement with the City for the following improvements:

i.	construction of the alley to a commercial standard from a point even with the northern point of Lot 15, Block 8, Plan 1511 KS (Edmonton Ironworkers), north to a point even with the northern property line of the subject property;
ii.	removal of all existing accesses to 123 Street abutting the site and construction of the curb and gutter.
iii.	construction of a concrete walkway surface between the City sidewalk and the property line; and
iv.	relocation/alteration of existing utilities and installation of new utilities;

c.

Any costs associated with relocations or removals shall be at the expenses of the Owner. The Owner shall provide a Letter of Credit in favor of the City to cover 100% of the above captioned costs.

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.

b.

Green sustainable practices and targets shall include, but are not limited to, the following:

i.

Water conservation is a primary goal to be addressed in the Landscape Plan. Water conservation is to be achieved through the application of Xeriscape landscaping principles. The following Xeriscape landscaping principles shall be used:

A.	Grouping plants with similar water requirements together on the same irrigation zones;
B.	Limiting high-irrigation plantings to appropriate high-use areas with high visibility and functional needs;
C.	Use of low-water demanding plants and turf where feasible;
D.	Use of efficient irrigation systems;
E.	Incorporation of soil improvements;
F.	Provision of regular and attentive maintenance.

ii.

Energy Efficiency: particularly in the building envelope and heating and cooling design.

iii.

Materials and Resources: efficient utilization of materials, selection of environmentally preferable materials, and minimization of waste during construction. The following targets shall be used:

A.	Provide salvaged, re-manufactured or re-furbished materials for 5% of the building materials, by cost.
B.	Provide building materials with recycled content such that post consumer recycled content constitutes a minimum of 5% of the cost of materials used for the development or such that post consumer recycled content plus one half of pre consumer recycled content constitutes a minimum of 10% of the cost of materials used for the development.

b.

Supplementary green sustainable targets based on the Green Building Rating System LEED®, Canada NC 1.0, 2004, as amended, shall be required and implemented to ensure the development meets the score of a Silver standard on said rating system. The Owner may select which supplementary green sustainable targets will be implemented, and may indicate additional targets in excess of the Silver standard score to provide for flexibility at the implementation stage.

c.

The Owner shall submit a report signed by an accredited professional describing all chosen supplementary green sustainable targets along with the application for the development permit.

d.

Demonstration of compliance 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, as amended, or any other format acceptable to the Canadian Green Building Council LEEDTM.

Westmount - 10523 - 123 Street NW