Edmonton (Alta.) - 1982 - Central McDougall area redevelopment plan_bylaw no. 6222 and explanations by Edmonton Tower Resource Centre Online Library

CENTRAL MCDOUGALL Area Redevelopment Plan Bylaw Bylaw no. 6222

And Explanations

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1982 - 2

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February 1982

CENTRAL McDOUGALL AREA REDEVELOPMENT PLAN BYAW BYLAW NO. 6222 A Bylaw to designate the Central McDougall Area as a Redevelopment Area, to adopt the Central McDougall Area Redevelopment Plan and to impose a Redevelopment Levy on Developments within the Redevelopment Area.

WHEREAS the Central McDougall Area is a changing area within the City of Edmonton; and WHEREAS it is deemed in the public interest to pass a Redevelopment Plan Bylaw for the Central McDougall Area, pursuant to section 65, the Planning Act. Chapter P-9 R.S.A. 1980; and WHEREAS a redevelopment levy may be imposed by council on developments within the Central McDougall Area pursuant to section 66 of the Planning Act. Chapter P-9 R.S.A. 1980; Now therefore the Municipal Council of the City of Edmonton, after due compliance with the provisions of the Planning Act. Chapter P-9 R.S.A. 1980 and duly assembled, hereby enacts as follows: 1.

The Central McDougall Area as shown on the map attached hereto as Schedule "A", and forming part of this Bylaw is designated as a redevelopment area (hereinafter referred to as "the Redevelopment Area"), pursuant to s.65(a), the Planning Act, Chapter P-9 R.S.A. 1980, for the purposes defined therein.

The Central McDougall Area Redevelopment Plan attached hereto as Appendix "I" is adopted as the Central McDougall Area Redevelopment Plan, pursuant to S.65(b), the Planning Act. Chapter P-9 R.S.A. 1980.

As a condition of the issuance of a development permit in the Redevelopment Area, a redevelopment levy shall be imposed as follows: (a) a redevelopment levy in the amount of Eight Hundred ($800.00) Dollars per dwelling unit shall be imposed on each successful applicant for a development permit for a residential use, in the Redevelopment Area; and

(b) a redevelopment levy of Nine ($9.00) Dollars per square metre of net foor area, as that term is defined in Bylaw No. 5996 being the Edmonton Land Use Bylaw, shall be imposed on each successful applicant in respect to any commercial, industrial or office development, or that portion of a mixed-use development that is for commercial, industrial or office uses. (c) Notwithstanding subparagraphs (a) and (b), the following classes of development are exempt from the said redevelopment levy charge: (1

)

(ii)

non-profit housing projects constructed by non-profit corporations as defined in The National Housing Act, R.S.C. 1970, c. N-10, as amended; single detached housing, semi-detached housing and duplex housing;

(iii) the following developments requiring a Class , A 1 Development Permit under Bylaw No. 5996, being the Edmonton Land Use Bylaw: 1.

"Subject to the provisions of Section 74 of the Planning Act, the carrying out of work or maintenance or repair not exceeding a value of $500.00 to any

building or structure either lawfully in existence at the effective date of this Bylaw or lawfully constructed thereafter, if the work does not include

structural alterations or major works or renovation which will materially alter the structural appearance of the building or structure; 2.

The following residential uses and developments, except in areas of potential riverbank or ravine slope instability: (a) erection of a single detached dwelling, with or without an attached garage or carport; (b) the placement of a Mobile Home; (c) the accessory residential uses and developments specified below: i)

a single or double detached garage or carport;

ii) a pigeon loft or pigeon house; building iii) structural alterations and operations which will materially alter the appearance of the structure such as a deck, an enclosed patio, a greenhouse, fireplace or breeze-way;

iv) additional living space within a basement or elsewhere in an existing building that will not result in the development of an additional dwelling or sleeping unit; v)

an open or enclosed, attached or detached swimming pool.

The development of a minor accessory commercial building, including a loading dock or bay, or similar accessory use.

The following developments: (a) the demolition of an existing building or structure, except where such building or structure has been designated as an historic resource within the DC1 District. (b) the demolition of an existing building, except when a development permit has been issued for a new development. (c) a pedestrian way which is covered, or otherwise

enclosed, at, below or above grade. (d) the erection of towers, poles, television and other communications aerials or masts in a Residential District; or in a Commercial or Industrial District where such structures may cause a load to be placed upon a building through its attachment or placement upon such building." (d) If the redevelopment levy is not paid in full upon its imposition then as a condition of issuing a development permit in the Redevelopment Area the applicant for a development permit shall enter into an agreement to pay the redevelopment levy; which agreement will be in the form marked Appendix II being part of this Bylaw. READ a first time this 10th day of November A.D. 1981; READ a second time this 26th day of January A.D. 1982; READ a third time and duly passed this 23rd day of February A.D. 1982. THE CITY OF EDMONTON

MAYOR

CITY CLERK

I I I I I I I I U I I I I I I I I I I

SCHEDULE A TO BYLAW 8222

CENTRAL Mc DOUGALL AREA REDEVELOPMENT PLAN

APPENDIX II DATED this

day of

19:

BETWEEN:

, of the Province of Alberta, (hereinafter called "the Applicant"), OF THE FIRST FART,

- and THE . CIT7 OF EDM3N7ON, a Municipal Corporation, (hereinafter called "the City") ., OF THE SEC;â&#x20AC;¢

AGREEMENT File No.

A. Konye, City Solicitor, Law Department, The City of Edmontcn, Edmonton, Alberta. T53 2R7

Agreement for Payment of The City of Edmonton Redevelopment Levy DATED this day of $ 198 . BETWEEN: , of the Province of Alberta, (hereinafter called "the Applicant"), OF THZ FIRST PART, - and -

THE CITY OF EDMONTON, a Municipal Corporation, (hereinafter called "the City"),

OF THE SECOND PAAT.

WHEREAS:

Bylaw No.

adopting the

Area

Redevelopment Plan contains proposals for residential and commercial development.

Bylaw No.

provides for the imposition upon the applicant

for a development permit in this Redevelopment Area Bylaw No.

of a redevelopment levy.

provides that as a condition of issuing a

development permit the applicant for the development permit shall enter into an

agreement with the City to pay the redevelopment levy. 4.

The Applicant has applied for a development permit for a develop-

rent within this Redevelopment Area, (hereinafter called "the subject develcprent"), and a redevelopment levy has been imposed upon the Applicant in the

sum of 5.

As a condition of the issuance of the development permit for the

subject development, the Applicant is required to enter into this Agreement to pay the redevelopment levy. NOW THEREFORE THIS AGREEMENT WITNESSETH THAT:

Upon the issue of the development permit for the subject develcpmen:,

- 2 the Applicant shall pay to the City an amount equal to at least Fifty (50U per cent of the amount of the redevelopment levy imposed. 2.

Upon approval being granted by the City for the occupancy of

the subject development, the Applicant shall pay to the City the amount of the redevelopment levy remaining unpaid. 3.

Any portion of the redevelopment levy remaining unpaid after the

time payment is due pursuant to the terms of this Agreement, shall bear interest at a rate one (1%) per cent above the prime rate charged from time to tine by The Toronto Dominion Bank, Main Branch . , Edmonton, Alberta, calculated on the first day of each month until payment . is received by lbe City. 4.

Should any portion of the redevelopment levy, including interest

which may be due, remain unpaid forty-five (45) days after the granting of

approval by the City for the occupancy of the subject development, the

City

may coamence an action or actions in the Court of Queen's Bench to enforce payment.

The redevelopment levy shall be a charge upon the lands upon wh:ch

the development is to be constructed, which lands are legally described as:

and shall run with these lands until payment in full of the levy, together with Any interest due, has been made to the City. IN WITNESS WHEREOF the parties have executed this Agreement the date first above written. ApplIcant

THE CITY OF EDMONTON Mayor

City Clerk

TABLE OF CONTENTS

INTRODUCTION (Definition of Plan Area, Plan Interpretation, Plan Format, Planning Framework, General Issues, Overall Plan Objectives, Overall Development Concept, Plan Amendments)

GENERAL POLICIES

G.1 Land Use - Residential G.2 Land Use - Residential G.3 Land Use - Senior Citizen Housing G.4 Land Use - Public Housing G.5 Transportation - Major Arterials G.6 Transportation - Major Arterials G.7 Transportation - Noise Attenuation G.8 Transportation - Bicycle Route G.9 Pedestrian Circulation - Pedestrian Route G.10 Recreation - Open Space Deficiencies G.11 Recreation - Redevelopment Levy G.12 Recreation - Redevelopment Levy G.13 Recreation - Redevelopment Levy G.14 Recreation - Redevelopment Levy G,15 Recreation - Redevelopment Levy

10 12 14 16 18 20 22 24 26 28 30 32 34 36 38

G.16 Municipal Services - Developer Responsibility

SUBAREA 1

PROFILE 1.1 Land Use 1.2 Land Use 1.3 Land Use 1.4 Land Use 1.5 Land Use 1.6 Land Use 1.7 Land Use 1.8 Land Use 1.9 Land Use 1.10 Land Use 1.11 Pedestrian 1.12 Pedestrian -

Development Concept Development Guidelines Residential Development Guidelines Commercial Commercial Commercial Commercial Municipal Lands Mixed Developments Circulation Mall and Sidewalk Development Circulation - Pedestrian Crossings -

43 45 47 49

53 55 57 63 71

73 75 79 81

SUBAREA 2 PROFILE 2.1 Land Use - Commercial 2.2 Transportation - Parking 2.3 Pedestrian Circulation - Pedestrian Crossings 2.4 Landscaping - Boulevard Improvements

84 86

88 90 92

SUBAREA 3

PROFILE 3.1 Land Use - Residential 3.2 Land Use - Commercial 3.3 Landscaping - Tree Replacement

95 97 99 103

SUBAREA 4

105

SUBAREA 5

108

PROPOSED LAND USE DISTRICTS

111

LAND USE REGULATIONS RA7 Low Rise Apartment RA8 Medium Rise Apartment CB1 Low Intensity Business CB2 General Business CO Commercial Office CMX Commercial Mixed Use PU Public Utility. IM Medium Industrial DC4 Special Public Service AP Public Parks

113 114 115 116 117 118 119 131 132 133 134

US Urban Services

135

SCHEDULES A. B. C.

Map: Central McDougall Plan Area Boundary Map: Proposed Land Use Map: Proposed Land Use Districts

5 7 112

INTRODUCTION

DEFINITION OF PLAN AREA The Central McDougall Area Redevelopment Plan is bounded by 101 Street on the east, 105 Avenue on the south, 109 Street on the west and 111 and Kingsway Avenue on the north, as indicated on schedule 1 A'.

PLAN INTERPRETATION All policy statements contained in this document shall be deemed provisions of the Central McDougall Area Redevelopment Plan Bylaw, and shall be employed as such in guiding decisions of Council, or any of its delegated approving authorities or officers. All photographic or graphic material are provided for illustrative purposes only. Terminology used is consistent with terminology in other City Bylaws, such as the Land Use Bylaw.

_PLAN FORMAT This plan is intended to facilitate the presentation of a series of objectives developed for this area. To do this the study area has been divided into five subareas. Policies in the first section are general in nature and relate to the entire plan area. Subsequent groupings refer specifically to individual subareas and address such topics as land use, transportation, open spaces and municipal services. The proposed land uses are illustrated on Schedule , BI and detailed within policies.

PLANNING FRAMEWORK 1.980 states Area Redevelopment Plans The Planning Act, must conform to any statutory legislation previously enacted. That legislation, in this case includes the Edmonton Regional Plan and the General Municipal Plan. The Regional Plan designates Central McDougall as General Urban accommodating the land use proposals of this plan. The General Municipal Plan is to be used as a means of directing the â&#x20AC;?preservation, rehabilitation and/or redevelopment of developed areas in the City." The General Municipal Plan then sets out strategies and objectives which are refined and implemented through an Area Redevelopment Plan Bylaw. Briefly summarized, because Central McDougall is considered an inner city neighbourhood the elements of the overall growth strategy of the General Municipal Plan which apply to Central McDougall are: - increasing compactness of residential development; - priority upon residential development in existing developed areas; and - priority upon improving the quality of the environment.

PLAN AREA schedule A

Plan Area Boundary

III ave

••■■■

••• AVE

109 ave II

AVE

10 6

i•■••■. ^

.•■•••

•■■•■•

11.■

AVE

••■■

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,1■••■■■

AVE

106 co

11■11k

— — --

■•■■■■

11■NIMI.

LUll

AVE

.11.••••■■11 11•■•

111.•■•

The General Municipal Plan provides direction to increase the amount of housing in inner city areas with an emphasis on family accommodation. It also provides direction to minimize the negative impacts of both commercial and transportation uses on adjacent residential areas. The General Municipal Plan identifies commercial strips which are to be retained and makes recommendations for the nature of development to be encouraged around future Light Rail Transit Stations. The General Plan also encourages the reduction of non-local traffic on local streets and encourages the development of clearly identifiable bikeways and pedestrian routes. The General Municipal Plan places emphasis on acquiring and developing park space in inner city neighbourhoods and to optimize the use of existing space and facilities. The Area Redevelopment Plan applies these objectives to the specific issues and problems of Central McDougall which are outlined in this document.

GENERAL ISSUES Central McDougall is an older inner city neighbourhood which is experiencing physical deterioration, common in these types of

areas. In addition Central McDougall is immediately adjacent to Downtown and is experiencing growth pressures from the downtown and the anticipated redevelopment of the CN lands. These two locational factors give rise to the following issues: 1. incompatible land uses, 2. development pressures from outside the plan area, 3. generation of sufficient population mix to support community facilities, 4. non local traffic on local streets, and 5. parking congestion. -

In addition, the plan area is affected by some overall inner city considerations: 1. park space deficiency, 2. major transportation changes, and 3. municipal services.

OVERALL PLAN OBJECTIVES To fully address the stated issues, the following overall objectives have been developed. 1. To implement the recommendations related to inner city communities in the General Municipal Plan. 2. To ensure a balance is struck between city-wide transportation requirements and the protection of community integrity in the development of major transportation facilities through the plan area.

PROPOSED LAND USE

1111111)) Public Utility

Medium Rise Apartment

schedule B

Low Intensity Commercial

Parkland Acquisition

Medium Intensity Office Commercial High Intensity Office Commercial

::] Special Study Areas

III Ave

.1J 1...••••■11

1••■•■1

[-A?, 10 In

109 AVE ^ ^

VICTORIA COMPOSITE SCHOOL

1•■••

"Vilm"'m9kfe

1 1 I

INN

II I

[ 1/4

1 11151 1111M 11 11 1

=JIM

MD 11111 11111 11111 1111 , ■ 1111' 11111 WIC 1111

3. To provide a framework for the integration of a wide variety of land uses and densities throughout the area. 4. To recognize the short and long term redevelopment potential of the area due to the proximity to downtown and other major employment centres. 5. To protect Central McDougall from uncontrolled expansion of downtown uses. 6. To better integrate the functional land use components within the plan area. 7. To increase the residential component in the area. 8. To encourage a variety of residential built-forms thus providing an opportunity for a mix of tenures and lifestyles. 9. To continue to offer a wide range of commercial goods and services from existing commercial locations. 10. To ensure adequate open space and recreational facilities are provided to meet the population's needs. 11. To improve the environmental quality of the area. 12. To make the area generally a more desirable place to live and work.

OVERALL DEVELOPMENT CONCEPT To provide a gradient of heights, densities and uses such that the height and density of development decreases northwest and

west from the southeast corner of the plan area, and residential uses increase in the same directions. Within this context, low and medium density residential uses will be encouraged around existing neighbourhood facilities and will offer the opportunity for a variety of built forms, lifestyles, and tenures in the inner-city. The existing commercial strip will be retained to divide the northern residential function from the transitional mixed uses immediately adjacent to the Downtown. Environmental improvements will be included where necessary to support the land uses being proposed.

PLAN AMENDMENTS All future amendments to this document will be presented to Council in conjunction with a report from the Planning Department which details the proposed amendment's impacts on the approved objectives and policies of this document.

GENERAL POLICIES

Policy G.1

Plan Component: Land Use

It is the policy of Council that ; THE RESIDENTIAL COMPONENT IN CENTRAL MCDOUGALL WILL BE INCREASED IN SELECTED LOCATIONS AS DETAILED IN SUBSEQUENT POLICIES. Objectives - To reinforce the residential nature of the community. - To provide additional housing in close proximity to Downtown.

Summary of Action - Specific actions to be taken are detailed in subsequent policies.

Explanation - Over half of the plan area is developed as residential uses, much of which is single detached housing north of 108 Avenue. - Central McDougall is suitable for residential development because it is easily accessible by both private and public transit, is in close proximity to downtown, and there is an existing infrastructure which can be built upon. - The General Municipal Plan provides direction for downtown and inner city housing in policy 6.D.1.

Policy G.1

Existing Housing Forms 11

Policy G.2

Plan Component: Land Use

It is the policy of Council that ; THE VARIETY OF FORM AND FUNCTION OF BOTH RESIDENTIAL AND COMMERCIAL DEVELOPMENT BE INCREASED AS DETAILED IN SUBSEQUENT POLICIES. Objectives - To provide for a variety of lifestyles and tenures through the introduction of a wide range of housing forms and densities. - To encourage innovative designs which better integrate existing and proposed commercial built forms within the neighbourhood.

Summary of Action - Specific actions to be taken are detailed in subsequent policies.

Explanation - Existing residential uses in the community are made up of single family houses and walk-up apartments. - The plan proposes the addition of a number of new residential and commercial built forms. - The additions to the range of development form will recognize the areas location in close proximity to downtown. This will allow higher density development but in a manner which is sensitive to existing community development and infrastructure.

Policy G.2

Policy G.3

Plan Component: Land Use

It is the policy, of Council that ; ANY PROPOSALS FOR SENIOR CITIZEN HOUSING IN CENTRAL MCDOUGALL COMPLY WITH THE FOLLOWING DEVELOPMENT CRITERIA: i) height shall not exceed the permitted height of the most permissive flanking district. ii) floor area ratio shall not exceed the permitted floor area ratio of the most permissive flanking district. iii)density shall not exceed 50% more than the permitted density of the most permissive flanking district. Objectives - To sensitively integrate a variety of housing types that will blend with the community. - To recognize the areas' location and suitability for senior citizen housing.

Summary of Action - The Development Officer will not exercise the discretionary authority available to him to increase the height or floor area ratio of senior citizen housing projects beyond that specified in this policy. (Item 3a of the Implementation Document.) - Council will review any redistricting proposal for

senior citizen housing within the guidelines of this policy.

Explanation - There is presently no senior citizen housing in the plan area. - Senior citizen housing is appropriate in many areas within Central McDougall because of the close proximity to shopping, transit, churches, medical facilities and social facilities.

Policy G.3

- Senior citizen housing accommodates a different component of the population than a conventional medium density development. Because senior citizen housing has lower requirements for parking and provides such facilities as communal lounges for social activities they have different external impacts than conventional developments. Therefore unit densities may be increased. - The limitation placed on height and floor area ratio of any senior citizen project will ensure a sensitive integration of the project within the streetscape and neighbourhood. - The General Municipal Plan states in Policy

5.H.7(b) that the scale of senior citizen housing should be compatible with existing development in the neighbourhood or development which is permitted by the adjacent land use districts.

Policy G.4

Plan Component: Land Use

It is the policy of Council that ; THE CITY WILL ENDEAVOUR TO FIND AND DEVELOP SUITABLE SITES FOR COMMUNITY HOUSING WITHIN CENTRAL MCDOUGALL. Objective - To provide housing opportunities for all sectors of Edmonton's Population within the inner city.

Summary of Action - That Council instruct the Real Estate and Housing Department to explore the possibility of purchasing and developing a site in Central McDougall. (Item 9a of the Implementation Document.)

Explanation - There are presently few publicly supported housing projects in Central McDougall. - The subareas within Central McDougall provide a variety of opportunities for the development of publicly supported housing. For example, Subarea 5 may provide opportunities for family accommodation and Subarea 1 offers a location in close proximity to downtown. - The General Municipal Plan and the 1980 Annual Housing Report support the provision of Social Housing in the inner city.

1 11)

I. 1

Policy G.4

Policy G.5

Plan Component: Transportation

It is the policy of Council that ; ARTERIAL DEVELOPMENT WITHIN CENTRAL MCDOUGALL WILL INCLUDE 105 STREET, 107 AVENUE AND 106 AVENUE AND ALTERNATIVES WILL BE EVALUATED TO ENSURE THE NECESSITY OF INCLUDING 106 AVENUE. Objectives - To provide the necessary arterials to link through traffic facilities to each other. - To ensure that the community's identity and integrity is not jeopardized by future major arterials. - To facilitate the placing of appropriate land uses adjacent to major arterials.

Summary of Action - Council will instruct Transportation Systems Design and Engineering Departments to include this policy in their appropriate plans and programs (Items 4a and 5a of the Implementation Document ).

Explanation - Currently 107 Avenue is the only arterial bisecting the plan area. - 105 Street and 106 Avenue are included in the draft Transportation Systems Plan 1980 for major upgrading, construction and functional change. - It is recognized that an east-west route is required to implement an Inner City Ring Route and the one way twinning of 106 and 107 Avenues is proposed in the draft Transportation Systems Plan. - However, this plan recommends that a functional design study be conducted to ensure the necessity of including 106 Avenue and to review any possible alternatives, as 106 Avenue represents an impact on Central McDougall and other communities adjacent to 106 Avenue. - Above noted routes will provide an essential service while being integrated into the land use fabric of the community.

Policy G.5

1 - The creation of any additional roadways over and above those discussed in this policy will seriously jeopardize the integrity and unity of the neighbourhood and significantly impact the land use proposals contained in this plan. However, if plans change, any or all of these roadways may be excluded from the major arterial category. - The General Municipal Plan Objective 8.D and Policy 8.D.1 deal with minimizing transportation impacts on inner-city communities.

TRANSPORTATION SYSTEMS PLAN PROPOSALS

.one veey

106 Avenue

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La extension

1 1

••Il MEM NM OM =I

meimmilmolom LEt. station

Policy G.6

Plan Component: Transportation

It is the policy of Council that; UPON COMPLETION OF THE UPGRADING OF 105 STREET ACCESS WILL INCLUDE ONLY THE FOLLOWING: 1) 106 Avenue; ii) 107 Avenue; iii)Kingsway Avenue. Objectives - To discourage through traffic from diverting onto local streets.

Summary of Action - Council will instruct Transportation Systems Design and Engineering departments to include this policy in their plans and programs. (Items 4b and 5b of the Implementation Document.)

Explanation - Presently 105 Street deadends at 108 Avenue causing through traffic to be directed onto 106, 107 and 108 Streets, all of which are local streets. - Implementation of the Transportation Systems Plan proposal for the construction of 105 Street penetrator offers opportunities to reduce shortcutting traffic within the neighbourhood. - If access to 105 Street was limited, in the manner described in this policy, shortcutting traffic would be greatly reduced and the residential character of the area will be protected.

Policy G.6

105 Street Access 21

Policy G.7

Plan Component: Transportation

It is the policy of Council that; AN APPROPRIATE NOISE ATTENUATION DEVICE BE INCLUDED WITH THE DEVELOPMENT OF 105 STREET ON THE PRINCE OF WALES ARMORY SITE, TO THE STANDARDS DICTATED BY THE VOLUMES OF TRAFFIC PROJECTED IN THE FUNCTIONAL PLANNING PROCESS. Objective - To protect existing and proposed adjacent residential uses from the noise impact of the roadway.

Summary of Action - Council will instruct Transportation Systems Design and Engineering Departments to include this policy in their plans and programs (Items 4c and 5c of the Implementation Document ).

Explanation - The development of 105 Street will provide capacity for a significant volume of traffic. However, these volumes will be determined during the functional planning process for 105 Street. - Subsequent policies in this plan propose residential uses adjacent to 105 Street. - The type of noise abatement feature required depends on the volumes of traffic proposed.

- The provision of residential development on either side of 105 Street between 108 Avenue and Kingsway Avenue requires some protection from roadway noise.

Policy G.7

Noise Attenuation Wall

Policy G.8

Plan Component: Transportation

It is the policy of Council that ; A BICYCLE ROUTE BE DEVELOPED ON 107 STREET BETWEEN 111 AND 105 AVENUES AND THAT ANY REDEVELOPMENT OF THE CANADIAN NATIONAL RAILWAY LANDS INCLUDE A CONNECTION WITH THE PROPOSED BICYCLE ROUTE IN THE DOWNTOWN. Objective - To improve the bicycle connection between the downtown and Central McDougall. Summary of Action - Council will instruct the Transportation Systems Design and Engineering Departments to include this policy in their appropriate plans and programs (Items 4d and 5d of the Implementation Document Explanation - At present there are no designated bicycle routes in Central McDougall. - The draft Downtown Area Redevelopment Plan provides bicycle routes in the downtown which can be connected to Central McDougall. - 107 Street offers the best opportunity for a direct bicycle route through Central McDougall to Downtown.

- This will provide the maximum utilization of the improvements recommended for the pedestrian route. (Policy G.9) - The General Municipal Plan in Policy 8.F.3 states bikeway networks should be developed.

Policy G.8

â&#x20AC;¢

Policy G.9

Plan Component: Pedestrian Circulation'

It is the policy of Council that ; IMPROVEMENTS BE MADE TO BOULEVARDS ALONG THE FOLLOWING ROADWAYS TO ENCOURAGE PEDESTRIAN USE: 1) 107 Street (between 111 and 105 Avenues); ii) 104 Street (between 108 and Kingsway Avenues); Objectives - To improve pedestrian connections within the neighbourhood and to Downtown.

Summary of Action - Council will instruct the Parks and Recreation, Edmonton Power and Engineering Departments to make the appropriate program adjustments in order to implement this policy (Items 4e, 6a and 7a of the Implementation Document ).

Explanation - Existing pedestrian connections between Central McDougall and downtown are inadequate and inconvenient. Additional facilities are also needed to connect internal neighbourhood recreational facilities. - A combination of the redevelopment proposed by this plan and the potential redevelopment of the CN lands, offer opportunities for improving con-

nections. - The routes recommended in this policy offer the most direct pedestrian connections to the downtown and neighbourhood recreational facilities. - The improvements directed by this policy will encourage use of these streets by pedestrians and the improvements suggested by this policy could include sidewalk upgrading, planting and the installation of street furniture and the installation of pedestrian lighting or an upgrading of existing street lighting standards.

Policy G.9

STREET ORIENTED LIGHTING

BOULEVARD IMPROVEMENTS

DESTRIAN ORIENTED LIGHTING STREET FURNITURE

Sample Boulevard Improvements

Policy G.10

Plan Component: Recreation

It is the policy of Council that ; THE EXISTING OPEN SPACE DEFICIENCIES WILL BE ADDRESSED IN THE PARKS MASTER PLAN AND NEW OPEN SPACES WILL BE ACQUIRED IN AREAS WHERE NEW RESIDENTIAL DEVELOPMENT WILL OCCUR, AS DIRECTED BY THIS BYLAW. Objective - To ensure adequate open space and facilities are provided for the area's present and future residents.

Summary of Action - Council will instruct the Parks and Recreation Department to include this policy in their plans and programs (Item 6b of the Implementation Document ).

Explanation - The Parks Master Plan has identified a neighbourhood open space deficiency of 6.2 acres in Central McDougall. - The Parks Master Plan proposes procedures for dealing with existing open space deficiencies. - This policy will ensure that this deficiency will not greatly increase, as a result of land use changes proposed in this Bylaw. - Policy 10.A.2 of the General Municipal Plan states the City will emphasize the acquisition and development of park land in inner-city neighbourhoods after 1984, particularly those areas designated for redevelopment.

Policy G.10

Existing Park 29

Policy G.11

Plan Component: Recreation

It is the policy of Council that ;

A REDEVELOPMENT LEVY (IN ACCORDANCE WITH THE ALBERTA PLANNING ACT, R.S.A. 1980 WILL BE IMPOSED ON ALL FUTURE DEVELOPMENTS IN CENTRAL MCDOUGALL, BUT EXEMPTING THOSE LAND USE CLASSES LISTED IN POLICY 0.14, AND WILL BE EMPLOYED SOLELY FOR THE PURCHASE OF LANDS FOR PARK AND OPEN SPACE RECREATIONAL FACILITIES, THE GENERAL LOCATIONS OF WHICH ARE SHOWN ON SCHEDULE 1 BI. Objective - To compensate for the increased demand for park space resulting from increases in population brought on by new development in Central McDougall.

Summary of Action - Council will instruct the Administration to apply a redevelopment levy to future residential and commercial redevelopment in the Central McDougall Plan Area, in accordance with established procedures governing the collection, administration and dispursement of such development charges. (Items lc and 3b of the Implementation Document.) - Development Officer will collect the Redevelopment Levy monies as outlined in the Planning Act, R.S.A. 1980 (Item 3b of the Implementation

Document.) Explanation - There is presently no public open space in the areas suggested for acquisition. - The cost of land in Central McDougall, particularly south of 107 Avenue, requires that the redevelopment levy must be used to maximize the recreational potential here. - No monies collected through the levy will be allocated for school authorities as there is no need expected for neighbourhood school facilities beyond those currently existing.

Policy G.11

Sample of Passive Park Development 31

Policy G.12

Plan Component: Recreation

It is the policy of Council that ; MONIES COLLECTED UNDER A REDEVELOPMENT LEVY FOR CENTRAL MCDOUGALL WILL BE SPENT ON THE BASIS OF THE FOLLOWING GUIDELINES: i) Firstly, for properties for two minor park facilities which will be: - no less than 0.5 acres (0.2 ha) - located in Zone 1 (see Schedule 'B' for approximate locations) - provide for mainly passive recreation. ii) Secondly, any levy funds collected after achieving the acquisition requirements of G.12(i) will be spent for purchase of sites at approximately 107 Avenue at 107 and 103 Streets to accent the entrance to the major pedestrian routes to the Downtown (as outlined in Policies G.9 and 2.3)

Objectives - To indicate the most appropriate disposition of monies collected through the redevelopment levy.

Summary of Action - Council will instruct the Parks and Recreation Department to make appropriate program adjustments in order to begin site selection and purchase procedures as indicated in Item 6c of the Implementation Document.

Expl a natio n - The Parks and Recreation Department will use redevelopment levy funds in combination with funds from general revenue to purchase property from either private interests or other City departments. This allows the Parks and Recreation Department the flexibility required to take advantage of opportunity purchases, thereby enabling the park to be assembled and constructed sooner than if its purchase were solely dependant on redevelopment levy funds.

Policy G.12

1 108

AVE

107

AVE

108

105

AVE

General Location of Proposed Park Sites

Policy G.13

Plan Cornponent: Recreation

It is the policy of Council that; AT THE END OF FIVE YEARS FOLLOWING ADOPTION OF THIS BYLAW THE CITY WILL REVIEW THE STATUS OF THE REDEVELOPMENT LEVY IN CENTRAL MCDOUGALL AND RECOMMEND ON THE CONTINUED IMPOSITION OF THE LEVY AND ITS DISPOSITION FOR PURCHASE OF PROPERTIES FOR RECREATIONAL USE. Objectives - To ensure that the redevelopment levy is proving to be a useful tool in providing for the recreational needs of Central McDougall. - To evaluate the desirability of continuing collection of the redevelopment levy.

Summary of Action - The Parks and Recreation Department will undertake a review of the redevelopment levy in Central McDougall five years after adoption of this plan, as indicated in Item 6d of the Implementation Document.

Explanation - In its current form, the redevelopment levy has not been tested for its effectiveness. At the end of five years, it is expected that some costbenefit analysis should be done for Central McDougall to ensure that it is accomplishing the

purpose for which it was designed. - This would be particularly useful in situations where the funds from the redevelopment levy either exceed or fall short of those necessary for purchase of properties.

Policy G.13

Policy G.14

Plan Component: Recreation

It is the policy of Council that ; THE FOLLOWING CATEGORIES OF DEVELOPMENT SHALL BE EXEMPT FROM A REDEVELOPMENT LEVY CHARGE: i) non-profit housing projects - non-profit housing means a corporation no part of the income of which is payable to or is otherwise available for the personal benefit of any proprietor, member or shareholder thereof and: - a corporation constituted exclusively for charitable purposes, or - a housing corporation all of the shares or capital of which are owned by the government of a province, by a municipality or by an agency of a province or municipality, or - a cooperative association that is constructing, acquiring or improving a housing project with the intention of providing housing to persons, the majority of whom are members of the association who will occupy the housing otherwise than as owners upon completion of the project, ii) single detached housing, semi-detached housing and duplex housing, and iii)development which requires a Development Class lAt Permit under Section 14.2 of Land Use Bylaw #5996. Objective - To ensure that the economic qualifications for non-profit housing development are not discouraged. - To ensure equal density single family redevelopment is not discouraged. - To support government incentive programs for the development of semi-detached and duplex housing in inner cities.

Policy G.14

Summary of Action - Council will instruct the Administration to exempt these use classes in the collection of a redevelopment levy. Explanation - This policy is in conformance with the Redevelopment Levy Policy and the Alberta Planning Act.

1 1

- The above exemptions have no negative impacts on the acquisition of open spaces in Central McDougall.

- The implementation of plan objective Policy G.4

regarding housing opportunities is encouraged through this policy.

Policy G.15

Plan Component: Recreation

It is the policy of Council that ; THE FOLLOWING WILL APPLY TO THE COLLECTION OF A REDEVELOPMENT LEVY IN THE CENTRAL MCDOUGALL AREA REDEVELOPMENT PLAN AREA: i) subject to policy G.11, a redevelopment levy in the sum of $800 per dwelling unit shall be imposed on each successful applicant for a development permit in respeot to any residential development if) subject to policy G.11, a redevelopment levy of $9.00 a square metre of net floor area shall be imposed on each successful applicant for a development permit in respect to any commercial, industrial or office development iii) for those developments with mixed land use, the levy will be the sum of charges calculated for each land use. iv) the exemptions listed in G.14 are to be applied here. Objective - To establish a fee schedule for the collection of a redevelopment levy.

Summary of Action - Council will instruct the Administration to apply a redevelopment levy as outlined in Policies G.11 to G.15 inclusive.

Explanation - The Planning Act, R.S.A. 1980 authorizes the collection of a redevelopment levy in accordance with a bylaw adopting an Area Redevelopment Plan and leaves the amount of that levy to the discretion of the Municipality.

Policy G.15

Policy G.16

Plan Component: Munidpal Services I

It is the policy of Council that; ANY NEW DEVELOPMENT PROPOSED WILL MEET ALL THE SERVICING REQUIREMENTS FOR ALL PUBLIC UTILITIES INVOLVED IN THE PROPOSAL. Objeotive - To ensure compatibility with servicing capacities in the area.

Summary of Lotion - The Development Officer will require the applicant to arrange for the supply of utility services including payment of the costs of installation and construction of any such utility or facility on the advice of the utility departments (Item 3c of the Implementation Document ).

Explanation - Many of Central McDougall's utilities are already at capacity and any redevelopment will have the potential of over-extending present servicing. - The Water and Sanitation Department have already recognized that a sewer relief program is required and have scheduled such for 1985 - 1988. However, major redevelopment may have adverse affects on the performance of even the upgraded sewer system and runoff control measures may be necessary to ensure provision of adequate service. - Sections 17(3) and 17(4)(d) of the Land Use Bylaw allow the Development Officer to require the applicant to make satisfactory arrangements and/or pay all costs of providing the servicing and/or facilities required.

Policy G.16

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SUBAREA 1 PROFILE - TRANSITION AREA DESCRIPTION: This subarea contains a wide variety of land uses. Near 105 Avenue the predominant land uses include commercial and industrial functions. Many of these establishments arose as a result of their proximity to the CN Railway. Closer to 107 Avenue the predominant land use is residential, mainly medium rise apartments. There are also some under-developed sites, some single lots isolated between medium rise apartments and some vacant land. In recent years the area has experienced some small scale redevelopment in the form of new, low rise office buildings. ISSUES:

POTENTIAL:

1) Redevelopment pressures due to proximity to Downtown. 2) Speculation and escalating land prices. 3) The integration of new commercial and residential uses with existing industrial uses. 4) CN redevelopment proposal and the removal of the tracks. 5) Transportation improvements. 6) Parking congestion and service vehicle deliveries on narrow streets. This area has a significant potential for redevelopment as indicated by the following factors. Firstly, the location is prime for both commercial and high density residential use because of its proximity to the Downtown. This area is also designated as a transition area from the Downtown to the lower density residential uses north of 107 Avenue by the General Municipal Plan. There are also some major redevelopment proposals such as the removal of tracks and the redevelopment of the Canadian National Railways lands. This will greatly affect the redevelopment potential of this area and increase development pressures. There are also some major transportation proposals, including the upgrading of 106 Avenue to carry traffic one way eastbound, the construction of an LRT extension with stations adjacent to Central McDougall and the

upgrading of the 109 Street underpass, all of which contribute to the improved accessibility of the area. The area already contains walk-up apartment development between 106 and 107 Avenues, but the area has potential for increased residential development which is directed by the General Municipal Plan.

•

SUBAREA OBJECTIVES:

1) To develop a transition area between Downtown and the low and medium density residential uses north of 107 Avenue, whereby development decreases in scale towards the north and west. 2) To provide nodes of higher development around proposed LRT Stations. 3) To provide an increased residential component northwest from 101 Street. 11) To develop new open spaces in response to increased residential development in the area. 5) To develop new pedestrian connections with the •Downtown. 6) To discourage the continued development of industrial land uses. 7) To provide land uses adjacent to major arterials which are sensitive to the unique environment created.

DEVELOPMENT CONCEPT:

To create a transition area between Downtown and the residential uses north of 107 Avenue of mixed commercial/residential uses with heights and densities approaching but not equalling the adjacent Downtown development. These heights and densities will decrease north and west and the residential

component will increase northwest from 101 Street and 105 Avenue.

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Plan Component: Land Use

It is the policy of Council that ; THE FOLLOWING DESIGN CONCEPT IS ESTABLISHED FOR DEVELOPMENT WITHIN THE SUBAREA; (i) building heights may approach but not equal the development south of the plan area; as detailed in the Downtown Area Redevelopment Plan; (ii)building heights and densities at the northern edge of the transition area must be compatible with development on 107 Avenue; (iii)building heights and densities shall graduate down both northward and westward from 101 Street and 105 Avenue; (iv)building heights and densities shall increase adjacent to proposed LRT stations; (v) the residential component will increase northward and westward from 101 Street and 105 Avenue; (vi)the commercial component will decrease northward and westward from 101 Street and 105 Avenue. Objectives - To provide a transition of function, height and density between the Downtown and residential uses north of 107 Avenue. - To protect the plan area from the expansion of the

Downtown. Summary of Action - The Development Officer will review all development applications within the guidelines of this policy (Item 3d of the Implementation Document

Explanation - The area is presently developed to medium rise apartment uses north of 106 Avenue and industrial and small office commercial uses south of 106 Avenue.

Policy 1.1

- Consideration for the removal of the CN tracks and the redevelopment of that land places considerable redevelopment pressures on the area. - The criteria set out will set the general framework for the creation of a transition area as directed by the General Municipal Plan in Policy 6.D.1. - The gradual decrease in heights and densities is interrupted by an increase around LRT Stations, an accepted common practice because of improved site accessibility. - The form of residential development as determined by the heights and densities proposed suggests

non-family accommodation. - The detailed land use recommendations are dealt with in subsequent policies.

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Policy 1 .2

Plan Cornponent: Land Use

It is the policy of Council that ;

APPLICATIONS FOR COMPREHENSIVELY PLANNED AND INTEGRATED REDEVELOPMENT PROJECTS BE ENCOURAGED IN THE AREA BOUNDED BY 101 STREET, 105 AVENUE, 105 STREET AND 107 AVENUE, IN ACCORDANCE WITH THE FOLLOWING GUIDELINES AND SUBSEQUENT POLICIES: (i) The heights and densities recommended in this document should not be exceeded; however the Planning Department will re-evaluate the heights and densities proposed in the Plan following approval of a development scheme for the CN properties. This study will consider possible height and density increases but will maintain the principles of Policy 1.1 and ensure that the height and density scale of the transition area does not jeopardize heights and densities proposed on 107 Avenue and the east side of 101 Street. (ii)such items as park proposals, traffic patterns or special features, such as a pedestrian mall, recommended in this document should be maintained and if altered, only after full documentation of the impacts of the proposed change on the original recommendations of this document. (iii)all proposals should be implemented through the provisions of the DC2 District

and be accompanied by all the information requirements set out for that district. Objective - To provide opportunities for the Development Industry to further refine and implement the objectives set out in this plan. Summary of Action - Council will favourably consider any redistricting application for proposals which comply with this policy.

Policy 1.2

Explanation - The particular portion of the Central McDougall Plan area described in this policy has been the subject of a number of discussions between the City and representatives of the land owners throughout the plan process. - Representatives of the land owners have prepared an overall concept proposal for the described area and presented detailed DC2 applications for two buildings within this concept. - If representatives of the land owners continue to pursue their concept plan, and do so within the general guidelines of this document, opportunities exist to achieve comprehensive and well integrated redevelopment in this area. Since the representatives of the land owners will be working directly with the land owners, refinements and coordination can be achieved in such areas as landcaping, private open space and architectural treatment of buildings going beyond the scope of the Central McDougall Area Redevelopment Plan. - The suggestion that such proposals be presented as DC2 applications is predicated on the assumption that such proposals will represent refinements of the general guidelines set out in this document but will conform to those guidelines.

Policy 1 .3

Plan Component: Land Use

It is the policy of Council that ;

RESIDENTIAL USES AND DENSITIES BE INCREASED WITHIN THE SUBAREA ACCORDING TO THE FOLLOWING PRINCIPLES: (i) that a predominantly residential enclave be created around 107 Street and 106 Avenue; (ii)that a residential enclave, be located near 103 Street north of 106 Avenue incorporating an open space feature; (iii)that specific sites in close proximity to access points to the Downtown be developed in a mixed use format with a strong residenital component. Objective - To increase the residential component of the subarea while ensuring a suitable residential environment.

Summary of Action - The existing land use districts, IM and RA8, will be retained. Area i was designated as a Special Study Area by Council at their 1982 01 26 meting. This area will retain its IM district and the Planning Department will undertake a special study to:

i) Review in

more detail existing land uses in

the area,

ii) Evaluate, in consultation with land owners, the appropriate interim Land Use District(s) for the area and, iii) Investigate, in consultation with land owners, a variety of methods for introducing residential land uses into the area at some point in the future. Area iii was designated as a Special Study Area by Council at their 1982 02 23 meeting. The Planning Department will prepare the appropriate

Policy 1.3

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Policy 1.3

Plan Component: Land Use

Mixed Use District, as directed by Council on 1982 01 26. This district will provide for a total F.A.R. of 6.0 with a 3.0 commercial component conditional upon inclusion of a 3.0 residential component. Explanation - Existing residential uses in the subarea are presently confined to medium rise apartments between 106 and 107 Avenues. - Increased pressures for redevelopment in the subarea and guidelines for inner city housing included in the General Municipal Plan, direct considerations for further residential development. - 107 Street is recommended as a major pedestrian and bicycle route to the downtown (Policy G.13). In addition the acquisition of a passive park is recommended within this enclave.

- The second residential area is enhanced by its proximity to a proposed open space facility. Heights and densities must be sensitive to those proposed for 107 Avenue and higher density uses south of 106 Avenue.

Policy 1.3

105 Street Overpass

1 52

Policy 1.4

Plan Component: Land Use

It is the policy of Council that;

REDISTRICTING P ROPOSALS OF A COMPREHENSIVE NATURE MAY BE FAVOURABLY CONSIDERED TO INCREASE RESIDENTIAL DENSITIES FOR THE AREAS CENTRED ON 103 STREET NORTH OF 106 AVENUE AND ON 107 STREET SOUTH OF 106 AVENUE, PROVIDED THE FOLLOWING CRITERIA BE MET: (i) maximum height shall not exceed 7 storeys (25.4 m or 84 feet); (ii)maximum density shall not exceed 325 units/ha (131.5 u/ac); (iii)developments shall demonstrate sensitivity to major pedestrian corridors as defined in this Bylaw; and (iv)unit type and amenity space requirements shall meet those of the RA9 district. Objective - To provide guidance for the development of higher density residential uses adjacent to the downtown and proposed amenity features at a density and height conforming to the overall development ooncept.

Summary of Action - Council will review any redistricting applications within the guidelines of this policy.

Special Note - On 1982 01 26 Council directed that a Special Study be conducted in the area of 107 Street south of 106 Avenue. The results of this Special Study will be brought forth as an amendment to the Plan, if necessary, at a later date.

Explanation - The area south of 106 Avenue centred around 107 Street is presently districted and developed to IM and offers considerable opportunity for redevelopment. The area north of 106 Avenue centred around 103 Street is presently districted RA8 and is approximately 80% developed as medium rise apartments.

Policy 1.4 - Policy 1.3 demonstrates the appropriateness of residential uses in the described locations. - The two locations clarified here provide opportunities for densities to increase above those prescribed in Policy 1.3, but only within the vehicle of comprehensive development proposals. Restrictions placed on the heights of the buildings are included to ensure future development conforms to the overall height gradient proposed in the development concept outlined in Policy 1.1. - Access to these sites and proximity to the downtown reinforce the appropriateness of these locations for higher density non-family development. This policy conforms to the General Municipal Plan in its recommendations that housing be increased In the inner city.

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Policy 1 .5

Plan Component: Land Use

It is the policy of Council that; LOW INTENSITY COMMERCIAL STRIP DEVELOPMENT IS APPROPRIATE FOR 109 STREET BETWEEN 105 AND 107 AVENUES AND 105 STREET BETWEEN 107 AND 106 AVENUES. Objectives - To provide a uniform low density commercial strip designation. - To provide land uses which are compatible with future transportation improvements. - To provide land uses which are compatible with the concept of a transition area (Policy 1.1). Summary of Action - Council will amend the Land Use Bylaw from IM and RA8 to CB1 in Bylaw 6388, to allow for the continuation of commercial uses, as indicated in Schedule 'C'. Explanation - The areas described in the policy are presently predominantly developed as commercial uses. However, there is some residential development separating these commercial sites.

- Commercial strips are appropriate here because the natural market has already recognized these sites as economically feasible for low intensity commercial development, as evidenced by existing commercial development and due to the heavy volumes of traffic which make these roadways unsuitable for residential development. - This policy represents a reinforcement of the natural trends of extending existing commercial strips.

Policy 1.5

General Location of Commercial Development

Policy 1 .6

Plan Component: Land Use

It is the policy of Council that;

MIXED COMMERCIAL USES BE DEVELOPED IN A COMPREHENSIVE FORM ALONG 101 STREET BETWEEN 105 AND 107 AVENUES TO ACHIEVE THE FOLLOWING DEVELOPMENT CONCEPT: (i) development of a gradient of heights and densities which, at 105 Avenue, approach but do not equal the development in the downtown, and decrease to 107 Avenue; (ii)the height of street level development will be sensitive to heights proposed on the east side of 101 Street; (iii)high rise buildings shall be designed as terraced or podium-plus-tower compositions, or as a variation thereof; (iv)the first terrace or podium must occur at or before the fourth storey to create a streetscape at a human scale in which pedestrians can feel comfortable; (v) the architectural design of the podium or terraces should avoid any blank surfaces of concrete or other materials which lack windows or details; (vi) all development fronting onto 101 Street is required to provide a 3.6m front setback to accommodate sidewalk expansion required to create a pedestrian corridor down 101 Street and applicants will be

responsible for both the hard and soft landscaping of this setback; (vii) development design will ensure the proper

consideration of microclimate impacts on the pedestrian corridor; (viii)developments will include weather protection devices for pedestrians such as awnings, canopies or building overhangs; (ix)rear lane treatment of buildings will include a separation of pedestrian and vehicular movements and clearly identify pedestrian entrances;

Policy 1 .6

(x) applicants should take into consideration any existing buildings of architectural or historical merit and should attempt to consolidate or integrate all or portions of these structures in the proposed new development, such as the MacDonald's consolidated building. (xi)all development fronting onto 101 Street is required to provide a rear setback of 1.5m. (xii)in reviewing parking requirements in development applications which are accompanied with a parking demand study prepared by the applicant, the Development Officer shall consider Section 66.1(2) of the Land Use Bylaw.

Objectives - To encourage pedestrian use on 101 Street. - To integrate higher density land uses with pedestrian functions. - To integrate development on 101 Street with proposals on the east side of 101 Street. - To implement the objectives of the General Municipal Plan for a transition area between the downtown and lower density residential areas. Summary of Action - Council will amend the Land Use Bylaw from CB2 and IM to CMX in Bylaw 6388, to allow for the development of high density office uses, as indicated in Schedule - Council will instruct the Engineering Department to include this policy in their plans and programs as indicated in Item 4f of the Implementation Document.

Policy 1 .6

Plan Component: Land Use Explanation This portion of 101 Street is presently developed with low intensity mixed uses, in the form of a commercial strip with some significant pockets of under utilized land. - Development in the downtown on 101 Street and the anticipated development of the CN lands suggest the area will come under significant redevelopment pressures in the near future. - A commercial mixed use district is required here because of the unique geographical situation of 101 Street. Development must be sensitive to the land use proposals in the Boyle McCauley Area immediately to the east, and provide development potential which will accommodate the anticipated development pressures from the downtown and evidenced in such proposals as Downtown North. - Podium-plus-tower or terraced construction is recommended so that the setback for the tower will help decrease microclimate impacts such as wind and provide a human scale with a building height at the street of four storeys. - Presently 101 Street offers pedestrian access to the downtown and with redevelopment this access can be significantly improved. Consequently the policy calls for the consideration of microclimate in developments and an improvement to the physical corridor itself. This improvement will require

the widening of the sidewalk, the separation of vehicle and pedestrian movements and urban and architectural design considerations of the first

floor of all developments. - Because of the requirements for vehicle movements and high traffic volumes on 101 Street, the vehicle carriageway of 101 Street cannot be decreased. Therefore, sidewalk expansion must come from the developers through a front setback of the building. - Development of this sidewalk will include both hard and, soft landscaping in the form of planting, special sidewalk paving and street furniture installation along 101 Street to create a separation space, to be paid for by the City, and planting, awnings and special paving treatment next to the building, the cost of which will be born by the developer. 59

Policy 1.6

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Policy 1.6

Plan Component: Land Use

- Regulations placed on development affecting the rear of the buildings is a recognition that all vehicle access is recommended to be from the lane. The nature and extent of redevelopment proposed in this policy also indicates a high pedestrian use of lanes and consequently special pedestrian features are required. - The General Municipal Plan suggests that Edmonton should have a strong core in the City Centre. This core should be easily identifiable. One way of achieving this is to retain or create views and vistas to the downtown from areas adjacent. This can be achieved in Central McDougall on 101 Street to maintain views of Edmonton Centre, the Four Seasons Hotel and the Continental Bank Tower. - The General Municipal Plan's strategy for a core area leads to the development of transition areas immediately adjacent to the downtown. A transition area's heights and densities may approach but not equal that of the downtown with heights and densities decreasing with distance from the downtown. This then allows a significant development potential while protecting Central McDougall from further downtown expansion. - The suggestion that architecturally or historically significant buildings be retained in whole or in part is an attempt to provide variety of form and style in this area. As there are no structures which merit municipal designation (and hence compensation to the owner) and no opportunities to apply incentives (such as transfer of density rights) this retention is purely on a voluntary basis for the developer. Generally, older buildings are built to a more human scale, which is appropriate for an area recommending increased pedestrian movements. The MacDonalds' Consolidated Building, built in 1913, at the corner of 105 Avenue and 102 Street is an example of this type of development.

Policy 1.6

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Policy 1 .7

Plan Component: Land Use

It is the policy of Council that ;

A PEDESTRIAN MALL BE DEVELOPED ALONG 103 STREET BETWEEN 105 AND 106 AVENUE AND THAT MIXED USE COMMERCIAL DEVELOPMENT BE ENCOURAGED IN THIS AREA TO COMPLEMENT THE EVENTUAL MALL IN ACCORDANCE WITH THE FOLLOWING DEVELOPMENT CRITERIA; i) heights and densities of development at 105 Avenue shall approach but not equal heights and densities achieved in the adjacent buildings in the downtown; ii) high rise buildings shall be designed as a podium-plus-tower composition; iii) the low rise portion or podium of developments shall meet the building line (determined by setbacks) for most os its perimeter and be of two to four Storeys in height to createa streetscape at a human scale; iv) the highrise portion of the tower should be set back at least 10 meters from the building line to reduce micro climatic impacts; v) the architectural design of the podium should avoid any extensive blank surfaces of concrete or other materials without windows or detail; vi) parking and loading facilities must be located at the rear of development and

rear lanes should be treated such that vehicular and pedestrian movements are

separated; vii) uses shall include a mix of commercial and retail functions; viii)retail uses which encourage pedestrian movement must be located on the ground floor; ix) upon completion of redevelopment along 103 Street the Planning Department with input from the Parks and Recreation Department will prepare a design for the mall; x) the Mall design should highlight mall entrances and include connections through the CM Lands to pedestrian routes in the Downtown;

Policy 1.7

General Location of Commercial Development

Policy 1.7

Plan Component: Land Use

xi) in reviewing parking requirements in development applications which are accompanied with a parking demand study prepared by the applicant, the Development Officer shall consider Section 66.1(2) of the Land Use Bylaw.

xii)funding for the eventual development of the mall will be a combination of municipal and private funds based on programs and levies available at the time; xiii)once 103 Street is closed all developments will be encouraged to utilize the Mall for such activities as outdoor cafes to narrow the pedestrian corridor and to make pedestrian use more attractive. Objectives - To create a special feature area through the eventual development of a pedestrian mall. - To provide guidelines for development which will complement the mall. - To provide for better pedestrian connections to the downtown.

Summary of Action - Council will amend the Land Use Bylaw from TM to CMX in Bylaw 6388 to allow for the development of

a comprehensive pedestrian mall. - Council will instruct the Planning Department to prepare a detailed design of the mall upon the completion of redevelopment in the area. - Council will instruct the Engineering and Parks and Recreation Department to include this policy in their plans and programs as indicated in Items 3g and 6e of the Implementation Document. - Council will instruct the Real Estate and Housing Department to prepare a road closure bylaw for 103 Street between 105 and 106 Avenue, in conjunction with all development being completed (Item 9b of the Implementation Document).

Policy 1.7

Sample of Mall Development

Policy 1 .7

Plan Component: Land Use

Explanation - This area is presently a mix of light industrial and low intensity office development districted IM. - Due to the proximity to downtown and the future redevelopment of the CN lands, this area is suitable for redevelopment to mixed commercial uses. - With redevelopment of the CN lands, pedestrian connections to the downtown will be possible here. The creation of a pedestrian mall on 103 Street will encourage pedestrian use and will act as a focal point for major redevelopment proposals in this subarea. The guidelines place emphasis on pedestrian access and the direction provided allows for the integration of pedestrian use and higher density developments. - The purpose of applying a CMX district is to accommodate the future closure of 103 Street, the possible enclosure of the mall with a glass galleria, the incremental development of the area and the special urban design considerations required to reduce weather impacts and encourage pedestrian use. A standard district would not have provided sufficient direction or flexibility for achieving the policy guidelines. - Building heights and densities in this area are guided by the General Municipal Plants transition zone requirements. Therefore, development on the CM lands will provide the heights and densities achievable at 105 Avenue. - It is recommended that highrise development be designed as podium-plus-tower. This would allow set backs to reduce the wind-tunnel effect at street level and create heights at street level with which pedestrians are more comfortable.

Policy 1 .7

- No front setbacks at grade level are allowed here as the eventual development of the mall will create a very wide pedestrian corridor and in fact the corridor should be narrowed once 103 Street is closed to provide comfortable pedestrian perception and a pedestrian mall is generally enhanced by a continuous frontage rather than "broken up" with a variety of setbacks. - Regulations placed on development affecting the rear of the buildings is a recognition that all vehicle access will be from the lane. The nature and extent of redevelopment proposed in this policy also indicates a high pedestrian use of lanes and consequently special pedestrian features are required. - Retail commercial uses are imperative on the ground level if a pedestrian shopping environment is to be created. Retail development may also be included on the second level as long as pedestrian access is easily visible. These second floor uses should be geared to less walk-in trade as they are not directly at mall level.

- Developments are encouraged which would be able to expand their function onto the mall once 103 Street is closed, such as cafes and display areas. - To encourage pedestrian use of the mall entrance points must be accented to draw pedestrians into the area. This accenting can be achieved in a variety of ways including building setbacks, planting, sitting areas. Landmarks can be effective drawing qualities. These may include, fountains, art pieces or special treatment areas such as sunken sitting areas. - Future development of the mall is anticipated to include sitting areas down the middle of the mall with major pedestrian routes generally following the store fronts. Exceptions to this flow might be outdoor cafes. This central spine will include sitting areas, planting, possibly information

Policy 1.7

Plan Component: Land Use

kiosks etc. Reconstruction of the road surface will remove the height distinction between roadway and sidewalk and create a continuous pavement surface possibly changing paving materials at intersections of pedestrian routes and providing adequate drainage.

1 1

Policy 1 .7

Policy 1.8

Plan Component: Land Use

It is the policy of Council that ; COMMERCIAL OFFICE USES BE DEVELOPED ON 104 STREET BETWEEN 105 AND 106 AVENUES. Objective - To allow for the development of office uses as an integral component in the transition zone.

Summary of Action - Council will amend the Land Use Bylaw from IM to CO in Bylaw 6388 to allow for the development of commercial office uses.

Explanation - This area is presently districted IM and is developed with commercial and industrial uses and vacant land. - The area east of 104 Street is proposed for approximately 10 storey development with the inclusion of a pedestrian mall on 103 Street. - North of 106 Avenue the land is presently districted RA8 and is developed as medium rise apartments. - The lands immediately south and west are munici-

pally owned (City Central Maintenance Yards and Victoria Substation). - The CO district provides an economical redevelopment potential for this area in a form that is consistent with the transitional proposals directed in Policy 1.1.

Policy 1.8

107

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11 1 1 1 1

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General Location of Commercial Development

Policy 1 .9

Plan Component: Land Use

It is the policy of Council that ;

CITY OWNED LAND BE DISTRICTED ACCORDING TO EXISTING USES, ANY FUTURE REDISTRICTING SHOULD CONFORM TO THE DEVELOPMENT GUIDELINES OUTLINED IN POLICY 1.10. Objective - To ensure any redevelopment of these city lands conforms to the proposed developments surrounding and the overall development concept for the area.

Summary of Action - Council will amend the Land Use Bylaw from IM to PU in Bylaw 6388, to properly identify public utility services. - Council will review any redistricting application within the guidelines of this policy.

Explanation The two sites identified by this policy are the Victoria Substation at 104 Street and 105 Avenue presently districted PU and the City Central Maintenance Yards at 105 Street between 105 and 106 Avenues presently districted IM. The City Yards are presently inappropriately districted. This use falls under the definition of a Minor

Impact Utility Service as a development for public utility infrastructure purposes which includes vehicle, equipment and material storage yards for utilities and services. Therefore, this use would be more appropriately districted PU.

1 1

- At present the City has no plans to expand, redevelop or relocate these sites indicating they should both be districted PU. - This area is experiencing redevelopment pressures due to the close proximity to downtown and the proposed redevelopment on the CN lands.

1 73

Policy 1.9

- This area is also adjacent to the area proposed for a future LRT station. - Architectural considerations will be an important factor here should the lands redevelop due to the 105 Street overpass which rises to a height of 30 feet at 105 Avenue and decends to grade at 150 feet south of 106 Avenue. - Therefore, the possibilities of these large consolidations being sold for future redevelopment must be considered. The area on the west side of 105 Street is recommended as a RMX district which sets out development guidelines to allow mixed residential and commercial uses to be developed at higher densities and sensitively integrated with

the overpass structure. - Future developments on these sites must not create land use conflicts (primarily with residential uses north of 106 Avenue) and should not exceed 10 storeys (44m) nor a floor area ratio of 4:1. - This would allow economic redevelopment potential and create a continuity in development form in the subarea.

Policy

1.10

Plan Component: Land Use

It is the policy of Council that ; MIXED RESIDENTIAL/COMMERCIAL USES BE DEVELOPED BETWEEN 104 AND 108 STREETS ALONG 105 AVENUE AND ON SITES ADJACENT TO 105 STREET BETWEEN 106 AVENUE AND 105 AVENUE ACCORDING TO THE FOLLOWING GUIDELINES: i) heights and density of development may approach but not equal development in the downtown; ii) residential densities shall not exceed 325 units/ha (131.5 units/acre) or 3 F.A.R.; iii) commercial densities shall not exceed 2 f.A.R.; iv) highrise buildings shall be designed as a podium-plus-tower composition or a variation there of; v) in the case of sites abutting 105 Street Residential uses shall not be permitted below the 4th floor to avoid conflicts with the existing overpass; vi) in the case of sites facing 105 Avenue the podium position of the building should be such as to retain a pedestrian relationship; vii) creative design and siting solutions should be used on the tower portions of developments to protect future residential units from the impacts of the 105 Street Overpass. Such solutions may include the terracing of units, special consideration of window siting and the positioning of

the tower itself; viii) where a mixed use development is con-

sidered a separation of entrances shall be provided to distinguish commercial and residential functions; ix) reorganization of properties through replots and lane closures is encouraged to achieve flexibility in site design. Objectives - To increase the amount of residential development in close proximity to the Downtown and future Light Rail Transit facilities.

Policy 1.10

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Policy 1.10

Plan Component: Land Use

- To provide guidelines for development adjacent to the existing 105 Street Overpass. - To provide development guidelines which contribute to the creation of a development gradient from the downtown. Summary of Action - The existing land use district, IM, will remain. Special Note - On 1982 01 26 Council directed that a Special Study be conducted which includes this area. The results of this Special Study will be brought forth as an amendment to the Plan, if necessary, at a later date. Explanation - This area is presently districted IM and is developed as light industrial and new low rise office developments. There presently exists land use conflicts between commercial and industrial uses and massing conflicts as a result of the 105 Street overpass. The area shows indications of redeveloping and is experiencing escalating land costs. The area will be greatly affected by future redevelopment of the CN lands and the implementation of proposed transportation improvements. - The application of the Mixed Use residential (RMX) district in this area will permit specific regulations to address the problems created by the existing 105 Street Overpass while providing densities which contribute to the creation of a gradient from the downtown and support future Light Rail Transit development in the area. - Residential densities have been set to provide for non-family accommodation. Amenities will reflect those required by residents of such developments. Attention should be given to the use of rooftops for both active and passive recreational opportunities.

Policy 1.10

- Commercial densities are set to reflect the transition requirements of the General Plan and to ensure that the predominate use in the area is residential.

- It is recommended that high rise development be designed as podium plus-tower construction. This would allow set backs to reduce the wind tunnel effect at street level. This would also allow for the development of residential uses in the tower portion with adequate set backs to protect residents from traffic noise and visual interference from adjacent or abutting uses. -

- Creative siting of buildings is recommended here so that towers may be angeled or off set on the

podium. This will allow flexibility in the provision of the appropriate separation spaces for residential uses and may better accommodate such structures as the 105 Street overpass.

- Separation of entrances is important in mixed use areas to provide clear identification distinguishing uses. - Because the developments are not required to face the streets to reinforce the grid street pattern, it may be advantageous to consider a reorganization of the standard lot structure. This will increase flexibility in design and assist in achieving other guidelines such as separation space while encouraging comprehensive developments.

Policy 1.11

Plan Component: Pedestrian Circulation

It is the policy of Council that ; THE CITY OF EDMONTON WILL PARTICIPATE IN THE DEVELOPMENT OF A MALL AND SIDEWALK EXPANSION TO ENCOURAGE PEDESTRIAN USE IN THE FOLL(WING AREAS: 1) 103 Street between 106 and 105 Avenues ii) 101 Street between 107 and 105 Avenues. Objectives - To enhance the pedestrian environment. - To assist the development industry in creating continuous retail areas. - To encourage pedestrian connections to the downtown.

Summary of Action - Council will instruct the Engineering and Parks and Recreation Departments to include this policy in their plans and programs as outlined in Items 4g and 6e of the Implementation Document.

Explanation - Presently the character of the 101 Street commercial strip does not encourage pedestrian use, in that the sidewalk is narrow, there is no separation between pedestrian and vehicular movements

and there is no planting or street furniture. - 103 Street is presently occupied by a variety of light industrial and infill office uses. - 101 Street provides direct access to the downtown and 103 Street is proposed to connect with downtown pedestrian routes when redevelopment of the CN lands takes place.

Policy 1 .1 1

- 101 Street is recommended for major office development with the upgrading of the sidewalks for pedestrian use. New developments will be required to provide a front setback for sidewalk expansion. Development will be required to have special regard to the development of a pedestrian route in the treatment of the buildings (Policy 1.6) including awnings, display windows, etc. - The Engineering and Parks and Recreation Departments will take the responsibility of developing the remainder of the sidewalk by providing a separation of pedestrian and vehicular movements by installing street furniture and planting in conjunction with new development. - 103 Street is proposed as a pedestrian mall. It is realized that development here will be incremental and the road closure and development of the mall cannot take place until the area is totally redeveloped. The developments here must consider weather impacts and are required to enter into development agreements to provide funds for the eventual closure of 103 Street and the development of a mall. Mall development will be to the satisfaction of City standards and requirements. Improvements required here will include special paving treatments, planting and sitting areas.

Policy 1 .1 2

Plan Component: Pedestrian Circulation I

It is the policy of Council that ; PEDESTRIAN CROSSINGS BE INSTALLED ON 106 AVENUE AT 107 AND 103 STREETS AND 105 AVENUE AT 107 AND 103 STREETS. Objective - To provide safe crossings on identified pedestrian routes (Policy G.9).

Summary of Action - Council will instruct the Engineering Department to install pedestrian crossings on 106 Avenue at 107 and 103 Streets in conjunction with the development of major traffic improvements as indicated in Item 4.h of the Implementation Document. - Council will instruct the Engineering Department to install pedestrian crossings on 105 Avenue at 107 and 103 Streets in conjunction with the redevelopment of the CN lands as indicated in Item 4â&#x20AC;˘i of the Implementation Document.

Explanation - With the implementation of major transportation improvements and the proposed redevelopment of the CN lands, the pedestrian routes to the Downtown will require special safety features for crossing these major roadways.

Policy 1 .1 2

SUBAREA 2 POLICIES

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SUBAREA 2 PROFILE - 107 AVENUE COMMERCIAL STRIP

DESCRIPTION: This subarea is presently functioning as a typical commercial strip, with low intensity and low height (3 storeys) developments offering a wide variety of goods and services which traditionally locate along major arterials. The strip offers a variety of built forms, and land uses, including non-commercial uses. The strip is vehicle oriented and does not function as a pedestrian oriented shopping street. Unlike some commercial strips, 107 Avenue does not only serve a local function but rather, a regional or city-wide clientele as evidenced by the nature of the establishments. This subarea's central location and improved access possibilities as a result of proposed transportation changes suggest commercial uses will remain viable.

ISSUES: 1) 2) 3) 4) 5)

POTENTIAL:

Variety of existing districting on 107 Avenue creating inconsistent land uses and functions. Non-commercial uses. Provision of sufficient parking. 107 Avenue proposed transportation changes. Lack of pedestrian orientation and amenities. There are presently many sites which are underdeveloped in terms of existing land use controls or presently have non-commercial uses which could be redeveloped. The improved access and increased traffic volumes which would follow the implementation of a one way system on 107 Avenue would increase the exposure of commercial uses here. Also, the proposed increase in population in the transition area will increase business for merchants on the strip.

SUBAREA

OBJECTIVES:

1) To encourage the viability and full potential of the strip as a commercial entity. 2) To encourage comprehensive redevelopment along the strip.

3) To use the strip as a visual and functional boundary to the transition area to the south. 4) To encourage the expansion and upgrading of the commercial strip, to a depth of a maximum of 3 lots as interpreted from the General Municipal Plan, Section 6.G, but to ensure that; 1) expansion of commercial redistricting will not split consolidated parcels. 2) staging possibilities for future developments be provided. 3) the expansion does not isolate single lots. 4) all development front onto 107 Avenue. 5) commercial intrusions into adjacent residential areas be discouraged.

DEVELOPMENT CONCEPT:

To maintain a viable low intensity commercial strip • which is upgraded and expanded to include redevelopment of the existing non-commercial uses. The intention of the upgrading is to retain the existing function of the strip rather than to radically change the existing character of the strip while allowing redevelopment of underdeveloped sites. Non-commercial uses should be eliminated to create a continuous commercial entity.

SUBAREA 2

PROPOSED LAND USE

Medium Intensity Office Commercial

Low Intensity Commercial

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Policy 2.1

Plan Component: Land Use

It is the policy of Council that; 107 AVENUE WILL REMAIN A LOW INTENSITY COMMERCIAL STRIP, WITH USE AND DEVELOPMENT CHARACTERISTICS WHICH ARE COMPATIBLE WITH THE

CHARACTER OF ADJACENT RESIDENTIAL USES. Objectives - To continue to provide a location for commercial functions. - To provide commercial development which is compatible with adjacent residential uses. - To provide a physical boundary between the more intensively developed transition area to the south and the residential land uses north of 107 Avenue. - To implement Policy 6.G.3 of the General Municipal Plan.

Summary of Action - Council will amend the Land Use Bylaw from CSC, RA8 and CB2 to CB1 to accommodate low intensity retail and office commercial uses in Bylaw 6388 as Indicated in Schedule 'C'.

Explanation - The strip is presently of a low intensity commercial character with some residential uses. It is not the purpose of the plan to change the character of the strip, but rather, to improve the viability of the strip as a commercial entity thus encouraging redevelopment of residential properties to commercial uses. The average height of existing commercial buildings is 3 storeys and the floor area ratio is generally under 2:1 conforming to the objectives for the subarea. - Existing commercial uses include personal service retail and office uses, the majority of which fall within the CB1 category.

Policy 2.1

The low intensity commercial uses provide a natural northern boundary or edge to the transition area and will offer a service to adjacent residents and have a development form which is compatible with adjacent residential uses. - The Redistricting proposed in this policy is intended to encourage development fronting onto 107 Avenue, expansion of commercial sites such that isolated underdeveloped single lots are not created and commercial intrusion onto residential streets is discouraged. The General Municipal Plan provides direction for the retention of some existing commercial strips which includes 107 Avenue. - Two exceptions to the proposal to redistrict the entire strip to CB1 involve sites that were

developed to CB2 standards and are left as CB2 to avoid major nonconforming uses. (A third exemption was added at the 1982 01 26 Council

Meeting.)

Commercial Strip Streetscape 87

Policy 2.2

Plan Component: Transportation

It is the policy of Council that; SOME ON-STREET PARKING WILL BE MAINTAINED ON 107 AVENUE OR AN ALTERNATIVE OFF-STREET PARKING SCHEME WILL BE DEVELOPED. Objective - To retain parking to serve and promote a viable commercial strip.

Summary of Action - Council will instruct Transportation Systems Design and Engineering Departments to include this policy in their plans and programs as indicated in Items 1j and 5e of the Implementation Document.

Explanation - On-street parking is presently provided on both sides of 107 Avenue with peak hour bans. - The questionnaires distributed to businessmen in the area indicated that on-street parking was essential to their business. A loss of this parking on 107 Avenue will create an overload of demands for on-street parking on the already congested local residential streets. - Transportation changes proposed will reduce the current amount of on-street parking, particularly on the south side of 107 Avenue where it will be

eliminated as a result of a proposed contraflow bus lane. Parking may also be banned on the north side of 107 Avenue in peak hours. - Should all on-street parking be eliminated through improvements to 107 Avenue, this bylaw recommends the development of an alternative parking program to alleviate the pressures on adjacent local roads. Some alternate solutions may inlcude lots being acquired for off-street parking or the development of parallel metered parking on side streets such as that implemented off 82 Avenue at 107 Street.

Policy 2.2

- New commercial development will be required to meet the parking requirements of Section 66 of the Land Use Bylaw 5996.

Policy 2.3

Plan Component: Pedestrian Circulation

It is the policy of Council that; PEDESTRIAN CONNECTIONS ACROSS 107 AVENUE BE IMPROVED AT 107 AND 103 STREETS. 11 Objective - To complete the pedestrian routes to Downtown.

Summary of Action - Council will instruct the Engineering Department to install the appropriate traffic control device on 107 Avenue at both 107 and 103 Streets, as indicated in Item 4k of the Implementation Document, in conjunction with major traffic improvements.

Explanation - The connections are important for pedestrian safety as 107 Avenue is presently a major arterial and will become increasingly important when volumes increase with the implementation of major traffic improvements. â&#x20AC;˘

- Pedestrian routes are proposed on 107 and 103 Streets in Policy G.9 to better connect Central McDougall to the Downtown. - A pedestrian activated flasher is an example of an appropriate control device.

Policy 2.3

Policy 2.4

Plan Component: Landscaping

It is the policy of Council that ; BOULEVARD IMPROVEMENTS WILL BE MADE AT SELECTED LOCATIONS ON 107 AVENUE ESPECIALLY AT ENTRANCES TO PEDESTRIAN ROUTES TO THE DOWNTOWN. Objectives - To identify the entrance to the pedestrian routes to the downtown by providing landscaped seating areas. - To draw pedestrian traffic onto the pedestrian routes.

Summary of Action - Council will instruct Parks and Recreation, Water and Sanitation and Engineering departments to provide boulevard improvements as shown in Items 41, 6f and 8a of the Implementation Document. Explanation

- Currently there are few pedestrian amenities on 107 Avenue. - The intent of this policy is not to make extensive upgradings to the entire 107 Avenue strip but to help identify the north/south pedestrian routes and accent transit stops.

- It is desirable to encourage as much pedestrian traffic on these routes as possible thus improving the connections between Central McDougall and downtown. - The entrances must be easily identifiable and indicated by a physical landmark that is aesthetically pleasing to encourage pedestrian use and create a "funnel" affect. - These improvements could include seating areas, waste receptacles and planting.

Policy 2.4

Sample Boulevard Improvement

1 1

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SUBAREA 3 POLICIES

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SUBAREA 3 PROFILE - MEDIUM DENSITY RESIDENTIAL AREA

DESCRIPTION: This area is a narrow one block strip of residential uses which is almost exclusively developed as medium rise apartments. There are however a few sites scattered throughout the area developed at much lower densities. The vegetation in this area is mature and adds to the character of the area. Many of the existing apartments are older and were developed under zoning regulations which allowed smaller frontages and less parking than existing regulations. Most of the developments are similar in mass and height and the area's proximity to downtown, shopping and transit makes these densities appropriate. There are no open space or park facilities within the Subarea, but such facilities are available in Subareas 4 and 5.

ISSUES: 1) On-street parking congestion. 2) Isolated lots. 3) Major Transportation changes. 4) Environmental quality.

POTENTIAL:

The area is built to almost 75% medium rise apartment development but some of the structures are old and ready for redevelopment. A combination of locational advantages and existing development supports the further development of non-family medium density projects. A number of the older structures and some of the underdeveloped lots have frontages smaller than conventional medium density frontages. Therefore, opportunities exist for small infill projects.

OBJECTIVES:

1) To retain residential land uses in a medium rise apartment form. 2) To encourage a variety of built forms and tenures of a non-family nature. 3) To give consideration to specific environmental problems.

DEVELOPMENT CONCEPT:

To retain medium rise apartments providing nonfamily residential uses in this area. To allow single lots presently under-developed or deteriorated buildings on single lots to redevelop to medium densities.

PROPOSED LAND USE

SUBAREA 3

Medium Intensity Office Commercial :• :.

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Policy 3.1

Plan Component: Land Use

It is the policy of Council that ; DEVELOPMENT IN THIS SUBAREA SHALL TAKE THE FORM OF MEDIUM RISE â&#x20AC;˘ APARTMENTS. Objectives - To allow redevelopment in its present form. - To allow sensitive infill development on smaller sites.

Summary of Action - Council will reaffirm the existing RA8 district. - The Development Officer will review all development applications within the context of this policy (Item 3d of the Implementation Document ). - The Development Officer will consider applications for development on sites which do not meet the minimum site area and site width requirements of the RA8 district in accordance with the transitional provisions of Section 4.2, Clause 2, of the Land Use Bylaw (Item 3d of the Implementation Document).

Explanation

- The area is already approximately 75% developed to medium rise apartment uses. - This area is suited to medium density residential development due to its proximity to transit, shopping, recreational and educational facilities. - The densities in this area (presently RA8 or 224 units/ha) provide a transition from densities proposed in Subarea 1 and those proposed in Subareas 4 and 5.

Policy 3.1

- Section 4.2 of the Land Use Bylaw includes transitional provisions which allow development permits to be issued for sites which do not comply with the site regulations of the Land Use Bylaw, but do comply with the site regulations of the equivalent district which previously applied under the Zoning Bylaw or Land Use Classification Guide. - It is important that the Development Officer use this transitional provision to permit development on smaller lots in this subarea in accordance with the small lot provisions of the R5 Zoning district.

- Infill redevelopment of this nature as discussed above will provide a significant variation of streetscapes and building mass.

EXISTING SITUATION

Policy 3.2

Plan Component: Land Use

It is the policy of Council that ; MEDIUM INTENSITY COMMERCIAL OFFICE USES WHICH COMPLY WITH THE FOLLOWING GUIDELINES ARE APPROPRIATE ON 101 STREET BETWEEN 107 AND 108 AVENUES: i) the height of street level development will be sensitive to heights proposed on the east side of 101 Street; ii) buildings should be designed as terraced compositions or as a variation thereof; iii) the first terrace must occur at or before the fourth storey to create a streetsoape at a human scale in which pedestrians can feel comfortable; iv) the architectural design of the terraces should avoid any blank surfaces of concrete or other materials which lack windows or details; v) all development fronting onto 101 Street is required to provide a 3.6m front setback to accommodate sidewalk expansion required to create a pedestrian corridor down 101 Street; vi) development will ensure the proper consideration of mioroolimate impacts on the pedestrian corridor by including weather protection devices such as awnings; vii) rear lane treatment of buildings will include a separation of pedestrian and vehicular movements and clearly identify

pedestrian entrances; viii)underground parking should be provided; ix) retail uses will be provided on the main floor with direct access from 101 Street, x) all development fronting onto 101 Street is required to provide a rear setback of 1.5m. xi) in reviewing parking requirements in development applications which are accompanied with a parking demand study prepared by the applicant, the Development Officer shall consider Section 66.1.(2) of the Land Use Bylaw.

Policy 3.2

underground parking

Sample Built Form

100

Poky 3.2

Plan Component: Land Use Objectives - To provide for a development potential consistent with that south of 107 Avenue. - To encourage the development of 101 Street as a pedestrian route through specific built form and function requirements. Summary of Action - Council will amend the Land Use Bylaw from CB2 to CMX in Bylaw 6388, to allow for the development of medium intensity office uses, as indicated in Schedule "C". - Council will instruct the Engineering Department to include this policy in their plans and programs as indicated in Item 4f of the Implementation Document. Explanation - This portion of 101 Street is presently developed with low intensity mixed uses with some underdeveloped sites. - There are indications that 101 Street will come under significant redevelopment pressures due to the CN lands redevelopment. - A CMX district is required here because of the unique geographical situation of 101 Street. Development must be sensitive to the land use

proposals in the Boyle McCauley Area immediately to the east, and provide development potential which will accommodate the anticipated rede-

velopment pressures. - Terraced construction is recommended so that the setback for the tower will help decrease microclimate impacts such as wind and provide a human scale with a building height at the street of 2 to 4 storeys. - A front setback of 3.6m is required for sidewalk expansion and development to create a separation between pedestrians and vehicles and to incorporate planting and other pedestrian amenities such as sitting areas.

101

Policy 3.2

- Because of the vehicle requirements on 101 Street, the vehicle carriageway cannot be decreased. Therefore, sidewalk expansion must come from the developers through a development agreement between the City and the developer. - Development of this sidewalk will include planting and street furniture installation along 101 Street to create a separation space, to be paid for by the City, and planting, awnings and special paving treatment next to the building, the cost of which will be born by the developer. - Regulations placed on development affecting the rear of the buildings is a recognition that all

vehicle access will be from the lane. The nature and extent of redevelopment proposed in this policy also indicates a high pedestrian use of

lanes and consequently special features are required. This rear treatment will also act as a buffer between the commercial development fronting onto 101 Street and the medium rise residential uses fronting onto 102 Street. - The General Municipal Plan's strategy for a strong core development in the downtown, leads to the development of transition areas immediately adjacent to the downtown. A transition area's heights and densities may approach but not equal that of the downtown. This transition zone must then decrease heights and densities with its distance from the downtown. Therefore, the heights and densities proposed here are an attempt to continue the transitional forms north up 101 Street to conform to the General Municipal Plan.

102

Policy 3.3

Plan Component: Landscaping

It is the policy of Council that ; THE FUNCTIONAL DESIGN PLAN FOR 105 STREET WILL INCLUDE THE RETENTION OF EXISTING MATURE VEGETATION OR THE REPLACEMENT THEREOF. Objective - To ensure that any future upgrading of the roadway will retain the maximum amount of trees.

Summary of Action - Council will instruct the Transportation Systems Design and Engineering departments to include this (Items itm and policy in their plans and programs 5f of the Implementation Document ).

Explanation - Central McDougall's major aesthetic asset is the mature boulevard trees and 105 Street is a particularly Ecod example of this. - In addition, boulevard trees in this subarea soften the impact of the existing land uses. - The construction of 105 Street through this subarea will require some road widening to facilitate proposed volumes. - Retention of mature vegetation will reduce the impact of the roadway. However, if removal of

vegetation is required, a replacement program will be instituted to plant trees along the roadway.

Policy 3.3

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1 104

SUBAREA 4 POLICIES

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SPECIAL NOTE: At the 1982 02 23 meeting, of City Council, the following recommendation was concurred in: "That the area north of 108 Avenue, illustrated Study Area 1 on Enclosure I, retain its current and that the Planning Department be directed to Special Study which will maintain existing land introducing a variety of built forms."

as Special Districting prepare a values while

The results of this study will be presented to Council as an amendment to the Plan. Until such an amendment is brought forth the land use districts in the Special Study Area will remain as outlined in L.U.B. Bylaw 5996 shown on Schedule C of this Bylaw.

106

ENCLOSURE I

SPECIAL STUDY AREAS

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SPECIAL NOTE:

At the 1982 02 23 meeting, of City Council, the following recommendation was concurred in: "That the area north of 108 Avenue, illustrated Study Area 1 on Enclosure I, retain its current and that the Planning Department be directed to Special Study which will maintain existing land introducing a variety of built forms."

as Special Districting prepare a values while

The results of this study will be spresented to Council as an amendment to the Plan. Until such an amendment is brought forth the land use districts in the Special Study Area will remain as outlined in L.U.B. Bylaw 5996 shown on Schedule C of this Bylaw.

109

ENCLOSURE I

SPECIAL STUDY AREAS

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PROPOSED

LAND USE DISTRICTS

Proposed Land Use Districts

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PROPOSED LAND USE REGULATIONS This section outlines the application of the land use Districts of Bylaw 5996, the Edmonton Land Use Bylaw to the Central McDougall Area Redevelopment Plan. It is provided for the convenience of the public and for the guidance of the Development Officer in considering proposed developments and exercising discretion pursuant to the Land Use Bylaw. Bylaw 5996, as amended, regulates and controls the use and development of land within the boundaries of the Central McDougall Area Redevelopment Plan. The Bylaw takes precedence over any information provided in this Section, and the public is advised to refer directly to the regulations of Bylaw 5996, including the General Regulations and other regulations which apply irrespective of the designated land use District. Where specific provisions affecting the consideration of Discretionary Uses are indicated, the Development Officer will use these in his discretion to approve, refuse or impose appropriate conditions on a development of a discretionary use in order to implement the specific provisions of the Plan, pursuant to Section 17 of the Land Use Bylaw. Where specific provisions affecting the consideration of

Discretionary Uses or regulations altered by Statutory Plan Overlay are not indicated, the regulations of the Land Use Bylaw pertaining to the District apply.

113

19A7 - Low Rise Apartment District (Section 210, Land Use

=aw) Areas of Applicatipil Portions of Subarea 5, located between 108 and 111 Avenues from the 105 Street alignment to 109 Street, designated RA7 in Bylaw 6388, amending the Land Use Bylaw. Rationale To provide a district for low rise apartment development in order to achieve the objectives of Policies G.1& G.2 . of this Plan. (p) - indicates community housing designator

114

jiAS - Medium Rise Apartment District (Section 220. Land Use

itxlax) Areas of Application Portions of Subareas 1 and 3, located between 105 and 108 Avenues from 101 to 109 Streets, designated RA8 in Bylaw 6388, amending the Land Use Bylaw.

Rationale To provide a district for medium rise apartment development in order to achieve the objectives of Policies G.1, G.2, 1.1, 1.3 and 3.1 of this Plan.

115

CB1 - Low Intensity Business District (Section 110, Land Use Bylaw) Areas of Application Portions of Subareas 1, 2 and 5, located between 101 and 109 Streets from 105 to 111 Avenues, designated CB1 in Bylaw 6388, amending the Land Use Bylaw.

Rationale To provide a district for low intensity businesses in order to achieve the objectives of Policies G.2, 1.582.1 of this Plan.

116

CB2 - General Business District (Section 340. Land Use Bylaw) Areas of Application Portions of Subarea 5, located between 105 Street and 111 Avenue from 110 Street to Kingsway Avenue and portions of Subarea 2, located south of 107 Avenue on the west side of 106 Street and the east side of 102 Street, designated CB2 in Bylaw 6388, amending the Land Use Bylaw.

Rationale To provide a district for general businesses, in order to achieve the objectives of Policy G.1 of this plan.

SPecific Provisions Affectim Consideration of Discretionary Uses The Development Officer shall have regard to the following guidelines when reviewing development applications for Discretionary Uses: (1) Large scale commercial uses, such as hotels, which generate high volumes of traffic and vehicular-oriented uses which use a large proportion of the site for surface parking, display of products or queing space shall be

discouraged by the Development Officer, since such uses conflict with the objectives of Policy 2.1.

(2) Commercial developments which contribute to pedestrian activity at-grade and provide shopping and eating facilities to serve surrounding residential development shall be encouraged.

117

CO - Commercial Office District (Section, 160. Land Use Bylaw) Areas of Application Portions of Subarea 1, centred on 104 Street from 105 to 106 Avenues, designated CO in Bylaw 6388, amending the Land Use Bylaw.

Rationale To provide a district for commercial office development, in order to achieve the objectives of Policies G.1, 1.1 and 1.8 of this Plan.

Specific _Provisions Affecting Development Rggulations Having. Discretion The Development Officer shall have regard for the following guideline when exercising the discretion provided for in Section 360.4, Clause (5) of the Land Use Bylaw concerning maximum building height: (1) Buildings having a maximum height of 10 storeys are ., appropriate in the portions of Subarea 1 districted CO.

118

CMX (Area 1) - Commercial Mixed Use District for the 101 Street Pedestrian Corridor (Section 170. Land Use Bylaw) Areas of Application Portions of Subarea 1, generally located between 101 and 102 Streets from 105 to 106 Avenues, designated CMX* in Bylaw 6388, amending the Land Use Bylaw.

Rationale The southern portion of 101 Street is adjacent to high density development in the Downtown and the intensive redevelopment proposed for the CN lands. The General Municipal Plan recommends that this area of Central McDougall form part of the transition zone from Downtown commercial development to the medium density residential uses north of 106 Avenue. The General Municipal Plan states that the height and intensity of buildings in this transition zone may approach, but not equal, those in the Downtown. The height and intensity of development will decrease with distance from the Downtown to blend with the lower intensity development on, and north of, 107 Avenue. It is intended that this part of the transition zone consist of office and commercial uses which will encourage pedestrian flows along 101 Street to the Downtown. Specific building regulations have been included

in this CMX District which are intended to minimize negative microclimate impacts at street level, provide space at grade for landscaping and installation of street furniture, and maintain an axial view to the Downtown.

Specific Provisions Affecting Consideration of Discretionary Uses The Development Officer shall have regard for the following guidelines when reviewing development applications for Discretionary Uses: (1) Parking and loading shall, wherever possible, be from the rear lane. When this is not feasible, parking and loading should be consolidated and located away from sidewalk areas most heavily used by pedestrians. (2) Developments shall have a setback from the rear property line to accommodate pedestrian travel, as outlined in Policy 1.6 of this Plan. The portion of the rear setback intended for pedestrian travel shall be hardsurfaced and developed so that the pedestrian corridor is readily distinguishable from vehicular circulation and loading areas.

119

120

(3) Commercial Use Classes such as General Retail Stores, Eating and Drinking Establishments, Personal Service Shops and Indoor Amusement Establishments, which contribute to pedestrian activity, shall be encouraged at the ground floor level and shall have direct access to grade. (4) Any applications involving redevelopment of the MacDonalds Consolidated Building, located at 105 Avenue and 102 Street, shall be encouraged to integrate and retain this building in the redevelopment proposal.

Discretionary Uses Not Deleted by Statutory Plan Overlax The following Discretionary Uses, from those listed in Section 370.4 of the Land Use Bylaw, have not been deleted by Statutory Plan Overlay: (1) Commercial (a) (b) (c) (d) (e) (f)

Broadcasting and Motion Picture Studios Business Support Services Commercial Schools Convenience Retail Stores Custom Manufacturing Establishments Equipment Rentals (Indoors)

(g)

General Retail Stores

(h) Health Services (i) Hotels (j) Household Repair Services (k) Indoor Amusement Establishments (1) Major and Minor Eating and Drinking Establishments (m) Personal Service Shops (n) Professional, Financial and Office Support Services (o) Secondhand Stores (p) Spectator Entertainment Establishments (2) Basic Services (a) Government Services (3) Community, Educational, Recreational and Cultural Services (a) (b) (c) (d) (e) (f)

Daytime Childcare Services Indoor Participant Recreation Services Private Clubs Private Education Services Public Education Services Public Libraries and Cultural Exhibits

121

(1) The maximum floor area ratio shall be 7.0. (2) The maximum building height shall be 68m (223.1 ft.). (3) A minimum setback of 3.6m (11.8 ft.) shall be required where a site abuts a public roadway, other than a lane. This setback shall be hardsurfaced and landscaped to provide a functional and attractive streetscape for pedestrian use, as set out in Policy 1.6 of this Plan. (4) Developments fronting onto 101 Street shall either: (a) include a 10m (32.8 ft.) setback from the front and side building line at or before the fourth storey, or (b) be terraced at or before the fourth storey such that the cumulative total of all terraces is a minimum 20m (65.6 ft.) and that the angle of terracing is not greater than 70 degrees, calculated using the top of the fourth storey (15m, 49.2 ft.), a 20m setback from the building front and a maximum building height of 68m (223.1 ft.) as reference points. (5) Developments fronting on 101 Street shall include canopies, awnings or building overhangs to provide weather protection over a portion of the sidewalk, in accordance with the following provisions: (a) the bottom of a canopy, awning or building overhang shall be located not less than 4m (13.1 ft.), and not more than 6m (19.7 ft.) above sidewalk level; (b) a canopy or awning shall extend outward from the face of the building from which it is supported by

at least 2m (6.6 ft.), measured perpendicularly from the building face; and (c) a maximum building overhang of 1.5 meters may be achieved by providing an additional 1.5 meter front yard at the ground floor.

122

(6) Not more than 50 percent of the ground floor of development within any block fronting onto 101 Street shall be used for the development of Professional, Financial and Office Support Services and entrace lobbies. Notwithstanding this restriction of frontage use when: (i) (ii)

(iii)

the frontage use does not comply with the performance standard; and the applicant can clearly demonstrate the need for variance because of a physical constraint to development; and the variance does not, in the opinion of the Development Officer, prejudice the objectives of the Central McDougall Area Redevelopment Plan relating to retail continuity along 101 Street;

the development Officer may vary this regulation in accordance with Sections 11.5 and 11.6 of the Land Use Bylaw.

ILLUSTRATION OF

PROPOSED BUILDING ENVELOPE CMX 1 PROPOSED BUILDING ENVELOPE CMX 1 ALTERNATIVE 1 ALTERNATIVE 2 30.6m (100 ft.)

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CMX (Area 2) - Commercial Mixed Use District for the 101 Street Pedestrian Corridor (Section 170. Land Use Bylaw) Areas of Application Portions of Subareas 1, 2 and 3, generally located between 101 Street and 102 Street from 106 to 108 Avenues, designated CMX* in Bylaw 6388, amending the Land Use Bylaw.

Rationale This area fronts onto 101 Street and is part of the transition zone between the high intensity development in the Downtown and the medium density residential uses north of 106 Avenue and west of 102 Street. The height and intensity of development proposed for in this area will ensure that buildings are sensitively integrated with the less intensive residential development west of 102 Street and the less intensive commercial development recommended for the east side of 101 Street in the Boyle-McCauley Area Redevelopment Plan. It is intended that development in this area consist of office and commercial uses which will encourage pedestrian flows along 101 Street to the Downtown. Specific building regulations have been included in this CMX District which are intended to minimize negative microclimate impacts at street level, provide space at grade for landscaping and installation of street furniture, and maintain an axial view to the Downtown.

(2) Developments shall have a setback from the rear property line to accommodate pedestrian travel, as outlined in Policy 1.6 of this Plan. The portion of the rear setback intended for pedestrian travel shall be hardsurfaced so that the pedestrian corridor is readily distinguishable from vehicular circulation and loading areas. (3) Commercial Eating and Shops, and contribute the ground grade.

Use Classes such as General Retail Stores, Drinking Establishments, Personal Service Indoor Amusement Establishments, which to pedestrian activity, shall be encouraged at floor level and shall have direct access to

124

Discretionary Uses Not Deleted by Statutory Plan Overlay The following Discretionary Uses, from those listed in Section 370.4 of the Land Use Bylaw, have not been deleted by Statutory Plan Overlay: (1) Commercial (a) Broadcasting and Motion Picture Studios (b) Business Support Services (c) Commercial Schools (d) Convenience Retail Stores (e) Custom Manufacturing Establishments (f) Equipment Rentals (Indoors) (g) General Retail Stores (h) Health Services (i) Hotels (j) Household Repair Services (k) Indoor Amusement Establishments (1) Major and Minor Eating and Drinking Establishments (m) Personal Service Shops (n) Professional, Financial and Office Support Services (o) Secondhand Stores (p) Spectator Entertainment Establishments

(2) Basic Services (a) Government Services (3) Community, Educational, Recreational and Cultural Services (a) (b) (c) (d) (e) (f)

Daytime Childcare Services Indoor Participant Recreation Services Private Clubs Private Education Services Public Education Services Public Libraries and Cultural Exhibits

125

(3) A minimum front setback of 3.6 (11.8 ft.) shall be required for sites abutting 101 street. This front setback shall be hardsurfaced and landscaped to provide a functional and attractive streetscape for pedestrian use, as set out in Policy 1.6 of this Plan. (4) A rear setback of 1.5m (4.92 ft.) shall be required for sites abutting 101 Street. (5) A minimum side setback of 4.5m shall be required where a site abuts a public roadway, other than a lane. (6) Developments fronting onto 101 Street shall be terraced such that: (a) the first terrace occurs at or before the fourth storey. (b) the cumulative total base area of all terraces is a minimum of 10m and (c) that an angle not greater than 48 degrees, calculated using the top of the fourth storey (15m or 49.2 ft.), a 10m setback from the building front and the maximum building height (28m or 91.9 ft.) as reference points, is attainable. (7) Developments fronting on 101 Street shall include canopies, awnings or building overhangs to provide weather protection over a portion of the sidewalk, in accordance with the following provisions: (a) The bottom of a canopy, awning or building overhang shall be located not less than 4m (13.1 ft.), and not more than 6m (19.7 ft.) above sidewalk level; (b) a canopy or awning shall extend outward from the face of the building from which it is supported by

at least 2m (6.6 ft.), measured perpendicularly from the building face; and

(0) the minimum width of a building overhang, used to provide an arcade, shal be 5m (16.4 ft.). (8) Not more than 50 percent of the ground floor of development within any block fronting onto 101 Street shall be used for the development of Professional, Financial and Office Support Services, Health Services, Non-accessory Parking, Government Services and entrance lobbies. Notwithstanding this restriction on frontage use when:

126

(i)

the frontage use does not comply with the performance standard; and the applicant can clearly demonstrate the need for variance because of a physical constraint to development; and

(ii)

the variance does not, in the opinion of the Development Officer, prejudice the objectives of the Central McDougall Area Redevelopment Plan relating to retail continuity along 101 Street;

(iii)

the Development Officer may vary this regulation in accordance with Sections 11.5 ad 11.6 of the Land Use Bylaw.

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127

CMX (Area 3) - Commercial Mixed Use District for the 103 Street Mall - (Section 370, Land Use Bylaw) Areas of APPlication Portions of Subarea 1 fronting onto 103 Street between 105 and 106 Avenues and on the north side of 105 Avenue between 102 Street and 104 Street, designated CMX in Bylaw 6388, amending the Land Use Bylaw.

Rationale This portion of Subarea 1 is adjacent to high density development in the Downtown and the intensive redevelopment proposed for the CN lands. The General Municipal Plan recommends that this area of Central McDougall form part of the transition zone from Downtown Commercial development to medium density residential uses north of 106 Avenue. The General Municipal Plan states that the height and intensity of buildings in this transition zone may approach but not equal those in the Downtown. The height and intensity of development will decrease with distance from the Downtown to blend with the lower intensity development on and north of 107 Avenue. It is intended that this part of the transition zone consist of office and commercial uses which will complement the eventual development of 103 Street as a pedestrian mall.

Specific Provisions Affecting Consideration of Discretionary Uses The Development Officer shall have regard for the following guidelines when reviewing development applications for

Discretionary Uses: (1) Developments shall have a setback from the rear property line to accommodate pedestrian travel as outlined in Policy 1.7 of this Plan. The portion of the rear setback intended for pedestrian travel shall be hard-surfaced and developed so that the pedestrian corridor is readily distinguishable from vehicular circulation and loading areas. (2)

Parking and loading access shall, wherever feasible, be

from the rear lane. When this is not feasible, parking and servicing access should be consolidated and located away from sidewalk areas most heavily used by pedestrians. (3) Commercial use classes such as General Retail Stores, Eating and Drinking Establishments, Personal Service Shops and Indoor Amusement Establishments, which contribute to pedestrian activity, shall be encouraged at the ground floor level and shall have direct access to grade.

128

Discretionary Uses Not Deleted by Statutory Plan Overlay The following Discretionary Uses, from those lised in Section 370.4 of the Land Use Bylaw, have not been deleted by Statutory Plan Overlay: (1) Commercial (a) Broadcasting and Motion Picture Studios (b) Business Support Services (c) Commercial Schools (d) Convenience Retail Stores (e) Custom Manufacturing Establishments (0 Equipment Rentals (Indoors) (g) General Retail Stores (h) Health Services (i) Hotels (j) Household Repair Services (k) Indoor Amusement Establishments (1) Major and Minor Eating and Drinking Establishments (m) Personal Service Shops (n) Professional, Financial and Office Support Services (o) Secondhand Stores (p) Spectator Entertainment Establishments (2) Basic Services (a) Government Services

(3) Community, Educational, Recreational and Cultural Services (a) Daytime Childcare Services (b) Indoor Participant Recreation Services (c) Private Clubs (d) Private Education Services (e) Public Education Services (0 Public Libraries and Cultural Exhibits

Regulations Specified by Statutory Plan Overlay Regulations of the Land Use Bylaw pertaining to this District apply, except that the following regulations shall be specified by means of the Statutory Plan Overlay for the Central McDougall Area. (1) The maximum floor area ratio shall be 5.5. (2) The maximum building height shall be related to the amount of building set back, as follows: (a) where no additional front and side setback are provided after the first storey, the maximum building height shall be 12 m (39.3 ft.),

129

(b) where a front and side setback of at least 10 in (32.8 ft.) is Provided after the third storey and at, or before, the fifth storey, the maximum building height shall be 32 in (105 ft.); and (c) where a front and side setback of at least 10 m (32.8 ft.) is provided after the first storey and at, or before the third storey, the maximum building height shall be 40 in (131.2 ft.). (3) A minimum setback of 3 m (9.8 ft.) shall be required where a site abuts a public roadway, other than a lane, except that buildings fronting on 103 Street shall not be setback from the property line abutting 103 Street. (4) Developments fronting on 103 Street shall include canopies, awnings or building overhangs to provide weather protection over a portion of the sidewalk, in accordance with the following provisions: (a) the bottom of a canopy, awning or building overhang shall be located not less than 4 in (13.1 ft.), and not more than 6 m (19.7 ft.), above sidewalk level; (b) a canopy or awning shall extend outward from the face of the building from which it is supported by at least 2 in (6.6 ft.), measured perpendicularly from the building face; and (c) the minimum width of a building overhang, used to provide an arcade, shall be 5 in (16.4 ft.). (5) Not more than 50 percent of the ground floor of development within any block fronting onto 103 Street shall be used for the development of Professional, Financial and Office Support Services, Health Services, Non-accessory Parking and Government Services.

130

PU - Public Utility District (Section 520. Land Use Bylaw) Areas of Application Portions of Subarea 1, located between 104 and 105 Streets from 105 to 106 Avenues, designated PU in Bylaw 6388, amending the Land Use Bylaw.

Rationale To provide a district for minor impact utility services, in order to achieve the objectives in Policy 1.9 of this Plan.

131

IM - Medium Industrial District (Section 420, Land Use Bylaw). Areas of Application Portions of Subarea 1, located south of 106 Avenue between 101;and 103 Streets and 105 and 109 Streets designated IM as Special Study Area 2 and Special Study Area 3 in Bylaw 6388, amending the Land Use Bylaw. Rationale To provide a district allowing medium industrial uses as an interim district until Special Studies in Areas 2 and 3 are completed proposing alternative land uses as directed by Council.

132

DC4 - Special Public Service District (Section 740. Land Use Bylaw) Areas of APPlication Portions of Subareas 4 and 5, generally located between 104 and 106 Streets and from 108 to 110 Avenues, designated DC4 in Bylaw 6388, amending the Land Use Bylaw.

Rationale This DC4 District applies to the Federally owned Prince of Wales Armory site, which is approximately 8 hectares (22 acres) in area.

133

JP - Public Parks District (Section 530. Land Use Bylaw) Areas of Application Portions of Subareas 4 and 5, located between 1 .01 and 108 Streets from 108. to Kingaway and 111 Avenues, designated AP in Bylaw 6388, amending the Land Use Bylaw.

Rationale To provide a district for public park spaces, in order to achieve the objectives in Policies G.10640.12 of this Plan.

134

US - Urban Services District (Section 510. Land Use Bylaw) Areas of Application Portions of Subareas 4 and 5, located between 101 and 108 Streets from 108 to Kingsway Avenues, designated US in Bylaw 6388, amending the Land Use Bylaw.

Rationale To provide a district for urban services, in order to achieve the objectives of Policy G.10 of this Plan.

135

I I I I 'I I I I I I I I I I I I I I