Edmonton (Alta.) - 1984-1994 - Groat Estate implementation plan_related bylaws (1994-05-24)

GROAT • ESTATE •

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Existing Land Use One Unit Dwelling

Other Residential Commercial

Two Unit Dwelling

Industrial / Utilities

Multi Unit Dwelling

Transportation

Apartment

A High Rise Apartment

Open Space / Recreation ' Park

Institutional School

DC5 (283) RF

Existing Zoning Date of DC5 Previous Zoning

L Religious Assembly H Hospital Agriculture Vacant / Undeveloped

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SECTION DC5.246

SITE SPECIFIC DEVELOPMENT CONTROL DISTRICT

Bylaw #9566 April 9, 1991

DC5.246.1.

General Purpose To establish a Site Specific Development Control District to accommodate the development of a medium density residential development, with site specific development controls designed to integrate well with the scale and use of the surrounding lands and result in a high quality development appropriate for the site.

DC5.246.2.

Area of Application Lot 12, Block 39, Plan 577 MC, and Lots 18 and 19, Block 35, Plan 534 KS, all located south of Jasper Avenue and west of 124 Street, Groat Estate (hereinafter referred to as Lot 12, Lot 18 and Lot 19, respectively).

DC5.2463.

Uses (a) (h) (c)

DC5.246.4.

Apartment Housing; Single-detached Housing; and Conversion of Single-detached dwellings to Professional Offices, restricted to residential structures existing at the time of the adoption of this Bylaw.

Development Criteria (a)

Conversion of Single-detached dwellings to Professional Offices shall be in accordance with Section 88 of the Land Use Bylaw.

(b)

Single-detached Housing shall be developed in accordance with the provisions of the RF1 District, as defined in Section 110 of the Land Use Bylaw.

(c)

Overall site development for apartment housing shall be in accordance with the criteria and principles for apartment housing which follow.

(d)

The maximum total floor area ratio shall be 3.0.

(e)

The maximum density shall be 148 dwellings/ha (60 dwellings/acre).

1462

Buildings shall be designed and constructed to create an harmonious and attractive complex, which shall be tiered from east to west in a manner such that the maximum height shall not exceed: (i)

43 m (140 ft.) nor ten storeys on the east half of Lot 19;

(ii)

37.5 m (123 ft.) nor nine storeys on the west half of Lot 19;

(iii)

33 m (108 ft.) nor eight storeys on the east half of Lot 18;

(iv)

27.5 m (90 ft.) nor seven storeys on the west half of Lot 18;

(v)

24 m (79 ft.) nor six storeys on the east half of Lot 12; and

(vi)

21 m (69 ft.) nor five storeys on the west half of Lot 12.

(g)

The tiered effect shall be achieved through a building design incorporating sloped roofs as illustrated on the architectural concept included as Appendix "A" (which concept specifically illustrates a design treatment for a building on Lot 12, drawn from its south elevation, but which exemplifies the roof treatment required on the whole site). The tiered effect is intended to minimize perceived building mass and impact on the adjacent single detached residential development to the west. The main floor shall be counted as a storey in all height calculations.

(h)

The minimum front yard shall be 6.0 m (19.7 ft.). The Development Officer may reduce the front yard requirements to 4 m (13.2 ft.) should the proposed development reflect a comprehensive street-front design, minimize vehicular access points and respond to significant site grade differences.

(i)

The minimum rear yard shall be 7.5 m (24.6 ft.).

(j)

The minimum side yard shall be 2.0 m (6.6 ft.), except on the west side of Lot 12, where the minimum west side yard shall be 3.0 m (9.8 ft.).

(k)

Development shall be in accordance with the following architectural guidelines, to the satisfaction of the Development Officer:

(1)

(i)

all exterior finishing materials must be of a high quality, durable and attractive in appearance; all exposed building faces shall have consistent and harmonious exterior finishing materials which shall include elements of brick to reinforce the architectural character of the neighbourhood that has been established by the High Street project and other recent development in the area;

(ii)

on-site security and building lighting must be situated and designed such that the illumination is directed downwards and no direct rays of light are directed outward from the site;

(iii)

all mechanical equipment on the roof of any building shall be concealed by screening in a manner compatible with the architectural character of the building, or concealed by incorporating it within the building roof; and

(iv)

all structures shall be oriented on the site to face directly south toward the River Valley, and all dwelling units shall be designed such that living rooms and all major windows face directly south.

The purpose of this design principle is to ensure that development on the site (area of application) does not adversely affect the use and enjoyment of existing residential properties to the west and southwest of the site.

To ensure that a high standard or appearance is achieved for the entire site, detailed landscaping plans shall be submitted with the initial Development Permit application for approval by the Development Officer in consultation with the Parks and Recreation Department. Such landscaping plans shall be in accordance with Section 69 of the Land

Use Bylaw and shall be to the satisfaction of the Development Officer. (m)

Uniform screen fencing of a solid design and a minimum of 1.8 m (6 ft.) in height shall be provided along the east property line of Lot 19 and the west property line of Lot 12, extending south to the top-of-the-bank line.

(n)

Parking shall be provided and located to the satisfaction of the Development Officer and City Engineer as follows:

(o)

(0

all resident parking shall be provided at a minimum of 1.5 stalls per 2-bedroom dwelling unit and 1.75 stalls per 3-bedroom dwelling unit or larger;

(ii)

guest parking shall be provided in accordance with Section 66A of the Land Use Bylaw; and

(iii)

all parking shall be underground with the exception of some guest parking which may be located at grade to the satisfaction of the Development Officer; the entrance to the underground parkade shall be from the laneway located immediately east of Lot 19.

No parking, loading, storage, trash collection, outdoor service or display area shall be permitted within a required yard. Parking, loading and trash collection areas shall be located in such a manner as to be screened from view from adjacent sites and public roadways in accordance with the provisions of Section 69.3 of the Land Use Bylaw.

The Development Officer shall require, as a condition of approval, that the applicant provide an irrevocable letter of credit in the amount of 100% of the established landscaping cost, the conditions of the security being that: (i)

if the landscaping is not completed in accordance with the provisions of this District and the landscaping plan, within one growing season after the completion of the development, then the amount fixed shall be paid to the City for its use absolutely; and

(ii)

the Development Officer shall not releAce the letter of credit until an inspection of the site has demonstrated that the landscaping has been well maintained and is in a healthy condition two growing seasons after completion of the landscaping.

(q)

Development of the site shall comply with the requirements of Section 16.1 and Section 811 of the Land Use Bylaw, including, amongst other things, provision of the required building setbacks from the established top-of-the-bank and any other requirements which may result from a geotechnical study.

(r)

Signs shall be allowed in this District as provided for in Schedule 79B and in accordance with the general provisions of Sections 79.1 to 79.9, inclusive, of the Land Use Bylaw.

(s)

Developments in this District shall be evaluated with respect to compliance with the General Development Regulations of Sections 50 to 79, inclusive, of the Land Use Bylaw, where such General Development Regulations have not been superseded by the Development Criteria of this District.

(t)

The Development Officer may grant relaxations to the General Development Regulations contained in Sections 50 to 79, inclusive, of the Land Use Bylaw and the other Development Criteria provisions set forth in this District, if, in his opinion, such a variance would be in keeping with the General Purpose of the District and would not adversely affect the amenities, use and enjoyment of neighbouring properties.

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Appendix A

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South Bev( Architectural Concept for L: 1468

AREA "A" SECTION DC5.283

SITE SPECIFIC DEVELOPMENT CONTROL DISTRICT

Bylaw #10143 August 17, 1992

DC5.283.1. General Purpose To establish a Site Specific Development Control District to accommodate the development of a medium density multiple family residential development, with site specific development controls designed to be compatible with the scale and use of the surrounding development and result in a high quality development appropriate for the site.

DC5.283.2. Area of Application Lots 7, 8, 9, and 10 in Block 39, Plan 577 M.C. located south of 102 Avenue and east of Clifton Place, Groat Estate (hereinafter described as Lots 7, 8, 9, and 10.

DC5.283.3.

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(a) (b) (c) (d) (e) (0 (g) (h)

Single Detached Housing where lawfully existing at the time of the adoption of this bylaw; Row Housing; Linked Housing; Stacked Row Housing; Residential Sales Centre; Professional Offices and Artists Studios as specified in Section 5.(a).

Homecrafts; and Offices-in-the-Home

DC5.283.4. Development Criteria (a)

Single-detached Housing shall be developed in accordance with the provisions of the RF1 District, as defined in Section 110 of the Land Use Bylaw.

(b)

Overall site development for row/linked and or stacked row housing shall be in accordance with the principles and criteria established herein for multiple family housing which follow.

1801

(c)

The maximum overall density shall be 64 dwellings/ha (26 dwellings/acre).

(d)

The maximum height shall not exceed 10 m (32.8 ft.) nor 2 1/2 storeys.

(e)

Row Housing or Linked Housing shall be designed in accordance with the following criteria: (i)

buildings shall be oriented on site to front onto Clifton Place in order to create an attractive west-facing facade and reduce the impact upon the adjacent single detached dwellings south on Clifton Place;

(ii)

the existing landscaped buffer situated west Lots 9 and 10 on Clifton Place shall be retained and enhanced to act as a landscape buffer;

(iii)

vehicular access to Area A shall be restricted to rear access Lots 9 and 10 only;

(iv)

vehicular access to Area A shall be restricted to a maximum of one vehicular front access onto Clifton Place, for Lots 7 and 8;

(v)

all buildings shall reflect the traditional residential character of the area by incorporating peaked roofs, gables, archwaystyle doors, etc., and attempt to create ground-related street-oriented residential units that are compatible with the single detached dwellings to the south and west, and

(vi)

all exterior finishing material must be of a high quality, durable and attractive in appearance; all exposed building faces shall have consistent and harmonious exterior finishing materials which shall include elements of brick to reinforce the architectural character of the neighbourhood that has been established by the High Street

1802

project and other recent development in the area; (f)

The minimum front yard shall be 4.5 m (14.8 ft.) for Lots 7 and 8 from Clifton Place and 102 Avenue and may be reduced to 2m (6.6 ft.) for Lots 9 and 10 only at the discretion of the Development Officer, where the separation space is provide in accordance with Section 58 of the Land Use Bylaw and where the windows and Private Outdoor Amenity Areas of the first storey wall have been located, designed and screened so as to prevent overlooking by pedestrians in the dwelling.

(g)

The minimum rear yard shall be 7.5 m (24.6 ft.) and may be reduced to lm (3.3 ft.) at the discretion of the Development Officer, where the first storey of the dwelling unit contains only non habitable rooms and/or a garage and where the second storey contains a balcony over the first storey in the dwelling.

(h)

The minimum side yard shall be 2m (6.6 ft.) except where the side yard abuts a flanking public roadway other that a laneway, not less than 4.5m (14.8 ft) shall be provided.

(i)

To ensure that a high standard of appearance is achieved for the entire site, detailed landscaping plans shall be submitted with the initial Development Permit application for approval by the Development Officer in consultation with the Parks and Recreation Department.

Such landscaping plans shall be in accordance with Section 69 of the Land Use Bylaw and shall be to the satisfaction of the Development Officer.

j)

A minimum Private Outdoor Amenity Areas, shall be provided,at grade, of 15 m2 (161.46 sq. ft.) per Dwelling unit shall be provided.

k)

Except for developments where all Dwellings have frontage on a public roadway, or those which contain less than 20 Dwellings, a minimum of 1803

2.5 m2 (26.9 sq. ft.) of Amenity Area per Dwelling shall be provided and be developed as children's play space or other communal recreational space, and be aggregated into areas of not less than 50 m2 (538.0 sq. ft.).

(1)

The Development Officer shall require, as a condition of approval, that the applicant provide an irrevocable letter of credit in the amount of 100% of the established landscaping cost, the conditions of the security being that: (i)

if the landscaping is not completed in accordance with the provisions of this District and the landscaping plan, within one growing season after the completion of the development, then the amount fixed be paid to the City for its use absolutely; and

(ii)

the Development Officer shall not release the letter of credit until an inspection of the site has demonstrated that the landscaping has been well maintained and is in a healthy condition two growing seasons after completion of the landscaping.

(m)

Fencing of a non-solid design and a minimum of 1 m (3.3 ft.) in height shall be provided along the west property line of Lots 9 and 10 to the satisfaction of the Development Officer.

(n)

Parking shall be provided and located to the satisfaction of the Development Officer and City Engineer as follows: (i)

all parking, including guest parking shall be provided in accordance with Section 66A of the Land Use Bylaw; and

(ii)

parking for the professional offices shall be provided at a minimum of 3.4 per 100 m2 (3.2 per 100 sq. ft.) of gross floor area in the building.

1804

(o)

Prior to approval of any development permit application, the applicant shall provide the following in accordance with the Public Works Department requirements, to the satisfaction of the Development Officer in consultation with the General Manager of the Public Works Department: (i)

The development officer shall refer any application for a development permit to the Water Branch of Public Works to ensure that the water supply is adequately designed for fire protection. This includes the preparation and submission of water network hydraulic analysis report at the developer/owners expense;

(ii)

any changes to the existing configuration of water plant would be at the developer/ owners expense;

(iii)

the development shall meet the standard of water supply as per the City of Edmonton's, Servicing Standards manual to the satisfaction of the General Manager of Public Works.

No parking, loading, storage, trash collection, outdoor service or display area shall be permitted within a required area. Parking, loading and trash collection areas shall be located in such a manner as to be screened from view from adjacent sites and public roadways in accordance with the provisions of Section 69.3 to the satisfaction of the Development Officer. (q)

Signs shall be allowed in this District as provided for in Schedule 79B and in accordance with the general provisions of Sections 79.1 to 79.9, inclusive, of the Land Use Bylaw.

(r)

Developments in this District shall be evaluated with respect to compliance with the General Development Regulations of Sections 50 to 70, inclusive, of the Land Use Bylaw, where such 1805

General Development Regulations have not been superseded by the Development Criteria of this District (s)

DC5.283.5.

The Development Officer may grant relaxations to the General Development Regulations contained in Sections 50 to 79, inclusive, of the Land Use Bylaw and the other Development Criteria provisions set forth in this District, if, in his opinion, such a variance would be in keeping with the General Purpose of the District and would not adversely affect the amenities, use and enjoyment of neighbourhood properties.

Additional Development Criteria for Specific Uses (a)

Professional Offices and Artists Studios shall only be permitted in Row, Linked or Stacked Row Housing units located along the east and north edges of the Area A, adjacent to, or accessed from the lane or 102 Avenue.

(b)

Offices-in-the-Home shall be developed in accordance with Section 84 of the Land Use Bylaw.

(c)

Homecrafts shall be developed in accordance with Section 85 of the Land Use.

AREA "B" SECTION DC5.283

SITE SPECIFIC DEVELOPMENT CONTROL DISTRICT

Bylaw #10143 August 17, 1992

DC5.283.1.

General Purpose To establish a Site Specific Development Control District to accommodate the development of a hi-rise residential development, with site specific development controls designed to be compatible with the scale and use of the surrounding lands and result in a high quality development appropriate for the site.

DC5.283.2.

Area of Application Lots 3 and 4 in Block 39, Plan XXIIB, and Lots 12A and 12B, Plan 7822394, on the west side of 125 Street and its' intersection with Jasper Avenue, Groat Estate (hereinafter referred to as Lots 3,4, 12A, and 12B).

DC5.283.3. Lau (a) (b) (c) (d) (e)

(g) DC5.283.4.

Apartment Housing; Row Housing; Stacked Row Housing; Single Detached Housing where lawfully existing at the time of the adoption of this bylaw; and Conversion of Single Detached dwellings to Professional Offices, restricted to residential structures existing at the time of the adoption of this bylaw.

Homecrafts Offices-in-the-Home

Development Criteria (a)

The maximum total floor area ratio shall be 3.0.

(b)

The maximum density shall be 325 dwellings/ha (131.5 dwellings/acre).

(c)

The maximum height of the buildings shall not exceed the following: (i)

43m (140 ft.) nor ten storeys on the east 30.48 meters of Lots 4 and 3; 1807

(ii)

37.5m (123 ft.) nor nine storeys on the east 30.48 meters of Lot 12A;

(iii)

33m (108 ft.) nor eight storeys on the east 30.48 meters of Lot 12B;

(iv)

33m (108 ft.) nor eight storeys on the west 15.24 meters of Lot 4 and 5; and

(v)

14m (45.9 ft.) nor four storeys on the east 15.24 meters of Lots 12A and 12B.

(d)

The minimum landscaped front yard shall be 3.0 m (9.84 ft.) shall be measured from the respective east property line of Lots 3, 4, 12A and 12B.

(e)

The minimum landscaped rear yard shall be 4.5m ( 14.76 ft.) and shall be measured from the respective west property line of Lots 3, 4, 12A and 12B and may be reduced at the discretion of the Development Officer.

(f)

The minimum landscaped side yard on the south side of Lot 12B and the north side of Lot 4 shall be 2.0 m (6.6 ft.)

(g)

Development shall be in accordance with the following architectural guidelines, to the satisfaction of the Development Officer: (i)

Buildings shall be designed and constructed to create an harmonious and attractive complex, which shall be tiered from east to west as per Appendix 2. The tiered effect shall be achieved through a building design incorporating sloped roofs as illustrated on the architectural concept included as Appendix "2" in order to minimize perceived building mass and impact on the adjacent single detached residential development to the south west.

(ii)

all exterior finishing materials must be of a high quality, durable and attractive in appearance; all exposed building faces shall have consistent and harmonious exterior finishing materials which 1808

shall include elements of brick to reinforce the architectural character of the neighbourhood that has been established by the High Street project and other recent development in the area; (iii)

on-site security and building lightning must be situated and designed such that the illumination is directed downwards and no direct rays of light are directed outward from the site; and

(iv)

all mechanical equipment on the roof of any building shall be concealed by screening in a manner compatible with the architectural character of the building, or concealed by incorporating it within the building roof.

To ensure that a high standard or appearance is achieved for the entire site, detailed landscaping plans shall be submitted with the initial Development Permit application for approval by the Development Officer in consultation with the Parks and Recreation Department.

Such landscaping plans shall be in accordance with Section 69 of the Land Use Bylaw and shall be to the satisfaction of the Development Officer.

A minimum Amenity Area of 7.5 m2 (80.7 sq. ft.) per Dwelling shall be provided.

The Development Officer shall require, as a condition of approval, that the applicant provide an irrevocable letter of credit in the amount of 100% of the established landscaping cost, the conditions of the security being that: (i)

if the landscaping is not completed in accordance with the provisions of this District and the landscaping plan, within one growing season after completion of the development, then the amount fixed shall be paid to the City for its use absolutely; and

(ii)

the Development Officer shall not release the letter of credit until an inspection of the site has demonstrated that the landscaping has been well maintained and is in a healthy condition two

1809

growing seasons after completion of the landscaping. (k)

Uniform screen fencing of a solid design and a minimum of 1.8 m (6 ft.) in height shall be provided along the south property line of Lot 12B to the satisfaction of the Development Officer.

Parking shall be provided and located to the satisfaction of the Development Officer and City Engineer as follows;

(n)

(i)

all residential parking shall be provided at a minimum of 1.5 stalls per 2-bedroom dwelling unit and 1.75 stalls per 3-bedroom dwelling unit or larger;

(ii)

all parking, including guest parking, shall be provided in accordance with Section 66A of the Land Use Bylaw; and

(iii)

all parking shall be underground with the exception of some guest parking which may be located at grade to the satisfaction of the Development Officer.

Prior to approval of any development permit application, the applicant shall provide the following in accordance with the Public Works Department requirements, to the satisfaction of the Development Officer in consultation with the General Manager of the Public Works Department: (i)

The development officer shall refer any application for a development permit to the Water Branch of Public Works to ensure that the water supply is adequately designed for fire protection.

This includes the preparation and submission of water network hydraulic analysis report at the developer/owners expense;

(ii)

any changes to the existing configuration of water plant would be at the developer/owners expense.;

(iii)

the development shall meet the standard of water supply as per the City of Edmonton's, Servicing 1810

Standards manual to the satisfaction of the General Manager of Public Works. (o)

Prior to approval of any development permit application, the applicant shall provide the following in accordance with the following Transportation Department requirements, to the satisfaction of the Development Officer in consultation with the General Manager of the• Transportation Department: (i)

the Development Officer shall refer any proposal for development to the Transportation Department for review, and shall require that any improvements be made to the adjacent roadways to the satisfaction of the Transportation Department in consultation with Groat Estate Residence Association; and

(ii)

the development shall meet the satisfaction of the General Manager of the Transportation Department; and

(iii)

any changes to the existing configuration of the roadway network would be at the developer/owners expense.

(P)

No parking, loading, storage, trash collection, outdoor service or display area shall be permitted within a required area. Parking, loading and trash collection areas shall be located in such a manner as to be screened from view from adjacent sites and public roadways in accordance with the provisions of Section 69.3 to the satisfaction of the Development Officer,

(q)

Signs shall be allowed in this District as provided for in Schedule 79B and in accordance with the general provisions of Sections 79.1 to 79.9, inclusive, of the Land Use Bylaw.

(r)

Developments in this District shall be evaluated with respect to compliance with the General Development Regulations of Sections 50 to 70, inclusive, of the Land Use Bylaw, where such General Development Regulations have not been superseded by the Development Criteria of this District.

1811

(s)

DC5.283.5.

The Development Officer may grant relaxations to the General Development Regulations contained in Section 50 to 79, inclusive, of the Land Use Bylaw and the other Development Criteria provisions set forth in this District, if, in his opinion, such a variance would be in keeping with the General Purpose of the District and would not adversely affect the amenities, use and enjoyment of neighbourhood properties.

Additional Development Criteria for Specific Uses (a)

Conversion of Single-detached dwellings to Professional Offices shall be in accordance with Section 88 of the Land Use Bylaw.

(b)

Single-detached Housing shall be developed in accordance with the provisions of the RF1 District, as defined in Section 110 of the Land Use Bylaw.

(b)

Offices-in-the-Home shall be developed in accordance with Section 84 of the Land Use Bylaw.

(c)

Homecrafts shall be developed in accordance with Section 85 of the Land Use.

BYLAW 10143

1 ..........1

197) L.

VA

Proposed Redistricting from RF1 & DCS to DCS

A N

Maximum Permitted Ha ston Area: 0

0 0 0 0 II le

21 ale 1814

APP3ndiA

Proposed Building Height Limitations

appendin2 Conceptual Illustration of Tiered Effect InV5nded by Sloped Roofs •

SECTION DC5.37

SITE SPECIFIC DEVELOPMENT CONTROL DISTRICT

General Purpose

Bylaw #7635 1984 09 18

To provide a Site Specific Development Control District to accommodate low intensity commercial development which will be compatible with the adjacent residential and commercial area.

Amended by Bylaw #10691 May 24, 1994 DC5.37.2.

Area of Application Lots 13 and 14, Block 34, Plan XXII-B, located on the southeast corner of 102 Avenue and 125 Street, GROAT ESTATE.

DC537.3.

ilaQa (a) (b) (c) (d) (e) (f) (g)

(h) (i) (i) (k) (1) DC5.37.4.

Business Support Services Commercial Schools Health Services Personal Service Shops Professional, Financial and Office Support Services Private Art Gallery Equipment Rentals, provided that all equipment and goods for rent are contained within an enclosed building Gas Bars General Retail Stores Household Repair Services Major and Minor Alcohol Sales Minor Eating and Drinking Establishments

Development Criteria (a)

The maximum floor area ratio shall be 1.0.

(b)

A landscaped yard, a minimum of 3 m (9.8 ft.) in width shall be provided along the southern portion of the site, extending from 125 Street to the eastern portion of the site, and solid screen fencing 1.84 m (6.1 ft.) in height be provided abutting the residential district to the south.

156

(c)

A minimum yard of 3 m (9.8 ft.) shall be provided adjacent to 125 Street.

(d)

The maximum building shall not exceed 5.5 m (18.0 ft.), nor 1 storey.

(e)

Urban design techniques shall be utilized to minimize the perceived impact and massing of the development and those techniques may include, among others, the following: (i)

setback variation to the facade;

roof treatment such as sloping and terracing; (iii) choice of exterior materials and colours; and (ii)

(iv) landscaping. (f)

No parking, loading, storage, trash collection, outdoor service or display area shall be permitted within a required yard. Loading storage and trash collection areas shall be located to the rear or sides of the principal building and shall be screened from view from adjacent sites and public roadways in accordance with the provisions of Section 69.3. If the rear or sides of the site are used for parking, an outdoor service or display area, or both and abut a residential district or a lane servicing a residential district, they shall be screened in accordance with the provisions of Section 69.3.

(g)

The loading area should be located to the rear of any structure, abutting the lane and away from the adjacent residential development, with size and location of the loading area provided to be in accordance with the provisions of Section 65 of the Land Use Bylaw.

(h)

Air conditioning and other mechanical equipment shall be located away from adjacent residential development, to the satisfaction of the Development Officer, in order to minimize the 157

negative impact (i.e., noise) upon the adjacent residential area. (i)

Gas bars shall be developed in accordance with the Vehicular-Oriented Uses regulations of Section 82 of the Land Use Bylaw. Furthermore, any gas bar development shall: (i)

be located within the northeast corner of the site and not exceed 3,000 sq. ft. coverage;

(ii)

shall contain a maximum of 1 pump island not exceeding 2 individual pumps;

(iii) shall not be developed independently, but rather as a part of a comprehensive commercial redevelopment of the whole site. (j)

Development in this district shall be evaluated with respect to compliance with the General Development Regulations of Sections 50-79 inclusive of the Land Use Bylaw.

(k)

Signs shall be allowed in this district as provided for in Schedule 79C and in accordance with the general provisions of the Sections 79.1 to 79.9 inclusive to the Land Use Bylaw.

(1)

Major and Minor Alcohol Sales shall be developed in accordance with Section 98 of the Land Use Bylaw.

158

SCHEDULE "A"

IL

DC5 TO DC5 BYLAW 7635 •

C rtified a

ir copy of Schedui.o "ed t in Bylaw No.,763., •y

Cicy. Clerk

SECTION DC5.84

SITE SPECIFIC DEVELOPMENT CONTROL DISTRICT

Bylaw #8186 May 13, 1986

DC5.84.1.

General Purpose To provide a Site Specific Development Control District to accommodate low intensity commercial development which will be compatible with the adjacent residential and commercial areas, and will complement the existing commercial development to the east by maintaining architectural unity and providing additional parking.

DC5.84.2.

Area of Application Lots 1, 2 and 3, Plan 5445 A.M., and Lots 5 and 6, Block 39, Plan XXIIB, located on the southwest corner of 102 Avenue and 125 Street, Groat Estate.

DC5.84.3.

1110 (a) (b) (c) (d) (e) (f) (g) (h) (i) (i)

DC5.84.4.

Business Support Services Commercial Schools Health Services Personal Service Shops Professional, Financial and Office Support Services Private Art Gallery Equipment Rentals, provided that all equipment and goods for rent are contained within an enclosed building General Retail Stores Household Repair Services Minor Eating and Drinking Establishments

Development Criteria (a)

The maximum floor area ratio shall be 0.75. The size of the restaurant shall be restricted to 60 seats.

A landscaped yard, a minimum of 3 m (9.84 ft.) in width, shall be provided along the southern portion of the site, and a combination of existing trees located along the southern property line and solid screen fencing 1.85 m (6.1 ft.) in height be provided. The intent of this separation is to utilize the combination of trees and fence, with a landscaped 3 m setback, along with south yard to 384

buffer and preserve the integrity of the residential area to the south.

The developer shall provide screening of the parking lot and the development for the residents to the north. (c)

The building shall be set back from 125 Street by a minimum landscaped yard of 4.5 m (14.8 ft.), which shall include retention of the three existing evergreen trees located thereon. The parking area shall be set back from 125 Street by a minimum landscaped yard of 3 m (9.8 ft.).

The intent is to maintain a setback from the street more in keeping with that of a residential setback, so as to minimize the perception of a commercial intrusion into the residential street and neighbourhood.

(d)

A minimum landscaped yard of 1.5 m (4.9 ft.) shall be provided adjacent to 102 Avenue, which shall include retention of the four existing evergreen trees located thereon.

(e)

The maximum building height shall not exceed 7 m (22.9 ft.), nor 11/2 storeys.

(f)

The building location on this site and its design and exterior treatment shall be to the satisfaction of the Development Officer having regard to the objective of minimizing any negative impact on adjacent residential sites. Generally, the development should be L-shaped, located to the rear of the site, with blank walls along the south and west, with location in accordance with the site plan as attached hereto as Appendix I.

(g)

Urban design techniques shall be utilized to minimize the impact of the massing and siting of the buildings and the use. In particular: (i)

(ii)

the design shall complement the architectural style used on the commercial development to the east (High Street); the design and location of the buildings and the landscaping shall retain a residential character along 125 Street;

385

(iii)

the design and finishing materials of the buildings and the screening and landscaping provided along the southern portion of the site, shall ensure the privacy of residential development to the south while presenting an attractive edge to commercial uses.

(h)

No parking, loading, storage, trash collection, outdoor service or display area shall be permitted within a required yard. Loading, storage and trash collection areas shall be located to the rear or sides of the principal building and shall be screened from view from adjacent sites and public roadways in accordance with the provisions of Section 69.3.

(i)

Air conditioning and other mechanical equipment shall be located away or screened from adjacent residential development, to the satisfaction of the Development Officer, in order to minimize the negative impact (i.e., noise) upon the adjacent residential area.

(i)

The minimum number of on-site parking stalls shall be 43, with size and configuration in accordance with the provisions of Section 66.3.

(k)

Development in this district shall be evaluated with respect to compliance with the General Development Regulations of Sections 50-79 inclusive of the Land Use Bylaw. In this evaluation, the Development Officer may grant relaxations to these regulations and the regulations of this Bylaw if, in his opinion, such a variance would be in keeping with the General Purpose of this district and would not affect the amenities, use, enjoyment and value of neighbouring properties.

(1)

Signs shall be allowed in this district as provided for in Schedule 79D and in accordance with the general provisions of Sections 79.1 to 79.9 inclusive of the Land Use Bylaw. No signage shall be permitted on the east facing wall of the building in the southeast corner of the site.

SCHEDULE "A"

DC5 and RF1 to DC5 I,

BYLAW 8186

387

#1

102 AVENUE

e e

I -1,1TH TT,I ," il" •

l

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THE HIGH STREET AT GLENORA IEXISTINGI •

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rs Building Area

4

98 18 rivI.(S -2T 12 STa SOCI

D

SECTION DC5.126

SITE SPECIFIC DEVELOPMENT CONTROL DISTRICT

Bylaw #8676 Oct. 13, 1987

DC5.126.1.

General Purpose To provide a Site Specific Development Control District to accommodate low intensity commercial development which will be compatible with adjacent residential and commercial areas, and will complement the existing commercial development to the north and west by maintaining architectural continuity and providing additional parking.

DC5.126.2.

Area of Application Lots 10, 11 and 12, Block 34, Plan XXII-B; located on the east side of 125 Street south of 102 Avenue; GROAT ESTATE.

DC5.126.3. 1,1,u5 (a) (b) (c) (d) (e) (0 (g)

(h) (i) a) DC5.126.4.

Business Support Services Commercial Schools Health Services Personal Service Shops Professional, Financial and Office Support Services Private Art Gallery Equipment Rentals, provided that all equipment and goods for rent are contained within an enclosed building General Retail Stores Household Repair Services Minor Eating and Drinking Establishments

Development Criteria (a)

The maximum floor area ratio shall be 0.75.

(b)

A landscaped yard, a minimum of 1.5 m (4.9 ft.) in width, shall be provided along the southern portion of the site. Existing trees located along the southern property line shall be retained, and solid screen fencing 1.85 m (6.1 ft.) in height shall be provided.

577

(c)

The building shall be set back from 125 Street by a minimum landscaped yard of 4.5 m (14.8 ft.). The parking area shall be set back from 125 Street by a minimum landscaped yard of 1.5 m (4.9 ft.). The intent is to preserve existing trees.

(d)

The maximum building height shall not exceed 10 m (32.8 ft.), nor 21/4 storeys.

(e)

The building location on this site and its design and exterior treatment shall be to the satisfaction of the Development Officer having regard to the objective of minimizing any negative impact on adjacent residential sites. Generally, the development should be L-shaped, located to the rear of the site, with blank walls along the south, with location in accordance with the site plan as attached hereto as Appendix I.

(0

Urban design techniques shall be utilized to minimize the impact of the massing and siting of the buildings and the use. In particular:

(g)

(i)

the design shall complement the architectural style used on the commercial development to the north and west (High Street); and

(ii)

the design and finishing materials of the buildings and the screening and landscaping provided along the southern portion of the site, shall ensure the privacy of residential development to the south while presenting an attractive edge to commercial uses.

No parking, loading, storage, trash collection, outdoor service or display area shall be permitted within a required yard. Loading, storage and trash collection areas shall be located to the rear or sides of the principal building and shall be screened from view from adjacent sites and public roadways in accordance with the provisions of Section 69.3 of the Land Use Bylaw.

578

(h)

Air conditioning and other mechanical equipment shall be located away or screened from adjacent residential development, to the satisfaction of the Development Officer, in order to minimize the negative impact (i.e., noise) upon the adjacent residential area.

(1)

The minimum number of on-site parking stalls shall be 30, with size and configuration in accordance with the provisions of Section 66.3 of the Land Use Bylaw.

(i)

Development in this District shall be evaluated with respect to compliance with the General Development Regulations of Sections 50 to 79 inclusive of the Land Use Bylaw.

(k)

Signs shall be allowed in this District as provided for in Schedule 79D and in accordance with the general provisions of Sections 79.1 to 79.9 inclusive of the Land Use Bylaw.

(1)

The Development Officer may grant relaxations to Sections 50-79 of the Land Use Bylaw and the provisions of this District, if, in his opinion, such a variance would be in keeping with the General Purpose of this district and would not effect the amenities, use, enjoyment and value of neighbouring properties.

(m)

The existing house on Lot 12, Block 34, Plan XXIIB shall be retained and renovated to become a part of the low intensity commercial uses on the site.

The house will not be demolished and will be retained for its historical architectural character.

579

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SECTION DC5.160

SITE SPECIFIC DEVELOPMENT CONTROL DISTRICT

Bylaw #8997 October 25, 1988

DC5.160.1.

General Purpose To establish a Site Specific Development Control District to add one Use Class "Rapid Drive-Through Vehicle Services" to some of the Use Classes allowed under the existing CB1 District, a low intensity commercial district, and to provide site development criteria that will ensure compatibility with adjacent land uses and roadways.

DC5.160.2.

Area of Application Lot 1, Lot 2, and the north 30 feet of Lot 3, Block 34, Plan XVI, located at the southwest corner of the intersection of 124 Street and 102 Avenue, Groat Estate.

DC5.160.3. ilat5 (a) (b) (c)

(d) (e) (f) (g) (h) (i) (i) (k) (1) (m)

(n) (o) (p) (q) (r) (s)

Business Support Services Commercial Schools Equipment Rentals, provided that all equipment and goods for rent are contained within an enclosed building Gas Bars General Retail Stores up to a maximum gross floor area of 1 000 m2 (10,763.40 sq. ft.)

Health Services Household Repair Services Minor Amusement Establishments Minor Eating and Drinking Establishments Minor Service Stations Personal Service Shops Professional, Financial, and Office Support Services Auctioneering Establishments, provided that all goods and equipment to be auctioned are stored and displayed within an enclosed building Custom Manufacturing Funeral Services Greenhouses and Plant Nurseries Indoor Participant Recreation Services Minor Veterinary Services Second Hand Stores 779

(t) DC5.160.4.

Rapid Drive-through Vehicle Services

Development Criteria (a)

The maximum floor area ratio shall be 2.0.

(b)

A minimum yard of 3 m (9.84 ft.) shall be required where the site abuts a public roadway other than a lane except: (i)

where adjacent commercial buildings abut the property line to form a pedestrianoriented shopping street, no yard shall be required;

(ii)

where there is no vehicular access to the site from the public roadway the minimum yard shall be not less than 1.5 m (4.92 ft.); and

(iii)

in the case of a Minor Service Station, Gas Bar, or Rapid Drive-Through Vehicle Service the minimum yard along the north edge of the site (parallel to 102 Avenue) shall be 2.4 metres, in recognition of the existing gas pump island and associated driveway located along the north side. Any subsequent new development shall provide a minimum 3 m yard.

(c)

No parking, loading, storage, trash collection, outdoor service or display area shall be permitted within a required yard. Loading, storage, and trash collection areas shall be located to the rear or sides of the principal building and shall be screened from view from adjacent sites and public roadways in accordance with the provisions of Section 69.3. If the rear or sides of a site are uses for parking, an outdoor service or display area, or both, and abut a Residential District or lane serving a Residential District, they shall be screened in accordance with the provisions of Section 69.3.

(d)

The maximum building height shall not exceed 12 m (39.4 ft.) nor 3 storeys.

780

(e)

The Development Officer shall require, as a condition of approval, that the applicant provide an irrevocable letter of credit or a performance bond, in the amount of 100% of the established landscaping cost, the conditions of the security being that: (i)

if the landscaping is not completed in accordance with the provisions of this District and the landscaping plan, within one growing season after the completion of the development, then the amount fixed shall be paid to the City, for its use absolutely; and

(ii)

the Development Officer shall not release the Landscaping Bond until an inspection of the site has demonstrated that the landscaping has been well maintained and is in a healthy condition two growing seasons after completion of the landscaping.

(f)

Development in this District will be evaluated with respect to compliance with the general development regulations of Section 50 to 79 inclusive, of the Land Use Bylaw.

(g)

Signs shall be allowed in this District as provided for in Schedule 79E and in accordance with the general provisions of Section 79.1 to 79.9 inclusive, of the Land Use Bylaw.

(h)

The Development Officer may grant relaxations to Sections 50-79 of the Land Use Bylaw and the provisions of this District, if, in his opinion, such a variance would be keeping with the General Purpose of this District and would not affect the amenities, use, enjoyment and value of neighbouring properties.

781

DC5.160.5.

Development Criteria For Specific Use Classes (a) The following criteria shall apply to the development of a Gas Bar, Minor Service Station and Rapid Drive-through Vehicle Service: (i)

development shall comply with Section 82 of the Land Use Bylaw, and shall be substantially in accordance with Appendix 1 including the extensive provision of landscaping as shown therein;

(ii)

the Rapid Drive-through component shall not exceed one bay and shall have all its mechanical equipment within an enclosed building;

(iii)

screen fencing of a height of 1.8 m shall be provided along the south and west property lines, as shown on Appendix 1;

(iv)

the Gas Bar canopy height shall not exceed 6 m; and

(v)

the exterior facing of the building shall consist of brick, with extensive use of landscaping and brick planters, with careful attention to architectural detail (window design, etc.) to ensure that the development blends into the historical character of Groat Estate, to the satisfaction of the Development Officer.

Schedule "A"

Certified a

e copy of Schedule

Las referre t in B w No. 2' ?gr City Clerk

783

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Glenora Esso North Elevation - 102 Avenue I I 1 3.

Glenora Esso East Elevation - 124 Street 1 11.1-1_1-

SECTION DC5.176 Bylaw #9183 (as amended) June 27, 1989

SITE SPECIFIC DEVELOPMENT CONTROL DISTRICT

DC5.176.1.

General Purpose To provide a Site Specific Development Control District to expand the uses of the former RF1 (Single Detached Residential) District to include "Conversion of Single Detached Dwellings to Professional Offices" and "Conversion of Single Detached Dwellings to Low Intensity Specialty Retail Stores", and "Conversion of Single Detached Dwellings to Personal Service Shops", with appropriate development criteria for such uses to better achieve land use compatibility with adjacent residential uses.

DC5.176.2.

Area of Application Lot A, Block 34, Plan 1554 EO, including portion of lane closed by Bylaw 1653, which abuts the site at its northern limit; located on the northeast comer of Jasper Avenue and 125 Street; GROAT ESTATE.

DC5.176.3.

DC5.176.4.

Use (a)

Single Detached Housing

(b)

Homecrafts

(c)

Office in the Home

(d)

Conversion of Single Detached Dwellings to Professional Offices

(e)

Conversion of Single Detached Dwellings to Low Intensity Specialty Retail Stores

(0

Conversion of Single Detached Dwellings to Personal Service Shops.

Development Criteria (a) Development shall comply with the RF1 development regulations as contained in Section 110.4 and 110.5 of the Land Use Bylaw.

891

(b)

In considering an application for the Use "Conversion of Single Detached Dwellings to Professional Offices", the Development Officer shall ensure compliance with Section 88 of the Land Use Bylaw. There shall be no expansion of this Use Class beyond the building as existing at the time of adoption of this Bylaw.

(c)

In considering an application for the Use "Conversion of Single detached Dwellings to Low Intensity Specialty Retail Stores", the Development Officer shall ensure it is restricted to main floor/basement only, and involves retailing of specialty goods and not for general or convenience retail purposes. Further, the Development Officer may refuse such application if in his opinion it will result in increased traffic, noise and activity normally associated with general retail uses. Any facade or building exterior treatment shall maintain the single family appearance. There shall be no expansion of this Use Class beyond the building as existing at the time of adoption of this Bylaw.

(d)

In considering an application for the Use Class "Conversion of Single Detached Dwellings to Personal Service Shops", there shall be no expansion of this Use Class beyond the building as existing at the time of adoption of this Bylaw. Any facade or exterior building treatment shall maintain the single family appearance.

(e)

The following provisions also apply to Use Classes 3(d), 3(e) and 3(f): (i)

Loading, storage, and trash collection areas shall be located to the rear or side of the principal building and shall be screened from view from adjacent sites; Building facade and landscaping design shall complement the commercial lands to the north while preserving the privacy by combination of fencing/screening for the abutting residential land to the east; Development shall be in substantial accordance with Appendix I; and

(ii)

(iii)

892

The Development Officer shall require, as a condition of approval, that the applicant provide an irrevocable letter of credit or a performance bond, in the amount of 100% of the established landscaping cost, the conditions of the security being that:

(iv)

A.

B.

if the landscaping is not completed in accordance with the provisions of this District and the landscaping plan, within one growing season after the completion of the development, then the amount fixed shall be paid to the City, for its use absolutely; and the Development Officer shall not release the Landscaping Bond until an inspection of the site has demonstrated that the landscaping has been well maintained and is in a healthy condition two growing seasons after completion of the landscaping.

Development in this District will be evaluated with respect to compliance with the general development regulations of Sections 50 to 79 inclusive, of the Land Use Bylaw. (i)

Signs shall be allowed in this District as provided for in Schedule 79A and in accordance with general provisions of Sections 79.1 to 79.9 inclusive, of the Land Use Bylaw; and

(ii)

The Development Officer may grant relaxations to Sections 50-79 of the Land Use Bylaw and the provisions of this District, if, in his opinion, such a variance would be in keeping with the General Purpose of this District and would not affect the amenities, use, enjoyment and value of neighbouring properties.

893

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6.44.)

Schedule -A-

Cortifiocl A tnnt copy of Schoeitilo a_as ref4p6oci to in Bylaw 896

16L--City Cleric

SECTION DC5.197 Bylaw #9370 January 30, 1990

SITE SPECIFIC DEVELOPMENT CONTROL DISTRICT

DC5.197.1.

General Purpose To provide a Site Specific Development Control District to expand the uses of the RF1 (Single Detached Residential) District to include "Conversion of Single Detached Dwellings to Low Intensity Specialty Retail Stores", and "Conversion of Single Detached Dwellings to Personal Service Shops", with appropriate development criteria for such uses to better achieve land use compatibility with adjacent residential uses.

DC5.197.2.

Area of Application Lot 1 and part of 2, Block 35, Plan XXII, RL 2; located on the south side of Jasper Avenue between 124 Street and 125 Street; GROAT ESTATE.

DC5.1973. ilsga (a) (b) (c) (d) (e)

DC5.197.4.

Single Detached Dwellings Homecrafis Offices-in-the-Home Conversion of Single Detached Dwellings to Personal Service Shops Conversion of Single Detached Dwellings to Low Intensity Specialty Retail Stores

Development Criteria (a)

Development shall comply with the RF1 regulations contained in Sections 110.4 and 110.5 of the Land Use Bylaw.

(b)

In considering an application for the Use Class "Conversion of Single Detached Dwellings to Personal Service Shops", there shall be no expansion of this Bylaw. Any facade or exterior building treatment shall maintain the single detached appearance.

(c)

In considering an application for the Use Class "Conversion of Single Detached Dwellings to Low Intensity Specialty Retail stores there shall be no expansion of this Use Class 1041

beyond the building as existing at the time of the adoption of this Bylaw. An facade or building exterior treatment shall maintain the single attached appearance. The Development Officer shall ensure the commercial activity is restricted to retail purposes. Further, the Development Officer may refuse such application if in his opinion it will result in increased traffic, noise and activity normally associated with general retail uses. (d)

(e)

The following provisions also apply to Use Classes 3(d) Conversion of Single Detached Dwellings to Personal Service Shops and 3(e) Conversion of Single Detached Dwellings to Low Intensity Specialty Retail Stores. (i)

Loading, storage, and trash collection areas shall be located to the rear or side of the principal building and shall be screened from view from adjacent sites;

(ii)

The Development Officer shall require, as a condition of approval, that the applicant provide an irrevocable letter of credit or a performance bond, in the amount of 100% of the established landscaping cost, the conditions of the security being that: A.

if the landscaping is not completed in accordance with the provisions of this District and the landscaping plan, within one growing season after the completion of the development, then the amount fixed shall be paid to the City, for its use absolutely; and

B.

the Development Officer shall not release the Landscaping Bond until an inspection of the site has demonstrated that the landscaping has been well maintained and is in a healthy condition two growing seasons after completion of the landscaping.

Any development shall comply with Section 811 North Saskatchewan River Valley and Ravine System Protection Overlay of the Land Use Bylaw.

1042

(f)

Signs shall be allowed in this District as provided for in Schedule 79A and in accordance with general provisions of Section 79.1 to 79.9 inclusive, of the Land Use Bylaw.

(g)

Development in this District will be evaluated with respect to compliance with the general development regulations of Sections 50 to 79 inclusive of the Land Use Bylaw.

(h)

The Development Officer may grant relaxations to Sections 50-79 of the Land Use Bylaw and the provisions of this District, if, in his opinion, such a variance would be in keeping with the General Purpose of this District and would not affect the amenities, use, enjoyment and value of neighbouring properties.

1043

Schedule "A"

Crtificd a .o cz,ny of Schoduio dcl :o in City Clork

1044

14M4t4e01Q 38 Proposed Bylaw No. 10691, being an Amendment to Various Sections of Volume II of Part IV of the Edmonton Land Use (Bylaw No. 5996) to Add the Major and Minor Alcohol Sales use classes and related development regulations to selected DC5 (Site Specific Development Control) Districts.

RECOMMENDATION:: That attached Bylaw No. 10691, a bylaw to amend Various Sections of Volume II of Part IV of the Edmonton Land Use (Bylaw No. 5996) to Add the Major and Minor Alcohol Sales use classes and related development regulations to selected DC5 (Site Specific Development Control) Districts be approved.

HISTORY At the November 15, 1993 meeting of City Council Third Reading was given to Bylaw No. 10581, as amended. Bylaw No. 10581, amended the Edmonton Land Use Bylaw to create Major and Minor Alcohol Sales Use Classes and related development regulations and incorporate the same into selected standard industrial and commercial land use districts.

At this same meeting, Council passed the following motion: "That the Planning and Development Department prepare a bylaw amending the Land Use Bylaw to amend the Direct Control District by adding Major and Minor Alcohol Sales as permitted or discretionary uses to the bylaw."

REPORT In part, the discussion held by City Council on November15, 1993 regarding bylaw No. 10581 concerned the matter in which Major and/or Minor Alcohol Sales use classes and related development regulations were to be applied to selected industrial and commercial land use Districts. An important criterion in determining to which standard land use districts these new use classes would be added was whether or not the particular district included an existing opportunity for General Retail uses. In the case of the CSC District, another important criterion in determining whether a particular site was suitable for the development of Major and/or Minor Alcohol Sales use class was whether the site area was greater than or less than 2 hectares.

Through the adoption of Bylaw No. 10581, the newly created Major and Minor Alcohol Sales use classes and related development regulations have been incorporated into several standard land use districts of the City of Edmonton Land Use Bylaw as indicated in Table 1.

W13/ 940038 Table 1. Standard Land Use Districts in which Major and Minor Alcohol Sales are Permitted and/or Discretionary Uses Classes.

Land Use District

Major Alcohol Sales

Minor Alcohol Sales

CSC (Shopping Centre)

Permitted on sites 2 ha or larger.

Discretionary on sites less than 2 ha.

Permitted on site 2 ha or larger.

Discretionary on sites less than 2 ha.

Discretionary

CB1 (Low Intensity Business) CB2 (General Business)

Discretionary

Discretionary

CHY (Highway Corridor)

Discretionary

Permitted

Discretionary

Permitted

Discretionary

Discretionary

Permitted

Permitted

CO (Commercial Office) CMX (Commercial Mixed Use) IB (Industrial Business)

While standard land use districts are structured such that a particular use class opportunity can be considered upon either a permitted or discretionary basis, DC5( Site Specific Development Control) Districts contain only "listed use class opportunities". As such, there is no basis under the DC5 District upon which Major and/or Minor Alcohol Sales use class can be distinguished as either permitted or discretionary.

Accordingly Bylaw No. 10600 was approved and added Major and/or Minor Alcohol Sales use classes into selected DC5 Districts that were greater than 2 hectares in area. Also under Bylaw No. 10600, 2 sites at 153 Ave/97 St (DC5 124) and Calgary Trail Southbound (DC5 11) were referred back to the Administration for further review.

In advancing proposed Bylaw No.10691 for Council's consideration, the following notification procedures were completed: 1.

2.

3.

4.

Letters of notification were mailed to the owners of the properties of the affected DC5 Districts; Public Notices were mailed to all property owners within 60 metres of the site of an affected DC5 District; Public Notices were mailed to the President of each Community League which abuts the site of an affected DC5; and A Public Notice was placed in the Edmonton Sun newspaper.

While the DC5 Districts proposed to be amended under this bylaw all meet the criteria of having General Retail as an allowable use class and are under 2 hectares in size, it is the opinion of the Department that it would be inappropriate to add Major and/or Minor Alcohol

Limi 940038 Sales use classes and related development regulations to all sites under 2 hectares without the careful review to ascertain their suitability for these use classes.

This Bylaw is to add Major and/or Minor Alcohol Sales use classes into selected DC5 Districts that are less than 2 hectares in area and that meet the selected criterion as established by the Planning and Development Department as suitable locations for these 2 use classes. The administration has prepared a list of DC5 Districts that will have the Minor Alcohol Sales Use Class added and a list where both Major and Minor Alcohol Sales use classes will be added (refer to the attached schedules).

As noted above , 2 sites were referred back for further review. The site on 97 St and 153 Ave has been considered under the same criteria as all DC5 Districts under 2 hectares with General Retail as an allowable use and the Department has recommended the addition of Minor Alcohol Sales. The owner of the site on site on Calgary Trail (DC5 11) has written to the Department requesting that no Alcohol Sales use classes be added to the allowable use classes

JUSTIFICATION Bylaw No.10691 will incorporate the Major and/or Minor Alcohol Sales use classes and related regulations in all DC5 Districts which includes General Retail as an allowable use and a site area of less than 2 hectares based on the Enclosure Ha, except as noted above. Should Council wish to exclude certain sites based on the Planning and Development Department's preliminary analysis and recommendations as contained in Enclosure II, then each item that Council so deems would require a formal motion to be deleted from Bylaw No.10691 ENCLOSURES Ha List of DC5 sites considered for addtion of Major and Minor Alcohol Sales use classes. lib List of DC5 sites considered for addtion of Minor Alcohol Sales use classes.

Written by: Donald Read Approved by: Bruce Duncan( Planning and Development Department February 25, 1994

ENLOSURE H •BYLAW NO. 10143 FILE: LUB/91-99 GROAT ESTATE DESCRIPTION:

LEGAL DESCRIPTION:

1.

AMENDMENT .:tO the . Groat Estate Implementation,PlanfOr . . the area generailyrsOuth-of 102 Avenue, east of 'Clifton Place; and

2.

LAND USE BYLAW AMENDMENT frOmAF1,(Single Detached Residential) District and DC5 (Site Specific Development Control) District to DC5, (Site Specific Development Control) District; GROAT ESTATE

Lots 7, 8,9 and 10, Block 39, Plan 577 MC, Lots 3 and 4, Block 39, Plan XXIIB, and Lots 12A and 12B, Plan 782 2394

LOCATION:

Located at 125 Street and Clifton Place

APPLICANT:

Mackenzie Associates Consulting Group Ltd. 10102 - 105 Street Edmonton, Alberta

OWNERS:

Clifton Gate Properties 10156 Clifton Place Edmonton, Alberta M and A Kohut 10142 Clifton Place Edmonton, Alberta Clifton Corporation 10102 - 125 Street Edmonton, Alberta

ACCEPTANCE OF APPLICATION: EXISTING DEVELOPMENT:

LANTP USE DESIGNATION:

October 11, 1991, revised May 21, 1992 Single Detached Residences, conversion of single detached residential to professional office under Section 88 of the I 4 Use Bylaw

RF1 (Single Detached Residential) District and DC5 (Site Specific Development Control) District

1

BYLAW NO. 10143 FILE: LUB/91-99 GROAT ESTATE PLANNING AND DEVELOPMENT DEPARTMENT'S RECOMMENDATIONS: I

That the proposed Resolution amending the Groat Estate Implementation Plan, as outlined in Enclosure Ha be adopted.

That the Bylaw to redistrict this site from RF1 (Single Detached Residential) District and DC5 (Site Specific Development Control) District to DC5 (Site Specific Development Control) District, as per Enclosure IIb, be APPROVED. That the applicant be advised of the requirements of the Transportation and Public Works Departments as indicated in the report.

•

BYLAW NO. 10143• FILE: LUI3/91-99 GROAT ESTATE DISCUSSION 1.

The Application This application includes two amendments. The first amendment is a proposed resolution amending the Groat Estate Implementation Plan for the area of Groat Estate south of 102 Avenue east of Clifton Place. The amendment would recognize the opportunity for long term medium density multiple family residential development for the area on the east side of Clifton Place.

The second amendment is to redistrict two 'individual sites from RF1 (Single Detached Residential) District and DC5 (Site Specific Development Control) District to DC5.

(Area A and B) (see attached map.)

Area A is located on the east side of Clifton Place south of 102 Avenue. Area B is located on the west side of 125 Street north of Jasper Avenue. The applicant's intent is to develop multiple family residential in Area A and apartment housing on Area B. The conversion of the proposed multiple family dwellings abutting 102 Avenue to professional offices or artist studios is also proposed in Area A.

2.

Site and Surrounding Area The site of the redistricting encompasses two sites (Area A =3,327 in2, Area B = 3,247 m2) occupied by single detached dwellings in fair to good condition.

For Area A, the surrounding land uses are as follows. To the north across 102 Avenue is vacant land and a single storey restaurant districted RA8 and CB1 respectively. To the immediate east of the site, across the laneway, is the Area B and a commercial development known as "High Street" on lands districted DC5. Lands to the west and south are developed with single detached housing in a cul-de-sac format (Clifton Place) on lands districted RF1. Lands to the west across Clifton Place are also districted A (Metropolitan Recreation) District and form part of the North Saskatchewan River Valley and Ravine System.

View of site looking northeast from Clifton Place south of 102 Avenue (Area A).

BYLAW NO. 10143 FILE: LUB/91-99 GROAT ESTATE For Area B, the surrounding land uses are as follows. The properties to the north along 125 Street, extending to 102 Avenue, have been redistricted to DC5 to accommodate the commercial proket known as "High Streer. Land to the west across thelaneway is Area A and is developed with single family housing in a cul-de-sac format (Clifton Place) and districted RF1. To the east, fronting Jasper Avenue, are lands districted DC5 accommodating high rise apartments. To the east across 125 Street is a single family dwelling districted DC5 to accommodating a personal service shop.

View of site looking northwest from 125 Street and Jasper Avenue (Area B).

ANALYSIS 1.

Compliance with Approved Plans The site is located wiihin the Groat Estate Implementation Plan, which was first approved

by City Council on October 14, 1977. The primary emphasis of the Plan is to retain the 124 Street comniercial strip and to preserve the existing stable low density residential development located within Groat Estate.

However, in August, 1988, City Council approved an amendment to the Groat Estate Implementation Plan for a small -,nclave of land south of 102 Avenue fronting onto both 125 Street and Jasper Avenue, which includes Area B, to allow medium density residential, given the proximity to the downtown and the declining single family environment. The amendment further recommended that "redistricting to medium density residential be encouraged through the use of direct control". "The intent and provisions of the future direct control provisions will ensure that the eventual built form of apartment development reflects a style of larger single family structures as opposed to

•BYLAW NO. 10143 FILE LUB/91-99 GROAT ESTATE conventional walk up design." The amendment also "recognized the need and opportunity to reuse the existing structures for other purposes" prior to redevelopment. The reuse would be, "through direct control, sensitive to traffic impact and parking." It thereby limits the commercial opportunities to low intensity commercial redevelopment.

During previous City Council discussions regarding earlier DC5 applications, the Groat Estate Residents' Association (GERA) indicated its support of a proposal to encourage medium density residential and professional office conversion in the balance of this RF1 enclave.

The applicant has also proposed to extend the 1988 amendment of the Groat Estate Implementation Plan to include Area A to allow the development of multiple family housing. It is the opinion of the Planning and Development Department that extension of the Groat Estate Implementation Plan amendment to include Area A is acceptable given the declining single family residential neighbourhood.

Given the above, the Resolution to amend the Groat Estate Implementation Plan is also on this City Council agenda to amend from single family residential to medium density multiple family residential for the balance of the RF1 lands in Area A. The Resolution also recognizes Council decisions respecting previous redistricting applications for other residential projects in this area. Third Reading of the redistricting Bylaw should not be granted until such time as City Council has adopted the Resolution to amend the Groat Estate Implementation Plan for this area.

In addition, the proposal to redistrict Area B to DC5 to allow the development of apartment housing (similar to RA9 in terms of proposed floor area ratio) is not fully consistent with the approved amendment to the Groat Estate Implementation Plan, in terms of the height and maximum floor area ratio proposed. However, the restrictions imposed by the development criteria with respect to density, height, and yard setbacks will result in an overall development that is slightly higher than the typical RA8 form of development but not to the full extent of the high rise district (RA9). Furthermore, the DC5 District is consistent in terms of height and density with the DC5 District (246) as previously approved in Bylaw No. 9566.

2.

Land Use Compatibility and Appropriateness of the Proposed District The DC5 District allows for residential development to the maximum density of 325 units per hectare and maximum height of 10 storeys for Area B. For Area A, the DC5 District allows row housing or stacked row nousing to a density of 62 units per hectare and 2 1/2 storeys in Area A. The DC5 District contains building and overall site design criteria in order to ensure that residential development is compatible with surrounding land uses and respectful of the character of Groat Estate. The inclusion of the opportunity to utilize single family structures as professional offices or artist studios in proximity of 102 Avenue should not detract from the character of the area nor jeopardize the ultimate redevelopment opportunities for medium density residential.

BYLAW NO. 10143 FILE: LUB/91-99 GROAT ESTATE 3.

Transportation and Utilities The Public Works Department advises that development shall be in accordance with the Public Works Department requirements, to the satisfaction of the Development Officer in consultation with the General Manager of the Public Works Department and shall include the following conditions: (i)

The development officer shall refer any application for a develoPment permit to the Water Branch of Public Works to ensure that the water supply is adequately designed for fire protection. This includes the preparation and submission of water network hydraulic analysis report at the developer/owners expense;

(ii)

any changes to the existing configuration of water plant would be at the developer/ owners expense; and

(iii)

the development shall meet the standard of water supply as per the City of Edmonton's, Servicing Standards manual to the satisfaction of the General Manager of Public Works.

The Transportation Department advises that the applicant will be responsible for all costs associated with roadway modifications, including drainage, deemed necessary as a result of the redistricting. Detailed access and minor roadway improvements will be dealt with at the development permit stage. Transportation further advises that they support the application with the condition that the redistricting district include the proviso that the Development Officer refer any proposal for development to the Transportation Department for review and shall require that any necessary improvements be made to the adjacent roadways to the satisfaction of the General Manager of the Transportation Department in consultation with the Groat Estate Residents Association.

Furthermore, the Transportation Department advises that sufficient off-street parking as per the Land Use Bylaw must be provided, given the history of parking problems in the area.

4.

Impact on Community Infrastructure The School Boards, the Community and Family Services Department, and the Parks and Recreation Department have no outstanding concerns in response to this application.

S.

Surrounding Property Owners' Concerns No comments were received from surrounding property owners in response to the City's second letter of notification of this application.

ApPendi3c':A (Proposed GEIP Amendment, by inserting Section 4a in Chapter II Land Use (p. 2.7 of the Plan).)

SECTION 4a Clifton Place, South of 102 Avenue This Section applies to lands outlined in Figure 4a' below:

102 AVE.

(Hi

111111

The Groat Estate Implementation Plan (GEIP), adopted by City Council in October 1977, identified lands outlined in Figure 4a as appropriate for single family residential development. The lands were districted R-1, and later RF1, consistent with the Plan.

However, between 1984 and 1988, City Council approved a series of redistrictings from residential to site specific commercial (via the DC5 District) on lands in this area, just south of 102 Avenue along 125 Street. Commercial developments known as "High Street" have been approved on these sites on three occasions.

In addition, Council redistricted to DC5 a single lot located at the northeast corner of 125 Street and Jasper Avenue to allow for conversion of the dwelling to professional offices or limited retail use. The Groat Estate Plan has been amended on four occasions (Map 7 only) to reflect these redistrict ings.

As a result of these City Council decisions and a declining RF1 single family environment as a result of increased traffic, on-street parking problems and other commercial land use impacts, an amendment to the Plan's policies is appropriate for this area.

67

e

Lands along 125 Street south.ofthe-High Street prOieCts. ,.:are.considered , , appropriate for redevelopment to mediUm -density.residential, given the proximity to downtown- and the . declining • single .:.family: environment.: Furthermore, the lands South of 102Avenue and past Of Clifton. Place. areconsidered appropriate for the development of multiple. family residential. It is recommended that redistriCtings. froM.R.F1 to medium density residential and 'multiple "family :residential be encOuraged, through the use of Direct Control. The intent and provisions of future Direct Control provisions Will be to ensure that the eventual built form reflect a'style of larger single family structures as opposed to low rise apartmentS. This reflection will therefore address roof lines, window size and design, finishing material and building bulk. The Direct Control provisions should also address issues of landscaping-and:parking locations againattempting to create the style of turn of the century "estate" development.: The height and density of development should be compatible:with-the Surrounding land uses.

The Plan also recognizes that there may be need and:OpportUnity'tpretse: the existing structures within this area for purposes otherthansingle family homes Prior to the Opportunityto::deVeloPapartment housing arises. This Plan therefore recommends that any consideration for re-use of existing buildings be implemented through DixeCt Control provisions which would be sensitive to any negative impacts'SUch:a$ traffic and parking, and would be significantly limited in terms.ofuSe:andcharacter change provisions such that the overall Character Of the area :remains residential.

Unrestricted commercial opportunitieS, should: not move further south or west than the existing High:Street projects. -

•

•

IRYLAW..NO:::.1..01,43 • :FILE. • . LUB/91-99 . .•:. .:•• • GROAT ESTATE •: •

The Groat Estate Residents Association (GERA) support the redistricting. GERA also supports the Resolution to amend the Groat Estate Plan to recognize these and other changes to this enclave of Groat Estate as advised by the enclosed letter dated April 20, 1992 (Enclosure lid).

JUSTIFICATION

The amendment to the Groat Estate Implementation Plan provided in the attached Resolution recognizes the successful developmznt of residential uses on the eastern portion of Clifton Place and provides policy direction for uses which are more compatible with the commercial and residential developments than the existing single family policy.

The redistricting of a portion of the residential enclave to DC5 implements the policy intent contained in the Resolution of the lands controlled by the applicant.

The Planning and Development Department recommends the application to redistrict from RF1 and DC5 to DC5 be APPROVED as it will allow for medium density and multiple family residential development which is generally compatible with surrounding land Uses and is generally consistent with the policies of the Groat Estate Implementation Plan.

The Planning and Development Department recommends approval of both amendments as they will result in both policy and implementation direction for land uses complementary to the overall Groat Estate Plan.

ENCLOSURES

ha Proposed Resolution Amending the Groat Estate Implementation Plan lib Proposed DC5 District Ik Maps lid Letter from D. Thomas

Written by: D. Read Approved by: Bruce Duncan Planning and Development Department July 8, 1992

APPENDIX B

GROAT ESTATE PLAN RECOMMENDED AMENDMENT RC-1 + !Li LJLJ L_JLJ LJL1 LJLJ L

C2

LEGEND . AREA UNDER LAND USE CLASSIFICATKDN GUIDE MI UNCLASSIFIED 7 DIRECT CONTROL (CROSS REFERENCE SECTION 4a, PAGE 2.7)

PLANNING AND BUILDING

AUGUST 1988

Enel;Dgyx,c,_, ILK

Area A: DC5 (Site Specific Development Control) District dated July 9, 1992

1.

General Purpose To establish a Site Specific Development Control District to accommodate the development of, a Medium 'density :multiple family residential development, with :Site specific :development controls designed to be compatible with the scale And use of the surrounding development and result in a high quality development appropriate for the site..

2.

Area of Application (known as Area A) Lots 7, 8, '9', and 1.0 in Block 89, plan 577 $,C:. located South of 102 Avenue and east. of Clifton Place, Groat Estate. (hereinafter:deacribed as Lots 7, 8, 9, and 10.

3.

Uses (a) Single Detached Housing where lawfully .existing'.:at the time of the adoption Of this bylaw, (b) Row Housing; (c) Linked Housing; (d) Stacked Row Housing;. (e) Residential Sales Centre; (f) Professional Offices and Artists Studios as specified in Section 5: (a). (g) Homecrafts; and (h) Offices-in-the-Home

4.

Development Criteria (a) Single-detached HO4Sing shall be developed in accordance with the provisions of the:RFT District, as defined in Section 110 of the Land Use Bylaw. (b) Overall site development for row/linked and or., stacked row housing shall be in accordance with the principles and criteria established. herein for multiple family housing which follow. • (c) The maximum overall density shall' be 64: dWeliingaiha (26 dwellings/acre). (d) The maximum height shall not exceed TO m .(.32.:Vft.A nor 2 1/2 storeys. (e) Row Housing or Linked Housing shall be designed in accordance with the following criteria: i)

buildings shall be oriented on site to front onto Clifton Place in order to create WattractiVe west-facing facade and reduce the impact upon theedjacent single detached dwellings: south on Clifton Place; ii) the existing landscaped buffer situated west Lots 9 and 10 on Clifton Placa shall be retained and enhancedto act as a landscape buffer; iii) vehicular access to Area A shall be restricted to rear access Lots 9 and 10 only;

• iv) vehicular access to Area.A shall be restricted to a maxiMum. Icir t4p-7 of one vehicular front access Onto Clifton'Place,, and 8; • all buildings Shall .reflect the traditional residential v) character of the area by incOrporating:i*aked roofs', gables, archway-style doors; %-etC:, and attempt td..create . grOuri&, related Street-oriented reSidentialunitsthat are compatible with the single detaChed'clwellingttO.the!southand west, and v)

all exterior finishing material must%be'Of A high quality, durable and attractive in appearance; all exposed building faces shall have consistent andhatmoniousexterior finishing materials WhiCh:ehall:.includeelementt'of brick to reinforce the architectural character of theneighboUrhoOdthathaa - been established by the High : Street project and other recent: development In the area;

. - 4:.5- m(14:8 for.J.,ots,.7: and 8 (f) The minimum front yard shall be.: from Clifton Place and 102 Avenue and may bereduCed.to for Lots 9 and 10 only atthe.discretiPi04. the Development Officer, uhere the separation space lsprovidd'in accordance with:peCtion 58 of the Land useBy1414'4n4,4abere.'the windows and Private 04t4o9r:: Amenity Areas Of the: first storey wall havelpeehlocated; designed: and screened so as to prevent overlookinbypedestrians in the dwelling. (g) The minimum rear yard shail.be 7.5m t24A.,ftend,..may:be reduced to 1m (3.3 ft.) at the discretion of the Development Officer:, where the first storey of the dwelling unit contains only non habitable rooms and/or a garage and where the second storey contains A balcony over the first storey in the dwelling.. (h) The minimum side yard shall be2m (6.6 ft.) except:where the side yard abuts a flanking public roadway other that a lanewayi not less than 4.5m ( 14,8 ft) shall be provided. (i) To ensure that a high standard of appearance is achieved for theentire site, detailed landscaping plans•shall be.submitted with the initial Development Permit application for approval by the Development Officer in consultation with the Parks. and Recreation Department. ./Ich landbaaping plArT shall be in:;accordance wit Section E.9 of: the Land.. Use. Bylaw and shall be to the satisfactic5i1 of the neirdldpment . Qt4cOr j)

A mini9m Private Outdoor AmenitTAX00,.shallbeprovided,at grade, of 15 m (161.46 sq. ft.) per Dwelling Unit shall be provided.

k)

Except for developments where all Dwellings have frontage on a public roadway, or those Which COntain less than 20 Dwellings, a minimum of 2.5 le (26.9 sq. ft.) of Amenity Area per Dwelling shall be provided and be developed as Children's .play space Or Other communal recreational space, and be aggregated into areas of not less than 50 se (538.0 sq. ft.).

(1)

The Development Officer shallrequire, as a:Condition of approval, that the applicant provide an irrevocable letter of credit in the amount of 100% of the established -landscaping cost, the conditions of the security being that;

i)

if the landscaping is no.t Completed:inaccotdande.:...with. the: PrOViSicglafthisisDistript,andthelandsCapi4g:planithin on6.4toWing:SeASOnsfter the completion Of:thedevOlOpMent-; thenithS:amoUnt 'fixed be, paid:io-theitYfor:: its use absolutely, and

ii) the Development Officer shall not the letter of credit Until an inspection :Of the Site,:has:demonSttatedithat"tha landscaping has been well maintained and is in 4: healthy condition two growing seasons after completion of ....the landscaping. (m)

Fencing Of a non-solid design and a. minimum of 1m (3..3 ft.) in height shall be providedalong the westpropertTline"of Lots 9 and tO to the satisfaction pf the Development Officer.

(n) Parking shall be providedHand located to the satisfaction of the Development Officer and City Engineer as follows: i)

all parking, including guest parking shill be: provided in accordance with Section '66A of the LandUstaEylaw; and • • ii) parking for the:professional offices shall be provided at a minimum of 3,4 per 100m2 (1:2 per 100 of gross floor area in the building . (o) Prior to approval of any development permit application, the: applicant shall provide the following in accordance with the Public Works Department requirements, to the satisfaction of the Development Officer In consultation with the General Manager of the Public Works Department: i)

The development officer shall refer any application for a development permit to the Water Branch of Public Works to ensure that he water supply is adequately designed for fire protection. This includes the preparation and submission of. water network hydraulic analysis report: at the developer/Owners expense;

ii) any Changes to the existing:cOnfiguration of water plant would be a the developer/owners/ expense.; iii) the development shall meet #1e:standarctofwater supply as per the City of Edmonton's., Setvicing Standards manual to the satisfaction of the General manager of. PUblic_Morks. (p) No parking, loading, storage, trash collection, outdoor service or display area shall be permitted within a requited area, Parking, loading and trash collection areas shall be located in such a Manner as to be screened from view from adjacent sites and public roadways in accordance with the provisions of Section 69.3 to the satisfaction of the Development Officer. (q) Signs shall be allowed in this DiStriCt as provided for in Schedule 79B and in accordance with the general provisions of Section8 19,1 to 79.9, inclusive, of the Land Use Bylaw. (r) Developments in this District shall be evaluated with respect to. compliance with the General Development Regulations of SectiOnS::51) to 70, inclusive, of the Land Use Bylaw, Where such General

Development Regulations have not been 4uperseded"by the Development Criteria of this Distridt. (s)

5.

The Development Officer may . grant- relaxations to the General Development Regulations contained in. Sections'50:..td.79,'-inclusive; of the Land Use .Bylaw and the other Development Criteria provisions set forth in this District, if, in his opinion, such a Variance': would be in keeping with the -General. Purpose of the District and would not adversely affect the amenities, Use and enjoyment of neighbourhood properties.

Additional Development Criteria for Specific Uses (a) Professional Offices and Artists Studios shall only be permitted:1n Row, linked or Stacked Bow Housing units located along the east and. north edges of the Area A, adjAdent:to,- or accessed from the lane or 102 Avenue. (b) Offices-in-the-Home shall be developed in accordance with Section 84 of the Land Use Bylaw. (c) Homecrafts shall be developed in accordance with Section 85 of the Land Use.

Area B: DC5 (Site-Specific Mevelopmeht Control) DiStrict 1

General Purpose To establish a Site Specific Development:Control District tp acdoMmodate the development of a hi-rise residential development, with site Specific development controls designed to be compatible Witirthe scale and use Of the surrounding lands and result in a high quality development appropriate: for the site.

2.

Area of Application (known as Area B) Lots 3 and 4 in Block 39, Plan XXI;B, and Lots 12A and 12B, Plan 7822394, on the west side of 125 Street and-its' intersection with Jasper Avenue, Groat Estate (hereinafter refOreel,t0::as Lots 3, 1, 12A, and I2H).

3.

Uses (a) (b) (c) (d)

Apartment Housing; Row Housing; Stacked Row Housing; Single Detached HitaiSing where lawfully existing at the time of the adoption of this bylaw; and (e) Conversion of Single Detached dwellings to Professional Offices; restricted to residential structures existing at the time Of the adoption of this bylaw. (f) Homecrafts (g) Offices-in-the-Home 4.

Development Criteria (a)

The maximum total floor area ratio shall be 3.0.

(b) The maximum density shall be 325 dwellings/ha (131.5 dwellings/acre). (c)

The maximum height of the buildings shall not exceed the following: i)

43m (140 ft.) nor ten storeys on the east 30.48 meters of Lots 4 and 3;

ii) 37.5m (123 ft.) nor nine storeys on the east 30.48 meters of Lot 12A; iii) 33m (108 ft.) nor eight storeys on the east 30.48 meters of Lot 12H; iv) 33m (108 ft.) nor eight storeys on the west 15.24 meters of Lot 4 and 5; and v)

14m (45.9 ft.) nor four storeys on the east 15.24 meters of Lots 12A and 12B.

(d)

The minimum landscaped front yard shall be 3.0 m (9.84 ft.) shall be measured from the respective east property line of Lots 3, 4, 12A and 12H.

(e)

The minimum landscaped rear yard shall be 4.5m ( 14.76 ft.) and shall be measured from the respective west property line of Lots 3,

4, 12A and 12B and may. be Development Officer. (f) The minimum landscaped side yard on the'sO4thMide the north side Of Lot 4 shall be.2,0 m.(0:6. .ft;) (g) Development shall be in accordance with theIOliowingatchitectUrel guidelines, to the satisfaCtiorrof the DeveloPment,Offider.:' • i) Buildings Shall be designed and - cOnstrudted:tb''.create 4h: harmonious and attractive complex,: Which 'shall bet:ieted from. east to West as per. Appendix: 2.. The tiered' effect:Shall1pe achieved through a building design incorporating sloped roofs as illustrated on, the 'architectural l concept included as Appendix "2" in ordet.toMipializeperceivedbUildingMassand impact on the adjacent single detached residential development to the South west. ii) all exterior finishing materials Must be of a high quality, durable and attractive in appearance;.' all exposed building faces shall have consistent andhatmoniousextetiot finishing : materials which shall include elements Ok:bricktoteinforde: the architectural charadtet:oftheneighbourhOod:that. has been established by the High Street' project . . and other recent development in the area; iii) on-site,security and building lightning' muSt be situated and designed such that the illumination is directed downwards and no direct-rays:of light are directed oUtward'from the site;' and iv) all mechanical concealed by architectural incorporating

equipment on the roof of any building Shall be screening in a manner compatible with the fl character, of the building, or concealed by" itvithinthe building roof.

(h) To ensure that a high standard or appearance is achieved for the entire site, detailed landscaping plans shall be submitted with the' initial Development Permit application for approval by the Development Officer in:,cOnSultation with the Parks and Recreation Department. Such landscaping plans shall be in" accordance with Section 69 of the Land Use Bylaw and shall be to the satisfaction of the Development Officer. (i) A minimum Amenity Area of 7.5 m2 (80'.7 sq. ft..) perpwelling shall be provided.

(71)

The Development Officer shall require, as a condition of approval, that the applicant provide an irrevocable letter of credit in the amount of 100% of the established landscaping cost, the conditions, of the security being that: i)

• ii)

if the landscaping is not completed in accordance with the provisions of this District and the landscaping plan, Within one growing season after completion of the 'development, then the amount fixed shall be paid to the City for its use absolutely; and the Development Officer shall not release the letter of credit until an inspection of the site has. demonstrated that the• landscaping has been well maintained andtt in a healthy

condition two growing seasons after completion landscaping. (k)

Unf,form screen' fencing of a solid design and :a minimum of 1.8 M ft.) in height shall be provided along the south property line Lot 12B to the satisfaction of the Development gffiter,

(1)

Parking shall be provided and lodated:to, the satisfaction of the Development Officer and-City Engineer-as follows; i)

all residential parkingshall be provided at a minimum of 1'5 stalls per 2-bedroom dwelling unit and T.15 stalls per bedroom dwelling unit or larger;

ii) all parking, including:guest parking, shall be provided accordance with Section 66A of the Land .Use Bylaw; and iii) all parking shall be underground with the exCeption of some guest parking whidh May be iodated at grade to the satisfaction Of the Development Officer. (n)

Prior to approval of any development perMit,:applidatimn, the applicant shall--proviaeth-e,followingin,accardanc4With:tha PUb/ic Works Department requirements-, to the satisfaction. of the Development Officer in Consultation with General Manager of the Public Works Department: i)

The development officer: shall refer any application for a development permit to the Water Branch Of Public Works to: ensure that the water supply is adequately designed for fire protection. This includes the preparation and Submission of water network hydraulic analysis report at the developer/owners expense;

ii) any changes to the existing configuration of water plant would be at the developer/owners expense.; iii) the development shall meet the standard of water supply as per the City of Edmonton's, Servicing Standards: manual to the satisfaction of the General manager of Pubiiorks. (o) Prior to approval of any development permit application, applicant shall provide the following in accordance with following Transportation Department requirements, to satisfaction of the Development Officer in consultation with General Manager of the Transportation Department: i)

the the the the

the Development Officer shall refer any proposal for development to the Transportation Department for review, and shall require that any improvements be made to the adjacent roadways to the satisfaction of the Transportation Department in consultation with Groat Estate Residence Association; and

ii) the development shall meet the satisfaction of the General Manager of the Transportation Department; and iii) any changes to the existing configuration of the roadway network would be at the developer/owners expense. (p)

No parking, loading, storage, trash collection, outdoor service or display area shall be permitted within a required area. Parking,

loading and trash collection areas shaJ:1:- b&,10Cateci in such &Manneras to be 'screened rom Viewfrom&djacent-ZiteS and public roadways in accordance with the'proV,isions Of :::Hection694..t0. the ' satisfaction of the:DevelopMentOfficer,H (q) Signs shall be allowed in this District At provided for in Schedule 79B and in accordance with the general provisions Of Sections 79:1: to 79.51, inclusive, of the'LapdAJseBylaW.: (r) Developments in this District shall be evaluated With respect to compliance_ with the General Development Regulations of Sections 50 to 70, inclusive, of the Land Us Bylaw, Where ;Such 'General • Development Regulations have not been superseded by- theDevelOpmnt Criteria Of this District. „ • (s) The Development Officer may grant relaxations to the General Development Regulations containeclin Section .50 to 79, inclusive, of the Land Use Bylaw and the other Development Criteria provisions set forth in this District, if; :in his opinion,, such 4: variance would be in keeping with the General Purpose of the District and would not adversely affect the Hamenities, use and enjoyment of neighbourhood properties'.

5.

Additional Development Criteria for Specific Uses (a) Conversion of Single-detached dwellings to Professional Offices shall be in accordance with Section 88 of the Land Use Bylaw. (b) Single-detached Housing shall be developed in acdordance with the provisions of the RF1 District, as defined in Section 110 of the..

Land Use Bylaw. (b)

Offices-in-the-Home shall be developed in accordance with Section 84 of the Land Use Bylaw.

(c) Homecrafts shall be developed in accordance with Section 85 of the Land Use.

, ,

••-.•

• •

-7--

Ds.R;, Ths, Q 2900 IfAlfutzrc FtLocz 10180-101 ffrater EDMONTON.

cANADA. Ts./ 3V5

423-7300 April 20, 1992

Attention: Mr. Kim Mackenzie Mackenzie Associates Consulting Group Limited 10102 - 125 Street Edmonton, Alberta T5N 1S6 Dear Sirs: Re: Proposed Comprehensive Residential Redistricting - 12'; Street and Clifton Place, Groat Estate Further to your meeting with the executive of the Groat Estate Residents Association ("GERA") on the evening of April 14, 1992 I am writing to confirm that the executive resolved, following your presentation, to support your modified proposal. The modified proposal contemplates a townhouse development on the east side of Clifton Place and ad.:acent to 102 Avenue.

We would appreciate being kept informed of the final design scheme for the area prior to the matter going to City Council. However, you may treat this as a letter of support provided there are ongoing opportunities to review the reside -ial redevelopment proposals.

Yours

u1

Dennis R. Thomas Chairman,t Development Committc ,?.

GERA vmd/378052 cc: Judi Kendall (copy mailed)

Bylaw No. 9566, as amended Proposed Bylaw No. 9566, to amend the Land Use Bylaw from DC5 (Site Specific Development Control) District to DC5 (Site Specific Development Control) District, Lot 12, Block 39, Plan 577 MC, and Lots 18 and 19, Block 35, Plan 534 KS; located south of Jasper Avenue and west of 124 Street, Groat Estate.

READING

This Bylaw is ready for Third Reading.

HISTORY

The Planning and Development Department supports this amendment.

At the regular meeting of City Council held on August 14, 1990, Bylaw No. 9566 received First and Second Reading.

ADDITIONAL INFORMATION

Subsequent to the August 14, 1990 City Council meeting, a number Of meetings were held between the applicant and Planning and Development Department staff to further discuss matters respecting the Bylaw. These meetings clarified provisions respecting rear yard building setbacks, in relation to the abutting River Valley to the south. In particular, it was ascertained that the boundary of the North Saskatchewan River Valley and Ravine System, at this location, is the southern boundary of Lots 12, 18 and 19.

As a result, it was, agreed that minor amendments to the proposed DC5 District would be useful for clarity. Clauses 4 (0, (m) and (q) of the DC5 District were revised to provide, in the case of 4(1), that the normal Rear Yard is clearly measured from the south property line; in the case of 4(m), that the Development Officer has the authority to negotiate with respect to fence location, design, height, etc., so that it has minimal impact on the River Valley; and, in the case of 4(q), that the boundary of the River Valley and Ravine System is the south boundary of the site.

The purpose of this Bylaw is to amend the Land Use District Map from PC5 to DC5 in order to allow for development of three apartment buildings with underground parking as well as conversion of the existing single family dwellings to professional offices as an interim use.

ENCLOSURES

I Bylaw No. 9566, as amended II A copy of the Planning and Development Department's report (Previously Submitted) III A copy of the Corporate Registry Search (Previously Submitted)

Written by: Don Read..,D<7 Approved by: Bruce Duncan Planning and Development Department March 28, 1991

RS'

As to Form

Bylaw No. 9566 (as amended) A Bylaw to amend Bylaw No. 5996 The Edmonton Land Use Bylaw

WHEREAS Lot 12. Block 39. Plan 577 MC; and'Lots .18 0.4&19Block 35, Plan 534 KS; located south of Jasper Avenue and 'vest of 124 Street.

Groat Estate, Edmonton. Alberta. is specified on the Land: Use District Map as DC5 (Site Specific Development Control) District; and WHEREAS an application was made to redistrict the above described property to DC5 (Site Specific Development Control) District; NOW THEREFORE after due compliance with the relevant provisions of the Planning Act, R.S.A. 1980, c.P-9, as amended. the Municipal Council of the City of Edmonton duly assembled enacts as follows: 1. The Land Use District Map, being Appendix III to Bylaw No. 5996 The Edmonton Land Use Bylaw is hereby amended by redistricting the lands legally described as Lot 12. Block 39. Plan 577 MC; and Lots 18 and 19, Block 35. Plan 534 KS; located south of Jasper Avenue and west of 124 Street. Groat Estate, Edmonton, Alberta which lands are shown on the sketch plan annexed hereto as Schedule "A", from DC5 (Site Specific Development Control) District to DC5 (Site Specific Development Control) District.

2.

The uses and regulations of the aforementioned DC5 District are annexed hereto as Schedule "B".

The sketch plan annexed hereto as Schedule "A" and the uses arid 3. regulations Of the DC5 District .-shown on:Echedul'e:: B...^:annexelabetre hereby incorporated into the Land Use Bylaw Volume 11 being Appendix IV, to Bylaw-NO. 5996- The Edmonton Land USe BYlaw. day of READ a first time this READ a second time this day of READ a third time and duly passed this

day of

itit. CITY OF EDMONTON

CITY CLF,RK

A:D. 1.991.; â&#x20AC;¢A.D. 1991: , A.D. 1991.

CNC 102 AVE r°

DC5 005 DC5 (84)

37 (160) cn!DC5

2,1

DC5 (155)

(126) DC5 c0 (176) -.4

RF1

$

Proposed DOS. (Site Speeifid:DeVelopMentOO) 1.

General Purpose To establish a Site Specific Development 'Conttel:::District.0 accommodate the development of a medium density residential: development, with site specifie'develOpMentCOntrola.deSignectto integrate well with the scale and use of the-surtoUndinglandS and result in a high quality development appropriate for the site.

2.

Area of Application Lot 12, Block 39, Plan 577 MC, and Lots 18 and 1.9, BlOck 35, Plan 534 KS, all located south of Jasper Avenue and west of 124 Street, Groat Estate theteinafter referred TO as Lot 12, Lot 18 and Lot 19. respectively).

' 3.

Uses (a) Apartment Housing: (b) Single-detached Housing; and (c) Conversion of Single-detached dwellings to Professional Offices, restricted to residential structures existing at the time of the adoption of this Bylaw..

4.

Development Criteria (a) Conversion of Single-detached dwellings to Profeapional Offices shall be in accordance with Section 88 ofthe Land Use Bylaw. (b) Single-detached Housing shall be developed in accordance with the provisions of the RE1 District, as defined in Section 110 of the Land Use Bylaw. (c) Overall site development for apartment housing shall be in accordance with the criteria and principles for apartment housing which follow. (d) The maximum total floor area ratio shall be 3.0. (e) The maximum density shall be 148 dwellings/ha (60 dwellings/acre). (f) Buildings shall be designed and constructed to create an harmonious and attractive complex, which shall be tiered from east to west in a manner such that the maximum height shall not exceed: (i)

43 in (140 ft.) nor ten storeys on the east half of Lot 19;

(ii) 37.5 m (123 ft.) nor storeys on the west half of Lot 18. (iii) 33 in (108 ft.) nor eight storeys on the east half.of Lot 18:

(iv)

27.5 m (90 ft.) nor seven storeys on the West half of Lot 18;

(v)

24 m (79 ft.) nor six Storeys on the east half Lot 12; and

(vi) 21 m (69 ft.) nor five storeys on the westhalf of Lot 12. (g) The tiered effect shall be achieved through a building. design incorporating sloped roofs as illustrated on the. architectural concept inoluded as Appendix "A" -(which concept specifically illustratesâ&#x20AC;˘ a design treatment for a building on Lot 12, drawn from: its south elevation, but which exemplifies the roof treatment required on the whole site). The tiered effect is intended to-minimdze perceived building mass and impact on the adjacent single detached â&#x20AC;˘ residential development to the west. The main floor shall be counted as a storey in all height calculations . (h) The minimum front yard.ehall be 6-â&#x20AC;&#x17E;:0 m (19 . 7 ft .).. The Development Officer May reduce the front. .yard..requirements to 4 m (13.2 ft.) should the proposed development reflect a comprehensive street-front design, minimize vehicular access points and respond to Significant site grade differences. (i) The minimum rear yard shall be 7.5 m (24.6 ft.) and shall be measured from the respective south property lines of Lots 19 and 18 and 12. (j) The minimum side yard shall be 2_0 m (6_6 ft.), except on the west side of Lot 12, where the minimum west side yard shall be 3.0 m (9.8 ft.). (k) Development shall be in accordance with the following architectural guidelines, to the satisfaction of the Development Officer: (i)

all exterior finishing materials must be of a high quality, durable and attractive in appearance; all exposed building faces shall have consistent and harmonious exterior finishing materials which shall include elements of brick to reinforce the architectural character of the neighbourhood that has been established by the High Street project and other recent development in the area;

(ii) on-site security and building lightning must be situated and designed such that the illumination is directed downwards and no direct rays of light are directed outward from the site; (iii) all mechanical equipment on the roof of any building shall be concealed by screening in a manner compatible with the architectural character of the building, or concealed by incorporating it within the building roof; and

(iv)

all.structures:shall'be:otientedon the site to face directly south toward the "River.'4iley., and all dwelling units shall be designed such that living rooms and all 'major windows face directly south The purpose of this design principle is to ensure that development on the site (area of application) does not adversely affect the use and enjoyment of existing residential properties to the west and southwest of the site.

(1) To ensure that a high standard or appearance is achieved for the entire site, detailed landscaping plans Shall be submitted with theinitial Development Permit: application for approval by the Development Officer in consultation with the Parks and Recreation Department. Such landscaping plans shall be in accordance with Section 69 of the Land Use Bylaw and shall be to the satisfaction of the Development Officer. (m) Uniform screen fencing of a solid design :and A minimum. of 1.8 m (6 ft..) in height shall be provided along the east property line of Lot 19 and the west property, line, of Lot 12. to the satisfaction of the Development Officer. (n) Parking shall be provided And located:to the Satisfaction of the Development Officer and. city Engineet as follows: , (i)

all resident parking shall be provided at a:minimum of 1.5 stalls per. 2-bedroom dwelling unit and 1.75 stalls per 3-bedroom dwelling UE1 b7 larger:

(ii)

guest parking shall be provided in Accordance with Section 66A of the Land Use Bylaw; And

(iii) all parking shall be underground with the exception of some guest parking which may be located. at grade to the satisfaction of the Development Officer; the entrance to the underground parkade shall be from the laneway located immediately east of Lot 19.

(0) NO parking. loading. storage. trash collection, outdoor service or display area shall be permitted within a required area. Parking. loading and trash collection areas shall be located in such a manner as to be screened from view from adjacent sites and public roadways in accordance with the provisions of Section 69.3 of the security being that: (p)

The Development Officer shall require. as a condition of approval, that the applicant provide an irrevocable letter of credit in the amount of 100% of the established landscaping cost, the conditions of the security being that: (i)

if the landscaping is not completed in accordance with the provisions of this District and the landscaping plan. within one growing season after the completion of the development, then the amount

fixed shall be paid to-the City: f absolutely; and (ii)

the Development Officer. shall not :release: the letter of credit until an inspection of the: site has demonstrated that the landscaping has::beenWell: maintained and is in :A:healthy condition two :growing seasons after completion of the landscaping.

(q) Development of the site shall comply with all the requirements Of Section 16.1 and Section 811 f:the Land Use Bylaw, including, amongst other things. Compliance with all conditions of approval applied by the Development Officer, acting on the advice of the City Engineer. The boundary of the "North, Saskatchewan River Valley and Ravine System", as referenced in Section 811 of the Land Use Bylaw is the south property lines of Lots 19, 18and 12.

Cr) Signs shall be allowed in this District as provided for in Schedule 79B And in accordance With the general provisions of Sections 79.1 to 79.9, inclusive, of the Land Use Bylaw. (s) Developments In this District shall be evaluated with respect to compliance with the General Development Regulations of Sections 50 to 70, inclusive,:of the Land Use Bylaw, where such General Development Regulationshave not been superseded by the Development Criteria of this District. (t) The Development Officer may grant relaxations to the General Development Regulations contained in Sections 50 to 79, inclusive, of the Land Use Bylaw and the other Development Criteria provisions set forth in this District, if, in his opinion, such a variance would be in keeping with the General Purpose of the District and would not adversely affect the amenities, use and enjoyment of neighbourhood properties.

South Elevation of .

Architectural Concept for Lot 12

.LUB/89-114 GROAT. ESTATE BYLAW NO. 9370 THE APPLICATION so This is an application to redistrict a 0.381 ha of land from RF1 to DC5 Or the purpose of adding "Conversion of Single Detached Dwelling to Personal Service Shop" and conversion to "Low intensity Specialty Retail tore" to those uses already allowed in an RF1 district. The stated intent of the applicant is to . convert an existing dwelling unit to a hair dretsiog salon.

I DISCUSSION 1.

Compliance with Approved Plans The Groat Estate Plan recognizes the interim conversion of existing. dwellings to low intensity commercial uses until redevelopment of medium density residential takes place.

The rear property line of the site abuts the North Saskatchewan River Valley's Ravine System. This application conforms-with'the requirements of the North Saskatchewan River Valley Protectiont0Ver1aY Schedule.

2.

City Department's Concerns The Transportation Department and Utility agencies have no concerns.

Parks and Recreation require that the owner discontinue use of lands toâ&#x20AC;˘ the south and restore them to their natural state.

3.

Surrounding Property Owner's Concerns

1: No concerns have been expressed from surrounding property ownersa0m4 hosoll 1-41piret JUSTIFICATION

Mitices4

The Planning and Development Department recommends that this application be APPROVED as the redistricting is consistent with the Groat Estate Plan.

0 Y- Irvs 3

.ntr

A Bylaw to amend Bylaw No. 5996 The Edmonton Land,-Use-BVlaw WHEREAS Lots 1 and a portion of Lot 2, Block 35, Plan XXII; located on the south side of Jasper Avenue between 124 and 125' Streets, Groat Estate, Edmonton, Alberta, are specified on the Land Use District Map as Rrl (Single Detached Residential) District; and WHEREAS an application was made to redistrict:tharkboove described property to DCS (Site Specific Development Control) District; NOW THEREFORE after due compliance with the relevant prOvisions. Of the Plannina Act, R.S.A. 1980, c.P-9, as amended, the Municipal Council of the City of Edmonton duly assembled enacts as follows: 1.

The Land Use District Map, being Appendix III to Bylaw No. 5996 The

Edmonton Land Use Bylaw is hereby amended by redistricting the lands legally described as Lots 1 and a portion of Lot 2, Block 35, Plan XXII; located on the south side of Jasper Avenue between 124 and 125 Streets, Groat Estate, Edmonton, Alberta which lands are shown on the sketch plan annexed hereto as Schedule "A", from R71 (Sinale Detached Residential) District to DCS (Sits Specific D4rrelopsont Control) District.

2.

Ths uses and regulations of the aforementioned DC5 District are

annexed hereto as Schedule "W.

••.

3

The sketch plan annexed borate; aii.'Scheidule "A" and the uses and

regulations of tnivOCS District shown on 3chedu3.s:"13* ann ed hereto:are.:hereby incorporated into the Land Us4 Bylaw, .Volume II, being Appsñdin rv.:i9 Bylaw No. 5996 The ZdMonton LandVs40 DY1401,5'04e1 day of READ a first time this READ a second time this 30 day of

...a

READ a third time and duly passed this 3

day of.

Tag Cirr or rOsOmrom

=TT CLEVE

aft.

, A.D. 1990; , A.D. 1990; ,A.D. 1990.

RIF1 to DCS BYLAW 9370

of Schedule 2Ktifice1 a.r dtocz,ny Sylaw reff..

City Clerk

DC5 (Site Specific DevelOpment'vContrOI) District 1.

General Purpose To provide a Site Specific Development Control District to expand the uses of the RF1 (Single Detached Residential) District to include . "Conversion of Single Detached Dwellings to Low Intensity Specialty Retail Stores", and "Conversion of Single Detached Dwellings to Personal Service Shops", with appropriate development criteria for such uses to better achieve land use compatibility with adjacent residential uses.

2.

Area of Application Lot 1 and part of 2, Block 35, Plan XXII, RL 2; located on the south side of Jasper Avenue between 124 Street and 125 Street,' GROAT, ESTATE.

3.

Uses (a) Single Detached Dwellings (b) Hometrafts (c) Offices-in-the-Home (d) Conversion of Single Detached Dwellings to Personal Service Shops (e) Conversion of Single Detached Dwellings to Low Intensity Specialty Retail Stores

4.

Development Criteria (a) Development shall comply with the RF1 regulations contained in Sections 110.4 an 110.5 of the Land Use Bylaw. (b) In considering an application for the Use Class "Conversion of Single Detached Dwellings to Personal Service Shops", there shall beno expansion of this Use Class beyond the building as existing at the time of adoption of this Bylaw. Any facade or exterior *tiding treatment shall maintain the single detached appearance.

ing an application for the Use Class "Conversion of d a truNspy Dwellings.to Low Intensity Specialty Retail eferrcd i ia 0 shall be no expansion of this Use Class beyond the building as existing at the time of the adoption of this Bylaw. r building exterior treatment shall maintain the ssaimitached appearance. The Development Officer shall ensure the commercial activity is restricted to retailing of, specialty goods and not for general or convenience retail purposes, Further, the Development Officer may refuse such application if in his opinion it will result in increased traffic, noise and activity normally associated with general retail uses.

(d) The-follOWing provisions also apply to Use Classes 3(d) Conversion of Single Detached Dwellings to Personal Service Shops and 3(e) Conversion of Single Detached Dwellings to Low Intensity Specialty Retail Stores: (i) Loading, storage', and trash .collection areas shall be located to the rear or side of the prindlpal building and shall be screened from view from adjacent sites; (ii)The Development Officer Shall require, as a condition of approval, that thOrapplihant prow/divan irreVocableletZee of credit or a performance bond, in the aiount of 1004 or the established landscaping cost, the conditions of the . security being that: â&#x20AC;˘

A.

if the landscaping is net czaplited in accordance with the provisions of this District and the landscaping plan, 'within one growing season after the completion of the development, then the amount fixed shall be paid to the City, for its 1130 absolutely; and

B.

the Development Officer shall not release the .

Landscaping Bond until an inspection of the site .has delonstrated that the landscaping has been well. maintained and is in a hailthreondition two growing seasons after completion of'the landscaping.

(c) Any development shall comply with Section 811 North Saskatchewan River Valley and Ravine System Protection Overlarof the Land Use Bylaw. (f) Signs shall be allowed in this District as provided for in Schedule 79A and in accordance with general provisions of Sections 79.1 to 79.9 inclusive, of the Land Use Bylaw. (g) Development in this District will be evaluated with respect to compliance-with the general development regulations of Sections 50 to 79 inclusive of the Land Use Bylaw. (h)

Development Officer may grant relaxations to Sections 50-79 of Land Use Bylaw and the provisions of this District, if, in his *Won, such a variance would be in keeping with the 'General ramose of this District and would not affect the amenities, use, enjoyment and value of neighbouring properties.

Bylaw No. 8676 Proposed Bylaw No. 8676, to amend the Land Use Bylaw from RF1 (Single Detached Residential) District to DC5 (Site Specific Development Control) District; Lots 10, 11 and 12, Block '34, Plan XXIIB; located mid-block along the east side of 125 Street south of 102 Avenue, Groat Estate.

RECOMMENDATION:

1.

That the enclosed report (Enclosure III) be received as information.

2.

That Bylaw No. 8676 be amended by deleting Schedule "B" and replacing it by the Schedule "B" (As Amended) shown in Enclosure IIIb.

3.

That City Council pass the Resolution as contained in Enclosure IIId.

READING This Bylaw is ready for Second and Third Readings, as amended, if City Council approves Recommendation 2.

HISTORY The Planning and Building Department does not support this amendment for the following reasons: "1. the application represents an undesirable precedent-forming intrusion of commercial development into a stable residential area, with a single frontage onto a local residential street, which if approved would adversely affect the stability of the established single family area; and 2.

the application contravenes the Groat Estate Implementation Plan, which has as its primary objective to "retain and enhance the low density residential component" which exists in the interior of Groat Estate."

At the regular meeting of City Council held on September 22, 1987 the abovenoted Bylaw received First Reading and the following motion was concurred in: "That Bylaw No. 8676 be referred to the Administration for an examination of the proposals made by the residents and the preparation of a subsequent report back to Council."

1/4

-2-

PURPOSE The purpose of this Bylaw is to amend the Land Use District Map from RF1 to DC5 in order to allow the development of a low-intensity commercial/retail development.

ENCLOSURES Bylaw No. 8676 II A copy of the Planning and Building Department's report (previously submitted) III Information Report IV A copy of the Corporate Registry Search (previously submitted)

Written by: W. Hughes10 Approved by: Bruce Duncan Planning and Building Department October 6, 1987

Enclosure III 1. Bylaw No. 8676, to amend the Land Use Bylaw from RF1 (Single Detached Residential) District to DC5 (Site Specific Development Control) District; Lots 10, 11 and 12, Block 34, Plan XXIIB; located mid-block along the east side of 125 Street south of-102 Avenue, GROAT ESTATE. 2. An Amendment to the Groat Estate Implementation Plan; located mid-block along the east side of 125 Street south of 102 Avenue, GROAT ESTATE. RECOMMENDATION: 1.

That the following report be received as information.

2.

That Bylaw No. 8676 be amended by deleting Schedule "B" and replacing it by the Schedule "B" (As Amended) shown in Enclosure IIIb.

3.

That City Council pass the Resolution as contained in Enclosure IIId.

HISTORY At the regular meeting of City Council held on September 22, 1987, the above noted bylaw was read a first time and was then referred to the Administration.

Council concurred in the following motion: "That Bylaw No. 8676 be referred to the Administration for an examination of the proposals made by the residents and the preparation of a subsequent report back to Council."

REPORT This application is to redistrict from RF1 to DC5 to enable the development of a low intensity commercial development ("High Street III"), similar in scale and use to the two DC5's recently approved by City Council on lands to the north and northwest of this site.

The Groat Estate Residents Association (GERA) advised by letter (see Enclosure IIIa) that they are supportive of the DC5 redistricting subject to: 1. The preservation of the existing house on Lot 12 (by inclusion of appropriate provisions into the DC5 District).

2.

Amending the Groat Estate Plan to recognize commercial development on this site.

3.

The applicant making application to amend the Groat Estate Plan and Land Use Bylaw for the remainder of the non-commercial lands along 125 Street extending to Jasper Avenue, to a medium density residential land use.

olc

ts

2 Subsequent to the September 22 Council meeting, the Planning and Building Department met with the applicant. An amendment to the proposed DC5 District has been prepared, incorporating a revised Concept Plan, and a new Section 4(m) which requires retention and incorporation of the existing house located on Lot 12 into the commercial redevelopment of the site. The amendment is contained in Enclosure IIIb, and constitutes a new Schedule "B" to the Bylaw; City Council should approve that new Schedule "B" prior to giving Bylaw No. 8676 second and third reading, as amended.

For the information of Council, the Bylaw No. 8676 applicant has recently also made application to amend the Groat Estate Plan pertaining mcre generally to the portion of Groat Estate south of 102 Avenue, as outlined on Enclosure IIIc. This proposed amendment if approved in the future will have the effect of revising the future land use concept for that area from single family or low density residential to medium density residential. This Department is of the opinion that, should City Council approve the DC5 redistricting for the site in question, then medium density residential for the balance of the lands south along 125 Street and extending to Jasper Avenue represents a reasonable land use concept, in principle. It is consistent with medium to high density development east across 124 Street, and is compatible with the "High Street" developments abutting to the north. The impact this additional amendment may have will largely be restricted to the 125 Street/Jasper Avenue frontage. However, the Department wishes to make clear that this opinion is based only on a superficial review of this proposal, given the time constraints in order to place this item on the Council Agenda of October 13.

The question of the larger Plan amendment now proposed (i.e. medium density residential) and the associated required redistricting (likely DC5) will be the subject of a subsequent item before City Council, involving a public hearing and the opportunity for resident input. The reason for advising on this issue now is for information only, having regard to the condition of support as stated by the Groat Estate Residents Association (GERA) in Enclosure IIIa. In addition, GERA has also advised of their support, in principle, of this proposed future Plan amendment as described above.

Given the foregoing, should City Council wish to now adopt Bylaw No. 8676 as amended, it is recommended that a Resolution be approved now to amend the Groat Estate Plan to recognize the change of this site from Residential to DC5. The Resolution is contained in Enclosure IIId, and applies only to the site affected by Bylaw No. 8676.

ENCLOSURES IIIa Letter from Groat Estate Residents Association IIIb Revised Schedule "B" to Bylaw No. 8676.

IIIc Map outlining the limits of a proposed future amendment to the Groat Estate Plan for medium density residential development.

IIId Resolution to amend the Groat Estate Implementation Plan for Lots 10, 11 and 12, Block 34.

Written by: W. HughesVA Approved by: Bruce Dunca Planning and Building Department October 6, 1987

.c>

â&#x20AC;˘

0

Dv D As to Form4M 4

CIT SOL ITOR Bylaw No. 8676 (as amended) A Bylaw to amend Bylaw No. 5996 The Edmonton Land Use Bylaw WHEREAS Lots 10, 11 and 12, Block 34, Plan XXIIB; located mid-block along the east side of 125 Street south of 102 Avenue; Groat Estate, Edmonton, 4-*

Alberta, are specified on the Land Use District Map as RF1 (Single Detached Residential) District; and WHEREAS an application was made to redistrict the above described property to DC5 (Site Specific Development Control) District; NOW THEREFORE after due compliance with the relevant provisions of the Planning Act,

1980, c.P-9, as amended, the Municipal Council of the

City of Edmonton enacts as follows: 1.

The Land Use District Map, being Appendix III to Bylaw No. 5996 The

Edmonton Land Use Bylaw is hereby amended by redistricting the lands legally described as Lots 10, 11 and 12, Block 34, Plan XXIIB; located mid-block along the east side of 125 Street south of 102 Avenue; Groat Estate, which lands are shown on the sketch plan annexed hereto as Schedule "A", from RF1 (Single Detached Residential) District to DC5 (Site Specific Development Control) District.

2.

, The uses and regulations of the aforementioned DC5 District are

annexed hereto as Schedule "B".

I.

3.

The sketch plan annexed hereto as Schedule "A" and the uses and regulations of the DC5 District shown on Schedule "B" annexed hereto are (as amended) hereby incorporated into the Land Use Bylaw, Volume II, being Appendix IV to Bylaw No. 5996 The Edmonton Land Use Bylaw.

READ a first time this °ARAI day of , A.D. 1987 READ a second time this /.3.412 day of 404/ , A.D. 1987 (44464a04 READ a third time and duly passed this 4/Jr..4.2 day of soe.4.4,4, , A.D. 1987 AlLveaSawria•li THE CITY OF EDMONTON

AermiC

411 echedule "B" (As Amended)

Proposed DC5 (Site Specific Development Control) District 1. General Purpose To provide a Site Specific Development Control District to accommodate low intensity commercial development which will be compatible with adjacent residential and commercial areas, and will complement the existing commercial development to the north and west by maintaining architectural continuity and providing additional parking.

4-*

2.

Area of Application Lots 10, 11 and 12, Block 34, Plan XXII-B; located on the east side of 125 Street south of 102 Avenue; GROAT ESTATE.

3.

Uses

7â&#x20AC;&#x2DC;

)

e*IPeoâ&#x20AC;˘-4441 (a) Business Support Services (b) Commercial Schools (c) Health Services sC (d) Personal Service Shops (e) Professional, Financial and Office Support Services (f) Private Art Gallery (g) Equipment Rentals, provided that all equipment and goods for rent are contained within an enclosed building (h) General Retail Stores (i) Household Repair Services (j) Minor Eating and Drinking Establishments 4. Development Criteria (a) The maximum floor area ratio shall be 0.75. (b) A landscaped yard, a minimum of 1.5 in (4.9 ft.) in width, shall be provided along the southern portion of the site. Existing., trees located along the southern property line shall be retained, and solid screen fencing 1.85 in (6.1 ft.) in height shall be provided. (c) The building shall be set back from 125 Street by a minimum landscaped yard of 4.5 m (14.8 ft.). The parking area shall be set back from 125 Street by a minimum landscaped yard of 1.5 in (4.9 ft.). The intent is to preserve existing trees. (d) The maximum building height shall not exceed 10 in (32.8 ft.), nor 2i storeys. (e) The building location on this site and its design and exterior treatment shall be to the satisfaction of the Development Officer having regard to the objective of minimizing any negative impact on adjacent residential sites. Generally, the development should be

â&#x20AC;˘L, 2 L-shaped, located to the rear of the site, with blank walls along the south, with location in accordance with the site plan as attached hereto as Appendix I. (f) Urban design techniques shall be utilized to minimize the impact of the massing and siting of the buildings and the use. In particular: i)

the design shall complement the architectural style used on the commercial development to the north and west (High Street); and

ii) the design and finishing materials of the buildings and the screening and landscaping provided along the southern portion of the site, shall ensure the privacy of residential development to the south while presenting an attractive edge to commercial uses. (g) No parking, loading, storage, trash collection, outdoor service or display area shall be permitted within a required yard. Loading, storage and trash collection areas shall be located to the rear or sides of the principal building and shall be screened from view from adjacent sites and public roadways in accordance with the provisions of Section 69.3 of the Land Use Bylaw. (h) Air conditioning and other mechanical equipment shall be located away or screened from adjacent residential development, to the satisfaction of the Development Officer, in order to minimize the negative impact (i.e., noise) upon the adjacent residential area. (i) The minimum number of on-site parking stalls shall be 30, with size and configuration in accordance with the provisions of Section 66.3 of the Land Use Bylaw. (j) Development in this District shall be evaluated with respect to compliance with the General Development Regulations of Sections 50 to 79 inclusive of the Land Use Bylaw. (k) Signs shall be allowed in this District as provided for in Schirdule 79D and in accordance with the general provisions of Sections 79.1 to 79.9 inclusive of the Land Use Bylaw.

(1) The Development Officer may grant relaxations to Sections 50-79 of the Land Use Bylaw and the provisions of this District, if, in his opinion, such a variance would be in keeping with the General Purpose of this district and would not effect the amenities, use, enjoyment and value of neighbouring properties. (m) The existing house on Lot 12, Block 34, Plan XXII-B shall be retained and renovated to become a part of the low intensity commercial uses on the site. The house will not be domolished and will be retained for its historical architectural character.

Building Brea

LI

e opulent Concept

BRIEFING SHEET BYLAW 8162; CLOSURE OF LANE SOUTH OF 102 AVENUE AND VEST OF 125 STREET; GROAT ESTATE

1. Application To close the lane and consolidate it with abutting lands, all of which are in the process of redistricting from RF1 and DC5 to DC5 (Bylaw 8186, Council April 22), for a low intensity commercial development.

No objection and no requirements from departmental circulation.

Approval recommended.

13

4

Y..1c1I4

â&#x20AC;&#x17E;

.4 a

Bylaw No. 8162 Proposed Bylaw No. 8162, to close all of the lane in Block 39, Plan 5445 A.M.; located west of 125 Street, south of 102 Avenue, Groat Estate.

READING This Bylaw is ready for Three Readings after the Public Hearing has been held.

This Bylaw is authorized under Section 180 of the Municipal Government Act and requires a simple majority of Council to pass.

HISTORY The Planning and Building Department supports this application.

••-•

The sale of the lane and adjacent City Lot 1 to Nottingham Developments Ltd. was conditionally approved by the Executive Committee on January 29, 1986.

PURPOSE The purpose of this application is to close an undeveloped north/south and east/west lane, south of 102 Avenue and west of 125 Street. The lane will be consolidated with the abutting Lot 1, (currently owned by the City) and adjacent lands, all of which are proposed for redistricting by Nottingham Developments Ltd. to DC5 to enable a low intensity commercial development.

ENCLOSURES I Bylaw No. 8162 II Copy of Planning and Building Department report.

Written by: Jack Jackowich Approved by: Bruce Duncan Planning and Building Department March 11, 1986 JJ/lcs

11,

APPROVED cAz_

As to Form City Solicitor As to Content City Engineer Bylaw No. 8162 Closure of All of the Lane in Block 39, Plan Edmonton 5445 A.M., located west of 125 Street and south of 102 Avenue, Groat Estate.

WHEREAS the Municipal Council of the City of Edmonton by virtue of the provisions of Section 180 of The Municipal Government Act may pass a Bylaw for the purpose of closing and selling, leasing or holding the whole or any part of any street provided that no such Bylaw shall be passed until at least two weeks notice of the intention of Council to pass the same is served upon every person assessed as or registered as the owner of land abutting upon the portion of highway proposed to be closed and until persons wishing to be heard upon the matter have had an opportunity of being heard in relation to the proposed Bylaw; and WHEREAS City Council has considered the proposed closing and has agreed that it is in the public interest to pass the Bylaw; NOW THEREFORE the Municipal Council of the City of Edmonton, duly assembled, enacts as follows: 1. -

That all that portion of highway in the City of Edmonton, in the

Province of Alberta, of record in the'tand Titles Office for the North Alberta Land Registration District described as follows: Plan Edmonton 5445 A.M. All of the lane in Block 39.

EXCEPTING THEREOUT ALL MINES AND MINERALS. BE AND THE SAME IS HEREBY CLOSED

That when title or titles are created for the former portion of 2. highway as described in Section 1 of this Bylaw, it is understood and agreed that such title or titles for the former portion of highway may be issued excepting Mines and Minerals, The City, however, reserving the right to the said Mines and Minerals if in fact the City is the owner thereof.

READ a first time

day of

READ a second time

day of

READ a third time and duly passed this

day of

THE CITY OF EDMONTON

MAYOR

CITY CLERK

9 1 8 AH 9

PROPOSED CLOSURE SHOWN AS BYLAW 8162

10

10A

APPROVED As to Form \ OR Bylaw No. 8186 (as amended) A Bylaw to amend Bylaw No. 5996 The Edmonton Land Use Bylaw WHEREAS Lots 5 and 6, Block 39, Plan XXIIB; Lots 1, 2 and 3, Block 39, Plan 5445 A.M., and the north/south and east/west lane abutting Lot 1 to be closed; located on the southwest corner of 102 Avenue and 125 Street, Groat Estate, Edmonton, Alberta, are specified on the Land Use District Map as RFI (Single Detached Residential District) and DC5 (Site Specific Development Control District); and WHEREAS an application was supported by the Planning and Building.

Department to redistrict the above described property to DC5 (Site SpecificDevelopment Control District); NOW THEREFORE after due compliance with the relevant provisions of the Planning Act, R.S.A. 1980, c.P-9, as amended. the Municipal Council of the City of Edmonton enacts as follows: 1.

The Land Use District Map, being Appendix III to Bylaw No. 5996 The

Edmonton Land Use Bylaw is hereby amended by redistricting the lands legally described as Lots 5 and 6, Block 39, Plan XXIIB; Lots 1, 2 and 3, Block 39, Plan 5445 A.M., and the north/south and east/west lane abutting Lot 1 to be closed; located on the southwest corner of 102 Avenue and 125 Street, Groat Estate which lands are shown on the sketch plan annexed hereto as Schedule "A", from RF1 (Single Detached Residential District) and DC5 (Site Specific Development Control District) to DC5 (Site Specific Development Control District).

2.

The uses and regulations of the aforementioned DC5 District are

annexed hereto as Schedule "B", as amended.

Lands which are shown on Schedule "A" and the uses and regulations 3. of the DC5 District shown on Schedule "B" are hereby incorporated into the Land Use Bylaw, Volume II, being Appendix IV to Bylaw No. 5996 The Edmonton Land Use Bylaw.

READ a first tiMe this

day of

, A.D. 1986

READ a second time this /1-471

day of 724/

,A.D. 1986

READ a third time and duly passed this /.3.4f day of

,A.D. 1986 6..4u6dir...614

THE CITY OF EDMONTON

MAYOR

SCHEDULE 7A"

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Proposed DC5 (Site Specific Development control) District 1.

Schedule:19P (as amended)

General Purpose

To provide a Site Specific Development Control District to accommodate low intensity commercial development which will be compatible with the adjacent residential and commercial areas, and will complement the existing commercial development to the east by maintaining architectural unity and providing additional parking.

2,

Area of Application

Lots 1, 2 and 3, Plan 5445 A.M., and Lots 5 and 6, Block 39, Plan XXIIB, located on the southwest corner of 102 Avenue and 125 Street, GROAT ESTATE.

3. (a) (h) (c) (d) (e) Cr) (6) (h) (i) (J) 4.

Uses

81 it

Business Support Services Commercial Schools Health Services Cork Personal Service Shops Professional, Financial and Office Support Services Private Art Gallery Equipment Rentals, provided that all equipment: and goods for rent are contained within an enclosed building General Retail Stores Household Repair Services Minor Eating and Drinking Establishments Development Criteria 0,

(a)

The maximum floor area ratio shall be 0.75. The size of the restaurant shall be restricted to 60 seats.

(h)i)

A landscaped yard, a minimum of 3 m (9.84 ft.) in width, shall be provided along the southern portion of the site, and a combination of existing trees located along the southern property line and solid screen fencing: 1,85.(61 ft.) in height be provided. The intent of this 60ParatiOn is to utilize the combination of trees and fence, with a landscaped 3 m setback, along with south yard to buffer and preserve the integrity of the residential area to the south.

(bii)

The developer shall provide screening of the parking lot and the development for the residents to the north.

(c)

The building s4all be set back from 125 Street by a minimum landscaped yard of 4.5 m (14.8 ft.), which shall include retention of the three existing evergreen trees located thereon. The parking area shall he set back from 125 Street by a minimum landscaped yard of 3 m (9.8 ft.). The intent is to maintain a setback from the street more in keeping with that of a residential setback, so as to minimize the perception of a commercial intrusion into the residential street and neigh, borhood. .

DESCRIPTION & LOCATION:

LAND USE BYLAW AMENDMENT frOm cp1 (Low Intensity..: Business) District to DC5 (Site Specific Development Control). " District, Lots 1, 2 and the north'30 feet of Lot 3, Block 34, Plan No. XXII; located at the southwest corner of 102 Avenue and 124 Street; GROAT ESTATE .

APPLICANT:

Mackenzie Associates Consulting Group Ltd. 10102 - 125 Street EDMONTON, Alberta T5N 3K9

OWNER:

Imperial Oil Limited 825 Don Mills Road TORONTO, Ontario M3C 1V5

DATE OF APPLICATION:

July 25, 1988

EXISTING DEVELOPMENT:

Minor service station

LAND USE DESIGNATION:

CB1 (Low Intensity Business) District

PLANNING AND DEVELOPMENT DEPARTMENT'S RECOMMENDATION:

That the Bylaw to redistrict this site from CB1 (Low Intensity Business) District to DC5 (Site Specific Development Control) District be APPROVED.

DISCUSSION 1.

FILE: LUB/88-96 GROAT ESTATE

The Application This is an application to redistrict from CB1 to DC5 a site located at the southwest corner of 102 Avenue and 124 Street. The proposed DC5 District adds one Use Class (Rapid Drive-Through Vehicle Services) to: some of the Use Classes existing under the present CBI districting. The stated intent of the applicant is to develop a gas bar and car wash development.

2.

Site and Surrounding Area The site is comprised of three lots occupied by a longstanding minor service station, located at the southwest corner of the major intersection of 124 Street and 102 Avenue. The site is districted CB1 and developed commercially, as are lands to the south. The lands to the west across the lane are also developed commercially under DC districting. Lands to the north, districted DC2, are developed with a multi-storey commercial office project.

Access to the site is from both 102 Avenue and 124 Street.

ANALYSIS 1.

Compliance with Approved Plans The site is located within the Groat Estate Implementation Plan approved

by City Council on October 14, 1977. The primary emphasis of the Plan is to retain the 124 Street commercial strip and to preserve the existing stable low density residential development located within Groat Estate.

The proposed DC5 District will enable the upgrading and modernizing of a longstanding service station site with low intensity commercial uses, and, as such, is consistent with the Plan.

2.

Land Use Compatibility and Appropriateness of the Proposed District The proposed DC5 District adds one Use Class (Rapid Drive-through Vehicle Services) to some of the Use Classes of the existing CB1 District and carries over the CB1 development regulations. The DC5 District contains specific architectural and site design provisions for Gas Bars and Rapid Drive-through Services, and requires that any such development be substantially in accordance with Appendix 1 to this District. As such, the proposed DC5 District will allow development which is compatible and appropriate.

3.

Transportation and Servicing The Transportation Department has no outstanding concerns and advises that the applicant will be responsible for all costs associated with roadway mcdifications, including drainage, deemed necessary as a result of the redistricting.

4.

Impact on Community Infrastructure No concerns were expressed by the Parks and Recreation and Social Services Departments, and the School Boards.

5. Surrounding Property Owners' Concerns The Groat Estate Residents Association (GERA) supports the proposed DC5 redistricting.

No comments were received from surrounding property ownerS.:in response to the City's letter of pre-notification of this application.

JUSTIFICATION The Planning and Development Department recommends that the application to redistrict from CB1 to DC5 (as per Enclosure ha), be APPROVED as the proposed DC5 District will enable development compatible with surrounding land uses and is consistent with the Groat Estate Implementation Plan.

ENCLOSURES Enclosure IIa Enclosure IIb

Proposed DC5 District Maps

Written by: W. Hughes\AA Approved by: Bruce D7mcan Planning and Devel- pment Department September 28, 1988

ENCLOSURE ha DC5 - SITE SPECIFIC DEVELOPMENT CONTROL DISTRICT 1. General Purpose To establish a Site Specific Development Control District to add one Use â&#x20AC;˘ Class "Rapid Drive-Through Vehicle Services" to some of: the-Use.Classes allowed under the existing CB1 District, a los. intensity COMMercial: district, and to provide site development criteria that will ensure compatibility with adjacent land uses and roadwaYs. 2.

Area of Application Lot 1, Lot 2, and the north 30 feet of Lot 3, Block 34, Plan XXII, located at the southwest corner of the intersection of 124 Street and 102 Avenue, Groat Estate.

3.

Uses (a) Business Support Services (b) Commercial Schools (c) Equipment Rentals, provided that all equipment and goods for rent are contained within an enclosed building (d) Gas Bars (e) General Retail Stores up to a maximum gross floor area of 1 000 m2 (10,763.40 sq. ft.) (f) Health Services (g) Household Repair Services (h) Minor Amusement Establishments (i) Minor Eating and Drinking Establishments (j) Minor Service Stations (k) Personal Service Shops (1) Professional, Financial, and Office Support Services (m) Auctioneering Establishments, provided that all goocis and equipment to be auctioned are stored and displayed within an enclosed building (n) Custom Manufacturing (o) Funeral Services

(p) Greenhouses and Plant Nurseries (q) Indoor Participant Recreation Services Cr) Minor Veterinary Services (s) Second Hand.Stores (t) Rapid Drive-through Vehicle.Services 4.

Development Criteria (a) The maximum floor area ratio shall be 2.0. (b) A minimum yard of 3 m (9.$4 ft.) shall be required Where the; site abuts a public roadway other than a lane except; (i)

where adjacent commercial,buildings abut the property line to form a pedestrian-orientedShopping street, no yard shall be required;

(ii)

where there is no vehicular abeess'to the site from the public roadway the minimum yard shall be not less than 1.5 m (4.92 ft.); and

(iii)

in the case of a Minor Service Station, Gas Bar, or Rapid Drive-Through Vehicle Service the minimum yard along'thenorth edge of the site (parallel to 102 Avenue) shall be 2.4 metres, in recognition of the existing gas pump island and associated driveway located along the north side. Any subsequent new development shall provide a minimum 3 m yard.

(c) No parking, loading, storage, trash collection, outdoor service or display area shall be permitted within a required yard. Loading, storage, and trash collection areas shall be located to the rear or sides of the principal building and shall be screened from view from adjacent sites and public roadways in accordance with the provisions of Section 69.3. If the rear or sides of a site are uses for parking, an outdoor service or display area, or both, and abut a Residential District or lane serving a Residential District, they shall be screened in accordance with the provisions of Section 69.3. (d) The maximum building height shall not exceed 12 m (39.4 ft.) nor 3 storeys. (e) The Development Officer shall require, as a con'ition of approval, that the applicant provide an irrevocable letter of credit or a performance bond, in the amount of 100% of the established landscaping cost, the conditions of the security being that: (i)

if the landscaping is not completed in accordance with the provisions of this District and the landscaping plan, within one growing season after the coMpletion Of the

development, thenAhe amount fixed shall be paid to the City, for its use. absolutely; and (ii)

the Development Officershali,mot release- the Landscaping.

Bond until an inspection of the site_has demonstrated that the landscaping has been well Maintained,ahd is in a healthy condition two growing seasons 'after completion of the landscaping.

Development in this District will be evaluated with respect to compliance with the general development regulations of Section 50 to 79 inclusive, of the Land Use Bylaw.

Signs shall be allowed in this District as provided for in Schedule 79E and in accordance with the general provisions of Section 79.1 to 79.9 inclusive, of the Land Use Bylaw. (h) The Development Officer may grant relaxations. to Sections 50-79 of the Land Use Bylaw and the provisions of this District, if, in his opinion, such a variance would be keeping: with the General Purpose of this District and would not affect the amenities, use,. enjoyment and value of neighbouring properties.

5.

Development Criteria For Specific Use Classes (a) The following criteria shall apply to the development of a Gas Bar, Minor Service Station and Rapid Drive-through Vehicle Service: (i)

development shall comply with Section 82 of the Land Use Bylaw, and shall be substantially in accordance with Appendix 1 including the extensive provision of landscaping as shown therein;

(ii)

the Rapid Drive-through component shall not exceed one bay and shall have all its mechanical equipment within an enclosed building;

(iii)

screen fencing of a height of 1.8 m shall be provided along the south and west property lines, as shown on Appendix 1;

(iv)

the Gas Bar canopy height shall not exceed 6 m; and

(v)

the exterior facing of the building shall consist of brick, with extensive use of landscaping and brick planters, with careful attention to architectural detail (window design, etc.) to ensure that the development blends into the historical character of Groat Estate, to the satisfaction of the Development Officer.

As to Form

oorg?-5.

CIT SO ICITOR' CHAILOTTE A. ST. E.104N1

Bylaw No. 8997 A Bylaw to amend Bylaw No. 5996 The Edmonton Land Use Bylaw WHEREAS Lots 1, 2 and the north 30 feet of Lot 3, Block 34, Plan No. XXII; located at the southwest corner of 102 Avenue and 124 Street, Groat Estate, Edmonton, Alberta, are specified on the Land Use District Map as CB1 (Low Intensity Business) District; and WHEREAS an application was made to redistrict the above described property to-DC5 (Site Specific Development Control) District; NOW THEREFORE after due compliance with the relevant provisions of the Planning Act, R.S.A. 1980, c.P-9, as amended, the Municipal Council of the City of Edmonton enacts as follows: 1.

The Land Use District Map, being Appendix III to Bylaw No. 5996 The

Edmonton Land Use Bylaw is hereby amended by redistricting the lands legally described as Lots 1, 2 and the north 30 feet of Lot 3, Block 34, Plan No. XXII; located at the southwest corner of 102 Avenue and 124 Street, Groat Estate, Edmonton, Alberta which lands are shown on the sketch plan annexed hereto as Schedule "A", from CB1 (Low Intensity Business) District to DC5 (Site Specific Development Control) District.

2.

The uses and regulations of the aforementioned DC5 District are

annexed hereto as Schedule "B".

'UM/ "A" and the uses a regulations of the bC5 District :Shown on Schedule ''.13annekedAleretd . . ., hereby incorporated into the Land Use Bylaw, Volume 114 being Appendix IV to Bylaw No. 5996 The Edmonton Land Use:Bylaw.

3.

The Sketch plan annexed hereto

READ a first time this

day of READ a second time this day of READ a third time and duly passed this

, 1988; day bfd day e A7 e.

A.D, 19881 4 AM. 1988. ..

THE CITY OF EDMONTON

MAR

CERTI IED A. TRUE COPY City Clerk

DC1 102 AVE1

DC5' (155)

1 I I I III It I I CBI toDC5 BYLAW 8997

Certified a I e copy of Schedule as referr. in Byjaw N0. g? 9 7

L

City Clerk

DC5 - SITE SPECIFIC DEVELOPMENT CONTROL DISTRICT

To establish a Site Specific Development Control District to add one Use Class "Rapid Drive-Through VehicleSerVices" tOaome of the Use. ClaSses allowed under the existing CBI District, a low intensity commercial. district, and to provide site development Criteria that will ensure compatibility with adjacent land uses and rOadwaye.

Lot 1, Lot 2, and the north 30 feet of Lot 3, Block 34, Plan XXII, located at the southwest corner of the intersection of 124 Street and 102 Avenue, Groat Estate.

Equipment Rentals, provided that all equipment and goods for rent are contained within an enclosed building

Minor Eating and Drinking Establishments

Professional, Financial, and Off' Auctioneering Establishments, pr. to be auctioned are stored and displayed

(P) Greenhouses and PlanUrSeries (q)Indoor Participant Recreation Services (r) Minor Veterinary Services (s)Second Hand Stores (t) Rapid Drive-through Vehicle Services 4.

Development Criteria (a) The maximum floor area ratio shall be 2.0. (b) A minimum yard of 3 m (9.84 ft.) shall be required wherethe site abuts a public roadway other than a lane *wept: (i)

where adjacent commercial buildings .abut the property line to form a pedestrian-oriented shopping,street,'n6 yard shall be required;

(ii)

where there is no vehicular access to the site fromthe public roadway the minimum yard shall be not less than 1.5 m (4.92 ft.); and

(iii) in the case of a Minor Service Station, Gas Bar, or Rapid Drive-Through Vehicle Service the minimum yard along the north edge of the site (parallel to 102 Avenue) shall be 2.4 metres, in recognition of the existing gas pump island and associated driveway located along the north side. Any subsequent new development shall provide a minimum 3 m yard. (c) No parking, loading, storage, trash collection, outdoor service or display area shall be permitted within a required yard. Loading, storage, and trash collection areas shall be located to the rear or sides of the principal building and shall be screened from view from adjacent sites and public roadways in accordance with the provisions of Section 69.3. If the rear or sides of a site are uses for parking, an outdoor service or display area, or both, and abut a Residential District or lane serving a Residential District, they shall be screened in accordance with the provisions of Section 69.3. (d) The maximum building height shall not exceed 12 m (39.4 ft.) nor 3 storeys. approval, (c) The Development Officer shall require, as a condition that the applicant provide an irrevocable letter of credit or a performance bond, in the amount of 100% of the established landscaping cost, the conditions of the security being that: (i)

if the landscaping is not, completed in accordance with the provisions of this District and the landscaping plan, within one growing season after the completion of the

6/9

LUB1 8 8

development, then the amount fixed shall be-paid to the City, for its use absolutely; and (ii)

the Development Officer shall not release the:Landscaping Bond until an inspection of the site has demonstrated that the landscaping has been well maintained and is in a healthy condition two growing seasons after completion of the landscaping.

(f) Development in this District will be evaluated with respect to compliance with the general development regulations of Section 50 to 79 inclusive, of the Land Use Bylaw. (g) Signs shall be allowed in this District as provided for in Schedule 79E and in accordance with the general provisions of Section 79.1 to 79.9 inclusive, of the Land Use Bylaw. (h) The Development Officer may grant relaxations to Sections 50-79 of the Land Use Bylaw and the provisions of this District, if, in his opinion, such a variance would be keeping with the General Purpose ofthis District and would not affect the amenities, use, enjoyment and value of neighbouring properties.

5.

Development Criteria For Specific Use Classes (a) The following criteria shall apply to the development of a Gas Bar, Minor Service Station and Rapid Drive-through Vehicle Service: (i)

development shall comply with Section 82 of the Land Use Bylaw, and shall be substantially in accordance with Appendix 1 including the extensive provision of landscaping as shown therein;

(ii)

the Rapid Drive-through component shall not exceed one bay and shall have all its mechanical equipment within an enclosed building;

(iii)

screen fencing of a height of 1.8 m shall be provided along the south and west property lines, as shown on Appendix 1;

(iv)

the Gas Bar canopy height shall not exceed 6 m; and

(v)

the exterior facing of the building shall consist of brick, with extensive use of landscaping and brick planters, with careful attention to architectural detail (window design, etc.) to ensure that the development blends into the historical character of Groat Estate, to the satisfaction of the Development Officer.

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DESCRIPTION & LOCATION:

LAND USE BYLAW AMENDMENT frOM DC5 (Site Specific Development Control) District to DC5ASite:Specif0 Development Control) District; Lot A, Block 34, Plan 1354 OE; including portion Of lane. closetLby Bylaw 1653 abutting Lot A at its north bOundark;160ated at the northeast corner of 125 Street and Jasper Ayenp64 GROAT ESTATE

APPLICANT:

William H. Ross Architect Ltd. 10503 - 122 Street Edmonton, Alberta T5N 1M5

OWNER:

356259 Alberta Ltd. 14520 - 111 Avenue Edmonton, Alberta T5M 2P4

DATE OF APPLICATION:

May 2, 1989

EXISTING DEVELOPMENT:

One single family dwelling

LAND USE DESIGNATION:

DC5 (Site Specific Development Control) District

PLANNING AND DEVELOPMENT DEPARTMENT'S RECOMMENDATION:

That the Bylaw to redistrict this site from DC5 to DC5, as per Enclosure ha, be APPROVED.

FILE: LU13/887G2 GROAT ESTATE

DISCUSSION 1.

History

On June 28, 1988, City Council gave Third Reading to Bylaw No. 8897 to redistrict this site from RF1 to DC5. The Planningand Development Department's recommendation at that time was that Bylaw No..:889Tbe: refused. Bylaw 8897 added the following two Use :Classes to thoSe uses already allowed in the former RF1 District: 1.

2,

Conversion of Single Detached Dwellings- to'Professionai Offices Conversion of Single Detached Dwellings to Low Intensity Specialty Retail Stores

On June 28, 1988, City Council also amended by resolution the Groat Estate Implementation Plan to reCognize this:site as'DC5.

On September 13, 1988, in conjunction with City. Council redistricting other lots in Groat Estate to DC5 (Bylaw '8973), CoUnCil:furtheramended the policies of the Groat Estate Plan for this 125 'Street enclave by amending its future land use from single family to tedium density residential. The Plan amendment also encouraged the interim conversion of existing dwellings to low intensity commercial uses pending redevelopment of these lots to medium density residential.

2.

The Application This application is to redistrict a single lot from DC5 to DC5 by adding "Conversion of Single Detached Dwellings to Personal Service Shops" to the list of uses already contained in the DC5 District. The intent of the applicant is to convert the existing dwelling unit to a personal service shop (hairdressing salon).

This site includes a portion of the abutting lane (12' wide) to the north, closed in 1955 by Bylaw 1653. The lane is physically closed and has been used in conjunction with Lot 34.

3. Site and Surrounding Area The site is a single lot and located at the northeast corner of 125 Street and Jasper Avenue occupied by an older dwelling in good condition. To the north are commercial developments, known as High Street, districted DC5. To the east, south and west are lands districted DC5 and RF1 occupied primarily by single family dwellings.

The site abuts 125 Street, a local neighbourhood street, which is oneway southbound.

ANALYSIS 1. Compliance with Approved Plans The proposed redistricting complies with the Groat Estate Implementation Plan which recognizes the interim conversion of existing dwellingS along 125 Street/Jasper Avenue to low intensity commercial uses until such time as redevelopment to medium density residential uses takes place.

2.

Land Use Compatibility and Appropriateness of the Proposed District It is net anticipated that the addition of the Use Class "Conversion of Single Detached Dwellings to Personal Service Shops" will result in any adverse land use impacts on the surrounding area. Moreover, the proposed development is compatible with the range and intensity of uses currently listed in the DC5 District.

3.

Transportation and Utilities Neither Transportation nor the utility agencies have any outstanding concerns regarding this application, in light of the 1988 DC5 redistricting approval on this site.

U.

Surrounding Property Owners' Concerns No concerns regarding this application have been expressed by surrounding property owners in response to the Planning and Development Department's preliminary letter of notification.

The Groat Estate Residents Association has stated its support for conversion of the dwelling to limited commercial uses, including, for example, office, low scale retail, hairdressing salon or art gallery.

JUSTIFICATION The Planning and Development Department recommends that the application to redistrict from DC5 to DC5 be APPROVED as the redistricting is consistent with the Groat Estate Plan.

ENCLOSURES IIa Proposed DC5 District IIb Maps

Written by: W. Hughes VIA LA Approved by: Bruce Duncan," Planning and Development Department June 1, 1989

ENCLOSURE ..I DC5 (Site Specific Development Control) District: 1.

General Purpose To provide a Site Specific Development Control District to expand the uses of the former RF1 (Single Detached Residential) District to include "Conversion of Single Detached Dwellings to ProfessionaLOffices" and "Conversion of Single Detached Dwellings to Low Intensity Specialty Retail Stores", and "Conversion of Single Detached Dwellings t,) Personal Service Shops", with appropriate development criteria for such uses to bett2r achieve land use compatibility with adjacent residential uses,

2.

Area of Application Lot A, Block 34, Plan 1554 EO, including portion of lane closed by Bylaw 1653, which abuts the site at its northern limit.; located on the northeast corner of Jasper Avenue and 125 Street; GROAT ESTATE.

3.

Uses (a) Single Detached Housing (b) Homecrafts (c) Office in the Home (d) Conversion of Single Detached Dwellings to Professional Offices (e) Conversion of Single Detached Dwellings to Low Intensity Specialty Retail Stores (f) Conversion of Single Detached Dwellings to Personal Service Shops.

4.

Development Criteria (a) Development shall comply with the RF1 development regulations as contained in Section 110.4 and 110.5 of the Land Use Bylaw. (b) In considering an application for the Use "Conversion of Single Detached Dwellings to Professional Offices", the Development Officer shall ensure compliance with Section 88 of the Land Use Bylaw. There shall be no expansion of this Use Class beyond the building as existing at the time of adoption of this Bylaw.

In considering an application for the Use "Conversion of Single detached Dwellings to Low Intensity Specialty Retail Stores", the Development Officer shall ensure it is restricted to main floor/basement only, and involves retailing of specialty goods and not for general or convenience retail purposes. Further, the Development Officer may refuse such application if in his opinion it will result in increased traffic, noise :and activity normally associated with general retail uses. Any facade or building, exterior treatment shall maintain the single.familyappearance

There shall be no expansion, of this Use: Class beyond the bUilding.

H , as existing at the time Of adoption, of"thii,Byiaw.(d)

In considering an application for the Use Class "Conversion of Single Detached Dwellings to Personal Service Shops", there Shall be no expansion of this Use Class beyond the building Asaxisting at the time of adoption of this Bylaw. Any facade or exterior building treatment shall Maintain the single family appearance,

(e)

The following provisions also apply to,Use:.Classes .3,(d) 3(e) and 3(f): (i) Loading, storage, and trash collection areas shall be' located to the rear or side of the principal building and shall be screened from view from: adjacent sites; (ii) Building facade and landscaping design shallcomplement the commercial lands to thenortn:while preserving the privacy by combination of fencing/screening for the abutting. residential land to theyeast;', , (iii)Development shall be 'in substantial accordance with Appendix 1; and (iv) The Development Officer shall requireasa condition of approval, that the applicant provide an irrevocable letter of credit or a performance bond, in the amount of 100% of the established landscaping cost, the conditions of the security being that: A.

B.

(f)

if the landscaping is not completed in accordance wit# the provisions of this District and the landscaping plan, within one growing season after the completion: of the development, then the amount fixed shall be paid to the City, for its use absolutely; and the Development Officer shall not release the Landscaping Bond until an inspection of the site has demonstrated that the landscaping has been well maintained and is in a healthy condition, two growing seasons after completion of the landscaping.

Development in this District will be evaluated with respect to compliance with the general development regulations of Sections 50 to 79 inclusive, of the Land Use Bylaw. (i) Signs shall be allowed in this District as provided for in Schedule 79A and in accordance with general provisions of Sections 79.1 to 79.9 inclusive, of the Land Use Bylaw; and (ii) The Development Officer may grant relaxations to Sections 50-79 of the Land Use Bylaw and the provisions of this District, if, in his opinion, such a variance would be in keeping with the General Purpose of this District and would not affect the amenities, use, en oyment and value of neighbouring propei ties.

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File No. *LUB/88-02 Groat Estate

Bylaw No. 9183 To amend the Land Use Bylaw from DC5 (Site Specific Development Control) District to DC5 (Site Specific Development Control) District.

Application!

This application is to redistrict a single lot from DC5 to DC5 by adding "Conversion of Single Detached Dwellings to Personal Service Shops" to the list of uses already contained in the DC5 District. The intent of the applicant is to convert the existing dwelling unit to a personal service shop (hairdressing salon).

This site includes a portion of the abutting lane (12' wide) to the north, closed in 1955 by Bylaw 1653. The lane is physically closed and has been used in conjunction with Lot 34.

Justification: The Planning and Development Department reccommends APPROVAL for the application as the redistricting is consistent with the Groat Estate Plan.

Relevant Information: Groat Estate Residents Association has stated its support for conversion of the dwelling to limited commercial use.

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As to Form.

CITY SOLICITOR Bylaw No. 9183' A Bylaw to amend Bylaw No. 5996 The Edmonton .Land Use Bylaw WHEREAS Lot A, Block 34, Plan 1354 OE, plus portion ofIarie,closed

by Bylaw 1653 abutting Lot.A at its north boundary; located at the northeast' corner of 125 Street and Jasper Avenue; Groat Estate, Edmonton, Alberta, is specified on the Land Use District Map as DC5 (Site Specific DevelOpment Control) District; and WHEREAS an application was made to redistrict the above described property to DC5 (Site Specific Development Control) District; NOW THEREFORE after due compliance with the relevant provisions of the Planning Act, R.S.A. 1980, c.P-9, as amended, the Municipal Council of the City of Edmonton enacts as follows: The Land Use District Map, being Appendix III to Bylaw No. 5996 1.

The Edmonton Land use Bylaw is hereby amended by redistricting the lands legally described as Lot A, Block 34, Plan 1354 OE, plus portion of lane closed by Bylaw 1653 abutting Lot A at its ,north boundary; located at the northeast corner of 125 Street and Jasper Avenue; Groat Estate, Edmonton, Alberta which lands are shown on the sketch plan annexed hereto as Schedule "A", from DC5 (Site Specific Development Control) District to DC5 (Site Specific Development Control) District.

The uses and regulations of the aforementioned DC5 District are 2. annexed hereto as Schedule "B".

The sketch plan annexed hereto as ,SChedule 1!A! and the uses and:.

3. regulations of the DC5 District shown on Snhe4gle annexed ilereto are hereby incorporated into the Land Use Bylaw, Volute II, 1:!.elng Appendix IV to.

Bylaw No. 5996 The Edmonton Land Use Bylaw.

READ a first time this .-.,..Z$ 7\ \ \ day of READ a second time this day of 73.„.

REAa a third time and duly passed this L\' day of -7;."

THE CITY OF EDMONTON •

MAYOR

, A.D. 1-989; . ,••AJL 1989; , A.D. 1989;

RFq CNC,

DC5 TO DC5 BYLAW 9183

Certified true copy of Schodule asâ&#x20AC;¢ref Fred to in, Byiw NoF:1/4\-3

DC5 (Site Specific Development Control) District 1.

General Purpose To provide a Site Specific Development Control District to expand the uses of the former RF1 (Single Detached Residential) District to include ,"Conversion of Single Detached Dwelling's to Professional OffiCeS" and "Conversion of Single Detached Dwellings to Low Intensity Specialty :Retail Stores", and "Conversion of Single Detached Dwellings to Personal Service ShopS", with appropriate development criteria for such uses to better achieve land use compatibility with adjacent residential uses.

2.

Area of Application Lot A, Block 34, Plan 1554 ED, including portionof lane closed by Bylaw 1653, which abuts the site at its northern limit; located on the northeast corner of Jasper Avenue and 125 Street; GROAT , ESTATE .

3.

Uses (a) Single Detached Housing

true copy c4 Sehcchile sref red to in Bylaw tio5)k

,Certified

(b) Homecrafts (c) Office in the Home

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(d) Conversion of Single Detached Dwellings to Professional Offices (e) Conversion of Single Detached Dwellings to Low Intensity Specialty Retail Stores (f) Conversion of Single Detached Dwellings to Personal Service Shops.

4.

Development Criteria (a) Development shall comply with the RF1 development regulations as contained in Section 110.4 and 110.5 of the Land Use Bylaw. (b) In considering an application for the Use "Conversion of Single Detached Dwellings to Professional Offices", the Development Officer shall ensure compliance with Section 88 of the Land Use Bylaw. There shall be no expansion of this Use Class beyond the building as existing at the time of adoption of this Bylaw, (c) In considering an application for the Use "Conversion of Single detached Dwellings to Low Intensity Specialty Retail Stores", the Development Officer shall ensure it is restricted to main floor/basement only, and involves retailing of specialty goods and not for general or convenience retail purposes. further, the Development Officer may refuse such application if in his opinion it will result in indreased traffic, noise and activity normally associated with general retail uses.: .Any facade or building, exterior treatment Shall maintain the single appearance _ , . family

There shall be no expansiOn of this U* Class beyond the building as existing at the time of adOOtiori,ofthis- Bylaw. (d)

In considering an application for the Use. Class "Conversion. of Single Detached Dwellings to Persotal,-Service Shops"; there Shall be no expansion of this 'Use Class beyond the building as existing at the time of adoption of this Bylaw. Any facade or exterior building treatment shall maintain, the single family appearance'.

, ,(e)

The following provisions also apply to Use Classes 3(0-, 3:(e) and 3(f): (i) Loading, storage, and trash collection areas shall be located to the rear or side of the principalâ&#x20AC;&#x17E; building and shall be screened: 'from vietitfroptadjaCent sites; (ii) Building facade:And:landScaping,design shall complement the. commercial lands to thenorth-Whiie preservingthe-.0rivacy by combination of fencing/Acreening for the abutting residential land to the east; (iii)Development shall be in substantial accordande with Appendix I.; And (iv) The Development Officer shall require-, as a condition of approval, that the applicant provide-an irrevocable letter of credit or a performance bond, in the amount of 100% of the established landscaping cost, the conditions of the security being that: A.

B.

if the landscaping is not completed in accordance with the provisions of this District and the landscaping plan, within one growing season after the completion of the development, then the amount fixed shall be paid to the City, for its use absolutely; and the Development Officer shall not release the Landscaping Bond until an inspection of the site has demonstrated that the landscaping has been well maintained and is in a healthy condition two growing seasons after completion of the landscaping.

(f) Development in this District will be evaluated with respect to compliance with the general development regulations of Sections 50 to 79 inclusive, of the Land Use Bylaw. (i) Signs shall be allowed in this District as provided for in Schedule 79A and in accordance with general provisions of Sections 79.1 to 79.9 inclusive, of the Land Use Bylaw; and (ii) The Development Officer may grant relaxations to Sections 50-79 of the Land Use Bylaw and the provisions of this District, if, in his opinion, such a variance would be in keeping with the General Purpose of this District and would not affect the amenities, use, enjoyment and value of neighbouring properties.

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NEHOVITOON to 1101103 1125 STREET'

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Thursday, 1984 08 16

M.P.C. MEETING NO. 19/84

6-

UB/84-64 GROAT ESTATE

NEW BUSINESS DESCRIPTION & LOCATION:

LAND USE BYLAW AMENDMENT: From DC5 (Site Specific Development Control) District as per Enclosure I, to the DC5 (Site Specific Development Control) District as per Enclosure II; Lots 13 and 14, Block 34, Plan XXII-B; located on the southeast corner of 102 Avenue and 125 Street, GROAT ESTATE.

APPLICANT:

Mackenzie Spencer Associates Ltd. 12415 - Jasper Avenue Edmonton, Alberta T5N 3K9

OWNERS:

Nottingham Developments Ltd. 12415 - Jasper Avenue Edmonton, Alberta T5N 3K9

DATE OF APPLICATION:

1984 06 06

EXISTING DEVELOPMENT:

Two single detached dwellings.

LAND USE DESIGNATION:

Land Use Bylaw: DC5 (Site Specific Development Control) District Regional Plan: GU (General Urban)

PLANNING DEPARTMENT'S RECOMMENDATIONS:

I

That the Municipal Planning Commission SUPPORT the application to redistrict from DC5 (Site Specific Development Control) District as per Enclosure I, to DC5 (Site Specific Development Control) District as per Enclosure II; Lots ;3 and 14, Block 34, Plan XXII-B, as a means of allowing a wider range of commercial uses with appropriate development criteria to mitigate any impact on low density residential development to the south and west.

II That the applicant be advised of the following: 1.

that a 4.5 m x 4.5 m corner cut is required from the northwest corner of Lot 14.

Thursday, 1984 08 16

M.P.C. MEETING NO. 19/84

LUB/84-64 GROAT ESTATE 2.

3.

14.

5.

MOVED:

that a 3 m road widening is required from Lot 14 abutting 102 Avenue. that the applicant be advised of the recommendations of the West End Strategic Transportation Management Study (WESTRAM), that the applicant be responsible for all costs associated with roadway modifications including drainage deemed necessary as a result of the redistricting. that no access to the site be permitted from 125 Street.

Konye - David That the Recommendation as presented be AMENDED to delete condition II 5 and condition 4.9 (Development Criteria) from the proposed DC-5 District which stated; that no access to the site be permitted from 125 Street.

FOR THE MOTION:

David, Konye, Lackey, Pitts CARRIED

OPPOSED:

Lychak (Chairman), Belkin, Fleming

ABSENT:

Ausman, Dietze

MOVED:

Fleming - David That the Recommendation as AMENDED be CONCURRED IN.

FOR THE MOTION:

David, Fleming, Konye, Lackey, Pitts CARRIED

OPPOSED:

Lychak (Chairman), Belkin

ABSENT:

Ausman, Dietze

I.

M.P.C. MEETING NO. 19/84

DISCUSSION 1.

- 8bThursday, 1984 08 16 LUB/84 -64 k GROAT ESTATE

History This site was redf_stricted from RF1 to DC5 by City Council on 1983 01 25 (Bylaw 7126). The current DC5 District allows a limited range of commercial uses, as follows: 1) 2) 3) 4) 5) 6)

Business Support Services Commercial Schools Health Services Personal Service Shops Professional, Financial and Office Support Services Private Art Gallery

Further, the current DC5 district includes development criLeria to ensure land use compatibility with residential development located south and west of the site. The current DC5 district is attached as Enclosure I. 2.

Current Application This application is to redistrict from DC5 (Site Specific Development Control) District, as specified in Enclosure I, to DC5 (Site Specific Development Control) District, as specified in Enclosure II. The proposed DC5 District expands the list of commercial uses from six to eleven, with the addition of the following five uses.

1) Equipment rentals, provided that all equipment and goods for rent are contained within an enclosed building.

2) Gas Bars 3) General Retail Stores 4) Household Repair Services 5) Minor Eating and Drinking Establishments The applicant requests the additional range of commercial uses in order to provide more flexibility in leasing. Enclosure II also lists the development criteria which applies to the uses, which will reduce the impact upon adjacent residential development. In particular, the criteria includes the reduction in FAR from 2.0 to 1.0, screening and landscaping requirements relating to abutting residential uses, height limitations one storey maximum, access restrictions, urban design requirements, locational and maximum size requirements for any gas bar development, etc.

3. Site and Surrounding Area The site consists of two lots which form a 0.14 ha (0.34 ac) parcel of land on the southeast corner of 102 Averyle and 125 Street. The land is occupied by 2 single detached dwellings in poor to fair condition.

I.

- 8c -

M.P.C. MEETING NO. 19/84

Thursday, 1984 08 16 LUB/84-64 GROAT ESTATE

The land to the south and west is districted RF1 and occupied by older well maintained single detached dwellings in good condition. Immediately to the west is a City-owned lot presently used as local park space.

The land to the east and northeast is primarily districted CB1 as part of the 124 Street commercial strip. The northeast corner of 102 Avenue and 124 Street is districted DC2 and occupied by a seven storey office retail complex.

Lands north of the site fronting along 102 Avenue for two blocks are districted CNC and CB1, and developed with low intensity commercial uses.

Traffic on 125 Street is one-way southbound.

ANALYSIS 1.

Compliance with Approved Plans The site is located within the Groat Estate Implementation Plan approved

by City Council on 1977 10 14. The primary emphasis of the Plan is to retain the 124 Street commercial strip and to preserve the existing low density residential development in the area. However, City Council on 1983 01 25 approved a resolution which amended the Plan to extend limited commercial development onto the site. The application is seen as a reasonable expansion of the existing 105 District in terms of uses, and with appropriate development criteria enables sufficient control to respect and be compatible with residential development to the south and west. As such, no conflict exists with the Groat Estate Implementation Plan.

Moreover, the application is not inconsistent with the General Municipal Plan objectives for commercial development adjacent to residential areas by virtue of use of the DC5 District on a site specific basis to mitigate any negative impacts.

2.

Land Use Compatibility The DC5 District as proposed allows a limited increase in the list of commercial uses. The additional uses are not considered incompatible with existing commercial development north and east. Any negative impact on nearby residential developments has been mitigated bS7 careful drafting of development criteria as part of the DC5 which will better ensure compatibility; for example, locational/size criteria for gas bar, maximum height provisions of one storey, screening and landscaping requirements.

Moreover, the proposed DC5 District is reasonable having regard to the high traffic function along 102 Avenue, and recognizing the commercial development rights already existing in the current DC5 District.

a

- 8d M.P.C. MEETING NO. 19/84

Thursday, 1984 08 16 1713/84-64 GROAT ESTATE (E

3. Transportation Concerns Transportation Department have no objection to the application. Their requirements/advice is indicated in the recommendation. No access Is permitted from 125 Street.

4.

Residents Concern The Groat Estate Residents Association advise by letter 1984 05 23 that they have met and discussed the proposed DC5 District with the applicant and have no objection.

JUSTIFICATION The Planning Department recommends the application be supported as the proposed DC5 District with its limited range of commercial uses and low intensity development criteria represents a reasonable and compatible development having regard to existing commercial development to the north and east, and residential development to the south and west. Moreover, the proposed amendments to the current DC5 District are not considered substantially different from the range and intensity of commercial development already allowed.

ENCLOSURES

II

Current DC5 (Site Specific Development Control) District Proposed DC5 (Site Specific Development Control) District

Prepared by: Planning Department WH :j

in

ENCLOSURE I CURRENT DC5 DISTRICT - BYLAW 7126 (Site Specific Development Control) District 1.

General Purpose To provide a Site Specific Development Control District to accommodate a low intensity commercial office building which will be compatible with the surrounding single detached residential area.

2.

Area of Application Lots 13 and 14, Block 34, Plan XXII-B, located on the southeast corner of 102 Avenue and 125 Street, Groat Estate.

3.

Discretionary Uses 3.1 Business Support Services 3.2 Commercial Schools 3.3 Health Services Personal Service Shops 3.4 3.5 Professional, Financial and Office Support Services 3.6 Private Art Gallery

4,

Development Criteria 4.1

The maximum height shall not exceed 12 m (39.4 ft.) nor three storeys at the eastern portion of the site and shall be stepped down towards the western portion of the site to a maximum height, not exceeding 8 m (26.2 ft.) nor two storeys.

4.2 The maximum floor area ratio shall be 2.0.

4.3

A landscaped yard, a minimum of 3 m (9.8 ft.) in width shall be provided along the south portion of the site, extending from 125 Street to the parking ramp at the eastern portion of the site, and solid screen fencing 1.85 m (6.1 ft.) in height be provided abutting the residential district to the south.

4.4

A minimum yard of 4.5 m (1)4.8 ft.) shall be provided adjacent to 102 Avenue and 125 Street and may be comprised of either 1.5 m (4.92 ft.) landscaped yard adjacent to the property line and an uninterrupted pedestrian arcade of 3 m (9.8 ft.) or a 1.5 m (4.92 ft.) landscaped yard adjacent to the property line and 3 in (9.8 ft.) of landscaped open space.

4.5 Urban design techniques shall be utilized to minimize the perceived height and massing of the development and these techniques may include, among others, the following: a) setback variations to the facade;

- 8i b) roof treatment such as sloping and terracing; c) choice of exterior materials and colours; and d) landscaping.

4.6

Vehicular access to the site shall be from the north/south lane, east of 125 Street.

4.7 The loading area shall be located to the rear of the commercial office building, abutting the lane and away from the adjacent residential development, with size and location of the loading area provided to be in accordance with the provisions of Section 65 of the Land Use Bylaw.

4.8 While the number of parking spaces required for any development within this district shall be in accordance with the provisions of Section 66 of the Land Use Bylaw, a limited number of at grade parking spaces shall be provided to meet the short-term user requirements. The number of at grade parking spaces shall not be less than four nor more than ten and to the satisfaction of the Development Officer with the remainder of the parking spaces to be located underground and access provided from the north/south lane, east of 125 Street.

4.9 Air conditioning and other mechanical equipment shall be located away from adjacent residential development, to the satisfaction of the Development Officer, in order to minimize the negative impact (i.e. noise) upon the adjacent residential area. sgt,

4.10 Development in this district shall be evaluated with respect to compliance with the General Development Regulations of Sections 50-79 inclusive of the Land Use Bylaw.

4.11 Signs shall be allowed in this district as provided for in Schedule 79C and in accordance with the general provisions of the Sections 79.1 to 79.9 inclusive of the Land Use Bylaw.

a

LuBI ENCLOSURE 1.1 : PROPOSED DC5 (Site Specific Development Control) District 1.

General Purpose To provide a Site Specific Development Control District to accommodate low intensity commercial development which will be compatible with the adjacent residential and commercial area.

2.

Area of Application Lots 13 and 14, Block 34, Plan XXII-B, located on the southeast corner of 102 Avenue and 125 Street, Groat Estate.

3.

Uses

--3.1

Business Support Services Commercial Schools 3.3 Health Services 3.4 Personal Service Shops 3.5 Professional, Financial and Office Support Services 3.6 Private Art Gallery 3.7 Equipment Rentals, provided that all equipment and goods for rent are contained within an enclosed building.

3.8 Gas Bars 3.9 General Retail Stores 3.10 Household Repair Services 3.11 Minor Eating and Drinking Establishments 3.2

4.

Development Criteria

'14.1

The maximum floor area ratio shall be 1.0.

V 4.2

A landscaped yard, a minimum of 3 m (9.8 ft.) in width, shall be provided along the southern portion of the site, extending from 125 Street to the eastern portion of the site, and solid screen fencing 1.85 m (6.1 ft.) in height be provided abutting the residential district to the south.

V4.3

A minimum yard of 3 m (9.8 ft.) shall be provided adjacent to 125 Street.

4.4

The maximum building height shall not exceed 5.5 m (18.0 ft.), nor 1 storey.

4.5 Urban design techniques shall be utilized to minimize the perceived impact and massing of the development and these techniques may include, among others, the following: a) setback variations to the facade;

4.

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b) roof treatment such as sloping and terracing; c) choice of exterior materials and colours; and d) landscaping.

4.6 No parking, loading, storage, trash collection, outdoor service or display area shall be permitted within a required yard. Loading, storage and trash collection areas shall be located to the rear or sides of the principal building and shall be screened from view from adjacent sites and public roadways in accordance with the provisions of Section 69.3. If the rear or sides of the site are used for parking, an outdoor service or display area, or both and abut a residential district or a lane servicing a residential district, they shall be screened in accordance with the provisions of Section 69.3. ./4.7

The loading area should be located to the rear of any structure, abutting the lane and away from the adjacent residential development, with size and location of the loading area provided to be in accordance with the provisions of Section 65 of the Land Use Bylaw.

v4.8 Air conditioning and other mechanica/ equipment shall be located away from adjacent residential development, to the satisfaction of the Development Officer, in order to minimize the negative impact (i.e. noise) upon the adjacent residential area.

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4.9

Vehicular access to the site shall not be from 125 Street.

4.10 Gas bars shall be developed in accordance with the Vehicular-Oriented Uses regulations of Section 82 of the Land Use Bylaw. Furthermore, any gas bar development shall: a) be located within the northeast corner of the site and not exceed 3,000 sq. ft. coverage; b) shall contain a maximum of 1 pump island not exceeding 2 individual pumps; c) shall not be developed independently, but rather as a part of a comprehensive commercial redevelopment of the whole site.

4.11 Development in this district shall be evaluated with respect to compliance with the General Development Regulations of Sections 50-79 inclusive of the Land Use Bylaw. .

I

4.12 Signs shall be allowed in this district as provided for in schedule 79C and in accordance with the general provisions of the Sections 79.1 to 79.9 inclusive of the Land Use Bylaw.

â&#x20AC;&#x17E;

MUNICIPAL PLANNING COMMISSION ACTION:

As to Form Munici

Supported â&#x20AC;&#x201D; 1984 08 16

ission

(AS AMENDED) Bylaw No. 7636 A Bylaw to amend Bylaw No. 5996 The Edmonton Land Use Bylaw WHEREAS Lot 2, Block 39, Plan 5445 A.M.; located along 102 Avenue, west of 125 Street, Groat Estate, Edmonton, Alberta, is specified on the Land Use District Map as RF1 (Single Detached Residential District); and

WHEREAS on 1984 08 16 an application was supported by the Municipal Planning Commission to redistrict the above described property to DC5 (Site Specific Development Control District);

NOW THEREFORE after due compliance with the relevant provisions of the Planning Act, R.S.A. 1980, c.P-9, as amended, the Municipal Council of the City of Edmonton hereby enacts as follows:

1.

The Land Use District Map, being Appendix III to Bylaw No. 5996 The

Edmonton Land Use Bylaw is hereby amended by redistricting the lands legally described as Lot 2, Block 39, Plan 5445 A.M.; located along 102 Avenue, west of 125 Street, Groat Estate, which lands are shown on the sketch plan annexed hereto as Schedule "A", from RF1 (Single Detached Residential District) to DC5 (Site Specific Development Control District).

2.

The uses and regulations of the aforementioned DC5 District are

annexed hereto as Schedule "B".

6 7-E-7-46e7E

READ a first time this /(5) day of f5-E. PTE k76 READ a second time this /8 day of ...2E. â&#x20AC;¢ -7)

A.D. 1984; ,

READ a third time and duly passed this

, A.D. 1984.

/8 day of-6767D

A.D. 1984; ,

THE CITY OF EDMONTON 1/

MAYOR

/tAf a CITY CLERK

. /7; TRUE/COPY. City Clerk,

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41010 SCHEDULE "B" LU6 /84 -(3 PROPOSED DC5 (Site Specific Development Control) District 1.

General Purpose To provide a Site Specific Development Control District to expand the uses of the former RF1 (Single Detached Residential) District to include "conversion of single detached dwellings to professional offices", with appropriate development criteria for such use to better achieve land use compatibility with adjacent residential uses.

2.

Area of Application Lot 2, Block 39, Plan 5445 A.M., located on the south side of 102 Avenue west of 125 Street, Groat Estate.

3.

Uses 3.1 Single Detached Housing 3.2 Homecrafts 3.3 Offices in the Home

Crified a tru, copy of Schz.,dule t as rajz ad 1-0 in Byla4,4o763 -- â&#x20AC;˘ Citc.Clark

3.7 Residential Sales Centre 3.8 Conversion of Single Detached Dwellings to Professional Offices 4. Development Criteria 4.1 Development criteria for uses shall comply with the RF1 development regulations as contained in Section 110.4 and 110.5 of the Land Use Bylaw except that: (a) the Development Officer may grant relaxation to the front and side yard regulations, such relaxation may be equal to but not less than those yards established by the existing structure.

4.2 In considering an application for the use "Conversion of Single Detached Dwellings to Professional Offices", the Development Officer: (a) shall ensure compliance with Section 88 of the Land Use Bylaw "conversion of single detached, semi detached or duplex dwellings to professional offices." (b) may require that detailed landscaping plans be submitted for the site, and solid screen fencing 1.85 m (6.1 ft.) in height be provided along the southern property line, to the satisfaction of the Development Officer, in order to achieve land use compatibility with adjacent residential uses.

4.3 Development in this district will be evaluated with respect to compliance with the general development regulations of Sections 50 to 79 inclusive, of the Land Use Bylaw. In this evaluation, the

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Development Officer may grant relaxations to these regulations if, in his opinion, such a variance would be in keeping with the General Purpose of this district and would not affect the amenities, use, enjoyment and value of neighboring properties-.

4.4 Signs shall be allowed in this district as provided for i4 Schedule 79C and in accordance with general provisions of Sections 79.1 to 79.9 inclusive, of the Land Use Bylaw.

â&#x20AC;˘:

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MUNICIPAL PLANNING COMMISSION ACTION: PI

Supported — 1984 08 16

ing Co

ssion

Bylaw No. 7635 A Bylaw to amend Bylaw No. 5996 The Edmonton Land Use Bylaw WHEREAS Lots 13 and 14, Block 34, Plan XXIIB; located on the southeast corner of 102 Avenue and 125 Street, Groat Estate, Edmonton, Alberta, are specified on the Land Use District Map as DC5 (Site Specific Development Control District); and ; WHEREAS on 1984 08 16 an application was supported by the Municipal Planning Commission to redistrict the above described property to DC5 (Site Specific Development Control District);

NOW THEREFORE after due compliance with the relevant provisions of the Planning Act, R.S.A. 1980, c.P-9, as amended, the Municipal Council of the City of Edmonton hereby enacts as follows:

1.

The Land Use District Map, being Appendix III to Bylaw No. 5996 The

Edmonton Land Use Bylaw is hereby amended by redistricting the lands legally described as Lots 13 and 14, Block 34, Plan XXIIB; located on the southeast corner of 102 Avenue and 125 Street, Groat Estate, which lands are shown on the sketch plan annexed hereto as Schedule "A", from DC5 (Site Specific Development Control District) to DC5 (Site Specific Development Control District).

• 0.

w.e) I eA The uses and regulations of the aforementioned DC5 District are 2. annexed hereto as Schedule "B".

READ a first time this /8 day of dEp-TEX,7667e., , A.D. 1984; 67-167e, , A.D. 1984; READ a second time this / day of 5€ —P-Tday of6;57)7:, A.D. 1984.

READ a third time and duly passed this /

g

THE CITY OF EDMONTON

kfteAtt, "

MAYOR

/4

CITY CLER

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B1 I AVENUE. DC1

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DC5 TO DC5 BYLAW 7635

C rtified a tTe copy of Sc eclule ' as. ref7fi;i in Bra

CifY Clerk

t_ut 184- 01sk SCHEDULE "B"

PROPOSED DC5 (Site Specific Development Control) District 1.

General Purpose

To

provide a Site Specific Development Control District to accommodate low intensity commercial development which will be compatible with the adjacent residential and commercial area.

2.

Area o.f Application Lots 13 and 14, Block 34, Plan XXII-B, located on the southeast corner of 102 Avenue and 125 Street, Groat Estate.

3.

Uses 3.1 3.2 3.3 3.4 3.5 3.6 3.7

Business Support Services Commercial Schools Health Services Personal Service Shops Professional, Financial and Office Support Services Private Art Gallery Equipment Rentals, provided that all equipment and goods for rent are contained within an enclosed building.

3.8 Gas Bars 3.9 General Retail Stores 3.10 Household Repair Services C fined a true copy of/Schedule 3.11 Minor Eating and Drinking Establishments erred to in..By4,1No.76,-3...â&#x20AC;š. ,

4.

Develcoment :riterie City Clerk

4.1

The maximum floor area ratio shall be 1.0.

4.2

A landscaped yard, a minimum of 3 m i9.5 ft.) in width, shall be provided along the southern portion of the site, extending fro= 125 Street to the eastern portion of the site, and solid screen fencing 1.85 m (6.1 ft.) in height be provided abutting the residential district to the south.

4.3

A minimum yard of 3 m (9.8 ft.) shall be provided adjacent to 125 Street.

4.4

The maximum building height shall not exceed 5.5 m .(18.0 ft.), nor 1 storey.

4.5 Urban design techniques shall be utilized to minimize the perceived impact and massing of the development and these techniques may include, among others, the following: a) setback variations to the facade;

1

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b) roof treatment such as sloping and terracing; c) choice of exterior materials and colours; and d) landscaping.

4.6 No parking, loading, storage, trash collection, outdoor-.service or display area shall be permitted within a required yard. Loading, storage and trash collection areas shall be located to the rear or sides of the principal building and shall be screened from view from adjacent sites and public roadways in accordance with the provisions of Section 69.3. If the rear or sides of the site are used for parking, an outdoor service or display area, or both and abut a residential district or a lane servicing a residential district, they shall be screened in accordance with the provisions of Section 69.3.

4.7 The loading area should be located to the rear of any structure, abutting the lane and away from the adjacent residential development, with size and location of the loading area provided to be in accordance with the provisions of Section 65 of the Land Use Bylaw.

4.8 Air conditioning and other mechanical equipment shall be located away from adjacent residential development, to the satisfaction of the Development Officer, in order to minimize the negative impact (i.e. noise) upon the adjacent residential area.

4.9 Gas bars shall be developed in accordance with the Vehicular-Oriented Uses regulations of Section 82 of the Land Use Bylaw. Furthermore, any gas bar development shall: a) be located within the northeast corner of the site and not exceed 3,000 sq. ft. coverage; b) shall contain a maximum of 1 pump island not exceeding 2 individual pumps; c) shall not be developed independently, but rather as a part of a comprehensive commercial redevelopment of the whole site.

4.10 Development in this district shall be evaluated with respect to compliance with the General Development Regulations of Sections 50-79 inclusive of the Land Use Bylaw.

4.11 Signs shall be allowed in this district as provided for in schedule 79C and in accordance with the general provisions of the Sections 79.1 to 79.9 inclusive of the Land Use Bylaw.