DC2 205

Place La Rue - east of 178 Street and South of Stony Plain Road

Bylaw 9418 (March 27, 1990)

To establish a Site Specific Development Control District to accommodate a limited range of retail business and highway commercial uses, with site development regulations that will ensure compatibility with future adjacent land uses and roadways adjacent to the site.

Lot 5, Plan 882 1281 located east of 178 Street and South of Stony Plain Road, Place La Rue.

a. Automotive and Equipment Repair Shops
b. Automotive and Minor Recreation Vehicle Sales and Rentals
c. Broadcasting and Motion Picture Studios
d. Business Support Services
e. Commercial Schools
f. Convenience Retail Stores
g. Convenience Vehicle Rentals
h. Custom Manufacturing
i. Drive-in Food Services
j. Equipment Rentals, provided that all equipment and goods for rent are contained within an enclosed building
k. Gas Bars
l. General Retail Stores up to a maximum gross floor area of 5,000 m²
m. Health Services
n. Hotels
o. Indoor Participant Recreation Services
p. Major and Minor Alcohol Sales
q. Minor and Major Amusement Establishments
r. Minor and Major Eating and Drinking Establishments
s. Minor and Major Services Stations
t. Minor Veterinary Services
u. Motels
v. Outdoor Participant Recreation Services
w. Personal Service Shops
x. Private Clubs
y. Professional, Financial and Office Support Services
z. Rapid Drive-through Vehicle Services

The following regulations shall apply to all uses:

1. The maximum floor area ratio shall be 1.0.
2. The maximum building height shall neither exceed 10 m nor 2 storeys, except that the maximum height for a Hotel shall be 30 m (98.4 ft.) and the maximum height for Professional, Financial and Office Support Services shall not exceed 12 m or 3 storeys.
3. The maximum building height shall neither exceed 10 m nor 2 storeys, except that the maximum height for a Hotel shall be 30 m (98.4 ft.) and the maximum height for Professional, Financial and Office Support Services shall not exceed 12 m or 3 storeys.
4. A minimum building setback of 5 m shall be required adjacent to the east and south property lines.
5. A minimum building setback of 14 m (14.9 ft.) shall be provided adjacent to the north and west property lines of the site.
6. A landscaped yard with a minimum average width of 1.4 m shall be provided adjacent to 178 Street. This yard shall contain planting consisting of a mix of 30 deciduous and evergreen shrubs for each 35 m of frontage.
7. A minimum building setback of 5 m shall be required adjacent to the east and south property lines.
8. A solid, cedar screen fence a minimum of 1.2 m in height shall be provided adjacent to 178 Street and shall be setback from the property line by the width of the landscaped yard required in Clause 4.6.
9. A landscaped yard a minimum of 7.5 m in width shall be provided adjacent to Stony Plain Road. Landscaping shall consist of a berm 1.0 m in height and planting of four deciduous trees (a minimum of 8 cm in calliper) four evergreen trees (a minimum of 3.0 m in height) and twenty shrubs for a maximum of every 35 m of frontage, with the plant material being grouped within modules not greater than 4.5 m in width or 25 m in length.
10. All exposed building faces on the site shall have harmonious exterior finishing materials, durable and attractive in appearance, having regard to ensuring a high standard of appearance appropriate to the entrance location of this site.
11. A landscaped yard with a minimum average width of 1.4 m shall be provided adjacent to 178 Street. This yard shall contain planting consisting of a mix of 30 deciduous and evergreen shrubs for each 35 m of frontage.
12. Any business premise or multiple occupancy building having a ground floor area greater than 2000 m² exclusive of the existing hotel use, or having a wall length greater than 30 m, shall comply with the following design guidelines to the satisfaction of the Development Officer:
 
a. the roofline and building facade shall include design elements and variations that reduce the perceived mass of the building and add architectural interest;
b. the exterior wall finishing materials shall be predominately composed of light earth tone or muted colours and consist of brick, precast concrete, textured concrete, stone, glazing or stucco, with prefinished metal or wood limited to use as an accent;
c. the finishing treatment of exterior walls shall be consistent on all building faces; and
d. the provision of landscaping to minimize the perceived mass of the building and create visual interest.
  The Development Officer may also require that such developments have a building setback greater than the requirements of Clause 4.3, to minimize perceived massing of the development when viewed from adjacent public roadways.
13. Signs shall be allowed in accordance with Sign Schedule Section 79D of the Land Use Bylaw subject to the following additional provision: individual business identification signs located on building facades shall be similar as to proportion, construction materials and placement. The design, placement and scale of the sign shall be to the satisfaction of the Development Officer so as to ensure that signage does not detract from the overall appearance of the development and that signage is not obtrusive.
14. Signs shall be allowed in accordance with Sign Schedule Section 79D of the Land Use Bylaw subject to the following additional provision: individual business identification signs located on building facades shall be similar as to proportion, construction materials and placement. The design, placement and scale of the sign shall be to the satisfaction of the Development Officer so as to ensure that signage does not detract from the overall appearance of the development and that signage is not obtrusive.
15. The Development Officer may grant relaxations to the regulations contained in Sections 50 through 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 the District and would not adversely affect the amenities, use, and enjoyment of neighbouring properties.
16. Detailed landscaping plans shall be submitted with the initial development permit application for approval by the Development Officer, in compliance with the landscaping requirements specified by the Clauses of this District, and for the landscaping of parking areas to ensure a high standard of appearance and a sensitive transition to the surrounding land uses.
17. 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 landscaping.
1. The siting, access, and traffic impact of the following developments shall be to the satisfaction of the City Engineer, who shall ensure that such developments do not prejudice the safety and transportation function of the highway entrance and limited access public roadways:
 
a. Drive-in Food Services;
b. General Retail Stores;
c. Hotels;
d. Major Eating and Drinking Establishments;
e. Major Amusement Establishments;
f. Indoor Participant Recreation Services;
g. Professional, Financial, and Office Support Services; and
h. Rapid Drive-through Vehicle Services.
2. The Development Officer, based upon the advice of the City Engineer, may, as a condition of approval, limit the gross floor area or seating capacity for any of the above noted uses and require that the developer enter into an agreement to pay for the costs of additional roadway improvements to provide access to the development.
3. The Development Officer, based upon the advice of the City Engineer, may, as a condition of approval, limit the gross floor area or seating capacity for any of the above noted uses and require that the developer enter into an agreement to pay for the costs of additional roadway improvements to provide access to the development.
4. The minimum number of parking spaces for a Major Amusement Establishment shall be provided on the basis of 1 parking space per 3.5 seating spaces or 3.1 per 10 m² of gross floor area used by the patrons, whichever is greater.
 
a. the size, location, screening, and landscaping of the outdoor vehicular display areas for Automotive and Minor Recreational Vehicle Sales/Rentals, and Convenience Vehicle Rentals shall be subject to the approval of the Development Officer, who shall ensure that development of the site achieves a high standard of appearance appropriate to the location of this DC5 District, adjacent to a major City entrance route;
b. all storage display or parking areas shall be hard surfaced in accordance with Section 67.3 of the Land Use Bylaw; and
c. lighting for the display areas shall be mounted on lamp standards and no exposed bulbs or strings of lights shall be used.
5. Gas Bars, Major and Minor Service Stations and Rapid Drive-through Vehicle Services shall be developed in accordance with Section 82 of the Land Use Bylaw and the following additional criteria:
 
a. Rapid Vehicle Drive-through-Services shall have the orientation of the bays and circulation and queuing aisles in locations satisfactory to the Development Officer in consultation with the General Manager of the Transportation Department having regard to on-site and off-site traffic impacts;
b. the design, finishing, and siting of development, including the orientation of gas pump islands and service bays, shall be to the satisfaction of the Development Officer having regard to achieving a consistent and compatible relationship with the overall design and finishing of the project, ensuring a high standard of appearance when viewed from adjacent public roadways, and minimizing traffic circulation conflicts both off and on-site; and
c. canopy located over the gas pump islands shall be designed and finished in a manner consistent with the design and finishing of the principal buildings, with the overall height and scale of the canopy to be to the satisfaction of the Development Officer, such that the canopy is not obtrusive and maintains consistency with the eave line of the principal building.
6. The following regulations shall apply to Automotive and Minor Recreation Vehicle Sales/Rentals and Convenience Vehicle Rental developments:
7. The minimum number of parking spaces for a Major Amusement Establishment shall be provided on the basis of 1 parking space per 3.5 seating spaces or 3.1 per 10 m² of gross floor area used by the patrons, whichever is greater.
8. Major and Minor Alcohol Sales shall be developed in accordance with Section 98 of the Land Use Bylaw.

Bylaw attachments