DC2 298

Rideau Park - 10450 - 42 Avenue & 4208-4250 Calgary Trail

Bylaw 10333 (April 5, 1993)

To establish a Site Specific Development Control District for retail, general commercial and office uses with specific site development criteria that will ensure a compatible relationship with surrounding land uses and achieve a high standard of building appearance appropriate to the entrance location of this site and the Rideau Park neighbourhood.

This DC5 District shall apply to:

Lot 1, Block 36, Plan 852 2249

Lots 3, 4, 5, 6, Block 36, Plan 912 2097

Edmonton, Alberta as shown on the sketch plan appended to the Bylaw adopting this DC5 District, Rideau Park, Duggan.

a. Auctioneering Establishments
b. Automotive and Equipment Repair Shops
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
k. Gas Bar
l. General Retail Stores
m. Government Services
n. Greenhouses and Plant Nurseries
o. Health Services
p. Household Repair Services
q. Hotels
r. Indoor Participant Recreation Services
s. Major Amusement Establishments
t. Major Alcohol Sales
u. Major and Minor Eating and Drinking Establishments
v. Major and Minor Second Hand Stores
w. Major and Minor Service Stations
x. Minor Alcohol Sales
y. Minor Veterinary Services
z. Motels
aa. Outdoor Participant Recreation Services
bb. Personal Service Shops
cc. Private Clubs
dd. Professional, Financial and Office Support Services
ee. Public Library and Cultural Exhibits
ff. Rapid Drive-through Vehicle Services
gg. Warehouse Sales
a. The maximum floor area ratio shall be 1.0.
b. Except for those Use Classes listed in 4.d below, the maximum building height for the east half of the site shall not exceed 10 m nor two storeys, and the maximum height of the principal walls of a building shall not exceed a height of 8 m, measured from the grade to the top of the parapet or eave line (unless architectural treatments can be implemented to the satisfaction of the Development Officer). The portion of a building greater than 8½ m above grade up to a maximum height of 10 m and may require the use of special treatment such as (i) increased setback of the upper wall above 8½ m, (ii) glazed, sloped roof elements, (iii) other architectural features which would reduce the perceived massing of the building and achieve architectural interest, to the satisfaction of the Development Officer acting reasonably.
c. Except for those Use Classes listed in 4.d below, the maximum building height for the west half of the site shall not exceed 10 m nor two storeys.
d. Notwithstanding Clauses 4.b and 4.c, a maximum height of 15 m and four storeys shall be allowed for: Hotels; Motels; Professional, Financial and Office Support Services; Health Services; Government Services; and Public Library and Cultural Exhibits.
e. A minimum building setback of 14 m shall be provided from the property line adjacent to Calgary Trail Southbound. This setback requirement may be reduced to a minimum of 7.5 m for developments having a gross floor area of less than 1,000 m2 and a height less than 6 m, and where landscaping and building treatments minimize perception of massing and create a high standard of building appearance. This minimum setback of 7.5 m shall also apply to the Gas Bar, canopies and pump islands. Buildings in excess of 4,000 m2 in gross floor area shall be set back a minimum of 40 m from Calgary Trail Southbound.
f. A landscaped yard a minimum of 7.5 m in width shall be provided adjacent to Calgary Trail Southbound, and adjacent to Whitemud Drive, on the northern boundary of the site.
  The landscaped yards adjacent to Calgary Trail Southbound and Whitemud Drive, shall include four mature deciduous trees (a minimum caliper of 6 cm) and four evergreen trees (a minimum of 3.0 m in height) along with a minimum of 20 shrubs for each 35 m of frontage, with the planting to be grouped in modules not greater than 25 m in length. The landscaping shall also include a discontinuous undulating berm between 0.5 m and 1 m in height within the landscaped yard adjacent to Calgary Trail Southbound.
  The Development Officer may reduce the yard requirement on Whitemud Drive to a minimum width of 4.5 m provided that:
 
i. the average width of the landscape yard is not less than 6 m; and
ii. in the opinion of the Development Officer, this yard relaxation is required to allow for a more efficient utilization of the site, and the relaxation will result in an articulization of the yard width, that will enhance the overall appearance of the site.
g. A landscaped yard a minimum of 4.5 m in width shall be provided adjacent to 42 Avenue. The landscape treatment for this yard shall be the same as item (f) above. This landscaped yard could be eliminated on the east half of the site if:
 
i. there is a continuous frontage of buildings on 42 Avenue, (except at vehicle access points) with a major building frontage oriented to 42 Avenue;
ii. uses on 42 Avenue are restricted to retail, office, and personal service uses; and
iii. boulevard tree planting is provided on 42 Avenue, with trees to be planted at 15 m intervals. Tree type, size and planting details will be to the satisfaction of the City Parks and Recreation Department.
h. Entryway landscaping shall be provided on the northern and eastern sides of the site, in order to achieve a high standard of visual appearance in keeping with the Entryway and Streetscape provisions of the North Duggan Design Guidelines attached hereto.
i. A landscaped yard a minimum of 2.0 m in width shall be provided adjacent to the western boundary of the site unless such yard abuts a public roadway in which case the landscaped yard may at the discretion of the Development Officer be increased to a maximum of 4.5 m. The landscape treatment for this yard shall include one mature deciduous tree (a minimum caliper of 6 cm) and one evergreen tree (a minimum of 3.0 m in height) along with a minimum of five (5) shrubs for each 30 m of frontage.
j. The Development Officer may require that the minimum building setback and the minimum width of landscaped yards specified in this DC5 District be increased where such increases are necessary to ensure that proposed buildings do not conflict with existing or proposed utility services and to ensure that the specific landscape requirements of this District can be met in a manner that does not conflict with the existing or proposed utility services, in consultation with the affected utility departments.
k. 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 a security being:
 
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. notwithstanding Section 69.2.7, 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.
l. No parking, loading, storage, trash collection, outdoor service or display area shall be permitted within a required yard, and loading, storage, parking and trash collection areas shall be screened from view from any adjacent sites and public roadways in accordance with the provisions of Section 69.3 of the Land Use Bylaw, to the satisfaction of the Development Officer.
m. The overall design and finish of buildings shall achieve a character in accordance with the North Duggan Design Guidelines attached. In addition the following architectural guidelines shall be utilized to the satisfaction of the Development Officer.
 
i. all development of the site shall be constructed using a similar architectural theme, and the principal design elements, finishing materials, colours and roof styles shall be applied to each building with minor variation. An exception will be made where an individual business dictates a specific style or image associated with a company. In such cases, the development shall maintain harmony in terms of overall project design and appearance, to the satisfaction of the Development Officer;
ii. the design of the project shall include the use of sloped roof elements or parapet details that reduce the mass of the building and add architectural interest;
iii. all exterior finishing materials must be of good quality, durable and attractive in appearance, and the exposed faces of all buildings on the site shall have harmonious exterior finishing materials having regard to the objective of ensuring a high standard of appearance appropriate to the entrance location of this site;
iv. 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. Lighting shall not impact the residential area to the south;
v. 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;
vi. buildings with frontage on 42 Avenue, will present an attractive face to 42 Avenue, through the use of building materials and design detail, and where practical, major windows and entry will be provided along this frontage;
vii. any buildings with a single wall exceeding 30 m in length shall comply with the following 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 provision of shrubs and mature trees adjacent to building walls to minimize the perceived mass of the building and create visual interest;
C. for buildings having a gross floor area greater than 4,000 m2 and a height greater than 6 m, the Development Officer may require an increased setback from Calgary Trail Southbound, to a maximum of 60 m, or may require that the project design incorporate smaller building modules that provide a transition to the mass and height of the principal building; and
D. the exterior wall finishing materials shall be predominantly composed of muted colours, with strong colours limited to use as an accent, to minimize perceived mass. Finishing materials shall consist of brick, textured concrete, stone, glazing or stucco, with prefinished metal or wood limited to use as an accent.
n. The Development Officer shall ensure that all buildings which provide for multiple business occupancy are designed such that businesses which occupy space at the ground floor level have individual and direct exterior access to grade.
o. Signs shall be allowed in accordance with Sign Schedule Section 79E of the Land Use Bylaw and the North Duggan ASP design guidelines and subject to the provision of a comprehensive Sign Design Plan and Schedule consistent with the overall intent of Section 79E for each phase of the development to be approved by the Development Officer having regard to the following additional requirements, to be approved by the Development Officer: individual business identification signs located on the facade shall be similar as to proportion, construction materials and placement. The design and 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. Signage will be geared to Calgary Trail Southbound and Whitemud Drive.
p. Developments in this District shall be evaluated with respect to compliance with the General Development Regulations of Section 50 to 79 inclusive, and Section 814 of the Land Use Bylaw.
q. The Development Officer may grant relaxations to the regulations contained in Sections 50 to 79 and Section 814 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 the neighbouring properties.
r. The maximum gross floor area of any separate building shall be 5000 m2
s. Notwithstanding the above clause, the maximum gross floor area of one major retail anchor shall be 13,500 m2 including outdoor storage and display area, provided the development complies with the following additional criteria.
 
i. the visual impact of the building bulk and mass to be kept to a minimum (i.e., create the impression of 5,000 m2 stores);
ii. ensure the scale of the building appears consistent with that of adjacent development, especially the residential area south of 42 Avenue, which if not practical or possible, will require reasonable transition features to mitigate against visual intrusion;
iii. the building form should be articulated to create visual interest; and
iv. the building shall be built on the westerly half of the site (Lot 1, Block 36, Plan 852 2249).
a. Auctioneering Establishments shall have all goods and equipment to be auctioned, stored and displayed within the enclosed building.
b. Warehouse Sales and Equipment Rentals shall have no unscreened outdoor storage or display areas. Screening shall be a solid wall or 2.5 m fence consistent with the exterior architectural treatment and colour of the associated building to the satisfaction of the Development Officer.
c. Automotive and Equipment Repair Shops shall be completely enclosed with no outside storage and shall have a maximum gross floor area of 750 m2.
d. Convenience Vehicle Rental developments shall comply with the following criteria:
 
i. all storage, display or parking areas shall be hardsurfaced in accordance with Section 67.3 of the Edmonton Land Use Bylaw; and
ii. the site, location, screening and landscaping of the outdoor vehicular display area shall be subject to the approval of the Development Officer who shall ensure that development of the site is compatible with the appearance and site design of surrounding developments and appropriate to the City entrance location of this site.
e. Gas Bars, Minor Service Stations and Rapid Drive-through Vehicle Services Buildings shall have a minimum building setback of 14 m from the eastern boundary of this site unless the exception under Clause 4.d is applicable and shall be developed in accordance with Section 82 of the Land Use Bylaw and the following additional criteria:
 
i. the number of gas bars on-site shall not exceed two (one per each of the east and the west halves of the site);
ii. Rapid Drive-through Vehicle Services shall have the orientation of the bays and circulation and queuing aisles being to the satisfaction of the Development Officer in consultation with the General Manager of the Transportation Department having regard to on-site and off-site traffic impacts;
iii. 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
iv. any canopy located over the gas pump islands shall be designed and finished in a manner consistent with the design of the principal building, 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 of the principal building.
f. Drive-in Food Services or Major and Minor Eating and Drinking Establishments having an accessory food pickup window shall have a minimum building setback of 14 m from the eastern boundary of the site and be developed in accordance with Section 82 of the Land Use Bylaw. The location of any accessory food pickup window and circulation shall be provided to the satisfaction of the Development Officer in consultation with the General Manager of the Transportation Department.
g. Drive-in Food Services shall be developed in accordance with Section 82 of the Land Use Bylaw.
h. Any Greenhouse or Plant Nurseries which have an outdoor display area for trees and shrubs shall limit the display area to a maximum of 200 m2. The display area shall be set back a minimum of 14 m from Calgary Trail Southbound.
i. Indoor Participant Recreation Services shall be limited to athletic clubs and health fitness centres.
j. Outdoor Participant Recreation Services may be allowed as interim uses at the discretion of the Development Officer, having regard to ensuring a high standard of appearance appropriate to this site. Such uses shall be limited to miniature golf establishments, outdoor tennis courts and bowling greens. Any building associated with these uses must be set back a minimum of 30 m from any public roadway and be of an architectural style similar to other buildings within this district, to the satisfaction of the Development Officer.
k. Motels and Hotels shall be restricted to that portion of the site adjacent to Calgary Trail Southbound.
l. Major Amusement Establishments shall be allowed only where designed as an integral component of a Major and Minor Eating and Drinking Establishment and such that there is no separate, direct exterior access to the Major Amusement Establishment.
m. Warehouse Sales establishments shall not be less than 1,000 m2 unless at least fifty percent of the gross floor area of the establishment is used for warehousing or storage of goods sold or distributed from the establishment.
n. Uses such as automotive equipment repair shops, convenience vehicle rentals, rapid drive-through vehicle service, custom manufacturing, and equipment rentals, and permanent outdoor storage areas will be set back a minimum of 30 m from 42 Avenue.
o. Major and Minor Alcohol Sales shall be developed in accordance with Section 98 of the Land Use Bylaw.

Bylaw attachments