DC2 523

Larkspur - south of Whitemud Drive and west of 17 Street.

Bylaw 12174 (February 8, 2000)

To establish a Site Specific Development Control District to accommodate a regional level commercial development and to establish comprehensive design and sensitive site development regulations that will ensure compatibility with surrounding residential land uses, in order to achieve the intent of Section 3.5 of the Larkspur Neighbourhood Structure Plan.

This DC5 District shall apply to a portion of NE-7-52-23-4, located south of Whitemud Drive and west of 17 Street, as shown on the sketch plan attached to the Bylaw adopting this District, Larkspur.

a.Apartment Hotels
b.Apartment Housing
c.Broadcasting and Motion Picture Studios
d.Business Support Services
e.Carnivals
f.Child Care Services
g.Commercial Schools
h.Convenience Retail Stores
i.Drive-in Food Services
j.Flea Markets
k.Gas Bar
l.General Retail Stores
m.Government Services
n.Health Services
o.Hotels
p.Indoor Participant Recreation Services
q.Major Alcohol Sales
r.Major Amusement Establishments
s.Major Eating and Drinking Establishments
t.Minor Alcohol Sales
u.Minor Amusement Establishments
v.Minor Eating and Drinking Establishments
w.Minor Secondhand Stores
x.Minor Service Stations
y.Minor Veterinary Services
z.Mobile Catering Food Services
aa.Personal Service Shops
bb.Private Clubs
cc.Professional, Financial and Office Support Services
dd.Public Libraries and Cultural Exhibits
ee.Rapid Drive-through Vehicle Services
ff.Recycled Materials Drop-off Centres
gg.Religious Assembly
hh.Residential Sales Centre
ii.Spectator Entertainment Establishments
jj. Warehouse Sales
a. The minimum site area shall be 2 hectares (4.94 acres).
b. The maximum Floor Area Ratio shall be 1.0.
c. A minimum building setback of 15.0 m (49.2 ft.) shall be required from the west boundary of the site for all buildings and structures including accessory parking garages which are less than 9.0 m (29.5 ft.) in height when measured from grade to the uppermost limit of the roof or structure, excluding architectural features and towers. That portion of any building or structure greater than 9.0 m (29.5 ft.) in height, but not greater than 14.0 m (45.93 ft.) in height, excluding architectural features and towers, shall be set back a minimum of 30.0 m (98.4 ft.) from the west boundary of the site.
d. A minimum building setback of 15.0 m (49.2 ft.) shall be required from the south and north boundaries of the site
e. The maximum building Height on the site shall be 14.0 m (45.93 ft).
f. To ensure a harmonious transition of the commercial development in relation to the adjacent residential development to the west, an overall design concept plan shall be submitted to the Development Officer.
g. A landscaped yard of minimum of 6.0 m (19.7 ft.) in width shall be required adjacent to the northwest boundary of the site with a 1.0 m (3.3 ft.) high berm centred on the property line with a 1.83 m (6.0 ft.) high solid wood screen fence centred thereon. The yard shall be intensively landscaped with a minimum of three deciduous, three coniferous trees and 20 shrubs for every 30.0 m of linear yard. The deciduous trees shall have a minimum caliper of 7.5 cm and the coniferous trees shall have a minimum height of 3.0 m. This landscaping shall be provided so as to achieve an attractive landscaped transition and buffer to future residential development to the west, to the satisfaction of the Development Officer.
h. A landscaped yard of minimum of 6.0 m (19.7 ft.) in width shall be required adjacent to the southwest boundary of the site. The yard shall be intensively landscaped with a minimum of three deciduous, three coniferous trees and 20 shrubs for every 30.0 m of linear yard. The deciduous trees shall have a minimum caliper of 7.5 cm and the coniferous trees shall have a minimum height of 3.0 m. This landscaping shall be provided so as to achieve an attractive landscaped transition and buffer to the residential development to the west, to the satisfaction of the Development Officer.
i. A landscaped yard of a minimum of 4.5 m (14.76 ft.) in width shall be required adjacent to Whitemud Drive and 38 Avenue. Landscaping treatment shall consist of three deciduous trees, a minimum caliper of 7.5 cm, three coniferous trees a minimum height of 3.0 m and 20 coniferous shrubs for every 30.0 m of linear yard. This landscaping shall be provided to the satisfaction of the Development Officer.
j. Landscaping treatment on the remainder of the site shall be provided in accordance with Section 69.4 of the Land Use Bylaw and to the satisfaction of the Development Officer.
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 and berming costs, the conditions of the security being that:
 
i. If the landscaping and berming are 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 and 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 and berming.
j. Landscaping treatment on the remainder of the site shall be provided in accordance with Section 69.4 of the Land Use Bylaw and to the satisfaction of the Development Officer.
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 and berming costs, the conditions of the security being that:
l. The roadway access on 21 Street to the commercial site shall be considered subject to review of site plan and traffic analysis to determine whether a roadway access is required and to reduce conflicts with adjacent residential access specifically as it relates to the residential development west of the commercial site to the satisfaction of Transportation and Streets Department and the Development Officer.
m. Traffic analysis and site plan may be required for any roadway access on Whitemud Drive, 17 Street and 38 Avenue to the commercial site at the discretion of Transportation and Streets Department or the Development Officer.
n. No unloading, storage and trash collection areas shall be permitted within a distance of 30.0 m (98.4 ft.) from the west property line abutting the Residential District. No parking, unloading, storage, trash collection, outdoor services or display area shall be permitted within a required yard, and unloading, 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.
o. 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 good quality, durable and attractive in appearance, and all exposed building faces shall have consistent and harmonious exterior finishing materials.
ii. All mechanical equipment on the roof of any building shall be screened by a parapet wall or other design elements that are consistent with the character and finishing of the building.
iii. All rooflines facing the Residential District to the west boundary shall include architectural features that include design elements or finishing materials which shall be harmonious to the residential development.
iv. That any buildings with a wall exceeding 30.0 m in length along the west property line, which abut a Residential District, shall comply with the following guidelines:
 
A. The roofline and building facades 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 predominantly composed of muted colours with strong colours limited to use as an accent, and consist of brick, pre-cast concrete, textured concrete, stone or stucco, with pre-finished metal or wood limited to use as an accent; and
C. The provision of landscaping to minimize the perceived mass of the building and create visual interest
v. The Development Officer may also require that such developments have a building setback greater than the requirements of Clause (d) to minimize the perceived massing of the development when viewed from the residential development to the west.
p. Any exterior lighting of the site shall be designed so that the lighting is directed away from the adjacent residential development to the west and the intensity of illumination shall not extend beyond the boundaries of the site.
q. 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. In addition, free standing signs intended to identify the site and the principal tenants shall be located along the Whitemud Drive, 17 Street and 38 Avenue frontage in order to protect the visual environment of the residential development to the west.
r. Minor Service Stations, Gar Bar, Rapid Drive-through Vehicle Services, and Drive-in Food Services shall be developed in accordance with Section 82 of the Land Use Bylaw and be located a minimum of 25.0 m from the west property lines and oriented such that their primary business exposure and access is directed towards the north, east and south portion of the site.
s. Major and Minor Eating and Drinking Establishments, including outdoor patio, shall be oriented such that their primary business exposure and access is directed towards the north, east and south of the site.
t. Apartment Housing shall be permitted only above the office or retail component of a shopping centre. Where a development contains two or more Dwellings, a minimum of 7.5 m2 (80.72 sq. ft.) of Amenity Area is required in accordance with the provisions of Section 56 of this Bylaw. The housing component of the development shall be designed and sited so as to minimize any impacts from the commercial component of the development related to noise, traffic circulation or loss of privacy.

Bylaw attachments