DC2 793

Place La Rue - north of 100 Avenue at approximately 190 Street

Bylaw 15711 (May 2, 2011)

To accommodate a commercial development for Automotive and Minor Recreational Vehicle Sales/Rentals and related uses and to establish Site development criteria that will address the specific development issues within the Place La Rue Neighbourhood and to ensure compatibility with the surrounding commercial developments.

Lot 2A, Plan 9122291 located north of 100 Avenue at approximately 190 Street; as shown on Schedule ”A” of the Bylaw adopting this DC2 Provision, Place La Rue.

a.Automotive and Minor Recreation Vehicle Sales/Rentals
b.Automotive and Equipment Repair Shops, as an accessory use only, and integrated as part of the principal use
c.Convenience Vehicle Rentals
d.Gas Bars, as an accessory use only, and integrated as part of the principal use
e.Minor Impact Utility Services
f.Minor Service Stations, as an accessory use only, and integrated as part of the principal use
g.Rapid Drive-through Vehicle Services, as an accessory use only, and integrated as part of the principal use
h.Fascia On-premises Signs
i.Freestanding On-premises Signs
j.Projecting On-premises Signs
k.Temporary On-premises Signs
a. All development shall be in accordance with Appendix 1 attached hereto.
b. The maximum Floor Area Ratio shall be 0.25.
c. The maximum Building Height shall not exceed 14.0 m nor 4 Storeys.
d. No parking, loading, storage, trash collection, outdoor service or display area shall be permitted within a required Yard as detailed on Appendix 1. Loading, storage and trash collection areas shall be located to the sides or rear of the principal building and shall be screened from view from any adjacent Sites or public roadways in accordance with the provisions of subsection 55.4 of the Zoning Bylaw. All loading docks on buildings visible from 100 Avenue shall not be located on the south facing side of such buildings.
e. Any business premises or multiple occupancy building having a Floor Area greater than 3,000 m2 or a single wall length greater than 40 m visible from a public roadway shall comply with the following development regulations:
i. the roof line and building façade shall include design elements that reduce the perceived mass of the building and add architectural interest;
ii. the exterior wall finishing materials shall be predominantly composed of muted colours, with strong colours limited to use as an accent, so as to minimize the perceived mass of the building; and
iii. Landscaping adjacent to exterior walls visible from a public roadway shall be used to minimize the perceived mass of the building and to create visual interest.
f. All mechanical equipment, including roof mechanical units shall be concealed by screening in a manner compatible with the architectural character of the building or shall be concealed by incorporating it within the building roof.
g. All outdoor and display lighting shall be located and arranged so that no direct rays of light are directed at any adjoining properties, or interfere with the effectiveness of any traffic control devices.
h. No outside acoustical (paging and/or loudspeakers) devices shall be permitted.
i. A comprehensive sign design plan shall be submitted and signs shall be allowed in this Provision as provided for in Section 59F of the Zoning Bylaw.
j. Freestanding on-premises signs shall not exceed 8 m (26 feet) in Height along 100 Avenue and shall be perpendicular to the major roadways.
k. Notwithstanding any other provisions of the Zoning Bylaw, individual business identification signs located on the facades of buildings shall be similar in proportion, construction materials and placement. The Sign shall be designed and located so as to ensure that the signage does not detract from the overall appearance of the development and is not obtrusive, having regard to the scale of the buildings on the Site and to the distance of the building Setback.
l. All on-site services for power, telephone and C.A.T.V. shall be underground. Underground power services shall also be provided for Signs requiring such services.
m. Vehicular entrances and exits, as well as on-site and off-site traffic and pedestrian routes, shall be located and designed in a manner that provides a clearly defined, safe, efficient and convenient circulation pattern for both on-site and off-site vehicular traffic and pedestrian movements, including handicapped movements. Loading bays shall be located in such a manner as not to impede the safe and efficient flow of traffic and pedestrian movement to minimize impacts on adjacent land uses.
n. Conceptual Landscape Plans shall be submitted, with the initial Development Permit Application, for review by the Development Officer. Prior to the issuance of the Development Permit, detailed Landscaping Plans shall be submitted to and approved by the Development Officer. All Landscaping Plans shall ensure a high standard of appearance and a sensitive transition for the surrounding land uses.
o. An application for a new development or for an addition to existing building(s) shall be accompanied by a Site Plan that shows the location of easement area(s) for all existing and proposed servicing infrastructure on the Site. The Development Officer, in consultation with the affected utility departments, shall require that the minimum building Setbacks and the minimum Width of landscaped Yards be adjusted where such adjustments may be necessary to ensure that proposed buildings do not conflict with existing or proposed servicing infrastructure; and that the type, amount and location of Landscaping, including berms, can be provided in a manner that does not conflict with existing or proposed servicing infrastructure.
p. All development on a Site shall be constructed using consistent architectural themes and high quality exterior finish including roof lines and finish materials.
q. A minimum building Setback of 14 m shall be provided adjacent to 100 Avenue.
r. There shall be no chain link fencing or barbed-wire combinations forward or frontward of the mid-point of the principal building located on the Site. Existing fencing around the communication tower will be retained.
s. Landscaped Yards with a minimum Width of 7.5 m shall be provided along the north side of 100 Avenue.
t. Within the Yards specified above, a minimum of five deciduous trees (with a minimum caliper of 6 cm), four coniferous trees (with a minimum Height of 3.0 m), and 25 shrubs shall be required for each 35.0 m of lineal Yard Frontage. A continuous screen, an average of 0.75 m in Height, shall be provided within the required Yard, through a combination of berming and/or shrub planting.
u. Gas Bars, Minor Service Stations, and Rapid Drive-through Vehicle Services shall be developed in accordance with the following additional criteria:
i. in addition to the requirements of Section 72 of the Zoning Bylaw, any canopy over a gas pump island shall be no closer that 3.0 m to any boundary of the Site and shall be designed and finished in a manner consistent with the design, finishing and Height of the principal building, such that the canopy is not obtrusive and maintains consistency with the eave line of the principal building;
ii. the canopy area shall not be included in the calculation of the Site Coverage;
iii. all pump islands shall be located at least 6.0 m from any boundary of the Site, parking area on the Site, or laneways intended to control traffic circulation on the Site; and
iv. the design, finishing, lighting and siting of development, including the orientation of gas pump islands and service bays shall achieve a compatible relationship with surrounding development and a high standard of appearance when viewed from adjacent roadways.
v. The following regulations shall apply to Automotive and Minor Recreational Vehicle Sales/Rentals and Convenience Vehicle Rentals developments:
i. all display and parking areas shall be hardsurfaced in accordance with subsection 54.6(1) of this Bylaw; and
ii. lighting for the display areas shall be mounted on lamp standards and no exposed bulbs or strings of lights shall be used.
w. The owner shall enter into an Agreement with the City of Edmonton, in conjunction with the first development permit, for off-site improvements necessary to serve the development. The Agreement process includes an engineering drawing review and approval process. Improvements to be addressed in the Agreement include but are not limited to the following:
i. ayment of the proportionate share of the Arterial Roadway Assessment for the construction of arterial roadways in the catchment areas.
ii. Construction of a joint left-in only curb return access to 100 Avenue located at the east property line.
iii. Construction of a left turn bay on 100 Avenue.
iv. Removal of the existing access to 100 Avenue and restoration of the boulevard.
v. Repair of any damage to the abutting roadway and/or boulevard resulting from construction of the development, to the satisfaction of the Transportation Department.
vi. Relocation of surface utilities to accommodate the access, as required.
vii. Prior to the Development Permit, the owner shall register an access agreement with the adjacent property to the east (NE-32-52-25) for shared use of the joint access on 100 Avenue. The agreement must be registered on both properties.
viii. Prior to the Development Permit, the owner shall register an access agreement with either the property to the north (Lot 10, Block 2, Plan 0525926) or to the east (NE-32-52-25) to provide an exit for vehicles from the site.

This DC2 shall be interpreted such that any areas which are designated on the Site Plan for use as Buildings, may be developed for use as vehicle parking and/or vehicle drive aisles, provided that all landscaping, setback and other requirements of this DC2 are met.  Nothing in this DC2 shall require the development of any Building on the Site Plan.

Bylaw attachments