DC2 918

 La Rue West - north of 100 Avenue NW and east of 184 Street NW

Bylaw 17540 (February 29, 2016)

To continue the development of three hotels in accordance with the Place La Rue West – Neighbourhood Area Structure Plan and the Major Commercial Corridor Overlay in order to achieve a high-quality development that is appropriate for the site’s location adjacent to a major “gateway” corridor of the City, and that will not adversely affect neighbouring residential uses and transportation facilities.

This Provision shall apply to Lot 27, Block 1, Plan 0927895, located north of 100 Avenue NW and east of 184 Street NW as shown on Schedule “A” of this bylaw, adopting this provision.

a. Business Support Services
b. Hotels
c. Professional, Financial and Office Support Services
d. Restaurants
e. Fascia On-Premises Signs
f. Freestanding On-premises signs
g. Minor Digital Off-premises Signs
h. Minor Digital On-premises Off-premises Signs
i. Minor Digital On-premises Signs
j. Projecting On-premises Signs
k. Temporary On-premises Signs
a. Notwithstanding Section 720.3(2) of the Edmonton Zoning Bylaw, no Site Plan is appended to this Provision.
b. The maximum Floor Area Ratio (FAR) shall be 0.75
c. The maximum building height shall be 14.0 m.
d. The maximum size for all Restaurants shall not exceed 350 occupants or 420 m2 of public space.
e. A minimum building setback of 14.0 m shall be provided adjacent to 100 Avenue and 184 Street.
f. Landscaped Yards with a minimum width of 7.5 m shall be provided adjacent to 100 Avenue and 184 Street.
g. All required Yards shall be landscaped in the following manner:
i. A minimum of five deciduous trees (with a minimum Caliper of 6.0 cm), five coniferous trees (with a minimum height of 3.0 m), and 20 shrubs shall be required for each 35.0 m of lineal yard.
ii.

A continuous berm with a minimum average of 1.0 m in height, shall be provided along the 100 Avenue and 184 Street perimeter, and it shall be provided in conjunction with the first development permit.
h. Any development application shall include a Conceptual Landscaping Plan that shall be submitted with the initial Development Permit Application.
i. The Detailed Landscaping Plan shall be approved by the Development Officer prior to the issuance of a development permit, and shall comply with the requirements specified by this Provision to ensure a high standard of appearance.
j. All development on a Site shall be constructed using similar architectural themes. An exception may be made to this general requirement where the function of 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.
k. Architectural treatments such as canopies, variation in building form, Facades, varying heights and rooflines, the juxtaposition of the buildings on the site, and the articulation of building walls are encouraged for all buildings to create visual interest and to minimize the perceived mass of buildings as viewed from 100 Avenue.
l. The use of exterior wall finishing materials shall be harmonious with the architectural style established for the Area of Application, and predominantly composed of muted colours, with strong colours limited to use as an accent.
m. Exterior wall finish materials for all development shall be of high quality and consistent with the overall architectural style for the Area of Application.
n. Exterior finish treatment of all sides of each building wall shall be consistent with one material predominant for the exterior finish of each building. On buildings situated closest to the corners of adjacent public roadway intersections, or internal accesses or intersections of the Area of Application, the Façade treatment shall wrap around the sides of the building to provide a consistent high quality profile.
o. All mechanical equipment, including roof mechanical units, shall be concealed by screening or incorporation within the building roof in a manner that is consistent with the finishing of the building and the overall architectural style of the Area of Application.
p. Any canopies shall be designed and finished in a manner consistent with the design and finishing of the three buildings, such that the canopy is not obtrusive and maintains consistency with the eave line of the principal building, and illumination is directed downwards.
q. Any business premises or multiple occupancy building having a Floor Area greater that 3000 m2 or a single wall length greater than 40.0 m, that is visible from an adjacent 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 an adjacent public roadway shall be used to minimize the perceived mass of the building and to create visual interest.
r. All entrances, exits and on Site routes of vehicles, bicycles and pedestrians (including handicapped) shall be located on the Development Permit plans and designed in a manner that demonstrates and plans for safe, efficient and convenient circulation patterns and connections to the appropriate off Site facilities.
s. All exterior lighting shall be designed such that all light is contained within the Area of Application, to be indirect from all angles of off site viewing, and not intrude into neighbouring residential area, and to incorporate design elements consistent with the architectural style for the Area of Application.
t. 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 building and shall be screened from view from any adjacent sites or public roadways.
u. Parking, Loading and Passenger Drop Off shall be provided as per, or greater than, the minimum requirements of Section 54 of the Edmonton Zoning Bylaw.
v. There shall be no unscreened on-site outdoor storage of material or any trailer storage.
w. There shall be no chain link fencing, or barbed wire combinations, in view of or adjacent to major public roadways.
x. Notwithstanding, any other provisions of the Edmonton Zoning Bylaw regarding adjoining Sites and all on-site services, the site plan shall demonstrate optimum vehicle, pedestrian and bicycle movements between adjoining Sites surrounded by the same major roadways.
y. The Development Officer shall require building design plans to be submitted with Development Permit applications excluding Uses in Section 3 (f), (g) and (h). Such plans shall include details of overall Site layout, building elevations, exterior building Façade and treatment finishings and colour scheme, scale of exterior finish patterns, roofline and roof materials and internal landscaping, fencing and screening, parking layout and Signs.
z. All digital signage shall be developed in accordance with Section 59.2 and Schedule 59F with the exception of the following:
i. Any Freestanding Digital Sign along 100 Ave shall be located a minimum of 60 m east of property line along 184 Street and oriented E/W, perpendicular to 100 Avenue, and in accordance to Section 59.2(2) to the satisfaction of the Development Officer in consultation with Transportation Services;
ii.

Any Freestanding Digital Sign shall not exceed 7.3 m in width and 8 m in height nor 35.6 sq. m. in area
iii.

Any Signs developed on a south facing wall above 10 m in height or attached to any building above 10 m in height that abuts 100 Avenue is to be backlit and designed to prevent light from emitting toward residential areas south of 100 Avenue;
iv. Individual business identification Signs located on the Facades of buildings shall be similar in proportion, construction materials and placement.  All Signs shall be designed and located so as to ensure that the Signs do 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.  An exception may be made to this general requirement where the function of 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;
v.

There shall be no Digital Sign located in a landscaped yard;
vi.

There shall be no Digital Sign facing 100 Avenue;
vii. Any Signs developed on the south facing walls or area of any of the buildings visible from 100 Avenue shall be designed to prevent light from emitting toward residential areas south of 100 Avenue.  Only low light Signs shall be used; and
viii. Notwithstanding 59F 2.3 (e), the maximum number of Freestanding On-premises Signs, Roof On-premises Signs, Minor Digital On-premises Signs, Minor Digital Off-premises Signs, and Minor Digital On-premises Off-premises Signs on a Site shall be six.
a. Excluding Uses in Section 3 (g), (h) and (i), any 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 varied where such adjustments may be necessary to ensure:
i. that proposed buildings do not conflict with existing or proposed servicing infrastructure; and
ii.

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.
b. The developer and all subsequent owners and operators of businesses on the Site shall be prohibited from conducting any activities that create noise between 10:00 p.m. and 7:00 a.m. Monday through Saturday and on Sunday between 7:00 p.m. to 7:00 a.m. Monday.
c. Consideration to best exclude sound from the development from encroaching into the residential area to the south, shall include but is not limited to the exclusion of external loud speakers or other loud sound generating equipment.
d. 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 service.7
e. Excluding Uses in Section 3 (g), (h) and (i), the applicant shall provide an irrevocable letter of credit in the amount of 100% of the established landscaping costs, at the time of entering into any Servicing Agreement, conditions of the security being that:
i.

If the landscaping is not completed in accordance with this Provision and the Detailed 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 letter of credit shall not be released by the City until an inspection of the Site has demonstrated that the landscaping has been well maintained and is in healthy condition two growing seasons after the completion of the landscaping.

Bylaw attachments