DC2 950

Elmwood Park - 12202 Fort Road NW, west of Fort Road NW and north of 122 Avenue NW

Bylaw 18003 (May 29, 2017)

To allow for limited low intensity commercial and low impact industrial business, that is sensitive and in scale with existing development along Fort Road NW and the surrounding residential development, while accommodating the unique shape and size of the property.

This Provision shall apply to the lands legally described as Lots 2-4, Block 5, Plan RN63; 12202 Fort Road NW, located west of Fort Road NW and north of 122 Avenue NW as shown on Schedule “A” of the Bylaw, adopting this Provision, Elmwood Park.

a. Automotive and Equipment Repair Shops
b. Automotive and Minor Recreation Vehicle Sales/Rentals
c. Business Support Services
d. Commercial Schools
e. Convenience Retail Stores
f. Convenience Vehicle Rentals
g. Equipment Rentals
h. General Retail Stores
i. Household Repair Services
j. Minor Service Stations
k. Personal Service Shops
l. Professional, Financial and Office Support Services
m. Rapid Drive-through Vehicle Services
n. Specialty Food Services
o. Urban Gardens
p. Fascia On-premises sign
q. Freestanding On-premises sign
r. Projecting On-premises sign
s. Temporary On-premises sign

4.1.      General Regulations

a. All Regulations in the Zoning Bylaw shall apply to development in this Direct Control Provision, unless such regulations are specifically excluded or modified in the Provision.
b. Development shall be in general conformance with the Site Plan, attached as Appendix A. Notwithstanding section 4.1.b, if the owner purchases the boulevard area from the City or enters into a License of Occupation with the City, development shall be in general conformance with the site plan, attached as Appendix B.
c. The maximum Floor Area Ratio shall be 2.0.
d. A minimum Setback of 3.0 m shall be required at the north Lot line where the Site Abuts residential development and along the west Lot line where the Site Abuts 77 Street NW to accommodate a landscaped buffer. The type of landscaping shall be at the discretion of the Development Officer.
e. A minimum Setback of 3.0 m shall be required along the east Lot line that Abuts Fort Road NW and the south Lot line that Abuts 122 Avenue NW. At the discretion of the Development Officer and in consideration of 4.2.a of this provision, the minimum Setback may be reduced to a minimum of 0.6 m.
f. The maximum building Height shall not exceed 12.0 m.
g. No parking, loading, storage, trash collection, outdoor service or display area shall be permitted within a required Setback.
h. Vehicular parking, loading, storage and trash collection areas shall be located to the rear or sides of a future principal building and shall be screened from view from any adjacent Sites or public roadways in accordance with the Zoning Bylaw. If the rear or sides of a Site are used for parking, an outdoor service or display area or both, and Abut a Residential Zone or a Lane serving a Residential Zone, such areas shall be screened in accordance with the Zoning Bylaw.
i. Any business premises or multiple occupancy building having a single wall length greater than 20.0 m that is visible from a public road, shall comply with the following criteria:
i. The roofline and building Façade shall include design elements and add architectural interest; and
ii. At the discretion of the Development Officer, landscaping adjacent to exterior walls shall be used to minimize the perceived mass of the building and to create visual interest.
j. All mechanical equipment, including roof mechanical units, shall be concealed by screening in a manner compatible with the architectural character of the building or concealed by incorporating it within the building.
k. The following regulations shall apply to Automotive and Equipment Repair Shops, Automotive and Minor Recreational Vehicle Sales/Rentals, and Convenience Vehicle Rentals developments:
i. All storage, display or parking areas shall be Hardsurfaced in accordance with the Zoning Bylaw;
ii. All outdoor display areas that are adjacent to a Residential Zone shall be screened with a 1.83m wood screen fence in accordance with the Zoning Bylaw; and
iii. Lighting for the display area shall be mounted on lamp standards and no exposed bulbs or strings of lights shall be used.
l. Equipment Rentals shall ensure that all equipment and goods are contained within an enclosed building.
m. Personal Service Shops shall not include Body Rub Centres.
n. Specialty Food Services shall be for less than 100 occupants and 120 m2 of Public Space.
o. The following regulations shall apply to Rapid Drive-through Vehicle Services developments:
i. The total number of bays shall not exceed four;
ii. All operations and mechanical equipment associated with this Use shall be located within an enclosed building; and
iii. Notwithstanding Section 72 of the Zoning Bylaw, Rapid Drive-through Vehicle Services Use shall be exempt from the minimum lot depth.
p. Signs shall comply with the regulations found in Schedule 59F of the Zoning Bylaw.
q. Landscaping shall be in accordance with Section 55 of the Zoning Bylaw.

4.2.      Parking, Loading, Access and Storage

a. The Parking Areas to the east and south Lot lines shall be in general accordance with Appendices A and B and may project up to 2.4 m into the required Setback. In all cases the Parking Area shall be a minimum distance of 0.6 m from the Lot lines that Abut Fort Road NW and 122 Avenue NW.
b. Loading shall be provided within a parking space.
c. Continuous raised or pre-cast curbing of not less than 100 mm in Height shall be provided in front of parking stalls fronting onto Fort Road NW and 122 Avenue NW.
d. At the discretion of the Development Officer and in consultation with Transportation Services, a parking demand study shall be submitted with the Development Permit application.
e. At the discretion of the Development Officer and in consultation with Transportation Services, a Traffic Impact Assessment shall be submitted with the Development Permit application.
f. Trash collection areas shall be screened with a 1.83 m wood screen fence from any adjacent Sites or public roadways, other than a Lane, to the satisfaction of the Development Officer, in consultation with Transportation Services.

4.3.        Off-Site Improvements

a. As a condition of any Development Permit, the owner shall enter into an Agreement with the City of Edmonton for off-Site improvements necessary to serve the development. The agreement process includes an engineering drawing review and approval process. The Agreement shall address the following improvements to the satisfaction of the Development Officer in consultation with Transportation Services including, but not limited to:
i. Boulevard restoration in the form of grass and curbing that Abuts the east Lot line along Fort Road NW shall be required, to the satisfaction of the Development Officer in consultation with Transportation Services as shown on Appendix A.
ii. Boulevard restoration in the form of grass shall be required on the road right of way along 77 Street NW as shown on Appendix A.
iii. Any tree removal must be done by Urban Forestry with appropriate compensation by the owner in accordance with the Tree Policy and the Live Tree Guidelines. All existing street boulevard trees on City road right-of-way Abutting 77 Street NW shall either be retained and protected/hoarded during construction or if necessary, removed and replaced with an enhanced growing condition. If tree removal is necessary, prior to the issuance of any Development Permit, a rationale shall be submitted with the Development Permit application for the removal and planting details including the enhanced growing conditions and shall be to the satisfaction of the Development Officer and Urban Forestry.
b. Notwithstanding section 4.3.a.i, the owner shall not be required to restore the boulevard area, as shown on Appendix A, if the owner purchases the boulevard area from the City or enters into a Licence of Occupation with the City regarding the boulevard area, as shown in Appendix B, in a form acceptable and to the satisfaction of the Development Officer in consultation with Transportation Services.

Bylaw attachments