DC2 979

Place La Rue - adjacent to 182 Street NW, north of 100 Avenue NW

Bylaw 18236 (December 4, 2017)

To establish a Site Specific Development Control provision for office and commercial development and to establish site development criteria designed to achieve a high quality development appropriate for the site's location within a major "gateway" corridor into the City.

Portions of Lots 8, 9, 10 & 24, Block 1, Plan 4077KS and Portion of Lot 26, Block 1, Plan 0827777; adjacent to 182 Street NW, north of 100 Avenue NW, Place La Rue, as shown on Schedule "A" of this bylaw, adopting the provision

a. Business Support Services
b. Childcare Service
c. Commercial Schools
d. Convenience Retail Stores
e. General Retail
f. Government Services
g. Health Services
h. Non-accessory Parking
i. Personal Service Shops
j. Professional, Financial and Office Support Services
k. Restaurants, for less than 200 occupants and 240 m2 of Public Space
l. Specialty Food Services, for less than 100 occupants and 120 m2 of Public Space
m. Fascia On-premises Signs
n. Freestanding On-premises Signs
o. Projecting On-premises Signs
p. Temporary On-premises Signs
q. Major Digital On-premises Signs
r. Minor Digital On-premises Signs
a. Notwithstanding Section 720.3 (2), no Site Plan is appended to this Provision.
b. A minimum building setback of 14.0 m shall be provided adjacent to 100 Avenue. Landscaped Yards with an average Width of 6.0 m shall be provided along 100 Avenue where the minimum Width of the Landscaped Yard is not less than 4.5 m to allow for a more efficient utilization of the Site and the articulation of the Yard Width that shall enhance the overall appearance of the Site.
c. The maximum Floor Area Ratio shall be 0.75.
d. A minimum building setback of 14.0 m shall be provided adjacent to 100 Avenue, provided that any part of a building extending to four storeys in height shall be setback 25 metres from 100 Avenue.
e. The maximum Building Height shall not exceed 19.0 m nor 4 storeys.
f. 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 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. Loading docks on buildings visible from 100 Avenue shall not be located on the south facing side of such buildings.
g. Any business premises or multiple occupancy building having a Floor Area greater than 3,000 m2 or a single wall length greater than 40m visible from a public roadway shall include:
i. design elements that reduce the perceived mass of the building and add architectural interest, and
ii. Landscaping adjacent to exterior walls to minimize the perceived mass of the building and to create visual interest.
  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 the building walls are encouraged for all buildings to create visual interest and to minimize the perceived mass of the buildings as viewed from 100 Avenue.
h. 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.
i. All storage, display and parking areas shall be hardsurfaced in accordance with subsection 54.6(1) of the Zoning Bylaw.
j. All outdoor and display lighting shall be directed onto the site and not extend south of the south property line.
k. A comprehensive sign design plan shall be submitted and signs shall be allowed in this provision as provided for in Section 59H of the Zoning Bylaw.
l. Free-standing On-premises signs shall not exceed 8 metres (25 feet) in height within 50 m of 100 Avenue and shall be perpendicular to 100 Avenue.
m. 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. Any 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.
n. All on-site services for power, telephone and CATV shall be underground. Underground power services shall also be provided for Signs requiring power.
o. 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 so as not to impede the safe and efficient flow of traffic and pedestrian movement and to minimize impacts on adjacent land uses.
p. There shall be no chain link fencing or barbed wire combinations adjacent to 100 Avenue.
q. 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.
r. An application for a new development or for an addition to existing buildings shall be accompanied by a Site Plan that shows the location of easement areas 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.
s. All development on the Site shall be constructed using consistent architectural themes and high quality exterior finish including roof lines and finish materials. An exception may be made in the use of consistent architectural themes 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.
t. 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.
u. Within the Yards specified above, a minimum of five deciduous trees (with a minimum calliper 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 shrub planting.
v. General Retail will be limited to a maximum of 3,000 m2 of floorspace in total.
w. The owner shall enter into a servicing agreement with the City of Edmonton, in conjunction with the first development permit, for off-site improvements necessary to serve the development. Improvements to be addressed in the servicing agreement include, but are not limited to, the following:
i. Completion of the construction of 182 (Anna) Street tying into the existing roadway and extending north to the Site; and
ii. Construction of a vehicle access to 180 Street NW
a. A minimum yard of 4.5 m shall be required where a site abuts a public roadway, other than 100 Avenue. Where adjacent commercial buildings abut the property line, to form a pedestrian oriented shopping street, no Yard shall be required.
b. Non-Accessory Parking shall not be established within 80m of 100 Avenue on this DC2 site:
c. All exterior lighting is to be designed so that illumination is indirect from all angles when viewed off-site and not intrude into neighbouring sites to the south. Lighting fixtures and apparatus are to not exceed a height of 10m within 80m of 100 Avenue.
d. Any signage developed on a south-facing wall above 10 m in height or attached to any building above 10m in height on a site within 80m of 100 Avenue is to be backlit and designed to prevent light from emitting toward residential areas south of 100 Avenue.

Bylaw attachments