DC2 989

Place LaRue - south of Stony Plain Road NW and east of 180 Street NW

Bylaw 18325 (March 19, 2018)

To accommodate the development of a highway commercial and automotive and recreational sales/rentals and related uses with site-specific development controls designed to ensure that development is compatible with the scale and use of neighboring development to minimize land use conflicts and provide a high quality of development appropriate for the site’s location within an established commercial land use area. 

Lot 10, Block 8, Plan 0123273 located south of Stony Plain Road NW and east of 180 Street NW; Place LaRue.

a. Automotive & Equipment Repair Shops
b. Automotive and Minor Recreation Vehicle Sales/Rentals
c. Bars and Neighbourhood Pubs.
d. Breweries, Wineries and Distilleries
e. Business Support Services
f. Convenience Retail Stores
g. Drive-in Food Services
h. Equipment Rental
i. Gas Bars
j. General Retail Stores
k. Government Services
l. Health Services
m. Hotels
n. Indoor Participant Recreation Services
o. Major Alcohol Sales
p. Major Service Stations
q. Minor Alcohol Sales
r. Minor Amusement Establishments
s. Minor Service Stations
t. Motels
u. Personal Service Shops
v. Professional, Financial, and Office Support Services
w. Rapid Drive-through Vehicle Services
x. Restaurants
y. Specialty Food Services
z. Veterinary Services
aa. Warehouse Sales
bb. Fascia On-premises Signs
cc. Freestanding On-premises Signs
dd. Projecting On-premises Signs
ee. Temporary On-premises Signs
ff. Major Digital Signs
gg. Minor Digital Off-premises Signs
hh. Minor Digital On-premises Off-premises Signs
ii. Minor Digital On-premises Signs
a. Notwithstanding Section 720.3 (2), no Site Plan is appended to this Provision.
b. The maximum Floor Area Ratio (FAR) shall be 0.25, except for Hotels.
c. The maximum Floor Area Ratio (FAR) for Hotels shall be 0.75.
d. The maximum building Height shall not exceed 14.0 m.
e. Bars and Neighbourhood Pubs, shall not exceed 200 occupants and 240 m2 of Public Space and shall be accessory use to Motels, Hotels, and Restaurants only.
f. Equipment Rental uses shall be within an enclosed building only.
g. Specialty Food Services shall not exceed 200 occupants and 240 m2 of Public Space.
h. Veterinary Services shall be within an enclosed building only.
i. Restaurants shall not exceed 350 occupants and 420 m2 of Public Space.
j. All development shall comply with the following:
i. 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 for all buildings shall create visual interest and to minimize the perceived mass of buildings as viewed from Stony Plain Road and 100 Avenue.
ii. The use of exterior wall finishing materials shall be harmonious with the architectural themes established for the development, and predominantly composed of muted colors, with strong colors limited to use as an accent, so as to minimize the perceived mass of the building.
iii. Exterior wall finish materials for all development shall be of high quality and consistent with the overall architectural style for the development.
iv. Exterior finish treatment of all sides of each building wall shall be consistent with one material predominant for the exterior finish of each building.
v. 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 themes of the development.
vi. Any canopies shall be designed and finished in a manner consistent with the design and finishing of the principal building, such that the canopy is not obtrusive and maintains consistency with the eave line of the principal building, and illumination is directed downwards.
vii. The use of chain link fencing, or barbed wire combinations shall be located, designed or concealed such that they are not visible from a public roadways.
viii. At the discretion of the Development Officer, the applicant, as part of the Development Permit application, shall provide building design including details of overall site layout, building elevations, exterior building Facade and finishing treatment and color scheme, scale of exterior finish patterns, roofline and roof materials and internal landscaping, fencing and screening, parking layout, and signage.
ix. Any commercial use building having a Floor Area greater than 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:
A. The roofline and building façade shall include design elements that reduce the perceived mass of the building and add architectural interest; and
B. 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.
k. An application for a new development permit except for a change of use 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.
l. The Development Officer, in consultation with the affected utility departments, may vary the minimum building Setbacks and the minimum width of landscaped Yards where such variances are 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.
m. A minimum Setback of 14.0 m shall be provided adjacent to Stony Plain Road. At the discretion of the Development Officer, this minimum Setback may be reduced to 7.5 m if the reduced setback is for a :
i. the building has a gross Floor Area not exceeding 1000 m2;
ii. the Height does not exceed 7.0 m;  and
iii. the landscaping and building treatments minimize the perception of massing and create a high standard of building appearance.
n. A Yard with a minimum width of 7.5 m shall be provided adjacent to Stony Plain Road.
o. Yards specified in 4 (n) shall include a minimum of five deciduous trees (with a minimum Caliper of 60.0 mm), five coniferous trees (with a minimum Height of 3.0 m), and 20 shrubs for each 35.0 m of lineal Yard.
p. A minimum Setback of 2.0 m shall be provided adjacent to the west property line of the Site.
q. All free-standing buildings for Restaurants, Convenience Retail Stores and Rapid Drive-through Vehicle Services shall be separately landscaped and screened such that the location, length, thickness, and height of the perimeter planting at maturity shall enhance the view of the building from any adjacent public roadway.
r. Adjoining sites shall be integrated by direct on-site access connections to facilitate convenient, efficient and free flowing vehicular traffic and pedestrian movements within the development and Abutting Sites
s. Entrances, exits and on Site routes of vehicles, bicycles and pedestrians (including universally accessible) shall be located and designed in a manner that demonstrates and plans for safe, efficient, universally accessible with the circulation patterns and connections to adjoining Sites to the satisfaction of the Development Officer.
t. No parking, loading, storage, trash collection, outdoor service or display area shall be permitted within a required Setback. 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. There shall be no unscreened outdoor storage and there shall be no trailer storage on site.
v. Signs shall comply with the regulations of Schedule 59E and any other provisions of the Zoning Bylaw, including but not limited to, the following:
w. Perimeter signage shall be designed to minimize light pollution/visual intrusion on surrounding residential properties;
i. Individual business identification Signs located on the Façades 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.
ii. Any signage developed on the south-facing walls or area of any of the buildings visible shall be designed to prevent light from emitting toward residential areas south of 100 Avenue.
iii. Freestanding Digital Sign along Stony Plain Road shall be located a minimum of 5 m west of property line and oriented E/W, and in accordance to Section 59.2(2) to the satisfaction of the Development Officer in consultation with Transportation Services;
iv. Freestanding Digital Sign shall not exceed 7.3 m in width and 8 m in height nor 35.6 sq. m. in area.
x. All exterior lighting shall be designed such that all light is contained within the Site, to be indirect from all angles of off-site viewing and shall incorporate design elements consistent with the architectural themes for the development.
y. Design consideration shall be made to prevent sound encroachment into the residential area to the south through such means as the exclusion of external loud speakers or other loud sound generating equipment.
z. 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.
aa. Gas Bars, Minor Service Stations and Rapid Drive through Vehicle Services shall be developed so that any canopy located over the gas pump islands shall be designed and finished in a manner consistent with the design and finishing of the principal building, and such that the canopy is not obtrusive and maintains consistency with the eave line of the principal building.

Bylaw attachments