Part IV Edmonton Zoning Bylaw
Bylaw 15349
January 18, 2010
To establish a Site Specific Development Control Provision accommodate a limited range of retail-business and highway commercial uses, with site development regulations that will ensure compatibility with future adjacent land uses and roadways adjacent to the site.
Lot 12, Block 12, Plan 012 3468 located west of 175 Street and south of Stony Plain Road, as shown on Schedule 'A' appended to the Bylaw adopting this Provision, Place La Rue.
Automotive and Equipment Repair Shops
Automotive and Minor Recreation Vehicle Sales and Rentals
Broadcasting and Motion Picture Studios
Business Support Services
Commercial Schools
Convenience Retail Stores
Convenience Vehicle Rentals
Custom Manufacturing
Drive-in Food Services
Equipment Rentals, provided that all equipment and goods for rent are contained within an enclosed building
Gas Bars
General Retail Stores up to a maximum gross floor area of 5,000 m2
Green Houses and Plant Nurseries
Health Services
Hotels
Household Repair Services, provided that all repairs and appliances or equipment being held for repair are contained within an enclosed building
Indoor Participant Recreation Services
Major Alcohol Sales
Minor Alcohol Sales
Minor and Major Amusement Establishments
Minor and Major Eating and Drinking Establishments
Minor and Major Service Stations
Minor Veterinary Services
Motels
Personal Service Shops
Private Clubs
aa. Professional Financial and Office Support Services
bb. Rapid Drive-through Vehicle Services
cc. Second Hand Stores
dd. Spectator Entertainment Establishments
ee. Warehouse Sales up to a maximum gross floor area of 5,000 m2
ff. Auctioneering Establishments, provided that all goods and equipment to be auctioned are stored and displayed within an enclosed building
gg. Cremation and Interment Services
hh. Outdoor Participant Recreation Services
The following regulations shall apply to all uses:
The maximum floor area ratio shall be 1.0.
The maximum building height shall neither exceed 10 m nor 2 storeys, except that the maximum height for a Hotel shall be 30 m and the maximum height for Professional, Financial and Office Support Services shall not exceed 12 m or 3 storeys.
A minimum building setback of 14 m shall be provided from the northern, southern and eastern property lines of the site, as shown on Appendix 1. The above building setbacks may be reduced to the minimum yard requirements of Clause 4.d of this Provision for developments which are less than 6 m in height, at the discretion of the Development Officer where, in his opinion, the provision of landscaping, building facade treatment, the colour of finishing materials or other design features will minimize the perception of massing and create a high standard of building appearance.
A minimum building set back of 5 m shall be required adjacent to the west property line, as shown on Appendix 1.
A landscaped yard a minimum of 7.5 m shall be provided adjacent to all roadways adjacent to the site, as shown on Appendix 1. Landscaping shall consist of a berm 1.0 m in height and planting of four deciduous trees (a minimum of 8 cm in caliper) four evergreen trees (a minimum of 3.0 m in height) and twenty shrubs for a maximum of every 35 m of frontage, with the plant material being grouped within modules not greater than 25 m in length or 4.5 m in width.
The landscaped yard requirements of Clause 4.e of this Provision may be relaxed at the discretion of the Development Officer to a minimum width of 5 m for that portion of the yard adjacent to 175 Street that is not within 15 m of Stony Plain Road and 100 Avenue. In granting the relaxation, the Development Officer shall ensure that the perceived massing of buildings when viewed from 175 Street is minimized through such factors as increased building setbacks or building design and finishing details. Any reduced yard must comply with the landscaped planting module and berm requirements of Clause 4.e of this Provision.
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 principal building and shall be screened from view from any adjacent sites or public roadways.
The Development Officer shall ensure that any buildings which provide for multiple business occupancy are designed such that businesses which occupy space at the ground floor level have individual and direct exterior access to grade.
The above regulations shall not apply to buildings used exclusively for Professional, Financial and Office Support Services or, in the case of a mixed office/commercial building, preclude the development of a ground floor lobby area intended to provide access to Professional, Financial and Office Support Services located above the ground floor. Access may be provided to ground floor businesses adjacent to such a lobby, provided that the businesses also have exterior access to grade.
All exposed building faces shall have consistent and harmonious exterior finishing materials.
Any business premise or multiple occupancy building having a ground floor area greater than 2500 m2 shall comply with the following design guidelines to the satisfaction of the Development Officer:
i. the roof-line and building facade shall include design elements and variations that reduce the perceived mass of the building and add architectural interest;
ii. the exterior wall finishing materials shall be predominately composed of light earth tone or muted colours and consist of brick, pre-cast concrete, textured concrete, stone, glazing or stucco, with pre-finished metal or wood limited to use as an accent;
iii. the finishing treatment of exterior walls shall be consistent on all building faces;
iv. the provision of landscaping to minimize the perceived mass of the building and create visual interest.
The Development Officer may also require that such developments have a building set back greater than the requirements of Clause 4.c of this Provision, to minimize perceived massing of the development when viewed from adjacent public roadways.
Signs shall be allowed in this District as provided for in Schedule 59E and in accordance with the general provisions of Sections 59.1 to 59.3 inclusive, of the Zoning Bylaw.
Developments in this District shall be evaluated with respect to compliance with the General Development Regulations of Sections 40 to 60 inclusive of the Zoning Bylaw.
The Development Officer may grant relaxations to the regulations contained in Sections 40 through 60 of the Zoning Bylaw and the provisions of this District if, in his opinion, such a variance would be in keeping with the General Purpose of the District and would not adversely affect the amenities, use, and enjoyment of neighbouring properties.
The Development Officer shall require, as a condition of approval, that the applicant provide an irrevocable letter of credit or a performance bond, in the amount of 100% of the established landscaping cost, the conditions of the security being that:
i. if the landscaping is not completed in accordance with the provisions of this District and the 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;
ii. the Development Officer shall not release the Landscaping Bond until an inspection of the site has demonstrated that the landscaping has been well maintained and is in a healthy condition two growing seasons after completion of the landscaping.
The siting, access and traffic impact of the following developments shall be to the satisfaction of the City Engineer, who shall ensure that such developments do not prejudice the safety and transportation function of the highway entrance and limited access public roadways;
Drive-in Food Services;
General Retail Stores;
Hotels;
Major Eating and Drinking Establishments;
Major Amusement Establishments;
Indoor Participant Recreation Services;
Professional, Financial and Office Support Services;
Rapid Drive-through Vehicle Services;
Spectator Entertainment Establishments; and
Warehouse Sales.
The Development Officer, based upon the advice of the City Engineer, may as a condition of approval limit the gross floor area or seating capacity for any of the above noted uses and require that the developer enter into an agreement to pay for the costs of additional roadway improvements to provide access to the development.
The following regulations shall apply to Automotive and Minor Recreational Vehicle Sales/Rentals and Convenience Vehicle Rentals developments:
The size, location, screening and landscaping of the outdoor vehicular display areas for Automotive and Minor Recreational Vehicle Sales/Rentals and Convenience Vehicle Rentals shall be subject to the approval of the Development Officer, who shall ensure that development of the site achieves a high standard of appearance appropriate to the location of this DC2 District, adjacent to a major City entrance route;
All storage, display or parking areas shall be hard surfaced in accordance with Section 54.6 of the Zoning Bylaw; and
Lighting for the display areas shall be mounted on lamp standards and no exposed and bulbs or strings of lights shall be used.
The minimum gross floor area for a Warehouse Sales establishment shall not be less than 1,000 m2 unless at least fifty percent of the gross floor area of the establishment is used for warehousing or storage of the goods sold or distributed from the establishment.
Any Green Houses or Plant Nurseries which have an outdoor display area for trees or shrubs shall limit the display area to a total of 200 m2. The display area shall be setback a minimum of 30 m from the property line and located to the side or rear of the principal building.
Outdoor Participant Recreation Services shall be limited to tennis courts or miniature golf and shall be developed as part of an Indoor Participant Recreation Service, Hotel or Motel development.
General Retail stores shall not include establishments selling a broad range of consumer goods typical of a department store.
Major and Minor Alcohol Sales shall be developed in accordance with Section 85 of the Zoning Bylaw.