Bylaw 14940
Amendment No. 961
WHEREAS Lot 16, Block 1, Plan 4077KS and Lot 17A, Block 1, Plan 0722557, located east of 184 Street NW north of 100 Avenue NW, Place LaRue, Edmonton, Alberta, are specified on the Zoning Map as (DC2) Site Specific Development Control Provision and (RMH) Mobile Home Zone; and
WHEREAS an application was made to rezone the above described property to (DC2) Site Specific Development Control Provision;
NOW THEREFORE after due compliance with the relevant provisions of the Municipal Government Act RSA 2000, ch. M-26, as amended, the Municipal Council of the City of Edmonton duly assembled enacts as follows:
1. The Zoning Map, being Part III to Bylaw 12800 The Edmonton Zoning Bylaw is hereby amended by rezoning the lands legally described as Lot 16, Block 1, Plan 4077KS and Lot 17A, Block 1, Plan 0722557, located east of 184 Street NW north of 100 Avenue NW, Place LaRue, Edmonton, Alberta, which lands are shown on the sketch plan annexed hereto as Schedule ”A”, from (DC2) Site Specific Development Control Provision and (RMH) Mobile Home Zone to (DC2) Site Specific Development Control Provision.
2. The uses and regulations of the aforementioned DC2 Provision are annexed hereto as Schedule "B".
3. The sketch plan annexed hereto as Schedule ”A” and the uses and regulations of the DC2 Provision shown on Schedule ”B” annexed hereto are hereby incorporated into the Zoning Bylaw, being Part IV to Bylaw 12800, The Edmonton Zoning Bylaw.
SCHEDULE ”B”
(DC2) SITE SPECIFIC DEVELOPMENT CONTROL PROVISION
1. General Purpose
To accommodate the development of three hotels in accordance with the Place La Rue Plan 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.
2. Area of Application
Lot 17A, Block 1, Plan 072 2557; located north of 100 Avenue NW and east of 184 Street NW and Lot 16, Block 1, Plan 4077KS; located east of 184 Street NW and north of Lot 17 A, as shown on Schedule ”A” of this bylaw, adopting this provision.
3. Uses
Business support services
Hotels
Professional, Financial and Office Support Services
Restaurants for less than 350 occupants and 420 m2 of public space
Fascia On-premises signs
Freestanding On-premises signs
Projecting On-premises signs
Temporary On-premises signs
4. Development Regulations
The site layout and building locations shall be in general accordance with the site plan as illustrated on Appendix I of this Bylaw.
The maximum Floor Area Ratio (FAR) shall be 0.75
The maximum building height shall be 14.0 m.
A minimum building setback of 14.0 m shall be provided adjacent to 100 Avenue and 184 Street.
Landscaped yards with a minimum width of 7.5 m shall be provided adjacent to 100 Avenue and 184 Street, except as illustrated on the site plan provided as Appendix I of this Bylaw.
All required yards shall be landscaped in the following manner:
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.
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.
Any development application shall include a Conceptual Landscaping Plan that shall be submitted with the initial Development Permit Application.
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.
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.
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.
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.
Exterior wall finish materials for all development shall be of high quality and consistent with the overall architectural style for the Area of Application.
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.
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.
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.
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:
The roof line and building façade shall include design elements that reduce the perceived mass of the building and add architectural interest;
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
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.
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.
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.
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.
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;
There shall be no unscreened on-site outdoor storage of material or any trailer storage.
There shall be no chain link fencing, or barbed wire combinations, in view of or adjacent to major public roadways.
Notwithstanding, any other provisions of the 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.
The Development Officer shall require building design plans to be submitted with development permit applications. 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 signage.
In addition to Schedule 59E and any other provisions of the Zoning Bylaw, the following shall apply:
Animated and bright perimeter signage shall be designed to minimize light pollution and visual intrusion into residential properties south of 100 Avenue.
Any lighting on a sign higher than 10 m and more than 7.5 m north of 100 Avenue is to be oriented east/west and not face south.
Any signage 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.
Signs are allowed within required yards if they are developed as a feature of the landscaped yard but are not to exceed a height of 10 m and any illumination is to be backlit only.
Individual business identification signs located on the facades 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. 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; and
Any signage 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.
Movement and brightness of perimeter signage shall be designed to minimize light pollution/visual intrusion on surrounding residential properties;
5. Additional Development Regulations
An 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:
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.
The developer and all subsequent owners and operators of businesses shall be prohibited from conducting any activities that create noise between 10:00 p.m. each evening Monday through Saturday and 7:00 a.m. each following morning; and between 7:00 p.m. Sunday to 9:00 a.m. Monday when the impacts would be most significant on surrounding residential uses south of 100 Avenue and west of 178 Street.
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.
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.
The owner shall enter into a Servicing Agreement with the City of Edmonton for off-site improvements necessary to serve the development. The Servicing Agreement process includes an engineering drawing review and approval process. Improvements to be addressed in the Servicing Agreement include, but are not limited to, the following:
Payment of the proportionate share of the Arterial Roadway Assessment for the construction of arterial roadways in the Place LaRue catchment area;
Construction of curb return accesses to 184 Street and 100 Avenue;
Construction of sidewalks and all necessary curb ramps on 184 Street and 100 Avenue abutting the site;
Construction of a turn bay on 100 Avenue; and
Removal of the existing access to 184 Street, construction of the curb and gutter and restoration of the boulevard to the satisfaction of the Transportation Department.
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 the required Servicing Agreement, conditions of the security being that:
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
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.
