Bylaw 16228
October 15, 2012
Charter Bylaw 18747
April 1, 2019
Charter Bylaw 20692
December 11, 2023
To accommodate development of a compatible and diverse mix of business industrial uses carried out within an enclosed building, and commercial uses, both with a high quality built form located at, and appropriate to the entrance to the Heritage Valley area and being visible from the Calgary Trail / Gateway Boulevard corridor.
This Direct Control Provision applies to the land generally located in the northerly portion of the Cashman Neighbourhood Area Structure Plan (NASP) located west of Calgary Trail, South of Ellerslie Road and east of Blackmud Creek legally described as Units 1, 2, 3 and Condo Common Area, Condominium Plan 1324176; and a portion of NE 20-51-24-4. More specifically, the lands surrounding the stormwater management facility identified as Area 1, as shown on the Attachment "A" Map adopting this Provision. Figure 1 provides a Conceptual Site Plan to illustrate the local roadway.
a. Apartment Hotels
b. Automotive and Minor Recreation Vehicle Sales/Rentals
c. Bars and Neighbourhood Pubs
d. Broadcasting and Motion Picture Studios
e. Business Support Services
f. Child Care Services
g. Commercial Schools
h. Convenience Retail Stores
i. Convenience Vehicle Rentals
j. Creation and Production Establishments
k. Drive-in Food Services
l. Equipment Rentals
m. Gas Bars
n. General Industrial Uses
o. General Retail Sales
p. Government Services
q. Greenhouses, Plant Nurseries and Garden Centres
r. Health Services
s. Hotels
t. Indoor Participant Recreation Services
u. Limited Contractor Services
v. Liquor Stores
w. Major Amusement Establishments and Minor Amusement Establishments
x. Nightclubs
y. Personal Service Shops
z. Professional, Financial and Office Support Services
aa. Urban Outdoor Farms
bb. Restaurants
cc. Special Industrial Uses
dd. Specialty Food Services
ee Supportive Housing
ff. Veterinary Services
gg. Warehouse Sales
hh. Fascia On-premises Signs
ii. Freestanding On-premises Signs
jj. Projecting On-premises Signs
kk. Temporary On-premises Signs
a. The minimum Site Frontage for a Site abutting a major collector or higher standard public roadway shall be 30.0 m.
b. The maximum Floor Area Ratio shall be 1.2, except that the maximum Floor Area Ratio for Apartment Hotels; Hotels; and Professional, Financial and Office Support Services, shall be 3.5 when developed individually or in combination with Permitted Uses.
c. A minimum Yard of 6.0 m shall be required where any Lot Line of a Site Abuts a public roadway, other than a Lane and a minimum Yard of 7.5 m shall be required where any Lot Line of a Site abuts the property line of a Site containing a Residential Use or a stormwater management facility.
d. 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 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 Site containing a Residential Use, or a storm water management facility, such areas shall be screened.
e. General Industrial Uses shall be limited to those processing, manufacturing, cleaning/ servicing/repairing, storage or transportation, distribution, or general industrial training activities that conform with the General Purpose of this Direct Control Provision and are not likely to create negative impacts such as noise, light or odours which may be noticeable on adjacent properties, or where the Site is directly adjacent to residential activities. The Development Officer shall require that these potential impacts be minimised or negated. This may be achieved through a variety of measures including: landscaping; berming or screening; noise attenuation measures such as structural soundproofing; and any other measures as the Development Officer may deem appropriate.
f. Notwithstanding General Industrial Use Class, where potential impacts of an activity may affect surrounding uses and such impacts are not mitigated to the satisfaction of the Development Officer, the Development Officer may deny that activity under the General Industrial Use Class.
g. All Uses and activities shall be located and carried on such that no nuisance factor is created or apparent outside an enclosed building. There shall be no outdoor display areas except for Automotive and Minor Recreational Vehicle Sales/Rentals, and Convenience Vehicle Rentals.
h. The maximum Building Height shall not exceed 20.0 m, except for Hotels and Apartment Hotels where the maximum Building Height shall not exceed 28.0 m.
i. Bars and Neighbourhood Pubs shall not exceed 200 occupants and 240 m2 of Public Space.
j. General Retail Sales shall not exceed 2,800 m2 of gross floor area per unit.
k. Nightclubs shall not exceed 200 occupants and 240 m2 of Public Space.
l. Restaurants shall not exceed 200 occupants and 240 m2 of Public Space.
m. Specialty Food Services shall not exceed 100 occupants and 120 m2 of Public Space.
n. Warehouse Sales shall not exceed 2,800 m2 of gross floor area per unit.
o. The roof line and building Facade of all developments, including those with a Floor Area greater than 3000 m2 or single wall length of 25 m visible from a public road, shall:
i. include design elements that reduce the perceived mass of the building and add architectural interest; and
ii.include landscaping adjacent to exterior walls to minimise the perceived mass of the building and to create visual interest.
p. 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.
q. Any outdoor lighting for any development shall be located and arranged so that no direct rays of light are directed at any adjoining properties, or interfere with the effectiveness of any traffic control devices in accordance with the Zoning Bylaw.
r. On-site security and building lighting must be situated and designed such that the illumination is directed downwards and no direct rays of light are directed outwards from the Site into adjacent properties.
s. All storage, display, or parking areas shall be hard surfaced.
t. A detailed landscaping plan shall be submitted prior to the approval of any development permit in accordance with the Zoning Bylaw. This plan shall include
i. pedestrian connections with the multi-use trail developed on parkland and within the stormwater management facility;
ii. connections between private development and the public park located along Blackmud Creek;
iii. fence details;
iv. exterior lighting and street furniture elements;
v. pedestrian seating areas; and
vi. varied sizes and species of new plantings.
Landscaping plans shall contain design and materials which coordinate with, and are a continuation of, existing development approvals within the area of this DC1.
u. All landscaped yards shall contain minimum plantings as outlined in the following:
i. one tree for each 17.5 m2 and one shrub for each 10 m2 of any required Yard or Setback at grade.
ii. one tree for each 17.5 m2 and one shrub for each 7.5 m2 of required parking area islands. In no case shall there be less than one tree per required parking area island.
v. All planting shall conform to the following:
i. the proportion of deciduous to coniferous trees and shrubs shall be approximately 50:50 and the following mix of tree sizes shall be used;
A. 100% of required deciduous trees shall be a minimum of 75 mm calliper; and
B. 75% of required coniferous trees shall be a minimum of 2.5 m in height and 25% shall be a minimum 3.5 m in height.
w. For the purposes of subdivision, the concept plans for the collector roadways shall include treed boulevards.
x. Signs shall comply with the regulations found in Section 59 and Schedule 59E of the Edmonton Zoning Bylaw.
y. Individual business identification signs located on the Facades of buildings shall be similar in proportion, construction materials and placement. The design, scale and placement of signs shall be such that the signage does not detract from the overall appearance of the development and that the signage is not obtrusive, having regard to the scale of the buildings on the Site and to the distance of the building Setback.
z. Site planning and building design of individual developments adjacent to the creek and top of bank walkway shall include elements such as doors, windows, public access, and architectural details oriented toward the public park and Blackmud Creek.
4.1. Development Regulations for Sub-Area 1
a. The following regulations shall apply to Sub-Area 1 as shown on the Figure 1, Conceptual Site Plan;
i. A minimum Yard of 1.0 m shall be required where any lot line of a Site abuts a public roadway, other than a Lane and shall provide enhanced landscape screening with one shrub for each 10m2 and tall grasses spaced at a maximum of 0.5 m on centre for tall grasses.
ii. A building setback of 3.0 m shall be required where any Lot Line of a Site Abuts a public roadway, other than a Lane.
iii. No minimum Yard shall be required where any Lot Line of a Site Abuts a parcel that allows residential uses.
iv. Parking and loading facilities shall be located a minimum of 1.0 m from any public or pedestrian corridor and the setback landscaped and screened with a dense hedge row at a maximum of 1.0 m on centre for shrubs or 0.5 m on centre for tall grasses.
The Development Officer shall ensure that the following site planning and architectural guidelines and regulations are incorporated in all developments within Area 1 of this Provision to achieve a high quality urban environment, compatibility of mixed uses and quality streetscapes and architecture.
5.1. Site Planning
Arrangement of structures, parking and circulation areas and open spaces shall recognize the particular characteristics of the Site and shall relate to the surrounding built environment in pattern, function, scale character and materials.
Residential and Residential-related Uses shall be separated from commercial or business industrial development. Landscaping, increased setbacks and appropriate building orientation shall be utilised as means to provide adequate separation between such land uses.
Building siting shall take into consideration the context of the surrounding mixed use area, the location of major traffic generators and the Site's particular characteristics.
The placement and design of structures shall facilitate pedestrian activity and convey a visual link to the street and sidewalks.
Residential, Commercial, and Business Industrial Uses should incorporate plazas and courtyards into their design. Primary access to public plazas shall be provided from the street, and secondary accesses may be provided from on-site uses. Landscaping, water features, and public art should be incorporated into plaza and courtyard design and provide shelter and relief from direct sunlight.
Buildings should be sited along Frontages, and use variable building setbacks in order to avoid long monotonous building Facades and to create an interesting streetscape.
Increased building setbacks shall be provided for buildings 10.0 m high or greater.
5.2. Architecture
A distinct architectural theme will be developed for the neighbourhood. High quality, innovative and imaginative architecture is encouraged. The selected architectural style/design shall consider compatibility with surrounding character, including harmonious building style, form, size, colour, materials and roofline.
Building orientation located on corner Sites should be arranged to frame the corner of the intersection to create a sense of place using building design, decorative architectural walls, and landscaping.
Building Facades, on all sides, shall include design elements, finishing materials, and variations that will reduce any perceived mass and linearity of large buildings and add architectural interest.
Building entries shall be readily identifiable and use recesses, projections, columns and distinctive material and colours to articulate entrances. Use of cementitious stucco and vinyl siding shall be avoided.
All wall surfaces visible to the public shall be architecturally enhanced. Front and side wall elevations shall provide building offsets and architectural details.
The roof line of buildings shall consist of:
sloped roofs of varying pitches which may be finished in any combination of metal, wood shakes, asphalt shingles, clay tiles, or roof materials having a similar texture and appearance; OR
flat roofs where they are concealed by parapet walls that include articulation and use of design elements that are in harmony with the principal architectural theme that reduce any perceived mass and linearity of large buildings and add architectural interest.
5.3. Access and Circulation
Site access and internal circulation shall promote safety, efficiency and convenience. Conflicts between vehicles and pedestrians shall be avoided. Clearly defined pedestrian paths shall be provided from parking areas to primary building entrances and sidewalks along the Site's perimeter.
Internal circulation within residential developments shall be designed to facilitate access to building clusters, take advantage of views or amenities and to reduce conflict with pedestrians.
Linkages (e.g. walkways, common landscape areas, and building orientation) between compatible commercial and business industrial uses are encouraged.
Parking shall not dominate street frontages. Underground parking is recommended for low rise apartments.
Parking or loading facilities shall be located a minimum of 3.0 m from any public or pedestrian corridor and the setback landscaped and screened to the satisfaction of the Development Officer.
Recreation facilities such as jogging trails and bicycle paths shall connect developments to the Blackmud Creek ravine and multi-use trail.
5.4. Landscaping
Landscaped areas shall utilise the three tiered planting system: 1) grasses and ground covers; 2) shrubs and vines; 3) trees. All areas not covered with structures, yards, walkways, driveways, and parking spaces shall be landscaped. Xeriscapes and low maintenance or naturalised vegetation types are encouraged.
Where fences are developed they shall be consistent in design, materials, finishes, and colours with the fence styles established for the neighbourhood. Chain link fences shall not be visible from public roadways.
5.5. Crime Prevention Through Environmental Design (CPTED)
CPTED principles shall be used to design public and private spaces and facilities, focusing on natural surveillance and access control.
Charter Bylaw 20692 - Schedule A Map
Charter Bylaw 20692 - Appendix