Place La Rue - south of Stony Plain Road and west of 186 Street
Bylaw 18128 (August 28, 2017)
Bylaw 15090 Schedule "B" (December 15, 2008)
Bylaw 15090 Schedule "C" (December 15, 2008)
Bylaw 21355 (January 26, 2026)
1.1.
To accommodate the development of a commercial shopping centre 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. To provide a high quality of development appropriate for the site’s location within an established commercial land use area and adjacent to an entranceway to the city.
2.1.
This Zone applies to the following lands:
Lot 8, Block 1, Plan 072 0647 (Area A),
Lot 4, Block 1, Plan 032 4226 (Area B),
Lot 5, Block 1, Plan 032 4226 and Lot 6, Block 1, Plan 042 5410 (Area C),
located south of Stony Plain Road and west of 186 Street as shown in Schedule “A” of the Bylaw adopting this Zone, Place LaRue.
Areas A, B, and C
Commercial Uses
3.1.
Bar, limited to
an Accessory Use to Hotel or Food and Drink Service Uses.
3.2.
Cannabis Retail Store
3.3.
Food and Drink Service
3.4.
Health Service
3.5.
Hotel
3.6.
Indoor Sales and Service
3.7.
Liquor Store
3.8.
Minor Indoor Entertainment
3.9.
Office
3.10.
Outdoor Sales and Service, limited to
Automotive and minor recreation vehicle sales/ rentals
3.11.
Vehicle Support Service
Community Uses
3.12.
Child Care Service
3.13.
Community Service
3.14.
Library
3.15.
Special Event
Basic Service Uses
3.16.
Minor Utility
Sign Uses
3.17.
Fascia Sign
3.18.
Freestanding Sign
3.19.
Portable Sign
3.20.
Projecting Sign
Commercial Uses
4.1.
Vehicle Support Services that provide repairs must be within a wholly enclosed building, or within a freestanding building located within the northern most 100 m of the Area of Application.
4.2.
Maximum Public Space for each Bar is 240 m².
4.3.
Maximum number of occupants for a Bar is 200.
4.4.
Indoor Sales and Service businesses must not store or display goods outdoors within 50m of a Street.
4.5.
Indoor Sales and Service businesses providing equipment rental must have all equipment and goods contained with an enclosed building.
4.6.
Indoor Sales and Service businesses must not operate as massage parlours, tattoo shops, or escort services.
4.7.
Indoor Sales and Service businesses that offer veterinary services must occur wholly within an enclosed building.
4.8.
Maximum Public Space for each Food and Drink Services Use is 420 m²
4.9.
Maximum number of occupants for each Food and Drink Services Use is 350.
Sign Uses
4.10.
Movement and brightness of Freestanding Signs must be designed to minimize light pollution/visual intrusion on nearby Residential properties.
4.11.
Fascia Signs or Projecting Signs for individual business identification must be similar in proportion, construction materials and placement.
4.12.
Any Fascia Signs or Projecting Signs developed on the south-facing walls or area of any of the buildings visible from 100 Avenue must be designed to prevent light from emitting toward Residential areas south of 100 Avenue. Low light Signs must be used.
5.1.
The site development must be in general accordance with the site plan attached as Appendix 1 to this Schedule.
5.2.
Excluding Sign Uses, all Uses must be part of a purpose-designed shopping centre.
5.3.
Maximum Floor Area Ratio is 0.25.
5.4.
Despite 5.3, maximum Floor Area Ratio for Hotels is 0.75.
5.5.
Maximum building Height is 14.0 m.
5.6.
A minimum building Setback of 14.0 m must be provided adjacent to Stony Plain Road.
At the discretion of the Development Planner, the minimum Setback requirement may be reduced to 7.5 m if:
5.6.1.
The building has a Floor Area not exceeding 1000 m²;
5.6.2.
The building Height does not exceed 7.0 m; and
5.6.3.
Landscaping and building Facade treatments are designed to minimize the perception of massing and create a high standard of building appearance.
5.7.
All on-site services for power, telephone and C.A.T.V. must be underground. Underground power services must also be provided for Signs requiring such services.
6.1.
All development must 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, only the specific style or image associations with the function of the business may use non-similar architectural themes.
6.2.
Architectural treatments such as canopies, variation in building form, visual breaks of the building Facades into small sections, variation in rooflines, and the articulation of building walls, must be provided for all buildings to create visual interest and to minimize the perceived mass of buildings as viewed from Stony Plain Road and 100 Avenue.
6.3.
All building Facades must use consistent exterior finishing materials.
6.4.
Facades must be predominantly composed of muted colors, with strong colors limited to use as an accent, so as to minimize the perceived mass of the building.
6.5.
Mechanical equipment, including roof mechanical units, must 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.
6.6.
Canopies must be designed and finished in a manner consistent with the design and finishing of the principal building, such that the canopy maintains consistency with the eave line of the principal building, and illumination is directed downwards.
6.7.
Chain link fencing, or barbed wire combinations, is not permitted in view of, or adjacent to Streets.
6.8.
Any business premises or multiple occupancy 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 Street must comply with the following development regulations:
6.8.1.
The roofline and building Façade must include design elements that reduce the perceived mass of the building and add architectural interest;
6.8.2.
Landscaping adjacent to exterior walls visible from an adjacent Street must be used to minimize the perceived mass of the building and to create visual interest.
7.1.
Cross lot access must be provided as shown on the site plan, to the satisfaction of the Development Planner in consultation with the City department responsible for transportation services.
7.2.
Parking, loading, storage, trash collection, outdoor service and display areas, are not permitted within a required yard. Loading, storage and trash collection areas must be located to the rear or sides of the building and must be screened from view from any adjacent Sites or Streets.
7.3.
Screening must be provided for any outdoor storage of material
7.4.
Trailer storage is not permitted.
8.1.
A landscaped yard with a minimum width of 7.5 m must be provided adjacent to Stony Plain Road.
8.1.1.
Within all yards specified above, a minimum of five deciduous trees (with a minimum Calliper of 6.0 cm), five coniferous trees (with a minimum Height of 3.0 m), and 20 shrubs must be required for each 35.0 m of lineal yard.
8.1.2.
A landscaped yard a minimum of 2.0 m must be provided adjacent to the east property line of the Site.
8.2.
All free-standing buildings for Food and Drink Service and Indoor Sales and Service, must be separately landscaped and screened such that the location, length, spread, and height of the perimeter planting at maturity must enhance the view of the building from any adjacent Street and adjacent properties.
8.3.
All exterior lighting must 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 neighboring residential area, and must incorporate design elements consistent with the architectural themes for the development.
9.1.
The Development Planner may require building design plans to be submitted with Development Permit applications. Such plans may include details of overall site layout, building elevations, building Facade finishing materials and color scheme, scale of exterior finish patterns, roofline and roof materials and internal landscaping, fencing and screening, parking layout, and signage, at the discretion of the Development Planner.
9.2.
An application for a new development or for an addition to existing building(s) must 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 Planner, in consultation with the affected utility departments, must require that the minimum building Setbacks and the minimum width of landscaped yards be varied where such adjustments may be necessary to ensure:
9.2.1.
That proposed buildings do not conflict with existing or proposed servicing infrastructure; and
9.2.2.
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.
Commercial Uses
10.1.
Vehicle Support Services that provide repairs must be within a wholly enclosed building, or within a freestanding building located within the northern most 100 m of the Area of Application.
10.2.
Maximum Public Space for each Bar is 240 m².
10.3.
Maximum number of occupants for each Bar is 200.
10.4.
Indoor Sales and Service businesses must not store or display goods outdoors within 50 m of a Street.
10.5.
Indoor Sales and Service businesses must not provide massage, tattoo, or escort services.
10.6.
Indoor Sales and Service businesses that offer veterinary services must occur wholly within an enclosed building.
10.7.
Total Floor Area permitted for Indoor Sales and Services operating as general retail stores is 5,575 m².
10.8.
Maximum Public Space for each Food and Drink Services Use is 420 m².
10.9.
Maximum number of occupants for each Food and Drink Services Use is 350.
Sign Uses
10.10.
Movement and brightness of perimeter Signs must be designed to minimize light pollution/visual intrusion on surrounding Residential properties.
10.11.
Individual business identification Signs located on the Façades of buildings must be similar in proportion, construction materials and placement.
10.12.
Any Signs developed on the south-facing walls or area of any of the buildings visible from 100 Avenue must be designed to prevent light from emitting toward Residential areas south of 100 Avenue. Low light Signs must be used.
11.1.
The site development must be in general accordance with the site plan attached as Appendix 1 to this Schedule.
11.2.
All Uses must be part of a purpose-designed shopping centre.
11.3.
Maximum Floor Area Ratio (FAR) is 0.25.
11.4.
Despite 11.3, maximum Floor Area Ratio for Hotels is 0.75.
11.5.
Maximum building Height is 14.0 m.
11.6.
A minimum building Setback of 14.0 m must be provided adjacent to Stony Plain Road. At the discretion of the Development Planner, the minimum Setback requirement may be reduced to 7.5 m if: :
11.6.1.
The building has a gross Floor Area not exceeding 1000 m²;
11.6.2.
The Height does not exceed 7.0 m; and
11.6.3.
The landscaping and building treatments minimize the perception of massing and create a high standard of building appearance.
11.7.
All on-site services for power, telephone and C.A.T.V. must be underground. Underground power services must also be provided for Signs requiring such services.
12.1.
All development must 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, only the specific style or image associations with the function of the business may use non-similar architectural themes.
12.2.
Architectural treatments such as canopies, variation in building form, visual breaks of the building Facades into small sections, variation in rooflines, and the articulation of building walls, must be provided for all buildings to create visual interest and to minimize the perceived mass of buildings as viewed from Stony Plain Road and 100 Avenue.
12.3.
All building Facades must use consistent exterior finishing materials.
12.4.
Facades must be predominantly composed of muted colors, with strong colors limited to use as an accent, so as to minimize the perceived mass of the building.
12.5.
Mechanical equipment, including roof mechanical units, must 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.
12.6.
Canopies must be designed and finished in a manner consistent with the design and finishing of the principal building, such that the canopy maintains consistency with the eave line of the principal building, and illumination is directed downwards.
12.7.
Chain link fencing, or barbed wire combinations, is not permitted in view of, or adjacent to Streets.
12.8.
Any business premises or multiple occupancy 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 Street must comply with the following development regulations:
12.8.1.
The roofline and building Façade must include design elements that reduce the perceived mass of the building and add architectural interest;
12.8.2.
Landscaping adjacent to exterior walls visible from an adjacent Street must be used to minimize the perceived mass of the building and to create visual interest.
13.1.
Cross lot access must be provided as shown on the site plan, to the satisfaction of the Development Planner in consultation with the City department responsible for transportation services.
13.2.
Parking, loading, storage, trash collection, outdoor service and display areas, are not permitted within a required yard. Loading, storage and trash collection areas must be located to the rear or sides of the building and must be screened from view from any adjacent Sites or Streets.
13.3.
Screening must be provided for any outdoor storage of material
13.4.
Trailer storage is not permitted.
14.1.
A landscaped yard with a minimum width of 7.5 m must be provided adjacent to Stony Plain Road.
14.1.1.
Within all yards specified above, a minimum of five deciduous trees (with a minimum Calliper of 6.0 cm), five coniferous trees (with a minimum Height of 3.0 m), and 20 shrubs must be required for each 35.0 m of lineal yard.
14.1.2.
A landscaped yard a minimum of 2.0 m must be provided adjacent to the east property line of the Site.
14.2.
All free-standing buildings for Food and Drink Service and Indoor Sales and Service, must be separately landscaped and screened such that the location, length, spread, and height of the perimeter planting at maturity must enhance the view of the building from any adjacent Street and adjacent properties.
14.3.
All exterior lighting must 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 neighboring residential area, and must incorporate design elements consistent with the architectural themes for the development.
15.1.
The Development Planner may require building design plans to be submitted with Development Permit applications. Such plans may include details of overall site layout, building elevations, building Facade finishing materials and color scheme, scale of exterior finish patterns, roofline and roof materials and internal landscaping, fencing and screening, parking layout, and signage, at the discretion of the Development Planner.
15.2.
An application for a new development or for an addition to existing building(s) must 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 Planner, in consultation with the affected utility departments, must require that the minimum building Setbacks and the minimum width of landscaped yards be varied where such adjustments may be necessary to ensure:
15.2.1.
That proposed buildings do not conflict with existing or proposed servicing infrastructure; and
15.2.2.
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.
Commercial Uses
16.1.
Vehicle Support Services that provide repairs must be within a wholly enclosed building, or within a freestanding building located within the northern most 125 m of the Area of Application.
16.2.
Vehicle Support Services containing gas bars are limited to the northernmost 150 m of the Area of Application.
16.3.
For Vehicle Support Services containing gas bars, any canopy located above the gas pump island must be designed and finished in a manner consistent with the design and finishing of the principal building. The canopy must maintain consistency with the eave line of the principal building.
16.4.
Indoor Sales and Service businesses may not store or display goods outdoors within 50 m of Streets.
16.5.
Indoor Sales and Service businesses may not provide massage, tattoo, or escort services.
16.6.
Indoor Sales and Service businesses providing veterinary services must occur wholly within an enclosed building.
16.7.
Maximum Public Space for each Food and Drink Services Use is 420 m².
16.8.
Maximum number of occupants for each Food and Drink Services Use is 350.
Sign Uses
16.9.
Movement and brightness of Freestanding Signs must be designed to minimize light pollution/visual intrusion toward Residential areas south of 100 Avenue.
16.10.
Fascia Signs for individual business identification must be similar in proportion, construction materials and placement.
16.11.
Fascia Signs and Projecting Signs developed on the south-facing walls or area of any of the buildings visible from 100 Avenue must be designed to prevent light from emitting toward Residential areas south of 100 Avenue. Low light Signs must be used.
17.1.
The design of any application for this Area of Application must reflect the specific design concept and type of development as generally illustrated by the site plan shown on Appendix I.
17.2.
Maximum Floor Area Ratio (FAR) is 0.25.
17.3.
Despite 17.2, maximum Floor Area Ratio for Hotels is 0.75.
17.4.
Maximum building Height is 14.0 m.
17.5.
A minimum building Setback of 14.0 m must be provided adjacent to Stony Plain Road and 184 Street, except:
17.5.1.
for Building G, illustrated on the site plan shown on Appendix I, provided the total Floor Area of Building G does not exceed 1,200 m2 nor 7.0 m in Height, the Setback shall be not less than 7.5 m;
17.5.2.
for Buildings H and K, illustrated on the site plan shown on Appendix I, provided that the Height does not exceed 7.65 m, the Setback from 184 Street shall be not less than 9.0 m, when Landscaping is provided between the nearest wall of the building and the property line (For Building H, any City sidewalk located within an easement must be permitted within this landscaped area), and
17.5.3.
Where buildings do not exceed 1,000 m2 in Floor Area, nor 7 m in Height, the Development Planner may, reduce the minimum required Setback adjacent to Stony Plain Road and 184 Street to 7.5 m, provided that landscaping and building Facade treatments minimize the perception of massing and create a high standard of building appearance.
17.6.
All on-site services for power, telephone and C.A.T.V. must be underground. Underground power services must also be provided for Signs requiring such services.
17.7.
An easement on the Site must be provided to allow for the operation of a full-size transit bus through the site. The easement must be registered prior to or concurrent with the development of building H, but need not be registered prior to development of Building K.
18.1.
All development must 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, only the specific style or image associations with the function of the business may use non-similar architectural themes
18.2.
Architectural treatments such as canopies, variation in building form, visual breaks of the building Facades into small sections, variation in rooflines, and the articulation of building walls, must be provided for all buildings to create visual interest and to minimize the perceived mass of buildings as viewed from Stony Plain Road and 100 Avenue.
18.3.
All building Facades must use consistent exterior finishing materials.
18.4.
On buildings situated closest to the corners of adjacent Street intersections, or internal accesses or intersections of the Area of Application, the Facade treatment must wrap around the sides of the building to provide a consistent high-quality profile.
18.5.
All mechanical equipment, including roof mechanical units must 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 Area of Application.
18.6.
Any canopies must be designed and finished in a manner consistent with the design and finishing of the principal building, such that the canopy maintains consistency with the eave line of the principal building, and illumination is directed downwards.
18.7.
Chain link fencing, or barbed wire combinations, is not permitted in view of, or adjacent to Streets.
18.8.
Any business premises or multiple occupancy building having a Floor Area greater than 3000 m² or building wall length greater than 40.0 m that is visible from an adjacent Street must comply with the following development regulations:
18.8.1.
The roofline and building Façade must include design elements that reduce the perceived mass of the building and add architectural interest;
18.8.2.
Landscaping adjacent to exterior walls visible from an adjacent Street must be used to minimize the perceived mass of the building and to create visual interest.
19.1.
Parking, loading, storage, trash collection, outdoor service and display areas, are not permitted within a required yard. Loading, storage and trash collection areas must be located to the rear or sides of the building and must be screened from view from any adjacent Sites or Streets.
19.2.
Screening must be provided for any outdoor storage of material.
19.3.
Trailer storage is not permitted.
20.1.
A landscaped yard with a minimum width of 7.5 m shall be provided adjacent to Stony Plain Road and a Landscaped yard with a minimum width of 6.0 m shall be provided adjacent to 184 Street.
20.1.1.
Within all landscaped yards specified above, a minimum of five deciduous trees (with a minimum calliper of 6.0 cm), five coniferous trees (with a minimum Height of 3.0 m), and 20 shrubs must be provided for each 35.0 m of lineal yard.
20.1.2.
A landscaped yard with a minimum average width of 2.0 m must be provided along the portion of the Site which Abuts a storm water management facility, and Abutting properties.
20.1.3.
In addition to the Landscaping set out in 8.1.1, 8.1.2, and 8.1.3 above, where the landscaped yards adjacent to Buildings H and K are increased to 9.0 m, or the building Setback adjacent to Building G is reduced to 7.5 m, an additional two coniferous trees (with a minimum Height of 3.0 m) must be provided for each 35.0 m of lineal yard, and landscaping and building treatments must minimize the perception of massing and create a high standard of building appearance.
21.1.
The Development Planner may require building design plans to be submitted with Development Permit applications. Such plans may include details of overall site layout, building elevations, building Facade finishing materials and color scheme, scale of exterior finish patterns, roofline and roof materials and internal landscaping, fencing and screening, and parking layout, at the discretion of the Development Planner.
21.2.
An application for a new development or for an addition to existing building(s) must 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 Planner, in consultation with the affected utility departments, may vary the minimum required building Setbacks and the minimum width of landscaped yards, where such adjustments may be necessary to ensure:
21.2.1.
That proposed buildings do not conflict with existing or proposed servicing infrastructure; and
21.2.2.
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.
21.3.
A Development Planner may include conditions to prohibit any activities which generate noise between 10:00 p.m. and 7:00 a.m which may negatively impact surrounding Residential uses south of 100 Avenue and west of 178 Street.
21.4.
Any required stormwater management facilities shall be integrated and form part of the conceptual landscaping plan, as illustrated in the site plan shown in Appendix I, or as otherwise directed by the City of Edmonton.
21.5.
All exterior lighting must 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.
