DC2 355

Rideau Park - 4110 Gateway Blvd NW

Bylaw 10748 (August 23, 1994)

To establish a Site Specific Development Control District for retail, general commercial and office uses with specific site development criteria that will ensure a compatible relationship with surrounding land uses and achieve a high standard of building appearance appropriate to the entrance location of this site and the Duggan neighbourhood.

This DC5 District shall apply to:

Lot 5A, Block 35, Plan 942 0731, and the east 130 feet of Lot 3, Block 35, Plan 852 2249, Edmonton, Alberta as shown on the sketch plan appended to the Bylaw adopting this DC5 District, Rideau Park.

a. Business Support Services
b. Convenience Vehicle Rentals
c. Drive-in Food Services
d. Equipment Rentals provided that all equipment and goods for rent are contained within an enclosed building
e. General Retail Stores
f. Greenhouses and Plant Nurseries
g. Health Services
h. Household Repair Services
i. Major Amusement Establishments only where designed as an integral part of a minor eating and drinking establishment
j. Indoor Participant Recreation Services
k. Minor Eating and Drinking Establishments
l. Minor Veterinary Services
m. Personal Service Shops
n. Professional, Financial and Office Support Services
o. Rapid Drive-through Vehicle Services
p. Warehouse Sales
a. The maximum floor area ratio shall be 1.0.
b. The maximum building height shall not exceed 9 m nor one storey, and the maximum height of the principal walls of a building shall not exceed a height of 8 m, measured from the grade to the top of the parapet or eave line (unless architectural treatments can be implemented to the satisfaction of the Development Officer). The portion of a building greater than 8 m above grade up to a maximum height of 9 m, will require the use of special treatment such as (i) increased setback of the upper wall above 8 m, (ii) glazed, sloped, roof elements, (iii) other architectural features which would reduce the perceived massing of the building and achieve architectural interest, to the satisfaction of the Development Officer acting reasonably.
c. A minimum building setback of 14 metres shall be provided from the property line adjacent to Calgary Trail Southbound. This setback requirement may be reduced to a minimum of 7.5 m for developments having a gross floor area of less than 1,000 m2 and a height less than 6 m, and where landscaping and building treatments minimize perception of massing and create a high standard of building appearance. Buildings in excess of 4,000 m2 in gross floor area shall be setback a minimum of 40 m from Calgary Trail Southbound.
d. There shall be a minimum building setback of 14 m from the south property line.
e. A 2 m setback shall be provided on the west property line.
f. A landscaped yard a minimum of 7.5 m in width shall be provided adjacent to Calgary Trail Southbound.
  The landscape yard adjacent to Calgary Trail Southbound shall include four mature deciduous trees (a minimum caliper of 6 cm) and four evergreen trees (a minimum of 3.0 m in height) along with a minimum of 20 shrubs for each 35 m of frontage, with the planting to be grouped in modules not greater than 25 m in length. The landscaping shall also include a discontinuous undulating berm between 0.5 m and 1 m in height within the landscaped yard adjacent to Calgary Trail Southbound.
  The Development Officer may reduce this yard requirement to a minimum width of 4.5 m provided that:
 
i. the average width of the landscape yard is not less than 6 m; and
ii. in the opinion of the Development Officer, this yard relaxation is required to allow for a more efficient utilization of the site, and the relaxation will result in an articulation of the yard width, that will enhance the overall appearance of the site.
g. A landscaped yard a minimum of 4.5 m in width shall be provided adjacent to 42 Avenue. The landscape treatment for this yard shall be the same as item (f) above. This landscaped yard could be eliminated if:
 
i. three is a continuous frontage of buildings on 42 Avenue, (except at vehicle access points) with a major building frontage oriented to 42 Avenue);
ii. uses on 42 Avenue are restricted to retail, restaurant, office, and personal service uses; and
iii. boulevard tree planting is provided on 42 Avenue, with trees to be planted at 15 m intervals. Tree type, size and planting details will be to the satisfaction of the Development Officer in consultation with the Parks and Recreation Department.
h. A landscaped yard a minimum of 6.5 m shall be provided adjacent to the south property line of the site. The landscape treatment for this yard shall include:
 
i. a continuous line of mature spruce trees 5 m high, located continuously along the south property line with a spacing of 4 m to 4½ m, so as to create a visual barrier along the existing fence line; and
ii. 20 shrubs for each 35 lineal meters grouped in modules not greater than 25 m in length.
i. If vehicular access is located adjacent to the west property line, a 1.8 m fence will be provided, to be compatible with the architectural design of the project. If there is no vehicular access adjacent to the west property line, a landscaped yard a minimum of 2.0 m in width shall be provided adjacent to the western boundary of the site. The landscape treatment for this yard shall include one mature deciduous tree (a minimum caliper of 6 cm) and one evergreen tree (a minimum of 3 m in height) and a minimum of five shrubs for each 30 lineal meters.
j. Entryway landscaping shall be provided on the northern and eastern sides of the site, in order to achieve a high standard of visual appearance.
k. The Development Officer may require that the minimum building setback and the minimum width of landscaped yards specified in this DC5 District be increased where such increases are necessary to ensure that proposed buildings do not conflict with existing or proposed utility services and to ensure that the specific landscape requirements of this District can be met in a manner that does not conflict with the existing or proposed utility services, in consultation with the affected utility departments.
l. All landscape plans are to be prepared, sealed and signed by a registered Landscape Architect.
m. The Development Officer shall require, as a condition of approval, that the applicant provide an irrevocable letter of credit in the amount of 100% of the established landscaping cost, the conditions of a security being:
 
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; and
ii. notwithstanding Section 69.2.7, the Development Officer shall not release the Letter of Credit 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.
n. No parking, loading, storage, trash collection, outdoor service or display area shall be permitted within a required yard, and loading storage, parking and trash collection areas shall be screened from view from any adjacent sites and public roadways and to be located as far away from the South Property line as can practically be achieved in accordance with the provisions of Section 69.3 of the Land Use Bylaw, to the satisfaction of the Development Officer.
o. The following architectural guidelines shall be utilized to the satisfaction of the Development Officer.
 
i. all development of the site shall be constructed using a similar architectural theme, and the principal design elements, finishing materials, colours and roof styles shall be applied to each building with minor variation. An exception shall be made where an individual business dictates a specific style or image associated with a company, however, in such cases, the development shall maintain harmony in terms of overall project design and appearance, to the satisfaction of the Development Officer;
ii. the design of the project shall include the use of sloped roof elements or parapet details that reduce the mass of the building and add architectural interest;
iii. all exterior finishing materials must be of good quality, durable and attractive in appearance, and the exposed faces of all buildings on the site shall have harmonious exterior finishing materials having regard to the objective of ensuring a high standard of appearance appropriate to the entrance location of this site;
iv. 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 outward from the site; (all on-site lighting shall be less than 16' high);
v. all mechanical equipment on the roof of any building shall be concealed by screening in a manner compatible with the architectural character of the building, or concealed by incorporating it within the building roof;
vi. buildings with frontage on 42 Avenue, will present an attractive face to 42 Avenue, through the use of building materials and design detail, and where practical major windows and entry will be provided along this frontage, to the satisfaction of the Development Officer.
vii. buildings with frontage along the west property line will provide interesting architectural detail along the west frontage, so as to present an attractive front to adjacent residential property as to the satisfaction of the Development Officer; and
viii. any buildings with a single wall exceeding 30 m in length shall comply with the following guidelines to the satisfaction of the Development Officer:
 
A. the roofline and building facade shall include design elements and variations that reduce the perceived mass of the building and add architectural interest;
B. the provision of shrubs and mature trees adjacent to building wall to minimize the perceived mass of the building and create visual interest;
C. for buildings having a gross floor area greater than 4,000 m2 and a height greater than 6 m, the Development Officer may require an increased setback from Calgary Trail Southbound, to a maximum of 60 m, or may require that the project design incorporate smaller building modules that provide a transition to the mass and height of the principal building; and
D. the exterior wall finishing materials shall be predominantly composed of muted colours, with strong colours limited to use as an accent, to minimize perceived mass. Finishing materials shall consist of brick, textured concrete, stone, glazing or stucco, with prefinished metal or wood limited to use as an accent.
p. All buildings which provide for multiple business occupancy shall be designed such that each business have individual and direct exterior access at grade.
q. Signs shall be allowed in accordance with Sign Schedule Section 79E of the Land Use Bylaw and the North Duggan ASP guidelines and subject to the provision of a comprehensive Sign Design Plan and Schedule consistent with the overall intent of Section 79E, for each phase of the devilment to be approved by the Development Officer having regard to the following additional requirements: individual business identification signs located on the facade shall be similar as to proportion, construction materials and placement. The design, placement and scale of the sign shall be to the satisfaction of the Development Officer so as to ensure that signage does not detract from the overall appearance of the development and that signage is not obtrusive.
r. Developments in this District shall comply with the General Development Regulations of Section 50 to 79 inclusive, and Section 814 of the Land use Bylaw.
s. The Development Officer may grant relaxations to the regulations contained in Sections 50 to 79 and Section 814 of the Land Use Bylaw and the provision 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 the neighbouring properties.
t. The maximum gross floor area of any separate use shall be 5000 m2.
a. Warehouse Sales and Equipment Rentals shall have no unscreened outdoor storage or display areas. Screening shall be solid wall or 8 foot fence consistent with the exterior architectural treatment and colour of the associated building to the satisfaction of the Development Officer.
b. Convenience Vehicle Rental developments shall comply with the following criteria:
 
i. all storage, display or parking areas shall be hardsurfaced in accordance with Section 67.3 of this Bylaw; and
ii. the site, location, screening and landscaping of the outdoor vehicular display area shall be subject to the approval of the Development Officer who shall ensure that development of the site is compatible with the appearance and site design of surrounding developments and appropriate to the City entrance location of this site.
c. Rapid Drive-through Vehicle Services Buildings shall have a minimum building setback of 14 m from the eastern boundary of this site unless the exception under Clause 4.(d) is applicable and shall be developed in accordance with Section 82 of the Land Use Bylaw and the following additional criteria:
 
i. Rapid Drive-through Vehicle Services shall have the orientation of the bays and circulation and queuing aisles being to the satisfaction of the Development Officer in consultation with the General Manager of the Transportation Department having regard to on-site and off-site traffic impacts.
d. Drive-in Food Services or Minor Eating and Drinking Establishments having an accessory food pickup window shall have a minimum building setback of 14 m from the eastern, southern and western boundaries of the site and be developed in accordance with Section 82 of the Land Use Bylaw. The location of any accessory food pickup window and circulation shall be provided to the satisfaction of the Development Officer in consultation with the General Manager of the Transportation Department.
e. Drive-in Food Services shall be developed in accordance with Section 82 of the Land Use Bylaw.
f. Any Greenhouse or Plant Nurseries which have an outdoor display area for trees and shrubs shall limit the display area to a maximum of 200 m2. The display area shall be setback a minimum of 14 m from Calgary Trail Southbound.
g. Indoor Participant Recreation Services shall be limited to athletic clubs and health fitness centres.
h. There shall be no separate, direct exterior access to a Major Amusement Establishment.
i. Warehouse Sales establishments shall not be less than 1,000 m2 unless at least 50% of the gross floor area of the establishment is used for warehousing or storage of goods sold or distributed from the establishment.
j. Minor Eating Establishments and Drive-in Food Services shall be located a minimum of 30 m north of the south property line.

Bylaw attachments