DC2 791

Granville - south of Whitemud Drive and east of 215 Street

Bylaw 15070 (March 14, 2011)

To accommodate the development of a commercial site and provide site specific development criteria to achieve a compatible relationship with the surrounding lands and result in a high quality development appropriate for the site. Development regulations shall be sensitive to adjacent residential development through urban design controls, architecture, landscaping and berming.

A 6.39 ha. portion of NW 19-52-25-W4, located south of Whitemud Drive and east of 215 Street, Granville, as shown on Schedule ”A” of the Bylaw adopting this Provision.

a.Automotive and Equipment Repair Shops
b.Automotive and Minor Recreation Vehicle Sales/Rentals
c.Business Support Services
d.Convenience Retail Stores
e.Convenience Vehicle Rentals
f.Drive-in Food Services
g.Equipment Rentals, provided that all equipment and goods for rent are contained within an enclosed building
h.Gas Bars
i.General Retail Stores
j.Greenhouses, Plant Nurseries and Market Gardens
k.Health Services
l.Indoor Participant Recreation Services
m.Limited Contractor Services
n.Minor Alcohol Sales
o.Major Alcohol Sales
p.Personal Service Shops
q.Professional, Financial and Office Support Services
r.Rapid Drive-through Vehicle Services
s.Religious Assembly
t.Restaurants
u.Specialty Food Services
v.Veterinary Services
w.Warehouse Sales
x.Fascia On-premises Signs
y.Freestanding Off-premises Signs
z.Freestanding On-premises Signs
aa.Projecting On-premises Signs
bb.Temporary On-premises Signs
a. Development shall be generally in accordance with the Site Plan, Landscape Plan and Building Elevations, as illustrated on Appendices 1, 2 and 3. 
b. The maximum Floor Area Ratio shall be 0.3.
c. The maximum Building height shall not exceed 13.0 m to the top of the highest parapet wall.
d. Landscaping shall be considered a major visual element of the Development. Landscaping shall be designed to break up and improve the aesthetics of large areas of parking and to generally define primary vehicular and pedestrian circulation. Landscaping in these Yards shall be generally in accordance with the Landscape Plan attached as Appendix 2 and Section 55, except that all deciduous trees shall be a minimum calliper of 75 mm and coniferous trees shall be a minimum 3.0 m in height.
e. A 6.0 m landscaped Yard shall be provided adjacent to 215 Street and the southwest property line as illustrated on Appendices 1 and 2. The requirements of Section 55 shall be augmented through the provision of an additional nine (9) mature trees in this Yard in order to provide an additional landscape screening from 215th Street.
f. A 6.0 m landscaped Yard shall be provided adjacent to Whitemud Drive and the future interchange lands at 215th Street as illustrated on Appendices 1 and 2. The requirements of Section 55 shall be augmented through the provision of an additional 11 mature trees in this Yard to provide additional landscape buffering to the future interchange lands.
g. A 9.0 m landscaped Yard shall be provided along the northeast property line as illustrated on Appendices 1 and 2. This Yard shall include a 2.0 m high berm and a 1.8 m high screen fence of a colour and style to complement the adjacent residential development. The requirements of Section 55 shall be augmented through the provision of an additional 20 mature trees in this Yard to provide additional landscape buffering from the adjacent residential area.
h. An 8.0 m landscaped Yard shall be provided along the southeast property line as illustrated on Appendices 1 and 2. This Yard shall include a 2.0 m high berm centered on the property line and a 1.8 m high screen fence of a colour and style to complement adjacent residential development. The requirement of Section 55 shall be augmented through the provision of an additional 20 mature trees in this Yard to provide additional landscape buffering from the adjacent residential area. A break in the 2.0 m berm and 1.8 m fence shall be provided to allow for a walkway connection between the commercial site and the adjacent residential area to the east, as illustrated on Appendices 1 and 2.
i. A 6.0 m landscaped Yard as illustrated on Appendices 1 and 2 shall be provided along the southwest property line common with the access road to the site from 215th Street. The requirements of Section 55 shall be augmented through the provision of an additional 11 mature trees in this Yard to provide additional landscape buffering from the adjacent street.
j. Development shall be in general compliance with the Building Elevations as illustrated on Appendix 3 and in accordance with the following architectural guidelines, to the satisfaction of the Development Officer:
 
i. all exterior finishing materials must be of a high quality, durable and attractive in appearance; all exposed building faces shall have consistent and harmonious exterior finishing materials; and
ii. 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.
k. No parking, loading, storage, trash collection, outdoor service, or display area shall be permitted within a required Yard. Loading and trash collection areas shall be located in such a manner as to be screened from view from adjacent sites and public roadways in accordance with the provisions of Section 55 of the Zoning Bylaw and using materials that will be consistent with and complimentary to the architectural design of the principal building located on the site.
l. All mechanical equipment on the roof shall be concealed or screened in a manner compatible with the architectural character of the building, or concealed by incorporating it within the building roof.
m. 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.
n. To ensure that a high standard of appearance is achieved for the entire site, detailed landscaping plans shall be submitted with the initial Development Permit application for approval by the Development Officer. Such landscaping plans shall be in accordance with this Provision and Section 55 of the Zoning Bylaw.
o. The Development Officer shall require, as a condition of approval, that the applicant of the Development Permit provide an irrevocable letter of credit in the amount of 100% of the established landscaping cost for the area covered by the Development Permit, the conditions of the security being that:
 
i. if the landscaping is not completed in accordance with the requirements of this Provision 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. 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.
p. A free-standing ”V” shaped off-premises pylon sign in the general location indicated on the Landscape Plan attached as Appendix 2 shall be permitted to a maximum height of 12.5 m and a maximum width of 8.75 m. Fascia Signs on the principal building shall be permitted in the locations generally as illustrated on the Elevations on Appendix 3. In all other respects, signs shall comply with the provisions of Section 59G of the Zoning Bylaw.
q. That the owner enters into an Agreement with the City of Edmonton, in conjunction with the first development permit, for off-site improvements necessary to serve the development. The Agreement process includes an engineering drawing review and approval process. Improvement to be addressed in the Servicing Agreement include but are not limited to the following:
 
i. Payment of the proportionate share of the Arterial Roadway Assessment for the construction of arterial roadways in the catchment areas.
ii. The upgrade of 215 Street from Whitemud Drive to the private road intersection with 215 Street, to the satisfaction of the Transportation Department.
iii. The construction of a double westbound left turn lane at the Whitemud Drive and 215 Street intersection, including any required transitional improvements on the west side of the intersection.
iv. The construction of an all-directional signalized intersection of the private road, immediately south of the subject site, and 215 Street. The private road is to align with the existing River Cree Casino site south access.
v. Any required traffic signal modification at the Whitemud Drive and 215 Street intersection, including rephases, cabinate upgrade and/or signal pole relocations.
vi. The construction of a 1.5 m sidewalk on the east side of 215 Street from Whitemud Drive to the private road, immediately south of the subject site.
vii. The construction of bus stops and shelter pads and connector walk on 215 Street to the satisfaction of the Transportation Department.
r. A 1.5 m sidewalk will be constructed along the north side of the private road, immediately south of the subject site from 215 Street to the access to the residential area to the east, as shown on Appendices 1 and 2. And, a 1.5 m sidewalk will be constructed between this private road sidewalk and the front door of the development, as shown on Appendices 1 and 2.

Bylaw attachments