DC2 533

Haddow - northwest corner of the intersection of Terwillegar Drive and Riverbend Road

Bylaw 12301 (May 24, 2000)

To establish a Site Specific Development Control District to accommodate a limited range of convenience commercial and personal service uses, including a gas bar, a convenience retail store, a drive-through car wash, and a drive-in food establishment, with appropriate development regulations to achieve a high quality development consistent with the Haddow NASP objectives, to reduce potential impacts and ensure compatibility with the adjacent residential land uses.

This DC5 District shall apply to Lot 1, Block 7, Plan 972 3789, located at the north-west corner of the intersection of Terwillegar Drive and Riverbend Road, municipally addressed as 2303 Riverbend Road, as shown on Schedule "A" attached to the Bylaw adopting this DC5 District; Haddow

a.Convenience Retail Stores
b.Drive-in Food Services
c.Gas Bars
d.Health Services
e.Minor Eating and Drinking Establishments
f.Minor Service Stations
g.Personal Service Shops
h.Professional, Financial and Office Support Services
i.Rapid Drive-through Vehicle Services (Car Wash)
a. The maximum Floor Area Ratio shall be 1.0;
b. The maximum gross floor area of any individual business premise shall not exceed 275 m2 (2,960.17 sq. ft.), except that the Development Officer may allow an individual business premise to have a gross floor area up to 465 m2 (5,005.38 sq. ft.), provided that in his opinion the proposed business would not adversely affect the adjacent residential land uses;
c. The maximum building Height shall not exceed 10 m (32.8 ft.) nor 2½ storeys;
d. Landscaped yards and building setbacks shall be provided as follows:
 
i. a minimum landscaped yard of 3.0 m (9.8 ft.) and a minimum building setback of 5.0 m (16.4 ft.) shall be provided adjacent to Riverbend Road;
ii. a minimum landscaped yard of 5.0 m (16.4 ft.) and a minimum building setback of 5.0 m (16.4 ft.) shall be provided adjacent to Haddow Close;
iii. a minimum building setback of 7.5 m (24.6 ft.) shall be provided adjacent to the pipeline right-of-way; and
iv. a minimum building setback of 1.5 m (4.9 ft.) shall be provided adjacent to the northern property line.
e. To ensure that a high standard of appearance and a sensitive transition to the surrounding land uses are achieved, detailed landscaping plans shall be submitted to the Development Officer at the time of application for the Development Permit which shall comply with the planting requirements specified by Clauses 4.(d), 4.(f) and 4.(g) of this district.
f. The Development Officer shall require, as a condition of development approval, that the applicant provide an irrevocable letter of credit in the amount of 100% of the established landscaping cost, with the conditions of the security being that:
 
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. 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 one growing season after completion of the landscaping.
g. Landscaping and plant materials shall be installed on-site in accordance with the following criteria:
 
i. irrigate landscaped areas which front or flank public streets, such irrigation system to be permanent and underground;
ii. use plant materials which are species capable of healthy growth in the Edmonton area and which conform to the standards of the Canadian Nursery Trades;
iii. plant all coniferous trees a minimum of 3.5 m (11.5 ft.) in height, and all deciduous trees a minimum caliper of 7.5 cm (3.0 in.) in width;
iv. plant all deciduous shrubs with a minimum height or spread of 0.5 m (1.6 ft.) at the time of planting; and
v. plant all coniferous shrubs with a minimum height of 0.5 m (1.6 ft.) and a minimum spread of 1.0 m (3.3 ft.) at the time of planting.
h. Continuous screen fencing of a solid design, a minimum of 1.8 m (5.9 ft.) in height, and/or a combination of landscaping elements shall be provided adjacent to the northern property line to achieve a compatible relationship with adjacent non-residential developments and ensure a high standard of appearance when viewed from adjacent public roadways
i. Access and egress to the site shall be to the satisfaction of the General Manager of the Transportation and Streets Department.
j. The design and finishing of the development shall be to the satisfaction of the Development Officer having regard to achieving a compatible relationship with the adjacent residential development and ensuring a high standard of appearance when viewed from adjacent public roadways, and as follows:
 
i. all buildings shall have sloped gable roofs and all building roofs shall be finished with roofing materials which achieve a similar character and colour, and are consistent with the roofing materials on adjacent residential properties;
ii. all mechanical equipment on the roof of any building shall be screened, covered or concealed from public roadways with material that is consistent with the character and finishing of the building;
iii. all exposed building faces shall be finished in a consistent and harmonious manner with exterior finishes limited to muted earth tones with strong colours limited to use as accents. Exterior finishing material may include cedar, brick, stucco or similar masonry materials;
iv. any buildings facing Haddow Close and Riverbend Road shall include architectural elements that are sympathetic to residential structures in terms of size, character and placement; and
v. architectural elements such as wrought iron, shutters, planters, columns and similar traditional details shall be incorporated into the building design.
k. Signs may be allowed in this District as provided for in Schedule 79D and in accordance with the general provision of Section 79.1 to 79.9 inclusive of the Land Use Bylaw and the following additional criteria:
 
i. the design, placement and illumination of signage shall be consistent with the intended residential character of the development and such that there is no adverse visual impact on surrounding residential properties, to the satisfaction of the Development Officer.
l. Notwithstanding Clause 4.(k) of this Bylaw, freestanding signs shall not be permitted along the Haddow Close street frontage and shall be limited to a maximum of two (2) signs along the Riverbend Road street frontage.
m. All outdoor storage and garbage receptacles shall be screened from view from the adjacent streets and shall be enclosed using materials of equal standard to the exterior of the principal buildings. Wood fences or screens shall not be allowed.
n. 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 side of the principal building and shall be screened from view from any adjacent sites or public roadways in accordance with the provisions of Section 69.4 of the Land Use Bylaw.
o. Development in the District shall be evaluated with respect to compliance with the General Development Regulations of Sections 50-79 inclusive of the Land Use Bylaw.
p. Notwithstanding Sections 11.5 and 11.6 of the Land Use Bylaw, the Development Officer shall not grant any variance to the requirement of Clause 4.(d)(iii) of this Bylaw.
q. The Development Officer may grant relaxations to Sections 50-79 of the Land Use Bylaw and the provisions of this District, if in his opinion such a variance would be in keeping with the general purpose of this District and would not affect the amenities, use and enjoyment of neighbouring properties.
a. Gas Bars, Minor Service Stations, Rapid Drive-through Vehicle Services and Drive-in Food Services and the associated access aisles and queuing spaces shall be developed in accordance with Section 82 of the Land Use Bylaw and the following additional criteria:
 
i. the total number of bays for the Rapid Drive-through Vehicle Services and Minor Service Stations shall not exceed four bays for the site as a whole;
ii. all operations and mechanical equipment associated with a Rapid Drive-through Vehicle Service shall be located within an enclosed building. Any application for a Development Permit for a Rapid Drive-through Vehicle Service consisting of an automatic car wash shall contain information regarding anticipated noise impacts of the development and shall also be accompanied by a statement from a qualified professional engineer indicating what noise attenuation measures, if any, are required to ensure that the proposed development will comply with the City of Edmonton Noise Bylaw No. 7255, as amended. The Development Officer may require as conditions of Development Permit approval that the applicant provide the noise attenuation measures recommended in the noise impact statements, or any other measures recommended by the City Engineer;
iii. overhead doors associated with the development of Minor Service Stations or Rapid Drive-through Vehicle Services shall not directly face toward a Residential District unless a noise impact analysis has been conducted pursuant to Section 5(a)(ii) of the Land Use Bylaw demonstrating that the Minor Service Stations or Rapid Drive-through Vehicle Services will not pose a noise impact on the Residential District;
iv. 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 and Streets Department having regard to on-site and off-site traffic impacts and impact on adjacent residential lots to the west;
v. Drive-in Food Services shall be developed in accordance with Section 82 of the Land Use Bylaw. The location of any accessory food pick-up window and circulation shall be provided to the satisfaction of the Development Officer in consultation with the General Manager of the Transportation and Streets Department;
vi. any canopy located over the gas pump islands shall be designed and finished in manner consistent with the design and finishing of the principal building, with the overall height and scale of the canopy to be to the satisfaction of the Development Officer, such that the canopy is not obtrusive and maintains consistency with the eave line of the principal buildings; and
vii. any gas pumps shall be screened from the view of surrounding residential areas by a combination of berming, landscaping and/or fencing.

Bylaw attachments