DC2 567

To accommodate a range of commercial/business uses including low intensity business uses and general retail uses with development regulations that will ensure that development is compatible with the surrounding existing and future commercial land uses and will ensure a high standard of appearance appropriate to the site's location adjacent to a major arterial roadway.

Lots 1 and 2, Plan 952-3951 and Lot 4, Plan 962-1873, Pembina, The Palisades, referred to on the attached Schedule A - Map of this Bylaw.

a.	Automotive and Equipment Repair Shops
b.	Business Support Services
c.	Commercial Schools
d.	Convenience Vehicle Rentals
e.	Drive-in Food Services
f.	Equipment Rentals, provided that all equipment and goods for rent are contained within an enclosed building or displayed at the rear of the building.
g.	Fascia On-premise Sign
h.	Freestanding On-premise Signs
i.	Gas Bars
j.	General Retail Stores with a maximum gross floor area of 5,000 m²
k.	Greenhouses, Plant Nurseries and Market Gardens
l.	Health Services
m.	Household Repair Services
n.	Major and Minor Alcohol Sales
o.	Minor Service Stations
p.	Minor Veterinary Services
q.	Personal Service Shops
r.	Professional, Financial and Office Support Services
s.	Rapid Drive-through Vehicle Services
t.	Restaurants
u.	Residential Sales Centre
v.	Specialty Food Services
w.	Spectator Entertainment Establishments
x.	Warehouse Sales with a maximum gross floor area of 5,000 m²

The following regulations shall apply to all Uses:

a.

Development of this Site shall be substantially in accordance with Appendix 1.

b.

The maximum Floor Area Ratio shall be 1.0.

c.

The maximum building Height shall not exceed 10.0 m or 2½ storeys.

d.

A minimum building Setback of 14.0 m shall be provided adjacent to the east property line. At the discretion of the Development Officer, this minimum building Setback may be reduced to the minimum applicable landscaped Yard requirement specified by this Provision where the proposed development, in conjunction with any existing development, does not exceed a gross floor area of 1,000 m² or 7.0 m in Height and provided that the landscaping and building treatments minimize the perception of massing and create a high standard of building appearance.

e.

For buildings greater than 3,000 m² in gross floor area and with a Height greater than 8.0 m, the Development Officer may require that the building Setback required in Clause 4c be increased to minimize the perceived mass of the building and to ensure a high standard of appearance. The maximum building Setback required by the Development Officer shall not exceed one-half of the length of the building wall located next to the property line from which the setback is measured. For the purpose of determining Height in this clause, an architectural feature such as a tower or peak which is proposed to reduce the perceived mass of the building or to add architectural interest, shall be excluded from the calculation of the Height of the building.

f.

A landscaped Yard with a minimum width of 7.5 m shall be provided adjacent to the east property line of the site. However, the Development Officer may reduce this Yard requirement to a minimum width of 4.5 m provided that:

i.	the average width of the landscaped Yard is not less than 6.0 m; and
ii.	in the opinion of the Development Officer this Yard width 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 with a minimum width of 3.0 m shall be provided adjacent to the north property line of the Site.

h.

Within the landscaped yards specified above, a minimum of five deciduous trees (a minimum calliper of 6 cm), three coniferous trees (a minimum height of 3 m) and 20 shrubs shall be required for each 35 m of lineal yard frontage. A continuous screen, an average of 0.75 m in height, shall be provided within the required yards through a combination of berms and shrub planting.

i.

Where the proposed development, or the proposed development in conjunction with any existing development, does not exceed a gross floor area of 1,000 m² or 7.0 m in height, and in the opinion of the Development Officer, the architectural treatment to the building facades, as well as the juxtaposition of buildings on the Site minimizes the perceived massing of development when viewed from the adjacent arterial road, the Development Officer may reduce the required minimum landscaped Yard width specified in Clause 4e above to 4.5 m.

j.

An application for a new development or for an addition to existing building(s) shall be accompanied by a site plan which shows the location of easement area(s) for all existing and proposed servicing infrastructure on the Site. The Development Officer, in consultation with the affected utility departments, may require that the minimum building Setback and the minimum width of landscaped Yards specified in this Provision be varied, where such adjustments may be necessary to ensure:

i.	that proposed buildings do not conflict with existing or proposed servicing infrastructure; and
ii.	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.

k.

Where parking for 25 or more vehicles is required, and is being provided at grade, dispersed landscaped areas shall be provided within the interior of the parking areas for the purpose of providing visual relief and to breakup large areas of parking into smaller cells. This landscaping treatment shall be in the form of (a) landscaped islands, particularly at the termini of long rows of parking; (b) tree lines separating facing rows of parking stalls; or (c) some other form or combination of landscaping treatments, to the satisfaction of the Development Officer. A minimum of 1.7 m² of landscaping in the interior of the parking areas shall be required for each parking space provided and shall consist of deciduous trees (a minimum caliper of 6 cm), coniferous trees (a minimum height of 3 m) and shrubs. The location, extent and type of plantings and other landscaping treatment shall be to the satisfaction of the Development Officer.

l.

Conceptual landscaping plans shall be submitted with the initial Development Permit application for review by the Development Officer. Prior to the issuance of the Development Permit, detailed landscaping shall be submitted to and approved by the Development Officer. All landscaping plans shall comply with the requirements of Section 55 of the Zoning Bylaw to ensure a high standard of appearance and a sensitive transition to the surrounding land uses.

m.

Vehicular entrances and exits, as well as on-site and off-site traffic and pedestrian routes, shall be located and designed in a manner that provides a clearly defined, safe, efficient and convenient circulation pattern for both on-site and off-site vehicular traffic and pedestrian movements, including handicapped movements. Loading bays shall be located in such a manner as not to impede the safe and efficient flow of traffic and pedestrian movement and to minimize impacts on adjacent land uses.

n.

Adjoining Sites shall be integrated by direct on-site access connections to facilitate the convenient, efficient and free flowing vehicular traffic movements and pedestrian movements, including handicapped movements between Sites where, in the opinion of the Development Officer, such integration is desirable due to the existing or potential type of adjacent development and where such access is not prohibitive due to such factors as grade, site configuration and/or the location of existing development, including utility services.

o.

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(s) and shall be screened from view from any adjacent Sites or public roadways. Waste collection siting shall provide opportunities for recycling initiatives.

p.

Development shall be in accordance with the following Architectural Guidelines, to the satisfaction of the Development Officer;

i.

All developments on site shall be constructed using a similar architectural theme. An exception may be made to this general requirement where the function of an individual business dictates a specific style or corporate identity associated with a company. In such case the development shall maintain a reasonable level of harmony in terms of overall continuity of design and appearance.

ii.

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 roof.

iii.

Any business premise or multiple occupancy building having a gross floor area greater than 3,000 m² or a single wall length greater than 40 m visible from an adjacent Arterial Road shall comply with the following design criteria, to the satisfaction of the Development Officer.

A.	the roof line and building facade shall include design elements that reduce the perceived mass of the building and add architectural interest;
B.	the exterior wall finishing materials shall be predominantly composed of muted colours, with strong colours limited to use as an accent so as to minimize the perceived mass of the building; and
C.	the use of landscaping adjacent to exterior walls which are visible from an adjacent Arterial Road to minimize the perceived mass of the building and to create visual interest.

q.

Signs shall be regulated by Schedule 59H of the Zoning Bylaw.

Pembina - North of 137 Avenue NW and West of 127 Street NW

Bylaw attachments