DC2 61

Pembina - east of 133 Street, 213 m north of 137 Avenue

Bylaw 7892 (September 10, 1985)

To establish a Site Specific Development Control District to accommodate a limited range of low intensity business and commercial uses, having specific site development regulations which will ensure compatibility with existing and proposed surrounding commercial and residential land uses, minimize negative visual impacts associated with commercial developments, and promote the orderly development of a high quality urban environment.

This district shall apply to the southern most 98.76 m portion of the remainder of Lot D, Plan 6409 N.Y. which will form Lot 2, Block 2, Plan to be Registered, located east of 133 Street, 213 m north of 137 Avenue, Neighbourhood 7, Pembina, The Palisades.

a. Indoor Participant Recreation Services
b. Spectator Entertainment Establishments
c. Major and Minor Indoor Amusement Establishments
d. Personal Service Shops
e. Health Services
f. Professional Financial and Office Support Services
g. Business Support Services
h. General Retail Stores up to a maximum gross floor area of 1,000 m2 (10,763.4 sq. ft.)
i. Private Clubs
j. Drive-in Food Services
k. Major Eating and Drinking Establishments
l. Religious Assembly
The following regulations shall apply to all uses:
a. The maximum floor area ratio shall be 0.75
b. The maximum building height shall not exceed 10 m (32.8 ft.)
c. A landscaped yard a minimum of 7.5 m (25 ft.) in width shall be provided along the westerly property line of the site and, a minimum of 3 m (9.8 ft.) shall be provided adjacent to the south and east limit of the site, the south yard shall be measured from the edge of the roadway easement required under recommendation II of Subdivision 85-X036-S.
d. A 1.8 m high continuous screen fence on top of a 1.8 m high landscaped berm within a 14.6 m wide right-of-way at the north portion of the site shall be provided such that the crest of the berm shall form the north property line of the subject site to the satisfaction of the Planning and Building Department. A landscaped yard of 7.0 m (23.0 ft.) shall be provided adjacent to the north property line of the site.
e. The principal building shall be set back a minimum of 19.8 m (65 ft.) from the landscaped yard on the north property line.
f. To ensure that a high standard appearance and a sensitive transition to the surrounding land uses are achieved, detailed landscaping plans shall be submitted with the initial development permit application for approval by the Development Officer, in consultation with the Parks and Recreation Department.
g. No parking, loading, storage, trash collection, outdoor service on display areas shall be permitted within a required yard except as approved by the Development Officer in consultation with the Planning and Building Department. Loading, storage and trash collection areas shall be located to the rear of the site of the principal buildings and shall be screened from view of adjacent sites and public roadways in accordance with Section 69.3 of the Land Use Bylaw.
h. Development in this district shall be evaluated with respect to compliance with the General Development Regulations contained in Section 50 to 79 inclusive of the Land Use Bylaw. In this evaluation, the Development Officer may grant relaxation if, in his opinion, the variance would be in keeping with the general purpose of this district, and would not adversely effect the amenities, use, enjoyment and value of adjoining properties.
i. Signs shall be permitted in this district as provided in Schedule 79 of the Land Use Bylaw.
j. The Development Officer shall ensure that any buildings which provide for multiple business occupancy are designed:
i. such that businesses which occupy space at the ground floor level have individual and direct exterior access to grade;
ii. such that there is no enclosed corridor or passageway available for public use that provides for interior connection between the businesses; and
iii. so as to preclude an arrangement of buildings or structures which would constitute an enclosed and climate controlled mall.

Site planning and urban design techniques shall be used to control development on site and to ensure that the negative impacts associated with commercial developments are minimized or eliminated. These techniques shall incorporate the following principles:

a. The site shall be designed to provide a desirable transition with the streetscape and adjoining properties and should accommodate adequate areas for landscaping, pedestrian movement, parking and other facilities.
b. All buildings on the site shall be constructed using compatible architectural styles and exterior finishes, unless the functions of individual buildings dictate a specific style or image associated with a particular company. Harmony in texture, lines, mass and facade shall be striven for.
c. All colours, materials and finishes shall be coordinated on the exterior of buildings to achieve continuity in design.
d. The facade of buildings should be designed and constructed with materials that are not reflective or cast glare on the neighbourhood, traffic or pedestrians.
e. The developed parcel shall provide not less than 15% of the gross area in site landscaping.
f. Parking lots shall accommodate pedestrian walkways or routes as distinct safe passages to destinations on-site.
g. All parking shall be set back a minimum of 2.5 m from the face of a building unless parking is restricted to the rear or sides of a buildings that has no windows.
h. A comprehensive Sign Plan shall be submitted as part of the Development Application for endorsement by the Development Officer. The Sign Plan should include a coloured rendering of the sign development and details of the materials from which the sign is constructed, illumination of the sign, colour, size, method of erection or hanging, etc. Details of the sign should be reflected in the elevation plans submitted as part of the redistricting application.
i. Prior to the issuance of a development permit for any of the land parcels, the applicant must demonstrate, to the satisfaction of the Development Officer, that the proposed development complies with the site planning and urban design objectives of this district and how the proposed development will relate to the overall development of the site, in light of these objectives and in accordance with the urban design guidelines applicable to the overall commercial strip development.

Bylaw attachments