DC2 725

Pembina - located south of 140 Avenue NW and west of 127 Street NW

Bylaw 14976 (July 23, 2008)

To provide for the development of Apartment Housing with development controls designed to ensure that the development is integrated into existing and future commercial and residential development within Pembina neighbourhood.

This provision shall apply to Lot 9B, Block 1, Plan 072 4875; containing 0.26 hectares, more or less; located south of 140 Avenue and west of 127 Street, Pembina, as shown on Schedule "B" Map of the Bylaw adopting this Provision.

a. Apartment Housing
b. Boarding and Lodging Houses
c. Minor Home Based Business
d. Residential Sales Centre
e. Projecting On-premises Signs
f. Fascia On-premises Signs
a. Development on this site shall generally be in accordance with the following regulations and within the building envelope outlined in Appendix 1A: Site Plan attached to this DC2 Provision, and the elevation attached as Appendix 1B: Elevation.
b. The maximum number of dwellings shall be 48 dwelling units.
c. The maximum floor area ration shall be 1.7.
d. The maximum height shall not exceed 5 storeys nor 17m. Floor area may be developed in the attic areas as additional space for a dwelling, and not counted as a storey, provided the additional floor area creates architectural interest to the design of the building and the development is within the maximum allowable height.
e. Minimum yards shall be as follows:
i. The minimum front yard shall be 5.05m (from 140 Avenue), except for that portion where the trash collection area is located, as illustrated on Appendix 1A: Site Plan, and except for that portion of the front yard abutting the south property line of the utility lot where the front yard shall be a minimum of 2.4m;
ii. The minimum side yard shall be 2.5m; and
iii. The minimum rear development setback shall be 12.5m from the south property line.
f. A removable screen fence, 1.83m in height, shall be installed along the east, south, and west property lines of the site to the satisfaction of the Development Officer in consultation with EPCOR Water.
g. Resident and visitor parking shall be provided in accordance with Section 54 of the Zoning Bylaw. All resident and visitor vehicular parking shall be provided as a combination of at grade and below grade parking in general accordance with Appendix 1C: Parking Plan. Parking will be permitted within the side yard and rear development setback as per Appendix 1C.
h. Loading and trash collection areas shall be screened from view from adjacent sites and public roadways in accordance with the provisions of Section 55 of the Edmonton Zoning Bylaw, and provided in the locations shown on the site plan attached as Appendix 1A: Site Plan.
i. A detailed landscaping plan shall be submitted in accordance with Section 55 of the Zoning Bylaw prior to the approval of any development permit. This plan shall include fencing details, exterior lighting and street furniture elements, pedestrian seating areas, sizes and species of new plantings, soil depth including special provisions to facilitate natural plant growth, for the entire site, and including special treatment to clearly delineate public access to any outdoor amenity area.
j. Landscaping shall be provided as follows:
i. Provide 2 trees for each 50m2 and 2 shrubs for each 25 m2 of any yard or setback at grade.
k. Separation space shall be provided in accordance with Appendix 1A: Site Plan.
l. A crime prevention through environmental design (CPTED) assessment shall be undertaken and submitted to the Development Officer to ensure that development on the site provides a safe urban environment in accordance with the guidelines and principles established in the Design Guide for a Safer City.
m. Signs shall comply with the regulations contained in Schedule 59B of the Zoning Bylaw.
n. Development in this provision shall be in accordance with the following architectural guidelines, to the satisfaction of the Development Officer:
i. All exterior finishing materials must be of good quality, durable, and attractive in appearance. The predominant exterior finishing materials shall have regard to the objective of ensuring that the development is of high quality;
ii. Appropriate lighting of the buildings and the site shall be undertaken to provide a safe, adequately lit environment and to add visual interest. Lighting shall be directed away from adjacent roadways;
iii. Building facades shall include design elements, finishing materials and variations that will reduce any perceived mass and linearity of buildings and add architectural interest;
iv. All exterior mechanical equipment shall be designed and oriented such that it is screened from view;
v. Design techniques including, but not limited to, the use of sloped roof, variations in building setbacks and articulation of building facades shall be employed in order to minimize the perception of massing of the building when viewed from adjacent residential areas;
vi. The roof line of the apartment building shall consist of either sloped roofs of varying pitches and may include dormers and be finished in any combination of metal, or with wood shakes, asphalt shingles, clay tiles, or roof materials having similar texture and appearance; or flat roofs where they are concealed by parapet walls that include articulation and use of design elements that are in harmony with the principal architectural theme;
vii. The predominant exterior finishing materials shall be any combination of glazing, concrete, brick, stucco, siding, stone, or other masonry materials having a similar character, with wood or metal trim limited to use as an accent, having regard to the objective of ensuring that the development is of a high quality that is compatible with adjacent existing and future residential development in the Pembina neighbourhood; and
viii. All exposed sides of buildings and roofs shall be finished in an architecturally harmonious manner.
o. All underground driveway ramps must be at grade at the property line and must not exceed a slope of 6% for a minimum distance of 4.5 m inside the property line, or to the satisfaction of the Transportation Department.
p. All retaining walls shall not exceed a height of 0.3m at the property line and no portion of the wall may encroach onto road right-of-way. Should the owner/applicant wish to increase this height, adequate sight line data must be provided to the satisfaction of the Transportation Department to ensure that maneuvers can be made safely.
q. Access to the site shall be in the locations shown on Appendix 1C: Parking Plan, constructed to the satisfaction of the Transportation Department.
r. Specific consent is required from the City regarding any encroachment of private improvements shown on Appendix 1A: Site Plan onto the sewer rights-of-way, in accordance with the provisions of the applicable easements.

Bylaw attachments