DC2 738

Pembina - located west of 127 Street NW and south of Cumberland Road NW

Bylaw 14851 (January 19, 2009)

To establish a Site Specific Control District to accommodate a range of low intensity neighbourhood convenience commercial uses through site development regulations that will ensure development is of a high standard of appearance and compatible with the surrounding low density residential uses and roadways adjacent to the site.

This Provision shall apply to Lot 2B, Block 1, Plan 0523266, containing 0.46 hectares of land, located west of 127 Street and south of Cumberland Road, Pembina, as shown on Schedule "B" Map appended to the Bylaw adopting this Provision.

a. Business Support Services
b. Commercial Schools
c. Gas Bars
d. General Retail Stores with a maximum gross area of 1,000 sq. m.
e. Health Services
f. Indoor Participant Recreation Services
g. Minor Alcohol Sales
h. Minor Eating & Drinking Establishments
i. Minor Service Stations
j. Minor Veterinary Services
k. Personal Service Shops
l. Professional, Financial & Office Support Services
m. Rapid Drive-through Vehicle Services
n. Residential Sales Centre
o. Retail Stores, Convenience
a. Notwithstanding Section 720.3(2) of the Zoning Bylaw, no Site Plan is appended to this Provision.
b. The maximum floor area ratio shall be 1.0.
c. The maximum height of buildings within 35.0 metres (114.8 ft.) of the west property line shall not exceed 5.0 metres (16.4 ft.) nor 1 storey. The maximum height of buildings 35.0 metres (114.8) or greater from the west property line shall not exceed 10.0 metres (32.8 ft.) nor 2 storeys. An architectural feature such as a tower or peak which is intended to reduce the perceived mass of the building or to add architectural interest shall be excluded for the purposes of calculating the height of development, but shall not exceed 14.0 metres in any case.
d. A minimum landscaped yard of 3.0 metres (9.8 ft.) in width shall be provided adjacent to the east property line of the site.
e. A minimum landscaped yard of 4.5 metres (19.7 ft.) in width shall be provided adjacent to 142 Avenue. This yard may be increased at the discretion of the Development Officer to a maximum of 6.0 metres (19.7 ft.) in width to ensure that the perceived massing of the buildings when viewed from adjacent properties is minimized.
f. For the landscaped yards identified in Clause 4(c), 4(d) and 4(e), landscaping shall consist of the planting of three deciduous trees (minimum caliper 60mm), two coniferous trees (minimum height of 2.5 metres) and 15 shrubs for every 35 metres of lineal yard frontage.
g. A minimum building setback of 7.5 m (24.6 ft.) shall be provided abutting 142 Avenue.
h. No parking, loading, storage, trash collection, outdoor service or display area shall be permitted within a required yard. Loading, storage and trash collection shall be located to the rear or sides of the principle building(s) and shall be screened from view from any adjacent sites or public roadways in accordance with Section 69.4 of the Land Use Bylaw.
i. Where Use Classes, that in the opinion of the Development Officer may create negative impacts such as noise, light or odours which may be noticeable on the adjacent residential properties to the west of the site, the Development Officer may at his discretion, require that these potential impacts be minimized or negated, to the Development Officer’s satisfaction, through a variety of measures including landscaping, berming or screening which may exceed the requirements of Section 69 of the Land Use Bylaw, noise attenuation measures such as structural soundproofing, downward direction of all exterior lighting on to the proposed development and/or other measures as the Development Officer may deem appropriate.
j. Signs shall be allowed in this district as provided for in Schedule 79D and in accordance with the provisions of Sections 79.1 and 79.9, inclusive of the Land Use Bylaw.
k. The adjoining sites to the south 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 factors such as grade, site configuration and/or location of existing development including utility services.
l. Vehicular entrances and exits, as well as on-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 vehicle 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.
m. Gas Bars, Minor Service Stations and Rapid Drive-through Vehicle Services shall be developed in accordance with Section 82 of the Land Use Bylaw.
n. The development and queuing spaces associated with a Gas Bar or Minor Service Station Use Class and shall be located on the eastern portion of the site.
o. In addition to the regulations contained in Section 82 of the Land Use Bylaw, the following regulations shall apply to Rapid Drive-through Vehicle Services developments:
i. This Use Class shall be located on the south-eastern portion of the site.
ii. The total number of bays shall not exceed one for the site.
iii. All operations and mechanical equipment associated with this Use Class shall be located within an enclosed building.
iv. Where the proposed development includes an automatic car wash, the Development Permit application shall include information identifying the anticipated noise impacts of the development as identified in the manufacturer’s specifications. The Development Officer may require, as a condition of Development Permit approval, that the applicant provide a Noise Impact Assessment, identifying the noise attenuation measures necessary to ensure compliance with City of Edmonton Noise Bylaw No. 7255, as amended, or any other measure determined by the Development Officer and which may be determined in consultation with the City Engineer.
v. The orientation of access aisles, queuing spaces and on-site vehicular circulation shall be designed to the satisfaction of the Development Officer, in consultation with the Transportation and Streets Department, having regard to the minimization of traffic circulation conflicts, and to other on-site and off-site impacts, particularly with regard to existing off-site and adjacent residential uses.
vi. The design and finishing of development containing this Use Class shall be to the satisfaction of the Development Officer, to be based on the achievement of a compatible visual relationship with adjacent development (particularly residential development), and also based on the achievement of a high standard of appearance when viewed from adjacent public roadways.
p. Indoor Participant Recreation Services shall be limited to athletic and health fitness centres.

Bylaw attachments