Part IV Edmonton Zoning Bylaw
Charter Bylaw 19101
February 18, 2020
To allow for the development of a commercial shopping centre with opportunities for indoor self-storage, office, entertainment and cultural activities to serve the local and regional trade area and to ensure development is compatible with the adjacent rail line and pipeline.
This Provision shall apply to a portion of NE 25-53-24-4, a portion of SE 36-53-24-4, a portion of Lot A, Plan 4073NY, and a portion of Block A, Plan 1523797 located east of Ebbers Boulevard NW, west of 34 Street NW and south of 153 Avenue NW as shown on Schedule “A” of the Charter Bylaw adopting this Provision, Ebbers.
Animal Hospitals and Shelters
Automotive and Equipment Repair Shops
Automotive and Minor Recreation Vehicle Sales / Rentals
Bars and Neighbourhood Pubs
Breweries, Wineries and Distilleries
Business Support Services
Cannabis Retail Sales
Carnivals
Child Care Services
Commercial Schools
Convenience Retail Stores
Convenience Vehicle Rentals
Creation and Production Establishments
Drive-in Food Services
Equipment Rentals
Gas Bars
General Industrial Uses
General Retail Stores
Government Services
Greenhouses, Plant Nurseries and Garden Centres
Health Services
Hotels
Indoor Participant Recreation Services
Liquor Stores
Major Amusement Establishments
Market
Media Studios
Minor Amusement Establishments
Minor Service Stations
Mobile Catering Food Services
Nightclubs
Outdoor Amusement Establishments
Personal Service Shops
Private Clubs
Professional, Financial and Office Support Services
Public Libraries and Cultural Exhibits
Rapid Drive-through Vehicle Services
Recycling Depots
Religious Assembly
Residential Sales Centre
Restaurants
Secondhand Stores
Special Event
Specialty Food Services
Spectator Entertainment Establishments
Urban Indoor Farms
Urban Outdoor Farms
Veterinary Services
Warehouse Sales
Fascia On-premises Signs
Freestanding On-premises Signs
Major Digital Signs
Minor Digital On-premises Signs
Projecting On-premises Signs
Temporary On-premises Signs
Development shall be in general compliance with Appendix 1, Site Considerations. A generalized, non-binding, concept plan shall be submitted for all new development permits or substantial redevelopment to illustrate how the proposed development will integrate with existing and future surrounding and on-site development. The concept plan for the entire DC2 boundary area shall show the location of existing and future buildings, parking areas, and vehicular and pedestrian routes.
A minimum Setback of 15 m shall be provided Abutting the railway property line and a berm and fence shall be provided within the Setback for the purpose of safety and noise attenuation. The berm shall be a minimum of 2 m in Height and shall include a noise attenuation fence constructed at its apex to provide a minimum 4.5 m differential between the top of the berm and fence and the top of the railway tracks. The noise attenuation fence shall be gated to provide secure access to the backside of the berm for maintenance purposes. This facility shall be provided to the satisfaction of the Development Officer, in consultation with Subdivision and Development Coordination, as generally shown on Appendix 1, Site Considerations.
A 1.83 m chain link security fence, located on private property abutting the railway property line shall be provided to the satisfaction of the Development Officer, in consultation with Subdivision and Development Coordination, as generally shown on Appendix 1, Site Considerations.
The maximum Floor Area Ratio shall be 0.25.
The maximum building Height shall be 16.0 m.
A minimum Setback of 6.0 m shall be required Abutting all public roadways.
A minimum Setback of 6 m shall be required Abutting any residential Zone.
No building shall be allowed within the Risk Area as measured 48 m and 35 m from the centerline of the pipeline right-of-way as identified on Appendix 1, Site Considerations.
Each Development Permit application abutting 34 Street NW shall identify on the Site Plan the Risk Area as per Appendix 1, Site Considerations, measured 48 m and 35 m from the centre line of the adjacent pipeline corridor.
No parking, loading, storage, trash collection, outdoor service or display area shall be permitted within a required Setback. Loading, storage and trash collection areas shall be screened from view from any adjacent Sites, public roadways or Light Rail Transit lines. If the rear or sides of a Site are used for parking, an outdoor service or display area, or both, and abut a Residential Zone or a Lane serving a Residential Zone, such areas shall be screened.
Signs shall comply with Schedule 59 F, as amended, including regulations for Discretionary Signs that are authorized in this provision, except that:
the total maximum number of Freestanding On-premises Signs, Major Digital Signs and Minor Digital On-premises Signs, allowed within the DC2 boundary shall be six;
Signs containing Digital Copy shall not be located south of the “Emergency Access Easement” identified on Appendix 1, Site Considerations; and
A Comprehensive Sign Design Plan shall be submitted for all Signs within the DC2 boundary, and shall be amended to include each development for a new building.
The Development Officer shall require a Crime Prevention Through Environmental Design (CPTED) assessment prepared by a qualified security consultant and in accordance with the Zoning Bylaw with each application for a development permit for a commercial building. The assessment shall include discussion on how the proposed development relates to surrounding development within and around the DC2 Provision.
No part of the Site shall be developed as an enclosed shopping mall. The primary means of pedestrian circulation shall be outdoor Walkways.
Buildings shall have consistent materials, colours, and architectural design elements.
Building entries shall be readily identifiable and shall be articulated through the use of recesses, projections, columns and distinctive material and colors.
Building shall incorporate pedestrian scaled architecture and the massing of all building walls greater than 15.0 m in length shall be reduced through architectural elements such as, but not limited to columns, ribs, pilasters or piers, recesses and projections, changes in building finishes, materials and textures, or features that create an identifiable pattern.
The design of development adjacent to Ebbers Boulevard NW and 153 Avenue NW shall be enhanced through the use of methods such as, but not limited to landscaping, architectural elements, projections, windows, color, and materials.
All flat roofs shall be concealed by parapets. Parapet walls longer than 15.0 m in length shall be articulated to reduce any perceived mass and linearity of large buildings and add architectural interest.
Buildings shall incorporate exterior and decorative lighting to enhance building architecture, and landscaping elements.
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.
A landscape plan prepared by a registered Landscape Architect with the Alberta Association of Landscape Architects shall be submitted for review and approval by the Development Officer, prior to the issuance of a Development Permit for all new building development or substantial redevelopment.
Fences shall be consistent in design, materials, finishes, and colours.
Coordinated streetscape enhancements such as, but not limited to street trees, fencing, pedestrian scaled lighting, and street furniture shall be applied throughout the Site.
Landscaping shall be used to highlight major circulation patterns, sidewalks and the overall development.
Access to developments from public roadways and interior roads shall provide safe, convenient vehicular and pedestrian access and circulation patterns between parking, shopping and amenity areas.
Pedestrian linkages within the Site as well as between the Site and the surrounding community shall be provided to accommodate and encourage pedestrian movement between building clusters, parking areas, Site amenities, on interior roads, public perimeter sidewalks and bus stops.
The Site shall provide an internal vehicular circulation system by means of interior roads complete with appropriate streetscaping, including improvements such as, but not limited to boulevard planting and street furniture.
An emergency access easement from 34 Street NW to Ebbers Boulevard NW shall be provided to the satisfaction of Fire Rescue Services and Subdivision and Development Coordination, to provide secondary emergency access to the southern end of 34 Street NW.
Sidewalks along the front or main entrances of large format buildings with a linear frontage greater than 30 m shall be developed to a minimum width of 3.0 m.
Parking areas shall be designed for a safe and orderly flow of traffic as well as pedestrians of all ages and abilities to avoid pedestrian/vehicular conflict and to include appropriate Landscaping to reduce the visual impact from public roadways, and pedestrians.
Development shall ensure that the design of the pedestrian environment is safe and visually attractive through the provision of:
A diversity of Site amenities for pedestrian traffic such as, but not limited to seating areas, street furniture, and landscaping to create an inviting image for the development.
Building Facade features such as, but not limited to transparency, decorative windows, wall niches, seating areas and entrances to complement an interesting pedestrian building frontage.
Pedestrian pathways to building entrances, amenities and transit shall be convenient, safe and well lit, with special paving or landscaping to define the connections where practical.
Where Special Land Use Provisions refer to an Abutting Residential Zone, this shall apply to any Site zoned residential or any Site developed with Residential Uses, for the purposes of this Provision.
The following Uses shall be located within an enclosed building:
Animal Hospitals and Shelters;
Automotive and Equipment Repair Shops;
Minor Service Stations;
Recycling Depots; and
Veterinary Services.
The following regulations shall apply to Automotive and Minor Recreational Vehicle Sales/Rentals and Convenience Vehicle Rentals developments:
shall only be located along 153 Avenue NW and Ebbers Boulevard NW, to the satisfaction of Subdivision and Development Coordination;
all storage, display and parking areas shall be Hardsurfaced;
all display areas that Abut a Residential Zone or residential development or a Lane Abutting a Residential Zone or residential development shall be screened in accordance with the provisions of subsection 55.4(4) of this Bylaw; and
lighting for the display areas shall be mounted on lamp standards and no exposed bulbs or strings of lights shall be used.
Outdoor Amusement Establishments and Outdoor Participant Recreation Services may be allowed at the discretion of the Development Officer, having regard to minimizing impacts on adjacent residential land Uses and ensuring a high standard of appearance on the Site. Any building associated with these Uses shall be a minimum of 30.0 m from any public roadway and be of an architectural style similar to the other buildings within this district, to the satisfaction of the Development Officer.
Cannabis Retail Sales shall comply with the Special Land Use Provisions of the Zoning Bylaw, as amended, except that a Cannabis Retail Sales Use shall not be required to be 100 m from the AP zoned Site to the east.
The following regulations shall apply to General Industrial Uses:
shall be limited to indoor self-storage;
shall be located along the southeast boundary of the Site, adjacent to the rail line, or along 153 Avenue NW, and shall not be located adjacent to Ebbers Boulevard NW or along the southwest property line of the DC2 boundary;
shall not exceed a maximum of 30% of the Site; and
shall provide a 6 m Landscaped Setback if Abutting a residential Lot.
As a condition of any Development Permit, the owner shall enter in to an agreement(s) with the City of Edmonton for off-site improvements necessary to serve the development. The agreement process includes an engineering drawing review and approval process. Improvements to be addressed in the agreement(s) to the satisfaction of Subdivision and Development Coordination include, but are not limited to:
Construction of curb extensions at the mid-block pedestrian crossing on Ebbers Boulevard north of Ebbers Court in conjunction with the first Development Permit.
Construction of curb extensions along Ebbers Boulevard at a second location should traffic volumes within the residential section of Ebbers Boulevard exceed 5000 vehicles per day (AAWDT) at the time of any subsequent Development Permit for a building or buildings adding over 500 sq. m of development. The curb extension requirement evaluation and installation location is to the satisfaction of Subdivision and Development Coordination.
Construction of improvements to the 153 Avenue NW and 34 Street NW intersection. The requirement for improvements are to be evaluated through the completion of an intersection analysis completed by a Professional Engineer and submitted with the first Development Permit that cumulatively takes the
development of the land within this Provision over 50% of the total potential Gross Floor Area. The intersection analysis is to include the completion of intersection turning movements counts and analysis of the intersection of 153 Avenue NW and 34 Street NW as well as the intersection of 153 Avenue NW and Ebbers Boulevard NW. The intersection analysis is to review two development scenarios: the existing traffic scenario with the proposed Development Permit traffic added and the full site build-out scenario. The intersection analysis must be to the satisfaction of Subdivision and Development Coordination.
Construction of 34 Street NW adjacent to the site to an urban collector standard, including sidewalks, curbs and gutters, street lighting, landscaping and any required underground utilities. This will require construction of a turnaround at the southern terminus of 34 Street NW.
