Part IV Edmonton Zoning Bylaw
Bylaw 10955
April 7, 1995
To establish a Site Specific Development Control District to accommodate a range of commercial/business uses including low intensity business uses and general retail uses. This District contains development regulations that will ensure that development is compatible with surrounding existing and future commercial land uses and ensure a high standard of appearance appropriate to the sites location adjacent to a major arterial roadway.
A portion of Block B, Plan 5968 AH, located west of 127 Street at approximately 140 Avenue, Pembina, The Palisades, referred to on the attached Schedule C - Map of this Bylaw.
Business Support Services
Commercial Schools
Convenience Vehicle Rentals
Drive-in Food Services
Gas Bars
General Retail Stores with a maximum gross floor area of 5,000 m²
Greenhouses and Plant Nurseries
Health Services
Household Repair Services
Major and Minor Eating and Drinking Establishments
Major and Minor Alcohol Sales
Minor Service Stations
Minor Veterinary Services
Personal Service Shops
Professional, Financial and Office Support Services
Rapid Drive-through Vehicle Service
Residential Sales Centre
Warehouse Sales with a maximum gross floor area of 5,000 m²
The following regulations shall apply to all uses:
The maximum floor area ratio shall be 1.0.
The maximum building height shall not exceed 10 m nor 2½ storeys.
A landscaped yard with a minimum width of 3.0 m shall be provided adjacent to the east and south property lines of the site. Landscaping within this yard shall comply with the requirements of Section 69 of the Land Use Bylaw. There shall be no reduction in the planting standards.
For buildings greater than 3,000 m² in gross floor area and with a height greater than 8 m, the Development Officer may require that building setbacks be provided 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.
Parking areas shall be landscaped in accordance with Section 66.8 and Section 69 of the Land Use Bylaw.
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 plans shall be submitted to and approved by the Development Officer. All landscaping plans shall comply with the requirements of Section 69 of the Land Use Bylaw to ensure a high standard of appearance and a sensitive transition to the surrounding land uses.
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.
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.
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.
Development shall be in accordance with the following Architectural Guidelines, to the satisfaction of the Development Officer;
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.
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.
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 or Major Arterial Road shall comply with the following design criteria, to the satisfaction of the Development Officer.
the roof line and building facade shall include design elements that reduce the perceived mass of the building and add architectural interest;
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
the use of landscaping adjacent to exterior walls which are visible from an adjacent Arterial Road or Major Arterial Road to minimize the perceived mass of the building and to create visual interest.
Signs shall be allowed in this District as provided for in Schedule 79E and in accordance with the general provisions of Section 79.1 to 79.9 inclusive of the Land Use Bylaw.
Notwithstanding any other provision of the Land Use Bylaw, a portable sign shall only be allowed for a new business for a maximum of 90 says within it first year of operation on the site.
All on-site services for power, telephone and C.A.T.V. shall be underground. Underground power services shall also be provided for signs requiring such services.
Developments within this District shall be evaluated with respect to compliance with the General Development Regulations of Sections 50 to 79, inclusive, of the Land Use Bylaw.
The Development Officer may grant relaxations contained in Sections 50 through 79 of the Land Use Bylaw and the provisions of this District if, in his opinion, such a variance would be in keeping with the General Purpose of the District and would nor adversely affect the amenities, use, and enjoyment of neighbouring properties.
Drive-in Food Services, Gas Bars, Minor Service Stations and Rapid Drive-through Vehicle Services shall be developed in accordance with Section 82 of the Land Use Bylaw.
Residential Sales Centres shall be developed in accordance with Section 95 of the Land Use Bylaw.
Major and Minor Alcohol Sales shall be developed in accordance with Section 98 of the Land Use Bylaw.
The following regulations shall apply to Convenience Vehicle Rentals:
servicing and repair operations shall be permitted only as accessory uses;
all storage, display or parking areas shall be hard surfaced in accordance with Section 67.3 of the Land Use Bylaw; and
lighting for the display areas shall be mounted on lamp standards and no exposed bulbs or strings of lights shall be used.