Bylaw 14851
Amendment No. 824
WHEREAS Block B, Plan 5968AH and Lots 2A and 2B, Block 1, Plan 052 3266, located north of 140 Avenue NW and west of 127 Street NW, Pembina, Edmonton, Alberta, are specified on the Zoning Map as (DC2) Site Specific Development Control Provision; and
WHEREAS an application was made to rezone the above described property to (DC2) Site Specific Development Control Provision and (DC2) Site Specific Development Control Provision;
NOW THEREFORE after due compliance with the relevant provisions of the Municipal Government Act RSA 2000, ch. M-26, as amended, and not withstanding Section 720.3(2) of the Edmonton Zoning Bylaw, the Municipal Council of the City of Edmonton duly assembled enacts as follows:
1. The Zoning Map, being Part III to Bylaw 12800 The Edmonton Zoning Bylaw is hereby amended by rezoning the lands legally described as Block B, Plan 5968AH and Lots 2A and 2B, Block 1, Plan 052 3266, located north of 140 Avenue NW and west of 127 Street NW, Pembina, Edmonton, Alberta, which lands are shown on the sketch plan annexed hereto as Schedule "A", from (DC2) Site Specific Development Control Provision to (DC2) Site Specific Development Control Provision and (DC2) Site Specific Development Control Provision.
2. The uses and regulations of the aforementioned DC2 Provision are annexed hereto as Schedules "B" and "C"
3. The sketch plan annexed hereto as Schedule "A" and the uses and regulations of the DC2 Provision shown on Schedules "B" and "C" annexed hereto are hereby incorporated into the Zoning Bylaw, being Part IV to Bylaw 12800, The Edmonton Zoning Bylaw.
SCHEDULE "B"
DC2 SITE SPECIFIC DEVELOPMENT CONTROL PROVISION
1. General Purpose
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.
Business Support Services
Commercial Schools
Gas Bars
General Retail Stores with a maximum gross area of 1,000 sq. m.
Health Services
Indoor Participant Recreation Services
Minor Alcohol Sales
Minor Eating & Drinking Establishments
Minor Service Stations
Minor Veterinary Services
Personal Service Shops
Professional, Financial & Office Support Services
Rapid Drive-through Vehicle Services
Residential Sales Centre
Retail Stores, Convenience
Notwithstanding Section 720.3(2) of the Zoning Bylaw, no Site Plan is appended to this Provision.
The maximum floor area ratio shall be 1.0.
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.
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.
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.
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.
A minimum building setback of 7.5 m (24.6 ft.) shall be provided abutting 142 Avenue.
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.
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.
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.
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.
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.
Gas Bars, Minor Service Stations and Rapid Drive-through Vehicle Services shall be developed in accordance with Section 82 of the Land Use Bylaw.
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.
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:
This Use Class shall be located on the south-eastern portion of the site.
The total number of bays shall not exceed one for the site.
All operations and mechanical equipment associated with this Use Class shall be located within an enclosed building.
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.
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.
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.
Indoor Participant Recreation Services shall be limited to athletic and health fitness centres.
SCHEDULE "C"
DC2 SITE SPECIFIC DEVELOPMENT CONTROL PROVISION
1. General Purpose
To establish a Site Specific Development Control Provision to accommodate two low rise apartments with site development regulations that will ensure compatibility with the surrounding land uses and adjacent roadways.
2. Area of Application
Block B, Plan 5968 AH, and Block 1, Plan 0523266, Lot 2A, containing 2.65 ha., more or less; located west of 127 Street and north of 140 Avenue, Pembina, as shown on Schedule "C" Map appended to the Bylaw adopting this Provision.
3. Uses
Apartment Housing.
Boarding and Lodging Houses.
Limited Group Homes.
Minor Home Based Business.
Stacked Row Housing, including Row Housing but excluding Semi-detached and Duplex Housing
Fascia On-Premises Signs.
Projecting On-Premises Signs.
Residential Sales Centre
4. Development Criteria
For the purposes of clarity, the Area of Application noted in Clause 2 above has been described in two portions. The northern portion is to be referred to as Site A and the southern portion as Site B. This site is to be designed to enhance building entries, screen and shade areas of surface parking, enhance communal open space, and provide buffering to adjoining properties. Detailed, high quality landscaping shall be provided at the entrances to the site.
The site layout and building locations shall generally be in accordance with the following regulations and attached Appendix I, Site Plan and Parkade; Appendix II, South Building Elevations; Appendix III, North Building Elevations; Appendix IV, Site Sections & Elevations.
The maximum number of Dwelling Units for Sites A and B shall be 152 and 154 respectively.
The maximum Floor Area Ratio shall be 1.4 with underground parking provided.
The minimum Site Width shall be 20.0 m.
The maximum Building Height shall not exceed 14.0 m nor 4 Storeys.
A minimum Building setback of 7.5 metres in width shall be provided adjacent to the west property line of Site A. This setback shall increase to 13.5 metres for site B.
A minimum Building setback of 4.0 metres in width shall be provided adjacent to the east property line of Site A. This setback shall increase to 14.5 metres for Site B.
A minimum Building setback of 6.0 metres shall be provided on the north and south property lines adjacent to the existing streets (Cumberland Road and 140 Avenue).
A minimum combined Building setback of 28.0 metres shall be provided between the two buildings.
Design techniques including, but not limited to, the use of sloped roofs, variations in building setbacks and articulation of building façades, shall be employed in order to minimize the perception of massing of the building when viewed from adjacent residential areas and roadways.
Building finishes shall be compatible with the exterior finishing materials and colours typical of adjacent Single Detached Housing.
All required landscaped yards are to be completely landscaped with mulched planting beds, pedestrian paving, or groundcover such as sod.
Detailed landscaping plans must be submitted with the Development Permit application for review and approval by the Planning and Development, Asset Management and Public Works and Transportation Departments.
All landscaped yards are to be adequately graded to ensure positive drainage and adequately stabilized to prevent erosion.
A minimum landscaped yard of 7.5 metres in width shall be provided on the west property line of Sites A and B. The existing berm and fence along the west boundary shall be maintained for Site A and B. Planting shall include a combination of 40% coniferous trees and 60% deciduous trees. Deciduous trees shall be a minimum 70mm caliper and coniferous trees shall be minimum 3.0 metres in height.
A minimum landscaped yard of 7.5 metres in width shall be provided on the east property line of site B. Planting shall include a combination of 60% coniferous trees and 40% deciduous trees. Deciduous trees shall be a minimum 70mm caliper and coniferous trees shall be minimum 3.0 metres in height.
A minimum landscaped yard of 4.0 metres in width shall be provided on the east property line of site A. Planting shall include a combination of 60% coniferous trees and 40% deciduous trees. Deciduous trees shall be a minimum 70mm caliper and coniferous trees shall be minimum 3.0 metres in height.
A minimum landscaped yard of 6.0 metres in width shall be provided on the north and south property lines adjacent to the existing streets (Cumberland Road and 140 Avenue). Planting shall include a combination of 40% coniferous trees and 60% deciduous trees. Deciduous trees shall be a minimum 60mm caliper and coniferous trees shall be minimum 2.5 metres in height.
A minimum combined landscaped yard of 12 metres shall be provided between the buildings. Planting shall include a combination of 40% coniferous trees and 60% deciduous trees. Deciduous trees shall be a minimum 60mm caliper and coniferous trees shall be minimum 2.5 metres in height.
For all landscaped yards identified in above Clauses 4(o – s), the landscape density shall include:
1 tree per 35m² of required yard;
1 shrub per 15m² of required yard.
Parking lot areas shall be landscaped. For every 5 (five) at grade parking stalls, an area equivalent to 1 (one) stall shall be landscaped for visual relief.
The planting density for landscaped parking lot areas shall include:
1 tree for each landscaped island provided;
1 tree per 20m² of required landscaped area as specified in Clause 4(t)(i) not located in parking lot islands;
1 shrub per 10m² of required landscaped area as specified in Clause 4(t)(ii).
Additional landscape features such as shrub beds, masonry elements, rock features, etc. are encouraged.
Any existing trees on the site are to be inspected by a certified arbourist and a full description of the trees’ type, condition, size, grade, and location is to be included on the required landscape plan or an accompanying report.
Separation Space shall be provided in accordance with Section 48 of the Zoning Bylaw.
A minimum Private Amenity Area of 7.5 m2 per Dwelling shall be provided.
Vehicular and bicycle parking shall be provided in accordance with the Zoning Bylaw, with resident parking provided underground and visitor parking provided at grade.
bb. No parking, loading, storage, trash collection, outdoor service, or display area shall be permitted within a required yard except as shown for access from Cumberland Road on north building to enclosed trash area. Loading, storage, and trash collection areas shall be screened from view from any adjacent sites or public roadways in accordance with the provisions of subsection 55.4 of the Zoning Bylaw.
cc. Vehicular entrances to Cumberland Road shall share the Right-of-Way with the adjacent property to the east.
dd. On-site stormwater retention shall be provided to the satisfaction of the Drainage Branch of the Asset Management and Public Works Department.
ee. Signs shall comply with the regulations found in Schedule 59B.
ff. Prior to the issuance of any development permit, the Development Officer shall ensure that a signed agreement has been executed between the City and the owner, requiring the owner to provide the City at the time of Development Permit approval, the option to purchase 5% of the proposed number of residential units at 85% of the market price; or the ability to acquire units on the basis of a future approved Council policy on Affordable Housing.
gg. Development in this Provision shall be evaluated with respect to compliance with the General Development Regulations of Sections 50 to 79 inclusive, of the Zoning Bylaw.
hh. The Development Officer may grant relaxation to Sections 50 to 79 inclusive of the Zoning Bylaw and the provisions of this Provision, if, in his/her opinion, such a variance would be in keeping with the General Purpose of this Provision and would not affect the amenities, use, enjoyment and value of neighbouring properties.
