DC 3 DIRECT CONTROL ZONE

Purpose

To establish a special purpose zone to provide for community and neighbourhood oriented retail, personal and other commercial services which serve several adjacent residential neighbourhoods and beyond, and to specify a restricted range of uses and site specific development regulations to ensure a high and comprehensive standard of appearance appropriate to the site's exposure to a major arterial road and to adjacent residential development.

Area of Application

This zone shall apply to the property located southeast of the intersection of Cloverbar Road and Baseline Road, as shown on the above map.

Uses

Table 15.4(A)

Regulations

In addition to the general regulations of the Strathcona County Land Use Bylaw, the following regulations shall apply:

1. (a) The maximum floor area ratio shall be 0.7.
2. (b) The maximum site coverage shall be 50%.
3. (c) The minimum setback required along any public roadway shall be 7.5 m (24.6 ft.).
4. (d) The minimum side and rear setbacks shall be 7.5 m (24.6 ft.) except where the rear (south) boundary of the site abuts Lot 1, Block 1, Plan 892 1952 and the stormwater detention facility where the minimum rear setback shall be 4 m (13.1 ft.).
5. (e) The maximum building height shall not exceed 10 m (32.8 ft.). The development shall be subject to the general regulations of this bylaw with respect to height in residential zones.
6. (f) Development in this zone shall be in accordance with the following architectural guidelines, to the satisfaction of a development officer:
   1. (i) the design of the buildings on the site shall establish an architectural theme consistent with, or complementary to, low density residential development, and the principal design elements, finishing materials, colours and roof style shall be applied to each building, with minor variations, regardless of the staging sequence of the project;
   2. (ii) both the rooflines and building facades shall be articulated and varied to reduce the perceived mass and linearity of the buildings and add architectural interest;
   3. (iii) the predominant exterior finishing materials shall consist of brick, stone, stucco, wood, architecturally finished block or concrete, or prefinished metal or other durable and aesthetically pleasing materials, having regard to the objective of ensuring that the development is of a high quality and is compatible with the location;
   4. (iv) all sides of the buildings shall be finished in a consistent, harmonious architectural manner;
   5. (v) retail commercial buildings should be designed to provide a canopy area, arcade, awning or overhang at entrances, where appropriate, to protect the public from inclement weather;
   6. (vi) the roofs of the buildings shall be peaked to simulate the visual impression of single detached residential development in the vicinity; and
   7. (vii) all mechanical equipment on the roof of the buildings shall be incorporated in the roof envelope, and not visible from the future residential development to the south and east of the site.
7. (g) Outdoor lighting shall be directed away from adjacent roadways. No lighting standard or fixture shall exceed 5.5 m (18 ft.) in height. Lighting standards and fixtures shall be of a consistent design, complementary to the overall architectural theme of the development. Lighting on the east and south sides of the site shall be directed away from future adjacent residential lots and houses.
8. (h) A landscaping plan, under the regulations of this bylaw, shall be submitted to the development officer with the development permit application.
9. (i) A landscaped yard, a minimum of 4.0 m (13.1 ft.) in width, shall be provided along Baseline Road and Cloverbar Road. A landscaped yard, 7.5 m (24.6 ft.) in width, shall be provided along the south and east property lines where the site abuts future residential lots. Landscaping treatment shall consist of a mixture of coniferous and deciduous trees and evergreen shrubs grouped in clusters to enhance the development. Deciduous trees shall have a minimum calliper of 8.0 cm (3.15 in.) and coniferous trees a minimum height of 3.0 m (9.8 ft.). This landscaping shall be provided to the satisfaction of a development officer, and shall incorporate, where feasible, existing trees on the site, either in their present locations or re-located consistent with the landscape plan. A 2.0 m (6.6 ft.) high screen fence shall be provided along the east and south property lines where they abut future residential lots.
10. (j) A comprehensive sign design plan shall be prepared for the development to be approved by a development officer, having regard to the sign regulations of the Land Use Bylaw as if the site were in a C1 Community Commercial zone. Fascia signs shall adhere to a consistent theme with respect to colouring, configuration, and illumination, and this theme shall be complementary to single detached residential development in the vicinity. No portable temporary sign shall be permitted on the site.
11. (k) Any garbage enclosure will be visually linked and constructed of the same external materials as the principal building.
12. (l) Parking and loading requirements shall be in accordance with the standards of the Land Use Bylaw.
13. (m) Noise levels generated by the commercial development in the course of its normal operation shall not exceed standards currently set by Strathcona County.

Other Regulations

(a) In addition to the regulations above, the listed uses are subject to the applicable regulations contained within the Land Use Bylaw, unless such regulation is specifically excluded or modified by the Direct Control zone.

Development Permits

(a) A development officer shall consider and decide upon all development permit applications within this zone.