DC2 123

Terra Losa - west of 172 Street and east of 173 Street north of 95 Avenue 

Bylaw 8650 (September 8, 1987)

To establish a Site Specific Development Control District to accommodate convenience commercial uses and a limited range of general business uses such that by limiting the range of specific land uses and developing sensitive site development regulations, impacts on adjacent residential properties are minimized and development will be compatible with the Terra Losa Site Design, Landscape and Architectural Guidelines and the Terra Losa Land Use and Development Restrictive Covenant Caveat Schedule.

This district shall apply to a portion of the SW 33-52-25 W4M, located west of 172 Street and east of 173 Street north of 95 Avenue as shown on Schedule "A" to Bylaw 8650, Terra Losa.

a. Automotive and Equipment Repair Shops
b. Business Support Services
c. Commercial Schools
d. Convenience Retail Stores
e. Daytime Child Care Services
f. Drive-in Food Services
g. Gas Bars
h. General Retail Stores up to a maximum gross floor area of 1,000 m2 (10,763.9 sq. ft.)
i. Health Services
j. Indoor Participant Recreation Services
k. Minor Alcohol Sales
l. Minor Eating and Drinking Establishments
m. Minor Service Stations
n. Minor Veterinary Services
o. Personal Service Shops
p. Professional, Financial and Office Support Services
q. Rapid Drive-through Vehicle Service
r. Religious Assemblies
s. Residential Sales Centre
t. Minor Second Hand Stores
a. The maximum building height shall not exceed 10 m nor one storey.
b. The maximum floor area ratio shall be 1.0.
c. The maximum gross floor area of any individual business premise shall not exceed 275 m2 except that the Development Officer may allow an increase in gross floor area up to a maximum of 1,000 m2 for any use in this District where, in his opinion, the increase in floor area would not adversely affect traffic circulation on the site or the functioning of the adjacent roadways, would not have a negative impact on the surrounding residential land uses and the proposed development would be of a scale primarily intended to serve the adjacent neighbourhoods.
d. A landscaped yard, a minimum of 6 m, shall be required adjacent to 95 Avenue. This yard shall be landscaped and bermed in accordance with the Terra Losa Site Design Landscape and Architectural Guidelines and the Terra Losa Land Use and Development Restrictive Covenant Caveat Schedule.
e. A landscaped yard, a minimum of 7 m, shall be required adjacent to the north property line. This yard shall be landscaped and bermed in accordance with the Terra Losa Site Design Landscape and Architectural Guidelines and the Terra Losa Land Use and Development Restrictive Covenant Caveat Schedule.
f. A landscaped yard, a minimum of 6 m, shall be required adjacent to the west property line. Landscaping of this yard shall be consistent with the provisions of landscape Module A, alternating along the street frontage, in accordance with the Terra Losa Land Use and Development Restrictive Covenant Caveat Schedule.
g. A landscaped yard, a minimum of 3 m shall be provided adjacent to the east property line. This yard shall be landscaped in a manner compatible with the landscaping for the other yards of this site.
h. Development in this District shall comply with the Terra Losa Land Use and Development Restrictive Covenant Caveat Schedule and Terra Losa Site Design, Landscape and Architectural Guidelines as well as the following architectural guidelines.
 
i. all exterior finishing materials must be of good quality, durable and attractive in appearance with consistent treatment on all faces of a building; finishing materials shall consist of stucco, brick, cedar, split stone concrete or precast concrete materials; no painted and/or scored concrete block construction will be permitted on any building facade; and
ii. roofs shall be sloped and of a residential design character, and all roof mounted mechanical equipment must be screened with sloping enclosures or incorporated within the building roof.
i. 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 and shall be screened from view from any adjacent sites and public roadways in accordance with the provisions of Section 69.3 of the Land Use Bylaw.
j. Signs shall be allowed in this District as provided for in Schedule 79 D and in accordance with the general provisions of Sections 79.1 to 79.9 inclusive, of the Land Use Bylaw, as well as the Terra Losa Land Use and Development Restrictive Covenant Caveat Schedule and the Terra Losa Site Design, Landscape and Architectural Guidelines.
k. Development in this District shall be evaluated with respect to compliance with the General Development Regulations of Sections 50 - 79 inclusive of the Land Use Bylaw.
l. The Development Officer may grant relaxations to Sections 50 - 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 this District and would not affect the amenities, use and enjoyment of neighbouring properties.
a. The siting, access and traffic impact of Drive-in Food Services Automotive and Equipment Repair Shops, and Rapid Drive-through Vehicle Services shall be to the satisfaction of the Development Officer in consultation with the City Engineer, who shall ensure that such developments do not prejudice the safety and transportation function of the adjacent public roadways. In addition the siting and development of Rapid Drive-through Vehicle Services and Automotive and Equipment Repair Shops shall be based on the following criteria:
 
i. an Automotive and Equipment Repair Shop shall be oriented such that the bay doors face 172 Street or 95 Avenue and vehicular access is oriented to 172 Street or 95 Avenue and the business is located on the east half of the site;
ii. an Automotive and Equipment Repair Shop shall be allowed a maximum of five service bays;
iii. a Rapid Drive-through Vehicle Service shall be located a minimum of 30 m south of the north property line and located on the east half of the site with its access oriented to 172 Street or 95 Avenue; this minimum set back requirement may be relaxed at the discretion of the Development Officer if the noise impact statement required in Clause 5. a) iv) demonstrates that a proposed reduced setback will comply with the City of Edmonton Noise Bylaw 7255, as amended, and any noise generated by the Rapid Drive-through Vehicle Service will not constitute a nuisance factor to the surrounding residential area.
iv. Any application for a development permit for a Rapid Drive-through Vehicle Service consisting of an automatic car wash shall be limited to a maximum of one bay and shall contain information regarding anticipated noise impacts of the development and shall also be accompanied by a statement from a qualified professional engineer indicating what noise attenuation measures, if any, are required to ensure that the proposed development will comply with the City of Edmonton Noise Bylaw 7255, as amended. The Development Officer may require as conditions of development permit approval that the applicant provide the noise attenuation measures recommended in the noise impact statement or any measures recommended by the City Engineer based on the noise impact statement.
v. All mechanical equipment associated with a Rapid Drive-through Vehicle Service shall be housed within an enclosed building.
vi. A Drive-in Food Service shall be limited to one drive-through food pick up queuing lane located on the south, east or north side of the Minor Eating and Drinking Establishment and shall be developed as an integral component of a Minor Eating and Drinking Establishment. Any Drive-in Food Service located on the north side of the Minor Eating and Drinking Establishment shall require the provision of a continuous landscape Module "A" (as detailed in the Terra Losa Land Use Development Restrictive Covenant Caveat Schedule) along the west property line such that the drive-through food pick up window is effectively screened from the residential area west of 173 Street.
b. Gas Bars, Rapid Drive-through Vehicle Services and Drive-in Food Services shall be developed in accordance with provisions of Section 82 of the Land Use Bylaw, where applicable and where the provisions do not conflict with the criteria of this DC5 District.
c. A canopy shall be constructed over the gas pump islands for a Gas Bar to ensure that illumination is directed downwards and away from direct view by adjacent residential uses. The canopy shall be designed and finished in a manner consistent with the design and finish of the principal building.
d. Daytime Child Care Services shall be located such that direct access at grade can be provided to an outdoor play area, which shall be located away from vehicular-oriented uses and from parking and loading areas on the site. The outdoor play area shall be enclosed by a fence, a minimum of 1.8 m high.
e. Minor Alcohol Sales shall be developed in accordance with Section 98 of the Land Use Bylaw.

Bylaw attachments