DC2 133

Terra Losa - east of 178 Street and south of 98A Avenue

Bylaw 8790 (March 22, 1988)

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 criteria the 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, as amended, being part of Bylaw 6616.

Lot 1, Block 2, Plan 4077 KS, a portion of Lot A, Plan 852 1153, a portion of Lot A, Plan 872  2350 and a portion of SE ¼-33-52-25-W4th, located east of 178 Street and south of 98A Avenue, as shown on the sketch plan annexed to this bylaw, containing approximately 0.76 ha, Terra Losa, West Jasper Place.

a. Drive-in Food Services
b. Convenience Retail Stores
c. Health Services
d. Minor Eating and Drinking Establishments
e. Personal Service Shops
f. Professional, Financial and Office Support Services
g. Commercial Schools
h. Daytime Child Care Services
i. Gas Bars
j. Rapid Drive-through Vehicle Services
k. General Retail Stores
l. Indoor Participant Recreation Services
m. Veterinary Services
n. Religious Assembly
o. Residential Sales Centre
p. Minor Secondhand Stores
q. Business Support Services
r. Minor Service Stations
a. The maximum gross floor area of any individual business shall not exceed 275 m2, except that the Development Officer may allow an increase in gross floor area up to a maximum of 465 m2 of gross floor area 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 function of the adjacent roadways, would not have a negative impact on the surrounding residential land uses, and the development would be of a scale primarily intended to serve the adjacent neighbourhoods.
b. The maximum floor area ratio shall be 1.0.
c. The maximum building height shall not exceed 6 m nor one storey.
d. A landscaped yard a minimum of 6 m in width shall be required adjacent to 178 Street 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 6 m in width shall be provided adjacent to the south and east property lines in accordance with the Terra Losa Site Design, Landscape and Architectural Guidelines and the Terra Losa Land Use and Development Restrictive Covenant Caveat Schedule as they apply to the landscape interface between residential Business/Commercial uses (Requirement #6). This landscaped yard maybe relaxed to 3 m, at the discretion of the Development Officer if the adjacent residential lots have been developed for non-residential uses at the time of development application for this site.
f. A minimum building setback of 6 m shall be provided from 98A Avenue. Within this building setback will be a landscaped yard, a minimum of 4.5 m in width. This yard shall be landscaped in accordance with the Terra Losa Site Design, Landscape and Architectural Guidelines and Terra Losa Land Use and Development Restrictive Covenant Schedule as they apply to parking area buffering.
g. 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.
h. Signs shall be allowed in this District as provided for in Schedule 79D of the Land Use Bylaw, 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.
i. 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.
j. The Development Officer may grant relaxations to Section 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.
k. The Development Officer may grant relaxations to Section 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 Service 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 Service and Rapid Drive-in Food Service shall be based on the following criteria;
 
i. a Rapid Drive-through Vehicle Service and Minor Service Station shall be located a minimum of 20 m north of the south property line and 20 m west of the east property line and located on the west half of the site, with its access oriented to 178 Street or 98A Avenue; this minimum setback requirement may be relaxed to 6 m at the discretion of the Development Officer if the adjacent residential lots have been developed for non-residential uses at the time of development application for this site and the noise impact statement required in Clause 5(a)(ii) demonstrates that the development when sited with a reduced setback, will comply with the City of Edmonton Noise Bylaw No. 7255, as amended, and any noise or traffic generated by the Rapid Drive-through Vehicle Service will not constitute a nuisance factor to the surrounding residential area;
ii. The Development Officer shall not approve a Development Permit for a Rapid Drive-through Vehicle Service consisting of an automatic car wash unless it is limited to a maximum of one bay. The Development Application 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 No. 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;
iii. all mechanical equipment associated with a Rapid Drive-through Vehicle Service or Minor Service Station shall be housed within an enclosed building; and
iv. a Drive-in Food Service shall be limited to one drive-through food pick up queuing lane located on the north or west side of the Minor Eating and Drinking Establishment, and shall be developed as an integral component of a Minor Eating and Drinking Establishment.
b. Gas Bars, Rapid Drive-through Vehicle Services Minor Service Stations 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 or Minor Service Station 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. Indoor Participant Recreation Services shall be limited to health and fitness facilities.

Bylaw attachments