DC2 230 (Area A)

Canossa - north west corner of 112 Street and 171 Avenue

Bylaw 9616 (November 30, 1990)

To establish a Site Specific Development Control District for convenience commercial and personal service use which are intended to serve the day today needs of local residents, and to prescribe development criteria which will ensure that the commercial development is compatible with the adjacent residential uses.

This DC5 District shall apply to a 0.47 ha portion of the SE 6-54-24-W4M, located at the north west corner of 112 Street and 171 Avenue, shown as Area A on the sketch plan to the Bylaw adopting his DC5 District, Canossa.

a. Commercial Schools
b. Convenience Retail Stores
c. Daytime Child Care Services
d. Gas Bars
e. General Retail Stores
f. Health Services
g. Indoor Participant Recreation Services
h. Minor Eating and Drinking Establishments
i. Minor Secondhand Stores with a gross floor area less than 275 m2
j. Minor Service Stations
k. Minor Veterinary Services
l. Personal Service Shops
m. Professional, Financial and Office Support Services
n. Rapid Drive-through Vehicle Services
o. Residential Sales Centre
a. The maximum gross floor area of any individual business premise shall not exceed 275 m2. The Development Officer may allow an individual business premise to have a gross floor area up to 500 m2, provided that in his opinion the proposed business is primarily intended to serve residents of the neighbourhood and would not adversely affect the amenity and enjoyment of the surrounding residential land uses.
b. The maximum floor area ratio shall be 1.0.
c. The maximum building height shall not exceed 6 m.
d. A landscaped yard, a minimum of 3 m, shall be required adjacent to east and south property lines of the site; and a landscaped yard, a minimum of 4.5 m, containing a berm 0.8 m in height, shall be required adjacent to the west property line of the site. A minimum building setback of 6 m, except for those uses specified in Clause 5(d), shall be required adjacent to the west and south property lines of the site. The landscaping of the yards shall include a minimum of 3 deciduous trees (a minimum of 7.6 cm in caliper), 3 coniferous trees (a minimum of 3 m in height) and 15 shrubs for each 30 m of frontage, planted in groupings that enhance the overall appearance of the site, to the satisfaction of the Development Officer.
e. A minimum landscaped yard of 4.5 m shall be required adjacent to the north property line of the site. A minimum building setback of 6 m, except for those uses specified in Clause 5(d), shall be required adjacent to the north property line of the site. The required yard shall be landscaped with mature coniferous trees a minimum of 3 m in height, and deciduous trees a minimum caliper of 7.6 cm, so as to substantially screen the site from the adjacent area designated for single detached residential development. These trees shall be planted at minimum intervals of 4.6 m.
f. Continuous screen fencing of a solid design, a minimum of 1.8 m in height, shall be provided adjacent to the north property line of the site.
g. To ensure that a high standard of appearance and a sensitive transition to the surrounding land uses are achieved, detailed landscaping plans shall be submitted with the initial Development Permit application for approval by the Development Officer which, in the opinion of the Development Officer, comply with the landscaping requirements specified by Clauses 4(d), 4(e), and 4(f) of this District.
h. No parking, loading, storage, trash collection, outdoor service, or display areas shall be permitted within a required yard. Loading, storage and trash collection areas shall be located in a manner that minimizes their impact on adjacent residential development, to the satisfaction of the Development Officer, 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.
i. Signs shall be allowed in this District in accordance with Schedule 79D and the general provisions of Section 79.1 to 79.9, inclusive, of the Land Use Bylaw and the following additional criteria:
 
i. freestanding signs shall be limited to placement along the southern and eastern frontages of the site, with the signs on the southern frontage being a minimum of 30 m from the north and west property lines of the site; and
ii. the design, placement, and illumination of signage shall be consistent with the intended character of the development and such that there is no adverse visual impact on surrounding residential properties, to the satisfaction of the Development Officer.
j. The overall design and finish of buildings shall approximate a residential character through compliance with the following criteria, to the satisfaction of the Development Officer:
 
i. all buildings shall have sloped roofs, finished with cedar shakes, asphalt shingles, clay tiles, or other roofing materials which are consistent with the roofing materials and colours generally associated with single detached residential development;
ii. all mechanical equipment on the roof of any building 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; and
iii. all exposed building faces shall be finished in a consistent and harmonious manner, with exterior finishes limited to muted tones and with strong colours limited to use as accents. Exterior finishing materials shall be consistent with those generally associated with single detached residential development and may include brick or other high quality masonry materials.
k. The Development Officer shall require, as a condition of development approval, that the applicant provide an irrevocable letter of credit, in the amount of 100% of the established landscaping cost, the conditions of the security being that:
 
i. if the landscaping is not completed in accordance with the provisions of this District and the landscaping plan, within one growing season after the completion of the development, then the amount fixed shall be drawn upon by the City, to the extent required to complete the required landscaping; and
ii. the Development Officer shall not release the letter of credit until an inspection of the site has demonstrated that the landscaping has been well maintained and is in a healthy condition two growing seasons after completion of the landscaping.
l. Development in the District shall be evaluated with respect to compliance with the General Development Regulations of Sections 50 to 79, inclusive, of the Land Use Bylaw.
m. The Development Officer may grant relaxations to Sections 50 to 79, inclusive, 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. Daytime Child Care Services shall be developed in accordance with Section 93 of the Land Use Bylaw and shall be located such that direct access at grade can be provided to an outdoor play area. The outdoor play area, which shall be approved by the Development Officer in consultation with the General Manager of Community and Family Services, shall be located away from vehicular-oriented uses and from parking and loading areas on the site, and shall be enclosed by building walls or a screen fence a minimum of 1.8 m in height.
b. The total number of bays for the Rapid Drive-through Vehicle Services and Minor Service Stations shall not exceed four bays for the site as a whole.
c. All operations and mechanical equipment associated with Rapid Drive-through Vehicle Services shall be located within an enclosed building. Any application for a Development Permit for Rapid Drive-through Vehicle Services consisting of an automatic car wash 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 other measures recommended by the City Engineer.
d. Gas Bars, Minor Service Stations and Rapid Drive-through Vehicle Services and the associated access aisles and queuing spaces shall be located a minimum of 20 m from the north and west boundaries of the site, except that the associated access aisles and queuing spaces may be located a minimum of 14 m from the west property line. These uses shall be developed in accordance with Section 82 of the Land Use Bylaw and the following additional criteria:
 
i. Rapid Drive-through Vehicle Services shall have the orientation of the bays and circulation and queuing aisles being to the satisfaction of the Development Officer in consultation with the General Manager of the Transportation Department having regard to on-site and off-site traffic impacts and impact on adjacent residential lots to the north;
ii. the design and finishing of the development shall be to the satisfaction of the Development Officer having regard to achieving a compatible relationship with the adjacent residential development and ensuring a high standard of appearance when viewed from adjacent public roadways; and
iii. any canopy located over the gas pump islands shall be designed and finished in manner consistent with the design and finishing of the principal building, with the overall height and scale of the canopy to be to the satisfaction of the Development Officer, such that the canopy is not obtrusive and maintains consistency with the eave line of the principal buildings.
e. Residential Sales Centres shall be developed in accordance with Section 95 of the Land Use Bylaw.
f. Indoor Participant Recreation Services shall be limited to health and fitness facilities.

Bylaw attachments