Terra Losa - west of 170 Street NW and north of 99 Avenue NW - DC1 District Area 3
Bylaw 9508 (June 12, 1990)
Bylaw 10692 (May 16, 1994)
To establish a site Specific Direct Control District for industrial and commercial business which carry out their operation such that no nuisance factor is created or apparent outside an enclosed building and such-that the district is compatible with surrounding land uses.
| a. | Auctioneering Establishments. provided that all goods and equipment to be auctioned are stored and displayed within an enclosed building |
| b. | Automotive and Equipment Repair Shops |
| c. | Automotive and Minor Recreational Vehicle Sales/Rentals |
| d. | Broadcasting and Motion Picture Studios |
| e. | Business Support Services |
| f. | Commercial Schools |
| g. | Convenience Retail Stores |
| h. | Convenience Vehicle Rentals |
| i. | Cremation and Interment Services |
| j. | Daytime Child Care Services |
| k. | Drive-in Food Services |
| l. | Equipment Rentals, provided that all equipment and goods for rent are contained within an enclosed building |
| m. | Fleet Services |
| n. | Gas Bars |
| o. | General Industrial Uses |
| p. | General Retail Uses |
| q. | Greenhouses and Plant Nurseries |
| r. | Health Services |
| s. | Hotels |
| t. | Indoor Participant Recreation Services |
| u. | Limited Contractor Services |
| v. | Minor and Major Eating and Drinking Establishments |
| w. | Minor Veterinary Services |
| x. | Minor and Major Service Stations |
| y. | Mobile Catering Food Services |
| z. | Outdoor Participant Recreation Services |
| aa. | Personal Service Shops |
| bb. | Professional, Financial and Office Support Services |
| cc. | Recycling Depots |
| dd. | Rapid Drive-Through Vehicle Services |
| ee. | Super Toy Stores |
| ff. | Warehouse Sales |
| gg. | Alcohol Sales, Major |
| hh. | Alcohol Sales, Minor |
| 1. | The maximum floor area ratio shall be 0.6 except the maximum floor area ratio for Broadcasting and Motion Picture Studios, Business Support Services, Health Services, Hotels, and Professional, Financial, and Office Support Services shall be 2.0 | |
| 2. | The maximum building height shall not exceed 10 m except that the maximum height for Broadcasting and Motion Picture Studios, Business Support Services, Health Services and Professional, Financial, and Office Support Services shall not exceed 16 m or 5 storeys, and the maximum height for a Hotel shall be 30 m (98.42 ft.). Hotel developments greater than 16 m in height shall be set back a minimum of 60 m from the property line adjacent to 170 Street. | |
| 3. | A landscaped yard a minimum of 6 m in width shall be provided adjacent to 170 Street and 99B Avenue. Such landscaped yards shall be landscaped with landscape module "B" in accordance with the Terra Losa Land Use and Development Restrictive Covenant Caveat Schedule alternating along the street frontage and contain a berm an average of 1.5 m in height. | |
| 4. | A landscaped yard a minimum of 3 m in width shall be provided adjacent to the west boundary of the portion of the site to be developed for a Super Toy Store and adjacent to Utility right-of-way 882 2019 or any future portion of 172 Street that is extended into this District. Such landscaped yard shall contain one landscape Module "B" and one landscape Module "A" alternating along the street frontage or right-of-way and contain a berm of an average height of 1.0 m. in accordance with the Terra Losa Land Use and Development Restrictive Covenant Caveat Schedule. | |
| 5. | No parking, loading, storage, trash collection, outdoor service or display area shall be permitted within a required yard. Loading, storage and trash collection areas will 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 67.3 of the Land Use Bylaw. | |
| 6. | The Development Officer shall ensure that any buildings which provide for multiple business occupancy are designed: | |
| a. | such that businesses which occupy space at the ground floor level have individual and direct exterior access to grade; | |
| b. |
so as to preclude an arrangement of buildings or structures which would constitute an enclosed and climate controlled mall. The above regulations shall not apply to buildings used exclusively for Professional, Financial and Office Support Services, Hotels, or in the case of a mixed office/commercial building, preclude the development of a ground floor lobby area intended to provide access to Professional, Financial, and Office Support Services located above the ground floor. Access may be provided to non-accessory ground floor businesses adjacent to such a lobby, provided that the businesses also have exterior access to grade. |
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| 7. | 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: | |
| a. | All exterior finishing material 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 and no painted and or scored concrete block construction will be permitted on any building façade; | |
| b. | All roof mounted mechanical equipment must be screened with sloping enclosures or incorporated within the building roof to minimize the impact of the massing of the building profiles; and | |
| c. | A variety of architectural treatment shall be employed to minimize the perceived mass of buildings and add architectural interest and may include: canopies at entry ways, articulation of long expanses of walls or use of projections to provide relief, and the use of landscaping adjacent to buildings. | |
| 8. | 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 and 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. | |
| 9. | Developments in this District shall be evaluated with respect to compliance with the General Development Regulations of Sections 59 to 79 of the Land Use Bylaw. | |
| 10. | The Development Officer may grant relaxations to the regulations contained in 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 adversely affect the amenities, use and enjoyment of neighbouring properties. | |
| 11. | The Development Officer shall require. as a condition of 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: | |
| a. | if the landscaping is not complete 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 paid to the City, for its use absolutely; | |
| b. | 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. | |
| 1. | Super Toy Store shall be defined as a single retail store intended primarily for the selling and distribution of merchandise for infants, children and teenagers where the principal goods being sold are such items as toys, games, juvenile furniture, recreational and sporting goods and baby or infant care products. The maximum gross floor area of a Super Toy Store shall not exceed 6 500 m2. Any super toy store development shall be located adjacent to 170 Street and 99 Avenue and will not extend any further west than the intersection of 172 Street and 99 Avenue. | |
| 2. | The following regulations shall apply to Automotive and Minor Recreational Vehicle Sales/Rentals and Convenience Vehicle Rentals developments: | |
| a. | The size, location, screening and landscaping of the outdoor vehicular display areas for Automotive and Minor Recreational Vehicle Sales/Rentals and Convenience Vehicle Rentals shall be subject to the approval of the Development Officer, who shall ensure that development of the site achieves a high standard of appearance appropriate to the location of this site adjacent to a major City entrance route; | |
| b. | All storage, display or parking areas shall be hardsurfaced in accordance with Section 67.3 of the Land Use Bylaw; and | |
| c. | Lighting for the display areas shall be mounted on lamp standards and no exposed bulbs or strings of lights shall be used. | |
| 3. | The siting, access and traffic impact of the following developments shall be to the satisfaction of the General Manager of the Transportation Department, who shall ensure that such developments do not prejudice the safety and transportation function of highway entrance and limited access public roadways; | |
| a. | Drive-in Food Services; | |
| b. | Major Eating and Drinking Establishments; | |
| c. | Indoor Participant Recreation Services; | |
| d. | Hotels; | |
| e. | General Retail Stores; | |
| f. | Rapid Drive-through Vehicle Services; | |
| g. | Super Toy Store; and | |
| h. | Warehouse Sales. | |
| 4. | The Development Officer, based upon the advice of the General Manager of the Transportation Department, may as a condition of approval limit the gross floor area or seating capacity for any of the above noted uses and require that the developer enter into an agreement to pay for the costs of additional roadway improvements to provide access to the development. | |
| 5. | The minimum gross floor area for a Warehouse Sales establishment shall not be less than 1 000 square metres (10,764.2 square feet) unless at least fifty percent of the gross floor area of the establishment is used for warehousing or storage of the goods sold or distributed from the establishment. | |
| 6. | 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 high. | |
| 7. | General Retail Stores shall be restricted to that portion of Area 3 located east of utility right-of-way Plan 882 2019 (172 Street). The maximum gross floor area of an individual General Retail Store shall not exceed 5 000 m2. | |
| 8. | Major and Minor Alcohol Sales shall be developed in accordance with Section 98 of Bylaw No. 5996, The Edmonton Land Use Bylaw. | |