DC2 232

Mill Woods Town Centre - east of 66 Street and north of 28th Avenue

Note: **Amended by Bylaw 10600 January 24, 1994 re: Alcohol Sales**

Bylaw 9649 (December 11, 1990)

To establish a Site Specific Direct Control District to accommodate a small retail commercial development, having a range of general commercial uses, with site development regulations that will ensure compatibility with adjacent land uses and comply with the development objectives of the Mill Woods Town Centre Neighbourhood Area Structure Plan, as amended.

This DC5 District shall apply to Lot 4, Block 5, Plan 822 0154, located east of 66 Street and north of 28th Avenue, in the Mill Woods Town Centre.

a. Business Support Services
b. Commercial Schools
c. Convenience Retail Stores
d. Daytime Child Care Services
e. Drive-in Food Services
f. Gas Bars
g. General Retail Stores
h. Government Services
i. Green Houses and Plant Nurseries
j. Health Services
k. Household Repair Services, provided that all repairs and appliances or equipment being held for repair are contained within an enclosed building
l. Indoor Participant Recreation Services
m. Major Alcohol Sales
n. Minor Alcohol Sales
o. Minor and Major Amusement Establishments
p. Minor and Major Eating and Drinking Establishments
q. Minor Service Stations
r. Minor Veterinary Clinics
s. Personal Service Shops
t. Private Clubs
u. Professional, Financial and Office Support Services up to a maximum of 2100 m2
v. Public Libraries and Cultural Exhibits
w. Second Hand Stores up to a maximum of 275 m2
x. Spectator Entertainment Establishments
y. Rapid Drive-through Vehicle Services
z. Groceteria up to maximum of 3252 m2

The following regulations shall apply to all uses:

a. The general site lay out and development shall be substantially in accordance with the site plan and building elevations illustrated in Appendix I to the District.
b. The maximum floor area ratio shall be 0.60.
c. The maximum floor area of any individual business occupancy shall not exceed 1400 m2 with the exception of the Groceteria and Professional, Financial and Office Support Services Use Classes for which the maximum floor area shall be as established under Clauses 3(v) and 3(r).
d. The maximum building height shall not exceed 8 m nor one storey, except that the maximum height for Professional, Financial and Office Support Services and Health Services shall not exceed 10 m nor two storeys.
e. A minimum building setback of 9 m shall be provided from the north property line of the site. Within this setback landscaping and/or screen fencing shall be provided to the satisfaction of the Development Officer to improve the visual appearance of the development when viewed from the adjacent office development to the north.
f. A landscaped yard, an average of 6.0 m in width with no portion less than 4.5 m in width, shall be required adjacent to 28 Avenue and 62 and 66 Streets. Landscaping treatment shall consist of three mature deciduous trees, three mature coniferous trees and 20 shrubs for every 30.0 m of linear yard. This landscaping shall be planted in groupings and shall complement the adjacent boulevard planting.
g. Within the 28 Avenue boulevard abutting the south property line, a minimum of 32 mature deciduous trees shall be required, which shall be planted with a uniform spacing.
h. A 3.0 m wide hardsurfaced walk shall be provided between the buildings along the northern portion of the site to link with the sidewalk along 62 Street in the general location shown on the site plan in Appendix I to this District. In addition, the design of the project shall include pedestrian walkways to link the project to adjacent public sidewalks and to encourage pedestrian movement within the site. The pedestrian walkways shall be enhanced through the provision of landscaped planters, boulevard trees, seating areas and lighting to the satisfaction of the Development Officer;
i. Where the landscape provisions of this District require mature trees, deciduous trees shall have a minimum caliper of 8 cm and coniferous trees shall have a minimum height of 3 m.
j. Detailed landscaping plans shall be submitted with the initial Development Permit application for approval by the Development Officer, in compliance with the landscaping requirements specified by this District and as required by Section 69.3(2) of the Land Use Bylaw for the landscaping of parking areas to ensure a high standard of appearance and a sensitive transition to the surrounding land uses. Landscaping shall be provided on the interior of the site to break up the appearance of large areas of parking, to visually define primary circulation aisles and to soften the appearance of buildings, generally in accordance with the landscaping illustrated on Appendix I to this District, to the satisfaction of the Development Officer;
k. 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:
 
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 paid to the City, for its use absolutely; and
ii. the Development Officer shall not release the Landscaping Bond unit 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. 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 or public roadways in accordance with the provisions of Section 69.3 of the Land Use Bylaw.
m. The Development Officer shall ensure that any buildings which provide for multiple business occupancy are designed such that businesses which occupy space at the ground floor level have individual and direct exterior access to grade. This regulation shall not apply to buildings used exclusively for Health Services and Professional, Financial and Office Support Services or, in the case of a mixed office/commercial building, preclude the development of a ground floor lobby area intended to provide access to Health Services, and Professional, Financial and Office Support Services located above the ground floor.
n. Development shall comply with the following additional design guidelines to the satisfaction of the Development Officer:
 
i. the design of the project shall establish a common architectural theme, and the principal design elements, finishing materials, colours and roof styles shall be applied to each building, with minor allowance for variations. The building designs shall include the use of sloped roof elements or parapet details.
ii. all exterior finishing materials must be of good quality, durable and attractive in appearance, and all exposed building faces shall have harmonious exterior finishing materials having regard to the objective of ensuring a high standard of appearance appropriate to location of the site within the Mill Woods Town Centre;
iii. the exterior wall finishing materials shall be predominantly composed of light earth tone or muted colours and consist of brick, precast concrete, textured concrete, stone, glazing or stucco, with prefinished metal or wood limited to use as an accent;
iv. the roofline and building facade shall include design elements and variations that reduce the perceived mass of buildings and add architectural interest;
v. the provision of landscaping to minimize the perceived mass of buildings and create visual interest.
vi. on-site security and building lighting must be situated and designed such that the illumination is directed downwards and no direct rays of light are directed outward from the site; and
vii. 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.
o. Signs shall be allowed in this District as provided for in Schedule 79D and in accordance with the general provisions of Sections 79.1 to 79.9 inclusive of the Land Use Bylaw. In addition, individual business identification signs located on the facade shall be similar as to proportion, construction materials and placement. The design, placement and scale of the signs shall be to he satisfaction of the Development Officer, so as to ensure that signage does not detract from the overall appearance of the development and that signage is not obtrusive.
p. Developments in this District shall be evaluated with respect to compliance with the General Development regulations of Sections 50 to 79 inclusive of the Land Use Bylaw.
q. The Development Officer may grant relaxations to the regulations contained in Sections 50 through 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 the District and would not adversely affect the amenities, use, and enjoyment of neighbouring properties.
a. Groceteria shall be defined as a single retail store primarily for the selling of food stuffs and drug store or pharmaceutical merchandise, including the processing and preparation of food stuffs and beverages for in store sale.
b. Any Green Houses or Plant Nurseries which have an outdoor display area for trees or shrubs shall limit the display area to a total of 200 m2. The display area shall be setback a minimum of 30 m from the property line or be located to be viewed from the interior of the site.
c. 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.
d. Gas Bars, Minor Service Stations and Rapid Drive-through Vehicle Services 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 minimizing traffic circulation conflicts both on-site and off-site. Development shall be limited to a single bay rollover type of car wash. All mechanical equipment shall be located within an enclosed building;
ii. the design, finishing, and siting of development, including the orientation of gas pump islands and service bays, shall be to the satisfaction of the Development Officer having regard to achieving a consistent and compatible relationship with the overall design and finishing of the project, ensuring a high standard of appearance when viewed from adjacent public roadways, and minimizing traffic circulation conflicts both off and on-site; and
iii. Any canopy located over the gas pump islands shall be designed and finished in a 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 is lower than, or maintains the consistency with, the eave line or parapet of the principal building.
e. Drive-in Food Services and any food pickup window associated with a Major or Minor Eating and Drinking Establishment shall be developed in accordance with Section 82 of the Land Use Bylaw. The location of any accessory food pickup window and circulation aisle shall be provided to the satisfaction of the Development Officer in consultation with the General Manager of the Transportation Department having regard for the minimization of traffic circulation conflicts both on and off-site.
f. Major and Minor Alcohol Sales shall be developed in accordance with Section 98 of the Land Use Bylaw.

Bylaw attachments