DC2 641

Calgary Trail South - south of 34 Avenue and west of Gateway Boulevard

Bylaw 13782 (July 20, 2004)

To establish a Site Specific Development Control Provision for retail, general commercial, office and indoor storage uses with specific site development criteria that will ensure a compatible relationship with surrounding land uses and achieve a high standard of building appearance appropriate to the entrance location of this site.

Lot 1B, Block 36, Plan 922 2277, located south of 34 Avenue and west of Gateway Boulevard, Calgary Trail South, as shown on Schedule "A" annexed to the Bylaw adopting this DC2 Provision.

a. Automotive and Equipment Repair Shops
b. Bars and Neighbourhood Pubs
c. Business Support Services
d. Commercial Schools
e. Convenience Retail Stores
f. Convenience Vehicle Rentals
g. Drive-in Food Services
h. Gas Bar
i. General Industrial Uses, exclusively for indoor storage within the building, as illustrated in Appendix I
j. General Retail Stores with a maximum gross floor area of 9 750 m2 (104,951 ft2)
k. Government Services
l. Greenhouses and Plant Nurseries
m. Health Services
n. Hotels
o. Indoor Participant Recreation Services
p. Major Alcohol Sales
q. Major and Minor Service Stations
r. Minor Alcohol Sales
s. Minor Veterinary Services
t. Motels
u. Nightclubs
v. Outdoor Participant Recreation Services
w. Personal Service Shops
x. Private Clubs
y. Professional, Financial and Office Support Services
z. Public Library and Cultural Exhibits
aa. Rapid Drive-through Vehicle Service
bb. Restaurants
cc. Specialty Foods
dd. Warehouse sales
ee. Fascia On-premises Signs
ff. Freestanding On-premises Signs
gg. Projecting On-premises Signs
hh. Temporary On-premises Signs
a. The maximum floor area ratio shall be 1.0.
b. Except for those Use Classes listed in 4(c) below, the maximum building height shall not exceed 10 m nor two storeys, and the maximum height of the principal walls of a building shall not exceed a height of 8 m, measured from grade to the top of the parapet. The portion of a building greater than 8 m above grade up to a maximum height of 10 m shall be set back from the principal building line or consist of glazing, sloped roof elements or other architectural features which reduce the perceived massing of the building and achieve architectural interest, to the satisfaction of the Development Officer.
c. Notwithstanding Clause 4(c), a maximum height of 15 m and four storeys shall be allowed for:Hotels, Motels, Professional, Financial and Office Support Services; Health Services; Government Services; and Public Library and Cultural Exhibits.
d. A minimum building setback of 14 m shall be provided from the property line adjacent to Calgary Trail Southbound and Gateway Boulevard. At the discretion of the Development Officer, this setback requirement may be reduced to a minimum of 7.5 m for developments having a gross floor area of less than 1 000 m2 and a height less than 6 m, and where landscaping and building treatments minimize the perception of massing and create a high standard of building appearance. This minimum setback of 7.5 m shall apply to the Gas Bar, canopies and pump islands. New buildings in excess of 4 000 m2 in gross floor area shall be set back a minimum of 30 m from Calgary Trail Southbound and Gateway Boulevard. However, the existing building shall be setback from Calgary Trail Southbound and Gateway Boulevard, as illustrated in Appendix I.
e. A stepped landscaped yard a minimum of 7.5 m in width shall be provided adjacent to Calgary Trail Southbound and Gateway Boulevard. Yards shall include four mature deciduous trees (a minimum calliper of 8 cm) and four evergreen trees (a minimum of 3.0 m in height) along with a minimum of 20 shrubs for each 35 m of frontage, with the planting to be grouped in modules not greater than 25 m in length. The landscaping shall also include a discontinuous undulating berm between 0.5 m and 1 m in height within the required yard.
f. The landscape treatment for the yards adjacent to the north and south property lines shall include two mature deciduous trees (a minimum calliper of 8 cm) and two evergreen trees (a minimum of 3.0 m in height) along with a minimum of 10 shrubs for each 30 m of frontage.
g. The Development Officer may require that the minimum building setback and the minimum width of landscaped yards specified in this DC2 Provision be increased where such increases are necessary to ensure that proposed buildings do not conflict with existing or proposed utility services and to ensure that the specific landscape requirements of this Provision can be met in a manner that does not conflict with the existing or proposed utility services, in consultation with the affected utility departments.
h. 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 the Clauses of this Zone and as required by Section 55 of the Zoning Bylaw for the landscaping of parking areas to ensure a high standard of appearance and a sensitive transition to the surrounding land uses. To this end, 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 to the satisfaction of the Development Officer.
i. The Development Officer shall require as a condition of approval, that the applicant provide an irrevocable letter of credit or a performance bond, in the amount of 100% of the established landscaping cost, the conditions of a security being:
 
i. if the landscaping is not completed in accordance with the provisions of this Zone 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 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.
j. At the discretion of the Development Officer, in consultation with the Transportation and Streets Department, a Parking Impact Assessment may be required at the development permit stage for Speciality Food Services; Restaurants; Bars and Neighbourhood Pubs; and Nightclubs.
k. No parking, loading, outdoor storage, trash collection, outdoor service or display area shall be permitted within a required yard, and loading outdoor storage, parking and trash collection areas shall be screened from view from any adjacent sites and public roadways in accordance with the provisions of Section 55.4 of the Zoning Bylaw, to the satisfaction of the Development Officer.
l. Development shall be in accordance with the following architectural guidelines, to the satisfaction of the Development Officer:
 
i. the design of the project shall establish a common architectural theme or period architecture and the principal design elements, finishing materials, colours and roof styles shall be applied to each building with minor variations;
ii. the design of the project shall include the use of sloped roof elements or parapet details;
iii. all exterior finishing materials must be of good quality, durable and attractive in appearance, and the exposed faces of all buildings on the site shall have harmonious exterior finishing materials having regard to the objective of ensuring a high standard of appearance appropriate to the entrance location of this site;
iv. 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;
v. 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
vi. any buildings with a single wall exceeding 30 m in length shall comply with the following guidelines to the satisfaction of the Development Officer:
 
A. the roofline and building facade shall include design elements and variations that reduce the perceived mass of the building and add architectural interest;
B. the exterior wall finishing materials shall be predominately composed of light earth tone or muted colours and consist of brick, textured concrete, stone, glazing or stucco, with pre-finished metal or wood limited to use as an accent;
C. the provision of shrubs and mature trees adjacent to building walls to minimize the perceived mass of the building and create visual interest; and
D. for buildings having a gross floor area greater than 4 000 m2 and a height greater than 6 m, the Development Officer may require increased setbacks from Calgary Trail Southbound and Gateway Boulevard, to a maximum of 60 m, or may require that the project design incorporate smaller building modules that provide a transition to the mass and height of the principal building.
m. Signs shall be allowed in accordance with Sign Schedule 59E of the Zoning Bylaw and subject to the provision of a comprehensive Sign Design Plan and Schedule consistent with the overall intent of Schedule 59E for each phase of the development to be approved by the Development Officer, having regard to the following additional requirements, to be approved by the Development Officer. Individual business identification signs located on the facade shall be similar as to proportion, construction materials and placement. The design and placement and scale of the sign shall be to the 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.
n. Developments in this Zone shall be evaluated with respect to compliance with the General Development Regulations of Section 40 to 59 inclusive of the Zoning Bylaw.
o. The Development Officer may grant relaxations to the regulations contained in Sections 40 to 59 of the Zoning Bylaw and the provision of this Zone if, in his opinion, such a variance would be in keeping with the General Purpose of the Zone and would not adversely affect the amenities, use and enjoyment of the neighbouring properties.
a. Gas Bars, Minor Service Stations and Rapid Drive-through Vehicle Services Buildings shall have a minimum building setback of 14 m from the eastern and western boundaries of this site unless the exception under Clause 4(e) is applicable and shall be developed in accordance with Section 72 of the Zoning 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 and Streets Department having regard to on-site and off-site traffic impacts;
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 maintains consistency with the eave line of the principal building.
b. Drive-in Food Services or Speciality Food Services, Restaurants, Bars and Neighbourhood Pubs having an accessory food pick-up window shall have a minimum building setback of 14 m from the eastern and western boundaries of the site and be developed in accordance with Section 72 of the Zoning Bylaw. The location of any accessory pick-up window and circulation shall be provided to the satisfaction of the Development Officer in consultation with the General Manager of the Transportation Department.
c. Any Green House or Plant Nurseries which have an outdoor display area for trees and shrubs shall limit the display area to a maximum of 200 m2. The display area shall be set back a minimum of 14 m from Calgary Trail Southbound and Gateway Boulevard.
d. Indoor Participant Recreation Services shall be limited to athletic clubs and health fitness centres.
e. Outdoor Participant Recreation Services may be allowed as interim uses at the discretion of the Development Officer, having regard to ensuring a high standard of appearance appropriate to this site. Such uses shall be limited to miniature golf establishments, outdoor tennis courts and bowling greens. Any building associated with these uses must be setback a minimum of 30 m from any public roadway and be of an architectural style similar to other buildings within this Provision, to the satisfaction of the Development Officer.
f. Automotive and Equipment Repair Shops shall be completely enclosed with no outside storage and shall have a maximum gross floor area of 750 m2.
g. Convenience Vehicle Rental developments shall comply with the following criteria:
 
i. all storage, display or parking areas shall be hard-surfaced in accordance with Section 54.6.1 of the Zoning Bylaw; and
ii. subject to the approval of the Development Officer who shall ensure that development of the site is compatible with the appearance and site design of surrounding developments and appropriate to the City entrance location of this site.
h. Warehouse Sales establishments shall not be less than 1 000 m2 unless at least fifty percent of the gross floor area of the establishment is used for warehousing or storage of goods sold or distributed from the establishment.
i. Major and Minor Alcohol Sales shall be developed in accordance with Section 85 of the Zoning Bylaw.

Bylaw attachments