DC2 470

Parkallen - northwest corner of 61 Avenue and 109 Street

Bylaw 11779 (July 13, 1998)

To establish a Site Specific Development Control District to accommodate a limited range of convenience commercial uses with site development regulations to ensure a high standard of appearance and compatibility with surrounding low density residential neighbourhoods and with the function of the three arterial roadways adjacent to the site.

This district shall apply to Lot 1A, Block 28, Plan 872 1614, located at the northwest corner of 61 Avenue and 109 Street, Parkallen, as shown on Schedule "A" appended to the Bylaw adopting this DC5 District.

a. Drive-in Food Services, accessory to Minor Eating and Drinking Establishments
b. Gas Bars
c. General Retail Stores, excluding table games or electronic games played by patrons for entertainment as an ancillary or accessory use
d. Minor Eating and Drinking Establishments
a. The maximum Floor Area Ratio shall be 0.5.
b. The maximum building Height shall not exceed 6 m (19.7 ft.) nor one storey.
c. Landscaped Yards shall be provided as follow:
 
i. a minimum of 1.5 m (4.92 ft.) shall be provided along the south and west property line where there is no vehicular access to the site from the public roadway.
ii. a minimum of 3.0 m (9.8 ft.) shall be provided along the northwest (diagonal) and east property lines.
d. Yards shall be landscaped according to Section 69 of the Land Use Bylaw, to the satisfaction of the Development Officer, to ensure a high standard of appearance compatible with the surrounding low density residential neighbourhoods and the site"s high profile location surrounded by three arterial roadways. Of the required landscaping:
 
i. a minimum of 40% of the required trees and shrubs shall be located adjacent to 109 Street to screen the adjacent residential uses to the east and motorists from the noise and visual impacts of the commercial development and parking lot; and
ii. a minimum of 30% of the required trees and shrubs shall be located adjacent to the northwest (diagonal) property line to screen the adjacent residential uses and motorists from the noise and visual impacts of the commercial development and parking lot.
e. Direct vehicular access from 61 Avenue shall not be allowed.
f. A right-in/right-out vehicular access shall be permitted to the diagonal link between 109 Street and 61 Avenue.
g. A right-in/right-out vehicular access shall be permitted to 109 Street.
h. The Development Officer shall not grant relaxations to the Required Off-street Vehicular Accessory Parking regulations contained in Schedule 66A of the Land Use Bylaw.
i. The uses of this District shall comply with Vehicular-oriented Uses regulation contained in Section 82 of the Land Use Bylaw, where applicable and where such regulations do not conflict with the site specific provisions of this District, and the following additional criteria:
 
i. for Gas Bars, a canopy shall be constructed over the gas pump islands to ensure that illumination is directed downwards and away from direct view from the adjacent roadways. The canopy shall be designed and finished in a manner consistent with the design and finish of the principle building;
ii. the Development Officer shall not grant relaxations to the Queuing Space regulations contained in Section 82.2 of the Land Use Bylaw.
j. All mechanical equipment located on the building roof shall be screened from view or incorporated within the building roof, applicable to all uses.
k. All exposed building faces shall have consistent and harmonious exterior finishing materials and no scored concrete panels shall be used on exposed building faces.
l. 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.
m. For Minor Eating and Drinking Establishments and Drive-in Food Services, the building shall be positioned in the western 30 m (98.4 ft.) of the site so as to reduce the impacts on the adjacent residential area across 109 street.
n. 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 public roadways in accordance with the provisions of Section 69.4 of the Land Use Bylaw.
o. Where Use Classes that, in the opinion of the Development Officer, may create negative impacts such as noise, light or odours which may be noticeable on nearby residential areas, the Development Officer may require that these potential impacts be minimized or negated, to the Development Officer"s satisfaction, through a variety of measures including landscaping, berming, screening, use of odour-suppressing equipment, noise attenuation measures such as structural soundproofing, downward direction of all exterior lighting, and/or other measures as the Development Officer may deem appropriate, which may exceed the requirements of the Land Use Bylaw.

Bylaw attachments