DC2 559

Mill Woods Town Centre - 5360 -23 Avenue NW


Bylaw 12572 (May 30, 2001)

To establish a Site Specific Development Control District to accommodate small scale retail development, having a range of general commercial uses, with site development regulations that will ensure compatibility with adjacent land uses and to ensure a high standard of appearance as prescribed in the Mill Woods Town Centre Area Structure Plan, as amended.

This DC2 District shall apply to Lot 8, Block 8, Plan 932 2232, Mill Woods Town Centre, as shown on Schedule "D" Map of the Bylaw adopting this District.

a.Business Support Services
b.Commercial Schools
c.Convenience Retail Stores
d.Drive-in Food Services
e.General Retail Stores
f.Government Services
g.Health Services
h.Household Repair Services, provided that all repairs and appliances or equipment being held for repair are contained within an enclosed building
i.Indoor Participant Recreation Services
j.Major Alcohol Sales
k.Minor Alcohol Sales
l.Minor Amusement Establishments
m.Minor and Major Eating and Drinking Establishments
n.Minor Veterinary Clinics
o.Personal Service Shops
p.Private Clubs
q.Professional, Financial and Office Support Services
r.Public Libraries and Cultural Exhibits
s.Second Hand Stores up to a maximum of 275 m2, provided that all repairs, refurbishing, or storage and display of goods for sale take place within an enclosed building

The following regulations shall apply to all uses:

a. The maximum floor area ratio shall be 0.6.
b. The maximum building height shall not exceed 10 m or two storeys, except that the maximum height for Professional, Financial and Office Support Services shall not exceed 12 m or three storeys.
c. The maximum floor area for any individual business premise shall not exceed an area of 1000 m2, except that for Professional, Financial and Office Support Services and Health Services the maximum floor area for any individual business premise shall not exceed 2000 m2.
d. A landscaped yard a minimum of 7.5 m shall be provided adjacent to 23 Avenue. Landscaping shall consist of a berm 1.0 m in height and planting of four mature deciduous trees four mature evergreen trees and 20 shrubs for every 35 m of frontage, with the plant material being grouped within modules not greater than 25 m in length or 4.5 m in width.
e. A 6.0 m landscaped yard shall be provided adjacent to the west property line (Hewes Way). Landscaping treatment shall include the planting of three mature deciduous and three mature coniferous trees and twenty shrubs for every 35 m of frontage, with the plant material being grouped within modules not greater than 25 m in length and 3.5 m in width and shall complement any boulevard planting.
f. Where the landscaping provisions of this Bylaw require mature deciduous and coniferous trees, landscaping shall consist of mature deciduous trees having a minimum caliper of 8 cm and mature coniferous trees having a minimum height of 3.0 m.
g. 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 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, visually define primary circulation aisles and to soften the appearance of buildings, all to the satisfaction of the Development Officer.
 
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. 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 screened from view from any adjacent site or public roadways in accordance with the provisions of Section 69.3 of the Land Use Bylaw.
h. 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 muted colours with strong colours limited to use as an accent, 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 roofline.
i.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 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.
j.Development in this District shall be evaluated with respect to compliance with the General Development regulations of Section 50 to 79 inclusive of the Land Use Bylaw.
k.The Development Officer may grant relaxations to the regulations contained in Section 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.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 to the minimization of traffic circulation conflicts both on and offsite.
b.Major and Minor Alcohol Sales shall be developed in accordance with Section 98 of the Land Use Bylaw.

Bylaw attachments