DC2 561

Mill Woods Town Centre - North of 23 Avenue NW and West of 50 Street NW

Bylaw 12572 (May 30, 2001)

To establish a Site Specific Development Control District to accommodate large scale retail business and general commercial uses, with site development regulations that will ensure compatibility with future adjacent land uses and roadways adjacent to the site, 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 Lots 5, 6 and 7, Block 8, Plan 932 2232; Lots 9 and 11, Block 8, Plan 952 3565 and Lot 10A, Block 8, Plan 972 1642, Mill Woods Town Centre, as shown on Schedule "C" Map of the Bylaw adopting this District.

a.Auctioneering Establishments, provided that all goods to be auctioned are displayed and stored within an enclosed building
b.Automotive and Equipment Repair Shops
c.Automotive and Minor Recreation Vehicle Sales and 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.Custom Manufacturing
k.Daytime Child Care Services
l.Drive-in Food Services
m.Equipment rentals, provided that all equipment and goods for rent are contained within an enclosed building
n.Gas Bars
o.General Retail Stores such as supermarkets, drug marts, but excluding department stores selling a broad range of consumer goods
p.Green House and Plant Nurseries
q.Health Services
r.Hotels
s.Household Repair Services, provided that all repairs and appliances or equipment being held for repair are contained within an enclosed building
t.Indoor Participant Recreation Services
u.Major Alcohol Sales
v.Minor Alcohol Sales
w.Minor and Major Amusement Establishments
x.Minor and Major Eating and Drinking Establishments
y.Minor and Major Service Stations
z.Minor Veterinary Services
aa.Motels
bb.Personal Service Shops
cc.Private Clubs
dd.Professional, Financial and Office Support Services
ee.Rapid Drive-through Vehicle Services
ff. Second Hand Stores
gg.Spectator Entertainment Establishments
hh.Warehouse Sales up to a maximum gross floor area of 5 000 m2

The following regulations shall apply to all uses:

a. The maximum floor area ratio shall be 1.0.
b. The maximum building height shall neither exceed 10 m or 2 storeys, except that the maximum height for a Hotel shall be 33 m or 8 storeys.
c. The minimum development setback for a Hotel in excess of 2 storeys shall be 30 m from 23 Avenue or 50 Street.
d. A landscaped yard a minimum of 7.5 m shall be provided adjacent to all roadways adjacent to the site. Landscaping shall consist of a berm 1.0 m in height and planting of four deciduous trees (a minimum of 8 cm caliper), four evergreen trees (a minimum of 3.0 m in height), and 20 shrubs for every 35 m of frontage, with the plant material being grouped in modules not greater than 25 m in length or 3.5 m in width.
e. 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 buildings 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
f. 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, to visually define primary circulation aisles and to soften the appearance of buildings, to the satisfaction of the Development Officer.
g. 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 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.
h. The Development Officer shall ensure that any buildings which provide for multiple business occupancy are designed:
 
i. such that businesses which occupy space at the ground floor level have individual and direct exterior access to grade; and
ii. so as to preclude an arrangement of buildings or structures which would constitute an enclosed climate-controlled mall encompassing more than five business premises and a gross floor area greater than 7500 m2.
i. 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 pre-finished metal or wood limited to use as an accent;
iv. the roof-line 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. onsite 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.
j. Any business premise or multiple occupancy building having a gross floor area greater than 3000 sq. m or a single wall length greater than 30 m visible from an adjacent Arterial Road shall comply with the following design criteria, to the satisfaction of the Development Officer:
 
i. The roof line and building facade shall include design elements that reduce the perceived mass of the building and add architectural interest;
ii. the exterior wall finishing materials shall be predominantly composed of muted colours, with strong colours limited to use as an accent so as to minimize the perceived mass of the building; and
iii. the use of landscaping adjacent to exterior walls which are visible from an adjacent Arterial Road or Major Arterial Road to minimize the perceived mass of the building and to create visual interest.
k. For buildings greater than 2000 sq. m in gross floor area and with a height greater than 8 m, the Development Officer may require that the building setbacks required in Clause (c) above, be increased to minimize the perceived mass of the building and to ensure a high standard of appearance. The maximum building setback required by the Development Officer shall not exceed one half of the length of the building wall located next to the property line from which the setback is measured.
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. 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.
m. Developments in this District shall be evaluated with respect to compliance with the General Development Regulations of Sections 59 to 79 inclusive of the Land Use Bylaw.
n. 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. The siting, access and traffic impact of the following developments shall be to the satisfaction of the City Engineer, who shall ensure that such developments do not prejudice the safety and transportation function of the highway entrance and limited access public roadways:
 
i. Drive-in Food Services
ii. General Retail Stores
iii. Hotels
iv. Indoor Participant Recreation Services
v. Major Amusement Establishments
vi. Major Eating and Drinking Establishments
vii. Professional, Financial and Office Support Services
viii. Rapid Drive-through Vehicle Services
ix. Spectator Entertainment Establishments
x. Warehouse Sales
b. The Development Officer, based upon the advice of the City Engineer, 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 including auxiliary lanes or slip ramps, to provide access to the development.
c. The following regulations shall apply to Automotive and Minor Recreational Vehicle Sales/Rentals and Convenience Vehicle Rental developments:
 
i. all storage, display or parking areas shall be hardsurfaced in accordance with Section 67.3 of the Land Use Bylaw;
ii. all display areas which abut a Residential District shall be screened in accordance with the provisions of Section 69.3, Clause (4) of the Land Use Bylaw; and
iii. lighting for the display areas shall be mounted on lamp standards and no exposed bulbs or strings or lights shall be used.
d. The minimum gross floor area for a Warehouse Sales establishment shall not be less than 1,000 m2 unless at least 50% of the gross floor area of the establishment is used for warehousing or storage of the goods sold or distributed from the establishment.
e. 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 set back a minimum of 30 m from the property line and located to the side or rear of the principal building.
f. 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.
g. Gas Bars, Minor and Major 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 roll-over 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.
h. 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.
i. Major and Minor Alcohol Sales shall be developed in accordance with Section 98 of the Land Use Bylaw.

Bylaw attachments