DC2 594

Miller - east of 50 Street and south of 144 Avenue

Bylaw 13127 (July 8, 2002)

To accommodate assisted living accommodation for senior citizens ranging in form and level of care from aging in place independent seniors housing to geriatric care, including but not limited to assisted living, convalescent care and palliative care, with site specific development regulations that will ensure a compatible relationship with surrounding residential, institutional and commercial land uses, and will achieve a high standard of appearance appropriate for the site’s prominent location adjacent to a major entrance route to the city.

Lot 4, Block 6, Plan 002 3317 located east of 50 Street and south of 144 Avenue, Miller, as shown on Appendix I.

a.Apartment Housing
b.Boarding and Lodging Houses
c.Extended Medical Treatment Services
d.Health Services
e.Personal Service Shops
f.Religious Assembly
g.Residential Sales Centre
i.Fascia On-premises Signs
j.Free Standing On-premises Signs
k.Projecting On-premises Signs
l.Temporary Signs
a. All development shall be in accordance with the site plan contained in Appendix I.
b. The maximum number of residential and related dwelling units on this Site shall be as follows:
i. Apartment Housing and Boarding and Lodging Housing not to exceed 100 Dwellings or sleeping units; and
ii. Extended Medical Treatment Services not to exceed a combined total of 130 Sleeping Units or beds.
c. All development on Site shall be constructed using similar architectural themes. An exception may be made to this general requirement where the function of an accessory use dictates a specific style or image associated with a company. In such cases, the development shall maintain harmony in terms of overall project design and appearance.
d. All mechanical equipment, including roof mechanical units, shall be concealed by screening in a manner compatible with the architectural character of the building or shall be concealed by incorporating it within the building roof.
e. Any accessory uses or multiple occupancy building having a Floor Area greater than 3,000 m2 or a single wall length greater than 40.0 m that is visible from Manning Drive or 50 Street shall comply with the following development regulations:
i. the roof line and building façade 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. Landscaping adjacent to exterior walls visible from Manning Drive or 50 Street shall be used to minimize the perceived mass of the building and to create visual interest.
f. Signs shall be allowed in this zone in accordance with Schedule 59C of the Zoning Bylaw.


Notwithstanding any other provisions of the Zoning Bylaw, individual business identification signs located on the façade of buildings, shall be similar in proportion, construction materials and placement. The Sign shall be designed and located so as to ensure that the signage does not detract from the overall appearance of the development and is not obtrusive, having regard to the scale of the buildings on the Site and to the distance of the building Setback.

g. The maximum Floor Area Ratio (FAR) shall be 2.0.
h. The maximum building Height shall not exceed 14.0 m nor 4 storeys for the Apartment Housing and 12 m nor 3 storeys for the Extended Medical Treatment Services facility.
i. For the purpose of determining Height, an architectural feature such as a tower or peak, which is proposed to reduce the perceived mass of the building or to add architectural interest, as required above, shall be excluded from the calculation of the Height of the building.
j. Minimum landscaped Yards shall be provided as follows: 7.5m in width adjacent to the east boundary of the site (Manning Drive); 6.0m in width adjacent to the west boundary of the site (50 Street); and, a minimum of 4.5m in width adjacent to the north and south boundaries of the Site.
k. Within the Yards specified above, a minimum of five deciduous trees (with a minimum Calliper of 6 cm), three coniferous trees (with a minimum Height of 3.0 m), and 20 shrubs shall be required for each 35.0 m of lineal Yard Frontage. A continuous screen, an average of 0.75 m in Height, shall be provided within the required Yard, through a combination of berming and shrub planting.
l. The minimum building Setback shall be provided as follows: 7.5m adjacent to the east boundary of the Site (Manning Drive); 10.0m adjacent to the west boundary of the Site (50 Street); and 6.0m adjacent to the north and south boundaries of the Site.
m. Parking shall be provided in accordance with Section 54.1 of the Zoning Bylaw. Notwithstanding (i) above, parking may be permitted within the north and south landscaped yard provided that the parking stalls shall be located a minimum of 1.2m away from the Site boundary.
n. Adjoining Sites shall be integrated by direct on-site access connections to facilitate convenient, efficient and free flowing vehicular traffic and pedestrian movements between Sites, wherever such access is not prohibitive due to such factors as Grade, Site configurations and the location of existing development, including utility services, and where integration is desirable due to the existing or potential type of adjacent Use. The Development Officer shall waive this requirement if the applicant for the development permit can show that after reasonable effort, exercised over a period of no less than 60 days, the applicant has been unable to obtain the required consent from the adjacent property owner(s) for integration and inter-site connections.
o. All on-site services for power, telephone and C.A.T.V. shall be underground. Underground power services shall also be provided for Signs requiring such services.
p. Private courtyard amenity area shall be provided generally in accordance with the attached sketch.
a.Religious Assembly, Health Services, Restaurants and Personal Service Shops shall be developed as Accessory Uses only.
b.Boarding and Lodging and Apartment Housing shall be developed only as part of the comprehensive site development in conjunction with and connected to the Extended Medical Treatment Services facility.

Bylaw attachments