FILE NO. DP2021-3689
APPEAL NO. SDAB2022-0012a&b
91
The Board reviewed all evidence and arguments, written and oral, submitted by
the parties and will focus on key evidence and arguments in outlining its reasons.
92
In determining this appeal, the Board considered the relevant provincial
legislation and land use policies, applicable statutory plans, the Municipal Development
Plan (MDP), the Bylaw, the Direct Control (DC) Bylaw, the Transit Oriented
Development Policy Guidelines (TOD), the West LRT land use study and considered all
the relevant planning evidence presented in writing and at the hearing, the arguments
made and the circumstances and merits of the application.
93
The Board has regard to this Direct Control Bylaw 231D2019 (DC Bylaw) and
finds that it is intended to accommodate a mix of residential and commercial uses with
established maximum floor area ratios, building heights, minimum setbacks and to allow
for a public gathering space and Drive Through. Unless otherwise specified, the rules
and provision of Parts 1, 2, 3 and 4 of the Bylaw apply as noted in Section 2 of the DC
Bylaw. Further, the Board notes that a reference to a section of the Bylaw is deemed to
be a reference to the section as amended from time to time. A publicly accessible
private open space is defined and the permitted uses of the Mixed Use-General (MU-1)
District of the Bylaw are the permitted uses in the Direct Control District and the
discretionary uses of the Mixed Use-General (MU-1) District of the Bylaw are the
discretionary uses with the additional discretionary use of a Drive Through as noted in
Section 6(a) of the DC Bylaw.
94
The DC Bylaw provides additional requirements including; Section 8 maximum
floor area; Section 9 building height; Section 10 setback areas and depth; Section 11
rules for facades facing the street; Section 12, vehicle access; Section 13 Drive
Through rules; Section 14 provides that the Development Authority may relax the rules
contained in Sections 9, 10 and 11, in accordance with sections 31 and 36 of the Bylaw.
95
The Board has regard to section 685(4) of the Municipal Government Act when
considering a DC Bylaw which provides:
(4) Despite subsections (1), (2), and (3), if a decision with respect to a
development permit application in respect of a direct control district
(a) is made by a council, there is no appeal to the subdivision and
development appeal board, or
(b) is made by a development authority, the appeal is limited to whether
the development authority followed the directions of council, and if the
subdivision and development appeal board finds that the development
authority did not follow the directions it may, in accordance with the
directions, substitute its decision for the development authority’s
decision.
96
The Board finds that the land use re-designation application for this DC bylaw was
previously recommended for refusal by city administration to Calgary Planning
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ISC: Unrestricted