DC1 20340

To facilitate the development of a pedestrian friendly Community Commercial Centre that may accommodate a range of commercial, residential, office, entertainment, cultural and institutional uses such that development is appropriate in appearance and function to a site bounded by two arterial roadways, a collector roadway, and a future Transit Priority Corridor, and abutting a natural area, a medium density residential site, and an existing religious assembly.

This Provision shall apply to Lot B, Block 22, Plan 1122045, Lot 136, Block 22, Plan 1823161, Lots 137 and 138, Block 22, Plan 1921651, Lot 139, Block 22, Plan 1921653 and Lot 141, Block 22, Plan 2022686 containing approximately 14 ha of land, as shown on Schedule “A” of the Bylaw, adopting this Provision.

6.1     General Development Regulations 

6.2     Site Design Regulations

6.3     Building Design Regulations

a.	Buildings shall use a variety of architectural elements and treatments, materials and colours, to break up the massing and provide human scale development.
b.	The massing of building walls greater than 15.0 m in length shall be reduced through the use of architectural elements such as, but not limited to, columns, ribs, pilasters or piers, changes in plane (e.g., recesses and projections), changes in building finishes, materials and textures, or other features that create an identifiable pattern and sense of human scale (see Figure 1.0 - Example of Building Elevation). Landscaping along large format buildings shall be arranged in a manner that reduces and softens the building edge and creates visual relief.
	Figure 1.0 - Example of Building Elevation
c.	No walls that face a public street, private internal roadways or connecting pedestrian walkway shall have a blank uninterrupted length exceeding 15.0 m.
d.	The façade of a building facing a public plaza, focal point or public Amenity Area shall be designed and finished to create an active streetscape, visual interest, and human scale by use of architectural features such as, but not limited to, false entryways or entryways, windows, arcades, arbors, awnings, and trellises, while taking into account and incorporating loading areas for buildings as per Section 6.5 of this Direct Control Provision.
e.	Buildings shall be finished with durable materials of a quality that will retain their appearance over time, including, but not limited to, natural and synthetic stone, brick, acrylic stucco, metal and glazing.
f.	Colour schemes shall tie building elements together, relate buildings to one another, and enhance the architectural form of a building.
g.	All Buildings, including those whose tenants typically employ ”chain architecture”, shall be designed and finished to generally conform to a consistent architectural theme using similar architectural design elements, materials and colours. ”Chain architecture” shall generally be limited to corporate logos and signage.
h.	Buildings shall be designed to include a clearly identifiable primary entrance through the use of elements such as, but not limited to, recesses, projections, canopies, porticos, overhangs, arcades, peaked roof forms, arches, outdoor patios, display windows, planters, walls, or other similar design elements (See Figure 2).
	Figure 2.0 - Example of Commercial Retail Unit Frontages
j.	Building rooftop mechanical equipment shall be concealed from the public in a manner that is consistent with the character of the building.

6.4     Vehicular and Pedestrian Circulation

a.	Private internal roadways shall be established to accommodate the peak traffic volumes for the site to the satisfaction of Subdivision and Development Coordination (Transportation).
b.	Pedestrian connections as shown in Appendix II connecting the shopping and Amenity Areas shall be established through the utilization of clearly demarcated walkways, lighting and signage systems to reduce pedestrian conflict and create a more Pedestrian Friendly image.
c.	The private internal roads as shown on Appendix I where deemed appropriate shall serve as collector streets and shall be developed, in addition to walkways, to the satisfaction of the Development Officer in consultation with Subdivision and Development Coordination (Transportation), to encourage pedestrian movement and / or provide access to:
	i.	abutting buildings;
	ii.		parking areas and/or parking structures;
	iii.		site amenities and focal points;
	iv.		sidewalks along public roadways;
	v.		transit stops; and
	vi.		defined crossing locations at all arterial and collector intersections.
d.	Pedestrian connections shall consist of the following types:
	i.		Enhanced shared-use path;
	ii.		Shared-use paths;
	iii.		Enhanced parking island walkway (Figure 3.0);
	iv.		Pedestrian sidewalk; or
	v.		Building front sidewalks.
e.	Pedestrian connections shall be developed generally as shown on Appendix II in the following ways:
	i.		Enhanced shared-use: a 12.0 m landscaped yard shall be developed as an enhanced pedestrian corridor as a means of creating an improved interface between the adjacent multi-family residential site and the commercial site. This yard shall include landscaping, pedestrian level lighting, and a 3.0 m hard surfaced shared-use path with a dividing yellow centerline and ’Shared Use’ signage;
	ii.		Shared-use paths shall include landscaping, lighting, and a 3.0 m hard surfaced shared-use with a dividing yellow centerline and ’Shared Use’ signage;
			A.	Notwithstanding 6.4.e.ii. of this Provision, a 2.5 m modified shared-use path shall be provided along the northern edge of the natural area as identified in Appendix II.
	iii.		Enhanced parking islands with walkways shall include landscaped islands with raised curbs and a minimum 1.5 m sidewalk. Remedial treatment such as, but not limited to, raised pedestrian crossings, landscaping, forecourts and landings, special paving, lights and bollards shall be provided at significant points of pedestrian and vehicular crossings;
	iv.		Pedestrian sidewalks shall be a minimum 1.5 m wide and developed along the private internal roadways with boulevard landscaping; and
	v.		Building sidewalks shall be provided in the front of large format buildings at a minimum of 3.0 m in width, the fronts of free standing buildings at a minimum of 2.0 m in width and the fronts of the buildings of the Pedestrian Friendly Node at a minimum of 3.0 m.
			Figure 3.0 - Example of enhanced parking island with walkway
f.	The owner shall fund traffic signals at the following potential locations. Should a traffic signal not be warranted, pedestrian signals or other crossing control devices shall be provided when required, as generally shown on Appendix I and II, to the satisfaction of Subdivision and Development Coordination (Transportation) and others:
	i.		the all-directional access to 4 Avenue SW;
	ii.		the all-direction access to 54 Street SW; and
	iii.		if required, the owner shall fund a rapid flashing beacon at the active modes crossing on 54 Street SW between 6 Avenue SW and 7 Avenue SW, as generally shown on Appendix I and II, to the satisfaction of Subdivision and Development Coordination (Transportation) and others.
g.	As a condition of any development permit, the owner may be required to construct permanent installation of Vision Zero Street Lab (e.g. curb extension) that has been trialled along 4 Avenue SW and 54 Street SW adjacent to the site, to the satisfaction of Subdivision and Development Coordination (Transportation) and Safe Mobility in consultation with the owner. The owner shall be responsible for the permanent construction of no more than two Vision Zero Street Labs. The owner shall only be required to construct Vision Zero Street labs that are site specific (e.g. curb extensions) and not corridor-wide (e.g. shared streets).
h.	On site development shall allow vehicular and pedestrian cross lot access and circulation to all areas within the commercial precinct to facilitate direct access to shopping.

6.5     Vehicular Parking and Loading

6.6     Landscaping and Amenities

6.7     Interface with Natural Area

a.	The focal point on the south side of the natural area shall be open and accessible by a pedestrian corridor and/or a private internal roadway for a minimum length of 30.0 m, which is not required to be continuous in nature.
b.	Any residential building sited adjacent to the natural area shall be oriented to ensure that residents fronting the natural area have views of the natural area and active residential frontages, where residential uses are proposed at grade. Active residential frontages shall include ground level units with individual unit external accesses and use features such as porches, staircases and stoops.
c.	Adjacent to the southern portion of the natural area, a 7.5 m Setback shall be provided, as shown on Appendix II.

6.8     Interface with existing Historic Religious Assembly