| a. |
Development on this site shall be substantially in accordance with Appendix I to this District. |
| b. |
The maximum floor area ratio shall not exceed 4.2. |
| c. |
The number of dwelling units shall not exceed 70 (334.9 dwellings/ha (135.53 dwellings/acre)). |
| d. |
The maximum height shall not exceed 36.6 m (120 ft.) nor 12 storeys. |
| e. |
A landscaped yard, a minimum of 6 m (19.6 ft.) shall be provided adjacent to the property line along 117 Street. Landscaping treatment therein shall consist of a mixture of coniferous and deciduous trees and evergreen shrubs grouped in clusters to both enhance the development and to reduce the perceived massing of the building when viewed from the street. |
| f. |
A landscaped yard, a minimum of 4.5 m (14.7 ft.) in width shall be provided adjacent to the property line along 102 Avenue and along the south property line. Landscaping treatment therein shall consist of a mixture of coniferous and deciduous trees and evergreen shrubs located for accent and to enhance the architecture of the building. |
| g. |
The minimum yard adjacent to the west property line shall be 7.5 m (24.6 ft.). |
| h. |
A detailed landscaping plan for the entire project, including any roof gardens, shall be submitted to and approved by the Development Officer prior to the approval of any Development Permit. These plans shall include details of pavement materials, fencing exterior lighting, pedestrian seating areas, sizes and species of new plantings, and soil depth, and special provisions to facilitate plant growth, having regard to the following principles: |
| |
| i. |
the landscaping concept and planting materials shall complement the architectural style of the building and provide a soft transition to the adjacent streetscape; and |
| ii. |
coniferous trees shall have a minimum height of 3 m (9.8 ft.) and deciduous trees a minimum caliper of 8 cm |
|
| i. |
No boulevard trees shall be removed or relocated, unless approved by the Transportation Department and the Parks and Recreation Department. |
| j. |
The existing mature deciduous trees located on-site along the east property line shall be preserved and protected in their present location, unless the proposal requires that space for development. The removal of the trees and relocation to an appropriate location on site must be approved by the Development Officer. Trees which are severely damaged by development must be replaced by a tree of similar species and height, to the satisfaction of the Development Officer. |
| k. |
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 a 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; |
| ii. |
the Development Officer shall not release the letter of credit 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; and |
|
| l. |
Off-street parking shall be provided in accordance with Section 66 of the Land Use Bylaw, except that in addition to the required parking, one parking space for every seven dwellings shall be provided as visitor parking, located at grade. No parking shall be allowed at the drop-off aisles and in the yards adjacent to 117 Street and 102 Avenue. |
| m. |
No parking, loading, storage, trash collection, or outdoor service or display areas shall be permitted within a required yard with the exception of the yard adjacent to the west property line. Loading, storage and trash collection areas shall be screened from view from any adjacent developments or public roadways in accordance with Section 69.3 of the Land Use Bylaw. |
| n. |
Development shall be in accordance with the following architectural guidelines, to the satisfaction of the Development Officer: |
| |
| i. |
the predominant exterior cladding and finishing materials shall consist of brick, stone, stucco or other suitable masonry materials and glazing applied on all elevations in a consistent, harmonious manner; |
| ii. |
the design of the exterior building facades shall provide for recessed entrances on 117 Street and 102 Avenue and articulated corners on all sides; |
| iii. |
all mechanical equipment on the roof of the 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; and |
| iv. |
the developer shall incorporate bricks from the structure existing on the site at the time of Third Reading of this Bylaw, to the design of the exterior cladding or columns on the main floor, and shall affix a plaque in a visible location commemorating that existing building, to the satisfaction of the Planning and Development Department. |
|
| o. |
Appropriate lighting of the project shall be provided to provide security and to add visual interest. Lighting shall be directed away from surrounding residential areas and from the adjacent roadways. |
| p. |
A minimum Private Amenity Area of 7.5 m2 (80.7 sq.ft.) per dwelling shall be provided. |
| q. |
Homecrafts shall comply with Section 85 of the Land Use Bylaw. |
| r. |
Personal Service Shops and Professional Offices shall be located on the main floor of the building and total combined gross floor area for these uses shall not exceed 325 m2, with separate access oriented to 117 Street. |
| s. |
Offices-in-the-Home shall be developed in accordance with Section 84 of the Land Use Bylaw. |
| t. |
Signs shall be allowed in this District as provided in Schedule 79C of the Land Use Bylaw, except that no signage shall be allowed on the south or west face of the building nor in the rear yard of the project. |
| u. |
Development in this District will be evaluated with respect to compliance with the General Development regulations of Sections 50 to 69 inclusive of the Land Use Bylaw. |
| v. |
The Development Officer may grant relaxations to Sections 50 - 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 this District and would not affect the amenities, use, enjoyment and value of neighbouring properties. |
