| a. |
The maximum floor area ratio shall be 3.0. |
| b. |
The minimum site frontage shall be 30 m. |
| c. |
All development on this site shall be constructed using a similar architectural theme. An exception may be made to this general requirement where the function of an individual business dictates a specific style or image associated with a company. In such case, the development shall maintain harmony in terms of overall project design and appearance, to the satisfaction of the Development Officer. |
| 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 concealed by incorporating it within the building roof. |
| e. |
Any business premise or multiple occupancy building having a gross floor area greater than 3,000 m2 or a single wall length greater than 40 m visible from 100 Avenue shall comply with the following design criteria, to the satisfaction of the Development Officer: |
| e. |
| 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. |
landscaping shall be used adjacent to exterior walls which are visible from adjacent streets or roads, to minimize the perceived mass of the building and to create visual interest. |
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| f. |
A minimum building setback of 14 m shall be provided adjacent to 100 Avenue. At the discretion of the Development Officer, this minimum building setback requirement may be reduced to the minimum applicable landscaped yard requirement specified by this District where the proposed development, or the proposed development in conjunction with any existing development, does not exceed a gross floor area of 1,000 m2 or 7 m in height provided that landscaping and building treatments minimize the perception of massing and create a high standard of building appearance. |
| g. |
For buildings greater than 3,000 m2 in gross floor area and with a height greater than 8 m, the Development Officer may require that the building setbacks required in Clause (f) 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. For the purpose of determining height in this Clause (g), 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 by Clause (e)(i) above, shall be excluded from the calculation of the height of the building. |
| h. |
A minimum landscaped yard of 4.5 m shall be provided where this site abuts a public roadway; where this site abuts a lane, this said yard is not required to be landscaped. |
| i. |
Within the landscaped yards specified in Clause (h) a minimum of two deciduous trees (a minimum calliper of 6 cm), two coniferous trees (a minimum height of 3 m) and 10 shrubs shall be required for each 35 m of lineal yard frontage. |
| j. |
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| |
| i. |
Notwithstanding the above clauses (h) and (i), landscaped yards with a minimum width of 7.5 m shall be provided adjacent to 100 Avenue. However, the Development Officer may reduce this yard requirement to a minimum width of 4.5 m provided that: |
| |
| A. |
the average width of the landscaped yard is not less than 6 m; and |
| B. |
in the opinion of the Development Officer this yard width relaxation is required to allow for a more efficient utilization of the site and the relaxation will result in an articulation of the yard width that will enhance the overall appearance of the site; or |
| C. |
in the opinion of the Development Officer, the architectural treatment of the building facades, as well as the juxtaposition of buildings on the site minimizes the perceived massing of development when viewed from the adjacent arterial roads. |
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| ii. |
Within the yards specified above, a minimum of five deciduous trees (a minimum calliper of 6 cm), three coniferous trees (a minimum height of 3 m) and 20 shrubs shall be required for each 35 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. |
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| k. |
The berming provision specified by Clause (j) above shall not be required in this reduced yard; however, the planting treatment required by Clause (j) shall comply. |
| l. |
An application for a new development or for an addition to existing building(s) shall be accompanied by a site plan which shows the location of easement area(s) for all existing and proposed servicing infrastructure on the site. The Development Officer, in consultation with the affected utility departments, may require that the minimum building setbacks and the minimum width of landscaped yards specified in this Bylaw be varied, where such adjustments may be necessary to ensure. |
| |
| i. |
that proposed buildings do not conflict with existing or proposed servicing infrastructure; and |
| ii. |
that the type, amount and location of landscaping, including berms, can be provided in a manner that does not conflict with existing or proposed servicing infrastructure. |
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| m. |
Where off-street parking for 25 or more vehicles is required, and is being provided at grade, dispersed landscaped areas shall be provided within the interior of the parking area(s) for the purpose of providing visual relief and to breakup large areas of parking into smaller cells. This landscaping treatment shall be in the form of (a) landscaped islands, particularly at the termini of long rows of parking; (b) tree lines separating facing rows of parking stalls; or (c) some other form or combination of landscaping treatments, to the satisfaction of the Development Officer. A minimum of 1.7 m2 of landscaping in the interior of the parking area(s) shall be required for each parking space provided and shall consist of deciduous trees (a minimum calliper of 6 cm), coniferous trees (a minimum height of 3 m) and shrubs. The location, extent and type of plantings and other landscaping treatment shall be to the satisfaction of the Development Officer. |
| n. |
Conceptual landscaping plans shall be submitted with the initial Development Permit application for review by the Development Officer. Prior to the issuance of the Development Permit, detailed landscaping plans shall be submitted to and approved by the Development Officer. All landscaping plans shall comply with the requirements specified by this District to ensure a high standard of appearance and a sensitive transition to the surrounding land uses. |
| o. |
The Development Officer shall require, as a condition of Development Permit approval, that the owner(s) provide three irrevocable letters of credit having a combined value equal to 100% of the total established landscaping costs. One of these letters of credit shall be in the amount of 50%, with the remaining two letters of credit each being 25% of the total established landscaping costs. The conditions of the security shall be as follows: |
| |
| i. |
the letters of credit shall be in a form satisfactory to the Office of the City Solicitor and shall be kept in good standing by the owner(s) until an inspection of the site by the Development Officer has demonstrated that the landscaping has been well maintained and is in a healthy condition two growing seasons after completion by the owner(s). The expiry date for the letters of credit shall fall on a weekday which is not a statutory holiday. The letters of credit shall allow for partial draws; |
| ii. |
if the landscaping is not completed in accordance with the approved landscaping plan within one growing season after completion of the development or if the landscaping is not well maintained and in a healthy condition two growing seasons after completion of the landscaping, then the City may draw on the letters of credit and the amount thereof shall be paid to the City for its use absolutely; |
| iii. |
in the event that the owner(s) do not complete the required landscaping, or if the owner(s) fail to maintain the landscaping in a healthy condition to the satisfaction of the Development Officer for the specified periods of time and the proceeds from the letters of credit are not sufficient for the City to complete the require work, should it elect to do so, then the owner(s) shall pay such deficiency to the City immediately upon being invoiced therefor. The City shall provide an accounting to the owner(s) indicating how the proceeds of the letters of credit were applied within sixty (60) days of completing or maintaining the landscaping; |
| iv. |
notwithstanding Clause 1(i) above, if the Development Officer is satisfied that the required landscaping has been properly installed then at the request of the owner(s) the 50% letter of credit shall be released. If the Development Officer is satisfied after one growing season that the required landscaping has been well maintained and is in a healthy condition he shall, upon the request of the owner(s), release a 25% letter of credit. If after two growing seasons the Development Officer is satisfied that the required landscaping has been well maintained and is in a healthy condition he shall, upon the request of the owner(s), release the remaining 25% letter of credit; and |
| v. |
inspections of the landscaping will be performed at the discretion of the Development Officer or within four weeks from the date of receiving a written request from the owner(s) to perform said inspections. |
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| p. |
Vehicular entrances and exits, as well as on-site and off-site traffic and pedestrian routes, shall be located and designed in a manner that provides a clearly defined, safe, efficient and convenient circulation pattern for both on-site and off-site vehicular traffic and pedestrian movements, including handicapped movements. Loading bays shall be located in such a manner as not to impede the safe and efficient flow of traffic and pedestrian movement and to minimize impacts on adjacent land uses. |
| q. |
Adjoining sites which front onto 100 Avenue shall be integrated by direct on-site access connections to facilitate the convenient, efficient and free flowing vehicular traffic movements and pedestrian movements, including handicapped movements between sites where, in the opinion of the Development Officer, such integration is desirable due to the existing or potential type of adjacent development and where such access is not prohibitive due to such factors as grade, site configurations and the location of existing development, including utility services. The Development Officer shall waive this requirement if, in his opinion, 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 consents from the adjacent property owner(s) for integration and intersite connections. |
| r. |
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. |
| s. |
Signs in this District shall be allowed in accordance with Schedule 79E of the Land Use Bylaw. |
| t. |
Notwithstanding any other provision of the Land Use Bylaw, a portable sign shall be allowed for a new business only, and for a maximum of 90 days within its first year of operation on the site. |
| u. |
Notwithstanding any other provision of the Land Use Bylaw, individual business identification signs located on the facades of buildings shall be similar as to proportion, construction materials and placement. The design, placement and scale of the sign shall be to the satisfaction of the Development Officer 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 the distance of the building setback. |
| v. |
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 building and shall be screened from view from any adjacent sites, or public roadways in accordance with the provision of Section 69.3 of the Land Use Bylaw. Provision shall be made for recycling initiatives in conjunction with trash collection facilities. If the rear or sides of a site are used for parking, an outdoor service or display area, or both, and abut a Residential District or a lane serving a Residential District, they shall be screened in accordance with the provision of Section 69.3 of the Land Use Bylaw. |
| w. |
The maximum building height shall not exceed 14 m (45.93 ft.) nor four storeys, except for Hotel developments, which shall be subject to Section 5(d) of this district. |
| x. |
Developments in this district shall be evaluated with respect to compliance with the General Development Regulations of Section 50 to 79 inclusive of the Land Use Bylaw. |
| y. |
The Development Officer may grant relaxations to the regulations contained in Sections 50 to 79 of the Land Use Bylaw and the provision 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 the neighbouring properties. |
| z. |
The overall development of the site, including siting and orientation of buildings, location of parking, loading and storage areas, access points, signage and lighting shall be completed in such a manner as to maximize compatibility with surrounding land uses; in particular the residential lands located to the east and southeast of this site, to the satisfaction of the Development Officer. |
