| a. |
The maximum floor area ration shall be 1.3. |
| b. |
Except for those Use Classes listed in 4 (c) below, the maximum building height shall not exceed 15 m (49.2 ft.) nor two stories, and the maximum height of the principal walls of a building shall not exceed a height of 8 m (26.2 ft.), measured from grade to the top of the parapet. The portion of a building greater than 8 m above grade shall be set back from the principal building line or utilize glazing or sloped roof elements to reduce the perceived massing of the building and achieve architectural interest, to the satisfaction of the Development Officer. |
| c. |
Notwithstanding Clause 4 (b), a maximum height of 15 m (49.2 ft.) and four stories shall be allowed for: Professional, Financial and Office Support Services; Health Services; Government Services; and Public Library and Culture Exhibits. |
| d. |
A minimum building setback of 14 m (45.9 ft.) along Calgary Trail Northbound and along 34 Avenue shall be required. At the discretion of the Development Officer, this minimum set back requirement may be reduced to a minimum of 7.5 m for developments having a gross floor area of less than 1,000 m² (10,764 ft²) and a height less than 6 m, and where landscaping and building treatments minimize the perception of massing and create a high standard of building appearance. |
| e. |
Landscaped yards with a minimum width of 7.5 m (24.6 ft) shall be provided adjacent to Calgary Trail Northbound and 34 Avenue. However, the Development Officer may reduce this yard requirement to a minimum width of 4.5 m (14.8 ft) provided that: |
| |
| i. |
the average width of the landscaped yard is not less than 6 m (19.7 ft); and |
| ii. |
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. |
| iii. |
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 (9.8 ft)) and 20 shrubs shall be required for each 35 m (114.8 ft) of lineal yard frontage. A continuous screen, an average of 0.75 m (2.5 ft) in height, shall be provided within the required yards through a combination of berming and shrub planting. |
| iv. |
No yards are required along the north and west property line; however, a uniform screen fence, a minimum of 1.5 m in height shall be provided. |
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| f. |
Development shall be in accordance with the following architectural guidelines, to the satisfaction of the Development Officer: |
| |
| i. |
all exterior finishing materials must be of good quality, durable and attractive in appearance, and all exposed building faces shall have consistent and harmonious exterior finishing materials; |
| ii. |
exterior wall finishing materials shall be predominately earth tones or light muted colours with strong colours limited to use as accents associated with building entrances, window/glazing details, roof finish, and limited visual relief on building walls; |
| iii. |
on-site security and building lighting must be situated and designed such that the illumination is directed downwards and no direct rays of light are directed outward from the site; |
| iv. |
all mechanical equipment on the roof of any 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; |
| v. |
that any building with a wall exceeding 30 m (98.4 ft) in length shall comply with the following guidelines: |
| |
| A. |
the roof-line and building facade shall include design elements and variations that reduce the perceived mass of the building and add architectural interest; and |
| B. |
the provision of landscaping to minimize the perceived mass of the building and create visual interest; and |
| C. |
that any parkade constructed on the site will be located to the north of the principal building and shall not exceed 7.62 m (25 ft.) in height and shall have exterior finishing that is consistent with the principal building. |
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| g. |
Signs may be allowed in the District as provided for in Schedule 79D and in accordance with the general provisions of Section 79.1 to 79.9 inclusive of the Land Use Bylaw and provided that, in the opinion of the Development Officer, the scale, colour and general character of all signs shall not detract from the overall appearance of the development and be appropriate to the entrance location of this site. |
| h. |
The Development Officer shall require, as a condition of approval, that the applicant provided an irrevocable letter of credit or a performance bond, 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; and |
| ii. |
the Development Officer shall not release the Landscaping Bond 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. |
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| i. |
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. |
| j. |
The Development Officer may grant relaxations to the regulations contained in Sections 50 through 79, and the provisions of this District, with the exception of Clauses 4(a) and 4(b), if in his opinion such a variance would be in keeping with the General Purpose of this District and would not affect the privacy, amenities, use and enjoyment of neighbouring properties. |
