| a. |
The maximum building height shall not exceed 10 m nor 2 1/2 storeys. |
| b. |
The maximum floor area ratio shall be 1.0. |
| c. |
A landscaped yard with a minimum width of 7.5 m shall be provided adjacent to the west property line of the site. |
| |
| i. |
However, the Development Officer may reduce this yard requirement to a minimum width of 4.5 m provided that: |
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| 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. |
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| ii. |
A landscaped yard which tapers west to east from 6 m to a minimum of 1.5 m in width shall be provided adjacent to the south property line. |
| iii. |
Within the yards specified above, a minimum of five deciduous trees (a minimum caliper of 8 cm), three coniferous trees (a minimum height of 3 m) and 20 shrubs shall be required for each 35 m of lineal yard frontage. |
| iv. |
There shall be no reduction in the planting standards. |
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| d. |
A minimum building setback of 14 m shall be provided adjacent to the west property line. Minimum building setbacks of 2.0 m and 7.5 m shall be provided adjacent to the north and east property lines respectively. |
| e. |
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 4 d) be increased to minimize the perceived mass of the building and to ensure a high standard of appearance. |
| f. |
All development on a site shall be constructed using a similar architectural theme. |
| g. |
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. |
| h. |
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 an adjacent Arterial Road or Major Arterial Road shall comply with the following design criteria, to the satisfaction of the Development Officer: |
| |
| 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. |
the use of landscaping adjacent to exterior walls which are visible from an adjacent Arterial Road or Major Arterial Road to minimize the perceived mass of the building and to create visual interest. |
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| i. |
All Development Permit Applications 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 District 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 can be provided in a manner that does not conflict with existing or proposed servicing infrastructure. |
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| j. |
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 or 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 caliper 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. |
| k. |
Detailed landscaping plans shall be submitted with the initial Development Permit Application for the approval of the Development Officer. These landscaping plans shall be reviewed and approved by the Transportation and Public Works Departments as they relate to the existing easements on the site. 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. |
| l. |
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: |
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| 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 required 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 4 m) i), 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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| m. |
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. |
| n. |
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 of sides of the principal building(s) and shall be screened from view from any adjacent sites or public roadways. Waste collection siting shall provide opportunities for recycling initiatives. |
| o. |
Parking shall be provided in accordance with Schedule 66A (16) of the Land Use Bylaw. |
| p. |
Signs shall be allowed in this District as provided for in Schedule 79E and in accordance with the general provisions of Section 79.1 to 79.9 inclusive of the Land Use Bylaw. |
| q. |
Notwithstanding any other provisions 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. |
| 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. |
Developments within this shall be evaluated with respect to compliance with the General Development Regulations of Sections 50 to 79 inclusive of the Land Use Bylaw. |
| t. |
The Development Officer may grant relaxations contained in Sections 50 through 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 the District and would not adversely affect the amenities, use, and enjoyment of neighbouring properties. |
