| a. |
Development on this site shall be substantially in accordance with the development criteria established herein, and the architectural and site design features illustrated in Appendix I appended to and forming part of this redistricting bylaw. |
| b. |
The maximum floor area ratio shall not exceed 1.8. |
| c. |
The maximum density shall not exceed 125 dwellings/ha. (50.6 dwellings/ac.). |
| d. |
The maximum height shall not exceed 14 m (45.9 ft.) when measured from grade to the highest roof ridge line, nor four storeys, whichever is lower. |
| e. |
Minimum yard requirements shall be as follows: |
| |
| i. |
The minimum side yard adjacent to Woodcroft Avenue shall be 4.5 m(14.8 ft.). |
| ii. |
The minimum front yard adjacent to 136 Street shall be 6.0 m (19.7 ft.). |
| iii. |
The minimum side yard adjacent to the south property line shall be 6.0 m (19.7 ft.). |
| iv. |
The minimum rear yard adjacent to the east property line shall be 6.0 m (19.7 ft.). |
|
| f. |
Landscaping in the required yards adjacent to all property lines shall consist of two coniferous trees a minimum of 3.0 m (9.8 ft.) in height, two deciduous trees a minimum caliper of 7.5 cm (3.0 in.) and shrubs for every 30 m (98.4 ft.)of lineal yard. |
| g. |
To ensure that a high standard of appearance and a sensitive transition to the surrounding land uses are achieved, detailed landscaping plans shall be submitted with the initial Development Permit application for approval by the Development Officer which, in the opinion of the Development Officer, shall comply with the landscaping requirements specified in (f). |
| h. |
The Development Officer shall, as a condition of Development Permit approval, require that the owner(s) provide a guaranteed security to ensure that landscaping is provided and maintained for two growing seasons. This security may take the form of; cash to a value equal to 100% of the established landscaping costs or, three irrevocable letters of credit having a combined value equal to 100% of the total established landscaping costs. |
| |
The conditions of the security shall be as follows: |
| |
| i. |
if cash is offered as the landscaping security, it shall be held by the City, without interest payable, until the landscaping has been installed and successfully maintained for two growing seasons, and the Development Officer is satisfied through site inspection that this has occurred. Partial refund after installation of the landscaping and/or after one growing season may be considered upon request of the owner, and at the sole discretion of the Development Officer; |
| ii. |
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; |
| iii. |
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; |
| iv. |
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; |
| v. |
notwithstanding Clause (ii) 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 request of the owner(s), release the remaining 25% letter of credit; and |
| vi. |
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. |
|
| i. |
A 1.8 m (5.9 ft.) high fence shall be provided adjacent to the south property line separating Lot 30 from the proposed development and in accordance with Section 60 of the Land Use Bylaw. Such a fence shall be consistent in design and materials to fencing on surrounding residential development. |
| j. |
Off-street parking shall be provided in accordance with Section 66 of the Land Use Bylaw to the satisfaction of the Development Officer and after consultation with the Transportation Department as follows: |
| |
| i. |
resident parking shall be provided at a minimum of 1.0 stall per one bedroom dwelling unit, 1.5 stalls per two bedroom dwelling unit, and 1.75 stalls per three bedroom unit; |
| ii. |
of the total number of parking stall for every 7 dwelling units shall be provided, readily available, and clearly identified as guest parking, to be located at grade in the rear yard abutting the lane; and |
| iii. |
of the total number of parking stalls required a minimum of 1.0 stall per dwelling unit shall be provided below grade with the balance of the requirements noted above to be provided at grade within the rear yard. |
|
| k. |
No parking, loading, storage, trash collection, outdoor service or display area shall be permitted within the required front yard and side yards. Guest parking and garbage containers shall be located in the rear yard abutting the lane. Storage and trash collection areas shall be located in such a manner as to be screened from view from adjacent residential sites in accordance with the provisions of Section 69.3 of the Land Use Bylaw, to the satisfaction of the Development Officer. |
| l. |
Signs may be allowed in the District as provided for in accordance with Schedule 79B and in accordance with the general provisions of Sections 79.1 to 79.9 inclusive, of the Land Use Bylaw. |
| m. |
Development shall comply with the following architectural guidelines to the satisfaction of the Development Officer: |
| |
| i. |
the architectural style of the building shall be substantially in accordance with the buildings elevations, mass and rooflines illustrated in Appendix I appended to this District; |
| ii. |
a consistent architectural and landscaping theme shall be created through the exterior treatment of the building (i.e., materials, colour and design) on the site and through the use of landscaping techniques and materials all of which are to be compatible with the overall character of the surrounding residential development; |
| iii. |
building design shall include architectural features which add to the overall visual interest of the development and be compatible with surrounding development; |
| iv. |
exterior building finishes shall be of durable quality, attractive in appearance, be limited to muted tones with strong colour limited to use as accents, and be compatible with surrounding residential development; |
| v. |
finishing materials shall consist of stucco, brick, aluminum or vinyl siding with the use of wood limited to accent treatment. All faces of buildings shall receive consistent treatment and be compatible with surrounding residential development. |
| vi. |
roofs shall be sloped and of a residential character and be compatible with surrounding residential development; |
| vii. |
all mechanical equipment on the roof of the building shall be completely screened from view from the street or incorporated within the building roof; |
| viii. |
the building elevations shall be designed and finished in a manner that minimizes the perceived mass of the development when viewed from the street and neighbouring properties, and shall incorporate vertical and horizontal design features that may include a partial roof at the line of the second floor so as to reduce the perceived height and mass of the building to the satisfaction of the Development Officer; and |
| ix. |
porches, bay windows and other architectural features may project up to 1 m (3.3 ft.) into yards. |
|
| n. |
Development in this District shall be evaluated with respect to compliance with the General Development Regulations of Sections 50-79 inclusive of the Land Use Bylaw. |
| o. |
The Development Officer may grant relaxations to Sections 50-79 of the Land Use Bylaw and the provisions of this District if, in his/her opinion, such a variance would be in keeping with general purposes of this District and would not affect the amenities, use and enjoyment of neighbouring properties. |
