| a. |
This site shall be developed to a maximum of 154 units (residential and health service inclusive), to be comprised of 140 units contained in apartment buildings and 14 row-housing units. |
| b. |
The maximum number of units to be enclosed within a single apartment building shall not exceed 55. |
| c. |
The maximum total floor area ratio shall be 1.5. |
| d. |
The maximum building height shall not exceed four and one half storeys above finished grade, nor 17 m (55.8 ft.) as measured from the main floor elevation which shall be approximately the same elevation as the sidewalk along 96 Street, as generally illustrated on Appendix III. |
| e. |
A landscaped yard, a minimum of 4.5 m (14.8 ft.) in width, shall be provided adjacent to the west property line abutting 96 Street. |
| f. |
A building setback, a minimum of 6 m (19.7 ft.) shall be provided adjacent to the property line abutting 96 Street, except that this setback shall be a minimum of 4.5 m. (14.8 ft.) where adjacent to row housing and semi-detached housing units. |
| g. |
A building setback, a minimum of 10 m (32.8 ft.), shall be provided from the established top-of-bank to the east of the development as shown in Appendix I. |
| h. |
A landscaped yard, a minimum of 7.5 m (24.6 ft.) in width, shall be provided adjacent to the established top-of-bank to the east of the development. This yard shall contain no permanent structures, buildings or fences, and shall be landscaped with grass, trees and shrubs to the satisfaction of the Development Officer and the General Manager of the Parks and Recreation Department. |
| i. |
No fencing shall be permitted along or below the established top-of-bank. |
| j. |
A landscaped yard shall be provided to the north of the development along 80 Avenue, with a minimum width of 6 m (19.7 ft.). |
| k. |
Those portions of the site not used for buildings or parking shall be landscaped with grass, trees and shrubs to the satisfaction of the Development Officer. |
| l. |
Landscaping of the required yards and setbacks shall comply with Section 69 of the Land Use Bylaw. |
| m. |
In lands below the established top-of-bank, the following conditions shall apply: |
| |
| i. |
no building or structure will be permitted; |
| ii. |
no fencing will be permitted; and |
| iii. |
landscaping shall be provided to the satisfaction of the Development Officer and the General Manager of the Parks and Recreation Department. |
|
| n. |
View corridors, a minimum of 7.5 m (24.6 ft.) wide, shall be provided through the property from 96 Street to the ravine and aligning generally with 78 and 79 Avenues, with no building or fencing allowed within this corridor. |
| o. |
A park access shall be developed at the northeast corner of the site at 80 Avenue to the satisfaction of the Development Officer and the General Manager of the Parks and Recreation Department. This multi-use access shall be provided with a 3 m (9.8 ft.) wide asphalt trail following the existing informal trail and connecting to the existing asphalt trail within the ravine. A passive recreation area shall be provided at the top-of-bank with a vista to the ravine. The asphalt trail and the passive recreation area shall be buffered from the proposed development with trees and shrubs. |
| p. |
Detailed landscaping plans in accordance with Development Criteria 4(e) through 4(o) inclusive of this District shall be submitted with the initial Development Permit application for approval by the Development Officer. The landscaping plans shall also include details of any pavement materials, fencing, street/walkways lighting, pedestrian seating areas, sidewalk improvements, aggregated open spaces and pedestrian linkages, number, sizes and species of new plantings, soil depth, including special provisions to facilitate natural plant growth, and any special grading for the entire site. |
| q. |
Detailed site and building design plans, generally in compliance with Appendix II, shall be submitted with the initial Development Permit application to ensure a high standard of development. Such plans shall be to the satisfaction of the Development Officer and shall, among other things, conform to the following architectural and site design guidelines: |
| |
| i. |
the design of the project shall establish a harmonious architectural theme, and the principal design elements, finishing materials, colours and roof style shall be applied to each building, with minor variations, regardless of the staging sequence of the development; |
| ii. |
both the roof lines and building facades shall include design elements and variations that will reduce the perceived mass and linearity of the buildings, and will add architectural interest; |
| iii. |
all exterior finishing materials must be of a high quality, durable and attractive in appearance. All exposed sides of the buildings shall be finished in a consistent, harmonious manner; |
| iv. |
all mechanical equipment on the roof of any building shall be completely screened from public view or be concealed by incorporating it within the roof envelope; |
| v. |
buildings shall generally have a north/south orientation, and be oriented on-site to facilitate accessibility to individual structures and surveillance of parking areas and amenity areas; |
| vi. |
front and side yard setbacks and distance between buildings shall be established to provide privacy and preserve a minimum sense of openness between structures and allow for solar access and views between buildings, to the satisfaction of the Development Officer; and |
| vii. |
exterior lighting shall not extend beyond the boundaries of the site. |
|
| r. |
Vehicular access and egress to and from the site shall be limited to 96 Street. All-directional access must be a minimum of 7.5 m (24.6 ft.) in width. The final location and geometric details shall be to the satisfaction of the Development Officer in consultation with the General Manager of the Transportation Department. |
| s. |
Parking shall be provided in accordance with Section 66 of the Land Use Bylaw. Resident parking shall be provided within one or more underground parking structures. Fourteen of the twenty required residential and health services visitor parking stalls may be provided off site to the discretion of the Development Officer and the General Manager of the Transportation Department. The remaining six stalls must be provided within the underground parking structures and must be so marked. The Development Officer shall require the breaking up of large areas of parking into smaller cells to visually define primary circulation aisles, and to avoid conflicts with amenity spaces and pedestrian walkways. |
| t. |
Signs shall be allowed in this District as provided for in Schedule 79B and in accordance with the general provisions of Section 79.1 to 79.9 inclusive of the Land Use Bylaw. |
| u. |
A comprehensive Sign Design Plan and Schedule consistent with the overall intent of Section 79B of the Land Use Bylaw shall be prepared for the development to be approved by the Development Officer. |
| v. |
A minimum Amenity Area of 7.5 m2 (80.7 sq. ft.) per dwelling unit shall be provided. Of this 7.5 m2 (80.7 sq. ft.), a minimum of 5 m2 (53.8 sq. ft.) of Amenity Area per dwelling shall be developed in centrally located, communal outdoor spaces and shall be aggregated into areas of not less than 50 m2 (538 sq. ft.), and shall be located above the top-of-bank. |
| w. |
The Development Officer may grant relaxations to the regulations contained in Sections 50 to 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. |
