DC2 633

McCauley - west of 95 Street and north of 107A Avenue

Bylaw 13727 (May 18, 2004)

To accommodate a mixed use commercial/residential development that will ensure compatibility with adjacent land uses and achieve a pedestrian friendly environment.

Lots 1, 2, 3, 4, 6, 7, and 8 of Block 25, Plan D, located west of 95 Street and north of 107A Avenue, McCauley, as shown on Schedule "A" of this Bylaw.

a. Apartment Housing
b. Child Care Services
c. Commercial Schools
d. Convenience Retail Stores
e. General Retail Stores
f. Health Services
g. Minor Amusement Establishments
h. Minor Secondhand Stores with a floor area less than 275 m2
i. Personal Service Shops
j. Professional, Financial and Office Support Services
k. Public Libraries and Cultural Exhibits
l. Restaurants, for less than 100 occupants and 120 m2 of Public Space
m. Specialty Food Services, for less than 100 occupants and 120 m2 of Public Space
n. Veterinary Services
o. Projecting On-premises Signs
p. Fascia On-premises Signs
a. All development shall comply with the site plan as shown on Appendix I.
b. All development shall meet the principles provided on the elevation plan as shown on Appendix II.
c. The total number of Dwellings shall not exceed 78.
d. Commercial Uses and non-residential Uses shall only be permitted on the first Storey.
e. Apartment Housing shall only be allowed above the first Storey.
f. Notwithstanding (d) above, Amenity Area for Apartment Housing may occupy up to 30% of the first Storey.
g. The maximum Floor Area Ratio shall be 3.0.
h. The maximum building Height shall not exceed 18.0 m nor five Storeys.
i. Apartment Housing shall have access at grade, which is separate from the access for commercial premises.
j. The minimum Front Yard adjacent to 95 Street shall be 1.5 m.
k. The minimum Side Yard adjacent to 107A Avenue shall be 1.5 m.
l. The Setback for building faces of the fifth Storey shall be as follows: 4.0 m from 95 Street and 4.5 m from 107A Avenue.
m. The maximum Public Space associated with any combination of Restaurant Use and Specialty Food Service Use shall be for less than 200 occupants and 240 m2 of Public Space.
n. A detailed landscape plan for the entire project shall be provided for the approval of the Development Officer as part of the submission of a Development Permit. The plan shall include details of hard surfacing, including material, colour and pattern within the required building Setbacks and adjacent City sidewalks. Boulevard tree planting with tree grates shall also be provided on adjacent City right-of-way to the satisfaction of the Development Officer, in consultation with the Community Services Department and Transportation and Streets Department. There shall be a minimum of 1.0 m wide landscaped yard and hedge planting in front of the at-grade vehicular parking where the site abuts 107A Avenue and 108 Avenue. Landscape materials shall be suitable to the local climate.
o. Parking shall be in accordance with the following:
 
i. The minimum number of vehicular parking spaces provided shall be 74 of which eight can be tandem parking. A minimum of 11 vehicular parking spaces shall be for visitor parking for the Apartment Housing.
ii. With any application for Restaurants or Specialty Food Services, the applicant shall submit a vehicle parking demand study and the Development Officer, in consultation with the Transportation and Streets Department, shall determine the appropriate number of parking spaces based on that study.
p. Vehicular access and egress shall be restricted to the Lane on the west side of the Site as illustrated in Appendix I.
q. Loading, storage and trash collection areas shall be located to the rear of the building adjacent to the Lane as illustrated in Appendix I and shall be screened from view from adjacent Sites and public roadways.
r. A minimum of 5.0 m2 of Amenity Area per Dwelling shall be provided. If a fifth Storey is constructed, a minimum of 7.0 m2 of Amenity Area per Dwelling shall be provided for the entire development.
s. Development in this Provision shall be in accordance with the following architectural guidelines, to the satisfaction of the Development Officer:
 

Signs shall comply with Schedule 59D. A Comprehensive Sign Design Plan in accordance with Section 59.3 of the Zoning Bylaw showing the Signs and the complete façade of the building on which the Signs shall be located shall be prepared for the development and submitted with the Development or Sign Permit application to be approved by the Development Officer. Backlit signage is not permitted.

i. Design techniques including, but not limited to, variations in building Setbacks and articulation of building facades shall be employed in order to minimize the perception of massing of the buildings when viewed from the adjacent residential areas to the west and from public roadways. The buildings shall be compatible in terms of colour and materials with the adjacent building on Lot 5, Block 25, Plan D.
ii. The architectural treatment of the lower two Storeys must create an attractive pedestrian friendly street environment. Construction shall use brick for the first Storey façade and a variety of quality building materials above the first Storey. Building colours must provide visual interest. The first Storey shall incorporate a combination of display windows, individual tenancy unit designs and shop doors that front onto 95 Street. Reflective glass windows are not permitted. Elements that provide weather protection or create architectural interest such as recessed entries, awnings, entry canopies, quality street furnishings and public art are encouraged. Where awnings are used, they shall provide weather protection for pedestrians with a minimum projection of 1.5 m and not exceeding 2.0m from the building. The incorporation of balconettes for residential units is desirable. Windowsills in the first Storey shall be between 45 cm and 75 cm above the level of the sidewalk to allow for a bulkhead panel.
iii. 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. Security devices for windows and doors must be innocuous.
t. Signs shall comply with Schedule 59D. A Comprehensive Sign Design Plan in accordance with Section 59.3 of the Zoning Bylaw showing the Signs and the complete façade of the building on which the Signs shall be located shall be prepared for the development and submitted with the Development or Sign Permit application to be approved by the Development Officer. Backlit signage is not permitted.

Bylaw attachments