3.163 AUVC - Ambleside Urban Village Commercial Zone

To allow for a high density, mixed use, pedestrian friendly urban village centre that will serve as a community gathering place in the Ambleside Neighbourhood, focusing on main street shopping, entertainment, office, community facilities, and Residential Uses. The intent is to enhance the character of the area through the design of buildings and the pedestrian environment by incorporating pedestrian scaled architecture, and amenities.

Residential Uses
2.1. Home Based Business #
2.2. Residential, limited to:
 
2.2.1. Multi-unit Housing
2.2.2. Row Housing
2.2.3. Secondary Suite
Commercial Uses #
2.3. Bar
2.4. Body Rub Centre
2.5. Cannabis Retail Store
2.6. Custom Manufacturing
2.7. Food and Drink Service
2.8. Health Service
2.9. Hotel
2.10. Indoor Sales and Service
2.11. Liquor Store
2.12. Nightclub
2.13. Spectator Entertainment Establishment
2.14. Minor Indoor Entertainment
2.15. Office
2.16. Outdoor Sales and Service
2.17. Residential Sales Centre
2.18. Standalone Parking Facility
Community Uses
2.19. Child Care Service
2.20. Community Service
2.21. Library
2.22. Outdoor Recreation Service
2.23. School
2.24. Special Event
Agricultural Uses
2.25. Urban Agriculture
Sign Uses
2.26. Fascia Sign
2.27. Freestanding Sign
2.28. Projecting Sign
2.29. Portable Sign, limited to On-premises Advertising

 

Residential Uses
4.1. Home Based Businesses must comply with Section 6.60.
4.2. Residential
 
4.2.1. Where provided, Multi-unit Housing must be developed above an Office or Indoor Sales and Services Use as part of a shopping centre or as a stand alone building adjacent to Main Street. 
4.2.2. The housing component of any mixed use building must be designed and sited to minimize any impacts from the commercial component of the development related to noise, traffic circulation, or loss of privacy.
Commercial Uses
4.3. Bars, Food and Drink Services, and Nightclubs
 
4.3.1. The maximum capacity is 200 occupants for each individual establishment.
4.3.2. The maximum Public Space is 240 m2 for each individual establishment.
4.3.3. Nightclubs must be located on a Site that is 2 ha or larger
4.4. Body Rub Centres must comply with Section 6.20.
4.5. Cannabis Retail Stores must comply with Section 6.30.
4.6. Indoor Sales and Services must not exceed 5,000 m2 of Floor Area per individual establishment.
4.7. Liquor Stores must comply with Section 6.70.
4.8. Vehicle Support Services and Uses with Drive-through Services must comply with Section 6.110.
Community Uses
4.9. Child Care Services must comply with Section 6.40.
4.10. Special Events must comply with Section 6.100.
Agricultural Uses
4.11. Urban Agriculture
 
4.11.1. With the exception of outdoor display areas of products for sale, Urban Agriculture Uses must be located within or on a building.
4.11.2. The Development Planner may consider a variance to Subsection 4.11.1 based on the recommendations provided in an Environmental Site Assessment in compliance with Section 7.140.
Sign Uses
4.12. Sign Uses must comply with Subsections 3 and 5 of Section 6.90.
4.13. Despite Section 6.90, the following regulations apply:
 
4.13.1. The top of a Projecting Sign on a building two Storeys or higher must not extend more than 0.8 m above the floor of the second or third Storey, nor higher than the windowsill of the second or third Storey.
4.14. Signs must be designed to reflect an aesthetically pleasing and cohesive approach to complement the architectural features of all buildings.
4.15. Directional signage is encouraged to provide information at critical locations relating to primary tenants, parking lots, loading zones and pick up areas, entrances, exits, and Amenity Areas.
Public Space and Capacity Exceptions
4.16. The Development Planner may consider a variance to the maximum Public Space or capacity of a Use if adequate mitigation measures are used to reduce negative impacts to on-Site or Abutting Uses, including:
 
4.16.1. measures specified in Subsection 2 of Section 5.120; 
4.16.2. modification of Site plans to locate Uses or activities in a location to minimize noise, lighting, odour or other similar Nuisances; or
4.16.3. other similar measures.

 

6.1. The Development Planner must ensure that the following architectural and Site design guidelines are incorporated in all developments within this Zone to establish a street oriented and pedestrian friendly retail and entertainment development and improve the livability and viability of Ambleside.
Site Planning and Design
6.2. The design of this mixed use commercial precinct must establish an appropriate town centre architecture with complementary activities, design elements, finishing materials, and colours being applied to each building regardless of the staging sequence of the project.
6.3. A diversity of Site amenities and pedestrian oriented facilities such as public art, seating areas, street furniture, small Parks, squares, plazas, and greens should be provided to create an inviting image for the development.
6.4. Site amenities may be constructed as focal points, with similar materials to the architectural theme of the development, and within walking distance to transit stops and major tenants in the complex.
6.5. Unless part of a larger complex or mixed use development, stand alone or single Use buildings should be oriented toward the primary interior roads and designed to complement adjacent developments, to maintain or establish a clear building edge. Parking will typically be in the interior of the block, behind the buildings, although some parallel or angled parking may be allowed in a shopping street format.
6.6. Building orientation at the intersection of access roadways along the south edge of the commercial precinct must be arranged to frame the corner of the intersection to create a ”sense of place”, using building design, decorative architectural wall, Landscaping, and other focal points and Site amenities, and arrival into the commercial centre.
6.7. The storage of materials and the piling of snow on Surface Parking Lots must be in a location away from Streets to improve safety and visibility.
6.8. No part of the Site will be developed as an enclosed shopping mall. The primary means of pedestrian circulation must be outdoor Pathways.
Building Design and Architectural Standards
6.9. Design techniques including, but not limited to, the use of sloped roof, variations in building Setbacks and articulation of building Facades must be utilized in order to minimize the perception of massing of the building when viewed from adjacent Sites and Streets.
6.10. Building Facades (all sides) must include design elements, finishing materials, and variations that will reduce any perceived mass and linearity of large buildings and add architectural interest.
6.11. The roof line of buildings must consist of either:
 
6.11.1. sloped roofs of varying pitches which may be finished in any combination of metal, wood shakes, asphalt shingles, clay tiles, or roof materials having a similar texture and appearance, or 
6.11.2. flat roofs where they are concealed by parapet walls that include articulation and use of design elements that are in harmony with the principal architectural theme that reduce any perceived mass and linearity of large buildings and add architectural interest.
6.12. To reduce any perceived mass and linearity of large buildings and add architectural interest, the exterior finishing materials must incorporate vertical elements using a combinations of brick, stone, or other masonry materials, concrete, stucco, glazing or siding, having a similar character, with wood or metal trim, having regard to the objective of ensuring that the development is of a high quality and complementary theme. Abrupt and excessive differences in scale of adjacent buildings must be minimized through transitional building treatment.
6.13. Primary emphasis must be placed on design elements and Facade enhancements, particularly to the first and second levels of buildings to create a pedestrian friendly environment. Lower floors should be strongly articulated to add variety, interest, and a human scale dimension. Design elements may include placement of windows to allow for viewing into the building by pedestrians, entrance features, street furniture, canopies, and features that lend visual interest and create a human scale.
6.14. Smaller buildings must incorporate a similar level of complementary materials and architectural detailing as the larger format developments.
6.15. Buildings are encouraged to incorporate exterior and decorative lighting to enhance building architecture, Landscaping elements, and focal points.
Pedestrian Environment
6.16. The development must create a pedestrian friendly environment, focused on a shopping street, which may include such things as entrance features, pedestrian signage, outdoor sitting areas, canopies, Landscaping, convenient parking, and other features that lend visual interest and a human scale to development along the street.
6.17. Development within this Zone must ensure that the design of the pedestrian environment is comfortable, convenient, visually attractive, and safe for human activity.
6.18. A diversity of Site amenities and pedestrian oriented facilities such as public art, seating areas, street furniture, small Parks, squares, plazas, and greens must be provided to create an inviting image for the development.
6.19. Building Facades must have pedestrian friendly features including transparency, decorative windows, wall niches, seating areas, and entrances to complement an interesting pedestrian streetscape.
6.20. Pedestrian Pathways to building entrances, amenities and transit must be convenient, safe and well lit, with special paving or Landscaping to define the connections.
6.21. Pedestrians must be protected by weather protection or building entrances in the form of awnings, canopies, overhang, or covered Pathways where practical.
Inclusive Design
6.22. All buildings and public facilities must be designed to be accessible to persons in wheelchairs, motorized scooters, and strollers.

 

Landscaping
7.1. A detailed Landscaping plan must be submitted in compliance with Section 5.60 prior to the approval of any Development Permit. This plan must include pedestrian connection and Fencing details, exterior lighting and street furniture elements, pedestrian seating areas, and varied sizes and species of new plantings.
7.2. Landscaping, both hard and soft, must be used to tie developments together in this precinct.
7.3. Open space must feature high quality Landscape architecture intended to make spaces comfortable and enjoyable including such features as trees, street furniture, public art, and water features.
7.4. Coordinated and complementary streetscape enhancements must be applied throughout the commercial precinct, including street trees, Fencing, pedestrian scaled lighting, street furniture, and other amenities.
7.5. Landscaping must be used to highlight major circulation patterns, pedestrian Pathways, and the overall development.
7.6. A minimum 1.5 m pedestrian Pathway must be provided along the internal loop road.
Parking, Loading, Storage and Access
7.7. No parking, loading, storage, waste collection, outdoor service, or display area is permitted within a Setback. 
7.8. Loading, storage and waste collection areas must be located to the rear or sides of the principal building and must be screened from view from any adjacent Sites, Streets, or Light Rail Transit lines, in compliance with Section 5.60. If the rear or sides of a Site are used for parking, an outdoor service or display area, or both, and Abut a residential Zone or an Alley serving a residential Zone, such areas must be screened in compliance with Section 5.60.
7.9. All mechanical equipment, including roof mechanical units, must be concealed by screening.
7.10. Private roadways must be tree lined and lit with appropriate lighting.
7.11. The internal street system and pedestrian linkages must be designed to foster connectivity to the urban village core and various amenities and facilities within the neighbourhood.
7.12. All developments must provide adequate Pathways along primary buildings, as well as pedestrian connections to Parking Areas, Site amenities, public perimeter sidewalks, and bus stops.
7.13. Parking Areas must be designed for a safe and orderly flow of traffic as well as pedestrians to avoid pedestrian/vehicle conflict and to include appropriate Landscaping to reduce the visual impact from Streets, Amenity Areas, and pedestrians
7.14. Site entrances and edges must receive special design attention to help ensure that the development provides an attractive and inviting face to surrounding areas.
7.15. The majority of off-street parking must be provided as surface parking in interior lots. To reduce the scale of parking and walking distance, parking should be located to the rear and side of buildings. Parking must not dominate street Frontages or access entry areas.
7.16. Pedestrian friendly corridors and linkages are required to connect the adjacent designated areas of the ASC Zone to shopping and amenities through the utilization of clearly demarcated Pathways, lighting, and signage systems to reduce pedestrian conflict and create a more pedestrian friendly image.
7.17. A range of parking options should be explored including shared, multilevel, and underground parking. However, parking lots must not be adjacent to ”Main Street”, or any village greens or commons.