Charter Bylaw 19853
September 8, 2021
To accommodate a mixed use development that provides for one mid-rise residential building with ground floor commercial uses (Building A), and one low rise commercial building (Building B) developed in a manner that is compatible and sympathetic to each building and the surrounding uses.
DC2.1188.2. Area of Application
This Provision shall apply to Lot 6, Block 2, Plan 1522818 (11804 - 26 Avenue SW), as shown in Schedule “A”, within the Heritage Valley Town Centre neighbourhood.
DC2.1188.3. Uses
Business Support Services
Child Care Services
Convenience Retail Stores
General Retail Stores
Health Services
Indoor Participant Recreation Services
Liquor Stores
Major Home Based Business
Market
Minor Home Based Business
Multi-unit Housing
Personal Service Shops
Private Clubs
Professional, Financial, and Office Support Services
Religious Assembly
Residential Sales Centre
Restaurants
Special Event
Speciality Food Services
Supportive Housing
Urban Gardens
Fascia Off-premises Signs
Fascia On-premises Signs
Freestanding Off-premises Signs
Freestanding On-premises Signs
Major Digital Signs
aa. Minor Digital Off-premises Signs
bb. Minor Digital On-premises Signs
cc. Projecting On-premises Signs
dd. Temporary On-premises Signs
DC2.1188.4. Development Regulations
Development shall be in general accordance with the Appendix 1 - Site Plan.
Building A shall accommodate Multi-unit Housing above the first floor with ground floor commercial uses.
Building B shall be developed as a standalone low rise commercial building.
The minimum Density shall be 75 Dwellings/ha.
The maximum Floor Area Ratio shall be 1.75.
A minimum of 10 percent of Dwellings shall have a Floor Area greater than 100 m2.
The maximum Height shall be:
24.0 m for Building A; and
15.0 m for Building B.
The minimum building Setbacks shall be as follows:
6.0 m from 26 Avenue SW.
6.0 m from James Mowatt Trail SW; and
4.0 m from the northwest and northeast Lot Line.
Multi-unit Housing shall have access at ground level, which is separate from the access for the Commercial Uses.
All ground level external entrances shall be universally accessible, and walkways around Building A and B shall be 1.8 metres in width and provided in general accordance with Appendix I – Site Plan.
Amenity Areas shall be provided as follows:
The minimum Amenity Area provided on Site per Dwelling shall be 7.5 m2.
The required Amenity Area may be provided individually per Dwelling or provided as Common Amenity Areas, or a combination of both individual and common Amenity Areas. The minimum size of any single Common Amenity Area shall be 50 m2.
Amenity Areas may be provided indoors or outdoors and may include but are not limited to balconies, fitness areas, seating areas, and dining areas.
Common outdoor Amenity Areas shall be provided at the entrance to Building A and Building B.
In addition to the Amenity Areas required under Section 4(k)(i) to 4(k)(iv), a minimum Amenity Area of 1.5 m2 shall be provided for every 10 surface parking spaces, in the form of landscaped parking islands.
Signs shall comply with Section 59 and Schedule 59F of the Zoning Bylaw, as amended.
Car stops shall be provided within each parking stall and at raised crosswalks.
Bicycle Parking shall be provided, and shall be located at the main entrance to Building A, the main entrance to Building B, and south of the parkade ramp.
The location of the trash collection area shall be determined at the Development Permit Stage in consultation with Waste Management Services.
No parking, loading, storage, outdoor service, or display area shall be permitted within a Setback.
An on-site turnaround shall be provided for waste and emergency vehicles, in the location shown on Appendix 1 - Site Plan.
DC2.1188.5. Landscaping
A Landscape Plan, prepared by a registered Landscape Architect, shall be submitted as part of a Development Permit application.
Soil above underground parking facilities shall be of sufficient depth to accommodate required landscaping, including trees, shrubs, flower beds, grass, and ground cover.
Landscaping adjacent to exterior walls shall be used to minimize the perceived mass of the building and create visual interest.
Any trash collection area, open storage area, or outdoor service area shall have screen planting a minimum of 1.85 m in height.
DC2.1188.6. Urban Design Regulations
Buildings shall comply with the following urban design and architectural treatments:
All building Facades shall have consistent and harmonious exterior finishing materials;
All buildings shall be designed to provide a sense of human scale through a combination of architectural features that may include variations in the roof lines, projection or recession of the Façade, porches or entrances features, canopies, building finishing materials or other treatments.
Building A shall:
Address the adjacent stormwater pond by providing ground floor residential Dwellings with doors that front onto the stormwater management facility.
Include an entrance feature facing 26 Avenue SW.
Building B shall include doors and windows facing James Mowatt Trail SW to allow for viewing into the building by pedestrians.
Building A and B shall have a minimum of 60% glazing on commercial frontages. The bottom of the glazing shall not be higher than 1 m above grade.
Notwithstanding 6.e, Building B adjacent to James Mowatt Trail shall have a minimum of 50% glazing.
Buildings A and B shall relate to each other through barrier free entrances, landscaping, and connected pedestrian Walkways, Amenity Areas, and parking areas.
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, to the satisfaction of the Development Officer.