Bylaw 16613
December 9, 2013
To accommodate the development of a range of complementary business employment Uses. This Provision provides development controls and urban design regulations and guidelines to establish a high quality urban environment, to ensure that the development is well integrated with the adjacent Ambleside neighbourhood and to create an aesthetic and architecturally appealing development.
This provision shall apply to portion of Lot A, Plan 1368NY. The Provision encompasses approximately 1.6 ha of land located west of 156 Street SW and south of Allan Drive S.W., Ambleside neighbourhood, as shown on Schedule "A” of the Bylaw adopting this Provision.
Animal Hospitals and Shelters
Bars and Neighbourhood Pubs, for less than 200 occupants and 240m2 of Public Space
Business Support Services
Child Care Services
Commercial Schools
Community Recreation Services
Convenience Retail Stores
Convenience Vehicle Rental
Creation and Production Establishments
Equipment Rentals
Exhibition and Convention Facilities
Extended Medical Treatment Services
General Retail Stores
Government Services
Greenhouses, Plant Nurseries and Market Gardens
Health Services
Household Repair Services
Limited Contractor Services
Minor Amusement Establishments
Personal Service Shops
Private Clubs
Professional, Financial and Office Support Services
Protective Emergency Services
Public Libraries and Cultural Exhibits
Religious Assembly
Restaurants, for less than 200 occupants and 240m2 of Public Space
Specialty Food Services, for less than 100 occupants and 120 m2 of Public Space
bb. Veterinary Services
cc. Warehouse Sales
dd. Fascia Off-premises Signs
ee. Fascia On-premises Signs
ff. Freestanding Off-premises Signs
gg. Freestanding On-premises Signs
hh. Projecting On-premises Signs
ii. Roof Off-premises Signs
jj. Roof On-premises Signs
kk. Temporary On-premises Signs
ll. Minor Digital On-premises Signs
The maximum total Floor Area Ratio shall be 1.2.
The minimum Site Frontage shall be 30.0 m.
The maximum Building Height shall not exceed 14.0 m.
A minimum Setback of 6.0 m shall be required where any lot line of a Site abuts a public roadway, other than a lane.
To ensure a high standard of appearance for the Site and a sensitive transition to Residential Uses to the west:
A minimum Setback of 7.5 m shall be required where any lot line abuts the property line of a residential Site. No surface parking or loading facilities shall be located within this Setback area.
A minimum landscaped Yard of 4.5 m shall be required where the Rear or Side Lot Line of the Site abuts the property line of a Site zoned residential.
A solid screen fence, 1.8 m in Height, shall be installed along all property lines that abut a residential Zone.
General Retail Store Uses and Religious Assembly Uses shall not have direct public access from the outside of the Building and shall only be permitted in a Building with Professional, Financial and Office Support Services Use.
No General Retail Store Use or Religious Assembly Use shall exceed 250 m2 of Floor Area.
No parking, loading, storage, trash collection, outdoor service or display area shall be permitted within a required Yard. Loading, storage and trash collection areas shall be located to the rear or sides of building(s) and shall be screened from view from any adjacent Sites and public roadways, in accordance with the provisions of Subsection 55.4 of the Zoning Bylaw. If the rear or sides of a Site are used for parking, an outdoor service or display area, or both, and abut a Residential Site or a Lane serving a Residential Site, such areas shall be screened in accordance with the provisions of Subsection 55.4 of the Zoning Bylaw.
All storage, display or parking areas shall be hard surfaced in accordance with Subsection 54.6 of the Zoning Bylaw.
Design techniques shall include variations in building Setbacks and articulation of building facades shall be utilized in order to minimize the perception of massing of the building when viewed from adjacent Sites and public roadways.
Building facades (all sides) shall include design elements, finishing materials and variations that will reduce any perceived mass and linearity of large buildings and add architectural interest.
To reduce any perceived mass and linearity of large buildings and add architectural interest, the exterior finishing materials shall 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 shall be minimized through transitional building treatment.
Any single wall length greater than 15.0 m visible from a public road shall use articulation in the wall to minimize the perceived mass of the building.
Primary emphasis shall be placed on design elements and façade enhancements, particularly to the first and second levels of buildings to create a pedestrian friendly environment. Lower floors shall be articulated to add variety, interest and a human scale dimension. Recommended design elements include placement of windows to allow for viewing into the building by pedestrians, and the inclusion of wall niches, entrance features, street furniture, canopies and features that lend visual interest and create a human scale.
Functional and decorative lighting shall be provided to enhance the appearance of the Site and buildings. In addition to regulations in Section 51 of the Zoning Bylaw, all exterior lighting of the site shall be designed to prevent light pollution by ensuring that illumination shall not extend beyond the boundaries of the site nor upwards into the sky to the satisfaction of the Development Officer.
Building entrances shall be readily identifiable by using design elements such as distinctive materials and colours, human scale architecture, recessing, canopies, awnings, overhangs, articulation, projections and columns.
All mechanical equipment, including roof mechanical units, shall be concealed by screening with design elements that are compatible or complement the architectural character and materials of buildings, or concealed by incorporating them within the building framework.
Pedestrian pathways to building entrances, amenities and transit shall be convenient, safe and well lit, with special paving or landscaping to define the connections.
Parking for the Site shall be provided in accordance with Section 54 of the Zoning Bylaw.
Parking areas shall be designed for safe and orderly movement and to minimize pedestrian/vehicular conflict.
A detailed Landscaping Plan shall be submitted in accordance with Section 55 of the Zoning Bylaw prior to the approval of any development permit. This plan shall include pedestrian connection and fencing details, street furniture elements, pedestrian access and seating areas, and varied sizes and species of new plantings that provides visual interest.
The rear of the Site shall reflect a formalized landscape treatment to break-up the façade of building walls, enhance views and screen parking lots, and service areas from the traveling public and adjacent residential uses.
Signs shall comply with the Sign Regulations found in Sections 59 and 59F of the Zoning Bylaw.
Signs shall be reviewed in context with the surrounding development, such as, but not limited to, the architectural theme of the area, any historic designations, the requirements of any Statutory Plan, any streetscape improvements, and proximity to residential development. The Development Officer may require revisions to the application to mitigate the impact of a proposed Sign or may refuse a permit that adversely impacts the built environment.
Individual business identification signs located on the façades of buildings shall be similar in proportion, construction materials and placement. The design, scale and placement of signs shall be such that the signage does not detract from the overall appearance of the development and that the signage is not obtrusive, having regard to the scale of the buildings on the Site and to the distance of the building Setback.
CPTED requirements shall be in accordance to Section 58 of the Zoning Bylaw. CPTED principles shall be used in the design of all public and private spaces and facilities focusing natural surveillance and access control to lessen the likelihood of crime within the Site.