Bylaw 17494
January 25, 2016
To accommodate the development of a range of business employment uses with potential for limited commercial and service type uses for servicing the greater neighbourhood. This Provision allows the opportunity for the development of high rise buildings, which may be designed in a stand alone or mixed use format for hotel and office applications, together with ancillary and complementary commercial 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 commercial and residential areas, and to create an aesthetic and architecturally appealing development adjacent to Windermere Boulevard.
This Provision shall apply to Lot 1, Block 2, Plan 1520533, locates 1 to 4, Block 3, Plan 1520533 and Lots 1 to 3, Block 4, Plan 1521954, containing approximately 9.1 ha, west of Rabbit Hill Road and north of Ellerslie Road SW, Ambleside, as shown on Schedule "A” of the Bylaw adopting this Provision. Should the Site be further subdivided, this Provision shall carry forward to the newly created parcels of land.
The areas for the following uses are identified on Appendix I.
Bars and Neighbourhood Pubs
Business Support Services
Convenience Retail Stores
Drive-in Food Services
Exhibition and Convention Facilities
Extended Medical Treatment Services
General Retail Stores
Government Services
Health Services
Hotels
Lodging House
Major Amusement Establishments
Motels
Minor Alcohol Sales
Minor Amusement Establishments
Minor Impact Utility
Nightclubs, including live Dinner Theatre
Professional, Financial and Office Support Services
Restaurants
Specialty Food Services
Spectator Entertainment Establishments
Fascia Off-premises Signs
Fascia On-premises Signs
Freestanding Off-premises Signs
Freestanding On-premises Signs
Projecting On-premises Signs
Temporary On-premises Signs
Automotive and Minor Recreation Vehicle Sales and Rentals
Business Support Services
Child Care Services
Commercial Schools
Convenience Retail Stores
Convenience Vehicle Rentals
Custom Manufacturing Establishments
General Retail Stores
Government Services
Health Services
Indoor Participant Recreation Services
Limited Contractor Services
Minor Impact Utility Services
Minor Service Stations
Personal Service Shops
Professional, Financial and Office Support Services
Private Education Services
Public Education Services
Rapid Drive-through Vehicle Services
Religious Assembly
Recycling Depots
Restaurants
Special Industrial Uses
Specialty Food Services
Veterinary Services
Fascia On-premises Signs
Freestanding On-premises Signs
bb. Projecting On-premises Signs
cc. Temporary On-premises Signs
Business Support Services
Commercial Schools
Convenience Retail Stores
Convenience Vehicle Rentals
Funeral, Cremation, and Internment Services
Gas Bars
Government Services
Health Services
Indoor Participant Recreation Services
Media Studios
Minor Alcohol Sales
Minor Impact Utility Services
Major Service Stations
Personal Service Shops
Professional, Financial and Office Support Services
Rapid Drive-through Vehicle Services
Recycling Depots
Religious Assembly
Restaurants
Special Industrial Uses
Veterinary Services
Warehouse Sales
Fascia On-premises Signs
Freestanding On-premises Signs
Projecting On-premises Signs
Temporary On-premises Signs
Automotive and Equipment Repair Shops
Automotive and Minor Recreation Vehicle Sales and Rentals
Business Support Services
Commercial Schools
Convenience Retail Stores
Convenience Vehicle Rentals
Funeral, Cremation, and Internment Services
Gas Bars
General Industrial Uses
Government Services
Health Services
Indoor Participant Recreation Services
Media Studios
Minor Alcohol Sales
Minor Impact Utility Services
Major Service Stations
Personal Service Shops
Professional, Financial and Office Support Services
Rapid Drive-through Vehicle Services
Recycling Depot
Religious Assembly
Restaurants
Special Industrial Uses
Veterinary Services
Warehouse Sales
Fascia On-premises Signs
Freestanding On-premises Signs
bb. Projecting On-premises Signs
cc. Temporary On-premises Signs
The following uses shall only be designed as an integral component of a Hotel, or a Professional, Financial and Office Support Services building and shall not have direct public access from the outside of the building:
Convenience Retail Stores
General Retail Stores
Major Amusement Establishments
Minor Alcohol Sales
Nightclubs
Specialty Food Services
Notwithstanding 4 (a), in Area C, a Convenience Retail Store may only be permitted when designed as an integral component of a Major Services Station or Gas Bar.
The minimum Site Frontage Shall be 30.0 m.
Any development with a building Height greater than 23.0 m or six Storeys shall address massing and building articulation in accordance with the following regulations:
Podium
A podium shall be required, the maximum height of which shall not exceed 14.0 m.
The podium shall include design elements that create a pedestrian oriented built form, such as but not limited to, articulation around entrance ways, roof treatment, setbacks and stepbacks in the building mass, building articulation, and the architectural treatment of the facades; and
The podium shall incorporate weather protection in the form of a wide canopy or any other architectural element on façades wherever active commercial frontages exist.
Tower
The tower shall be differentiated from the podium, but should reinforce some of the design details, materials, and architectural expression from the podium.
Towers shall stepback from the front podium wall a minimum of 3.0 m;
The minimum distance between non-residential towers shall be
20.0 m; and
The minimum distance between a residential tower and any other tower shall be 25.0 m.
Floor Area Ratio (FAR)
the maximum Floor Area Ratio for Area A shall be 3.0;
the maximum Floor Area Ratio for Area B shall be 1.5;
the maximum Floor Area Ratio for Area C shall be 1.5; and
the maximum Floor Area Ratio for Area D shall be 2.5;
Building Height
the maximum Building Height for Area A shall be 60 m;
the maximum Building Height for Area B shall be 18 m;
the maximum Building Height for Area C shall be 18 m; and
the maximum Building Height for Area D shall be 22 m;
A minimum landscaped Yard of 6.0 m shall be provided abutting Windermere Boulevard and Rabbit Hill Road and 3.0 m along any other public or private roadway.
A detailed Landscape Plan completed by a qualified landscape professional shall be submitted in accordance with Section 55 of the Zoning Bylaw, prior to the approval of any Development Permit. The Landscape Plan shall include pedestrian connection and fencing details, exterior lighting and street furniture elements, pedestrian seating areas, varied sizes and species of new plantings.
Notwithstanding Section 55, all landscaped Yards shall contain minimum plantings as outlined in the following:
one tree for each 17.5 m2 and one shrub for each 10 m2 of any required Yard or Setback at Grade; and
one tree for each 17.5 m2 and one shrub for each 7.5 m2 of required parking area islands. In no case shall there be less than one tree per required parking area island.
Notwithstanding Section 55 of the Zoning Bylaw, all planting shall conform to the following:
the proportion of deciduous to coniferous trees and shrubs shall be approximately 50:50 and the following mix of tree sizes shall be used;
100% of required deciduous trees shall be a minimum 60 mm caliper; and
75% of required coniferous trees shall be a minimum of 2.5 m in height and 25% shall be a minimum 3.5 m in height.
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 the principal building and shall be screened from view from any adjacent Sites or public roadways in accordance with the provisions of Subsection 55.4 of the Zoning Bylaw.
Signs shall comply with the regulations found in Schedule 59E of the Zoning Bylaw.
No single General Retail Store shall exceed 250 m2 of Floor Area.
No single Warehouse Sales use shall exceed 2,500 m2 of Floor Area.
Any development of Vehicle-Oriented Uses shall conform to Section 72 of the Zoning Bylaw, as well as the following:
drive-through service windows shall be oriented away from any Yard abutting a public or private roadway and placed, where feasible, at the rear of the building;
the design, finishing and siting of such development shall achieve a compatible relationship with surrounding development and a high standard appearance when viewed from adjacent roadways; and
landscaping shall be used to screen and soften the impact of a drive- through service window.
A detailed urban design narrative shall be submitted as part of the Development Application addressing the following Design Regulations:
Building Design and Architectural Standards
To avoid repetition, a uniform design approach for all area buildings is not encouraged;
Any canopies shall be designed and finished in a manner consistent with the design and finishing of the principal building;
Design techniques including, but not limited to, the use of sloped roofs, 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. At the Development Permit stage, coloured elevation plans and a detailed materials list shall be submitted;
The roof line of buildings shall consist of 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 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;
To reduce any perceived mass and linearity of large buildings and add architectural interest, the exterior finishing materials shall incorporate vertical elements using a combination 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;
Priority 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; transparency of windows; wall niches; entrance features; street furniture; canopies and features that lend visual interest and create a human scale;
Smaller buildings shall incorporate complementary materials and architectural detailing to be consistent with the larger buildings;
Functional and decorative lighting shall be provided within the development to enhance the appearance of the Site and buildings. Any building backing on to Anthony Henday Drive or fronting onto Windermere Boulevard shall use special architectural treatment for building corners;
The massing of building walls greater than 15 m in length shall be reduced through architectural elements such as columns, ribs, pilasters or piers, changes in plane (e.g. recesses and projections), changes in building finishes, materials, and textures, or features that create an identifiable pattern and sense of human scale;
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; and
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 the building, or concealed by incorporating it within the building framework.
Pedestrian Environment
The development shall create a pedestrian friendly environment, which may include, but not limited to, a combination of:
entrance feature(s)
pedestrian/directional signage
outdoor seating areas
canopies
landscaping and street furniture
convenient access to parking
public art
small parks, squares, plazas and/or greens
Development within this site shall ensure that the design of the pedestrian environment is comfortable, convenient, visually attractive and safe for human activity;
Pedestrian pathways to building entrances, amenities and transit shall be convenient, safe and well lit, with special paving or landscaping to define the connections;
Internal pedestrian corridors shall connect buildings and uses to amenity area(s) and adjacent land uses, (including the transit stops, Windermere Boulevard, multi-use trails, and the adjacent commercial and residential areas); and
A minimum 1.5 m sidewalk with boulevard landscaping shall be provided on at least one side of internal roadways connecting internal pedestrian corridors throughout the site to the satisfaction of the Development Officer in consultation with Transportation Services.
Access, Circulation and Parking
Parking shall be provided in accordance with Section 54 of the Zoning Bylaw or in accordance with subsection 5. c. ii. Below;
Any Development Permit application proposing a reduction in off-street parking in Area ‘D’, that includes General Industrial Uses, shall include a Parking Impact Assessment;
Internal and perimeter streets shall be tree lined and lit with appropriate lighting;
Sidewalks in Area ‘A’ shall be provided immediately adjacent and in front of buildings and main entrances at a minimum of 3.0 m in width. Sidewalks in Areas ‘B’,‘C’ and ‘D’ shall be provided immediately adjacent and in front of buildings and main entrances at a minimum of 2.0 m in width;
Parking lots shall be designed to minimize the number of drive aisle interruptions and minimize pedestrian/vehicular conflict;
Parking areas adjacent to Windermere Boulevard and Rabbit Hill Road shall include berms and/or landscaping or similar screening feature between the roadway and parking stalls to create an aesthetic buffer and to reduce visual impact;
Stand-alone parking structures above grade shall not be permitted;
Structured parking shall be designed to minimize visual impact by using materials and architectural elements similar to adjacent facades; and
No structured parking above grade shall front onto Windermere Boulevard.
Landscaping
Coordinated and complementary streetscape enhancements shall be applied, including street trees, fencing, pedestrian scaled lighting, street furniture and other amenities;
Landscaping shall be used to highlight major circulation patterns, pedestrian pathways and to provide cohesiveness to the overall development;
Landscaping shall complement the overall Area and include a combination of plant material that provides visual interest with a variety of colour and texture throughout the year to enhance the appearance during non-growing months;
Landscaping shall be used to soften the building form. Recommended landscaping treatments may include one or a combination of tree and shrub planting, water features, railings, curbs, low walls, fences, berms, walkways, amenity areas and public art; and
Landscape treatment along Rabbit Hill Road shall contribute to breaking up the façade of building walls, and the enhancement of views and screening of parking lots and service areas from the travelling public.
Signage
A Comprehensive Sign Design Plan and Schedule shall be submitted, consistent with the overall intent of Subsection 59.3 of the Zoning Bylaw prior to the approval of any development permit;
Signs shall be designed to reflect an aesthetically pleasing and cohesive approach to complement the architectural features of all buildings;
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 Signs do not detract from the overall appearance of the development and that the Signs are not obtrusive, having regard to the scale of the buildings on the Site and to the distance of the building Setback;
Directional Signs shall be provided for wayfinding information at critical locations relating to tenants, pedestrian movement, parking lots, loading zones and pick up areas, entrances, exits and amenity areas;
Movement and brightness of Signs shall be designed to minimize light pollution and visual intrusion on surrounding residential properties.
CPTED and Accessibility
CPTED requirements within Section 58 of the Zoning Bylaw will apply; and
Barrier-free Design principles shall be used to guide the design of all buildings and public facilities, ensuring a high degree of accessibility to persons with disabilities.
