DC2 1051

Oliver - west of 119  Street  NW,  and  north  of  Jasper  Avenue

Charter Bylaw 18755 (March 11, 2019)

To accommodate the development of a seniors’ residence with extended medical treatment services and institutional services with the opportunity for a limited number of small-scale commercial uses.

This Provision shall apply to the  lands  legally  described  as  Lot  25B,  Block  19,  Plan 1421332; Lots 40-44, 46-47,  Block  19,  Plan  1525531;  Units  1-80  Condo  Plan 1525535; located west of 119  Street  NW,  and  north  of  Jasper  Avenue,  Oliver,  at  10112 119 Street NW and 11904 Jasper Avenue, as shown on Schedule  ”A” of the Bylaw  adopting this DC2 Provision.

a. Apartment Housing
b. Bars and Neighbourhood Pubs
c. Cannabis Retail Sales
d. Child Care Services
e. Community Recreation Services
f. Convenience Retail Stores
g. Extended Medical Treatment Services
h. General Retail
i. Group Home
j. Health Services
k. Limited Group Home
l. Lodging Houses
m. Minor Home Based Business
n. Personal Service Shops
o. Professional, Financial and Office Support Services
p. Specialty Food Services
q. Private Clubs
r. Restaurants
s. Residential Sales Centre
t. Fascia On-premises Signs
u. Projecting On-premises Signs
v. Temporary On-premises Signs

4.1. General

a. Development shall be in accordance with the following regulations and generally in accordance to Appendices A, B and C.
b. The maximum Floor Area Ratio for the Site shall be 9.5.
c. The maximum number of units for the Site shall be 135. For the purpose of this Provision, a ”unit” is defined as one Dwelling, one Group Home, Limited Group Home, or Lodging House unit, or one Extended Medical Care Services room for a patient.
d. The maximum building Height shall not exceed 46.0 m.
e. The development shall be in the form of podium plus Tower composition or other configuration that ensures design treatments are compatible with the Façades of adjacent buildings in the immediate area.
f. Minimum building Setbacks shall be required as follows, as shown in Appendix A: Site Plan:
 
i. 0.0 m on the south side where the Site Abuts Jasper Avenue, other than building variations to provide wall articulation and entrances;
ii. 3.0 m on the north side where the Site Abuts the Lane;
iii. 0.9 m on the east side where the Site Abuts 119 Street NW; and
iv. 0.0 m on the west.
g. Minimum Tower Setbacks shall be required as follows, as shown in Appendix A: Site Plan:
 
i. 1.5 m on the south. A minimum of 50% of Storeys 3 to 5 of the Tower shall meet this Setback. Above the 6th Storey, 100% of the Tower shall meet the Setback;
ii. 3.0 m on the west;
iii. 4.2 m on the north; and
iv. 4.2 m on the east.
h. Canopies and awnings may project greater than 0.6 m into the required Setback.
i. A minimum interior Amenity Area of 150 m2 and a minimum exterior Amenity Area of 400 m2 accommodated on the rooftop and podium terraces shall be provided. Amenity Areas may include dining areas, meeting rooms, multi-  purpose and fitness facilities, outdoor spaces, and shall be exempt from FAR calculations.
j. The development shall create a pedestrian-friendly environment on Jasper Avenue and  119  Street  NW,  which  will  include  such  things  as  entrance  features, Landscaping and other features that lend visual interest and a human scale to development along the street.
k. A Crime Prevention through Environmental Design Assessment shall be provided to the satisfaction of the Development Officer to ensure that the development provides a safe urban environment.
l. A detailed Wind Impact Study shall be prepared by a qualified, registered Professional Engineer, and shall be based on a computer model simulation  analysis, prepared to professional standards. The Wind Impact Study shall be submitted with the Development Permit for the Tower to the satisfaction of the Development Officer.

 

4.2 Parking, Loading and Storage

a. A minimum of 48 vehicular parking spaces shall be provided within an underground parkade.
b. Vehicular access and egress shall only be provided off the Lane Abutting the development.
c. The Driveway ramp for underground parking structures shall be at grade at the property line and must not exceed a slope of 6% for a distance of 4.5 m inside the property line, or to the satisfaction of Transportation Services.
d. Adequate sight lines shall be maintained for vehicles entering and exiting the parkade, to the satisfaction of the Development Officer and the Transportation Services.
e. An overall minimum of 7 Bicycle Parking spaces shall be provided. A minimum of 5 Bicycle Parking spaces shall be provided in a safe and secure location within the building.
f. One loading space shall be located and screened in general accordance with Appendix B: Landscape Plan.
g. Storage and trash collection shall be located within the building.
h. A separate drop-off area shall not be required for Childcare Services.

 

4.3. Signage

a. Signs shall comply with the regulations found in Schedule 59B and in accordance with the General Provisions of Section 59 of the Zoning Bylaw.
b. A Comprehensive Sign Design Plan and Schedule shall be prepared for the development and submitted, with the Development Permit application, to the satisfaction of the Development Officer.

 

4.4 Development Regulations for Non-Residential Uses

a. Commercial Uses and Community, Educational, Recreational and Cultural Service Uses, shall be limited to the ground and second Storey of the building.
b. Notwithstanding Section 4.4(a) of this Provision, Bars and Neighbourhood Pubs, Restaurants, and Specialty Food Services will be limited to the ground floor.
c. There shall be a maximum of one establishment for either the Use of Bars and Neighbourhood Pubs or Restaurants.
d. The maximum combined Floor Area shall be 350 m2 for all Community Recreation Services and Private Clubs.
e. Ground level Commercial Uses shall have separate and direct access to the street.
f. Restaurants shall not exceed 100 occupants and 150 m2 of Public Space.
g. General Retail shall not exceed 150 m2 per individual premise.
h. Private Clubs shall not exceed a maximum of 350 m2.
i. Health Services shall not exceed a maximum of 200 m2.
j. Specialty Food Services shall not exceed 100 occupants and 150 m2 of Public Space.
k. Bars and Neighbourhood Pubs shall not exceed 100 occupants and 150 m2 of Public Space.
l. Community Recreation Services shall not exceed 350 m2.

 

4.5. Urban Design and Architectural Control

a. Building materials shall be sustainable, durable, high quality and appropriate for the development. The contextual fit, design, proportion, quality, texture, and application of various finishing materials shall be to the satisfaction of the Development Officer.
b. The podium exterior shall be finished with clear storefront glazing and quality materials such as: masonry, stone, or pre-finished metal.
c. The podium shall be 2 Storeys and have a minimum Height of 8.0 m.
d. The ground Storey shall have a minimum Height of 3.5 m.
e. The ground Storey elevation shall not exceed the elevation of the Abutting public sidewalk by more than 0.3 m, or at the discretion of the Development Officer where the grade or other Site conditions require greater separation.
f. The ground Storey architectural treatment of the podium shall ensure that there are windows on the south and east Façades of the building, and that the placement and type of windows shall allow viewing into the building to promote a positive pedestrian-oriented shopping street.
g. The building shall be designed and oriented to face and front Jasper Avenue and 119 Street NW with entrances that are clearly visible and distinct.
h. The building shall be designed to include the use of different architectural elements and treatments, articulated Façades, materials, and colours to add variety, rhythm, break up the massing and provide a sense of human scale.
i. Weather protection in the form of a canopy or any other architectural element shall be provided above the building entrances on Jasper Avenue and 119 Street NW to create a comfortable environment for pedestrians.
j. Tower rooftop shall be designed to accommodate mechanical penthouses, reduce the heat island effect, facilitate energy efficiency and contribute to a distinctive skyline. The design of the roof may include a combination of green roofs, solar panels, patios, and public or private open spaces.
k. 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.
l. Wherever podium roofs are visible from existing adjacent developments, the development shall provide enhancements to improve rooftop aesthetics to the satisfaction of the Development Officer. Enhancements may include patios, gardens, green roofs or additional Amenity Area.
m. Decorative and security lighting shall be designed and finished in a manner consistent with the design and finishing of the development and shall be provided to ensure a safe well-lit environment, and to highlight the architectural features of the development at night time, to the satisfaction of the Development Officer.

 

4.6. Landscaping

a. A Landscaping plan for the Site shall be submitted as a condition of the issuance  of the Development Permit that is in general conformance with Appendix B: Landscape Plan.

 

4.7. Sustainability Strategies and Targets

a. The design and implementation of this development shall be in accordance with Appendix C: Sustainability Strategies and Targets.
b. Upon completion of the building, the owner shall provide a report by a professional Architect or Engineer that demonstrates to the satisfaction of the Development Officer that the design and construction of the building meets the sustainability targets as defined in Appendix C: Sustainability Strategies and Targets.

Bylaw attachments