DC2 1066

Belvedere - South of 134 Avenue NW and east of Fort Road NW

Charter Bylaw 18867 (June 6, 2019)

To establish a Site Specific Development Control District for retail, general commercial and office Uses with specific Site development criteria that ensure a compatible relationship with the surrounding land Uses and achieve a high standard of building appearance appropriate to the entrance location of this Site.

This Provision shall apply to Lot 3, Block 2, Plan 9220004 as shown on Schedule “A” to the Bylaw Adopting this DC2 Provision, Belvedere.

a. Automotive and Equipment Repair Shops
b. Automotive and Minor Recreation Vehicles Sales/Rentals
c. Bars and Neighbourhood Pubs
d. Business Support Services
e. Commercial Schools
f. Convenience Retail Stores
g. Convenience Vehicle Rentals
h. Drive-in Food Services
i. Gar Bars
j. General Retail Stores
k. Government Services
l. Greenhouses Plant Nurseries and Garden Centres
m. Health Services
n. Indoor Participant Recreation Services
o. Major Alcohol Sales
p. Major Service Stations
q. Minor Alcohol Sales
r. Minor Service Stations
s. Nightclubs
t. Veterinary Services
u. Personal Service Shops
v. Private Clubs
w. Professional, Financial and Office Support Services
x. Rapid Drive-through Vehicle Services
y. Restaurants
z. Specialty Food Services
aa. Urban Gardens
bb. Warehouse Sales
cc. Fascia Off-premises Signs
dd Fascia On-premises Signs
ee. Freestanding Off-premises Signs
ff. Freestanding On-premises Signs
gg Major Digital Signs
hh. Minor Digital Off-premises Signs
ii. Minor Digital On-premises Signs
jj. Minor Digital On-premises Off-premises Signs
kk. Projecting On-premises Signs
ll Temporary On-premises Signs
a. Notwithstanding Section 720.3(2) of the Zoning Bylaw, a Site Plan is not appended to this provision.
b. The maximum floor ratio shall be 1.0.
c. Except for those Uses listed in 4(d) below, the maximum building Height shall not exceed 14.5 m nor two Storeys for flat, mansard and gambrel roofs, or 16.0 m for a roof type with a pitch of 4/12 (18.4 degrees) or greater.
d. Notwithstanding Clause 4(c), a maximum Height of 15 m and four Storeys shall be allowed for: Professional, Financial and Office Support Services; Health Services; and Government Services.
e. A minimum building Setback of 14 m shall be provided from the property line adjacent to Fort Road. At the discretion of the Development Officer, this Setback requirement may be reduced to a minimum of 7.5 m for developments having a gross Floor Area less than 1,000 m2 and a Height less than 6 m, and where Landscaping and building treatments  minimize the perception of massing and create a high standard of building appearance. This minimum Setback of 7.5 m shall apply to a Gas Bar, canopies and pump islands. A Setback of 10m shall be required for Sign Uses which are not allowed in the Setback pursuant to Schedule 59F.
f. A landscaped Yard a minimum of 7.5 m in width shall be provided adjacent to Fort Road and a landscaped Yard of an average of 3.0 m and a minimum of 2 m in width shall be provided adjacent to the north, south and east property lines.
 
i. The landscape treatment for the Fort Road Yard shall include four (4) deciduous trees (a minimum caliper of 50 mm) and four (4) coniferous trees (a minimum of 3.0 m in height) along with a minimum of 20 shrubs for each 35 m of frontage, with the planting to be grouped in modules not greater than 25 m in length. A continuous screen an average of 0.75 m in height, shall be provided within the required Yard through a combination of berming and shrub planting.
ii. The landscape treatment for the Yards adjacent to the north, south and east property lines shall include two mature deciduous trees (a minimum caliper of 5 mm) and two evergreen trees (a minimum of 3.0 m in height) along with a minimum of ten shrubs for each 35 m of frontage.
g. The Development Officer may require that the minimum building Setback and the minimum width of landscaped Yards be increased where such increases are necessary to ensure that proposed buildings do not conflict with existing or proposed utility services and to ensure that the landscape requirements can be met in a manner that does not conflict with the existing or proposed utility services, in consultation with the affected utility departments.
h. Detailed Landscaping plans shall be submitted with the Development Permit application for new buildings or additions that are proposed for approval by the Development Officer, in compliance with the Landscaping requirements specified in this Provision to ensure a high standard of appearance and a sensitive transition to the surrounding land uses. To this end, Landscaping shall be provided on the interior of the Site to break up the appearance of large areas of parking, to visually define primary circulation aisles and to soften the appearance of buildings to the satisfaction of the Development Officer.
i. No parking, loading, storage, or trash collection, shall be permitted within a required Yard, and loading, storage, parking and trash collection areas shall be screened from view from any adjacent Sites and public roadways to the satisfaction of the Development Officer.
j. Development shall be in accordance with the following architectural guidelines, to the satisfaction of the Development Officer:
 
i. the design of the project shall establish a common architectural theme and the principal design elements, finishing materials, colours and roof styles shall be applied to each building with minor variations;
ii. the design of the project shall include the use of sloped roof elements or parapet details;
iii. all exterior finishing materials must be of good quality, durable and attractive in appearance, and the Facades of all buildings on the Site shall have harmonious exterior finishing  materials having regard to the objective of ensuring a high standard of appearance visible from adjacent public roadways;
iv. on-site security and building lighting must be situated and designed such that the illumination is directed downwards and no direct rays of light are directed outward from the Site;
v. all mechanical equipment on the roof of any building shall be concealed by screening in a manner compatible with the architectural character of the building, or connected by incorporating it within the building roof; and
vi. any buildings with a single wall exceeding 30 m in length shall comply with the following guidelines to the satisfaction of the Development Officer:
 
A. All rooflines and Facades visible from a public roadway shall include design elements and variations that reduce the perceived mass of the building and add architectural interests;
B. the exterior wall finishing materials shall be predominantly composed of muted colours and consist of brick, textured concrete, stone, glazing or stucco, with prefinished metal or wood limited to use as an accent; and
C. the provision of shrubs and mature trees adjacent to building walls to minimize the perceived mass of the building and create visual interest.
k. Signs shall comply with the regulations found in Section 59 and Schedule 59F as amended.
l. With future redevelopment of the Site, a minimum 1.83 m chain link fence shall be installed on the mutual property line between the Site and the CN railway right-of-way provided to the satisfaction of the Development Officer, in consultation with Subdivision and Development Coordination (Transportation).
m. A minimum 30 metre Setback shall be provided for vehicular access points from at-grade railway right-of-way crossings. If the Development Officer, in consultation with Urban Form and Corporate Strategic Development (Transportation Planning), determines the 30 metre setback is not feasible due to a site hardship, restricted directional access designed to prevent traffic congestion from interfering the crossing may be substituted.
n. Any proposed alterations to the existing drainage pattern affecting the railway property will require prior approval from CN railway and may require the submission of a drainage report to the Satisfaction of the Development Officer in consultation with CN Railway and Lot Grading.
o. The Development Officer may grant a variance to the applicable regulations contained in the Zoning Bylaw and the provisions of this Provision if, in their opinion, such a variance would be in keeping with the General Purpose of the Provision and would not unduly interfere with the amenities of the neighbourhood or materially interfere with or affect the use, enjoyment or value of neighbouring properties.
a. Gas Bars, Minor Service Stations and Rapid Drive-through Vehicle Services Buildings shall be developed in accordance with the following additional criteria:
 
i. Rapid Drive-through Vehicle Services shall have the orientation of the bays and circulation and queuing aisles being to the satisfaction of the Development Officer in consultation with the Subdivision and Development Coordination (Transportation) having regard to on-site and off-site traffic impacts;
ii. the design, finishing, and siting of development including the orientation of gas pump islands and service bays, shall be to the satisfaction of the Development Officer having regard to achieving a consistent  and compatible relationship with the overall design and finishing of the project, ensuring a high standard of appearance when viewed from adjacent public roadways, and minimizing traffic circulation conflicts both off and on-site; and
iii. any canopy located over the gas pump islands shall be designed and finished in a manner consistent with the design and finishing of the principal building, with the overall height and scale of the canopy to be to  the satisfaction of the Development Officer, such that the canopy is not obtrusive and maintains consistency with the eave line of  the principal building.
b. Drive-in Food Services or Specialty Food Services or Restaurant having an Accessory food pickup window shall have a minimum building Setback 14 m from the Lot Line Abutting Fort Road NW. The location of any accessory food pick up window and circulation shall be provided to the satisfaction of the Development Officer in consultation with Subdivision and Development Coordination (Transportation).
c. All activities associated with the operation of a Greenhouse or Plant Nursery shall take place within an enclosed building, except that an outdoor display area for plants shall be permitted, with a maximum area of 500 m2.
d. In the case of new building construction for Commercial Schools, Government Services, Indoor Participant Recreation Services, Private Clubs, Professional Financial and Office Support Services and Health Services shall be developed in accordance with the following additional criteria:
 
i. a minimum 30 m building Setback from the Lot line Abutting the railway right-of-way, in conjunction with a 2.5 m high earthen berm or 2.0 metres for a secondary main line, shall be provided; and
ii. the Development Officer may require a noise and vibration analysis to be prepared by a qualified acoustic consultant and may require the implementation of any recommendations identified therein for mitigation of any noise or vibration issues identified therein.
e. In the case of new building construction, a minimum 15 m building Setback, from the Lot line Abutting the railway right-of-way, is recommended for Automotive and Equipment Repair Shops.

Bylaw attachments