DC2 173

Forest Heights - east of 76 Street and south of 104 Avenue.

Bylaw 9107 (April 25, 1989)

To establish a Site Specific Development Control District to accommodate a 156 bed nursing home with accessory administrative, recreational, and rehabilitative service areas, and to establish 9107 sensitive site development criteria to ensure that development will be compatible with surrounding low density residential land uses.

This DC5 District will apply to Lots 4 to 15 inclusive, Block 2, Plan 5515 AE and the portion of the north/south lane located east of the site to be closed by Bylaw No. 9093; located east of 76 Street and south of 104 Avenue, Forest Heights.

Extended Medical Treatment Services

a. The maximum floor area ratio shall be 1.4.
b. The maximum number of beds shall be limited to 156.
c. The maximum building height shall not exceed 14 m (45.93 ft.).
d. The general site layout and building shall be substantially in accordance with the site plan and elevations as illustrated in Appendix I to Schedule B of Bylaw 9107.
e. A landscaped yard, a minimum of 6 m (19.7 ft.) in width shall be provided adjacent to 76 Street, except that this yard may be reduced to 3.0 m (9.8 ft.) in the northwest portion of the site, in order to allow for the encroachment of a portion of the parking area. Landscaping shall consist of five deciduous trees, a minimum caliper of 5.5 cm (2.2 in.) and five coniferous trees, a minimum height of 3.0 m (9.8 ft.) together with a mixture of 20 deciduous and coniferous shrubs for every 30.0 m of frontage.
f. A landscaped yard, a minimum of 1.2 m (3.93 ft.) in width shall be provided adjacent to 104 Avenue. Landscaping shall consist of five deciduous trees, a minimum caliper of 5.5 cm (2.2 in.) and five coniferous trees, a minimum height of 3.0 m (9.8 ft.) together with deciduous and coniferous shrubs to be provided in such a manner as to screen the parking area when viewed from the residential area to the north and west, to the satisfaction of the Development Officer. Such landscaping may be carried over to include the adjacent City boulevard.
g. A landscaped yard, a minimum of 1.2 m (3.93 ft.) in width shall be provided adjacent to the southern boundary of the site. Landscaping shall consist of groupings of five deciduous trees, a minimum caliper of 5.5 cm (2.2 in.) and five coniferous trees, a minimum height of 2.5 m (8.2 ft.) together with deciduous and coniferous shrubs, to be provided in such a manner as to screen the parking area when viewed from the residential area from the south and southwest and to the satisfaction of the Development Officer. Such landscaping may be carried over to include the adjacent City land to the south.
h. Landscaping shall be provided adjacent to the northeast corner of the proposed building and adjacent to the southeast corner of the proposed building in order to enhance the appearance of the site and partially screen the building from adjacent residential areas and public roadways, to the satisfaction of the Development Officer. This landscaping shall consist of groupings of two deciduous trees (a minimum caliper of 5.5 cm) and three coniferous trees (a minimum of height of 3.0 m) together with a mix of deciduous and coniferous shrubs and provided for both the northeast and southeast portions of the site.
i. A building setback, a minimum of 7.62 m (25.0 ft.) in width shall be provided adjacent to 76 Street.
j. No parking, loading, storage, trash collection, outdoor service or display area shall be permitted within a required yard. Parking, loading, storage, and trash collection areas shall be located in such a manner as to be screened from view from adjacent residential sites and public roadways in accordance with the provisions of Section 69.3 of the Land Use Bylaw.
k. Vehicular access shall be allowed to the site from 104 Avenue as well as from 76 Street, adjacent to the southern portion of the site only.
l. Landscaping and hardsurfacing of the parking area shall be completed with the first phase of development on the site.
m. Existing trees located on the site, which will be affected by the proposed development, shall be relocated and/or replaced to the satisfaction of the Development Officer in consultation with the Parks and Recreation Department.
n. Any grading changes or alterations to the existing slope in the northeastern and southeastern portions of the site shall be provided to the satisfaction of the Development Officer in consultation with the Transportation, Public Works and Parks and Recreation Departments.
o. To ensure that a high standard of appearance and a sensitive transition to the surrounding land uses are achieved, detailed landscaping plans shall be submitted with the initial development permit application for approval by the Development Officer which, in the opinion of the Development Officer, comply with the planting requirements specified by Clauses 4e), f), g), and h) of this District.
p. The Development Officer shall require, as a condition of approval, that the applicant provide an irrevocable letter of credit or a performance bond, in the amount of the established landscaping cost, the conditions of the security being that:
 
i. if the landscaping is not completed in accordance with the provisions of the District and the landscaping plan, within one growing season after the completion of the development, then the amount fixed shall be paid to the City for its uses absolutely; and
ii. the Development Officer shall not release the Landscaping Bond until an inspection of the site has demonstrated that the landscaping has been well maintained and is in a healthy condition two growing seasons after completion of the landscaping.
q. Development in this District shall comply with the following architectural guidelines:
 
i. the siting of the building and the placement of windows shall be oriented so as to minimize opposing views to the adjacent residential neighbourhood;
ii. the perceived massing of the building when viewed from the adjacent residential area to the north and west shall be minimized through the use of building setbacks, the articulation of the building facade and roof lines, and the choice and colour of finishing materials, to the satisfaction of the Development Officer;
iii. all exterior finishing materials must be of good quality, durable and attractive in appearance, with consistent treatment on all faces of the building;
iv. an architectural and landscaping theme compatible with the adjacent residential neighbourhood shall be created through the use of landscaping techniques and planting materials;
v. exterior finishing materials shall be limited to muted earth tones with strong colours limited to use as accents only; and
vi. all mechanical equipment on the roof of any building shall be completely screened or incorporated in the building roof.
r. Any exterior lighting of the site shall be designed so that the lighting is directed away from the adjacent residential development to the north and west, and the intensity of illumination shall not extend beyond the boundaries of the site.
s. Prior to the issuance of a development permit, a geotechnical report to address the impact of the proposed expansion on the long term stability of adjacent public lands will be required to the satisfaction of the Development Officer in consultation with the Parks and Recreation, Transportation, and Planning and Development Departments.
t. The existing Jubilee Lodge fence which extends to the Capilano Drive fence shall be relocated in order to improve the pedestrian connection between the ravine area south of the Jubilee Lodge and the park area and pedway across Capilano Drive. The relocation of the fence shall be provided to the satisfaction of the Development Officer, in consultation with the Parks and Recreation and the Transportation Departments.
u. Signs may be allowed in this District in accordance with Schedule 79A and in accordance with the general provisions of Sections 79.1 to 79.9 inclusive of the Land Use Bylaw, except that the Development Officer may allow additional identification and on-site directional signs, which in his opinion, would be consistent with the scale and character of the development and would not prejudice the amenities of the surrounding residential neighbourhood.
v. Development in this District shall be evaluated with respect to compliance with the General Development Regulations of Sections 50-79 inclusive of the Land Use Bylaw.
w. The Development Officer may grant relaxations to Sections 50-79 of the Land Use Bylaw and the provisions of this District, if, in his opinion, such a variance would be in keeping with the general purpose of this District and would not affect the amenities, use, and enjoyment of neighbouring properties.
x. Notwithstanding the above Clause, a minimum of 39 parking spaces shall be provided in accordance with Section 66.2 of the Land Use Bylaw.

Bylaw attachments