| a. |
The maximum floor area ratio shall be 0.60. |
| b. |
The maximum building height shall not exceed 10 m nor two storeys, except that the maximum height for Professional, Financial and Office Support Services shall not exceed 12 m nor three storeys. |
| c. |
The maximum floor area for any individual business premise shall not exceed an area of 1,000 m2, except that for Professional, Financial and Office Support Services and Health Services the maximum floor area for any individual business premise shall not exceed 2,000 m2. |
| d. |
A 4.5 landscaped yard consisting of one mature evergreen, one mature deciduous tree and five shrubs for each 46 m2 of required yard shall be provided adjacent to the east property line. Where buildings adjacent to this yard are sited in a backing on or siding on manner with blank walls or where parking or on-site circulation aisles are located adjacent to this yard, the Development Officer may require the provision of berming, additional landscaping or screen fencing or a combination of these that will ensure, in his opinion, that the appearance of development adjacent to the storm water lake/park will not detract from the landscape character of the adjacent lake/park. |
| e. |
A 6.0 m landscaped yard shall be provided adjacent to the west property line (Hewes Way) and to the south property line (25th Avenue). Landscaping treatment shall include the planting of three mature deciduous and three mature coniferous trees and twenty shrubs for a maximum of every 35 m of frontage, with the plant material being grouped within modules not greater than 25 m in length and 3.5 m in width and shall complement any boulevard planting. |
| f. |
A 2 m landscaped yard shall be provided adjacent to the north property line. The landscape treatment for these yards shall consist of three mature deciduous and three mature coniferous trees for each 40 m of lineal yard, to the satisfaction of the Development Officer. |
| g. |
Two 8.0 m wide walkways with a hardsurfaced walk and landscaping treatment consisting of deciduous trees shall be provided within the site to the satisfaction of the Development Officer. One walkway shall be located coincident with a proposed 8.0 easement required for a storm water outfall extending between Hewes Way and the proposed PUL lot to accommodate a storm water lake/park to the east. The second walkway shall be located opposite the access point on Hewes Way for the commercial site to the southwest of this site. |
| h. |
Where the landscaping provisions of this Bylaw require mature deciduous and coniferous trees, landscaping shall consist of mature deciduous trees having a minimum caliper of 8 cm and mature coniferous trees having a minimum height of 3 m. |
| i. |
Detailed landscaping plans shall be submitted with the initial Development Permit application for approval by the Development Officer, in compliance with the landscaping requirements specified by this District and as required by Section 69.3(2) of the Land Use Bylaw for the landscaping of parking areas to ensure a high standard of appearance and a sensitive transition to the surrounding land uses. 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, all to the satisfaction of the Development Officer. |
| j. |
The Development Officer shall require, as a condition of approval, that the applicant provide an irrevocable letter of credit in the amount of 100% 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 this 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 use absolutely; and |
| ii. |
the Development Officer shall not release the letter of credit 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. |
|
| k. |
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 screened from view from any adjacent sites or public roadways in accordance with the provisions of Section 69.3 of the Land Use Bylaw. |
| l. |
Development shall comply with the following additional design guidelines to the satisfaction of the Development Officer: |
| |
| i. |
the design of the project shall achieve a compatible architectural appearance having regard to the principal design elements, finishing materials, colours and roof styles for each building. The building designs shall include the use of sloped roof elements or parapet details; |
| ii. |
all exterior finishing materials must be of good quality, durable and attractive in appearance, and all exposed building faces shall have harmonious exterior finishing materials having regard to the objective of ensuring a high standard of appearance appropriate to location of the site within the Mill Woods Town Centre and in close proximity to the storm water lake/park and the residential areas to the east of the site; |
| iii. |
the exterior wall finishing materials shall be predominantly composed of light earth tone or muted colours and consist of brick, precast concrete, textured concrete, stone, glazing or stucco, with prefinished metal or wood limited to use as a accent; |
| iv. |
the roofline and building facade shall include design elements and variations that reduce the perceived mass of buildings and add architectural interest; |
| v. |
the provision of landscaping to minimize the perceived mass of buildings and create visual interest; |
| vi. |
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; and |
| vii. |
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 concealed by incorporating it within the building roof. |
|
| m. |
Signs shall be allowed in this District as provided for in Schedule 79D and in accordance with the general provisions of Sections 79.1 to 79.9 inclusive of the Land Use Bylaw. In addition, individual business identification signs located on the facade shall be similar as to proportion, construction materials and placement. The design, placement and scale of the signs shall be to the satisfaction of the Development Officer, so as to ensure that signage does not detract form the overall appearance of the development and that signage is not obtrusive. |
| n. |
Development in this District shall be evaluated with respect to compliance with the General Development regulations of Section 50 to 79 inclusive of the Land Use Bylaw. |
| o. |
The Development Officer may grant relaxations to the regulations contained in Section 50 through 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 the District and would not adversely affect the amenities, use, and enjoyment of neighbouring properties. |
