Downtown - northwest corner of Jasper Avenue and 109 Street NW
Bylaw 10072 (June 23, 1992) - a portion of the provisions of Bylaw 10072 was superseded by Bylaw 11783 on July 27, 1998
To establish a Site Specific Control District to accommodate a mix of commercial and office uses and a limited range of residential uses with specific development regulations that will ensure compatibility with surrounding uses and to ensure a high standard of appearance appropriate to the site's location on major access routes into the Downtown core.
This DC5 district shall apply to:
| a. | A portion of Block 9B, Plan 1282 R.S., containing 3 acres, more or less (to be subdivided as agreed by parties) (The "CP Lands"); and |
| b. | Lot 1, Block 9B, Plan 772 1453, containing 2.81 acres, more or less (the "Marathon Lands"); as illustrated on the sketch plan attached to the Bylaw adopting this DC5 District. |
| a. | Business Support Services |
| b. | Government Services |
| c. | Indoor Participant Recreation Services |
| d. | Personal Service Shops |
| e. | Public Libraries |
| f. | Minor and Major Eating and Drinking Establishments and Cultural Exhibits |
| g. | Warehouse Sales |
| h. | Professional, Financial and Office Support Services |
| i. | Household Repair Services |
| j. | Convenience Retail Stores |
| k. | Health Services |
| l. | Commercial Schools |
| m. | General Retail Stores |
| n. | Minor Service Stations |
| o. | Major and Minor Amusement Establishments |
| p. | Public Libraries and Cultural Exhibits |
| q. | Spectator Entertainment Establishments |
| r. | Private Clubs |
| s. | Religious Assembly |
| t. | Minor Veterinary Services |
| u. | Hotels |
| v. | Apartment Hotels |
| w. | Residential Sales Centre |
| x. | Animal Hospitals and Shelters |
| y. | Apartment Housing |
| z. | Offices-In-The-Home |
| aa. | Group Homes |
| bb. | Daytime Child Care Services |
| cc. | Homecrafts |
| dd. | Boarding and Lodging Houses |
| ee. | Minor Secondhand Stores with a gross floor area less than 275 m2 ( 2 ,960.07 sq. ft.) |
| a. | A comprehensive site development plan designed in accordance with the development criteria and principles established herein and the preliminary site and landscaping plans attached as Appendix I and II, respectively, and indicating any development phasing, if necessary, shall be submitted to and approved by the Development Officer. | ||
| b. | The maximum floor area ratio shall be 6. O. The allowable floor area for the site shall be distributed among a number of sepa ate buildings, generally in accordance with the site plan attached hereto as Appendix I, until such time as redevelopment occurs, at which time the Development Criteria of this Bylaw and the guidelines, principles and objectives contained in the CP Master Plan shall apply. | ||
| c. | The maximum gross floor area of any individual business shall not exceed 4,000 m2 | ||
| d. | The maximum building height shall not exceed 53.3 m nor 14 storeys. | ||
| e. | A minimum landscaped yard of 3 m (9.84 ft.) shall be required along Jasper Avenue and 109 Street, except a building may abut the Jasper avenue and 109 Street property line, generally in the locations illustrated in the attached Appendix I to this District. Additional buildings may be located in a similar manner having regard to the need to establish pedestrian oriented shopping streets along 109 Street and Jasper Avenue. | ||
| f. | A minimum yard of 3.0 m (9.84 ft.) shall be required where a site abuts a site in a residential or residential-related district | ||
| g. | A landscaped yard, a minimum of 3 m in width shall be provided along 109th Street and along Jasper Avenue. Landscaping treatment, therein, shall consist of a mixture of coniferous and deciduous trees and evergreen shrubs grouped in clusters for every 6 m of linear yard, to enhance the development and/or act as a visual screen. Deciduous trees shall have a minimum calliper of 8 cm and coniferous trees a minimum height of 3 m. | ||
| h. | A landscaped yard, a minimum of 3.0 m in width shall be provided along the west property line generally in accordance with the landscape plan illustrated in Appendix II to this District. Landscaping shall consist of a mixture of coniferous and deciduous trees. Deciduous trees shall have a minimum calliper of 8 cm and coniferous trees a minimum height of 3 m. Intermittent screen fencing, constructed of the predominant material on the building facades, to a height of 1.0 m shall be provided along the western edge of the parking lot to conceal the parking areas, but allow for interactive use of the adjacent civic corridor and commercial spaces. | ||
| i. | A landscaped yard, a minimum of 3 m in width shall be provided along the north property line generally in accordance with the landscaped plan illustrated in Appendix II to this District. Deciduous trees shall have a minimum calliper of 8 mm and evergreen trees a minimum height of 3 m. | ||
| j. | A detailed landscaping plan for the entire project incorporating 4.(g), 4.(h) and 4. (i) above shall be submitted to and approved by the Development Officer prior to the approval of any development permit. These plans shall include fencing details, exterior lighting and street furniture elements, pedestrian seating areas, sizes and species of new plantings, and soil depth including special provisions to facilitate natural plant growth, for the entire project. | ||
| k. | 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 a security being that: | ||
| i. | if the landscaping is not completed in accordance with the provisions of this District and the landscaping plan, within one growth 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 one growing season after completion of the landscaping. | ||
| l. | Vehicular access and egress to and from the site shall be restricted to the general location and type identified on the Site Plan in Appendix I to this District, with the final location and geometric details to be to the satisfaction of the General Manager of the Transportation Department. The owner is required to provide a west bound right turn bay, a minimum of 3.5 min width, 30 min length with a 30 m taper on Jasper Avenue as illustrated on Appendix I to this District. | ||
| m. | No parking, loading, storage, trash collection, outdoor service or display areas shall be permitted within a required yard. Loading, storage and trash collection areas shall be located to the sides of the principal buildings and shall be screened from view from any adjacent sites or public roadways in accordance with Section 69.3 of the Land Use Bylaw. | ||
| n. | Development in this District 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 single architectural theme or period architecture and the principal design elements, finishing materials, colours and roof style shall be applied to each building, with minor variations, regardless of the staging sequence of the project; | ||
| ii. | buildings shall generally be located in accordance with the site plan attached hereto as Appendix I, unless further amended per Criteria 4.(b) and 4.(e) above; | ||
| iii. |
building facades shall include design elements and variations that will reduce the perceived mass and linearity of large buildings and add architectural interest. The design of the building (CRU E) located at the Jasper Avenue/109 Street intersection shall incorporate the following architectural features to emphasize its location at the edge of the Downtown: |
||
| the south facade shall contain a substantial amount of transparent glass allowing the pedestrian visual penetration into the interior of the building; | |||
| the east elevation shall accommodate the entrance into the building and incorporate an open space trapezoidal roof which extends northward and attached to a two storey,· tower. The tower shall be finished in tile, contain a flag pole and act as an architectural signature piece for the overall development; and | |||
| the space extending from the eastern edge of the building to the eastern property line will be developed as an atrium providing shelter to the pedestrian. | |||
| iv. | the predominant exterior finishing materials shall consist of tile, stucco, glazed block, dampalon glass (canopies) split-faced block, metal panels, or a combination thereof with metal trim accents, having regard to the objective of ensuring that the development is of a high quality that is compatible with the adjacent residential areas and the entrance location to the Downtown; | ||
| v. | all sides of the building exposed to a public roadway or public space or abutting development parcel shall be finished in a consistent harmonious manner. Buildings shall front onto Jasper Avenue and 109 Street, or be designed to appear to front onto these streets so as to enhance the pedestrian oriented shopping street concept required as part of the Downtown development objectives; | ||
| vi. | buildings that are not automotive related should be designed to provide a O.9 to 2.5 m wide canopy, arcade, awning or overhang on a portion of the facade, where appropriate, to protect the public from inclement weather. Canopies that encroach onto City property, shall require an Encroachment Agreement; and | ||
| vii. | all mechanical equipment on the roof of any building shall be completely screened or incorporated in the roof envelope | ||
| o. | Appropriate lighting of the project shall be undertaken to provide security and to add visual interest. Lighting shall be directed away from the residential areas and from the adjacent roadways. | ||
| p. | (A comprehensive Sign Design Plan and Schedule with the overall intent of Section 79 of the Land Use Bylaw shall be prepared for each phase of the Development to be approved by the Development Officer, having regard to the following additional requirements: | ||
| i. | freestanding signs shall be used for identification of the centre only and not for tenant identification and shall be limited to four signs not exceeding a height of 2. 5 m and a sign area of 5 m2 excepting that two of those signs can be designed as an integral component to an archway sign to be located at the two entrances on 109 Street. The "archway" sign shall not exceed a maximum height of 9 m or a sign area of 4. 5 m2 and shall be setback a minimum, 4 m from the property line; | ||
| ii. | no part of a freestanding sign shall be allowed to extend beyond the property line; | ||
| iii. | no permanent or temporary sign shall be allowed above the roof line; except for one business identification sign that may be incorporated on the corner of CRU "A" building feature element. | ||
| iv. | only one permanent window business identification sign shall be allowed per window per business and the area of the sign shall not exceed twenty five percent (25%) of the window in which it is located. A business may display permanent window signs at the first level only; | ||
| v. | individual business identification signs located on the facade shall be similar as to proportion, construction materials and placement. The design and placement of the signs shall also be compatible with any architectural guidelines approved for the project; | ||
| vi. | one temporary freestanding sign designed to the satisfaction of the Development Officer may be allowed to be used exclusively for Building Construction Identification of the overall project in accordance with Section 79.9(3)(f)(ii) to (v), inclusive of the Land Use Bylaw; | ||
| vii. | two temporary freestanding signs, designed to the satisfaction of the Development Officer, may also be used for Project Identification and Real Estate Advertising purposes. Such a sign shall not exceed a maximum height of 6.0 m2 (19.6 ft.) nor a sign area of 18 m2 (193.7 sq. ft.) and shall be used for a period of 90 consecutive days, after the completion of each phase of the project; | ||
| viii. | Portable signage be prohibited on this site; | ||
| q. | A minimum Amenity Area of 7.5 m2 (80.7 sq. ft.) per dwelling shall be provided. In addition, a minimum of 2.0 m2 amenity area per dwelling shall be developed as indoor and/or outdoor recreation space(s) for the benefit of residents in each apartment building. | ||
| r. | That an area of approximately 100 m2 be provided in the southwest portion of the site for pedestrian access and stair landing to the bridge across Jasper Avenue, to the satisfaction of the General Manager, Transportation Department and the Development Officer. | ||
| s. | That the CRU buildings located on the western portion of the site be designed to accommodate future expansion that will allow store fronts to orient towards the bicycle/pedestrian path to be developed in the north/south civic corridor at approximately 110 Street. | ||
| t. | Development in this District shall be evaluated with respect to compliance with the General Development Regulations of Sections 50-79 of the Land Use Bylaw. | ||
| u. | 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 the neighbouring properties. | ||
| c. | Indoor Participant Recreation Services shall be limited to athletic clubs and health fitness centres, and may be permitted in a single commercial building, provided they do not adversely affect the amenity and privacy of development in the adjacent residential area by virtue of building scale or traffic circulation. |
| d. | Daytime Child Care Services shall be developed in accordance with Section 93 of the Land Use Bylaw and shall be located such that access can be provided to an outdoor play area at grade or other play area acceptable to the General Manager of the Community and Family Services Department. The outdoor play area, which shall be approved by the Development Officer in consultation with the General Manager of the Community and Family Services Department, shall be located away from vehicular-oriented uses and from parking and loading areas on the site and shall be enclosed by building walls or a screen fence, a minimum of 1.8 m high. |