| a. |
The maximum floor area ratio (FAR) shall be 1.0 except that the maximum FAR for Professional Financial and Office Support Services shall be 1.5. |
| b. |
The maximum building height shall neither exceed 10 m nor 2 1/2 storeys except that the maximum height for a Hotel shall be 30 m and the maximum height for Professional, Financial and Office Support Services shall not exceed 4 storeys nor 14 m. |
| |
| i. |
The principal building developed on the site shall be located west of a perpendicular line between the north to the south property lines of the site and lying 171 metres east of the west property line as shown on the attached sketch plan. |
|
| c. |
Landscaped yards with a minimum width of 7.5 m shall be provided adjacent to the west, north, and east property lines of the site. |
| |
| i. |
However, the Development Officer may reduce this yard requirement to a minimum width of 4.5 m provided that: |
| |
| A. |
the average width of the landscaped yard is not less than 6 m; and |
| B. |
in the opinion of the Development Officer this yard width relaxation is required to allow for a more efficient utilization of the site and the relaxation will result in an articulation of the yard width that will enhance the overall appearance of the site. |
|
| ii. |
A landscaped yard a minimum of 7.5 m in width shall be provided adjacent to the south property line except that where the yard abuts the principal building a landscaped yard a minimum of 6.0 m in width shall be provided. |
| iii. |
Within the yards specified above, a minimum of five deciduous trees (a minimum caliper of 8 cm), three coniferous trees (a minimum height of 3 m) and 20 shrubs shall be required for each 35 m of lineal yard frontage. A continuous screen, an average of 1 m in height, shall be provided within the required yard through a combination of berming and shrub planting. |
| iv. |
There shall be no reduction in the planting standards. |
|
| d. |
A minimum building setback of 14 m shall be provided adjacent to western, northern and eastern property lines. A minimum building setback of 7.5 m shall be provided adjacent to the south property line except that where the setback abuts the principal building a minimum building setback of 6.0 m shall be provided. At the discretion of the Development Officer, this minimum building setback requirement may be reduced to the minimum applicable landscaped yard requirement specified under Clause 4 c) where: |
| |
| i. |
the proposed development, or the proposed development in conjunction with any existing development, does not exceed a gross floor area of 1 000 m2 or 7 m in height; or |
| ii. |
where the proposed development lies adjacent to an existing service road, |
|
| |
provided that landscaping and building treatments minimize the perception of massing and create a high standard of building appearance. |
| e. |
For buildings greater than 3 000 m2 in gross floor area and with a height greater than 8 m, the Development Officer may require that the building setbacks required in Clause 4 d) be increased to minimize the perceived mass of the building and to ensure a high standard of appearance. The maximum building setback required by the Development Officer shall not exceed one half of the length of the building wall located next to the property line from which the setback is measured. For the purpose of determining height in this Clause 4 e), an architectural feature such as a tower or peak which is proposed to reduce the perceived mass of the building or to add architectural interest, as required by Clause 4 f), shall be excluded from the calculation of the height of the building. |
| f. |
All development on a site shall be constructed using a similar architectural theme. An exception may be made to this general requirement where the function of an individual business dictates a specific style or image associated with a company. In such case, the development shall maintain harmony in terms of overall project design and appearance. |
| g. |
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 roof |
| h. |
Any business premise or multiple occupancy building having a gross floor area greater than 3 000 m2 or a single wall length greater than 40 m visible from an adjacent Arterial Road or Major Arterial Road shall comply with the following design criteria, to the satisfaction of the Development Officer: |
| |
| i. |
the roof line and building facade shall include design elements that reduce the perceived mass of the building and add architectural interest; |
| ii. |
the exterior wall finishing materials shall be predominantly composed of muted colours, with strong colours limited to use as an accent so as to minimize the perceived mass of the building; and |
| iii. |
the use of landscaping adjacent to exterior walls which are visible from an adjacent Arterial Road or Major Arterial Road to minimize the perceived mass of the building and to create visual interest. |
|
| i. |
An application for a new development or for an addition to existing building(s) shall be accompanied by a site plan which shows the location of easement area(s) for all existing and proposed servicing infrastructure on the site. The Development Officer, in consultation with the affected utility departments, may require that the minimum building setbacks and the minimum width of landscaped yards specified in this District be varied, where such adjustments may be necessary to ensure: |
| |
| i. |
that proposed buildings do not conflict with existing or proposed servicing infrastructure; and |
| ii. |
that the type, amount and location of landscaping, including berms, can be provided in a manner that does not conflict with existing or proposed servicing infrastructure. |
|
| j. |
Where off-street parking for 25 or more vehicles is required, and is being provided at grade, dispersed landscaped areas shall be provided within the interior or the parking area(s) for the purpose of providing visual relief and to breakup large areas of parking into smaller cells. This landscaping treatment shall be in the form of (a) landscaped islands, particularly at the termini of long rows of parking; (b) tree lines separating facing rows of parking stalls; or (c) some other form or combination of landscaping treatments, to the satisfaction of the Development Officer. A minimum of 1.7 m2 of landscaping in the interior of the parking area(s) shall be required for each parking space provided and shall consist of deciduous trees (a minimum caliper of 6 cm), coniferous trees (a minimum height of 3 m) and shrubs. The location, extent and type of plantings and other landscaping treatment shall be to the satisfaction of the Development Officer. |
| k. |
Conceptual landscaping plans shall be submitted with the initial Development Permit application for review by the Development Officer. Prior to the issuance of the Development Permit, detailed landscaping plans shall be submitted to and approved by the Development Officer. All landscaping plans shall comply with the requirements specified by this Overlay Schedule to ensure a high standard of appearance and a sensitive transition to the surrounding land uses. |
| l. |
The Development Officer shall require, as a condition of Development Permit approval, that the owner(s) provide three irrevocable letters of credit having a combined value equal to 100% of the total established landscaping costs. One of these letters of credit shall be in the amount of 50%, with the remaining two letters of credit each being 25% of the total established landscaping costs. The conditions of the security shall be as follows: |
| |
| i. |
the letters of credit shall be in a form satisfactory to the Office of the City Solicitor and shall be kept in good standing by the owner(s) until an inspection of the site by the Development Officer has demonstrated that the landscaping has been well maintained and is in a healthy condition two growing seasons after completion by the owner(s). The expiry date for the letters of credit shall fall on a weekday which is not a statutory holiday. The letters of credit shall allow for partial draws; |
| ii. |
if the landscaping is not completed in accordance with the approved landscaping plan within one growing season after completion of the development or if the landscaping is not well maintained and in a healthy condition two growing seasons after completion of the landscaping, then the City may draw on the letters of credit and the amount thereof shall be paid to the City for its use absolutely; |
| iii. |
in the event that the owner(s) do not complete the required landscaping, or if the owner(s) fail to maintain the landscaping in a healthy condition to the satisfaction of the Development Officer for the specified periods of time and the proceeds from the letters of credit are not sufficient for the City to complete the required work, should it elect to do so, then the owner(s) shall pay such deficiency to the City immediately upon being invoiced therefor. The City shall provide an accounting to the owner(s) indicating how the proceeds of the letters of credit were applied within sixty (60) days of completing or maintaining the landscaping; |
| iv. |
notwithstanding Clause 4 m) i), if the Development Officer is satisfied that the required landscaping has been properly installed then at the request of the owner(s) the 50% letter of credit shall be released. If the Development Officer is satisfied after one growing season that the required landscaping has been well maintained and is in a healthy condition he shall, upon the request of the owner(s), release a 25% letter of credit. If after two growing seasons the Development Officer is satisfied that the required landscaping has been well maintained and is in a healthy condition he shall, upon the request of the owner(s), release the remaining 25% letter of credit; and |
| v. |
inspections of the landscaping will be performed at the discretion of the Development Officer or within four weeks from the date of receiving a written request from the owner(s) to perform said inspections. |
|
| m. |
Vehicular entrances and exits, as well as on-site and off-site traffic and pedestrian routes, shall be located and designed in a manner that provides a clearly defined, safe, efficient and convenient circulation pattern for both on-site and off-site vehicular traffic and pedestrian movements, including handicapped movements. Loading bays shall be located in such a manner as not to impede the safe and efficient flow of traffic and pedestrian movement and to minimize impacts on adjacent land uses. |
| n. |
Adjoining sites shall be integrated by direct on-site access connections to facilitate the convenient, efficient and free flowing vehicular traffic movements and pedestrian movements, including handicapped movements between sites where, in the opinion of the Development Officer, such integration is desirable due to the existing or potential type of adjacent development and where such access is not prohibitive due to such factors as grade, site configurations and the location of existing development, including utility services. The Development Officer shall waive this requirement if, in his opinion, the applicant for the development permit can show that after reasonable effort, exercised over a period of no less than 60 days, the applicant has been unable to obtain the required consents from the adjacent property owner(s) for integration and intersite connections. |
| o. |
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 located to the rear of sides of the principal building(s) and shall be screened from view from any adjacent sites or public roadways. Waste collection siting shall provide opportunities for recycling initiatives. |
| p. |
Signs shall be allowed in this District as provided for in Schedule 79E and in accordance with the general provisions of Section 79.1 to 79.9 inclusive of the Land Use Bylaw. |
| q. |
Notwithstanding any other provision of the Land Use Bylaw, a portable sign shall be allowed for only a new business for a maximum of 90 days within its first year of operation on the site. |
| r. |
Notwithstanding any other provisions of the Land Use Bylaw, individual business identification signs located on the facades of buildings shall be similar as to proportion, construction materials and placement. The design, placement and scale of the sign shall be to the satisfaction of the Development Officer so as to ensure that the signage does not detract from the overall appearance of the development and is not obtrusive, having regard to the scale of the buildings on the site and the distance of the building setback. |
| s. |
All on-site services for power, telephone and C.A.T.V. shall be underground. Underground power services shall also be provided for signs requiring such services. |
| t. |
Developments within this shall be evaluated with respect to compliance with the General Development Regulations of Sections 50 to 79 inclusive of the Land Use Bylaw. |
| u. |
The Development Officer may grant relaxations contained in Sections 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 nor adversely affect the amenities, use, and enjoyment of neighbouring properties. |
| v. |
No fences of any type shall be erected along the south property line of the site. |
| w. |
All development east of the principal building shall be sized, oriented and sited in such a manner so as to preclude the development of long linear structures or a set of continuous structures having the same effect. |
