DC2 668

Ambleside - north of Ellerslie Rd (9 Ave SW), west of 156 Street

Bylaw 14106 (November 10, 2005)

To provide for the development of two prestige office buildings with a limited range of complementary business support services, health services, commercial and commercial related uses designed to ensure compatibility with surrounding land uses and reflecting a high quality office park environment.

This Provision shall apply to a portion of NE ¼ 27-51-25-W4; containing approximately 4.32 ha, more or less, as illustrated on Schedule ”A” of the Bylaw adopting this DC2 Provision.

a.Business Support Services
b.Professional, Financial and Office Support Services
c.Convenience Retail Stores
d.General Retail limited to goods and services directly associated with the design, decorating and furnishing of residential dwellings. The retail unit, including storage area, shall be limited to 2000 m2
e.Health Services
f.Indoor Participant Recreation Services
g.Personal Service Shops
h.Private Clubs
i.Residential Sales Centres
j.Specialty Food Services for less than 100 occupants and 120m2 of Public Space
k.Restaurants not to exceed 200 occupants nor 240 m2
l.Fascia On-premises Signs
m.Freestanding On-premises Signs
n.Projecting On-premises Signs
o.Temporary On-premises Signs
a. Development on this site shall be generally in accordance with the following regulations and within the building envelope illustrated in Appendix I of this Bylaw.
b. The minimum Site Frontage shall be 30.0 m
c. The maximum Floor Area Ratio shall be 1.2.
d. The maximum Height shall not exceed 14.0 m nor three Storeys.
e. A minimum landscaped Front Yard of 6.0 m and landscaped Rear yard of 4.5 m shall be provided.
f. A minimum landscaped Side Yard of 4.5 m shall be required.
g. To ensure a high standard of appearance for the site and a sensitive transition to residential uses to the west, detailed landscaping plans shall be submitted to the development Officer at the time of application for a Development Permit. Such plans shall identify all landscaping materials, including trees, shrubs, screening elements, exterior lighting, amenity areas and pavement materials reflecting the architectural theme for the business employment area.
h. All required Yards shall be landscaped in accordance with Section 55 of the Zoning Bylaw. Notwithstanding the provisions of Section 55, the development shall also be required to comply with the following additional requirements:
i. Within the western portion landscaped yard (adjacent to the 10m walkway), a minimum of five deciduous trees (with a minimum Caliper of 75 mm) and five coniferous trees (with a minimum Height of 2.5 m) shall be required for each 35.0 m of lineal Yard. A 1.2 m uniform fence shall be provided along the western edge of the property.
ii. The landscaped yard along 9 Avenue SW shall include four mature deciduous trees (a minimum Caliper of 75 mm) and four evergreen trees (a minimum of 2.5 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. The landscaping shall also include a discontinuous undulating berm between 0.5 m and 1 m in height within the required yard.
i. No parking, loading, storage, trash collection, outdoor service or display area shall be permitted within a required Yard. Not more than two rows of parking, including visitor parking shall be allowed in front of the main building.
j. All storage, display or parking areas shall be hard surfaced in accordance with Subsection 54.6 of the Zoning Bylaw.
k. Signs shall comply with the regulations found in Schedule 59F of the Zoning Bylaw. Notwithstanding Schedule 59F, Signs shall be designed to complement the colours and materials of the dominant building architecture. Freestanding Signs shall not exceed 8m in height.
l. Convenience retail Stores, Child Care Services, Specialty Food Services, Restaurants and Personal Service Shops shall be located within the primary office building, limited to the first and second storeys of the said structure, with direct access to the Street, where possible.
m. All development shall be required to comply with but are not limited to the following Architectural Guidelines:
i. All development on a Site shall be constructed using similar architectural themes.
ii. Exterior wall finish materials for all development shall be of high quality and consistent on all sides with the overall architectural style for the Area of Application.
iii. All mechanical equipment, including roof mechanical units shall be concealed by screening or incorporation within the building roof in a manner that is consistent with the finishing of the building and the overall architectural style of the Area of Application.
iv. Any canopies shall be designed and finished in a manner consistent with the design and finishing of the principal building.
v. The Development Officer shall require building design and site plans to be submitted with development permit applications. Such plans shall include, details of overall site layout, building elevations, exterior building facade and treatment finishings and color scheme, scale of exterior finish patterns, roofline and roof materials and internal landscaping, fencing and screening, parking layout, and signage.
vi. An application for a second building or for an addition to existing building(s) shall be accompanied by a site plan that shows the location of easement area(s) for all existing and proposed servicing infrastructure on the Site.
vii. Any additional building shall be constructed in a manner and style that will ensure compatibility with surrounding land uses and a high quality of appearance consistent with the overall design and quality of the neighbourhood.
viii. Any building having a Floor Area greater than 2500 m2 or a single wall greater than 25 m that is visible from a public road or residential area shall provide articulation and landscaping adjacent to the exterior wall to break up and create visual interest, and minimize the perceived mass of the building.
ix. Any additional building shall be sited to harmonize with neighbouring development reflecting the prevailing pattern of streetwall or similar front yard setback from the street.
x. Colour, texture and architectural elements should be use to emphasize entrances and break up the monotony of large vertical surfaces.
xi. Gateways and site entries shall be developed with special landscape treatments including, but not limited to, trees and shrubs, accents, paving treatments, lighting or compatible architectural elements.

Bylaw attachments