DC2 844

Oliver - south of Jasper Avenue NW and west of 112 Street NW

Bylaw 16506 (August 26, 2013)

To establish a Site Specific Development Control Provision to allow for the continued use of an existing building for commercial uses and to bring this existing building into compliance with the Zoning Bylaw.  Development regulations will allow for future upgrades, expansions or redevelopment of this building while ensuring compatibility with adjacent residential land uses.

This Provision shall apply to Lots 61 - 63, Block 12, Plan NB located south of Jasper Avenue NW and west of 112 Street NW as shown on Schedule “A” of this Bylaw adopting this Provision, Oliver.

a. Apartment Hotels
b. Apartment Housing
c. Bars and Neighbourhood Pubs, for less than 200 occupants and 240 m2 of Public Space
d. Business Support Services
e. Child Care Services
f. Commercial Schools
g. Convenience Retail Stores
h. Creation and Production Establishments
i. General Retail Stores
j. Government Services
k. Health Services
l. Hotels
m. Indoor Participant Recreation Services
n. Live Work Units
o. Major Home Based Business
p. Media Studios
q. Minor Alcohol Sales
r. Minor Amusement Establishments
s. Minor Home Based Business
t. Personal Service Shops
u. Private Clubs
v. Professional, Financial and Office Support Services
w. Public Libraries and Cultural Exhibits
x. Restaurants
y. Specialty Food Services
z. Fascia On-premises Signs
aa. Freestanding On-premises Signs
bb. Minor Digital On-premises Signs
cc. Projecting On-premises Signs
dd. Temporary On-premises Signs, not including portable Signs
a. For the purposes of this Site Specific Development Control Provision, the “existing building” shall mean any development on this Site prior to this Zoning approval, including any renovations or additions to the “existing building” and be in general conformance with Appendix I, Site Plan.
b. For the purposes of this Site Specific Development Control Provision, the “removal and replacement of the existing building” shall mean the demolition of the existing building and redevelopment of the subject Site.
c. The maximum Density shall be 325 Dwellings/ha.
d. The maximum Floor Area Ratio shall be 4.5.
e. The maximum Height shall not exceed 45.0 m.
f. If a development contains two or more Dwellings, a minimum of 7.5 m2 of Amenity Area per Dwelling is required, in accordance with the provisions of Section 46 of the Zoning Bylaw.
g. Separation Space shall be provided in accordance with Section 48 of the Zoning Bylaw. Notwithstanding the foregoing, for development consisting of the removal and replacement of the existing building, there shall be no requirement to increase Setbacks in order to meet Separation Space requirements. Separation Space, as outlined in section 48 of the Zoning Bylaw shall be reduced to accommodate these Setback requirements.
h. No Setback shall be required from all Lot lines for the existing building. For the removal and replacement of the existing building, a minimum Setback of 4.5 m shall be required where the Site abuts 112 Street NW and where the Site abuts the south lot line.
i. Parking shall comply with the following:
 
i. Notwithstanding Section 54 of the Zoning Bylaw, 143 underground vehicular parking stalls and 15 surface vehicular parking stalls shall be provided on Site for the existing building. All required Residential and Non-Residential vehicular parking spaces shall be located underground, except for the existing 15 surface parking stalls located in the Rear Setback. The surface parking stalls located in the Rear Setback shall be directly accessed from the Lane and must be perpendicular to the Lane and be of a minimum length of 5.5 m; and
ii. At the time of a development permit application for the removal and replacement of the existing building or for an addition onto the existing building, parking shall be provided in accordance with the Section 54 of the Zoning Bylaw and shall be located to the satisfaction of the Development Officer and Transportation Services. The Development Officer, in consultation with Transportation Services, may allow a reduction from the minimum number of required vehicular parking stalls. Any reduction to parking stalls shall be supported by and in general accordance with a Parking Impact Assessment to be completed at the time of the development permit application. Bicycle parking shall be provided in accordance with section 54 of the Zoning Bylaw.
j.No new or additional landscaping shall be required for a development permit for a change of Use.
k.For the removal and replacement of the existing building, Landscaping requirements shall comply with Section 55 of the Zoning Bylaw.
l.Exterior lighting shall be developed to provide a safe lit environment in accordance with Sections 51 and 58 and be to the satisfaction of the Development Officer.
m.Principles of Crime Prevention through Environmental Design shall be implemented in accordance with Section 58 of the Zoning Bylaw.
n.Adverse environmental impacts such as sun shadow shall be minimized in accordance with Section 14 of this Bylaw. For the removal and replacement of the existing building, any new development exceeding 6 storeys in Height shall require a sun shadow impact study.
o.Signs shall comply with the regulations found in Schedule 59F and be in accordance with the General Provisions of Section 59 of the Zoning Bylaw.
p.Minor Digital On-premises Signs shall not be placed in a location that has a negative impact on adjacent residential development to the satisfaction of the Development Officer.
q.Freestanding On-premises Signs shall only be permitted as part of the existing development. If any development occurs that is not part of the existing development as defined in section 4(a) of this Provision, Freestanding On-premises Signs shall not be permitted.

 

The following design regulations shall apply to any new development permit application for the removal and replacement of the existing building:

a. The roof line and building façade shall include design elements that reduce the perceived mass of the building and add architectural interest;
b. Landscaping adjacent to exterior walls shall be used to minimize the perceived mass of the building and to create visual interest;
c. Any development with a building Height greater than 23.0 m or six Storeys shall address massing and building articulation in accordance with the following regulations:
 
i. Podium 
 
A. A podium shall be required, the maximum Height of which shall not exceed 3 Storeys or 13.0 m;
B. The podium shall include design elements that create a pedestrian oriented built form, such as but not limited to articulation around entrance ways, roof treatment, Setbacks and Stepbacks in the building mass, building articulation, and the architectural treatment of the facades; and
C. The podium shall incorporate weather protection in the form of a wide canopy or any other architectural element on façades wherever active commercial frontages exist.
ii. Tower
 
A. The Tower shall be differentiated from the podium, but should reinforce some of the design details, materials, and architectural expression from the podium;
B. Towers shall Stepback from the front podium wall a minimum of 3.0 m;
C. The minimum distance between non-residential Towers shall be 20.0 m; and
D. The minimum distance between a residential Tower and any other Tower shall be 25.0 m.
E. The Development Officer may vary the Tower spacing in consideration of the following:
 
(1) The visual sun/shadowing, and other microclimatic impacts on adjacent residential development; and
(2) The recommendations, and mitigative measures specified in any required technical studies.
d. 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.
e. The following regulations shall apply to the building façade along 112 Street, at the discretion of the Development Officer:
 
i. The architectural treatment of the building shall include features such as:
 
A. Entrance features;
B. Canopies; and
C. Features that lend visual interest and create a human scale.
ii. A minimum of 60% of ground floor commercial façades shall have clear glazing on the exterior; and
iii. Building entrances and windows shall be oriented toward the street.
f.Principal building entrances for any Use shall be designed for universal accessibility. Level changes from the sidewalk to entrances of buildings shall be minimized. Sidewalk furniture and other elements shall be located out of the travel path to ensure they are not obstacles to building access;
g.Residential and Residential-Related Uses shall have a separate entrance at Grade from non-Residential Uses. Entrances shall be differentiated through distinct architectural treatment.
h.All trash collection areas shall be located to the rear of the principal building and shall be screened from view from any adjacent Sites or public roadways in accordance with the provisions of subsection 55.4 of the Zoning Bylaw.

Bylaw attachments