1 1. General Purpose The purpose of this DC1 Provision is to facilitate the development of a pedestrian friendly Community Commercial Centre that may accommodate a range of commercial, residential, office, entertainment, cultural and institutional uses. This DC1 Provision will facilitate development that is appropriate in appearance and function to a site bounded by two arterial roadways, a collector roadway and a future Transit Priority Corridor, and abutting a future Fire Station, a medium density residential site and an existing historic religious assembly. 2. Area of Application 3. Uses This Provision shall apply to a portion of Lot B, Block 22, Plan containing approximately 14 ha of land, as shown on Schedule A of the Bylaw, adopting this Provision. a. Apartment Hotels b. Apartment Housing c. Bars and Neighbourhood Pubs d. Business Support Services e. Child Care Services f. Commercial Schools g. Convenience Retail Stores h. Creation and Production Establishments i. Drive-in Food Service j. Flea Markets k. Gas Bars l. General Retail Stores m. Government Services n. Health Services o. Hotels p. Indoor Participant Recreation Service q. Live Work Units r. Major Alcohol Sales s. Major Amusement Establishments t. Major Service Stations u. Media Studios v. Minor Alcohol Sales
2 w. Minor Amusement Establishments x. Minor Home Based Business y. Minor Service Stations z. Nightclubs aa. Personal Service Shops bb. Private Clubs cc. Private Education Services dd. Professional, Financial and Office Support Services ee. Public Libraries and Cultural Exhibits ff. Rapid Drive-through Vehicle Services gg. Recycling Depots, only within an enclosed building hh. Religious Assembly jj. Restaurants Secondhand Stores kk. Specialty Food Services ll. Spectator Entertainment Establishments mm. Veterinary Services nn. Warehouse Sales oo. Fascia On-premises Signs pp. Projecting On-premises Signs qq. Roof On-premises Signs rr. Temporary On-premises Signs ss. Freestanding On-premises Signs tt. Minor Digital On-premises Signs uu. Major Digital Signs 4. Development Regulations 4.1. General Development Regulations a. Development shall be in general accordance with the objectives and Appendix I. b. At the Development Permit stage, a generalized, non-binding, concept plan shall be submitted for all new building development or substantial redevelopment to illustrate how the proposed development will integrate with existing and future surrounding and on-site development. The concept plans shall show the location of existing and future buildings, parking areas, vehicular and pedestrian routes and Amenity Areas. c. The maximum Floor Area Ratio, excluding Apartment Housing, shall not exceed 0.4 of the total Site Area.
3 d. The maximum Floor Area Ratio for Apartment Housing shall not exceed 2.0 of the total Site Area. e. The maximum building Height, excluding Apartment Housing, shall not exceed 20.0 m. f. The maximum building Height for Apartment Housing shall not exceed 45.0 m. g. Apartment housing may be accommodated in: i. free standing residential building with or without ground floor office, commercial, retail uses and may have row or stacked row housing at the base; or part of a comprehensively developed project where buildings are attached and can vary from predominately residential to mixed use. h. Flea Markets shall be limited to farmers markets involving the sale of items such as local produce and handicrafts. i. Major Service Station shall not be located within the Pedestrian Friendly Node. j. A minimum 6.0 m landscaped Setback shall be provided abutting all public roadways (i.e. Ellerslie Road SW, 50 Street SW, 54 Street SW, and 4 Avenue SW) k. A minimum 12.0 m landscaped Setback shall be provided abutting Residential Zones. l. A minimum Amenity Area of 1.0 m2 shall be provided for every 10 surface parking spaces. An additional Amenity Area of 1.0 m2 shall be provided for every 100 m2 of commercial floor space. i. With Each Development Permit, a plan shall be submitted demonstrating how overall Amenity Area requirements will be satisfied and how Amenity Area may be provided with future development permits. m. The Development Officer shall consider Crime Prevention Through Environmental Design criteria by ensuring: i. the exterior of all stores have ample transparency from the street to allow natural surveillance; exterior lighting shall be in accordance with the minimum safety standards prescribed by the Illuminating Engineers Society of North America; i Landscaping shall be kept trimmed back to prevent loss of natural surveillance; and iv. all Parking Areas shall be well-lit. n. Signs, excluding signs for Apartment Housing, shall comply with the regulations found in Schedule 59F, and be subject to the following: i. a Comprehensive Sign Design Plan for the overall Site, identifying all Freestanding On Premises Signs, including Minor and Major Digital signs, shall be submitted to the satisfaction of the Development Officer; and Development applications for signs identified within the Comprehensive Sign Design Plan may be permitted in stages. For context and the Development Officer s interpretation purposes, the Comprehensive Sign Design site plan shall be submitted at each Development Permit application, to illustrate how the proposed signs will integrate with existing and future on-site development. i Signs for Apartment Housing shall comply with the regulations found in Schedule
4 59B. o. As a condition of Development Permit, the owner shall enter into an agreement to the satisfaction of the Development Officer to fund traffic signals at the following potential locations, if determined necessary by the Development Officer in consultation with City Transportation: i. the all-directional access to 4 Avenue SW; and the all-direction access to 54 Street SW. p. The development shall allow vehicular and pedestrian cross lot access and circulation to all areas within the commercial precinct to facilitate direct access to shopping Site Design Regulations a. Buildings shall generally, to the satisfaction of the Development Officer, be oriented to: i. frame (located at) the corner of the prominent intersection of two private internal roadways; frame the pedestrian friendly commercial node as illustrated in Appendix I; and i permit views into the Site along the axis of roadways and walkways intersecting the abutting perimeter public roadways. b. Focal point(s) shall be provided within the Pedestrian Friendly Node and designed to provide special features and vistas within the Site and promote social interaction. The focal point(s) shall include: i. An architectural feature such as a clock tower, spire or interesting roof feature; or Public art / water features, a public plaza, open space, street furniture, or landscaped feature. c. The location of the Pedestrian Friendly Node shown in Appendix I will be determined at the Development Permit stage, however it will be located at the intersection of the two main private internal roads. d. The Pedestrian Friendly Node, shown in Appendix I, shall be designed in the following manner (see Figure 1): i. clustering of commercial uses on both sides of the private internal roadway; i buildings fronting the private internal road shall use glazing, landscaping, and/or architectural features to create attractive streetscapes and interfaces; The maximum Frontage width shall be 11.0 m. Where the width of ground floor Commercial Uses exceeds 11.0 m, the front façade of the building shall be designed to break the appearance into 11.0 m sections or less to the satisfaction of the Development Officer. iv. an Amenity Area within each node; v. decorative paving, painting, stamping or patterned concrete/brick to identify pedestrian crossings as shown in Figure 1.
5 Figure 1: Example of Pedestrian Friendly Commercial Node e. Along the private internal roadways, the spaces between freestanding structures shall be improved pedestrian connections, which may include: i. Small pockets of landscaped parking areas; i Public seating areas; or Landscaped open spaces. f. Surface parking abutting Ellerslie Road, 50 Street SW, 4 Avenue SW, and 54 Street SW shall be screened from view using berms, and/or landscaping or similar screening features. g. No service lanes and loading areas shall abut the south side of the adjacent multifamily residential Site Building Design Regulations a. Buildings shall include a variety of architectural elements, treatments, materials and colours, to break up the massing and provide human scale development. b. The massing of building walls greater than 11.0 m in length shall be reduced through the use of architectural elements such as columns, ribs, pilasters or piers, changes in plane (e.g., recesses and projections), changes in building finishes, materials and textures, or other features that create an identifiable pattern and sense of human scale (see Figure Example of Building Elevation). Landscaping along large format buildings shall be arranged in a manner that reduces and softens the building edge and creates visual relief.
6 Figure Example of Building Elevation c. No walls that face a public street, private internal roadways, public plaza, focal point, Public Amenity Space, or connecting pedestrian walkway shall have a blank uninterrupted length exceeding 11.0 m. d. The façade of a building facing a public plaza, focal point or Public Amenity Space shall be designed and finished to create an active streetscape, visual interest, and human scale by use of architectural features such as, but not limited to, false entryways or entryways, windows, arcades, arbors, awnings, and trellises. e. A minimum of 50% of the linear frontage of the commercial ground floor facades of buildings under 1500 m2 shall consist of transparent glazing. Linear frontage shall be measured as the horizontal plane at 1.5 m above Grade. f. Buildings shall be finished with durable materials of a quality that will retain their appearance over time, including, but not limited to, natural and synthetic stone, brick, acrylic stucco, metal and glazing. g. Colour schemes shall tie building elements together, relate buildings to one another, and enhance the architectural form of a building. h. Buildings shall be designed to include a clearly identifiable primary entrance through the use of recesses, projections, canopies, porticos, overhangs, arcades, peaked roof forms, arches, outdoor patios, display windows, planters, walls, or other similar design elements (See Figure 3). Figure Example of Commercial Retail Unit Frontage i. Building rooftop mechanical equipment shall be concealed from the public in a manner that is consistent with the character of the building Vehicular and Pedestrian Circulation a. Pedestrian connections, as shown in Appendix I, connecting the shopping and Amenity Areas shall be established through the utilization of clearly demarcated walkways, lighting and signage systems to reduce pedestrian conflict and create a more pedestrian friendly image.
7 b. The private internal roads, as shown on Appendix I, where deemed appropriate shall be developed, in addition to walkways, to the satisfaction of the Development Officer in consultation with Subdivision and Development Coordination, to encourage pedestrian movement and / or provide access to: i. abutting buildings; parking areas and / or parking structures; i Site amenities and focal points; iv. sidewalks along public roadways; v. transit stops; and vi. defined crossing locations at all arterial and collector intersections. c. Pedestrian connections shall consist of the following types, as shown on Appendix I: i. Enhanced Shared use path; Shared use path; i Pedestrian Sidewalk; iv. Internal Pedestrian Connections; v. Internal roads with one or both sidewalks; and d. Pedestrian connections shall be developed generally as shown on Appendix I in the following ways: i. Enhanced shared use path - A 12.0 m landscaped yard shall be developed as an enhanced pedestrian corridor as a means of creating an improved interface between the adjacent multi-family residential Site and the commercial Site. This yard shall include landscaping, pedestrian level lighting, and a 3.0 m hard surfaced shared use path with a dividing yellow centerline and Shared Use signage; Shared use path shall include landscaping, pedestrian level lighting, and a 3.0 m hard surfaced shared use path with a dividing yellow centerline and Shared Use signage; i Enhanced parking island with walkway shall include landscaped islands with raised curbs and a minimum 1.5 m sidewalk. Remedial treatment such as, but not limited to, raised pedestrian crossings, landscaping, forecourts and landings, special paving, light and bollards shall be provided at significant points of pedestrian and vehicular crossings; and iv. Pedestrian sidewalks and sidewalks along internal roads shall be a minimum 1.5 m wide.
8 Figure Example of enhanced parking island with walkway 4.5. Vehicular Parking and Loading a. Vehicular and bicycle parking shall be provided in accordance with the Zoning Bylaw, as amended, and located to the satisfaction of the Development Officer in consultation with Subdivision and Development Coordination. b. Large parking areas shall be broken up by on Site private roads, drive aisles, pedestrian corridors and / or landscaped islands. c. Garbage collection for all buildings shall be located within a structure or enclosure that is architecturally compatible with the project design and screened from view of any residential Site. Gates and/or doors of the garbage enclosures must not open or encroach into public or private road right-of-way. d. Loading and service areas shall be screened from abutting public roadways and uses and designed to ensure vehicles do not encroach or back onto public road right-of-way or the private internal roadways Landscaping and Amenities a. A detailed landscaping plan shall be submitted in accordance with the Zoning Bylaw, prior to the approval of any development permit. This plan shall illustrate landscaping internal to the Site, Amenity Areas and pedestrian linkages. Outdoor Amenity Areas shall be landscaped for the purpose of achieving pedestrian connectivity, and opportunities for play and social interaction. Furthermore, outdoor Amenity Areas shall create a sense of place, character and identity. In addition to landscaping, this shall be achieved through the use of park benches, pedestrian level lighting, waste receptacles and other means integrated with the landscaping and placed along public walking routes through the Site to the satisfaction of the Development Officer. b. Landscaped Setbacks shall not be used in the calculation of Amenity Areas. c. Landscaped areas shall utilize the three tiered planting system: 1) grasses and ground covers; 2) shrubs; 3) trees. All areas not covered with structures, yards, walkways, roadways, driveways, and parking spaces shall be landscaped. Low maintenance landscaping or naturalized vegetation types are encouraged. d. All parking areas fronting on to the arterial roadways shall be screened from view primarily by vertical landscaping inclusive of earth berms and trees and shrubs. e. Landscaping at Site entrances shall include: i. the use of ornamental plant material, shrubs, and planting beds; and surface treatments to further enhance the appearance of the entrance. f. Coordinated and complementary streetscape enhancements shall be developed through the Site, including street trees, fencing, pedestrian scaled lighting, street furniture and other elements. g. Where fences are developed they shall be consistent in design, materials, finishes, and colours with the dominant architectural theme for the Site. h. The required Amenity Areas may be provided in the form of focal points, courtyards,
9 interior landscaped open spaces, arcades, plazas, parkettes, commons, squares, greens, gathering places and public seating areas. The Amenity Areas may be developed with landscaping, planting beds, public art, street furniture and water features to facilitate social interaction amongst Site users and create a sense of place. Amenity Areas shall be distributed to be readily accessible to both visitors and on-site employees. i. Landscaping shall be used to highlight major circulation patterns, on-site walkways, pedestrian corridors, shared use path and the overall development Interface with existing Religious Assembly a. The following regulations shall apply with submission of the first Development Permit application that abuts the religious assembly Site as shown on Appendix I: i. A minimum 6.0 m building setback shall be provided and landscaped for any portion of the development abutting Lot 5, Plan (Religious assembly). The owner shall register an easement on all Certificates of Title for the commercial Site to ensure vehicular and pedestrian access from Ellerslie Road and 50 Street through the commercial Site to Lot 5, Plan (Religious Assembly). b. Major Alcohol Sales, Nightclubs, and Bars and Neighbourhood pubs shall not be permitted within 15.0 m of Lot 5, Plan (Religious Assembly).
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