Industrial Development Permit Area PURPOSE The purpose of this Development Permit Area (DPA) is to establish objectives and provide guidelines for the form and character of industrial development in the city. These guidelines ensure that industrial development occurs in a manner that is sensitive to the existing built form by encouraging new development to consider local characteristics and incorporate high quality design into the siting configuration, landscaping treatments, and overall building aesthetics. AREA The Industrial Development Permit Area applies to all industrial development within Kamloops for properties currently zoned, or that will become zoned, for industrial and containing industrial uses, including all railway and airport lands. Where the Industrial Development Permit Area overlaps with other DPAs, all applicable guidelines will be considered. EXEMPTIONS A Development Permit will not be required for the following: internal renovations external renovations that do not affect the form and character of the building accessory buildings and additions that are not visible from a public road or adjacent properties F-56
KAMPLAN City of Kamloops OBJECTIVES The Industrial Development Permit Area Guidelines promote quality industrial development that: provides a high standard of built form, site design, and landscaping balances the desire for efficient traffic flows with the need to move towards a more pedestrian friendly environment minimizes conflicts between industrial development and other land uses GUIDELINES 1. SITE DESIGN Effective site design considers a development s contextual relationship with adjacent buildings, streets, open spaces, and amenities. a. Site design should encourage buildings to be oriented to maximize the development s street appeal. Access points to business components frequented by the public should be oriented towards the street. b. Outdoor storage areas, garbage bins, and loading/unloading areas should be oriented away from adjacent residential areas and streets. c. Site design should encourage the safe and efficient movement of both pedestrians and vehicular traffic (including truck traffic) on site. Plans should include pedestrian walkways along building frontages, as well as pedestrian connections between building frontages, parking areas, and the street. Entrances to buildings should be located to maximize pedestrian safety. d. Site design should consider access for people with diverse mobility needs through the use of features such as ramps/inclines, steps with railings, and tactile wayfinding surfaces. e. Site design should prioritize security and pedestrian safety. Site layout should incorporate Crime Prevention Through Environmental Design (CPTED) such as natural surveillance (e.g. maintaining clear sightlines and encouraging visibility of parking and storage areas from windows) and natural access control (e.g. use of site design to guide people towards public areas and deter people from informal entrance points). f. Where permitted, drive thru facilities should be located at the side or rear of the building, except where such siting will conflict with adjacent residential uses, in which case alternate orientations may be considered. 2. BUILT FORM Massing and Scale Building mass refers to volume, whereas scale considers a building s dimensions in relation to people and the surrounding environmental context (e.g. adjacent buildings and open space). a. Buildings should utilize variation in façade treatment and vertical and/or horizontal articulation to avoid the appearance of long, homogeneous façades and to reduce apparent building mass. F-57
b. Publicly accessible office, recreational, and/ or customer service areas should incorporate architectural details, such as windows, entry features, distinctive rooflines, and exterior finish materials, to foster a human scale and distinguish such areas from more utilitarian warehousing, manufacturing, and processing areas. c. The architectural style of buildings containing multiple units, including accessory dwelling units, should remain cohesive over the entire frontage. Individual entry points should be identifiable at the pedestrian level without detracting from the building's overall appearance. Height and Roof Design d. Buildings should utilize variation in roofline to add visual interest and avoid the appearance of long, plain, box like building façades. e. Rooftop mechanical equipment should be screened by parapets or other architectural roof design features. Detail, Material, and Colour f. Buildings on corner sites or with double road frontage should be designed to acknowledge the building s visibility from each street through continuity of design, colour, materials, exterior finish, and signage. g. Large expanses of highly reflective treatments and glazing (e.g. mirror glass) should be avoided on exterior walls to prevent heat and glare impacts on adjacent properties and roads. h. Publicly accessible office, recreational, and/or customer service areas should incorporate quality materials such as natural wood, stone, and glass. i. To support healthy lifestyles and the enjoyment of outdoor amenity spaces during spring, summer, and fall months, shadow impacts from a proposed mid rise or tall building should not exceed a one hour duration on rear yards, decks, patios, and pools of adjacent residential properties on the summer solstice (i.e. June 21) and autumn equinox (i.e. September 21). 3. PARKING AND CIRCULATION Variation in façade treatment and articulation break up homogeneous expanses and reduce apparent building mass a. On site parking should generally be located at the side or rear of the property or underground. Parking lots should be screened and landscaped. b. Landscaping should be used to separate large expanses of parking into smaller subsections. Landscaping islands should be located at each end of every parking aisle. In the case of longer parking aisles, landscape islands should also be provided in the middle of the aisle. Landscaping islands should be large enough to support healthy plant growth and include at least one tree per parking aisle. F-58
KAMPLAN City of Kamloops c. Outdoor storage areas, garbage bins, and loading/unloading areas should be visually screened by landscaping. Where loading/ unloading areas must be located close to adjacent residential uses, landscape buffers and sound attenuation measures should be used. d. Where bicycle parking is required, bicycle racks should be located near building entrances. e. Drive thru facilities should be located away from adjacent uses, screened with landscaping from public streets, and designed to achieve safe pedestrian and vehicle movements. Drive thru areas should include an adequate number of queuing spaces to avoid congestion of circulation aisles and streets. Garbage bins can be effectively screened using landscaping, fencing, a trellis, or other design features f. Shared access driveways are encouraged to minimize the number of entry/exit points along the road and to maximize spacing between these points. Shared accesses and drive aisles should be protected through reciprocal access agreements. 4. LANDSCAPING a. All areas not covered by buildings or structures and not required for parking, loading, storage, assembly, processing, or manufacturing should be suitably landscaped. All landscaped areas should be irrigated using automatic irrigation systems. The provision of landscaping should consider the use of xeriscaping and native landscaping materials. b. New landscaping covering 100 m 2 or more in total site area will require landscape plans prepared by a registered landscape architect. c. Landscape design should emphasize yards and boulevards that front roads and highways to improve the public image and street appeal of the development. Corner lot landscaping should consider all street frontages equally and provide consistent quality of design, orientation, and detail. d. Where visual screening is required, the use of shrubs, trees, and other plantings to form an opaque visual barrier is encouraged. For properties located adjacent to residential areas, a 4 m wide landscape buffer must be provided between sites. e. For industrial uses that produce high volumes of noise, including, but not limited to, rail yards, intermodal yards, container storage, and manufacturing uses, landscape features should be utilized to buffer noise. Such features could include earth berms, sound attenuation walls, trees, and dense shrub plantings. F-59
f. Landscape design should prioritize security and pedestrian safety. Landscape design should incorporate CPTED principles such as enhancing lighting and minimizing dark areas, encouraging opportunities for natural surveillance, and using visual cues to control access to the site. g. Utility installations should be integrated into landscaped areas and building design for screening purposes. Use of decorative wraps on electrical boxes and other such utilities is encouraged. 5. LIGHTING AND SIGNAGE Decorative wrap on an electrical box can help integrate utility installations into landscaped areas a. Except where the property fronts a highway, all free standing signage should be monument style and pedestrian oriented. All free standing signage should be integrated into landscape areas. b. Fascia signs should be integrated into the building's façade and should complement existing signage. c. Lighting and light standards in all public areas, including parking lots, should relate to the pedestrian, and should be directed toward the ground to avoid light pollution on neighbouring properties. The preferred design for lighting within front yards is with ground mounted units that are located discreetly within landscaped areas. Lighting plans may be required. Lighting may also be incorporated into building design. F-60