City of Kamloops KAMPLAN Commercial 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 commercial development in the city. These guidelines ensure that commercial 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 Commercial Development Permit Area applies to all commercial development within the city for properties currently zoned, or that will become zoned, for commercial and containing commercial uses. Where the Commercial 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 require a Building Permit and do not affect the form and character of the building or site (to be determined by Development, Engineering, and Sustainability Department) subdivisions additions or renovations that are not visible from the public realm F-50
KAMPLAN City of Kamloops OBJECTIVES The Commercial Development Permit Area Guidelines promote quality commercial development that: enhances the natural and built environments within the community through the sensitive integration of new buildings and amenities maintains desirable characteristics found in existing neighbourhoods encourages healthy lifestyles and sustainable local growth through well designed durable buildings, landscapes, and public spaces animates the public realm to enrich a sense of place accommodates active transportation modes and transit usage mitigates potential impacts on adjacent land uses supports sustainable energy and water management through site and landscape design GUIDELINES 1. SITE DESIGN Effective site design considers a development s contextual relationship with adjacent buildings, streets, open spaces, and amenities. a. Commercial development should be designed to benefit from a site s natural topography and exposure to sunlight to reduce environmental impacts. Opportunities for passive heating and cooling and natural lighting should be considered early in the planning and design process to create buildings that have energy savings and emit less greenhouse gas (GHG) emissions. b. Pedestrian paths should provide safe and direct access to commercial businesses from municipal sidewalks and on site parking areas. Pedestrian paths and sidewalks should be raised to enhance pedestrian visibility and reduce vehicle speeds. Example of passive solar shading c. 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. d. Driveways should be well lit and defined by raised curbs and landscaping. e. Buildings should be designed to incorporate architectural features that animate all street frontages. Raised pedestrian path through a commercial parking lot F-51
City of Kamloops KAMPLAN f. The common building setback line of a street should be considered when siting a building. g. Outdoor sales and display areas should be architecturally integrated with the building and landscape design of the property. These areas should be enclosed and screened by durable materials and permanent landscaping. h. Outdoor storage areas, garbage bins, or loading/unloading areas should be oriented away from adjacent residential areas and streets. i. 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. New development should incorporate design features that complement the scale of adjacent buildings and enrich the rhythm of a street. For example, horizontal design features such as a cornice line can help connect adjacent buildings, while stepping a building can assist in a scale transition between sites. b. Buildings should incorporate architectural features and variation to avoid the appearance of long, blank façades and to reduce apparent building mass. c. Mid rise and tall buildings should conform to a narrow massing profile, use massing cut outs and/or building contouring (e.g. stepping) to reduce shadow impacts on neighbouring properties. d. 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). Aligning horizontal design features can help connect adjacent buildings Stepping and cut outs reduce massing and shadow impacts F-52
KAMPLAN City of Kamloops Height and Roof Design e. Intelligent roof design should be used to reduce a building s energy consumption needs by using daylight for heating, cooling, and internal lighting. f. Buildings should contribute to visual wayfinding in the community. Significant street corners (e.g. at an intersection or a curve in a prominent street) may support a building feature of increased height and/or distinctive architectural elements to create a landmark. g. Buildings should provide awnings or canopies adjacent to pedestrian pathways for weather relief and visual interest. h. Roof design should add visual interest to a building. Where flat roofs are used, the roofline should provide modulation (e.g. changes of elevation, projection, or architectural features). i. Rooftop mechanical equipment should be screened by parapets or other architectural roof design features. Detail, Material, and Colour j. Durable building materials should be Making use of natural daylight in roof design can used to contribute to an appearance of help reduce a building s energy consumption needs quality construction that evokes a sense of permanence. Products such as stone, brick, metal, textured concrete, treated wood, and fibre cement siding should be used on a building façade that faces a public street. k. To assist with public wayfinding, business entrances should be well defined through signage, architectural design features (e.g. awnings, building articulation, use of detailed building materials), lighting, and landscape. l. A building s colour palette should complement the site s surrounding context and the community s natural setting. Accent colours may be used to highlight key building components such as entrances, common area, changes in business, and/or service areas. m. Mirrored or dark tinted windows are not appropriate on a public facing façade. Entrances defined through features such as signage, awnings, and building materials can assist with public wayfinding n. The selection of building detail, material, and colour should support energy efficient buildings with low GHGs. For example, the placement and design of walls capable of supporting thermal mass loading can help reduce internal heating related energy consumption. F-53
City of Kamloops KAMPLAN 3. PARKING AND CIRCULATION a. Shared access points with adjacent properties are encouraged, where viable. Reciprocal parking agreements may be required between adjoining lots to better facilitate on site circulation. b. Short term bicycle parking racks should be covered and located near the principal entrance of a commercial building. c. Parking spaces should not be sited in front yard setback areas. Parking areas should be located to the rear of a building that fronts onto a public street. d. 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. 4. LANDSCAPING a. All areas not covered by buildings, structures, and parking including the boulevard and front and rear yards will be landscaped with an irrigation system at the time of development. Loose landscape materials should be contained on the property. Street trees should be sited in the boulevard. Bollards may be considered as an appropriate substitute for street trees to enhance pedestrian comfort where street trees are not suitable. b. New landscaping covering 100 m 2 or more in total site area will require landscape plans prepared by a registered landscape architect. c. Commercial buildings should have soft landscape areas planted with trees and shrubs along a minimum of 30 percent of a non interactive building façade. Landscaping will provide shade to reduce energy consumption in summer months and provide visual relief of a building s mass while preserving sufficient space for signage and windows. d. Fuel bars shall be buffered from adjacent uses and streets by a minimum 3 m wide soft landscape buffer to help mitigate vehicle headlights, sounds, and general appearance. Buffers should feature a combination of trees, shrubs, and dense low hedge plants. e. Sound attenuation features, such as a landscaped berm with a solid fence, should be considered to buffer noxious uses, such as drive thru menu boards, loading zones, and car washes, from residential or institutional uses. f. Outdoor storage areas, waste disposal, and loading/unloading areas should be visually screened and landscaped from residential areas and public streets. g. Landscape plant selection should be appropriate to the Kamloops climate (i.e. native plants and xeriscaping should be used) and provide visual interest year round. A mix of coniferous and deciduous trees and shrubs should be planted. h. Landscape features such as trees, bollards, raised curbs, and signage (or combination thereof ) should be used to define safe pedestrian paths. F-54
KAMPLAN City of Kamloops i. Landscaping should be used to separate large expanses of parking into smaller subsections. Accordingly, landscaping islands should be located at each end of every parking aisle. In the case of longer parking aisles, landscape islands should be provided in the middle of the aisle as well. Landscaping islands should be large enough to support healthy plant growth and include at least one tree per parking aisle. 5. LIGHTING AND SIGNAGE a. Lighting and light standards in all public areas, including parking lots, should relate to the pedestrian and should be directed toward the ground so as 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. b. Placement of signs shall not obstruct pedestrian movement, vehicular traffic, or sightlines. All free standing signs should feature landscaping around their base. c. Wall mounted signage should complement a building s design. d. Free standing signage should be integrated with landscaping at the base. Mounting supports should reflect the materials and design character of the corresponding commercial building. All wiring and/or conduits to a sign should not be visible to passing vehicles or pedestrians. Free standing signage should be integrated with landscaping at the base e. Illuminated signs should not direct glare off site. F-55