HomeMy WebLinkAboutDevelopment Permit Guideline Checklist - Commercial1
Commercial Development Permit Area Guidelines Checklist
Pursuant with Section 8.5 of the Official Community Plan, commercial developments will be
assessed against the form and character guidelines established by Council and summarised
below.
This checklist is to be prepared by the architect of record for the project to demonstrate the
proposed design was developed in accordance with the form and character guidelines. Please
assess and describe the compliance of the proposed design of the project with respect to the
Key Guideline Concepts and with the Form and Character Guidelines.
Description of the Key Guideline Concepts should be suitable for File Managers to quote in
Development Permit Application Reports to Council. For the Form and Character Guidelines,
clearly describe how the proposed design complies with each of the listed guidelines, or
describes why a guideline is not complied with or why it is inapplicable.
This checklist is to accompany Development Permit Applications and submissions to the ADP.
8.5.1 Key Guideline Concepts Describe how this project and the design complies
1. Avoid conflicts with adjacent uses
through sound attenuation, appropriate
lighting, landscaping, traffic calming and
the transition of building massing to fit
with adjacent development.
2. Encourage a pedestrian scale through
providing outdoor amenities, minimizing
the visual impact of parking areas,
creating landmarks and visual interest
along street fronts.
3. Promote sustainable development with
multimodal transportation circulation,
and low impact building design.
4. Respect the need for private areas in
mixed use development and adjacent
residential areas.
5. The form and treatment of new buildings
should reflect the desired character and
pattern of development in the area by
incorporating appropriate architectural
styles, features, materials, proportions
and building articulation.
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Guideline 8.5.2 A
Building Design, Massing and Siting
Describe how the proposed design complies with each of the
listed guidelines, or describes why a guideline is not complied
with or why it is inapplicable.
1. The form and treatment of new
buildings should reflect the desired
character and pattern of development in
the area by incorporating appropriate
architectural styles, roof forms, facade
modulation, architectural features,
fenestration patterns, building elements
and proportions and building
articulation.
2. Exterior finishes should be wood, brick,
natural stone or other materials of warm
appearance. Substantial areas of
concrete should be avoided. Expanses of
solid wall or glass are unacceptable.
3. New buildings adjacent to existing small
scale buildings such as houses should be
designed to provide visual interest whilst
protecting the privacy and livability of
both properties.
4. Significant corners should be given
added emphasis with vertical
architectural features and roofscape
features. At intersections, the definition
of corners should be reinforced by
buildings that front on both streets.
5. Development should be sited to have
the building frontage on the main street
alignment.
6. Projects located on slopes should be
developed in a manner which creates a
step in perceived height, bulk and scale
between developments.
7. Design and construction of buildings
should account for maximum sound
attenuation between commercial and
adjacent residential uses. To ensure that
noise generated on the site is addressed
in the most appropriate manner, Council
may request that a noise attenuation
study be prepared.
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Guideline 8.5.2 A (Continued)
8. Continuous weather protection, such as
canopies, structural awnings, or building
overhangs, is strongly promoted where
at-grade retail uses are included in a
development and over common entries
to commercial and/or mixed-use
developments that front a public
sidewalk or open space.
9. Developments adjacent to treed slopes,
ravines and watercourses must respect
natural vegetation, use natural
landscaping to retain soils on the site
and may require additional setbacks as
established by agencies having
jurisdiction. Creeks and ravines are
encouraged to be retained in their
natural state.
10. Developments are encouraged to
redirect water from rooftop runoff and
downspouts into vegetated areas or rain
barrels for later irrigation use.
11. Buildings should be designed and located
on a site to:
a) preserve and incorporate natural
features or views;
b) ensure proper orientation and
relationship to adjoining residential
uses;
c) minimize impacts on natural features
and agricultural lands;
d) accommodate natural grades to ensure
minimal grading is required.
Guideline 8.5.2 B
Refuse, Recycling and Servicing Areas
Describe how the proposed design complies with each of the
listed guidelines, or describes why a guideline is not complied
with or why it is inapplicable.
1. The design of a roof, placement of
mechanical units and satellite dishes,
etc. should take into account views of
the roof from adjacent buildings.
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Guideline 8.5.2 B (Continued)
2. Service areas should have differentiated
access to minimize visual impact as well
as conflicts with pedestrians.
3. Refuse receptacles must be located
indoors or within service areas out of
view from pedestrian access. Garbage
and waste material should be stored in
containers that are weatherproof and
animal-resistant.
4. Mechanical equipment, drive-through
uses, service or car wash bays,
restrooms, vending machines,
unenclosed storage, and public
telephones should be oriented on the
site to face away from adjacent
residential development. Whenever
possible, these uses should not be visible
from an adjacent residential property.
Guideline 8.5.2 C
Street Front
Describe how the proposed design complies with each of the
listed guidelines, or describes why a guideline is not complied
with or why it is inapplicable.
1. Particular attention should be made to
the image presented to the streetfront.
2. New development should emphasize the
street frontages by incorporating
differentiated front, side and rear
oriented facades. Facades should
incorporate vertical and horizontal relief
in a well-proportioned rhythm
appropriate to the intended scale of
development.
3. Buildings with over 15 metres of street
frontage should break the horizontal
mass of the building with vertical
elements in a rhythmic pattern.
4. Streetfront landscaping will incorporate
street trees for definition of site
boundaries and enhancement of public
space.
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Guideline 8.5.2 C (Continued)
5. Vehicle access on a street frontage
should be located to the side of the
building away form the pedestrian
entrance and should be designed to
minimize the impact on streetscape
appearance and disruption to pedestrian
movement.
Guideline 8.5.2 D
Signage and Lighting
Describe how the proposed design complies with each of the
listed guidelines, or describes why a guideline is not complied
with or why it is inapplicable.
1. Signage should be integrated with the
design of a building, preferably at
ground level only, and its size and design
should complement the scale and
architectural detail of the building.
2. High intensity illumination directed at
adjoining properties should be avoided.
Commercial signage and high intensity
illumination adjacent to residential uses
should be minimized in order to protect
residential amenity.
3. Lighting and signage should be designed
so as to have no direct source of light
visible from the public right-of-way.
4. All signage must conform to the Maple
Ridge Sign Bylaw. In the event of a
conflict between the Maple Ridge Sign
Bylaw and these guidelines, the latter
should take precedent.
5. In multiple-tenant commercial or mixed-
use buildings, signs should be designed
to present a unified appearance.
Signage space should be provided for
upper storey tenancies.
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Guideline 8.5.2 E
Vehicle Access, Parking, and Circulation
Describe how the proposed design complies with each of the
listed guidelines, or describes why a guideline is not complied
with or why it is inapplicable.
1. Buildings and structures should be
located to ensure safe traffic circulation
and access and adequate on-site
parking. Parking should be encouraged
in smaller units to avoid a monotonous
appearance.
2. Parking and storage areas should be
appropriately screened. Low level
landscape screening should be provided
to parking areas adjacent to public
streets.
3. Where possible, parking and servicing
should be located underground or to the
rear of buildings to minimize the impact
on streetscape appearance and
pedestrian amenity. In all new buildings
the portion of the structure used for
parking and servicing should be
adequately screened and should be
architecturally compatible with the rest
of the building.
4. Existing lanes should be used for vehicle
access, loading and servicing. Upgrading
of lanes in terms of attractive treatment
and screening of parking access and
loading and service areas is encouraged.
5. Vehicle access should be located to the
side of the building away from the
pedestrian entrance and should be
designed to minimize the impact on
streetscape appearance and disruption
to pedestrian movement.
6. Lanes, and driveways should conform to
the existing grades as closely as possible
to ensure minimal disruption of slopes
and vegetation. On steep terrain, access
should be aligned, wherever possible, to
run parallel rather than counter to,
natural contours and existing grades.
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Guideline 8.5.2 E (Continued)
7. Shared vehicle access between adjoining
sites should be considered where access
for parking at the rear of the property is
limited. Joint or shared access should
also be considered between adjoining
developments to minimize disruption of
pedestrian sidewalks and to maximize
landscaping and permeable surfaces.
Integration of driving aisles and
pedestrian walkways between adjacent
sites is also strongly encouraged.
8. Minimize the amount of asphalt surfaces
in parking areas by integrating a variety
of paving materials such as concrete,
decorative pavers or by using alternate
surface treatments.
9. Above ground parking structures should
not front public streets at grade. Non-
parking uses or special façade
treatments must be provided along
street frontages to enhance the
building’s appearance to the public
realm. On non-street fronting facades,
parking structures should be treated to
avoid long blank walls at grade, such as
massed landscape treatments or
attention to design detailing on the
façade.
10. Parking control equipment, such as
ticket dispensers and card readers,
should be located at a sufficient distance
from a public street to prevent parking
queues extending onto the street.
Similarly, a minimum distance of one car
length, and preferably two car lengths,
should be provided between an exit gate
and the street edge to accommodate
cars waiting to merge into traffic.
11. Rooftop parking structures should
include design elements, including
landscaping, to reduce the visual impact
from the street and surrounding uses.
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Guideline 8.5.2 F
Pedestrian and Bicycle Access
Describe how the proposed design complies with each of the
listed guidelines, or describes why a guideline is not complied
with or why it is inapplicable.
1. Development should improve pedestrian
amenity through interesting design
detail at ground level, easily identifiable
entrances, shop fronts with clear
untinted glazing, concentration of
signage at ground level, attractive
landscaping and well defined pedestrian
crossings for driveways and roadways.
2. A well defined pedestrian access to the
commercial use will be provided from
the public sidewalk. Design will ensure
that pedestrian use is given precedence
over vehicular use. Where possible, at
least one pedestrian connection should
be provided through the main block of
buildings.
3. Facilities for cyclists should be
considered for all developments.
Guideline 8.5.2 G
Landscaping and Open Space
Describe how the proposed design complies with each of the
listed guidelines, or describes why a guideline is not complied
with or why it is inapplicable.
1. Landscaping should be supplemented to
identify and define public space, to
present a pleasing image and to soften
the transition from adjacent land uses to
the commercial development.
2. Adjacent residential uses should be
adequately protected by significant
landscaping or the provision of screening
or both.
3. Street trees will be a required
component of all new development for
definition of site boundaries and
enhancement of public space. Simplicity
in landscaping materials is desirable and
should be encouraged for screening
purposes. Deciduous tree species
should be considered in landscape
plantings to permit light penetration in
winter. Mature vegetation should be
retained where possible.
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Guideline 8.5.2 G (Continued)
4. Aesthetic values along frontages and on-
site ought to be enhanced by significant
landscaping on all property lines and
around buildings. Street trees should be
used to provide the landscaping variety
that would soften the character and
scale of the area.
5. Landscape planting and screening should
be used to create interesting views and
focal points into and out of the site for
pedestrians, passing drivers and building
tenants on the site or adjacent to it.
6. Open space should be usable, attractive
and well-integrated with the design of
the building. Open space, in many cases,
will be achieved with courtyards,
recessed balconies, terraced balconies,
roof top gardens, and atria.
7. Landscaping should reinforce design
continuity with neighbouring properties
and the streetscape by providing
consistency in street trees, plant
materials, and other landscaping
elements.
8. Landscaping should define the purpose
and emphasize the desired character
and function of public and private space.
All private and semi-private open space
should be clearly defined as such and
should be controllable by those meant
to benefit and be responsible for it, thus
encouraging use, pride and safety.
9. Distinguish public and semi-public
spaces from private spaces. Design
symbolic barriers through:
a) building and site design;
b) changes in paving, vegetation, or
grading; or
c) architectural features, such as low walls,
bollards or raised planters.
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Guideline 8.5.2 H
Crime Prevention through Environmental
Design (CPTED)
Describe how the proposed design complies with each of the
listed guidelines, or describes why a guideline is not complied
with or why it is inapplicable.
1. Developments should be designed to
maximize opportunities for natural
surveillance allowing people to easily
view what is happening around them
during the course of everyday activities.
Crime Prevention through
Environmental Design principles and
techniques are encouraged.
2. Crime Prevention through
Environmental Design (CPTED) principles
should be incorporated into the design
of all parking facilities.
3. Design the interior spaces and exits from
any underground and above ground
parking structures for maximum visibility
within the parking area. Entries should
be highly visible, well lit and spaced at
convenient intervals Hidden spaces,
obscured alcoves and blind corners
should be avoided in the design and
layout of the parking facilities.
4. Walls and ceilings of parking structures,
particularly underground structures,
should be painted white to enhance or
reflect light.
Guideline 8.5.2 I
Universally Accessible Design
Describe how the proposed design complies with each of the
listed guidelines, or describes why a guideline is not complied
with or why it is inapplicable.
1. All non-vehicular routes be fully
accessible. Sidewalks and pathways
should be wide enough for wheelchair /
scooters and should include a tactile
strip for the visually impaired. Curb-cuts
and curb let-downs should be provided
in appropriate locations to facilitate safe,
convenient, and direct access from
parking spaces to buildings for people
with disabilities.
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Guideline 8.5.2 I (Continued)
2. Locate parking spaces allocated for
people with disabilities as close as
possible to the main entrance to a
building.
3. Building entries should be:
a) clearly addressed with large numbers
visible from the street;
b) directly accessed from the street
without stairs; and
c) provided with weather protection,
exterior lighting, and power-assisted
door openers.
Guideline 8.5.2 J
Bicycle Storage and Parking
Describe how the proposed design complies with each of the
listed guidelines, or describes why a guideline is not complied
with or why it is inapplicable.
1. Provide short term bicycle parking
facilities, such as bicycle racks, at grade
close to building entrances. Bicycle
parking should be in well-lit locations
and clearly visible from a main building
entrance and/or public roads. Bicycle
racks should be made of sturdy, theft-
resistant material, securely anchored to
the floor or grounds.
2. Provide long term bicycle parking
facilities in secure storage areas within
buildings. Bicycle storage areas provided
as part of a parking structure should be
located close to elevators and access
points. In mixed-use buildings, bicycle
storage facilities for residents are to be
separate from those for the commercial
uses.
3. Large-scale developments are
encouraged to provide end-of-trip
facilities, such as showers and lockers,
within the development for the
convenience of employees.
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Project Information
To be completed by the Architect on record for this project:
File Number ________________________
Date prepared: _______________________
Architect ________________________ ___________________________
Print Name Signature