Se,~~ ABBOTSFORD

Report No. PDS016-2017

Date: File No:

To: From:

May 8, 2017 3100-35/0CP-001

Mayor and Council Reuben Koole, Senior Planner

COUNCIL REPORT

EXECUTIVE COMMITTEE

Subject: Official Community Plan 2017 Housekeeping Amendment

RECOMMENDATION

THAT Council direct staff to proceed with the Official Community Plan 2017 Housekeeping Amendment work plan and community engagement strategy as described in Report No. PDS016-2017.

SUMMARY OF THE ISSUE

The City's new Official Community Plan (OCP) has been used by Council, City staff, the development industry, and Abbotsford residents since Council adopted it in June, 2016. Based on this experience using the new OCP over the past ten months, there are 'housekeeping' updates that could be implemented, helping the City correct minor mistakes and respond to continued input from the community.

BACKGROUND

In June, 2016, Council adopted the new OCP completed through the Abbotsforward process. In adopting the new OCP, Council set a new direction for Abbotsford's growth and development by promoting it in areas where it is financially more feasible and sustainable by building a 'city of centres'.

DISCUSSION

During the first ten months of using the new OCP, there are 'housekeeping' updates that have emerged. The OCP also contains provisions for continuing to update the Plan "as required to address new opportunities in city building".

Staff note this housekeeping amendment is not a tool for addressing specific properties being considered through specific development projects. Development projects may still request an OCP amendment that will be reviewed and considered as part of a development application, but not through this housekeeping amendment.

The changes being contemplated in this housekeeping amendment are administrative in nature and do not change the foundational urban structure and growth policies of the OCP. They do help keep the OCP current and can be categorized as follows:

1. Land use designation corrections • fixing errors made when preparing the 2016 OCP (e.g. a park incorrectly

designated as residential)

Report No. PDS016-2017 Page 2 of 4

2. Mapping corrections • fixing errors where maps show incorrect or inconsistent information (e.g.

steep slope areas in the Agricultural Land Reserve)

3. Land use regulation refinements • clarifying terminology and definitions, and tweaking density across land

use designations

4. Policy refinements • correcting inconsistencies and other grammatical errors, and adding a

missing or overlooked policy

In addition to these four categories of housekeeping amendments, future amendments will be considered through other projects currently in progress such as AgRefresh, the Industrial Land Supply Study, and other Plan 200K plans and studies.

Work plan

Staff will begin the process of completing this housekeeping amendment following Council's direction. The work will be organized according to the following schedule:

May: Notification letters, staff review, and meetings • Staff will send notification letters (as described below) advising agencies

that the housekeeping amendment is occurring, and conduct preliminary meetings with other City departments and local First Nations.

June: Development Advisory Committee (DAC) and public review • Staff will present the potential amendments to DAC and the public at

public information meeting.

July: Bylaw introduction to Council • Staff will prepare a bylaw and present it to Council for first and second

readings, along with a summary of the input received.

Jul-Sep: Bylaw referrals to agencies and public hearing • Staff will send 30 day referral letters (as described below) to agencies

and advertise for a public hearing. Responses to the referral letters will be provided to Council as part of the public hearing input.

Sep: Bylaw adoption • Council will be asked to consider adoption of the bylaw.

Engagement

The engagement process for the administrative update to the new OCP is focused on correcting errors and inconsistencies. As such, it relies on targeted review and input from staff and the Development Advisory Committee, rather than broad and diverse public engagement.

In order to meet Council's Development Applications Procedure Bylaw requirements, a public information meeting is also planned. However, this public information meeting will

Report No. PDS016-2017 Page 3 of 4

be focused on providing information out about the errors and inconsistencies that are being corrected, rather than receiving input about a new vision and ideas.

Pursuant to the Local Government Act, Council must consider whether consultation is required with agencies and authorities such as regional districts, adjacent municipalities, First Nations, and School Districts. Staff recommend that meetings be arranged with local First Nations and that project notification letters be sent advising the following agencies:

• Fraser Valley Regional District Board • School District 34 (Abbotsford) Board of Education • Agricultural Land Commission • Ministry of Transportation and Infrastructure

Staff also recommend that 30 day referral letters be sent requesting input on the amendment bylaw from the following agencies following the first and second readings of the bylaw:

• Fraser Valley Regional District Board • Sumas First Nation • Matsqui First Nation • Leq'a:mel First Nation • School District 34 (Abbotsford) Board of Education • Agricultural Land Commission

FINANCIAL PLAN IMPLICATION

Staff do not anticipate financial plan implications as the work will be completed with existing staff resources.

Reviewed and approved by Trfe: ..-- , Chief Financial Officer

IMPACTS ON COUNCIL POLICIES, STRATEGIC PLAN AND/OR COUNCIL DIRECTION

The new Official Community Plan meets the four cornerstones in Council's Strategic Plan, and establishes a new vision for the future growth and development of Abbotsford. By continuing to update and amend the OCP as necessary, the City ensures it continues to provide a relevant vision for the future growth of Abbotsford.

Report No. PDS016-2017 Page 4 of 4

SUBSTANTIATION OF RECOMMENDATION

In June, 2016, Council adopted the new OCP completed through the Abbotsforward process. Over the past ten months of using the new OCP, there are 'housekeeping' updates that have emerged in order to correct errors or inconsistencies within the document. The changes do not change the foundational urban structure and growth policies of the OCP. Staff will proceed with the administrative update to the new OCP following the work plan and engagement method as contained in this report.

Prepared by: Reuben Koole RPP, MCIP Senior Planner Community Planning

Department Head Approval: Siri Bertelsen General Manager Planning and Development Services

-~~2 ~ ?

Reviewed by: Mark Neill RPP, MCIP Director Community Planning

Attachment A - Proposed OCP amendments

LAND USE DESIGNATION CORRECTIONS I Parcel Current desiQnation Corrected desiqnation

Agricultural Land Commission 34247 Farmer Rd Hi h Im act Industrial Agriculture (and outside Urban .'..E?.9~~.~~~.g .. 9.9.~'..E?.9.t!.9D. .................. ................................................................................. ..... .. ........... ~ .......... ~ ..................................................... ........... P..E?.Y.E?.!.9P..i:T.!!?.~.t~9.~!J9.9.~L ....................... .

2 City detention pond 1910 Merlot Blvd Urban 4 - Detached Open Space ·c;c;r:n·f)i8t8Ci."d"eveiCi·r;·meni ............................................................................................................................................................................................................................................................................ .

3 application PIO 029_933_633 Secondary Commercial, General 0 S Industrial pen pace

.(l?.n.9 .. 9.!?.g!g,?..~ ! 9.!J .. 9.h?:~.9.E?.l. ............................................ ................................................................................................................................................................................................................................. . Completed development

4 application PIO 029-774-268 Partially Open Space Urban 4 - Detached

.(l9J.9.9.!:1D.g.?..i:Y .. 9.h?.D9.E?..~L ....................................... ................. ..... ......................................................................................... ................................................................................................ ................ ........ . Completed development

5 application 31116 Firhill Dr Urban 4 - Detached Open Space

.(P.?..r.~ .. g.E?..9!9.9.t.i.9n .. ~.~.?.D9.E?.l ................................................................................. .. ... ................................................................ ....................................................................................................................... . 6

Completed development .. ?..~.~9.§.'.'!:~'..0.?..i:! .. ?.t ............................................ ~§~i§~~Y. .. ?..~~~:.9.?.D ........................................... ~!:~9.~ .. ~ .. ~ .. q~!9.~~.'.'.d. .................................... . 7 application 2969 Bergman St Partially Urban 2 - Ground Oriented Urban 4 - Detached

8 (road right of way change)

27735 Roundhouse Dr Urban 2 - Ground Oriented Urban 2 - Ground Oriented ····························································································· ··········································································································································································································································

9 .. 3..!..1 .. ~.7. .. ~!.1.9..?.!:9. .. F.19. ............................................ ~.?..r1~ ...................... .................................................. ~.'.'.r1~!:?.} .. 1 .n..d..~~.!!:i§~ ....................... .................. . 1 0 .. 3..!..?..: .. ~ .. ~.i.1_9..?.!:9. .. F.19. ............................................ ~.?..ri~ ........................................... ............................. F.1.~!:?..1 ........... .. ......................................................... . 11 .. 3..!..?..~.~ .. ~!!.9..?.!:9. .. F.19. ....................................... .. ... ~.?..i:!~ ..................................................... ................... F.1.~:.?..l.. .................................................................. .. . 1 2 .. 3..!..! .. ~.3. .. ~!!.\il.?.!:9. .. F.19. ............................................ ~.?.D~ ........................................................................ ~.'.'.r1.'.'!:?..1 .. 1 .n.~.~~!:.!9.~ .. ....................................... . 13 Missed because of First Nations 3087 Sumas Mtn Rd None General Industrial 14 Reserve

15 16

17

18

19

20 21 Missed church

···························································································································································································································································· .. 3..!..~ .~.: ... ~!.1.9..?.!:?. .. F.1?. ............... ............................. ~.?..ri~ ........................................................................ F.1.~:.?..1 ...................................................................... . 3065 Sumas Mtn Rd None General Industrial

···························································································································································································································································· PIO 023-377-186 None General Industrial

PIO 016-404-181 None General Industrial ............................................................................................................................................................................................................................................................ PIO 023-377-101 None General Industrial

.. 3..3..~.?..~ .. ~.~.l?..?.U..\l.?..llJ:".~ ................................ .. ~!:~9.0 ... ~ ... ~ ... ~.i.9!.!.8.~ ............................................ ~~.S.~i!.~~~?.~.?..1 .............................................. .......... . 2413 McCallum Rd Urban 1 - Midrise Institutional ......................................................................................................................................................................................... ................................................................... 2464 Parkview St Urban 3 - Infill Institutional

22 .. 3..3..!..3..!. .. S?.~:?!..\il.'.'X.'.'!:9.~~g.ri .. ~?..Y. ................ ~!:~9.~.g~.~.~:.~ ..................................................... ~~.~~it.~~!?.~.a..1 ....................................................... .. 23 2010 Guildford Dr Urban 4 - Detached Institutional ....................................................................................................................................................................................................................................................................................................................................... 2 4 .. ?..!..~.~ .. ~'..0.'.'!:~.?.0 .. ?.~ ........................................... .s:'.!~Y. . .9.'.'.rl.~!:'.' .......................................................... .9..P..'.'.ri .. ?.J?..?.~~ ... ........ .......................... .. ............. .. 25

26

27 28

29

30 31 Missed park

32 33

34

35

36

~252 + 33262 George Ferguson Urban 1 _ Midrise Open Space ...... 9.Y .................................................................... ....................................................................................................... .. ... ...................................... ......................... .. .. ?..!..~.~ .. ~U..1.1.'.'!. ........................................................... ~!:~9.~ ... ! ... ~ .. ~.i.9!.!.S.~ .. ......................... .. ............... .9..P..~.~ .. ?.!?.9.~~ ................................ ..................... . .. ?..?..Q.?. .. ?.ii".'.'.~'..'.'.'.' . .s:'.~ ..... ...................................... ~:.~9.~ .. ~ .. ~ .. !.ri!.i.l.1 .................................................... .9..P..'.'.ri .. ?.J?.9.~'.' ..................................................... . .. 3..~.! .. 3..~ .. ~.ri:i.9.~'.'.:'.'..?..?.9 .. ~L ................................. ~:.~9.~.} .. ~ .. !.ri.'.i!_l ......... ........................................... .9..P..'.'.ri .. ?.J?..?.~~ ..................................................... . .. 3..}.3..~ .. §.a..~!9.~ .. ?.! ........................ ......................... lJ.!:~9.~ .. ~ .. ~ .. !.ri!.i.1.l.. ............................. ... .................. .9..P..'.'.ri .. ?.J?..?.~~ ..................................................... . .. ?..?..~.9. .. ~.?..?.!:!9.~.d. ... ~.t ........................................ ... lJ.!.~9.~ .. ~ .. ~ .. !.n.!.i.1.1 .................................................... .9..P..'.'.ri .. ?.J?..?.~~ ............ .. ... .................................... . .. 3..3..?..?..9. .. ~.'.'9.~.8. .. '.?.~ ........ .. ...................................... ~!.~9.~ .. ~ .. ~ .. !.i:!!.il.1 .................................................... .9..P..'.'.r1 .. ?.J?..?.~~ ..................................................... . .. ?..~.?..9..9.:.~.~.?.:.9..E.'.~ ............ .. ................................ ~:.~9.0 .. ~ .. ~.P~.!9.9.~.'.'.d. ...................................... .9..P..'.'.ri .. ?.J?..?.~~ .................................................... .. .. ~~.l?. .. 9.?.~.~ .?.~9.~.!.~.?. .. (~.u..n.9.~.ig_~ .. ~.~~L ....... ~:.~9.~ .. ~ .. ~ .. .E?.~.!9.~~.'.'.d. ...................................... .9..P..'.'.ri .. ?.J?..?.9.~ ................................. .. ................. . .. 3..}.?..9..3. .. ~.:?.~~~.!~9.d. .. q:.'.'.8. ............................. ~!:~9.~ .. ~ .. ~.P~.!9.~~.'.'.d. ....................................... 9..P..'.'.ri .. ?.J?.9.9.~ ..................................................... . .. 3..~.~.?..~ .. :+: . .3..~.?..?..?. .. ~.8.9.?.~~ .0.::.'.' ...................... ~:.~9.~ .. ~ .. ~ .. q~.t9.~~.'.'.?. ..................................... ..9..P..'.'.~ .. ?.!?.9.~~ ..................................................... . 36251 Atwood Cres (SE polygon) Urban 4 - Detached Open Space

3 7 .. 3..~.5..~ .. ~.u..ri!J?..'.':. . .S:::.~s. .... ...................................... ~!.~9.~ .. ~ .. ~ .. q~.t§<:;.~.'.'.d. ..................................... ..9..P..'.'.ri .. ?.J?.9.~~ ........................ ........... ........... .. ..... . 38 ............................................................................. 3..!..5.9.§.a.!.8.?..~ . .S:::.~~ .......................................... lJ.!.~9.~ .. ~ .. ~ .. .E?.~.!9.~~.'.'.?. ..................................... ..9..P..'.'.ri .. ?.J?..3.9.~ ..................................................... . 39 .~!~.s.~9. .. s.<::.~.?.si.l.. .......................................... T'.'!.:.Y. .. '..si.~ .. ~~'.'.~~0.t9.:.Y. ........ ............................ ~!.~9.~ .. ~ .. ~ .. !.ri!.H.1 ..................................................... ~~.s.~i~.~.t!?.~.?..1 ...................................................... .. . 40 Missed zoning 2267 McKenzie Rd Urban 3 - Infill Urban 2 - Ground Oriented

Page 1of4

attachment A

41

42

MAPPING CORRECTIONS I Current map

Not shown in ALR

Corrected map

Grey out in ALR

Reason ALR land is exempt from Natural Environment DPs Map 13 - Natural Environment .............................................................................................................................................................. :··: .. ······Fi8f18ci:"·m·0·re .. accl:jrate.anCi .................... .

Missing streams I wetlands I Update stream I wetland I sens1t1ve . t 1

. f .1

bl sensitive ecosystem areas ecosystem areas consis ent app ication ° avai a e

..................................................................................................................................................................................................................................................... 9.9.t!'. ....................................................................... . 43 Map 14 - Steep Slope Shown in ALR Grey out in ALR ~~R ~a~~~s exempt from Steep

........................................................................................................................ .. .................................................................................. .. .. ............................................ P. .......... .. ........................................................... . Helps improve orientation and

44 Urban Structure diagram No road names Add South Fraser Way and Hwy 1 locating different areas of the city on the map

45

46

47

48

LAND USE REGULATION REFINEMENTS

Accessory units

Current statement Clarified statement Reason

The "Accessory Units" regulations currently say "In the 'Urban 4 -Detached' land use designation where a lot has lane access, an accessory detached suite is supported in place of an accessory secondary suite"

Wording can be misunderstood as This will be changed to say "In the 'Urban 4 _ Detached' land use not allowing a secondary suite, but

designation where a lot has vehicle access from two frontages, the accessory unit may be detached instead of secondary"

In Table 11.2 the illustration images The label will be changed to

label the detached accessory unit "Detached"

as "Accessory"

only a detached suite

Wording can be misunderstood to apply only to 'lanes' and not 'streets' or side access (comer lots)

The label is inconsistent with the nomenclature in the table, where both "Detached" and "Secondary" are "Accessory" units.

············································································yfi;:;··,.,oensffian.if oei.ieiopme-ric································································································· ............................................................................. .. . This change removes the ability for

Calculations" currently says This will be changed to say intensive infill subdivision in the "Decimals when determining "Decimals will be ignored when Urban 4 - Detached and Urban residential units per hectare are rounded to whole numbers: 0.5 determining residential units per Large Lot land use designations.

hectare: 1 .1 is rounded down to 1; This was not intended to be and greater is rounded up to 1 ; 0 49 d I

. d d d t 1.9 is rounded down to 1." permitted, except in the Urban 3 -. an ower ts roun e own o

.. Q.,'.'. .......... ........................................................................................................................................................ ~~.~'.~~ .. I.~.~~ .. ~.~~ .. ~.~.~~~~.~.'.'.~~: ....................... . Density This change removes the ability for

Th "D · d D 1

Th. .11

b h d t "Ex t including undevelopable land when e ensity an eve opment is wt e c ange 0 say cep determinin develo ment otential.

Calculations" regulations currently when removed as described C ti g t p b pl th "F

1 · h f

11 ·

1 d · b th f

11 .

1 d . urren ya s ream area e ow e

say or c anty, t e o owing an ts a ove, e o owing an is t f b k Id b · t t d t . . . . op o an cou e 1n erpre e o included 1n the net land area when included 1n the net land area when b

1. "bl f

1 1 r

calculating density" calculating density" e e igi e or ca cu ~ ing. development potential tf 1t were provided as a park dedication.

·······················································································································:·········:.·············:·····-,:······································:·······················································1hi·;;··aiari98.ti8tier.reP"r.esen"i8"·1ii·e;··· .. 9 H

. 1

In Table 11.1, there 1s a Hospital The name will be changed to h Ith d rt . 4 osp1ta

1 d d . r "H Ith C " ea care an suppo services

an use es1gna ton ea ampus ermitted in the area . .......... .. ........................................................... .. ........................................................................................................................................................ ................... .P. ................. .. .. .. ........................................................ . This makes the Secondary

I~ Ta~Je 11.1, the following Uses are The uses will be updated to also Commercial land use desgnation

50 Secondary Commercial listed 1n the Secondary Commercial include: "One accessory dwelling the same as Regional Commercial, land use des1gnat1on: "Commercial, 't" General Industrial, and High Impact Indoor Industrial" uni Industrial, and supports a caretaker

..................................................................................................................................................................................................................................................... \.!D!L ....................................................................... .

Page 2 of 4

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51 Urban 1 - Midrise In Table 11.1, the density in the Urban 1 - Midrise land use designation is "1.0 to 2.0 FSR"

The density will be changed to "1.0 to 2.0 FSR (up to 2.5 FSR on existing or consolidated properties that are 2,500m2 or less in size) OR (up to 2.5 FSR on existing or consolidated properties that are 2,500m2 or less, and a maximum floor area of 6,250m2 for properties less than 3, 100m2)

This change creates an incentive for projects on small lot assemblies. It results in a more fine grain urban form (buildings that are shorter and less imposing) and enables projects to maximize the 6 storey wood construction method

..................................................................................................................................................................................................................................................... 1'fi'i·;;··C"fiail98.eila:ti8'8"ciu·r;rexes .. i·n ........

In Table 11.2, the duplex lot are A new lot area will be added: Urban 3 - Infill with one accessory 52 Urban 3 - Infill jumps from 400m2 (and no suites) 600m2 with 1 accessory unit and suite, and helps close the gap

to 800m2 (and 2 suites) 0.55 FSR between the current 400m2 and 800m2 lot sizes . ............................................................................. iii"ta5i8TC{"tfi'8"ci8ii'sity .. i.il .. ihe .................................................................................................................................................................................... ..

Urban 4 _ Detached land use The density. will be changed to This change enables duplexes in 53 Urban 4 - Detached d . t' . "

25 't "max 25 units per hectare (uph) Urban 4 - Detached, which the

es1gna ion 1s max uni s per h t ( h)" (duplex lots may be 600m2)" current max 25 uph does not allow

............................................................................... §~ .. §!.~ .. ~P .............................................................................................................................................................................................................................. ..

54 Corner Stores

POLlcY REFINEMENTS

55 Development Permit exemptions

Natural Environment & Steep 56 Slope Development Permit

exemptions

There is a lack of clarity whether Corner Stores can have the residential use above the commercial use.

Current statement

The Development Permit exemptions are currently grouped together at the beginning of Part 5.

Exemptions iii and iv currently exempt building alterations that do not expand the building foundation, but not alterations that exceed 10m2

A statement will be added that says "Notwithstanding the Building This change enables Corner Stores Height and Type description in to have the residential units above Urban 3 and Urban 4, where the the commercial space, but Corner Store provisions are used maintains the residential unit the residential units may be located density of the land use designation. above the commercial space"

Clarified statement Reason This will be changed so that the exemptions for each type of Improved ease of use for staff and Development Permit will be at the customers. beginning of each relevant chapter.

Th. .11 b h d th t th This is a contradiction that is 1s w1 e c ange so a e f . d ·

1. h b ·id· . . . . con using, an imp 1es t at u1 1ng

exemptions include additions larger ddl 1

th 1 0 2 1 than 1 Om2 when the building a 1 ions arger an m are no

f d t' · t d d exempt, even 1f they do not change oun a ion 1s no expan e . the foundation.

..................................................................................................................................................................................................................................................... Tfi.i·;;··C'fiail98.CiarHles .. ffiat"the ................ . Exemption iii currently says "fa<;:ade This will be changed to "fa<;:ade renovation has to be limited to renovations that involve repainting renovations limited to repainting or

repainting or recladding, not just or recladding without changing the recladding without changing the include those activities. It also roofline or decreasing the number roofline, footprint, or number of

1 .f. th t th b f

· · h b 'Id' " · · h b 'Id' " can 1es a e num er o of openings into t e u1 1ng openings into t e u1 1ng

0 enin s cannot be chan ed .

.......................................................................................................................................................................... ... P. .......... 9 ........................................ 9 ................... ..

57

This change balances exempting

Form & Character Development There currently is no exemption for 58 Permit exemptions development occurring at the

Airport

This will be changed so that all "airside" development will be exempt, but "groundside" development will not be exempt.

"airside" development related to aerospace hangers that have less building design impacts, with "groundside" development that has greater impact in the form of terminals I hotels I convention I

59

.......................................................................................................................................................................... 9.QLD.DJ.f?.f.9.i.?.J..!.).§.§!?., ......................................... .

There currently is no exemption for minor landscaping improvements where amenity space is not reduced or removed.

This will be changed so that minor landscaping improvements will be exempt, only where they do not reduce or remove amenity spaces.

Page 3 of 4

This change facilitates flexible changes to site layout, parking configurations, landscaping, and amenity spaces.

................................................................................................................................................................ tfiTs .. w"ffi""Eie.ch8ii·9·e·c:rfo··1nduae··a:············································· .. ············································

The introduction currently does not

60 Form & Character Development reference Crime Prevention Permit justification Through Environmental Design

(CPTED) principles

sentence about how CPTED principles were incorporated directly into the development permit guidelines, rather than treating them as separate

This change properly reflects that CPTED principles were used when preparing the form and character development permit guidelines.

............................................. ................................................................................................................... .9.\!!.Q.§!i.IJf?.S' .................................................. ............................................................................................. .

61

62

Multifamily Development Permit guidelines

Under 'Site Context' there is no A new guideline will be added to Tdhi~ addfitionl"'!fill h~1 1 Pbgu1 ide the . . . . es1gn o mu t1 am1 y u1 dings so

guideline to address the interface ensure mult1fam1ly buildings th 'f , bl' . h between buildings and trails, park interface well with these public etytaceda ~u ic( hspace witl f I d t t d

ac 1v1 y an views t e pnnc1p e o an , or s ra a roa s spaces , th ,

................................................. ................................................... .... .. ................................................................. f?.Y.§.:?. . .<;?.Q .••••. g.§t@gt.1. .................................. .

MF10 (short term bike parking) is currently located under 'Site Planning'

This guideline will be moved to be under 'Apartments'

This change reflects that short term bike parking is not as relevant for townhouse development, but is important for apartments

............................................................................................................................................................................................................................................................

MF11 (public and private amenity 63 space) does not include location

criteria

This will be updated to include the following: "Locate them in highly visible areas, overlooked by housing units"

This change ensures that amenity spaces for multifamily buildings have views from neighbouring housing units that put 'eyes' on them to encourage active use of the space

·-~~~~·(;~~-~~--~·~;;~~-~~~--~~~;~·~;·········································· ·· · · ····················· ·· ··· · · ···· ········ ·· ·······tfi·i·3··c-fiail98.8ils.ures .. i"fiai········ ................ . . . . . . pedestrian walkways are created to

does not address other public nght- This will be updated to include "and b . .t. d d . . . e 1nv1 1ng spaces an o not

of-ways such as pedestrian public pedestrian walkways" b ' 11

f d f lkw

ecome narrow, ta - ence sa ety 64

wa ays ..................................................................................................................................................................................................................................................... 9.9.Qggrn.?. ............................................................ .

65 Commercial Development Permit guidelines

C024 (integrated signage) does not permit single or double pole mounted signs ('pylon')

This will be updated to "single or double pole mounted signs are discouraged"

This change clarifies that strip mall commercial areas are different from the mixed use centres. The highest urban design standard is applied in the mixed use centres, while strip mall commercial areas are more permissive

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66

67

Industrial Development Permit guidelines

68 Natural Environment Development Permit guidelines

IN 10 (loading bays and storage areas) does not differentiate between a loading bay (or dock) and at-grade overhead loading doors

This will be updated to add "At bays and docks are a more grade overhead doors are industrial function and should be permitted along street facing screened from visitor/customer elevations, but should be visually areas, while at-grade overhead de-emphasized and recessed from loading is a more acceptable the front of the building." function near visitor/customer

........................................... ............................................. ............ ...................................................................... 9.-Lf?.9.9 ..................................................................... .

IN16 (integrated signage) does not This will be updated to "single or permit single or double pole double pole mounted signs are mounted signs ('pylon') discouraged"

The NE DP guidelines currently do not have a general guideline about how to approach the overall design of a site

This will be updated by adding a guidelines that says "Design a project to fit the site rather than altering the site to fit the project"

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This change clarifies that industrial areas are different from the mixed use centres. The highest urban design standard is applied in the mixed use centres, while industrial areas are more permissive

This addition improves consistency between the NE and SS DP guidelines (SS currently has this site design statement)