1.8 CAMPBELL CREEK INDUSTRIAL PARK DEVELOPMENT PERMIT AREA Application: Category (e) Form and character of intensive residential development. A Development Permit shall be required for any improvements to a property, including alterations, additions, site design, landscaping, new construction, building permit or subdivision, for all commercial industrial, institutional or multiple family residential development. Development Permits shall detail: parking, access and vehicular circulation, pedestrian circulation and access, landscaping, building elevations, site layout, and street enhancements. Area: Development Permit Area is the area shown shaded grey on the attached map. Exemptions: Applications for the following shall not be required to apply for Development Permits: Implementation: internal renovations, external renovations which do not affect the form and character of the building, external renovations or additions which are not visible from a public right-of-way, commercial, or residentially zoned property, and single or two-family dwellings. In accordance with By-law No. 5-1-2277, delegated authority to issue a Development Permit can fall to the Development and Engineering Services Department for applications of a construction value of $250,000 or less, multiple family development of eight or fewer units, where variances to zoning regulations are not requested; where Development Permits only pertain to site planning or landscaping; and/or where existing Development Permits are being amended. Any other Development Permit applications that fall outside of these parameters will require the approval of City Council. Justification: The is located at the eastern gateway to the City adjacent to the Trans Canada Highway, serving as the primary access route. The City's Official Community Plan encourages the preparation of highway corridor guidelines to ensure a high standard of development and further encourages the protection of significant public view corridors. 170
Campbell Creek is a highly visible tract of land that is appropriate for the development of service commercial and light to general industrial uses. Care must be taken to ensure a positive impression of the City is transmitted to the travelling public. The area has significant exposure as the Trans Canada Highway runs in an east/west direction through the full length of the industrial park area. The environmentally sensitive silt bluffs provide a visually impressive border to the north and south. To provide safe highway access to the future development, a portion of the Trans Canada Highway was elevated to accommodate an overpass. The elevated portion creates additional need to ensure the site development is managed from an aesthetic perspective. The substantial landscaping and screening associated with a major industrial plant (Moly-Cop) at the park's eastern edge establishes the development standard envisaged for the remaining undeveloped parcels in the park. The well-established residential area of Dallas is located along the western boundary of the Development Permit area. The objectives of the Development Permit Area are: To achieve a positive, identifiable, and coordinated image of the Campbell Creek Industrial Park which conveys the impression of high quality development through the implementation of architectural, landscaping, and sign guidelines unique to this neighbourhood; To ensure that new development exemplifies the high development standard established by an existing major industrial use (Moly-Cop); To maintain the carrying capacity of Dallas Drive; To ensure compatibility with the existing residential neighbourhood and with future uses; and To serve as a visually appealing entranceway to the City. Guidelines Development Permits issued in this area shall be in accordance with the following guidelines: Commercial Development a) Large areas of building walls shall be articulated by a combination of windows, entry features, building materials, textures, architectural features, and landscaping. b) Varied rooflines are encouraged to avoid the appearance of long, flat building facades wherever possible. c) Rooftop mechanical equipment shall be screened from view by the inherent form of the roof or by purpose built structures constructed from durable all-weather materials. Industrial Development a) Building components housing publicly accessible office and/or customer service areas are encouraged to incorporate architectural details such as windows, entry features, distinctive rooflines, and exterior finish materials which distinguish such areas from more utilitarian warehousing, manufacturing, and processing areas. 171
b) There shall be continuous perimeter landscaping along road frontages. Landscaping will include shrubs and trees of sufficient height and quality acceptable to the City to provide effective screening. Where fencing is proposed along road frontages, the landscaping shall be placed between the fence and the property line. Commercial and Industrial Development a) 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, signage, and landscaping. b) The use of unfinished and untextured concrete and unfinished metal or aluminum as a final building finish is discouraged. Buildings should be finished in natural, earth tone colours. Extensive use of bold, obtrusive colour is discouraged. c) Lots with double road frontage shall be developed such that the longest building elevation is generally perpendicular to the road frontages. d) Parking areas are encouraged to be shared between neighbouring properties and should give the appearance of a common parking area. e) Storage areas are encouraged to be situated in a side yard in order to minimize exposure of storage areas to the public rights-of-way and appropriately screened. f) Access driveways are encouraged to be shared in order to minimize the number of, and to provide maximum spacing (a minimum 30 m on centre) between, entry/exit points along the public right-of-way (see example diagram below). Example - Double Road Frontage Site Plan (NOT TO SCALE) 172
g) Access to and from parking and loading areas shall not impede traffic flows on public roadways. h) Landscaping islands shall be used to separate large expanses of parking into smaller subsections appropriate to the use. i) Parking, outdoor storage areas, garbage bins, or loading/unloading areas shall be visually screened by landscaping from adjacent residential areas, streets, and the Trans Canada Highway. j) Where visual screening is desirable, the use of evergreen shrubs, trees, and other plantings forming an opaque visual barrier is encouraged. k) Where security is required, the use of dark coloured chain-link is acceptable as a fencing material. l) Fencing along the front property line is discouraged if not essential to site security. m) A comprehensively designed fenced and landscaped buffer strip 3 m in width shall be provided to screen the mobile home park from commercial or industrial use. Design and plant materials utilized in this buffer strip should be consistent along the entire length of the mobile home park interface. n) There shall be perimeter landscaping within a minimum 3 m buffer along road frontages. Where fencing is proposed along road frontages, the landscaping shall be placed between the fence and the property line. o) Installation of raised landscaped berms is encouraged where appropriate to enhance the effect of visual screening. Berms required for on-site drainage control shall be landscaped. p) All plant material shall be suited to the local climate, healthy, free of disease and pests, showing good growth characteristics, and shall be No. 1 Grade Canadian grown plant material suited to the site's soil types and moisture availability. q) All areas not covered by buildings or structures and not required for parking, loading, storage, assembly, processing, or manufacturing shall be suitably landscaped. The provision of landscaping shall consider the use of xeriscaping and native landscaping materials. r) A landscaped buffer strip a minimum of 6 m in width shall be provided parallel to the Trans Canada Highway. Within this buffer strip, massed plantings shall be spaced at minimum 50 m intervals. For the purposes of these guidelines, a massed planting is defined as a grouping of shrubs and trees, one-third of which shall have a minimum height of 3 m at maturity, planted densely yet in accordance with sound landscaping practice and not less than 20 m². s) The landscape plan shall be drawn to scale and include footprints of all existing and proposed buildings, parking, loading, driveway, and walkway areas; existing and proposed plantings including common and botanical names, quantity, caliper, root ball size, height at planting, and maturity; height and location of berms; garbage receptacles; a plan of the irrigation system; location of underground utilities; property lines; easements; rights-of-way; drainage storage and/or retention areas; and direction of drainage and catchment systems. 173
t) Lighting and illuminated signage shall be oriented so as not to create a glare or reflection on the street, neighbouring buildings, or residential areas. Monument style freestanding signs should be unlit or externally lit. u) South of the Trans Canada Highway, freestanding signs shall be no higher than 2 m and shall have a sign area not exceeding 10 m². v) No freestanding sign shall contain more than the corporate name, logo, and street number on its face. w) For multi-tenant buildings, all lettering and logos on signs shall be of similar size. CAMPBELL CREEK INDUSTRIAL PARK DEVELOPMENT PERMIT AREA 174