What is the difference between a Standard Zone and a Direct Control Provision?
A Standard Zone is one that already exists within the Zoning Bylaw and applies to various pieces of land throughout the City. This type of zoning is meant to provide a range of potential uses and a building envelope, but does not guarantee a specific building design.
A Direct Control Provision is a type of zoning that is unique to a specific site or small area and has special regulations that are necessary based on the context of the site or area. Usually with this kind of rezoning, a more exact building design is proposed and, if approved by Council, that is the only building that can be built.
What is FAR or Floor Area Ratio?
Floor Area Ratio is the amount of floor area of the building relative to the site size. For example, if a site is 1000 square metres in area and the total floor area of the building is 2000 square metres, the FAR is 2.0.
Where will the parking be for this development?
Any vehicular parking provided will be entirely underground.
Can the water and drainage network here accommodate this proposed scale of development?
EPCOR Water has reviewed the application and advised that upgrades will be required to the water network to support this proposal. These upgrades would be paid for by the developer.
A Drainage Servicing Study was reviewed to ensure that future storm and sanitary sewer infrastructure is sufficient to support this proposal. The City has accepted this study and the development will be required to control their discharges to a certain rate to ensure infrastructure is not overwhelmed. The study can be downloaded for viewing from the Application Webpage.
What will be the impacts on traffic and parking in the area?
A Transportation Impact Assessment was prepared by the applicant and reviewed by the City. This study reviewed existing and proposed conditions in the area relative to vehicles, bicycles, pedestrians and transit as well as parking and alley safety and operations. The City has accepted this study and the development will be required to control their discharges to a certain rate to ensure infrastructure is not overwhelmed. In short, there are no major concerns relative to the parking and traffic impacts of this proposal but it is recommended to add additional signage and paint markings at the alley entrances to warn drivers exiting the alley to look both ways for bike traffic. The study can be downloaded for viewing from the Application Webpage.