• (ii) within a site of potential or known contamination;

• (iii) where traffic generation and distribution is a provincial or municipal concern; and

• (iv) adjacent to sensitive land uses and/or heritage resources.

(b) in keeping with the goals, objectives and policies of any secondary plan or guideline plan affecting the surrounding area;

(c) capable of being provided with full municipal physical services and emergency services;

(d) provided with adequate off street parking;

(e) pedestrian oriented;

(f) compatible with the surrounding area in terms of scale, massing, height, siting, orientation, setbacks, parking and landscaped areas; and

(g) acceptable in terms of the proposal’s market impacts on other commercial areas (see Procedures chapter).

DESIGN GUIDELINES

6.9.2.5 The following guidelines shall be considered when evaluating the proposed design of a Mixed Use development: 

1. the ability to achieve the associated policies as outlined in the Urban Design chapter of this Plan;
2. the mass, scale, orientation, form, and siting of the development achieves a compact urban form and a pedestrian friendly environment;
3. at least one building wall should be located on an exterior lot line and oriented to the street to afford direct sidewalk pedestrian access from the public right-of-way;
4. permanent loading, service and parking areas should be located so as not to significantly interrupt the pedestrian circulation or traffic flow on the public right-of-way or within a Mixed Use area;
5. mid-block vehicular access to properties is generally discouraged and is encouraged via a rear yard service road or alley;