Rossdale ARP DC1 - The Brickyard at Riverdale - Site generally bounded by 87 Street NW, 92 Street NW, and 101 Avenue NW.
Site A - Row Housing Residential
To provide a Direct Development Control District to accommodate the development of row housing residential dwellings with site specific development controls designed to ensure that the proposed development is integrated into the existing and future residential development both within the J.B. Little site and the entire Riverdale Neighbourhood.
This DC1 District shall apply to Site A within The Brickyard as shown on Appendix 1.
| a. | Row Housing in buildings of up to 4 Dwellings, each Dwelling having frontage on a public roadway where rear access is gained from a private lane |
| b. | Semi-detached Housing having frontage on a public roadway where rear access is gained from a private lane |
| c. | Single Detached Housing having frontage on a public roadway where rear access is gained from a private lane |
| d. | Child Care Services |
| e. | Residential Sales Centre |
| f. | Minor Home Occupations |
| g. | Fascia On-premises signs |
| h. | Temporary On-premises signs |
| 1. | Row Housing shall comply with the following regulations: | |
| a. | the maximum density shall be 42 units/ha. to a maximum of 79 units; the maximum height shall not exceed 10m nor 2 ½ storeys; | |
| b. | the maximum site coverage shall not exceed 70%, with a maximum of 45% for a principal building and 25% for accessory buildings; | |
| c. | where a garage is attached or designed as an integral part of a dwelling, the maximum site coverage for the principal building shall be 70%; | |
| d. | the minimum front yard and front building setback shall be 3.0 m; | |
| e. | the minimum rear yard shall be 6.0 m; | |
| f. | a minimum side yard of 1.2 m shall be provided except where the side yard abuts a flanking roadway other than a lane, the minimum sideyard shall be 4.5 m; | |
| g. | the minimum setback from the rear property line for a garage shall be 1.5 m; and | |
| h. | the minimum at grade Private Outdoor Amenity Area per dwelling unit shall be 10 m2. | |
| 2. | Semi Detached Housing shall comply with the following regulations: | |
| a. | the maximum number of units shall be 78; | |
| b. | the maximum height shall not exceed 10 m nor 2 ½ storeys; | |
| c. | the maximum site coverage shall not exceed 70%, with a maximum of 45% for a principal building and 25% for accessory buildings. Where a garage is attached or designed as an integral part of a Dwelling, the maximum site coverage for the principal building shall be 70%; | |
| d. | the minimum site width shall be 7.5 m; | |
| e. | the minimum site depth shall be 20 m; | |
| f. | the minimum site area shall be 150 m2; | |
| g. | the minimum front yard and front building setback shall be 3.0 m; | |
| h. | the minimum rear yard shall be 6.0 m; | |
| i. | a minimum side yard of 1.2 m shall be provided except where the side yard abuts a flanking roadway other than a lane, the minimum side yard shall be 3.0 m; | |
| j. | the minimum setback from the rear property line for a garage shall be 1.5 m; and | |
| k. | the minimum at grade Private Outdoor Amenity Area per Dwelling unit shall be 10 m2. | |
| 3. | Single Detached Housing development shall comply with the provisions of Section 130.4 and 130.5 of the Zoning Bylaw except that: | |
| a. | the maximum density shall be 60 units; | |
| b. | the minimum front yard and front building setback shall be 3.0 m; and | |
| c. | the minimum side yard shall be 1.2 m for dwellings up to 7.5 m in height, 1.4 m for dwellings between 7.5 m and 8.0 m in height, 1.6 m for dwellings between 8.0 m and 8.5 m in height, 1.8 m for dwellings between 8.5 m and 9.0 m in height and 2.0 m for dwellings above 9.0 m in height. | |
| 4. | Each dwelling unit will include a separate defined entranceway oriented to the street and include a separate walkway leading to the public sidewalk. | |
| 5. | Structures over one storey will incorporate features and elements to diminish mass at the front elevation. Such elements may include set back of the second floor, overhangs, dormers, or front porches/verandas. | |
| 6. | Designs techniques including, but not limited to, the use of sloped roofs, variation in wall planes of one foot or more, and articulation of building facades shall be employed to minimize the scale of the buildings. | |
| 7. | Structures on corner lots where yards abut two public roadways, not including a laneway, will include architectural features such as windows, verandas, and roof line features for those portions of the structure facing the public roadways. | |
| 8. | Definition and distinction of 4-plex units will be achieved with separate roof lines or roof line features. Variation in building facades between groupings of units may be achieved with application of finishing materials and/or architectural features. | |
| 9. | Where several applications are received simultaneously, the applicant will include submission of site plans showing setbacks, dwelling entrances and orientation, massing, roof lines, the location of windows and other openings in walls and elevation treatment and finishes. | |
| 10. | Each dwelling will be developed with a detached or attached garage at the time of initial development. | |
| 11. | Garage exteriors will relate to the house exterior by utilizing similar design elements, finishes and colors. The garage style should be consistent with the dwelling unit design. | |
| 12. | Vehicle doors of a detached garage shall not face any flanking public roadway. | |
| 13. | The maximum height for an attached or detached garage shall be 5.0 m. | |
| 14. | There shall be no vehicle access to individual units other than from a public laneway. | |
| 15. | Rear lanes shall be paved. | |
| 16. | Visitor parking for Site A shall be accommodated on 91 Street or 100A Avenue within Site A. | |
| 17. | Front yard fencing will be maximum 1.2 m high. | |
| 18. | Signs shall comply with the regulations contained in Schedule 59A of the Zoning Bylaw. | |
Site B - Low Rise Apartment Residential
To provide a Direct Development Control District to accommodate the development of low rise apartment buildings with site specific development controls designed to ensure that the proposed development is integrated into the existing and future residential development both within the J.B. Little site and the entire Riverdale Neighbourhood.
This DC1 District shall apply to Site B within The Brickyard as shown on Appendix 1
| a. | Apartment Housing |
| b. | Child Care Services |
| c. | Minor Home Occupations |
| d. | Residential Sales Centre |
| e. | Fascia On-premises signs |
| f. | Temporary On-premises signs |
| 1. | Apartment Housing shall comply with the provisions of Section 210.4 and 210.5 of the Zoning Bylaw except that: | |
| a. | the maximum density shall be 118 units per hectare to a maximum of 150 units; | |
| b. | a maximum of 15 units may have lofts; | |
| c. | the maximum floor area ratio shall be 1.5; | |
| d. | the maximum height, including lofts, and | |
| e. | Section 210.4 12) c) and f) of the Zoning Bylaw shall not apply. | |
| 2. | The Development Officer shall not reduce any of the required minimum landscaped yards. | |
| 3. | Tenant parking must be provided underground and surface visitor parking shall be provided in a manner such that it is screened from view from adjacent roadways and properties. | |
| 4. | The north, west and south boundaries of Site B shall contain a uniform fencing treatment in the form of either chain link fencing, wrought iron fencing or a combination of a 1.0 m landscaped berm or 1.0 m masonry wall with wrought iron fence above. | |
| 5. | All exterior mechanical equipment shall be designed and oriented such that it is screened from view. | |
| 6. | No outdoor parking, trash collection or outdoor storage areas shall be developed within 3.0 m of any property line. | |
| 7. | Design elements including, but not limited to, the use of sloped roofs, articulating roof lines, overhangs, variations in wall planes, horizontal application of finishes and/or details, and decks and/or balconies shall be employed to lessen the perception of mass and scale of development when viewed from adjacent residential areas and roadways, to the satisfaction of the Development Officer. | |
| 8. | Building finishes shall be compatible with the exterior finishing materials and colours typical of adjacent residential development, to the satisfaction of the Development Officer. | |
| 9. | Development will ensure clear distinctions between private, semi-private, and public open space, especially along street frontage. | |
| 10. | Finished grade at the building shall not be greater than 0.5m higher than the average elevation of the corners of the site prior to construction as shown on the applicant’s grading plan. | |
Sites C and E - Single Detached Residential
To provide a Direct Development Control District to accommodate the development of a variety of low density single detached residential dwellings with site specific development controls designed to ensure that the proposed development is integrated into the existing and future residential development both within the J.B. Little site and the entire Riverdale Neighbourhood.
This DC1 District shall apply to Sites C & E within The Brickyard as shown on the attached Appendix 1.
| a. | Single Detached Housing |
| b. | Child Care Services |
| c. | Residential Sales Centre |
| d. | Minor Home Occupations |
| e. | Fascia On-premises signs |
| f. | Temporary On-premises signs |
| 1. | Development in this District shall comply with Section 130.4 and 130.5 of the Zoning Bylaw except that: | |
| a. | the minimum front yard and front building setback shall be 3.0 m; and | |
| b. | the minimum side yard shall be 1.2 m for dwellings up to 7.5 m in height, 1.4 m for dwellings between 7.5 m and 8.0 m in height, 1.6 m for dwellings between 8.0 m and 8.5 m in height, 1.8 m for dwellings between 8.5 m and 9.0 m in height and 2.0 m for dwellings above 9.0 m in height. | |
| 2. | The maximum number of units shall be 18 units on Site C, and 22 units on Site E. | |
| 3. | Each dwelling unit will include a separate defined entranceway oriented to the street and include a separate walkway leading to the public sidewalk. | |
| 4. | Structures over one storey will incorporate features and elements to diminish mass at the front elevation. Such elements may include set back of the second floor, overhangs, dormers, or front porches/verandahs. | |
| 5. | Structures on corner lots where yards abut two public roadways, not including a laneway, will include architectural features such as windows, verandas, and roofline features for those portions of the structure facing the public roadways. | |
| 6. | Definition and distinction of individual units shall be achieved with separate roof lines or roof line features. | |
| 7. | Building elevations on abutting lots shall not be repeated and shall reflect substantial differences. The Development Officer shall monitor repetitive use of elevations to ensure interesting streetscapes. | |
| 8. | Care will be taken to integrate the unique values of each home with special attention to relationship and gradual transition to neighboring homes. Interesting streetscapes will reflect individuality in design. | |
| 9. | Where a garage is not provided with initial development of a dwelling unit, a rear paved parking pad and power pedestal able to accommodate two vehicles shall be provided for that dwelling. | |
| 10. | Garage exteriors will relate to the house exterior by utilizing similar design elements, finishes and colors. The garage roof pitch and style should be consistent with the house design. | |
| 11. | The maximum height for an attached or detached garage shall be 5.0 m. | |
| 12. | Vehicle doors of a detached garage shall not face any flanking public roadway. | |
| 13. | There shall be no vehicular access to the site other than from a laneway. | |
| 14. | Rear lanes shall be paved. | |
| 15. | Front yard fencing will be maximum 1.2 m high. | |
Site D and F - Semi-Detached Residential with Lanes
To provide a Direct Development Control District to accommodate the development of a variety of low density residential dwellings with site specific development controls designed to ensure that the proposed development is integrated into the existing and future residential development both within the J.B. Little site and the entire Riverdale Neighbourhood.
This DC1 District shall apply to Site D within The Brickyard as shown on the attached Appendix 1.
| a. | Semi-Detached Housing |
| b. | Single Detached Housing |
| c. | Child Care Services |
| d. | Residential Sales Centre |
| e. | Minor Home Occupations |
| f. | Fascia On-premises signs |
| g. | Temporary On-premises signs |
| 1. | Semi Detached Housing development in this District shall comply with Section 150.4 and 150.5 of the Zoning Bylaw except that: | |
| a. | the maximum number of units shall be 14 units on Site D and 12 units on Site F; | |
| b. | the minimum site area shall be 260m2 | |
| c. | the minimum front yard and front building setback shall be 3.0 m; | |
| d. | the minimum distance from the rear property line for a detached garage where the vehicle doors face the lane shall be 1.2 m; | |
| e. | the minimum side yard shall be 1.2 m for dwellings up to 7.5 m in height, 1.4 m for dwellings between 7.5 m and 8.0 m in height, 1.6 m for dwellings between 8.0 m and 8.5 m in height, 1.8 m for dwellings between 8.5 m and 9.0 m in height and 2.0 m for dwellings above 9.0 m in height; and | |
| f. | the maximum site coverage shall not exceed 50% with a maximum of 35% for a principal building and 15% for accessory buildings. Where a garage is attached or designed as an integral part of a Dwelling, the maximum site coverage for the principal building shall be 45%. | |
| 2. | Single Detached Housing development in this District shall comply with Section 130.4 and 130.5 of the Zoning Bylaw except that: | |
| a. | the maximum density shall be 13 units on Site D and 11 units on Site F; | |
| b. | the minimum front yard and front building setback shall be 3.0; | |
| c. | the minimum side yard shall be 1.2 m for dwellings up to 7.5 m in height, 1.4 m for dwellings between 7.5 m and 8.0 m in height, 1.6 m for dwellings between 8.0 m and 8.5 m in height, 1.8 m for dwellings between 8.5 m and 9.0 m in height and 2.0 m for dwellings above 9.0 m in height; and | |
| d. | building elevations on abutting lots shall not be repeated and shall reflect substantial differences. The Development Officer shall monitor repetitive use of elevations to ensure interesting streetscapes. | |
| 3. | Each dwelling unit will include a separate define entranceway oriented to the street and include a separate walkway leading to the public sidewalk. | |
| 4. | Structures over one storey will incorporate features and elements to diminish mass at the front elevation. Such elements may include set back of the second floor, overhangs, dormers, or front porches/verandas. | |
| 5. | Structures on corner lots where yards abut two public roadways, not including a laneway, will include architectural features such as windows, verandas, and roof line features for those portions of the structure facing the public roadway. Flanking side treatments shall be similar to the front elevation. | |
| 6. | Definition and distinction of individual units shall be achieved with separate roof lines or roof line features. | |
| 7. | Individual Development Permit applications shall be evaluated in terms of compatibility with existing structures on the block face, taking into account proposed development setbacks, dwelling entrances and orientation, massing, roof-lines, the location of windows and other openings in walls and elevational treatment of wall openings, building facades, and finishing materials. | |
| 8. | Care will be taken to integrate the unique values of each home with special attention to relationship and gradual transition to neighboring homes. | |
| 9. | Where a garage is not provided with initial development of a dwelling unit, a rear paved parking pad and power pedestal able to accommodate two vehicles shall be provided for that dwelling. | |
| 10. | Garage exteriors will relate to the house exterior by utilizing similar design elements, finishes and colors. The garage roof pitch and style should be consistent with the house design. | |
| 11. | The maximum height for an attached or detached garage shall be 5.0 m. | |
| 12. | Vehicle doors of a detached garage shall not face any flanking public roadway. | |
| 13. | There shall be no vehicle access to the site other than from a laneway. | |
| 14. | Rear lanes shall be paved. | |
| 15. | Front yard fencing will be maximum 1.2 m high. | |
Site G - Single-Detached Residential without Lanes
To provide a Direct Development Control District to accommodate the development of low density single detached residential dwellings with site specific development controls designed to ensure that the proposed development is integrated into the existing and future residential development both within the J.B. Little site and the entire Riverdale Neighbourhood.
This DC1 District shall apply to Site G within The Brickyard as shown on the attached Appendix 1.
| a. | Single Detached Housing |
| b. | Child Care Services |
| c. | Residential Sales Centre |
| d. | Minor Home Occupations |
| e. | Fascia On-premises signs |
| f. | Temporary On-premises signs |
| 1. | Single Detached Housing development in this District shall comply with Section 115.4 and 115.5 of the Zoning Bylaw except that: | |
| a. | the minimum side yard shall be 1.2 m for dwellings up to 7.5 m in height, 1.4 m for dwellings between 7.5 m and 8.0 m in height, 1.6 m for dwellings between 8.0 m and 8.5 m in height, 1.8 m for dwellings between 8.5 m and 9.0 m in height and 2.0 m for dwellings above 9.0 m in height; and | |
| b. | Section 115.4 9) c) of the Zoning Bylaw shall not apply. | |
| 2. | The maximum number of units shall be 14 units; | |
| 3. | Care will be taken to integrate the unique values of each home with special attention to relationship and gradual transition to neighbouring homes. Interesting streetscapes will reflect individuality in design. | |
| 4. | Structures over one storey will incorporate features and elements to diminish mass at the front elevation. Such elements may include set back of the second floor, overhangs, dormers, or front porches/verandas. | |
| 5. | Structures on corner lots where yards abut two public roadways (not laneways) will include architectural features such as windows, verandas, and roofline features for those portions of the structure facing the public roadways. Flanking side treatments shall be similar to the front elevation. | |
| 6. | Building elevations on abutting lots shall not be repeated and shall reflect substantial differences. The Development Officer shall monitor repetitive use of elevations to ensure interesting streetscapes. | |
| 7. | Identical floor plans with similar front elevations must be separated by a minimum of one lot unless finishing treatments are substantially different. | |
| 8. | Where several development applications are received simultaneously, the Development Officer shall require the submission of site plans showing setback, dwelling entrances and orientation, massing, roof-lines, the location and elevational treatment of wall openings, building facades, and finishing materials for all of the developments. The Development Officer shall require that the exteriors of the dwellings which are the subject of the applications provide individuality and variety of building design in terms of setbacks, entrances, elevations and finishing materials. | |
| 9. | Homes designed with the front attached garages should envelope the garage within the design of the home to minimize the garage appearance, while enhancing the architectural features and mass of the house itself. This may be accomplished with a variety of measures such as proportionate development of second floor area above the garage, the use of dormers and/or continuous roof lines, and prominent entranceways. | |
| 10. | The maximum height for an attached garage shall be 5.0 m. | |
| 11. | Driveways may be constructed with a variety of materials. A separate walkway from the street to the entry will be required independent of the driveway. | |
| 12. | Front yard fencing will be maximum 1.2 m high. A 1.2 m high uniform fence shall be provided along the south property boundary. | |
Site H - Little Brick House
To provide a Direct Development Control District to retain the historic Little Brick House and to allow for potential light commercial and/or institutional uses.
This DC1 District shall apply to Site H within The Brickyard as shown on the attached Appendix 6.
| a. | Single Detached Housing |
| b. | Convenience Retail Stores |
| c. | Professional Offices |
| d. | Minor Eating and Drinking Establishments |
| e. | Community Recreation Services |
| f. | Daytime Child Care Services |
| g. | Private Clubs |
| h. | Residential Sales Centre |
| i. | Public Education Services |
| j. | Public Libraries and Cultural Exhibits |
| k. | Fascia On-premises signs |
| l. | Temporary On-premises signs |
| 1. | Any development for reuse of the Little Brick House shall: | |
| a. | preserve the original structure of the house and existing mature landscaping to the greatest extent possible; | |
| b. | attempt to restore the structure to its original structure in the event of exterior renovations, | |
| c. | allow for the removal of the north addition unless otherwise noted by the City Heritage Officer; | |
| d. | ensure that any additional development of structures on site do not detract from the appearance of the original structure and mature landscaping, are of a scale that will not negatively impact on adjacent residential properties, and are subject to review by the City Heritage Officer; and | |
| e. | allow parking associated with uses to be provided on-site without necessarily meeting the requirements of the Zoning Bylaw. The siting and development of parking must not detract from the original structure and mature landscaping on site, and will be subject to review by the City Heritage Officer. | |
| 2. | The minimum site area shall be 895 m2. | |
| 3. | the minimum site width shall be 20 m; | |
| 4. | the minimum site depth shall be 27.5 m; | |
| 5. | The minimum Front Yard shall be 3.0 m. | |
| 6. | The minimum Rear Yard shall be 7.5 m. | |
| 7. | The minimum Side Yard shall be 1.5 m. | |
| 8. | The maximum height shall not exceed 10 m (32.8 ft.) nor 2 ½ storeys. | |
| 9. | The maximum total site coverage shall not exceed 45% with a maximum of 35% for a principal building, a maximum site coverage of 15% for accessory buildings. Where a garage is designed as an integral part of the dwelling, the maximum site coverage for the principal building shall be 45%. | |
| 10. | Signs shall comply with the regulations contained in Schedule 59A of the Zoning Bylaw. | |