DC2 14

Queen Mary Park - north of 109 Avenue and west of 113 Street

Bylaw 7245 (August 16, 1983)

To provide a site specific development control district to accommodate residential redevelopment on the site in the form of multiple family housing and low and medium rise apartment housing, and to control the height, density and location of the buildings within the site so as to ensure compatibility between this development and the surrounding low density residential development.

Lots 32, 33, 35, 36, 37, Block 13, Plan 5035 K.S.; located north of 109 Avenue and west of 113 Street, Queen Mary Park, Hudson's Bay Reserve

a. Stacked Row Housing, including Row Housing and Linked Housing
b. Apartment Housing
c. Homecrafts
d. Offices-in-the-Home
e. Group Homes
f. Foster Homes
g. Daytime Child Care Services

The general site layout shall be in accordance with the site plan, illustrated in Appendix I to this District Schedule.

a. A landscaped yard, a minimum of 7.5 m (24.6 ft) in width shall be provided along the western boundary of the site adjacent to the north/south lane, east of 115 Street.
b. A landscaped yard, a minimum of 6 m (19.7 ft) in width shall be provided adjacent to 109 Avenue.
c. A landscaped yard, a minimum of 6 m (19.7 ft) in width shall be provided adjacent to 109A Avenue, except that adjacent to Building E, a landscaped yard of 15 m (49.2 ft) in width shall be provided adjacent to 109A Avenue.
d. A landscaped yard, a minimum of 6 m (19.7 ft) in width shall be provided adjacent to 113 Street.
The height, density and amenity area and separation space for Buildings A, B, C, D, E and F illustrated on Appendix I to this district shall be as follows:
e. Building A
 
i. The maximum height of Building A shall not exceed 7 m nor two storeys.
ii. Building A shall be developed as Row Housing, the number of units not to exceed 14 units.
iii. Separation space between Building A and adjacent Buildings B and F shall be determined in accordance with the provisions of Section 58 of the Land Use Bylaw.
iv. Dwellings shall be Family-oriented, in accordance with the requirements of Section 9, Clause (20) of the Land Use Bylaw.
v. Minimum Private Outdoor Amenity Areas, at grade, of 30 m2 (322.9 sq. ft.) per dwelling unit shall be provided.
f. Building B
 
i. The maximum height of Building B shall not exceed 14m nor four storeys.
ii. Building B shall be developed for Stacked Row Housing, the number of units not to exceed 24 units.
iii. Separation space between Building B and Buildings A, C and F shall be determined in accordance with the provisions of Section 58 of the Land Use Bylaw.
iv. Dwellings shall be Family-oriented, in accordance with the requirements of Section 9, Clause (20) of the Land Use Bylaw.
v. Minimum Private Outdoor Amenity Area of 30 m2 (322.9 sq. ft.) per dwelling for dwellings any part of which is contained in the lowest storey and 15 m2 (161.5 sq. ft.) per dwelling for dwellings, no part of which is contained in the lowest storey.
g. Building C
 
i. The maximum height of Building C shall not exceed 14 m nor four storeys.
ii. Building C shall be developed for Stacked Row Housing, the number of units not to exceed 24 units.
iii. Separation Space between Building C and Buildings B, D, E and F shall be determined in accordance with the provisions of Section 58 of the Land Use Bylaw.
iv. Dwellings shall be Family-oriented, in accordance with the requirements of Section 9, Clause (20) of the Land Use Bylaw.
v. Minimum Private Outdoor Amenity Area of 30 m2 (322.9 sq. ft.) per dwelling for dwellings any part of which is contained in the lowest storey and 15 m2 (161.5 sq. ft.) per dwelling for dwellings, no part of which is contained in the lowest storey.
h. Building D
 
i. The maximum height of Building D shall not exceed 23m nor six storeys.
ii. Building D shall be developed as Apartment Housing, the number of units not to exceed 65 units.
iii. Separation space between Building D and Buildings C and E shall be determined in accordance with the provisions of Section 58 of the Land Use Bylaw.
iv. A minimum Amenity Area of 7.5 m2 (80.7 sq. ft.) per dwelling shall be provided.
i. Building E
 
i. The maximum height of building E shall not exceed 14 m nor four storeys.
ii. Building E shall be developed as Stacked Row Housing, the number of units not to exceed 24 units.
iii. Separation space between Building E and Buildings C, D and F shall be determined in accordance with the provisions of Section 58 of the Land Use Bylaw.
iv. Dwellings shall be Family-oriented, in accordance with the requirements of Section 9, Clause (20) of the Land Use Bylaw.
v. Minimum Private Outdoor Amenity Area of 30 m2 (322.9 sq. ft.) per dwelling for dwellings any part of which is contained in the lowest storey and 15 m2 (161.5 sq. ft.) per dwelling for dwellings, no part of which is contained in the lowest storey.
j. Building F
 
i. The maximum height of Building F shall not exceed 12.25 m nor three and one half storeys.
ii. Building F shall be developed as Apartment Housing, the number of units not to exceed 27 units.
iii. Separation Space between Building F and Buildings A, E, B and C shall be determined in accordance with the provisions of Section 58 of the Land Use Bylaw.
iv. A minimum Amenity Area of 7.5 m2 (80.7 sq. ft.) per dwelling shall be provided.
k. A separation of the development and the north/south lane will be provided in the form of uniform screen fencing or a berm with mature landscaping or a combination of both, in order to provide a buffer between the development and the lane, to the satisfaction of the Development Officer.
l. Two children's play areas, of not less than 50 m2 (538.0 sq ft) each, shall be provided, one to be located in the area bounded by Building A, E and F and 109A Avenue and the other to be located in the area north of Building C and south of Building E.
m. Vehicular access to the site shall be provided from the following locations: three access points from 109 Avenue, one access point from 113 Street and one access point from 109A Avenue, and shall be provided to the satisfaction of the Development Officer in consultation with the City Engineer. No access to the site shall be provided from the north/south lane, east of 115 Street.
n. Parking shall be provided in accordance with the provisions of Section 66 of the Land Use Bylaw, except that the number of at grade parking spaces shall not exceed 64, and not more than 40 of the at grade spaces shall be allocated to Building D.
o. Clear signing of the allocation of parking stalls to be reserved for tenants and visitors shall be provided.
p. Urban design techniques shall be utilized to minimize the perceived height and massing of the development. These techniques may include, but shall not be limited to, the following:
 
i. setback variation to the facade of the buildings;
ii. roof treatment (sloping, terracing, etc.);
iii. choice of exterior materials and colours; and
iv. landscaping.
q. The development shall be phased in the following order: Buildings D, C, B, E and A.
r. Offices-in-the-Home shall be developed in accordance with Section 84 of the Land Use Bylaw.
s. Homecrafts shall be developed in accordance with Section 85 of the Land Use Bylaw.
t. Group Homes shall be developed in accordance with Section 91 of the Land Use Bylaw.
u. Daytime Child Care Services shall be developed in accordance with Section 93 of the Land Use Bylaw.
v. Development in this district shall be evaluated with respect to compliance with the General Development Regulations of Sections 50 to 79 of the Land Use Bylaw.
w. Signs shall be allowed in this district as provided for in Schedule 79B and in accordance with the general provisions of Sections 79.1 to 79.9 inclusive of the Land Use Bylaw.

Bylaw attachments