DC2 226

Fulton Place - 6220 Fulton Road NW

Bylaw 9560 (September 24, 1990)

To establish a Site Specific Development Control District to accommodate a three storey low rise seniors apartment with limited neighbourhood, professional and personal services offices on the main floor.

Area of Application 0.64 hectare (1.58 acre) parcel comprising Lot 3, Block 20, Plan 2608 KS and Lot 1, Block 20, Plan 1841 KS as illustrated on the sketch plan to the Bylaw adopting this DC5 District, Fulton Place.

a. Apartment Housing
b. Professional, Financial and Office Support Services
c. Health Services
d. Personal Service Shops
a. Maximum residential density shall be 70 units (110 dwellings per hectare or 44.7 dwellings per acre).
b. Commercial uses incorporated in the building shall not exceed 275 square metres in total and will form an integral part of the structure containing the residential uses. Each commercial premise shall be oriented away from existing residential development, and have a separate entrance directly to the outside which is separate from any residential entrance.
c. Maximum height shall not exceed 10 metres nor three storeys, with the exception of architectural or other roof features which shall not exceed 12 metres in height.
d. Except for access to underground parking, a minimum building setback of 6 metres shall be provided adjacent to the lane on the northwest, excepting thereout that portion of the lane adjacent to Lot 4, Block 20, Plan 3226 KS which shall be 7.5 metres. Also, a 6 metre setback shall be provided adjacent to 62 Street on the northeast and Fulton Road on the southeast.
e. A minimum building setback of 7.5 metres shall be provided next to the southwest property line, adjacent to 103 A Avenue on the southwest.
f. A minimum private outdoor amenity area of 7.5 square metres per dwelling shall be provided for each individual dwelling.
g. A minimum of 2.5 square metres of amenity area per dwelling shall be provided and developed as communal recreation space, aggregated into a single outdoor area.
h. Separation space shall be provided in accordance with Section 58 of the Land Use Bylaw.
i. All resident parking shall be provided underground, and loading and access to underground parking shall be screened from view from public roadways in accordance with the provisions of Section 69.3 of the Land Use Bylaw. The location of access to underground parking and the location of at grade visitor parking shall be to the satisfaction of the Development Officer and the City Engineer, having regard to the community preference to not utilize the abutting lane for visitor parking or for underground parking access.
j. Signs may be allowed in this District as provided for in accordance with Schedule 79A and in accordance with the general provisions of Sections 79.1 to 79.9 inclusive of the Land Use Bylaw.
k. Landscaped yards shall be provided on:
i. The portion of the site adjacent to 62 Street, Fulton Road and 103A Avenue flanking the site from building face to the property line. A minimum of one coniferous and one deciduous tree and five shrubs shall be provided for every 46 m2 (495 sq. ft.) of this required yard.
ii. The portion of the site adjacent to the lane on the southwest which abuts Lot 4, Block 20, Plan 3226 KS shall be screened by a landscaped yard a minimum of 7.5 metres in depth, with a minimum of two coniferous and two deciduous trees for every 46 m2 (495 sq. ft.). In addition, a screen privacy fence 1.8 metres in height shall be erected along the property line flanking the lane adjacent to the aforementioned Lot. Detailed landscaping plans prepared by an accredited Landscape Architect shall be submitted with the initial Development Permit application for approval by the Development Officer, in consultation with Parks and Recreation Department.
l. The Development Officer shall require as a condition of approval that the applicant provide an irrevocable letter of credit in the amount of 100 percent of the established landscaping costs, the conditions of the security being that:
i. if the landscaping is not completed in accordance with the provisions of this District and the landscaping plan within one growing season after completion of the development, then the amount fixed shall be paid to the City for its use absolutely; and
ii. the Development Officer shall not release the letter of credit until an inspection of the site has demonstrated that the landscaping has been well maintained and is in a healthy condition two growing seasons after the completion of the landscaping.
m. To ensure that a high standard of appearance and a sensitive transition to the surrounding land uses are achieved, development in this District shall comply with the following architectural guidelines, to the satisfaction of the Development Officer:
i. all exterior finishing materials must be of good quality, durable and attractive in appearance with consistent treatment on all faces of the building, utilizing materials and finishes in keeping with the buildings on surrounding properties;
ii. an architectural theme compatible with adjacent residential neighbourhood buildings shall be created through the use of sloped roof elements;
iii. all mechanical equipment on the roof of any building shall be completely screened or incorporated in the building roof; and
iv. any exterior lighting of the site shall be designed so that the lighting is directed away from the adjacent residential development to the west and southwest, and the intensity of illumination shall not extend beyond the boundaries of the site.
v. the perceived massing of the building when viewed from all sides shall be minimized through the use of varied building setbacks, articulation of the building facade and roof lines and the choice in colour of building materials. Porches, bay windows, balconies and other building features may project up to 2 m in to yards to achieve this requirement.
n. Development in this District shall be evaluated with respect to compliance with the General Development Regulations of Sections 50 to 79 inclusive of the Land Use Bylaw except that, in addition to the requirements of Section 55 of the Land Use Bylaw restricting parking in residential areas, the visitor parking for residential uses shall be located adjacent to the lane.
o. The Development Officer may grant relaxation to Sections 50 to 79 of the Land Use Bylaw and the provisions of this District if in his opinion such a variance would be in keeping with the general purposes of this District and would not affect the amenities, use and enjoyment of neighbouring properties.
p. In order to maximize privacy for the adjacent house (Lot 4) fronting 103A Avenue, the plans shall include the following to the satisfaction of the Development Officer:
i. Any windows on the wall which faces the house on Lot 4, shall be designed/angled so as to preclude direct view onto the house; and
ii. The third level of this wall shall be designed with a roofline such that its eave line is at the top of the second storey, in order to reduce the perception of building mass.

Bylaw attachments