DC2 329

Clareview Town Centre - north of 139 Avenue at 42 Street

Bylaw 10513 (October 26, 1993)

To accommodate a Site Specific Development Control District which will accommodate a Medium Density Stacked Townhouse development. The regulations will establish sensitive site development regulations that will ensure compatibility with the adjacent residential and commercial land uses and that will provide for design and landscaping elements to establish a sense of continuity in the Clareview Town Centre.

This DC5 District shall apply to a 1.86 ha (4.61 ac.) site located in the Clareview Town Centre north of 139 Avenue at 42 Street as indicated on Schedule A and legally described as a portion of Lot T, Plan 872 1394.

a. Stacked Townhousing including Row Housing, Linked Housing, Semi-detached Housing and Duplex Housing.
b. Homecrafts
c. Offices-in-the-Home
d. Group Homes
e. Foster Homes
f. Daytime Child Care Services
g. Residential Sales Centres
a. The maximum density shall be 80 dwellings/ha (32.4 dwellings/ac).
b. The maximum height shall not exceed 14 m (45.9 ft.) nor four storeys.
c. The maximum total site coverage shall be 40%, with a maximum of 28% for a principal building and a maximum of 12% for accessory buildings. Where parking is provided underground or garages are attached or designed as an integral part of dwellings, the maximum for principal buildings shall be 40%.
d. A landscaped yard a minimum of 7.5 m shall be provided adjacent to all property lines.
e. Stacked Row Housing shall be setback a minimum of 10 m from all property lines.
f. The following development setbacks and development criteria shall apply for any residential buildings located adjacent to all property lines:
i. a Linked Housing or Row Housing building shall contain not more than six (6) dwellings and shall be setback a minimum of 10.0 m, except as stated in (iii), below;
ii. a Semi-detached building containing not more than two (2) dwellings shall be setback a minimum of 7.5 m; and
iii. where that portion of a Linked Housing or Row Housing building is one storey or 5.5 m in height, a minimum setback of 7.5 m shall be provided.
g. Landscaping of the required yard adjacent to 139 Avenue shall take the form of typical boulevard planting and consist of one Patmore Green Ash, a minimum caliper of 100 mm, for every 8.0 m of lineal yard to be planted on private property within the required yard, or alternatively, subject to the approval of the Transportation and Parks and Recreation Departments, the boulevard planting may be sited within a portion of the 139 Avenue roadway right-of-way adjacent to the site.
h. A uniform screen fence 1.52 m (5.0 ft.) in height shall be provided adjacent to 139 Avenue located on private property a minimum of 3.0 m from the centre line of the approved planting line of the Patmore Green Ash. This fence shall not be closer to 139 Avenue than the required planting. The required fence shall be of a neutral cedar colour and of a design consistent with the design of existing fencing provided on proximous Town Centre sites developed under the ambit of DC5 (Site Specific Development Control) Bylaw Nos. 10511, 10512, 10515, or 10516. If development approval for development on these other sites has not proceeded this site, the fence design shall be to the satisfaction of the Development Officer taking into consideration the intent of establishing a common streetscape in the Clareview Town Centre.
i. Notwithstanding Clauses 4(g) and (h), the location of the required planting and fencing shall be consistent with any previously developed sites under Bylaws 10511, 10512, 10515, or 10516.
j. Landscaping in required yards adjacent to the west, north and east property lines shall consist of a minimum of two coniferous trees a minimum of 3.0 m (9.8 ft.) in height, two deciduous trees a minimum caliper of 7.5 cm and 20 shrubs for every 30 m of lineal yard.
k. A 1.8 m high screen fence be provided adjacent to the west, north and east property lines consistent in design and colour with the fencing adjacent to 139 Avenue.
l. Landscaping of the balance of the site, including but not limited to amenity areas and landscape islands in the parking area, shall consist of mature deciduous and coniferous trees in a ratio of 50:50. The deciduous trees shall have a minimum caliper of 7.6 cm and coniferous trees shall have a minimum height of 3.0 m. One tree and one shrub shall be provided for every 46 m2 of internal site amenity space.
m. Resident parking shall be integrated with the design of the landscaping to minimize its visibility and overall impact on the development through the use of landscaped berms, landscaped central islands and the required perimeter screen fencing.
n. To ensure that a high standard appearance and a sensitive transition to the surrounding land uses are achieved, detailed landscaping plans shall be submitted with the initial Development Permit application for approval by the Development Officer which, in the opinion of the Development Officer, shall comply with the landscaping requirements specified in Clauses 4(g), (i), (j), (l), and (m).
o. The Development Officer shall require, as a condition of approval, that the applicant provide an irrevocable letter of credit, in the amount of 100% of the established landscaping cost, 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 the 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 completion of the landscaping.
p. Separation space shall be provided in accordance with Section 58 of the Land Use Bylaw.
q. A 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.
r. A minimum of 2.5 m2 (26.9 sq. ft.) of Amenity Area Per Dwelling shall be provided and be developed as Children's play space or other communal recreational space and be aggregated into areas of not less than 50 m2 (538 sq. ft.).
s. No parking, loading, storage, trash collection, outdoor service or display area shall be permitted within a required yard. Storage and trash collection areas shall be located in such a manner as to be screened from view from adjacent residential sites and public roadways in accordance with the provisions of Section 69.3 of the Land Use Bylaw. Waste collection siting shall provide opportunities for recycling initiatives.
t. Signs may be allowed in the District as provided for in accordance with Schedule 79B and in accordance with the general provisions of Sections 79.1 to 79.9, inclusive of the Land Use Bylaw.
u. Development shall comply with the following architectural guidelines to the satisfaction of the Development Officer:
i. An architectural and landscaping theme shall be created through the exterior treatment of buildings (i.e.,materials, colour and design) on the site and through the use of landscaping techniques and materials all of which are to be compatible with the overall residential character of the medium density residential component of the Clareview Town Centre Neighbourhood;
ii. Buildings shall be designed and finished in a manner that minimizes the perceived massing of development when viewed from the south and west. Building design shall include dormers or other architectural features which add to the overall visual interest of the development. Building walls in excess of 30 m in length must be articulated;
iii. Exterior building finishes shall be of durable quality, attractive in appearance, be limited to muted tones with strong colour limited to use as accents;
iv. Finishing materials shall consist of stucco, brick, aluminium or vinyl siding with the use of wood limited to accent treatment. All faces of buildings shall receive consistent treatment;
v. Roofs shall be sloped and of a residential character; and
vi. All mechanical equipment on the roof of any building shall be completely screened or incorporated within the building roof.
v. Development in this District shall be evaluated with respect to compliance with the General Development Regulations of Section 5079 inclusive of the Land Use Bylaw.
w. The Development Officer may grant relaxations to Section 5079 of the Land Use Bylaw and the provisions of this District, if, in his opinion, such a variance would be in keeping with general purpose of this District and would not affect the amenities, use and enjoyment of neighbouring properties.
a. Offices-in-the-Home shall be developed in accordance with Section 84 of the Land Use Bylaw.
b. Homecrafts shall be developed in accordance with Section 85 of the Land Use Bylaw.
c. Residential Sales Centres shall be developed in accordance with Section 95 of the Land Use Bylaw.
d. Group Homes shall comply with Section 91 of the Land Use Bylaw.
e. Daytime Child Care Services shall be developed in accordance with Section 93 of the Land Use Bylaw. In addition, Daytime Child Care Services shall be located such that direct access at grade can be provided to an outdoor play area. The outdoor play area shall be approved by the Development Officer in consultation with the General Manager of Community and Family Services. The outdoor play area shall be located away from vehicular-oriented uses and from parking and loading areas on site and shall be enclosed by building walls or a screen fence a minimum of 1.8 m high.

Bylaw attachments