DC2 440

The Meadows - NE ¼ Section 7-52-23-W4M

Bylaw 11523 (June 17, 1997)

To establish a Site Specific Development Control District to accommodate low to medium density residential development consisting of semi-detached housing and row housing. Development regulations will ensure development will be compatible with the surrounding residential development and transportation infrastructure and will comply with the Larkspur East design brief architectural and site planning guidelines.

This area shall apply to a portion of NE ¼ Section 7-52-23-W4M consisting of approximately 1.3 ha and as shown on Schedule "C"- Map to this District, Larkspur, The Meadows.

a.Semi-detached Housing, Row Housing and Linked Housing
b.Offices-in-the-Home
c.Homecrafts
d.Residential Sales Centre
e.Daytime Child Care Services
a. The maximum total site density shall not exceed 35 dwelling units/ha.
b. A minimum of 60% of the dwelling units shall be provided in the form of linked or row housing with a maximum of four dwelling units per structure.
c. The maximum height shall not exceed 10 m nor 2½ storeys.
d. The maximum total site coverage for residential development shall be 40% with a maximum of 28% for a principal building and a maximum of 12% for accessory buildings. Garages and/or carports shall be designed as an integral part of the principal building.
e. A minimum building setback of 7.5 m shall be provided adjacent to 43A Avenue and 21 Street.
f. A minimum building setback of 10.0 m shall be provided adjacent to the south property line. The minimum building setback shall be reduced to 6.0 m adjacent to any portion of the south property line that abuts a public utility lot.
g. A minimum building setback of 10.0 m shall be provided adjacent to the west property line. The setback shall be reduced to 7.5 m where the site abuts a lane or public roadway.
h. If the subject area is subdivided, a minimum building setback of 10 m shall be provided on both sides of any newly created property line, except that this setback shall be reduced to 7.5 m where it abuts a public roadway or lane.
i. A landscaped yard of 7.5 m shall be required adjacent to 43A Avenue and 21 Street. Landscaping treatment shall consist of three coniferous trees and three deciduous trees for each 30 m of linear yard. Coniferous trees shall be a minimum of 2.5 m in height and deciduous trees a minimum calliper of 7.5 cm.
j. A landscaped yard of 6.0 m shall be required adjacent to the south and west property lines. Landscaping treatment shall consist of two coniferous trees and two deciduous trees for each 30 m of linear yard. Coniferous trees shall be a minimum of 2.5 m in height and deciduous trees a minimum calliper of 7.5 cm.
k. Landscaping for the balance of the site shall consist of an equal mix of deciduous and coniferous trees. The deciduous trees shall have a minimum calliper of 7.5 cm and coniferous trees shall have a minimum height of 2.5 cm. One tree per dwelling unit shall be provided together with a mixture of deciduous shrubs. The main intent of this landscaping shall be to screen the Private Outdoor Amenity Area from abutting sites and to create a landscaped transition between development on the site and adjacent sites.
l. A uniform screen fence 1.8 m in height shall be provided adjacent to 43A Avenue and 21 Street, and along the south and west property lines.
m. Dwelling units shall flank or back onto 43A Avenue and 21 Street.
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, comply with the landscaping requirements specified by Clauses i, j and k of this district.
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. A Private Outdoor Amenity Area, at grade, a minimum of 18.5 m2 per dwelling unit shall be provided.
q. Separation Space shall be provided between two or more dwellings in accordance with Section 58 of the Land Use Bylaw.
r. No parking, loading, storage or trash collection shall be permitted within a required yard. Storage and trash collection 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.
s. 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.
t. Entryway signage and features shall be utilized to identify the project and shall be of a composition and theme representative of the project.
u. Development shall comply with the following architectural guidelines to the satisfaction of the Development Officer:
 
i. exterior building finishes shall consist of brick or other texture masonry materials and cedar or other appropriate siding materials of durable quality, attractive in appearance and used either separately or in combination;
ii. roof shall be finished with pine or cedar shakes, asphalt shingles or clay tiles;
iii. exterior finishing materials shall be limited to muted tones with strong colours limited to use as accents;
iv. the use of large monotonous blocks or a series of essentially identical units shall not be permitted;
v. the visual mass of the multiple family project shall be minimized by careful siting of unit clusters, the use of vegetation, berms and fences; and
vi. any development shall be designed so as to have distinct identities within significant portions of the site and from adjacent sites through the use of differing colours, architectural themes, building materials, building layouts and orientation, and other related techniques.
v. Vehicular parking shall be provided adjacent to each dwelling or designed as an integral part of the dwelling.
w. Development in this District shall be evaluated with respect to compliance with the General Development Regulations of Section 50 to 79 inclusive of the Land Use Bylaw.
x. The Development Officer may grant relaxations to Section 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 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.Daytime Child Care Services shall be developed in accordance with Section 93 of the Land Use Bylaw.

Bylaw attachments