DC2 472

Downtown - East of 111 Street NW between 104 Avenue NW and Jasper Ave

Bylaw 11783 (July 27, 1998)

To create a mixed housing district which includes row housing, low/medium/high rise apartment and limited commercial uses onto the Civic Space Corridor and 111 Street. These residential developments will provide an additional residential population within the Downtown and with unique open space corridor create a vibrant downtown community.

This DC5 district shall apply to a portion of Block 9B, Plan 1282 R.S., containing 5.57 ha (14.26 acres), more or less, as shown on the sketch attached as Schedule "D" - Map to the Bylaw adopting this DC5 District, Downtown

a. Residential units shall be encouraged to be oriented towards the Civic Space Corridor, being that area shown on Appendix I.
b. Private Outdoor Amenity Areas shall be encouraged to be oriented towards the Civic Space Corridor.
c. Setbacks shall be used to increase the perceived image of the Civic Space Corridor.
d. Patios and decks shall be encouraged to face onto the Civic Space Corridor.
e. Landscaped yards shall be placed adjacent to the Civic Space Corridor.
f. All parking and loading shall be integrated on site.
g. Surface parking lots shall be internalized on site and shall require screening when visible from the Civic Space Corridor, adjacent properties and the streets.
a. Residential
 
i. Apartment Housing
ii. Linked Housing
iii. Row Housing
iv. Stacked Row Housing
b. Residential Related 
 
i. Major and Minor Home Occupation
ii. Residential Sales Centres
c. Commercial
 
i. Child Care Services
ii. General Retail
iii. Health Services
iv. Major and Minor Secondhand Stores
v. Personal Service Shops
vi. Professional, Financial and Office Support Services
vii. Professional Offices
a. A comprehensive site development and building form plan designed in generally in accordance with the development criteria and principles established herein, the CP Downtown Lands Master Plan and the preliminary building location site, landscaping and building elevation plans attached as Appendices I, II and III respectively, and indicating any development phasing at the time of development permit application, if necessary, shall be submitted to and approved by the Development Officer.
b. The maximum residential density shall be 224 dwelling units/hectare.
c. The maximum building height shall not exceed 45 m nor 12 storeys.
d. The maximum floor area ratio shall be 2.0.
e. A minimum 3.0 metre building setback shall be provided along 111 Street and 110 Street.
f. The minimum building setbacks shall be provided along the boundary of the Civic Space Corridor as follows:
 
i. 4.5 metres for buildings up to 2 storeys in height;
ii. 6.0 metres for buildings up to 3 storeys in height;
iii. 7.5 metres for buildings up to 4 storeys in height;
iv. 10.0 metres for buildings up to 5 storeys in height;
v. 12.5 metres for buildings up to 6 storeys in height;
vi. 15.0 metres for buildings up to 8 storeys in height;
vii. 17.5 metres for buildings up to 12 storeys in height.
g. A minimum 3.0 metre building setback shall be provided along the public pedestrian/bikepaths as identified on Appendix II..
h. A detailed landscaping plan generally in accordance with Appendix I for the site shall be submitted to and approved by the Development Officer prior to the approval of any development permit. This plan shall include fencing details, exterior lighting and street furniture elements, pedestrian seating areas, sizes and species of new plantings, soil depth including special provisions to facilitate natural plant growth, for the entire site, and including special treatment to clearly delineate public access from 111 Street / 103 Avenue to the Civic Space Corridor.
i. 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 on site landscaping cost, the conditions of a security being that:
 
i. if the landscaping is not completed in accordance with the provisions of this District and the landscaping plan, within one growth 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 one growing season after completion of the landscaping.
j. Development in this District shall be in accordance with the following architectural guidelines and generally in accordance with Appendix III, to the satisfaction of the Development Officer: 
 
i. the design of the project shall establish a single architectural theme and the principal design elements, finishing materials, colours and roof style shall be applied to each building, with minor variations, regardless of the staging sequence of the project;
ii. buildings shall generally be located in accordance with the site plan attached hereto as Appendix I;
iii. building facades shall include design elements, finishing materials and variations that will reduce any perceived mass and linearity of large buildings and add architectural interest;
iv. buildings with commercial uses facing onto 111 Street may provide canopies or awnings to provide visual interest.
k. Commercial uses shall only be established in units facing 111 Street. Commercial uses shall only have pedestrian accesses onto 111 Street.
l. Parking and loading facilities shall be located a minimum 4.5 metres from the Civic Space Corridor and the setback must be landscaped and screened from the Civic Space Corridor to the satisfaction of the Development Officer. If surface parking areas are covered, they shall be integrated into the overall architectural theme of the associated residential buildings through the use of similar roof lines, materials, colours and roof pitch.
m. Separation Spaces shall be provided in accordance with Section 50 of the Land Use Bylaw.
n. A minimum amenity area of 7.5 m2 per dwelling shall be provided and shall be exempted from floor area ratio calculations to a maximum of 20% of the gross floor area of the development.
o. Appropriate lighting of the buildings and the site project shall be undertake to provide a safe, lit environment and to add visual interest. Lighting shall be directed away from the residential areas and from adjacent roadways.
p. Signs shall conform to Sign Schedule 79A of the Land Use Bylaw.
q. Temporary Signs of a freestanding nature, shall comply with the following criteria:
 
i. one sign designed to the satisfaction of the Development Officer may be allowed to be used exclusively for Building Construction Identification of the overall project in accordance with Section 79.8(3)(f)(ii) to (v), inclusive of the Land Use Bylaw.
ii. two signs, designed to the satisfaction of the Development Officer, may be used for Project Identification and Real Estate Advertising purposes. Such a sign shall not exceed a maximum height of 6.0 m (19.6 ft.) nor a sign area of 18 m2 (193.7 sq. ft.) and shall be used for a period of 90 consecutive days, after the completion of each phase of the project.
r. Portable signs shall be prohibited on this site.
s. Development in this District shall be evaluated with respect to compliance with the General Development Regulations of Section 50 to 79 of the Land Use Bylaw.
t. The Development Officer may grant relaxations 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 purpose of this District and would not affect the amenities, use and enjoyment of the neighbouring properties.

Bylaw attachments