DC2 505

Oliver - located between 112 and 114 Streets, north of 104 Avenue

Bylaw 11968 (July 13, 1999)

To provide a Site Specific Development Control District for medium density residential, commercial and open space development, consistent with the 1997 Oliver Area Redevelopment Plan, as amended.

This DC5 District shall apply to a portion of Lot 2, Block 9D Plan 942 3051, containing approximately 1.36 ha, located between 112 and 114 Streets, north of 104 Avenue, Oliver, as shown on Schedule "C"- Map appended to the Bylaw adopting this DC5 District.

a. Apartment Housing
b. Boarding and Lodging Houses
c. Child Care Services
d. Convenience Retail Stores
e. Foster Homes
f. General Retail Sales
g. Group Homes
h. Limited Group Homes
i. Major Home Occupations
j. Minor Eating and Drinking Establishments
k. Minor Home Occupations
l. Personal Service Shops
m. Private Clubs
n. Professional, Financial and Office Support Services
o. Public Parks
p. Religious Assembly
q. Residential Sales Centre
r. Stacked Row Housing including Row Housing
a. This site shall be developed generally in accordance with the Comprehensive Site Development Plan attached as Appendix I. The Comprehensive Site Development Plan indicates development phasing and makes provisions for residential development consisting of a minimum of 300 Dwelling Units. It also provides for the establishment of a public park centrally located on the site with appropriate pedestrian linkages east to west and north to south to other park spaces, open space or boulevard sidewalk systems. The park shall be developed concurrent with residential development on the site.
b. For the purpose of this DC5 District, the term site shall be used to describe the entire lands that are the subject of this Bylaw and the term parcel shall have the same meaning as "parcel of land" in the Municipal Government Act.
c. The maximum overall density shall be 296 dwellings/ha (120 dwellings/ac)
d. The minimum parcel area shall be 800 m² (8611.1 sq. ft.)
e. The minimum parcel width shall be 20 m (65.6 ft.)
f. The maximum Floor Area Ratio shall be 3.0.
g. The maximum Height shall not exceed 32 m (105.0 ft.) nor eight storeys. The overall development shall reflect a variation in massing to add variety and interest to the skyline. This shall be achieved by the articulation of roof lines or the inclusion of parapets, towers, dormers, or other similar architectural features.
h. A minimum Yard of 4.5 m (14.8 ft.) shall be provided where development fronts onto a drive aisle that provides vehicular circulation on the site.
i. The minimum Rear Yard shall be 4.5 m (14.8 ft.).
j. The minimum Side Yard shall be 1 m (3.3 ft.) for each storey or partial storey, up to a maximum of 6 m (19.7 ft.), except that a total of at least 3 m (9.8 ft.) shall be provided in all cases. A side yard shall be not less than 4.5 m (14.8 ft.) when it abuts a flanking public roadway other than a lane and 3.0 m (9.8 ft.) when it abuts the public park.
k. The guest parking shall be provided as 1 parking space per 15 dwellings.
l. A public outdoor amenity area a minimum of 3345 m2 (4000 sq. ft.) for each residential parcel shall be provided generally in accordance with the attached site plan.
m. Building setbacks and landscape treatment shall be provided to reduce the visual impact of commercial and office uses to the west and north of the site, respectively, to the satisfaction of the Development Officer.
n. A detailed landscaping plan for the entire site shall be submitted to and approved by the Development Officer prior to the approval of any development permit. These plans shall include, but not be limited to, details of pavement materials, fencing details, exterior lighting and street furniture elements, pedestrian seating areas, sizes and species of new plantings, and soil depth including special provisions to facilitate natural plant growth, for the entire project, including the landscaped buffer strips along 104 Avenue and other internal roads created, and pedestrian linkages and open spaces within the site.
o. No parking, loading, storage, trash collection outdoor service or display areas shall be permitted within required yard. Loading, storage and trash collection areas shall be located on the sides of principal buildings and shall be screened from view from any adjacent sites or public roadways, in accordance with Section 69.3 of the Land Use Bylaw. All parking, loading, storage, trash collection, outdoor service or display areas shall be setback a minimum of 5m (16.4ft. from any park site.
p. For a development greater than 4 storeys, the developer shall submit a Wind Impact Study and a Sun Shadow Impact Study in accordance with Sections 16.2 and 16.3, respectively of the Land Use Bylaw for each building or group of buildings proposed for the residential area, for the approval of the Development Officer, prior to the approval of any development permits.
q. Separation Space shall be provided in accordance with Section 58 of the Land Use Bylaw
r. A minimum amenity area of 7.5 m² (24.6 sq. ft.) per dwelling shall be provided.
s. The following regulations shall apply to Personal Service Shops, General Retail Sales, Convenience Retail Stores, and Minor Eating and Drinking Establishments:
i. the total combined gross floor area of any or all of these uses throughout the site shall not exceed 372 m² (4000 sq. ft.), and,
ii. these uses shall not be developed in any freestanding structure separate from a structure containing residential uses. The principal entrance to these uses shall be a separate, outside entrance.
t. Child Care Services shall be developed in accordance with Section 93 of the Land Use Bylaw and shall be located such that direct access at grade can be provided to an outdoor play area. The outdoor play area, which shall be approved by the Development Officer, in consultation with the General Manager of Community Services, shall be located away from vehicular-orientated uses and for parking and loading areas on the site and shall be enclosed by building walls or a screen fence, a minimum of 1.8 m (6.0 ft.) high.
u. A Comprehensive Sign Design Plan and Schedule consistent with the overall intent of Section 79B of the Land Use Bylaw shall be prepared for each phase of the development, to be approved by the Development Officer. Signs on the site shall be consistent with those on the adjacent Oliver Square lands to the west.
v. Temporary signs, including portable signs of a freestanding nature, shall comply with the following criteria:
i. one temporary freestanding 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 79.9 (3) (f) (ii) to (v), inclusive of the Land Use Bylaw; and
ii. one temporary freestanding sign, design to the satisfaction of the Development Officer, may also be used for Real Estate Advertising purposes. Such sign shall not exceed a maximum height of 3.0 m (9.8 ft.) nor a sign area of 2.97 m² (32.0 sq. ft.) and shall be used for a period of 90 consecutive days, after the completion of each phase of the project.
w. Other portable signage not referred to above shall be prohibited on this site.

Bylaw attachments