DC2 557

Westmount - 11033 - 127 Street NW

Bylaw 12552 (April 2, 2001)

To accommodate the conversion of the ground floor of an existing building from commercial use to Apartment Housing while allowing for some small-scale, low-impact commercial development on the ground floor. This District also provides development regulations for the site in the event that the existing building is demolished.

This District shall apply to Plan RN39B, Block 48, Lots 15 to 20, located at 11033 - 127 Street, Westmount, as shown on Schedule "A" of this Bylaw, adopting this District.

Residential 
a. Apartment Housing
b. Boarding and Lodging Houses
c. Limited Group Homes
d. Minor Home Occupations
e. Single Detached Housing
f. Stacked Row Housing including Row Housing, Linked Housing, Semi-detached and Duplex Housing
Commercial 
a.Broadcasting and Motion Picture Studios
b.Business Support Services
c.Child Care Services
d.Commercial Schools
e.General Retail Stores
f.Household Repair Services
g.Indoor Participant Recreation Services
h.Limited Contractor Services
i.Major Secondhand Stores
j.Minor Amusement Establishments
k.Minor Veterinary Services
l.Mobile Catering food services
m.Non-accessory parking
n.Personal Service Shops
o.Professional, Financial & Office Support Services
p.Residential Sales Centres
a. This Site shall be developed to a maximum of 60 residential dwelling units.
b. A maximum of 682 m2 of the ground floor only, shall be commercial development.
c. There shall be no requirements for front or side yard Setbacks.
d. On-site, at grade exterior parking shall be provided at a minimum of 62 spaces in total for both commercial and residential uses.
e. A minimum Amenity Area of 7.0 m2 per Dwelling shall be provided
f. The following regulations shall apply to Commercial Use Class developments:
 
i. the total Gross Floor Area for these uses shall not exceed 682 m2
ii. these uses shall not be permitted in any freestanding structure separate from the existing structure containing residential uses. Their principal entrance shall be a separate, outside entrance.
g. Signs
 
i. Residential: Signs for the residential portion of this site shall conform to Sec 79.B of the Land Use Bylaw 5996 (Sign Schedule for RA7 District)
ii. Commercial: Signs for the commercial portion of this site shall conform to Sec. 79.D of the Land Use Bylaw 5996 (Sign Schedule for CNC, Neighbourhood Convenience Commercial District)
h. Landscaping shall be provided in accordance with the attached conceptual landscaping plan (Appendix I).

The Development Officer shall encourage the application of the following development guidelines for redevelopment of the existing 3-storey apartment building.

Urban Character and Built Form
a. The existing 3-storey building extends to the property lines on the west, north and south sides. It was constructed in 1972 and is typical of the period. The exterior is clad predominantly with a dark stained horizontal wood siding. Balconies extend the full length of the second floor on the east and west elevations. The ground floor, west elevation, comprises typical commercial storefronts of the period
b. Development of residential dwelling units on the ground floor should incorporate design elements that are harmonious with the existing design of the building.
c. Development of residential dwelling units on the ground floor should include features to provide adequate security and privacy for residents.
d. Primary emphasis should be placed on design elements and façade improvements, particularly on the ground floor, to create a safe, pedestrian friendly environment.
e. Commercial signage should take into account the mainly residential nature of the building, particularly the ground floor residential units.

The following regulations shall apply to new development:

a. the maximum Floor Area Ratio shall be 2.0;
b. the maximum density shall be 125 dwellings/ha;
c. a minimum Amenity Area of 7.4 m2 per Dwelling shall be provided;
d. the maximum Height shall not exceed 14 m or 4 storeys;
e. the maximum floor area for a Retail Store shall be 2,500 m2;
f. a minimum Yard of 3 m shall be required where a Site abuts a public roadway other than a lane except:
 
i. where there is no vehicular access to the Site from the public roadway the minimum Yard shall be not less than 1.5 m. 
g. a minimum Yard of 3 m shall be required where the rear or side lot line of the Site abuts the lot line of a Site in a Residential District;
h. no parking, loading, storage, trash collection, outdoor service or display area shall be permitted within a required Yard. Loading, storage and trash collection areas shall be located to the rear or sides of the principal building and shall be screened from view from any adjacent sites or public roadways in accordance with the provisions of subsection 69.4
i. of the Land Use Bylaw 5996. If the rear or sides of a Site are used for parking, an outdoor service or display area or both, and abut a Residential District or a lane serving a Residential District, such area shall be screened in accordance with the provisions of subsection 69.4 of the Land Use Bylaw 5996;
j. notwithstanding the development regulations set out above, Single Detached, Semi-detached, and Duplex Housing in this District shall be developed in accordance with the provisions of the RF4 District;
k. notwithstanding the development regulations set out above, Stacked Row Housing including Row Housing and Linked Housing in this District shall be developed in accordance with the provisions of the RF5 District.

Bylaw attachments