DC2 801

Queen Alexandra - north of 76 Avenue NW and east of 108 Street NW

Bylaw 15814 (July 18, 2011)

To accommodate a row housing development with grade accessible family oriented dwellings.

This Provision shall apply to a 0.4544 hectare site legally described as: Lots 2 & 3, Block 1, Plan 8016R; Lots 1, 2 & 3, Block 1, Plan 7194ET; Lot 7, Block 25, Plan 5341AX, as shown on Schedule ”A” of this Bylaw, adopting this Provision.

a. Row Housing
b. Minor Home Based Business
c. Residential Sales Centre
d. Fascia On-premises Signs


a. Maximum height to the ridge line of the pitched roof shall not exceed 12.5 m, nor 3 storeys.
b. Maximum site coverage shall not exceed 43%.
c. The maximum number of dwelling units shall not exceed 24.
d. A minimum of 50% of all dwellings shall be developed as 3 bedroom units.
e. Yards shall be as follows:
i. Front Yards shall be a minimum of 4.5 m and a maximum of 6.0 m, in general accordance with the site plan shown on Appendix A. The most easterly residential dwelling fronting on 76 Avenue, as shown in Appendix A as unit 1, shall have a minimum 6.0m front yard.
ii. Side Yards shall be a minimum of 3.0 m.
iii. Rear Yards shall be a minimum of 3.0 m.
f. A minimum Balcony Amenity Area of 10 m2 per dwelling shall be provided.
g. An Outdoor Amenity Area in the form of a private courtyard and other landscaped area unencumbered by accessory buildings or surface parking shall be provided and be a minimum of 1,000m2, as generally shown on Appendix A - Site Plan.
h. A solid uniform screen fence, 1.8 m in height, shall be installed along the east property line except within the required Front Yard.
i. The maximum building length shall be no more than 50m.
j. Minor Home Based Businesses and Residential Sales Centres shall be developed in accordance with Sections 74 and 82 of the Zoning Bylaw.
a. Each dwelling unit shall have a well defined individual front door with access to the ground level, leading to a public sidewalk or private internal sidewalk. All dwelling units fronting on 76 Avenue shall have their entries facing the public street.
b. Each dwelling facing a public street, not including an alley, shall be designed such that the front and flanking facades facing the public streetscape include architectural elements such as windows, covered porches, building articulation, active frontages, and variable materials and colours to create an interesting streetscape, in general accordance with Appendix C(i)-Front Elevation, Appendix C(ii)-Rear Elevation, Appendix C(iii)-Side Elevations, and Appendix D-Conceptual Perspective Rendering.
c. Buildings shall be constructed with durable, high quality materials similar or complementary to those found within the neighbourhood, to the satisfaction of the Development Officer.
d. Façades shall be designed to articulate individual units through the use of entrance features, roofline features, recessed or projected features, colours, materials, or other architectural elements.
e. Rear garage doors shall be designed to articulate individual units through the use of colours that are compatible with the colour of the front doors of each respective dwelling unit.
f. Separation space shall be developed in accordance with Section 44 of the Zoning Bylaw. The privacy of units on site and on adjacent properties shall be maintained through the careful placement of windows and doors to minimize overlook, to the satisfaction of the Development Officer.
g. All exterior lighting of the site shall be designed so that the light source is directed away from adjacent low-density residences to the east and both placement and illumination of lighting shall be configured in consideration of CPTED principles and security of building entries.
h. Crime Prevention through Environmental Design (CPTED) principles shall be used to design public and private spaces and facilities, focusing on natural surveillance and access control.
i. Signs shall be developed in accordance with Schedule 59A of the Zoning Bylaw.
j. Notwithstanding Appendix Ci and Appendix D, the two most easterly row house dwellings, as described as Unit 1 and Unit 24 in the site plan, Appendix A, the third story shall have a minimum 1.5 m stepback from the east façade.
a. Driveways are permitted in required rear or side yards where they abut an alley.
b. Garages shall be designed at grade and attached to the principle structure.
c. On-site vehicular parking shall be accessible from the alley or internal private roadway.
d. Vehicle and bicycle parking shall be provided in accordance with Section 54 of the Zoning Bylaw.
e. The private internal roadway shall be designed to accommodate both pedestrians and vehicles. Design elements may include, but not be limited to special paving features, limited grade separation, and bollards.
f. Any alley, sidewalk or boulevard damage occurring as a result of construction traffic must be restored to the satisfaction of the Transportation Department, as per Section 15.5(f) of the Zoning Bylaw. All expenses incurred for repair are to be borne by the owner.
g. A communal trash collection area, shall be screened from public streets through the use of landscaping, fencing or walls, designed to the satisfaction of the Development Officer in consultation with Asset Management and Public Works and the Transportation Department.
h. A mid-block break providing pedestrian access from 76 Avenue to the interior of the site shall be a minimum of 5.5m in width, as conceptually illustrated in Appendix A: Site Plan.
a. Landscaping requirements shall provide a minimum of 70 trees and 270 shrubs in accordance with the landscape calculation table on Appendix B-Conceptual Landscape Plan. The Landscaped Yard along the east property line shall include a minimum of 22 trees and 10 shrubs.
b. A detailed Landscape Plan shall be submitted by a registered Landscape Architect for review and approval by the Development Officer as part of a Development Permit application.
c. The detailed Landscape Plan shall be in general accordance with the Conceptual Landscape Plan (Appendix B) and shall have regard to the following:
i. Increasing privacy for the abutting property to the east;
ii. Complementing the architecture of the development;
iii. Providing a visually interesting and functional amenity area for residents.
iv. Providing a separation between public and private space;
v. Enhancing safety and security through the use of CPTED principles (e.g. surveillance, lighting).
a.Sustainability targets based on the LEED Green Building Rating SystemÒ or a comparable standard accepted by the Canada Green Building Council shall be implemented. Prior to issuance of a development permit, the owner shall submit a report with the chosen sustainability targets. Demonstration of compliance shall be provided with letters/ reports from accredited professionals, to the satisfaction of the Development Officer.
b.Where soil conditions allow, stormwater should be managed on-site. Excess stormwater shall be directed to the City stormwater system.
c.Landscaping plants shall include native drought tolerant species to reduce the need for additional watering.

Bylaw attachments