DC2 847

Strathcona - southwest corner of the intersection of 100 Street NW and 85 Avenue NW

Bylaw 16567 (September 3, 2013)

To establish a Site Specific Development Control Provision to accommodate a Stacked Row Housing building with Site specific development regulations to ensure that development will be compatible with the surrounding low density residential development. 

This Provision shall apply Lot 16 and a portion of Lot 17, Block 88, Plan I1; located on the southwest corner of the intersection of 100 Street NW and 85 Avenue NW, as shown on Schedule A of this Bylaw, adopting this Provision, Strathcona.

a.Stacked Row Housing
b.Row Housing
c.Semi-detached Housing
d.Duplex Housing
e.Major Home Based Business
f.Minor Home Based Business
g.Fascia On-premises Signs
a. Notwithstanding section 720.3(2) of the Zoning Bylaw, development shall be in general conformance with Appendix I unless redeveloped in accordance with clause ‘y’ of this Provision.
b. The maximum number of Dwellings on Site shall be 4.
c. The maximum Height shall not exceed 8.6 m nor 2 Storeys.
d. When a structure is more than 7.5 m in Height, the width of any one dormer shall not exceed 3.1 m. In the case of more than one dormer, the aggregate total width shall not exceed one third of the length of the building’s wall in which the dormers are located, excluding attached Garage walls.
e. The Basement elevation of structures of 2 Storeys in Height shall be no more than 1.6 m above Grade. The Basement elevation shall be measured as the distance between Grade level and the floor of the first Storey.
f. Where a structure is two Storeys in Height and an interior Side Setback is less than 2.0 m, the applicant shall be required to provide information regarding the location of windows and Amenity Areas on adjacent properties, and the windows of the proposed development shall be located to minimize overlook into adjacent properties.
g. The maximum total Site Coverage shall not exceed 42% with a maximum of 32% for a principal building and a maximum of 10% for Accessory Buildings. Where a Garage is attached to or designed as an integral part of a Dwelling, the maximum for the principal building shall be 40%.
h. A shared outdoor Amenity Area, a minimum of 40m2, shall be developed on Site to the rear of the principal building.
i. The Front Setback shall be within 1.5 m of the Front Setback on Abutting Lots and with the general context of the blockface. However, the Front Setback shall not be less than 3.0 m. Separation Space and Privacy Zone shall be reduced to accommodate the Front Setback requirement where a Principal Living Room Window faces directly onto a local public roadway, other than a Lane.
j. The minimum Rear Setback shall be 14.0 m.
k. Side Setbacks shall be established on the following basis:
 
i. Side Setbacks shall total at least 20% of the Site Width, with a minimum Side Setback of 1.2 m;
ii. If the building faces the Front Lot Line, the minimum Side Setback Abutting the flanking Side Lot Line shall be 20% of the Site Width, to a maximum of 4.5 m;
iii. If the building faces the flanking Side Lot Line, the minimum Side Setback abutting the flanking Side Lot Line shall be 4.5 m. If the principal Building faces the flanking Side Lot Line and does not have an attached Garage, the minimum Side Setback may be reduced to 3.0 m, in order to increase the Private Outdoor Amenity Area in the interior Side Yard; and
iv. Separation Space shall be reduced to accommodate the side Setback requirements.
l. Notwithstanding Section 44 of the Zoning Bylaw, a single Storey Platform Structure may project a maximum of 2.0 m into a Front Setback from the first Storey of a Dwelling, provided that a minimum of 3.0 m is maintained between the Front Lot Line and the Platform Structure.
m. Notwithstanding Section 44 of the Zoning Bylaw, a single Storey Platform Structure may project a maximum of 2.0 m from the first Storey of a Dwelling into a Side Setback Abutting a flanking public roadway other than a Lane, providing there is at least 1.5 m between the property line and the Platform Structure.
n. Platform Structures greater than 1.0 m above Grade shall provide privacy screening to prevent visual intrusion into adjacent properties.
o. The minimum distance from the Rear Lot Line to a detached Garage where the vehicle doors face the Lane shall be 1.2 m. If the vehicle doors of a detached Garage face the flanking public roadway, the minimum distance from the Rear Lot Line to a detached Garage may be reduced to 0.7m.
p. A rear detached garage shall be fully contained within 12.8 m of the Rear Lot Line of the Site.
q. A principal building shall be separated from a rear-detached Garage by a minimum of 3.0 m.
r. Signs shall comply with the regulations found in Schedule 59A.
s. Landscaping regulations found in Section 55 of the Zoning Bylaw shall not apply for development in existence at the time of the adoption of this Bylaw.
t. Notwithstanding the Landscaping regulations of Section 55 of the Zoning Bylaw, where redevelopment consists of replacement of the principal building, Landscaping shall be implemented as a component of such new development in order to replace vegetation removed during construction or to reinforce an established Landscaping context in the area.
u. Parking Regulations:
 
i. For development in existence at the time of the adoption of this Bylaw, notwithstanding Section 54 of the Zoning Bylaw, seven (7) Accessory vehicular parking spaces shall be provided as located on Appendix I.  Two (2) Tandem Parking spaces shall be permitted and up to two (2) parking spaces may be considered “small car spaces” and the required length shall be reduced to 4.6m.  A row of up to 4 surface parking spaces, external to a detached Garage, shall be permitted provided that they are accessed from 100 Street NW and are not any further north than the south external wall of the principal building. 
ii. For redevelopment consisting of, at a minimum, the removal and replacement of the detached Garage, Section 54 of the Zoning Bylaw shall apply, Parking Areas shall be accessed from the Lane and no parking spaces shall be permitted within the Setback flanking 100 Street NW.
v. A trash collection area shall be located so as to be accessed from the rear Lane Abutting the Site to the south.
w. The Façades of a structure that face the front and flanking public roadways shall have consistent design elements, in terms of building materials and architectural features.
x. For development in existence at the time of the adoption of this Bylaw, primary entrances for the first Storey Dwellings shall be located on the east side of the building facing 100 Street NW and primary entrances for the lower level Dwellings may be located on the west side of the building. Renovations and/or minor additions shall be permitted to relocate the entrances for the lower level Dwellings so that one is on the south wall and one is on the north wall of the building. The west entrances may be retained as secondary entrances to the first Storey Dwellings.
y. Notwithstanding other regulations of the Zoning Bylaw or this Provision, for redevelopment of the Site which includes, at a minimum, the removal and replacement of the principal building, the following shall apply:
 
i.Each Dwelling within Semi-detached Housing and Row Housing shall be individually defined through a combination of architectural features that may include variations in the rooflines, projection or recession of the Façade, porches or entrance features, building materials, or other treatments.
ii.Each Dwelling shall have an entrance door or entrance feature facing a public roadway, other than a Lane. The entrance door or entrance feature may face either the Front Lot Line or the flanking Side Lot Line.
iii.Each Dwelling that has direct access to Grade shall have an entrance door or entrance feature facing a public roadway other than a Lane and can face either the Front Lot Line or the flanking Side Lot Line.
iv.A minimum Private Outdoor Amenity Area of 7.5 m2 shall be provided for each Dwelling, except that for ground Storey Dwellings a minimum of 15.0 m2 of Private Outdoor Amenity Area shall be provided.
v.Notwithstanding Section 47 of the Zoning Bylaw, the Private Outdoor Amenity Area for Dwellings above the first Storey shall have a minimum width and length of 2.0 m and may be located within a Front Setback provided that a minimum Setback of 1.0 m is maintained between the property line and the Private outdoor Amenity Area.

 

Bylaw attachments