DC2 863

Forest Heights - bounded by 106 Avenue NW to the south and 82 Street NW to the east

Bylaw 16811 (May 12, 2014)

To allow for the development of a 4-storey mixed use residential apartment building with commercial uses on the ground floor.

This provision shall apply to Lots 25-28, Block 51, Plan 6100AK, bounded by 106 Avenue NW to the south and 82 Street NW to the east within the Forest Heights Neighbourhood as shown Appendix I of this provision.

a.Apartment Housing
b.Bars and Neighbourhood Pubs, for less than 100 occupants and 120 m2 of Public Space.
c.Business Support Services
d.Child Care Services
e.Commercial Schools
f.Convenience Retail Stores
g.Equipment Rentals, provided that all equipment and goods for rent are contained within an enclosed building.
h.General Retail Stores
i.Health Services
j.Household Repair Services
k.Minor Alcohol Sales
l.Minor Amusement Establishments
m.Personal Service Shops
n.Professional, Financial and Office Support Services
o.Residential Sales Centres
p.Restaurants, for less than 100 occupants and 120 m2 of Public Space.
q.Specialty Food Services, for less than 100 occupants and 120 m2 of Public Space
r.Veterinary Services
s.Fascia On-premises Signs
t.Projecting On-premises Signs
u.Minor Digital On-premises Signs
a. The site layout and building block location shall be in general accordance with the conceptual site plan illustrated in Appendix I and the Section Diagram illustrated in Appendix II.
b. The maximum Floor Area Ratio shall be 2.5.
c. The maximum number of Dwelling units shall be 27.
d. The maximum Building Height shall not exceed 15.0 m.
e. No Setback shall be required from the west, south and east property lines.
f. A minimum Building Setback of 6.6 m shall be required from the north property line.
g. A minimum Setback of 2.0 m shall be required along the north property line.
h. Notwithstanding 4 (e), a Development Officer may allow a maximum setback of 3.0 m along 106 Avenue and 82 Street to accommodate street related activities, such as sidewalk cafes, architectural features, and landscaping that contribute to the pedestrian-oriented character of the development.
i. Vehicular parking, 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 55.4 of the Zoning Bylaw. If the rear or sides of a Site are used for parking, an outdoor service or display area or both, and abut a Residential Zone or a Lane serving a Residential Zone, such areas shall be screened in accordance with the provisions of subsection 55.4 of the Zoning Bylaw.
j. Parking requirements shall be in accordance with section 54 of the Zoning Bylaw, except that:
 
i. Access to parking shall be provided from the Lane;
ii. A minimum of 1.0 parking stalls per Dwelling shall be provided;
iii. Visitor parking shall be accommodated off-site; and
iv. A Parking Management Plan to allow shared-use parking between residential and commercial uses shall be submitted to the satisfaction of the Development Officer, in consultation with Transportation Services, as a part of the Development Permit application.
k. No parking, loading, storage, trash collection, outdoor service or display area shall be permitted within a Setback.
l. Notwithstanding 4(k), trash collection shall be permitted within a Setback if it is appropriately screened by use of landscaping or fencing treatments to the satisfaction of the Development Officer.
m. Signs shall comply with the regulations found in Schedule 59D of the Zoning Bylaw.
n. Landscaping shall be in accordance with section 55 of the Zoning Bylaw, except that:
 
i. The number of trees and shrubs provided shall be in accordance with section 55.4(7) of the Zoning Bylaw; and
ii. Landscaping on the Site shall consider the use of plant materials that provide colour throughout the year to enhance the appearance of the development during cold weather months.
o. Apartment Housing shall be in accordance with the following regulations, to the satisfaction of the Development Officer:
 
i. Apartment Housing shall be permitted in buildings where the first Storey contains only Commercial Uses;
ii. Apartment Housing shall have access at grade, which is separate from the access for the Commercial Uses;
iii. Where a development contains two or more Dwellings, a minimum of 7.5 m2 of Amenity Area per Dwelling is required, in accordance with the provisions of Section 46 of the Zoning Bylaw; and
iv. Notwithstanding 4(o)(iii), a minimum of 50% of the required Amenity Area shall be provided as common Amenity Area, for enjoyment of the residential occupants of the development. If the common Amenity Area is provided on the roof top, it shall be located near the southern portion of the building to minimize overlook onto the adjacent residential property to the north, to the satisfaction of the Development Officer.
a. Building design shall use a variety of architectural elements and treatments, materials, colours, and articulation to break up the massing and provide human-scale development.
b. All exposed building faces shall have consistent and harmonious exterior finishing materials.
c. The principal building shall be designed and oriented to face and front onto 106 Avenue and 82 Street, to clearly differentiate the accesses for residential Uses from the accesses for non-residential Uses through distinct architectural treatment and to address 106 Avenue and 82 Street in a prominent manner.
d. Balconies and glazing along the north side of the principal building shall provide adequate screening and be located to maximize privacy and minimize overlook to the adjacent residential property. This may include, but not be limited to privacy screens, frosted glass or glass block, to the satisfaction of the Development Officer.
e. All mechanical equipment, including roof mechanical units, shall be concealed by screening compatible with the architectural character of the building or shall be incorporated into the interior of the principal building.

Bylaw attachments