DC2 263

Queen Mary Park - south of 107 Avenue between 119 Street and 121 Street

Bylaw 9998 (January 20, 1992)

To provide a Site Specific Development Control District to accommodate a mixed use development in the form of high rise apartment housing, stacked row housing, linked housing, low rise apartment housing, a limited range of commercial uses oriented to a major arterial roadway, and a limited range of convenience commercial uses plus religious assembly to serve the residential uses, with site specific development controls designed to integrate and reduce any impact, and result in a high quality development appropriate for the site. These regulations will also provide for the development of a Private Club within the existing structure located in Certificate of Title 892 149 107 until such time as the Private Club shall cease operation. Also, in the event that the Private Club ceases to exist, the development regulations ensure that residential development supersedes the Private Club.

Block Z, Plan 601 HW; a portion of Lot 9, Block B, Plan 3980 ET; and a portion of Block F, Plan 4423 AJ; located south of 107 Avenue between 119 Street and 121 Street (CNR Rail right-of-way), Queen Mary Park, Hudson Bay Reserve, containing approximately 4.62 ha (11.44 acres).

a. Apartment Housing
b. Stacked Row Housing
c. Row Housing
d. Linked Housing
e. Business Support Services
f. General Retail Stores
g. Household Repair Services
h. Minor Amusement Establishment
i. Minor Eating and Drinking Establishment
j. Professional, Financial, and Office Support Services
k. Indoor Participant Recreation Service
l. Personal Service Shops
m. Convenience Retail
n. Health Services
o. Daytime Child Care Services
p. Religious Assembly
q. Offices in the Home
r. Homecrafts
s. Private Club
a. The overall site development shall be in accordance with the criteria and principles established herein, and generally in accordance with the conceptual site plan as illustrated in Appendix I, to the satisfaction of the Development Officer.
b. The maximum total floor area ratio shall be 2.5.
c. The total maximum residential density shall be 224 dwellings per ha (91 dwellings per acre).
d. Development of the Uses listed in Section 3 above shall be in accordance with the following criteria and Section 5 where applicable:
 
i. for the Uses listed in 3(a) above, the maximum building height shall not exceed four storeys nor 14 m (45.9 ft) above the covered parking, except that the maximum height for apartment housing when developed in areas A, B, C, D and G as shown in Appendix I shall not exceed 12 storeys nor 42.5 m (140 ft.).
ii. the Uses listed in 3(b) above shall be developed only in Area A as shown on Appendix I, and only within 50 m (164 ft.) of the north property line abutting 107 Avenue. The Uses shall be limited to two storeys or 7.3 m (24.6 ft.) in height and may be developed in a freestanding structure;
iii. for the Uses listed in 3(b) above, the gross floor area of an individual business premise shall not exceed 500 m2 (5,382 sq. ft.). Such premises shall be oriented so that the primary business exposure is directed towards 107 Avenue only, and shall be sufficiently buffered to ensure compatible land use relationship with adjacent residential land uses;
iv. in the event the Uses listed in 3(b) above are developed, then none of the Uses listed in 3(a) shall be developed below the second storey in Area A, and the north face of the Uses listed in 3(a) shall not be closer than 6 m (19.7 ft.) from the north face of the commercial development; and
v. the Uses listed in 3(c) above may be located in Area A. Where not located in Area A, these uses shall not be developed in any freestanding structure separate from a structure containing residential uses, and shall not be developed above the second storey.
e. Development shall be in accordance with the following architectural guidelines, with the exception of the Use listed in 3(e)(i), to the satisfaction of the Development Officer:
 
i. all exterior finishing materials must be of a high quality, durable and attractive in appearance; all exposed building faces shall have consistent and harmonious exterior finishing materials;
ii. on-site security and building lighting must be situated and designed such that the illumination is directed downwards and no direct rays of light are directed outward from the site;
iii. all mechanical equipment on the roof of any building shall be concealed by screening in a manner compatible with the architectural character of the building, or concealed by incorporating it within the building roof; and
iv. any building with a blank wall exceeding 30 m in length or height shall comply with the following guidelines:
 
A. the roof line and building facade shall include design elements and variations that reduce the perceived mass of the building and add architectural interest; and
B. all exposed sides of the structure shall be finished in a consistent, harmonious manner.
f. Parking shall be provided in accordance with Section 66 of the Land Use Bylaw, and shall be located to the satisfaction of the Development Officer, as follows:
 
i. parking for such commercial uses as may be developed in Area A may be located at grade adjacent to 107 Avenue, or at grade adjacent to 120 Street south from 107 Avenue to the maximum southern extent of the commercial uses. All parking shall be at grade and separated from an adjacent street by landscaped yards required in 4(g)(iii);
ii. guest parking for residential uses, and parking for the Uses listed in 3(c) when such are not developed in Area A, shall be located adjacent to 120 Street and 106 Avenue. Such parking shall be located at grade, and shall be either in a roofed structure or located under a building. A roofed structure shall generally not extend more than one half of the perpendicular depth of the site from either 120 Street or 106 Avenue. The roof of such structure shall not be more than 3.5 m (11.5 ft.) above grade;
iii. all other parking, excluding parking for the Use listed in 3(e)(i), shall either be located:
 
A. when not under a building in a covered parking structure the roof of which shall not be above grade, or
B. under a building, in which case the height of the level containing the parking shall not be more than 3.5 m (11.5 ft.).
iv. guest parking must be clearly identified, and readily available to the entrance of the building to be served and to the pedestrian link provided per 4(i), to the satisfaction of the Development Officer.
g. To ensure that a high standard of appearance is achieved for the entire site, detailed landscaping plans shall be submitted with the initial Development Permit Application, excluding the Use listed in 3(e)(i), for approval by the Development Officer in consultation with the Parks and Recreation Department. Such landscaping plans shall provide the following and shall be to the satisfaction of the Development Officer:
 
i. a landscaped yard, a minimum of 4.5 m (14.76 ft.) in width shall be provided adjacent to the CN Rail right-of-way;
ii. a landscaped yard, a minimum of 4.5 m (14.76 ft.) in width shall be provided adjacent to the east property line south of 105 Avenue. The landscape treatment of the yard shall include the planting of three mature deciduous trees (a minimum calliper of 8 cm) and two evergreen trees (a minimum of 2.5 m in height), for every 20 m of frontage;
iii. a landscaped yard, a minimum of 6 m (19.68 ft.) in width shall be provided along the north property lines adjacent to 107 Avenue to the satisfaction of the Development Officer. The landscape treatment for this yard shall include a berm of an average height of 1 m (3.3 ft.) and the planting of 10 shrubs for every 20 m of frontage with the planting to be grouped in modules of not greater than 5 m in length;
iv. a landscaped yard, a minimum of 4.5 m (14.76 ft.) in width shall be provided along the north property line adjacent to 106 Avenue and along the east property line, adjacent to 120 Street, north of 106 Avenue, excluding the northern portion of Area G. The landscape treatment for this yard shall include a berm of an average height of 1 m (3.3 ft.) and the planting of 10 shrubs for every 20 m of frontage, with the planting to be grouped in modules of not greater than 5 m in length. Where a screen fence is provide per Section 4(h), the planting will be located between the screen fence and the property line;
v. in the event that a parking structure is developed so that 1 m (3.3 ft.) or more of it is exposed above grade, the landscape treatment adjacent to that parking structure shall include a berm of average height of 1 m (3.3 ft); and
vi. in the event that the development of the entire site is phased, the Development Officer may require additional landscaping, including grading and seeding of the portion of the site which remains undeveloped, except that this shall not be required in the case of the use listed in 3(e)(i).
h. Uniform screen fencing of a solid design and a minimum of 1.8 m (6 ft.) in height shall be provided along the property line where the site abuts the CN rail right-of-way. Where covered parking is developed along the east property line, north of 106 Avenue, and the north property line adjacent 106 Avenue, excluding the Use listed in 3(e)(i), a uniform screen fence, a minimum of 1.8 m (6 ft.) in height shall be provided and centred atop the berm required in Section 4(g)(iv) above, to the satisfaction of the Development Officer.
i. An illuminated pedestrian link a minimum 4.5 m (14.70 ft.) in width shall be provided throughout the interior of the site linking the high rise residential towers with the commercial uses along 107 Avenue, the parking areas and the outdoor amenity space (Area E), generally as shown on the Appendix I, to the satisfaction of the Development Officer.
j. Except in the case of the Use listed in 3(e)(i), a minimum of 14.5% of the site area shall be developed as Outdoor Amenity Area, at grade or atop a parking structure. A portion shall be aggregated, at grade, into not less than three areas of 450 m2 (4,817 sq. ft.) each, and 1 (one) of the three areas must be included southeast of Area G (Block F), to the satisfaction of the Development Officer.
k. In addition to 4(j) above, a minimum of 7.5 m2 (80.7 sq. ft.) of Amenity Area per dwelling unit shall be provided.
l. No parking, loading, storage, trash collection, outdoor service or display area shall be permitted within a required yard. Parking, loading and trash collection areas shall be located in such a manner as to be screened from view from adjacent sites and public roadways in accordance with the provisions of Section 69.3 of the Land Use Bylaw.
m. Excluding development of the Use listed in 3(e)(i), the Development Officer shall require, as a condition of approval, that the applicant provide an irrevocable letter of credit in the amount of 100% of the established landscaping cost, the conditions of a security being that:
 
i. if the landscaping is not completed in accordance with the provisions of this District and the landscaping plan, within one growing season after the completion of the development, then the amount fixed shall be paid to the City, for its use absolutely; and
ii. the Development Officer shall not release the letter of credit until an inspection of the site has demonstrated that the landscaping has been well maintained and is in a healthy condition two growing seasons after completion of the landscaping.
  The landscaping plans shall be in compliance with the landscaping requirements specified by Clause 4(g) of this District, and as required by Section 69.3(2) of the Land Use Bylaw for the landscaping of parking areas, to ensure a high standard of appearance.
n. Signs shall be allowed in this District as provided for in Schedule 79C, except for the Use listed in 3(e)(i), and in accordance with the general provisions of Section 79.1 to 79.9 inclusive of the Land Use Bylaw.
o. Daytime 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 and Family Services, shall be located away from vehicular-oriented uses and from loading areas on the site and shall be enclosed by building walls or a screen fence, a minimum of 1.8 m high and include two gates to provide emergency access. In addition, the outdoor play area shall be located so that it is adequately protected from prevailing winds and receive natural sunlight during its hours of operation.
p. Office in the Home and Homecrafts shall be developed in accordance with Sections 84 and 85 of the Land Use Bylaw.
q. For the purposes of this bylaw, Religious Assembly does not include rectories, manses, meeting rooms, classrooms, dormitories and other buildings. Religious Assembly shall be developed with direct access to the exterior of any structure, in addition to any interior access which may be provided.
r. Development in this District shall be evaluated with respect to compliance with the General Development Regulations of Sections 50 to 79, inclusive, of the Land Use Bylaw where such General Development Regulations have not been superseded by the Development Criteria of this District.
s. The Development Officer may grant relaxations to the regulations contained in Sections 50 to 79 of the Land Use Bylaw and the provision of this District if, in his opinion, such a variance would be in keeping with the General Purpose of this District and would not adversely affect the amenities, use and enjoyment of neighbouring properties.
a. A Private Club shall be developed in accordance with the following criteria:
 
i. this Use shall be developed in Area G only, Area G being the property described in Certificate of Title 892 149 107 as illustrated in Appendix II. It shall be developed only in the structure existing at the time of the approval of this bylaw. In the event that the Private Club use ceases to operate, and Area G is redeveloped, Area G shall then be developed in accordance with 4 above;
ii. parking for this Use shall be located only in Area G and shall be provided as illustrated in Appendix III;
iii. landscaping for the Private Club shall be provided as follows:
 
A. a landscaped yard, a minimum of 2.0 m (6.56 ft.) in width, shall be provided adjacent to the east, west and south property lines located within Area G. The landscaped treatment for this yard shall include the planting of three mature deciduous trees (a minimum caliper of 8 cm) and two evergreen trees (a minimum of 2.5 m in height) for every 20 m of lineal distance and generally in accordance with Appendix III to the satisfaction of the Development Officer;
B. detailed landscaping plans for landscaping per 5(a)(iii)(A) shall be submitted with the initial Development Permit Application for the Private Club, for approval by the Development Officer;
C. the Development Officer shall require, as a condition of approval of the Private Club, that the applicant provide an irrevocable letter of credit in the amount of 100% of the established landscaping cost as described in 5(a)(iii)(A), the conditions of a security being that:
 
a. if the landscaping is not completed in accordance with the provisions of this District and the landscaping plan, within one growing season after the completion of the development, then the amount fixed shall be paid to the City, for its use absolutely; and
b. the Development Officer shall not release the letter of credit until an inspection of the site has demonstrated that the landscaping has been well maintained and is in a healthy condition two growing seasons after completion of the landscaping;
D. the Development Officer may relax the requirements of (A) and (C) above, such that a portion of the required landscaping is not provided until the commencement of any residential development in proximity to Area G, provided always that the letter of credit required in (C) above shall ensure that all the landscaping is completed at the minimum within one growing season of the commencement of such residential development, and that the letter of credit shall not be released until after an inspection has demonstrated that the landscaping has been well maintained and is in a healthy condition two growing seasons after commencement of such residential development.
  The landscaping plans shall be in compliance with the landscaping requirements specified by 5(a)(iii)(A) of this District, and as required by Section 69.3(2) of the Land Use Bylaw for the landscaping of parking areas, to ensure a high standard of appearance.
iv. uniform screen fencing of a solid design and a minimum of 1.8 m (6 feet) in height shall be provided along the west, east, and south property lines of Area G. The screen fence may be waived or modified to the satisfaction of the Development Officer, if the Private Club is integrated with the residential development;
v. signs shall be allowed in this District as provided for in Schedule 79I and in accordance with the general provisions of Section 79.1 to 79.9 inclusive of the Land Use Bylaw. No signage will be permitted in the west, south or east sides of Area G or along these respective facades of the building; and
vi. the Private Club shall be limited to a maximum of 133 seats, provided that the Development Officer may allow an increase of 200 seats if the applicant can demonstrate to the satisfaction of the Development Officer that sufficient parking is available for such increase in an acceptable location.

Bylaw attachments