DC2 386

Ritchie - 7725C -7775 - 96 Street NW

Bylaw 10978 (May 8, 1995)

To provide a Site Specific Development Control District to accommodate low density multiple family housing development with site specific development controls designed to establish and maintain a sense of community with the residential development south and west of the site and be sensitive to the Mill Creek Ravine to the east of the site. The general intent is to provide a maximum of 26 residential units with row housing, linked housing and semi-detached housing forms.

Generally Block 7, Plan I-15, Ritchie, as illustrated in Appendix I and Schedule "C" - Map. The total area of the site is approximately 1.15 ha (2.85 ac) which consists of uplands and land below the top-of-bank.

a. Row Housing and Linked Housing
b. Semi-detached Housing
c. Limited Group Homes
d. Major Home Occupation
e. Minor Home Occupation
f. Daytime Child Care Services
g. Residential Sales Centre
a. This site shall be developed to a maximum of 26 residential units.
b. The maximum total floor area ratio shall be 1.0.
c. The maximum building height shall not exceed two and one half storeys nor 10 m (32.8 ft.).
d. The maximum number of dwelling units to be enclosed within a single building shall not exceed 10.
e. A landscaped yard, a minimum of 4.5 m (14.8 ft.) in width, shall be provided adjacent to the west property line at 96 Street.
f. A required yard, a minimum of 4.5 m (14.8 ft.) in width, shall be provided adjacent to the south boundary of this site.
g. A building setback, a minimum of 10 m (32.8 ft) in width, shall be provided from the established top-of-bank to the east of the development, as shown on Appendix I.
h. A landscaped yard, a minimum of 7.5 m (24.6 ft.) in width, shall be provided adjacent to the established top-of-bank to the east of the development. This yard shall contain no permanent structures and shall be landscaped with grass, trees and shrubs to the satisfaction of the Development Officer and the General Manager of the Parks and Recreation Department.
i. Where specified, landscaping of the required yards and setbacks shall comply with Section 69 of the Land Use Bylaw.
j. In lands below the established top-of-bank, the following conditions shall apply:
 
i. no building or structure will be permitted;
ii. no fencing will be permitted; and
iii. landscaping shall be provided to the satisfaction of the Development Officer and the General Manager of the Parks and Recreation Department.
k. Those portions of the site not used for buildings or parking shall be landscaped with grass, trees and shrubs to the satisfaction of the Development Officer.
l. Detailed landscaping plans, in accordance with Development Criteria 4(e) through 4(k) inclusive of this District, shall be submitted with the initial Development Permit application for approval by the Development Officer. The landscaping plans shall also include details of any permanent materials, fencing, street/walkways lighting, pedestrian seating areas, sidewalk improvements, aggregated open spaces and pedestrian linkages, number, sizes and species of new plantings, soil depth, including special provisions to facilitate natural plant growth, and any special grading for the entire site.
m. Detailed site and building design plans, generally in compliance with Appendix II, shall be submitted with the initial Development Permit application to ensure a high standard of development. Such plans shall be to the satisfaction of the Development Officer and shall, among other things, conform to the following architectural and site design guidelines:
 
i. the design of the project shall establish a harmonious architectural theme, and the principal design elements, finishing materials, colours and roof style shall be applied to each building, with minor variations, regardless of the staging sequence of the development;
ii. both the roof lines and building facades shall include design elements and variations that will reduce the perceived mass and linearity of the buildings, and will add architectural interest;
iii. all exterior finishing materials must be of a high quality, durable and attractive in appearance. All exposed sides of the buildings shall be finished in a consistent, harmonious manner;
iv. all mechanical equipment on the roof of any building shall be completely screened from public view or be concealed by incorporating it within the roof envelope;
v. dwelling units adjacent to 96 Street shall have a north/south orientation such that the front facades and principal entrances do not face 96 Street;
vi. buildings shall be oriented on site to form clusters around parking, play areas and public open space to facilitate accessibility to individual units and surveillance of the site;
vii. side and rear yard setbacks and distance between buildings shall provide privacy and preserve a sense of openness between structures, maintain the spacial pattern of the area and allow for solar access and views between buildings to the satisfaction of the Development Officer;
viii. the site design layout shall, in combination with the orientation of the buildings and site features, ensure that the impact of the development on surrounding uses is minimized; and
ix. exterior lighting shall not extend beyond the boundaries of the site.
n. Vehicular access and egress to and from the site shall be limited to 96 Street. All directional accesses must be a minimum of 7.5 m in width. The final location and geometric details shall be to the satisfaction of the Development Officer in consultation with the General Manager of the Transportation Department.
o. Parking shall be provided in accordance with Section 66 of the Land Use Bylaw, to the satisfaction of the Development Officer in consultation with the General Manager of the Transportation Department. It shall be oriented away from the open space and amenity areas, and shall not be within a required yard.
p. Signs shall be allowed in this District as provided for in Schedule 79B and in accordance with the general provisions of 79.1 to 79.9 inclusive of the Land Use Bylaw.
q. A Comprehensive Sign Design Plan and Schedule consistent with the overall intent of Section 79B of the Land Use Bylaw shall be prepared for the development to be approved by the Development Officer.
r. Private Outdoor Amenity Areas shall be provided to a minimum of 30 m2 (322.9 sq. ft.) per dwelling unit.
s. A minimum of 2.5 m2 (26.9 sq. ft.) of Amenity Area per dwelling shall be developed as childrens play space or other communal recreational space, and shall be aggregated into areas of not less than 50 m2 (538.2 sq. ft.).
t. The Development Officer may grant relaxations to the regulations contained in Section 50 to 79 of the Land Use Bylaw and the provisions of this District if, in his opinion, such a variance would be in keeping with the General Purpose of the District and would not adversely affect the amenities, use and enjoyment of neighbouring properties.
a. Minor Home Occupations shall be developed in accordance with Section 84 of the Land Use Bylaw.
b. Major Home Occupations shall be developed in accordance with Section 85 of the Land Use Bylaw.
c. Limited Group Homes shall be developed in accordance with Section 91 of the Land Use Bylaw.
d. 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 the Department of Community and Family Services, shall be located away from parking and loading areas on the site.
e. Residential Sales Centres shall be developed in accordance with Section 95 of the Land Use Bylaw.

Bylaw attachments