3.71 CCHD - Clareview Campus High Density Residential Zone

To allow for the development of high rise residential buildings with regulations to ensure integration with existing and future residential development within the Clareview Campus neighbourhood. The intent is to create a housing district of high-rise apartments, which is architecturally integrated with the low-rise apartments in area zoned CCMD and open space corridors.

Residential Uses
2.1. Home Based Business #
2.2. Residential, limited to:
 
2.2.1. Lodging Houses
2.2.2. Row Housing
2.2.3. Multi-unit Housing
2.2.4. Supportive Housing
Commercial Uses
2.3. Food and Drink Service
2.4. Indoor Sales and Service 
2.5. Health Service
2.6. Residential Sales Centre
Community Uses
2.7. Child Care Service
2.8. Community Service 
2.9. Special Event
Agricultural Uses
2.10. Urban Agriculture
Sign Uses
2.11. Fascia Sign, limited to On-premises Advertising
2.12. Portable Sign, limited to On-premises Advertising

 

Residential Uses
3.1. Home Based Businesses must comply with Section 6.60.
3.2. Residential
 
3.2.1. In addition to Section 5.20, Amenity Areas must be greater than or equal to 5.0 m2 for each Dwelling.
Commercial Uses
3.3. Commercial Uses
 
3.3.1. Commercial Uses, excluding Residential Sales Centres, are only permitted when located on the Ground Floor of a building containing a Residential Use in the form of Lodging Houses.
Community Uses 
3.4. Community Services Uses are only permitted when located on the Ground Floor of a building containing a Residential Use in the form of Lodging Houses.
3.5. Child Care Services must comply with Section 6.40. 
3.6. Special Events must comply with Section 6.100.
Agricultural Uses
3.7. Urban Agriculture
 
3.7.1. With the exception of outdoor display areas of products for sale, Urban Agriculture Uses must be located within or on a building.
3.7.2. The Development Planner may consider a variance to Subsection 3.7.1 based on the recommendations provided in an environmental site assessment in compliance with Subsection 3 of Section 7.140.
Sign Uses
3.8. Sign Uses must comply with Subsections 3 and 4 of Section 6.90.

 

4.1. A maximum of 4 buildings are permitted within this Zone.
4.2. Buildings greater than 8 Storeys cannot be built within 45.0 m south of 144 Avenue NW or 100 m west of the area zoned CCNC.
4.3. Development must comply with Table 4.3.
Table 4.3. Building Regulations
Subsection Regulation Value
Height
4.3.1. Maximum Height 45.0 m
Floor Area Ratio
4.3.2. Maximum Floor Area Ratio 3.0
Density
4.3.3. Maximum number of Dwellings 564
4.3.4. Maximum Density 212 Dwellings/ha
4.4. Despite Subsection 6 of Section 7.100, the maximum Floor Area Ratio can be varied by the Development Planner 
 
4.4.1. for developments with larger individual unit floor plates and additional indoor Amenity Areas and facilities, provided that they comply with the Density provisions of this Section; or
4.4.2. if the provided parking is underground.
4.5. Development must comply with Table 4.5.
Table 4.5. Setback Regulations
Subsection Regulation Value
Pipeline Setbacks
4.5.1. Setback from the southwest property line adjacent to the pipeline right-of-way 7.5 m
4.5.2. Setback for a building adjacent to the pipeline right-of-way 15.0 m
Front Setbacks
4.5.3. Setback from the northern property line adjacent to 144 Avenue 6.0 m
Side Setbacks
4.5.4. Minimum side Setback for each Lot 7.5 m
5.1. Building facades must incorporate design elements, finishing materials and variations to reduce the perceived impact of massing and add architectural interest.
5.2. Development in this area must include the following:
 
5.2.1. Design techniques to minimize the perception of massing of the building when viewed from adjacent residential areas and areas zoned CCMD, including, but not limited to, the use of sloped roof, variations in building Setbacks and articulation of building Facades;
5.2.2. The roof line of buildings must consist of either:
 
5.2.2.1. Sloped roofs of varying pitches, which may include dormers and be finished in any combination of metal, or with wood shakes, asphalt shingles, clay tiles, or roof materials having a similar texture and appearance; or
5.2.2.2. Flat roofs where they are concealed by parapet walls that include articulation and use of design elements that are in harmony with the principal architectural theme;
5.2.3. The predominant exterior finishing materials must be any combination of glazing, concrete, brick, stucco, siding, stone or other masonry materials having a similar character, with wood or metal trim limited to use as an accent, having regard to the objective of ensuring that the development is of a high quality that is compatible with areas zoned CCMD; 
5.2.4. All exposed sides of buildings and roofs must be finished in an architecturally harmonious manner;
5.2.5. All rooftop mechanical equipment and exhaust fans shall be screened from view; and
5.2.6. The design of the project shall establish a complementary architectural theme with the principal design elements, finishing materials and colours being applied to each building, with minor variations, regardless of the staging sequence of the project.

 

Parking, Access, Loading, and Storage
6.1. Surface Parking Lots must be screened from view from an open space corridor, adjacent roadways and adjacent properties.
6.2. Vehicle parking and loading facilities must be:
 
6.2.1. located a minimum 6.0 m from an open space corridor;
6.2.2. Landscaped and screened from an open space corridor to the satisfaction of the Development Planner.
6.3. Above ground Parkades must be integrated into the overall architectural theme of the associated residential buildings through the use of similar materials and colours.
6.4. Site entrances from Streets:
 
6.4.1. must include an enhancement feature on either side of the entrance; and
6.4.2. the entrance feature must be consistent in design, material and construction with the entrance treatments in areas zoned CCMD, CCLD and CCSD.
Landscaping
6.5. A detailed Landscaping plan must be submitted in compliance with Section 5.60 before the approval of a Development Permit, which must include details on:
 
6.5.1. Fencing;
6.5.2. outdoor lighting;
6.5.3. street furniture element and pedestrian seating areas;
6.5.4. sizes and species of new plantings;
6.5.5. soil depth including special provisions to facilitate natural plant growth; and
6.5.6. special treatment to clearly delineate public access to an open space corridor.
Fencing, Privacy Screening
6.6. There must be a chain link Fence with a height greater than or equal to 1.8 m along the east property line of the CN right-of-way to the west of the subject Site.
6.7. A minimum 2.5 m high berm with 2.5:1 side slopes and a noise attenuation Fence (solid screen) must be built parallel to the CN right-of-way so that the top of the Fence is 5.5 m above the top-of-rail.
6.8. Sites Abutting the north boundary of the CCHD Zone adjacent to 144 Avenue must construct a uniform screen Fence with:
 
6.8.1. a Height of 1.8 m; and
6.8.2. an enhancement feature, such as concrete pillars or brick accents, located at least every 30.0 m.
6.9. A 1.5 m high ornamental iron Fence must be constructed along the southwest boundary of the CCHD Zone adjacent to the pipeline right-of-way.
Open Space Amenity Area and Pedestrian Corridors
6.10. The Development Planner must require the development of an open space Amenity Area and corridors in compliance with the following guidelines:
 
6.10.1. there must be a 12.0 m wide Landscaped open space corridor within the pipeline right-of-way; and
6.10.2. Setback areas adjacent to an open space corridor must be Landscaped to a standard consistent with an open space corridor.
6.11. Development is not permitted within 30.0 m of the east boundary of the CN right-of-way.