Oliver Area Redevelopment Plan ARP DC1 Districts - Area 3

1.         Area of Application

Portions of Sub Areas 4 and 6, located along 100 Avenue, between 112 Street and 115 Street, designated DC1 (Area 3) in Bylaw 11619, amending the Land Use Bylaw.

2.         Rationale

To provide for a mix of uses in structures which are compatible with the existing architectural character of the area; and to encourage the retention of the remaining older housing stock located along, and in proximity to, 100 Avenue by providing opportunity for conversion to commercial uses.

3.         Uses

The following uses are prescribed for lands designated DC1 (Area 3) pursuant to Section 710.3 of the Land Use Bylaw:

i)        Business Support Services*

ii)       Child Care Services*

iii)       Commercial Schools*

iv)      Community Recreation Services

v)       Custom Manufacturing Establishments*

vi)      Duplex Housing

vii)      Eating and Drinking Establishment, Minor*

viii)     Essential Utility Services

ix)      Foster Homes

x)       Government Services*

xi)      Group Homes

xii)      Group Homes, Limited

xiii)     Health Services*

xiv)     Home Occupations, Major

xv)     Home Occupations, Minor

xvi)     Minor Impact Utility Services

xvii)    Personal Service Shops*

xviii)    Private Education Services*

xix)     Professional, Financial and Office Support Services*

xx)      Professional Offices*

xxi)     Retail Stores, General*

xxii)    Row Housing

xxiii)    Secondary Suites

xxiv)   Semi-detached Housing

xxv)    Single Detached Housing

Note: Commercial uses identified by an asterisk shall only be allowed if located in a converted older residential structure, and shall not be allowed within a new development.

4.         Development Criteria

The following development criteria shall apply to the prescribed uses pursuant to Section 710.4 of the Land Use Bylaw:

a)      The maximum Floor Area Ratio shall be 1.0.

b)      The maximum Heights shall not exceed 10 m (32.8 ft.) nor 2.5 storeys.

c)      The maximum density for Residential Uses shall be 42 dwellings/ha (17.0 dwellings/acre).

d)       The minimum Front Yard shall be the average depth of the Front Yards of the two adjacent lots.  Where an adjacent site is vacant, it shall be deemed to have a Front Yard depth of 6 m (19.7 ft.) for the purposes of this subsection.  On a corner site where the building fronts on a flanking public roadway other than a lane, the minimum Side Yard abutting the flanking public roadway shall be 4.5m (14.8 ft).  Notwithstanding this, at the discretion of the Development Officer, the rea of a porch or verandah or portion thereof which does not have a principal building above may be allowed to be developed up to a maximum of 2 m (6.6 ft.) into a required Front Yard.

e)      A minimum Side Yard of 1 m (3.3 ft.) for each storey or partial storey shall be provided, except that at least 2m (6.6 ft.) shall be provided in all cases.  A Side Yard shall be not less than 3.0 m (9.8 ft.) where it abuts a flanking public roadway other than a lane.

f)       The minimum Rear Yard shall be 7.5 m (24.6 ft.).

g)       Notwithstanding the above, no minimum yard requirements shall apply to conversions of old single detached residential housing stock, except to the extent where an addition to such a structure is to occupy additional area within the site.

h)      Vehicular access to a garage or parking area shall be from an abutting lane, where a lane exists.

i)       Off-street parking shall be provided in accordance with the provisions of Section 66 of the Land Use Bylaw where redevelopment occurs, unless it can be demonstrated to the satisfaction of the Development Officer that less parking is required.  Renovation or restoration projects will only be required to maintain existing parking on-site.

j)       Architectural treatment of developments shall ensure that elements common to the residential architecture of the area are emphasized through the inclusion of features such as the following:

  1. porches and verandahs;

  2. pyramidal, gambrel or gable roofs;

  3. dormers;

  4. brick, clapboard or stucco exterior finish; and

  5. a front door oriented to the street.

k)       Renovations of, or additions to, the existing older housing stock shall retain original architectural elements and proportions of the existing structure, including the elements itemized in the above clause.

l)        Single Detached, Semi-detached, Duplex and Secondary Suites in this District shall be developed in accordance with the provisions of the RF4 District.

m)      All exterior trash collection areas shall be screened from view in accordance with Section 69.4(4) of the Land Use Bylaw.

n)       Notwithstanding other regulations in this District:

  1. Minor Home Occupations shall be developed in accordance with Section 84 of the Land Use Bylaw.

  2. Major Home Occupations shall be developed in accordance with Section 85 of the Land Use Bylaw.

  3. Professional Offices shall be developed in accordance with Section 88.

  4. Essential Utility Services shall be developed in accordance with Section 90 of the Land Use Bylaw.

  5. Group Homes shall be developed in accordance with Section 91 of the Land Use Bylaw.

  6. Child Care Services shall be developed in accordance with Section 93 of the Land Use Bylaw.

  7. Secondary Suites shall be developed in accordance with Section 99 of the Law Use Bylaw.