1) General Purpose
To establish a Direct Control District for single detached residential development and associated uses, as found under the RF1 (Single Detached Residential) District, in the Westmount Architectural Heritage Area so as to continue the tradition of heritage and community as originally conceived in the subdivision and architecture of the Area. The District is based on the RF1 Regulations but with additional Development Criteria and accompanying voluntary Architectural Guidelines, as written and developed by residents of the Area, that are intended to preserve the Area’s unique historical streetscape and architectural features, reflecting the character, location and proportions of existing structures from the early 1900s in the Area, including: Boulevards with mature trees; continuous sidewalks; rear lane access to on-site parking; verandahs; and other features as originally conceived in subdivision plans and architectural designs of the early 1900s.
2) Area Of Application
The lands legally described in Schedule ”B” to Bylaw 11420, being the portion of Westmount between 107 Avenue and 111 Avenue, the lane west of 124 Street and the lane east of 127 Street, known as the Westmount Architectural Heritage Area as contained within the boundaries of the West-Ingle Area Redevelopment Plan. Note: The following section ”DC1(Direct Development Control) District For The Westmount Architectural Heritage Area” was added through Bylaw 11421 February 10, 1997.
The following uses are prescribed for lands designated DC1 pursuant to Section 710.3 of the Land Use Bylaw.
a) Single Detached Housing
b) Minor Home Occupations
c) Religious Assembly, where lawfully existing on a site in the District at the effective date of this Bylaw, on the same site only.
d) Limited Group Homes
e) Group Homes
f) Foster Homes
g) Child Care Services
h) Major Home Occupations
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a) The regulations of the RF1 District shall apply, except where superseded by the development criteria contained herein.
b) Vehicular access to on-site parking shall be as follows:
i) where a lane abuts a lot, vehicular access to on-site parking shall only be from an abutting lane; and,
ii) where corner or interior lots do not abut lanes, vehicular access to on-site parking shall only be from the avenue, as opposed to the street.
c) Front Yards shall be a minimum of 6.0m (19.7 ft.) except that the Development Officer may reduce the minimum Front Yard requirements, where one or more adjacent properties exhibit similar variations from the RF1 regulations, to a minimum of 3.0 m (9.8 ft.). Any development located between 3.0 m (9.8 ft.) and 6.0 m (19.7 ft.) of the front lot line shall have a maximum Height of one storey or 3.3m(10.8ft.).
d) Garages shall be built as follows:
i) where the garage is a detached, and the vehicle doors of the detached garage face a lane abutting the lot, no portion of the garage shall be located less than 4.88 m (16.0 ft.) from the rear property line, except that the distance may be less if, in the opinion of the Development Officer, it is consistent with the location of other garages in the same block face;, and,
ii) no part of a garage shall be located between the front facade of a principal Dwelling and an abutting avenue or street.
e) Each Dwelling shall have an entranceway incorporated into the front facade of the Dwelling facing onto a street or avenue.
f) Where the lot width is 15.25 m (50 ft.) or more and the length 45.72 m (150 ft.) or more, the minimum Rear Yard shall be 10.0 m (32.8 ft.).
g) For those development applications involving the architectural treatment of new construction and additions to existing development, the Development Officer shall make the development applicants aware of the voluntary Architectural Guidelines as developed and written by the Westmount Architectural Heritage Area Residents Association, outlined in Section 5.
5) Architectural Guidelines
The following Architectural Guidelines, as developed and written by the Westmount Architectural Heritage Area Residents Association, are intended to assist development applicants with the architectural treatment of new construction and additions to existing developments proposed in the Area. Adherence to these Guidelines on the part of the applicants is voluntary. The Guideline’s are in keeping with Policy 1 of the West-Ingle Area Redevelopment Plan, which states in part that: ”Property-owners in this area are encouraged to renovate or rebuild in the architectural styles which characterized WestIngle between 1912 and 1925”. The Guidelines are as follows:
i) double hung or multi-pane windows should be not wider than 0.9 m (3.0 ft.) and not taller than 1.8 m (6.0 ft.) with transparent glazing as opposed to translucent or glass block;
ii) consistent exterior finishes, cladding materials and architectural treatments are used on all sides of the building;
iii) exterior cladding is wood-type or shingle-type siding or a combination of the two and is horizontally oriented with a maximum exposed board height of 13.0 cm. (5.0 inches);
iv) the principal roof of the house has a slope of 5:12 (38 degrees) or greater. Gables or dormers on the front elevation are encouraged,
v) roofed but not enclosed front verandahs with flooring, columns, guard rails of wood construction, and piers of wood, brick or stone construction are included,
vi) if the front porch is two stories in height there should be an eave at the single story level;
vii) front entry lighting and front yard lighting is sufficient to light the front yard at night; and,
viii) any further Guidelines as prepared by the Westmount Architectural Heritage Area Residents Association and submitted to the Development Officer for the information of development applicants in the Area.