(DC1) DIRECT DEVELOPMENT CONTROL PROVISION

BALWIN

Bylaw 14939

July 7, 2008

 

6770 - 129 Avenue NW and 12903 - 68 Street NW

Parcel A (Heritage/South Portion)

1.        General Purpose

To establish a Direct Control Provision to accommodate a limited range of uses that will be compatible with the designation of the St. Francis of Assisi Friary/St. Anthony’s College as both a heritage site and a residential area that supports the ongoing use of the heritage building along with the introduction of new residential uses.

2.        Area of Application

The provision for Parcel A of the DC1 will include a southern portion of Lot 1C and all of Lot 1D, Block 19, Plan 932 3281, as shown on Appendix I.

3.        Uses

  1. Professional, Financial and Office Support Services

  2. Boarding and Lodging Houses 

  3. Extended Medical Treatment Services

  4. Public Educational Services

  5. Private Educational Services

  6. Child Care Services

  7. Health Services as accessory to Extended Medical Treatment Services

  8. Religious Assembly as accessory to Educational Services

  9. Signage uses consistent with the purpose of this Provision and with the Designation as a historic resource under the Alberta Historical Resources Act.

4.       Development Regulations

  1. All development in this Provision shall meet the requirements set forth in this Provision and Appendix I and the regulations contained in the Zoning Bylaw No. 12800, as amended, where not superseded by the development criteria of this Provision, to the satisfaction of the Development Officer.  The Development Officer will consult with the Heritage Officer where appropriate.

  2. The existing St. Francis of Assissi Friary/ St. Anthony’s College buildings, not including additions, must be retained and any future development or alteration must conform to this Provision and Bylaw No. 14222, being a Bylaw to designate St. Francis of Assissi Friary/ St. Anthony’s College as a Municipal Historic Resource.  The building is also a Provincial Historic Resource and must conform to the standards and guidelines for the Conservation of Historic Places in Canada as approved by the Alberta Tourism, Parks, Recreation and Culture.

  3. The rehabilitation and renovation of the existing building shall retain the original details of rooflines, doors and windows, trim, exteriors finishing materials and similar architectural features to the greatest extent possible, and must comply with the General Guidelines for Rehabilitation in the Municipal Historical Resource designation in Bylaw 14222.

  4. The design and appearance of alterations to the main building shall incorporate the details and finishing materials which reflect and are compatible with the existing building’s architectural features as described in 4 (c).

  5. The maximum height shall be equivalent to the height of the existing main building.

  6. The maximum number of sleeping units will be ten (10).

  7. The minimum indoor amenity area/communal recreation space of 405 sq. m. (4500sq. ft.) shall be provided.

  8. 46 on-site parking stalls shall be provided for the existing development.  With further development or redevelopment of the site, parking shall be provided to the satisfaction of the Planning and Development Department and the Transportation Department.

  9. The provision of bicycle parking facilities shall be to the satisfaction of the Development Officer.

  10. Any rooftop mechanical shall be screened from view from surrounding uses.

  11. Existing trees and vegetation shall be retained wherever possible.

  12. To ensure a high standard of appearance and a sensitive transition to the adjacent pedestrian streetscape and surrounding uses, detailed landscape plans, which comply with the landscaping requirements of Section 54 of the Zoning Bylaw, shall be submitted with the initial development application, for approval by the Development Officer.

  13. The Development Officer may grant relaxations to the Zoning Bylaw and the requirements of this Provision if, in his opinion, such a variance would be in keeping with the general purpose of this Provision and would not affect the amenities, use and enjoyment of neighbouring properties.

  14. The owner shall submit a Crime Prevention Through Environmental Design (CPTED) Assessment that shall be accepted by the Development Officer prior to the issuance of a Development Permit to ensure that development on the site provides a safe urban environment in accordance to the guidelines and principles established in the Design Guidelines for a safer city.

  15. No loading or trash collection, outdoor service or display areas shall be permitted outside designated areas.  Loading, storage and trash collection areas shall be located to the rear or sides of the principal building and shall be screened from view from any adjacent sites, public roadways, in accordance with the provisions of subsection 55.4.4 of the Zoning Bylaw.

Parcel B (Undeveloped/North Portion)

1.       General Purpose

To establish a Direct Control Provision to accommodate a limited range of uses based on the requirements of the RA7 Zone that will be compatible with the designation of the St. Francis of Assisi Friary/St. Anthony’s College as both a heritage site and a residential area that supports the ongoing use of the heritage building along with the introduction of new residential uses.

2.       Area of Application

The provision for Parcel B of the DC1 will apply to the northern portion of Lot 1C, Block 19, Plan 932 3281, as shown on the Appendix I.

3.       Uses

  1. Apartment Housing

  2. Boarding and Lodging Houses

  3. Limited Group Homes

  4. Stacked Row Housing including Row Housing but excluding Semi-detached housing and duplex housing

  5. Fascia On-premises Signs

  6. Projecting On-premises Signs  

4.       Development Regulations

  1. All development shall be generally in accordance with the site plan illustrated in Appendix I.

  2. The maximum density shall be 125 Dwellings per ha.

  3. The maximum Floor Area Ratio shall be 1.3. The maximum Floor Area Ratio may be increased to 1.4 when underground parking is provided. In such a case, the application will be a Discretionary Development

  4. The minimum Front Yard shall be 6.0 m.

  5. The minimum Rear Yard shall be 7.5 m.

  6. The minimum Side Yard shall be 1.0 m for each Storey or partial Storey, except that a total of at least 2.0 m shall be provided in all cases. A Side Yard shall be not less than 4.5 m when it abuts a flanking public roadway other than a Lane.

  7. The maximum height shall not exceed 16 metres or 4 storeys.  Floor area can be developed in the attic area as additional space to a dwelling, and not counted as a storey, provided the additional floor area creates architectural interest to the design of the building and the development is within the maximum allowable height.

  8. Parking shall be in accordance to Section 54 of the Zoning Bylaw.

  9. To ensure a high standard of appearance and a sensitive transition to the adjacent pedestrian streetscape and surrounding uses, including a pedestrian connection to and through parcels A and B,  detailed landscape plans, which comply with the landscaping requirements of Section 54 of the Zoning Bylaw, shall be submitted with the initial development application, for approval by the Development Officer.

  10. The design and appearance of new additions and alterations to new buildings shall incorporate the details and finishing materials which reflect and are compatible with the existing building’s architectural features.

  11. Existing trees shall be retained as a neighbourhood amenity and buffer between the proposed development and the abutting playing fields to the satisfaction of the Development Officer in consultation with the Parks Branch of the Asset Management and Public Works Department.

  12. A 1.8 m chain link fence shall be placed on the north and east property lines between any residential units and the abutting playing fields in accordance with City Standards at such time as dwelling units are developed.