Oliver DC1 Districts - Area 7

1.        Area of Application

A portion of Sub Area 5 located between Jasper Avenue and the River Valley, from 124 Street to 116 Street, designated DC1 (Area 7) in Bylaw 11619, amending the Land Use Bylaw.

2.        Rationale

To provide an area for high rise residential uses with design requirements to ensure that the siting and design of buildings does not unduly interfere with adjacent properties’ views of the River Valley; and to provide opportunity for the conversion of existing low density residences to small scale, low impact commercial uses.

3.        Uses

The following uses are prescribed for lands designated DC1 (Area 7) pursuant to Section 710.3 of the Land Use Bylaw:

i)        Apartment Housing

ii)       Business Support Services

iii)       Child Care Services

iv)      Essential Utility Services

v)       Foster Homes

vi)      Group Homes

vii)      Group Homes, Limited

viii)     Health Services

ix)      Home Occupations, Major

x)       Home Occupations, Minor

xi)      Minor Impact Utility Services

xii)      Personal Service Shops

xiii)     Professional, Financial and Office Support Services

xiv)     Professional Offices

xv)     Retail Stores, Convenience

xvi)     Secondary Suites

xvii)    Single Detached Housing

xviii)    Stacked Row Housing

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 3.0.

b)       The maximum Height shall not exceed 45 m (147.6 ft.) nor 15 storeys.

c)       Vehicular access to a garage or parking area shall be from an abutting lane, where a lane abuts a site.

d)       Commercial uses shall not be in any freestanding structure separate from a structure containing residential uses, and shall not be developed above the lowest storey, except in the case of the conversion of the area’s existing older residential structures.

e)       All other standards for siting, setbacks, landscaping, amenity areas and building design will be determined for individual applications on the basis of an evaluation of the following development criteria by the Development Officer. Specifically, individual developments shall:

i)        prevent, as much as possible, the blocking of views of the River Valley for the surrounding existing developments; a view impact study shall be submitted with the application;

ii)       indicate the shadowing impact of the proposed buildings on sunlight penetration for surrounding existing developments in accordance with Section 16.3 of the Land Use Bylaw;

iii)       ensure articulation of design elements, especially on the lower floors in keeping with an environment that is more closely related to pedestrian protection and pedestrian scale;

iv)      be physically compatible with adjacent developments with respect to finish, texture and building design treatment; and

v)       indicate the impact of the proposal on soil stability and drainage where development is adjacent to the River Valley.

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

g)       Notwithstanding other regulations in this District:

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

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

iii)       Professional Offices shall be developed in accordance with Section 88 of the Land Use Bylaw.

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

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

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

vii)      Secondary Suites shall be developed in accordance with Section 99 of the Land Use Bylaw.

 

Sub Area 5 Map