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1. General Purpose
To establish a Direct Development Control District incorporating site planning and architectural development criteria such that renovations or additions to the Ross Flats Apartment building, or any new development on the site, are compatible with the designation of this building as a Municipal Historic Resource.
2. Area of Application
This DC1 District shall apply to a portion of Block OT, Plan NB, located at the south west corner of 101 Street and 96 Avenue (9540-101 Street), Rossdale as shown on Schedule "A" appended to the bylaw adopting this DC1 District.
3. Uses
a) Apartment Housing
b) Child Care Services
c) Foster Homes
d) Major Home Occupations
e) Minor Home Occupations
f) Residential Sales Centre
g) Stacked Row Housing, including Row Housing, Semi-detached Housing and Duplex Housing
4. Development Criteria
a) In reviewing any development permit application, the Development Officer shall consult with the Heritage Planner of the Planning and Development Department.
b) Additions or renovations to the existing Ross Flats Apartment building shall comply with the "General Guidelines for Rehabilitation" (attached hereto as Appendix 1).
c) Any redevelopment shall maintain, to the satisfaction of the Development Officer and the Heritage Planner, the external appearance of the Ross Flats Apartment building as defined and as existing at the time of designation as a Municipal Historic Resource.
d) The rehabilitation and renovation of the existing Ross Flats Apartment building shall retain, repair and conserve the existing building elements, as required in the designation bylaw, including roof line, doors, windows (including sash and openings), trim, exterior finishing materials and architectural features.
e) The maximum Floor Area Ratio shall not exceed 0.77. However, this maximum Floor Area Ratio may be increased at the discretion of the Development Officer to a maximum of 0.87 if underground parking is provided on site.
f) The maximum density shall be 80 dwellings/ha (32.4 dwellings/acre); provided that this shall be increased by 1 dwelling/ha (0.4 dwellings/acre) for every 6 required resident parking spaces and associated manoeuvering aisles which are provided underground, up to a maximum density of 105 dwellings/ha (42.5 dwellings/acre). Any projection above grade of the surface covering such parking shall be less than 1 m (3.28 ft.); shall not be located in a required Front Yard; and shall be integrated with the design of buildings and landscaping so as to be unobtrusive.
g) Landscaped yards shall be provided as follows:
i) The minimum landscaped yard adjacent to 101 Street shall be 6.0 m.
ii) The minimum landscaped yard adjacent John Ducey Way (96 Avenue) shall be 6.0 m.
iii) The minimum landscaped yard on the western portion of the site shall be 3.0 m.
iv) The minimum landscaped yard on the southern portion of the site shall be 3.0 m.
h) Additions to the existing Ross Flats Apartment building or new development on the site shall be located west of the west face of the existing building.
i) The maximum building Height for new development or additions to the existing Ross Flats Apartment building shall not exceed 6.0 m nor two storeys. However, this maximum Height may be increased to 9.0 m for development located immediately west of the existing building being no further south than the south face of the existing building and being no further north than the north face of the existing building.
j) All surface parking shall be located to the west of the east face of the existing building and south of the south face of the existing building, and shall be screened from the single detached dwellings along 101 Street.
k) The Northwestern Utilities gas pipeline right-of-way located along the southern portion of the site may be used for parking and access to the site. This, however, is subject to there being no reduction in the depth of soil coverage of the pipeline and the utility company being advised of the use of this area for parking. The pipeline right-of-way may be landscaped, however, any tree planting will require the consent of the utility company.
l) The minimum building setback from the gas pipelines right-of-way shall be 15.0 m.
m) In the event that the existing Ross Flats Apartments building is damaged or destroyed to the extent of more than 75 per cent of the structure of the building above its foundation, then the redevelopment of the site shall comply with the Development Regulations of Section 170.4 and 170.5 of the Land Use Bylaw; and if the development is Apartment Housing, then the total number of Dwellings per building shall not exceed 12, where the principal access to exterior grade is shared by more that two Dwellings.
n) Signs shall be allowed in this District as provided for in Schedule 79.B and in accordance with the general provisions of Sections 79.1 and 79.9 inclusive of the Land Use Bylaw. However, the Development Officer, in consultation with the Heritage Planner of the Planning and Development Department, shall also apply the guidelines related to signs contained in the "General Guidelines for Rehabilitation" (attached hereto as Appendix 1) when reviewing development permit applications for signs. These guidelines shall take precedence in those circumstances where the guidelines conflict with Schedule 79B or the general provisions of Sections 79.1 and 79.9 inclusive of the Land Use Bylaw.