DC 21128

Westmount - west of 121 Street NW from Stony Plain Road to 106 Avenue NW

Bylaw 21128 Schedule "D", Schedule "H", and Schedule "I" (May 20, 2025)

1.1.	To accommodate commercial office employment and residential development in support of the 120 Street station hub and 124 Street shopping Area.

2.1.	This zone applies to land west of 121 Street NW from Stony Plain Road to 106 Avenue NW, as shown on Schedule “D” of the Bylaw adopting this Zone, Westmount.

Residential Uses
3.1.	Home Based Business
3.2.	Residential, limited to:
	3.2.1.	Lodging Houses
	3.2.2.	Multi-unit Housing
	3.2.3.	Supportive Housing
Commercial Uses
3.3.	Bar
3.4.	Food and Drink Service
3.5.	Health Service
3.6.	Hotel
3.7.	Indoor Sales and Service
3.8.	Liquor Store
3.9.	Minor Indoor Entertainment
3.10.	Office
3.11.	Residential Sales Centre
Community Uses
3.12.	Child Care Service
3.13.	Community Service
3.14.	School
Sign Uses
3.15.	Fascia Sign
3.16.	Portable Sign
3.17.	Projecting Sign

4.1.	Each Bar shall be limited to a maximum of 240 m2 of Public Space.
4.2.	Signs must comply with Section 6.90 of the Zoning Bylaw, including Subsection 5 of Section 6.90.

5.1.	The maximum Floor Area Ratio shall be 5.0.
5.2.	The maximum Height shall be 40.0 m.
5.3.	Building Setbacks shall be as follows:
	5.3.1.	minimum 3.0 m to a maximum 4.5 m when Abutting Stony Plain Road NW.
	5.3.2.	minimum 0.0 m to a maximum of 3.0 m when Abutting all other Streets; and
	5.3.3.	The Development Planner may increase the Setback for the purpose of accommodating
		5.3.3.1.	public realm improvements
		5.3.3.2.	a particular architecture style
		5.3.3.3.	street related activities such as sidewalk cafes and patios, or
		5.3.3.4.	the separation of public and private space for Residential Uses.
5.4.	Notwithstanding Section 5.3.1 of this Bylaw, the Development Planner, in consultation with the City department responsible for transportation services may calculate a building setback from the LRT easement line to accommodate future LRT operations where necessary. These setbacks shall range from 3.0 m to 4.5 m, but may be increased by the Development Planner for the purposes of public realm improvements.

6.1.	Street Interface
	6.1.1.	Buildings shall promote a street environment that is pedestrian oriented and encourages increased activity.
	6.1.2.	Buildings designed to accommodate Non-Residential Uses shall strengthen the pedestrian shopping experience by complying with the following:
		6.1.1.1.	the ground Storey shall have a minimum Height of 3.5 m;
		6.1.1.2.	the geodetic elevation of the top of the floor on the level that is directly above Grade shall not exceed the geodetic elevation of the Abutting public sidewalk by more than 0.3 m; and
		6.1.1.3.	a minimum of 70% of the linear building frontage of the ground Storey Facades shall be comprised of transparent, non-reflective, non-tinted, unobscured glazing, where fronting onto a Street. Linear frontage shall be measured at 1.5 m above the finished Grade of the adjacent boulevard.
6.2.	Massing and Building Articulation
	6.2.1.	Buildings shall not be greater than 100 m in length for each block face.
	6.2.2.	Any development with a building Height greater than 23.0 m or six Storeys shall provide a minimum 3.0 m Stepback from the Street Wall, where fronting onto a Street. The Stepback may begin at no less than 6.0 m in Height of the Street Wall, but shall be implemented after 23.0 m in building Height.
6.3.	Entrances and Corners
	6.3.1.	On corners, Facade treatment shall wrap around the side of the building to provide a consistent profile facing all Streets.
	6.3.2.	In mixed-use buildings, residential entrances shall be designed separately from commercial or institutional entrances and address the Street in a prominent manner.
	6.3.3.	Commercial and institutional entrances shall address the Street in prominent manners.
	6.3.4.	Buildings at corners shall provide courtyards, major entry ways or distinctive architectural features consistent with the style of the building or influences on the other corners of the intersection to enhance pedestrian circulation and, where applicable, enhance axial views.
	6.3.5.	Buildings shall be designed and oriented to face all the Front Lot Lines with entrances that are clearly visible, except on Double Fronting Sites where the building shall be designed to front all Streets.
	6.3.6.	At Grade residential developments shall provide separate, individual access at Grade and feature identifiable doorways, landscaped terraces, pedestrian lighting, and patios where appropriate. To ensure adequate privacy, the applicant shall provide screening to indicate separate individual access to each unit.
	6.3.7.	For residential developments, the geodetic elevation of the top of the floor on the level that is directly above Grade shall be greater than the geodetic elevation of the Abutting sidewalk by at least 0.75 m.
6.4.	Building Facade, Materials, and Exterior Finishing
	6.4.1.	Building materials on the Podium along Streets; shall be used to improve visual quality and permeability of the building to enhance the pedestrian environment.
	6.4.2.	The first Storey of buildings must be strongly articulated at regular increments to add variety, rhythm and a human scaled dimension along the Streets. This may include:
		6.4.2.1.	the provision of awnings, canopies, window openings, reveals, offsets, multiple entrances arcades, columns, pilasters, materials and colour or other similar architectural features; and
		6.4.2.2.	the provision of quality materials, high quality design, fenestrations, inviting entrances and high quality Landscaping.
	6.4.3.	All exposed building Facades shall have consistent and harmonious exterior finishing materials.
	6.4.4.	Building materials must be sustainable, timeless, durable, high quality and appropriate for the development within the context of the corridor.
	6.4.5.	Buildings shall emphasize the architectural treatment of the horizontal and vertical elements as well as finer grain elements such as windows, balconies, shadow lines and textures to distinguish residential buildings from office Towers.
6.5.	Roof Tops
	6.5.1.	All mechanical equipment shall be concealed by screening in a manner compatible with the architectural character of the building or concealed by incorporating it within the building.
	6.5.2.	Wherever Podium roofs are visible from existing adjacent developments, the development shall provide enhancements to improve rooftop aesthetics. Enhancements may include patios, gardens, green roofs or additional Amenity Area.

7.1	For non-Residential Uses with a gross Floor Area over 5,000 m2 change rooms, showers, and covered, secured bicycle parking areas shall be provided to the satisfaction of the Development Planner. Leed ™ standards shall be utilized to calculate the required areas.
7.2	All residential vehicular parking shall be provided in below or above Grade Parkades, with the exception of visitor parking which may be located at the rear of buildings.
7.3	Parkades developed below Grade shall be permitted to be built to the property line.
7.4	Parkades developed below Grade adjacent to a Street are to be located sufficiently below Grade, or a suitable alternative, and shall provide a minimum of 1.2m soil depth to contribute to healthy root development.
7.5	Above Grade Parkades that are part of the building Podium shall be screened in a way that does not disrupt the continuity of the Street Wall, and shall be limited to no more than 12 m in Height. Screens may include, but are not limited to, public art and street fronting retail uses.
7.6	No portion of an above Grade Parkade shall be allowed for a minimum depth of 8.0 m from any front Facade facing a Street.
7.7	Vehicular access shall be provided from the Abutting Alley. Where there is no Alley parking access shall be designed to minimize disruption to the Yard, sidewalk, and existing trees.
7.8	Loading Spaces shall be concealed from view from adjacent Streets.
7.9	Waste collection and storage shall be located within the building and shall be designed to the satisfaction of the Development Planner in consultation with the City departments responsible for Waste Management and Transportation Services.

8.1

A Landscape plan prepared by a registered Landscape Architect, registered with the Alberta Association of Landscape Architects shall be submitted prior to the issuance of any development permit for the portion of the Site being developed, to the satisfaction of the Development Planner.

8.2

The Landscape plan shall include pavement materials, exterior lighting, street furniture elements, pedestrian seating area, sizes and species of new tree plantings, and other detailed landscape elements. The Landscape Plan shall include design of the adjacent public realm where applicable.

8.3

Landscaping within the Setback adjacent to Stony Plain Road shall be developed to provide an enhanced pedestrian experience and a public realm that seamlessly transitions from public to private property by:

8.3.1	continuing the public sidewalk paving materials, finish, and pattern to compliment the adjacent streetscape. Soft Landscaping may be required at the discretion of the Development Planner, and
8.3.2	providing design measures to reduce the environmental impacts of higher level of vehicular traffic on the pedestrian experience

8.4

Landscaping on the Site shall consider the use of plant materials that provide color throughout the year to enhance the appearance of the development during cold weather months.

8.5

A minimum average Amenity Area of 7.5 m2 per Dwelling shall be provided. Amenity areas may include meeting rooms, fitness facilities, outdoor space, and shall be exempt from Floor Area Ratio calculations.

8.6

Balconies with a minimum depth of 1.5 m may be used to satisfy required Amenity Area.

8.7

Non-residential or mixed-use buildings over 2000 m2 shall provide Amenity Area equivalent to a minimum of 3% of the Floor Area of non-residential Uses, to a maximum of 6%. Amenity Area may include interior landscaped open spaces, arcades, atriums, plazas and gardens and shall be exempt from Floor Area Ratio calculations.

8.8

Decorative and security lighting shall be designed and finished in a manner consistent with the architectural theme of the development and will be provided to ensure a safe, well-lit environment for pedestrians, to ensure no negative impact on adjacent property and to accentuate architectural elements, roof tops and public art.

8.9

Detailed exterior lighting plans may be required for major developments at the discretion of the Development Planner.

9.1	A Comprehensive Sign Design Plan in accordance with the Provisions of Section 6.9.3 shall be required to the satisfaction of the Development Planner
9.2	A Wind Impact Statement shall be submitted with each Development Permit application for a development having a Height greater than 20.0m. At the discretion of the Development Planner, a detailed Wind Impact Study may be required to be submitted and be based on a computer model simulation analysis. A Wind Impact Statement and Wind Impact Study shall be prepared by a qualified, registered Professional Engineer, to professional standards.
9.3	With each Development Permit application for a building over 20 m in Height, a Sun Shadow Study shall be submitted. The Development Planner may require an applicant to revise the proposed Development to mitigate the impacts identified in the sun shadow impact study, including but not limited to, revisions to building design and Site design.
9.4	Site and building layouts must include design elements that take the principles of Crime Prevention Through Environmental Design (CPTED) into consideration. The Development Planner may, at their discretion, require a CPTED assessment prepared in accordance with Section 5.110 of the Zoning Bylaw to confirm this has been done to their satisfaction. The Development Planner must apply any conditions deemed necessary to the approval of the Development Permit based on the recommendations of the CPTED assessment to promote a safe physical environment.