Downtown - south side of Jasper Avenue NW and west of 100 Street
Union Bank Building - 10049 - Jasper Avenue NW
Bylaw 11229 (August 20, 1996) - Schedule "C"
Bylaw 21176 (June 9, 2025)
1.1
To accommodate a mixture of uses and the continued preservation and viability of the Union Bank Building, a designated Municipal Historic Resource, including a contemporary addition that is sympathetic to the historic character of the Union Bank Building.
2.1
This zone applies to Lot 6 and the Most Westerly 6.10 m of Lot 7, Plan F, located on the south side of Jasper Avenue NW and west of 100 Street, as shown in Schedule “A” of the Bylaw adopting this zone, Downtown.
2.2.
The site includes the Historical Union Bank Building, a contemporary addition to the south, and a north-south pedestrian connection between Jasper Avenue and the McDougall Hill Lookout.
Residential Uses
3.1
Residential, limited to:
3.1.1
Multi-unit Housing
3.1.2
Supportive Housing
Commercial Uses
3.2
Bar
3.3
Food and Drink Service
3.4
Indoor Sales and Service
3.5
Hotel
3.6
Major Indoor Entertainment
3.7
Minor Indoor Entertainment
3.8
Office
Community Uses
3.9
Child Care Service
3.10
Community Service
3.11
Library
3.12
School
3.13
Special Event
Sign Uses
3.14
Fascia Sign
3.15
Projecting Sign
3.16
Wall Sign
4.1
Signs must comply with Section 6.90 of the Zoning Bylaw.
4.2
A Comprehensive Sign Design Plan in accordance with Section 6.90.3 of the Zoning Bylaw is required.
5.1
The development must be in general conformance with the attached Appendix 1.
5.2
The maximum Floor Area Ratio is 4.0.
5.3
A minimum 2.0 metre setback must be required from the eastern property line.
5.4
A minimum 6.0 metre setback shall be required from the eastern property line for portions of development above 6.0 metres in height.
5.5
Despite Section 5.3, the setback must be 6.0 metres for 10 metres measured from the south property line.
5.6
The maximum Height is 28.0 metres. Despite this, no new construction is to occur above the existing historic building envelope of the Union Bank Building, except for roof mechanical units and their enclosures, stairs and their enclosures, or maintenance of existing structures.
6.1
No Amenity Area is required.
6.2
Required setbacks from the east property line are for a pedestrian priority area as follows:
A.
As a condition of any Development Permit, the owner shall register a 2 m wide 24-hour Public Access Easement within this setback to allow for pedestrian connectivity between Jasper Avenue and the shared lane to the south.
B.
The pedestrian priority area shall be hardsurfaced, unobstructed, and visually integrated into the adjacent Jasper Avenue pedestrian realm, any adjacent publicly accessible open spaces, and the lane to the south which is a designated pedestrian priority street.
C.
Despite section 5.5, a single short term Standard Parking Space may be allowed directly adjacent to the south property line and the building to accommodate deliveries, loading, parking, etc. This parking space must be clearly delineated from the Public Access Easement area, through design features such as, but not limited to, bollards, planters, or street furniture to the satisfaction of the Development Planner in consultation with the City department responsible for Transportation Planning.
D.
The setback area shall be designed to have regard for Crime Prevention Through Environmental Design (CPTED) principles to provide safe and defensible space, clear sightlines into and through the site, and adequate pedestrian scale lighting.
6.3
Activity between the building and the extent of the Public Access Easement shall further contribute to creating a pedestrian priority area, as described in Section 6.2, through the use of patio space, seating, entrance features, canopies, bicycle parking, pedestrian-scaled lighting and planters or other similar features.
6.4
Additions to the Union Bank Building must be compatible with the scale and character of the building.
6.5
All mechanical equipment, including roof mechanical units shall be concealed by screening or enclosed, in a manner compatible with the character of the building, or concealed by incorporating it within the building. Despite this, rooftop mechanical which is located on the Historic Union Bank Building may be unscreened when it is located so as to not be visible from Jasper Avenue or the adjacent pedestrian priority area.
7.1
No loading spaces are required.
7.2
Waste collection areas must be screened from view and located in the rear or within the building.
8.1
The Union Bank Building is a designated Municipal Historic Resource as per Designation Bylaw 11287. Any development of the historic Union Bank Building must conform with the Standards and Guidelines for the Conservation of Historic Places in Canada, to the satisfaction of the Development Planner in consultation with the City department responsible for heritage planning.
8.2
Redevelopment of the Union Bank Building must respect the historic character of the existing building and follow all applicable City and Provincial regulations for historic buildings.
