DC2 1180

Albany - located north of 167 Avenue NW and west of 127 Street NW

Charter Bylaw 18888 (September 8, 2021)

To create a mixed-use site with the opportunity for standalone residential medium rise apartments, medium rise apartments with main floor commercial, or standalone commercial uses.

This provision is specific to the approximately 2.0 ha commercial site within the Albany neighbourhood. The site is located north of 167 Avenue and west of 127 Street and is legally described as a portion of Lot 10, Block 1, Plan 142 4279.

a.Apartment Hotels
b.Bars & Neighbourhood Pubs
c.Business Support Services
d.Cannabis Retails Sales
e.Child Care Services
f.Commercial Schools
g.Convenience Retail Stores
h.Creation and Production Establishments
i.Equipment Rentals
j.General Industrial Uses
k.General Retails Stores
l.Government Services
m.Health Services
o.Indoor Participant Recreation Services
p.Liquor Stores
q.Live Work Unit
r.Lodging Houses
s.Major Amusement Establishments
t.Major Home Based Business
u.Media Studios
v.Minor Amusement Establishments
w.Minor Home Based Business
x.Mobile Catering Food Services
y.Multi-Unit Housing
aa. Non-accessory Parking
bb. Personal Service Shops
cc. Private Clubs
dd. Private Education Services
ee. Professional, Financial and Office Support Services
ff. Public Libraries and Cultural Exhibits
gg. Rapid Drive Through Vehicle Services
hh. Recycled Materials Drop-off Centres
ii. Religious Assembly
jj. Residential Sales Centre
kk. Restaurants
ll. Secondhand Stores
mm. Specialty Food Services
nn.Supportive Housing
oo. Urban Gardens
pp. Veterinary Services
qq. Fascia Off-premises Signs
rr. Fascia On-premises Signs
ss. Freestanding Off-premises Signs
tt. Freestanding On-premises Signs
uu. Major Digital Signs
vv. Minor Digital Off-premises Signs
ww. Minor Digital On-premises Signs
xx. Projecting On-premises Signs
yy. Roof On-premises Signs
zz. Temporary Off-premises Signs
a. The Site shall be developed in general accordance with the Site Plan, as shown on Appendix 1.
b. The maximum Density shall be 224 Dwellings/ha.
c. The maximum Floor Area Ratio shall be 2.5.
d. The maximum Height for stand-alone residential development shall not exceed 23 m.
e. The maximum Height for stand-alone commercial development shall not exceed 16 m.
f. The maximum Height for a mixed-use residential/commercial building shall not exceed 23 m.
g. A minimum Setback of 6.0 m shall be required from the north property line.
h. A minimum Setback of 15 m shall be required from the west property line for all buildings, structures and Parking Garages other than Parking Areas at ground level where a Site Abuts a Site zoned residential.
i. A minimum Setback of 2.0 m shall be required from the south and east property lines.
j. A minimum Amenity Area of 7.5 m2 per Dwelling shall be provided.
k. Separation Space shall be provided in accordance with this Bylaw, except that it shall not be required where side walls of Abutting buildings face each other and habitable windows are not located directly opposite each other, such that privacy is not impacted to the satisfaction of the Development Officer.
l. Notwithstanding the other regulations of this Zone, where any building exceeds 10.0 m in Height, or is a Multi-unit Project Development, and abuts a Site zoned to allow Single Detached Housing as a Permitted Use, or the RF5 Row Housing Zone, the following regulations shall apply along the said property line:
i. No outdoor parking, garbage collection, common amenity areas, or outdoor storage areas shall be developed within 3.0 m of the property line.
ii. Design techniques including, but not limited to, the use of sloped roofs, variations in building stepbacks and articulation of building façades, shall be employed in order to minimize the perception of massing of the building when viewed from adjacent residential areas and roadways; and
iii. Building finished shall be compatible with the exterior finishing materials and colours typical of adjacent development.
m. Loading and storage areas shall be located at the rear or sides of the principal building and shall be screened from view from any adjacent sites or public roadways. If the rear or sides of a site are used for parking, an outdoor service or display area, or both, and abut a Site zoned Residential or a Lane serving a Residential Zone, such areas shall be screened.
n. All mechanical equipment, including roof mechanical units shall be concealed by screening with parapet heights or incorporation within the building roof in a manner that is consistent with the finishing of the building and the overall architectural style of the development.
o. A Landscape Plan shall be submitted by a registered Landscape Architect prior to the approval of any Development Permit.
p. Parking, outdoor service or display areas, or both, that abut the existing Residential Zone to the west, shall be screened within the setback through use of landscape treatment and fencing.
q. The development shall incorporate Crime Prevention Through Environmental Design elements by ensuring:
i. A minimum of 50% clear, non-reflective glazing is required on the exterior of a commercial ground floor where the front entrances are located. Glazing is calculated as a percent of horizontal linear meters at 1.5 m above finished proportion of Grade for the total circumference of the building. A maximum of 10% of the first Storey glazing may be covered by Signs. The remainder of the glazing shall remain free from obstruction.
ii. Exterior lighting shall be developed to provide a safe lit environment to the satisfaction of the Development Officer;
iii. Landscaping include low-growing shrubs or deciduous trees with a high canopy at maturity and that all foliage be kept trimmed back to prevent loss of natural surveillance; and
iv. Customer access to commercial development must be visible from a public area.
r. Internal private roadways shall be constructed to a minimum standard width to accommodate the swept path analysis requirements for waste management and emergency services vehicles, to the satisfaction of the Development Officer in consultation with Subdivision Planning and Coordination, Fire Rescue Services and Waste Management Service.
s. Multi-Unit Housing shall be permitted above the office or retail component of a shopping centre or as a stand-alone building.
t. Bars and Neighbourhood Pubs, Nightclubs and Restaurants will have a maximum capacity of 240 m2 of Public Space each.
u. Religious Assembly shall have a maximum of 240 m2 of Public Space.
v. Specialty Food Services shall have a maximum of 120 m2 of Public Space.
w. Child Care Services shall not be located within 15.0 m of a building containing Rapid Drive-through Vehicle Services.
x. General Industrial Uses shall be limited to facilities commonly referred to as self-storage which shall be contained within an enclosed building and shall not exceed a maximum height of 16 m.
y. Equipment Rentals shall be permitted provided that all equipment and goods for rent shall be contained within an enclosed building.
z. On-Site pedestrian circulation shall be encouraged by ensuring that Walkways, Amenity Areas and parking areas are connected by convenient and safe crossing facilities and well-designed driveway entry/exits which promote pedestrian priority which may include but not limited to, grade, colour and material of the walkway.
aa. Perceived massing shall be minimized through the following design elements:
i. Building setback variations, building orientation, window placement, awnings, articulation around entranceways, roof treatment, and the choice of exterior materials and colors; and
ii. Landscaping situated so as to mitigate the perceived mass of the street façade.
bb. Signs shall comply with the regulations of Schedule 59E.

Bylaw attachments