Part 2 - Standard Zones and Overlays

3.2.1.	The maximum number of Dwellings on an Interior Site is 8.
3.2.2.	The maximum number of Lodging House Sleeping Units is 8 per Site.
3.3.3.	Backyard Housing must comply with Section 6.10.

Commercial Uses

3.3.

Food and Drink Services, Health Services, Indoor Sales and Services, and Offices

3.3.1.	These Uses are only permitted where an Interior Side Lot Line Abuts a Site in a non-residential Zone that permits Commercial Uses, at the time of Development Permit application.
3.3.2.	Where one or more of these Uses are proposed in a building previously developed as Semi-detached Housing or Row Housing, the entire building must be converted for non-residential Uses.
3.3.3.	The maximum Floor Area is 300 m² per individual establishment.
3.3.4.	Developments must carry out their operations so that no Nuisance is created.
3.3.5.	Outdoor business activity, storage, and outdoor speakers and amplification systems are not permitted.
3.3.6.	Despite Subsection 3.3.5, outdoor seating areas are permitted to a maximum area of 20 m² and must only be located in the Front Yard or Flanking Side Yard.

3.4.

Residential Sales Centres may be approved for a maximum of 5 years. Subsequent Development Permits for Residential Sales Centres on the same Site must only be issued as a Discretionary Development.

Community Uses

3.5.

Community Services and Child Care Services:

3.5.1.

Community Services and Child Care Services are only permitted:

3.5.1.1.

on Corner Sites that Abut a Collector Road or Arterial Road, except

3.5.1.1.1.

Child Care Services are permitted on any Corner Site where proposed in a building previously developed as Single Detached Housing;

3.5.1.2.

in an existing non-residential building; or

3.5.1.3.

on a Site where an Interior Side Lot Line Abuts a Site in a non-residential Zone,

at the time of Development Permit application.

3.5.2.

The maximum Floor Area for Community Services is 1,000 m² per Site.

3.5.3.

The maximum Floor Area for Child Care Services is 300 m² per Site.

3.5.4.

Child Care Services must comply with Section 6.40.

3.6.

Special Events must comply with Section 6.100.

Agricultural Uses

3.7.

Urban Agriculture must not be the only Use in a principal building.

Sign Uses

3.8.

Signs are limited to On-premises Advertising.

3.9.

Signs must comply with Section 6.90.

4.1.	Development must comply with Table 4.1:

Table 4.1. Site and Building Regulations
Subsection	Regulation	Value	Symbol
Site Dimensions
4.1.1.	Minimum Site area per Dwelling	75.0 m²	-
4.1.2.	Minimum Site Depth	30.0 m	A
4.1.3.	Minimum Site Width	7.5 m	B
Lot Width for Attached Principal Dwellings
4.1.4.	Minimum Lot Width where the Dwellings are developed on separate Lots not Abutting an Alley	5.0 m	C
4.1.5.	Minimum Lot Width where the Dwellings are developed on separate Lots Abutting an Alley	4.0 m	D
	Diagram for Subsections 4.1.2, 4.1.3, 4.1.4, and 4.1.5
Height
4.1.6.	Maximum Height	10.5 m	-
Site Coverage
4.1.7.	Maximum Site Coverage	45%	-
Building Length
4.1.8.	Maximum length of any building	30.0 m	E
	Diagram for Subsection 4.1.8

4.2.

Despite Subsection 4.1.7, the maximum Site Coverage is increased by 2% where:

4.2.1.	it is used to accommodate a single storey unenclosed front porch;
4.2.2.	1 or more buildings listed in the Inventory of Historic Resources are retained as part of a proposed development to the satisfaction of the Development Planner, in consultation with the City department responsible for heritage planning; or
4.2.3.	Supportive Housing, or a minimum of 20% of all Dwellings, comply with the inclusive design requirements of Section 5.50.

4.3.

Setbacks must comply with Table 4.3:

Table 4.3. Setback Regulations
Subsection	Regulation	Value	Symbol
Front Setback
4.3.1.	Minimum Front Setback	4.5 m	A
	Diagram for Subsection 4.3.1
Rear Setback
4.3.2.	Minimum Rear Setback	10.0 m	B
	Diagram for Subsection 4.3.2
Side Setbacks
4.3.3.	Minimum Interior Side Setback	1.2 m	C
Unless the following applies:
4.3.4.	Minimum Interior Side Setback when Row Housing or Multi-unit Housing faces an Interior or Flanking Side Lot Line	1.5 m	D
	Diagram for Subsections 4.3.3 and 4.3.4
4.3.5.	Minimum Flanking Side Setback	1.2 m	E
Unless the following applies:
4.3.6.	Minimum Flanking Side Setback when a main entrance of a principal Dwelling faces a Flanking Side Lot Line	2.0 m	F
	Diagram for Subsections 4.3.5 and 4.3.6

4.4.	Driveway length must comply with Table 4.4:

Table 4.4. Driveway Length Regulations
Subsection	Regulation	Value	Symbol
Site Area
4.4.1.	Minimum Driveway length between a Garage door and the back of an existing or approved sidewalk at the time of the Development Permit application	6.0 m	A
Unless the following applies:
4.4.2.	Minimum Driveway length between a Garage door and the Front Lot Line or Flanking Side Lot Line, where there is no existing or approved public sidewalk at the time of the Development Permit application	5.5 m	-
	Diagram for Subsection 4.4.1

4.5.	The minimum distance between a rear detached Garage and a principal Dwelling, except for Backyard Housing, on the same Site is 3.0 m.

Building Design Regulations

5.1.

Where a building wall:

5.1.1.	faces a Street; or
5.1.2.	has a total length greater than 20 m facing a Site in a residential Zone,
the Facade must be articulated using 2 or more design techniques or features to minimize the perception of massing, eliminate large blank walls, and provide visual interest. Design techniques or features may include: variations in rooflines; vertical or horizontal building wall projection or recessions; visual breaks of building Facades into smaller sections; features such as windows, balconies, or porches; use of a combination of finishing materials; or other similar techniques or features.

5.2.

Identical or mirrored front Facades are not permitted on Abutting Sites. Developments on Abutting Sites must be differentiated by 2 or more design features. This does not apply to attached Dwellings within the same building.

5.3.

On Corner Sites, all principal building Facades facing a Street must use consistent exterior finishing materials and architectural features and include features such as windows, doors, or porches.

Entrance Design Regulations

5.4.

All principal ground-oriented Dwellings and non-Residential Uses adjacent to a Front or Flanking Side Lot Line must have a main entrance door, porch, or landing facing either the Front or Flanking Side Lot Line, except:

5.4.1.

this regulation does not apply to Backyard Housing, Cluster Housing or Multi-unit Housing.

5.5.

All Cluster Housing and Multi-unit Housing principal buildings adjacent to a Street must have at least 1 main entrance:

5.5.1.	facing a Street; or
5.5.2.	facing an internal courtyard that is visible from a Street.

5.6.

Sliding patio doors must not serve as the main entrance of a Dwelling.

5.7.

Main entrances for Multi-unit Housing must incorporate weather protection features in the form of canopies, awnings, overhangs, vestibules, recessed entrances or other architectural elements to provide all-season weather protection to pedestrians and to enhance the visibility of entrances.

Parking, Loading, and Access
6.1.	Vehicle access must be from an Alley where a Site Abuts an Alley.
6.2.	Rear attached Garages are not permitted. i
6.3.	Where permitted, the maximum Garage door width for a front attached Garage is 60% of the total length of the front building wall.
6.4.	Surface Parking Lots must not be located between a principal building and a Street.

2.20 RSF - Small Scale Flex Residential Zone

To allow for a range of small scale Residential development up to 3 Storeys in Height, including detached, attached, and multi-unit Residential housing. This Zone has site and building regulations that provide additional development flexibility in appropriate contexts, such as new neighbourhoods and large undeveloped areas. Limited opportunities for community and commercial development are permitted to provide services to local residents.

Residential Uses
2.1.	Home Based Business #
2.2.	Residential
Commercial Uses
2.3.	Food and Drink Service
2.4.	Health Service
2.5.	Indoor Sales and Service
2.6.	Office
2.7.	Residential Sales Centre
Community Uses
2.8.	Child Care Service
2.9.	Community Service
2.10.	Special Event
Agricultural Uses
2.11.	Urban Agriculture
Sign Uses
2.12.	Fascia Sign
2.13.	Freestanding Sign
2.14.	Portable Sign

Residential Uses

3.1.

Home Based Businesses must comply with Section 6.60.

3.2.

3.2.1.	The maximum number of Lodging House Sleeping Units is 8 per Site.
3.2.2.	Backyard Housing must comply with Section 6.10.

Commercial Uses

3.3.

Food and Drink Services, Health Services, Indoor Sales and Services, and Offices

3.3.1.	These Uses are only permitted where an Interior Side Lot Line Abuts a Site in a non-residential Zone that permits Commercial Uses, at the time of Development Permit application.
3.3.2.	Where one or more of these Uses are proposed in a building previously developed as Semi-detached Housing or Row Housing, the entire building must be converted for non-residential Uses.
3.3.3.	The maximum Floor Area is 300 m² per individual establishment.
3.3.4.	Developments must carry out their operations so that no Nuisance is created.
3.3.5.	Outdoor business activity, storage, speakers and amplification systems are not permitted.
3.3.6.	Despite Subsection 3.3.5, outdoor seating areas are permitted to a maximum area of 20.0 m² and must only be located in the Front Yard or Flanking Side Yard.

3.4.

Residential Sales Centres may be approved for a maximum of 5 years. Subsequent Development Permits for Residential Sales Centres on the same Site must only be issued as a Discretionary Development.

Community Uses

3.5.

Community Services and Child Care Services:

3.5.1.

Community Services and Child Care Services are only permitted:

3.5.1.1.

on Corner Sites that Abut a Collector Road or Arterial Road, except

3.5.1.1.1.

Child Care Services are permitted on any Corner Site where proposed in a building previously developed as Single Detached Housing;

3.5.1.2.

in an existing non-residential building; or

3.5.1.3.

on a Site where an Interior Side Lot Line Abuts a Site in a non-residential Zone,

at the time of Development Permit application.

3.5.2.

The maximum Floor Area for Community Services is 1,000 m² per Site.

3.5.3.

The maximum Floor Area for Child Care Services is 300 m² per Site.

3.5.4.

Child Care Services must comply with Section 6.40.

3.6.

Special Events must comply with Section 6.100.

Agricultural Uses

3.7.

Urban Agriculture must not be the only Use in a principal building.

Sign Uses

3.8.

Signs are limited to On-premises Advertising.

3.9.

Signs must comply with Section 6.90.

4.1.	Development must comply with Table 4.1:

Table 4.1. Site and Building Regulations
Subsection	Regulation	Value	Symbol
Site Width - Where the Site does not Abut an Alley
4.1.1.	Minimum Site Width	7.5 m	A
Lot Width - Where the Site does not Abut an Alley
4.1.2.	Minimum Lot Width for each attached principal Dwelling where the attached Dwellings are developed on separate Lots	5.0 m	B
	Diagram for Subsections 4.1.1 and 4.1.2
Site Width - Where the Site Abuts an Alley
4.1.3.	Minimum Site Width	7.0 m	C
Unless the following applies:
4.1.4.	Minimum Site Width on a Local Road or for Reverse Housing a	5.5 m	-
Lot Width - Where the Site Abuts an Alley
4.1.5.	Minimum Lot Width for Row Housing internal Dwellings developed on separate Lots	3.6 m	D
4.1.6.	Minimum Lot Width for Semi-detached Housing or Row Housing end Dwellings developed on separate Lots	4.8 m	E
	Diagram for Subsections 4.1.3, 4.1.4 and 4.1.5
Height
4.1.7.	Maximum Height	12.0 m	-
Site Coverage
4.1.8.	Maximum Site Coverage	55%	-
Building Length
4.1.9.	Maximum length of any building	30.0 m	F
	Diagram for Subsection 4.1.8

4.2.	Setbacks must comply with Table 4.2:

Table 4.2. Setback Regulations
Subsection	Regulation	Value	Symbol
Front Setback
4.2.1.	Minimum Front Setback	4.5 m	A
Unless 1 or more of the following applies:
4.2.2.	Minimum Front Setback where a Treed Boulevard is provided and vehicle access is from an Alley	3.0 m	B
4.2.3.	Minimum Front Setback where the development is for Reverse Housing	3.0 m	C
	Diagram for Subsections 4.2.1, 4.2.2 and 4.2.3
Rear Setback
4.2.4.	Minimum Rear Setback	6.0 m	D
Unless the following applies:
4.2.5.	Minimum Rear Setback for a building with a rear attached Garage where the Site depth is less than or equal to 30.0 m.	1.2 m	E
	Diagram for Subsections 4.2.4 and 4.2.5
Interior Side Setback
4.2.6.	Minimum Interior Side Setback	1.2 m	G
4.2.7.	Minimum Interior Side Setback for Zero Lot Line Development where the Abutting Interior Side Setback is 0 m	1.5 m	H
4.2.8.	Minimum Interior Side Setback for Reduced Setback Development where the Abutting Interior Side Setback is greater than or equal to 0.6 m and less than 1.2 m	1.2 m	I
	Diagram for Subsections 4.2.6, 4.2.7, and 4.2.8
Unless the following applies:
4.2.9.	Minimum Interior Side Setback when Row Housing or Multi-unit Housing faces an Interior or Flanking Side Lot Line	1.5 m	J
	Diagram for Subsections 4.2.9
Flanking Side Setback
4.2.10.	Minimum Flanking Side Setback	2.0 m	K
	Diagram for Subsections 4.2.10

4.3.	Driveway length must comply with Table 4.3:

Table 4.3. Driveway Length Regulations
Subsection	Regulation	Value	Symbol
4.3.1.	Minimum Driveway length between a Garage door and the back of an existing or approved sidewalk at the time of the Development Permit application	6.0 m	A
Unless the following applies:
4.3.2.	Minimum Driveway length between a Garage door and the Front Lot Line or Flanking Side Lot Line, where there is no existing or approved sidewalk at the time of the Development Permit application	5.5 m	-
	Diagram for Subsection 4.3.1

Building Design Regulations

5.1.

For Multi-unit Housing, where a building wall:

5.1.1.	faces a Street; or
5.1.2.	has a total length greater than 20 m facing a Site in a residential Zone,
the Facade must be articulated using 2 or more design techniques or features to minimize the perception of massing, eliminate large blank walls, and provide visual interest. Design techniques or features may include: variations in rooflines; vertical or horizontal building wall projection or recessions; visual breaks of building Facades into smaller sections; features such as windows, balconies, or porches; use of a combination of finishing materials; or other similar techniques or features.

Entrance Design Regulations

5.2.

All principal ground-oriented Dwellings and non-Residential Uses adjacent to a Front or Flanking Side Lot Line must have a main entrance door, porch, or landing facing either the Front or Flanking Side Lot Line, except:

5.2.1.

this regulation does not apply to Backyard Housing, Cluster Housing or Multi-unit Housing.

5.3.

All Cluster Housing and Multi-unit Housing principal buildings adjacent to a Street must have at least 1 main entrance:

5.3.1.	facing a Street; or
5.3.2.	facing an internal courtyard that is visible from a Street.

5.4.

Sliding patio doors must not serve as the main entrance of a Dwelling.

5.5.

Main entrances for Multi-unit Housing must incorporate weather protection features in the form of canopies, awnings, overhangs, vestibules, recessed entrances or other architectural elements to provide all-season weather protection to pedestrians and to enhance the visibility of the entrance.

Parking and Access

6.1.

Where a Site Abuts an Alley at the Rear Lot Line, vehicle access must be from the Alley, except that:

6.1.1.

Vehicle access may be from a Street for a maximum of 50% of principal Dwellings per Site, not including Backyard Housing; and

6.1.2.

Vehicle access may be from a Street where it will result in a consistent streetscape with Lots on the same side of the Street that do not Abut an Alley.

Diagram for Subsection 6.1.1

6.2.

Where developed with front attached garages, Row Housing and Zero Lot Line Development must not be accessed directly from a Collector Road or located directly across from a school or public park Site.

6.3.

Surface Parking Lots must not be located between a principal building and a Street.

Additional Regulations for Zero Lot Line Development and Reduced Setback Development

6.4.

Zero Lot Line Development is permitted where:

6.4.1.

all roof drainage from principal and Accessory buildings is directed towards a Street, Alley, or private drainage system, and no roof leader discharge is directed to the easement area required in Subsection 6.4.2; and

6.4.2.

the owners of impacted Lots register on title a minimum 1.5 m private easement along the entire distance of the shared Lot line that requires:

6.4.2.1.

construction of a drainage swale and an unobstructed drainage path with a minimum width of 0.3 m to be free and clear of all objects;

6.4.2.2.

protection of drainage of the Site, including the right for water to flow across Lots and the requirement not to inhibit the flow of water across Lots;

6.4.2.3.

a 0.3 m eave encroachment easement with the requirement that the eaves must not be closer than 0.9 m to the eaves of a building on an Abutting Lot;

6.4.2.4.

a 0.6 m footing encroachment easement;

6.4.2.5.

permission to access the easement area for maintenance of the properties;

6.4.2.6.

adequate access for utility maintenance, where applicable; and

6.4.2.7.

that an Accessory building must not encroach on the easement.

Diagram for Subsection 6.4.2

6.5.

Where provided, side entrances on Zero Lot Line Developments must not be developed more than 0.3 m above the finished ground surface.

6.6.

Reduced Setback Development is permitted where:

6.6.1.

eaves are a minimum of 0.45 m from the Interior Side Lot Line;

6.6.2.

all roof drainage from principal and Accessory buildings is directed towards a Street, Alley, or private drainage system, and no roof leader discharge is directed to the easement area required in Subsection 6.6.3; and

6.6.3.

the owners of impacted Lots register on title a minimum 0.6 m private easement along the entire distance of the shared Lot line. The easement must:

6.6.3.1.	be located entirely on the Lot with the minimum 1.2 m Interior Side Setback;
6.6.3.2.	ensure a 0.15 m wide unobstructed drainage path along each side of the shared Lot line; and
6.6.3.3.	require permission to access the easement area to allow for maintenance of the Lot with a smaller Interior Side Setback.

Diagram for Subsection 6.6.3

6.7.

Fences are not permitted within the Interior Side Yard of a Reduced Setback Development.

Diagram for Subsection 6.7

2.30 RSM - Small-Medium Scale Transition Residential Zone

To allow for a range of small to medium scale Residential development up to 3 or 4 Storeys in Height, in the form of Row Housing and Multi-unit Housing in developing and redeveloping areas. Single Detached Housing, Semi-detached Housing, and Duplex Housing are not intended in this Zone unless they form part of a larger multi-unit Residential development. The scale of development in this Zone may act as a transition between small scale Residential development and larger scale Residential development. Limited opportunities for community and commercial development are permitted to provide services to local residents.

Residential Uses
2.1.	Home Based Business #
2.2.	Residential
Commercial Uses
2.3.	Food and Drink Service
2.4.	Health Service
2.5.	Indoor Sales and Service
2.6.	Office
2.7.	Residential Sales Centre
Community Uses
2.8.	Child Care Service
2.9.	Community Service
2.10.	Special Event
Agricultural Uses
2.11.	Urban Agriculture
Sign Uses
2.12.	Fascia Sign
2.13.	Freestanding Sign
2.14.	Portable Sign

Residential Uses

3.1.

Home Based Businesses must comply with Section 6.60.

3.2.

3.2.1.

The maximum number of Sleeping Units in a Lodging House is 8.

3.2.2.

Backyard Housing must comply with Section 6.10.

3.2.3.

Single Detached Housing, Semi-detached Housing and Duplex Housing are only permitted where:

3.2.3.1.	existing as of January 1, 2024; or
3.2.3.2.	developed on the same Lot as Row Housing or Multi-unit Housing.

Commercial Uses

3.3.

Food and Drink Services, Health Services, Indoor Sales and Services, and Offices

3.3.1.	These Uses are only permitted where an Interior Side Lot Line of a Site Abuts a Site in a non-residential Zone that permits Commercial Uses at the time of Development Permit application.
3.3.2.	Where one or more of these Uses are proposed in a building previously developed as Semi-detached Housing or Row Housing, the entire building must be converted for non-residential Uses.
3.3.3.	The maximum Floor Area is 300 m² per individual establishment.
3.3.4.	Where a building is greater than 12 m in Height or greater than 30 m in length, Commercial Uses are limited to the Ground Floor.
3.3.5.	Developments must carry out their operations so that no Nuisance is created.
3.3.6.	Outdoor business activity, storage, and outdoor speakers and amplification systems are not permitted.
3.3.7.	Despite Subsection 3.3.6, outdoor seating areas are permitted, limited to a maximum area of 20 m² and must only be located in the Front Yard or Flanking Side Yard.

3.4.

Residential Sales Centres may be approved for a maximum of 5 years. Subsequent Development Permits for Residential Sales Centres on the same Site may only be issued as a Discretionary Development.

Community Uses

3.5.

Community Services and Child Care Services

3.5.1.

These Uses are only permitted:

3.5.1.1.

on Corner Sites that Abut a Collector Road or Arterial Road;

3.5.1.2.

in an existing non-residential building; or

3.5.1.3.

on a Lot that Abuts a Site:

3.5.1.3.1.	in a non-residential Zone; or
3.5.1.3.2.	in a residential Zone that has a maximum Height greater than or equal to 16.0 m,

at the time of Development Permit application.

3.5.2.

The maximum Floor Area for Community Services is 1,000 m² per Site.

3.5.3.

The maximum Floor Area for Child Care Services is 300 m² per Site.

3.5.4.

Child Care Services must comply with Section 6.40.

3.6.

Special Events must comply with Section 6.100.

Agricultural Uses

3.7.

Urban Agriculture must not be the only Use in a principal building.

Sign Uses

3.8.

Signs are limited to On-premises Advertising.

3.9.

Signs must comply with Section 6.90.

4.1.	The maximum Height must comply with Table 4.1:

4.1. Maximum Height
Subsection	Modifier on Zoning Map	Maximum Height
4.1.1.	h12	12.0 m
4.1.2.	h14	14.0 m

4.2.	Development must comply with Table 4.2:

Table 4.2. Site and Building Regulations
Subsection	Regulation	Value	Symbol
Site Width
4.2.1.	Minimum Site Width	5.0 m	A
Lot Width
4.2.2.	Minimum Lot Width for Row Housing internal Dwellings where developed on separate Lots Abutting an Alley	3.6 m	B
4.2.3.	Minimum Lot Width for Semi-detached Housing or Row Housing end Dwellings where developed on separate Lots Abutting an Alley	4.8 m	C
	Diagram for Subsections 4.2.1, 4.2.2, and 4.2.3
Residential Density
4.2.4.	Minimum Density	45 Dwellings/ha	-
Site Coverage
4.2.5.	Maximum total Site Coverage	60%	-
Building Length
4.2.6.	Maximum length of any building	45.0 m	D
	Diagram for Subsection 4.2.6

4.3.	Setbacks must comply with Table 4.3:

Table 4.3. Setback Regulations
Subsection	Regulation	Value	Symbol
Front Setback
4.3.1.	Minimum Front Setback	4.5 m	A
Unless the following applies:
4.3.2.	Minimum Front Setback where a Treed Boulevard is provided and vehicle access is from an Alley	3.0 m	B
	Diagram for Subsections 4.3.1 and 4.3.2
Rear Setback
4.3.3.	Minimum Rear Setback	5.5 m	C
	Diagram for Subsection 4.3.3
Side Setbacks
4.3.4.	Minimum Interior Side Setback	1.2 m	D
Unless the following applies:
4.3.5.	Minimum Interior Side Setback when Row Housing or Multi-unit Housing face an Interior or Flanking Side Lot Line	1.5 m	E
	Diagram for Subsections 4.3.4 and 4.3.5
4.3.6.	Minimum Flanking Side Setback	2.0 m	F
	Diagram for Subsection 4.3.6

4.4.	Driveway lengths must comply with Table 4.4:

Table 4.4. Driveway Length Regulations
Subsection	Regulation	Value	Symbol
4.4.1.	Minimum Driveway length between a Garage door and the back of an existing or approved public sidewalk	6.0 m	A
Unless the following applies:
4.4.2.	Minimum Driveway length between the Garage door and the Front Lot Line or Flanking Side Lot Line, where there is no existing or approved public sidewalk at the time of the Development Permit application	5.5 m	-
	Diagram for Subsection 4.4.1

Building Design Regulations

5.1.

Where a building wall:

5.1.1.	faces a Street; or
5.1.2.	has a total length greater than 20 m facing a Site in a residential Zone,
the Facade must be articulated using 2 or more design techniques or features to minimize the perception of massing, eliminate large blank walls, and provide visual interest. Design techniques or features may include: variations in rooflines; vertical or horizontal building wall projection or recessions; visual breaks of building Facades into smaller sections; features such as windows, balconies, or porches; use of a combination of finishing materials; or other similar features.

5.2.

On Corner Sites, the principal building Facades facing a Street must use consistent exterior finishing materials and architectural features and include features such as windows, doors, or porches.

Entrance Design Regulations

5.3.

All principal ground-oriented Dwellings and non-Residential Uses adjacent to a Front or Flanking Side Lot Line must have a main entrance door, porch, or landing facing either the Front or Flanking Side Lot Line, except:

5.3.1.	this regulation does not apply to Backyard Housing; and
5.3.2.	this regulation does not apply to Cluster Housing or Multi-unit Housing with a building length less than or equal to 30.0 m.

5.4.

All Cluster Housing and Multi-unit Housing principal buildings with a building length less than or equal to 30.0 m, adjacent to a Street must have at least 1 main entrance:

5.4.1.	facing a Street; or
5.4.2.	facing an internal courtyard that is visible from a Street.

5.5.

Sliding patio doors must not serve as the main entrance of a Dwelling.

5.6.

Main entrances for Multi-unit Housing must incorporate weather protection features in the form of canopies, awnings, overhangs, vestibules, recessed entrances or other architectural elements to provide all-season weather protection to pedestrians and to enhance the visibility of entrances.

Parking, Loading, and Access
6.1.	Vehicle access must be from an Alley where a Site Abuts an Alley.
6.2.	Any Residential development with a front attached Garage must not be accessed directly from a Collector Road or located directly across from a school or public park Site.
6.3.	Surface Parking Lots must not be located between a principal building and a Street.

2.40 RM - Medium Scale Residential Zone

To allow for multi-unit Residential development that ranges from approximately 4 to 8 Storeys and may be arranged in a variety of configurations. Single Detached Housing, Semi-detached Housing, and Duplex Housing are not intended in this Zone unless they form part of a larger multi-unit Residential development. Limited opportunities for community and commercial development are permitted to provide services to local residents.

Residential Uses
2.1.	Home Based Business #
2.2.	Residential
Commercial Uses
2.3.	Food and Drink Service
2.4.	Health Service
2.5.	Indoor Sales and Service
2.6.	Minor Indoor Entertainment
2.7.	Office
2.8.	Residential Sales Centre
Community Uses
2.9.	Child Care Service
2.10.	Community Service
2.11.	Library
2.12.	Park
2.13.	Special Event
Agricultural Uses
2.14.	Urban Agriculture
Sign Uses
2.15.	Fascia Sign
2.16.	Freestanding Sign
2.17.	Portable Sign
2.18.	Projecting Sign

Residential Uses

3.1.

Home Based Businesses must comply with Section 6.60.

3.2.

3.2.1.

Single Detached Housing, Semi-detached Housing and Duplex Housing are only permitted where:

3.2.1.1.	existing as of January 1, 2024; or
3.2.1.2.	developed on the same Site as Multi-unit Housing.

3.2.2.

Backyard Housing must comply with Section 6.10.

Commercial Uses

3.3.

Food and Drink Services, Health Services, Indoor Sales and Services, Minor Indoor Entertainment and Offices

3.3.1.	Developments must only be located on the Ground Floor of residential buildings.
3.3.2.	The maximum Floor Area is 300 m² per individual establishment.

3.4.

Residential Sales Centres may be approved for a maximum of 5 years. Subsequent Development Permits for Residential Sales Centres on the same Site may only be issued as a Discretionary Development.

Community Uses

3.5.

Child Care Services must comply with Section 6.40.

3.6.

Special Events must comply with Section 6.100.

Agricultural Uses

3.7.

Urban Agriculture must not be the only Use in a principal building.

Sign Uses

3.8.

Signs are limited to On-premises Advertising.

3.9.

Signs must comply with Section 6.90.

4.1.	Maximum Height, maximum Floor Area Ratio and minimum Density must comply with Table 4.1:

4.1. Maximum Height, Maximum Floor Area Ratio and Minimum Density
Subsection	Modifier on Zoning Map	Maximum Height	Maximum Floor Area Ratio	Minimum Density
4.1.1.	h16.0	16.0 m	2.3	45 Dwellings/ha
4.1.2.	h23.0	23.0 m	3.0	75 Dwellings/ha
4.1.3.	h28.0	28.0 m	3.8	90 Dwellings/ha

4.2.

The maximum Floor Area Ratio is increased by 0.7 where a minimum of 10% of all Dwellings:

4.2.1.

comply with the inclusive design requirements of Section 5.50;

4.2.2.

have a Floor Area greater than 100 m², a minimum of 3 bedrooms; and

4.2.2.1.	access to an outdoor Common Amenity Area designed for children that is at least 50.0 m²; and
4.2.2.2.	access to dedicated and enhanced bulk storage within the Dwelling or within the building; or

4.2.3.

comply with any combination of Subsections 4.2.1 and 4.2.2.

4.3.

The maximum Floor Area Ratio is increased by 0.7 where:

4.3.1.	a minimum of 30% of all Supportive Housing Sleeping Units comply with the inclusive design requirements of Section 5.50; or
4.3.2.	1 or more buildings listed on the Inventory of Historic Resources is maintained as part of a proposed development to the satisfaction of the Development Planner, in consultation with the City department responsible for heritage planning.

4.4.

Development must comply with Table 4.4:

Table 4.4. Building Regulations
Subsection	Regulation	Value	Symbol
Building Length
4.4.1.	Maximum total length of any building for new buildings and additions	80.0 m	-
Setbacks Abutting Streets
4.4.2.	Minimum Setback where a Treed Boulevard is present	3.0 m	A
4.4.3.	Minimum Setback where a Treed Boulevard is not present	4.5 m	B
Unless the following applies:
4.4.4.	Minimum Setback where non-Residential Uses are developed on the Ground Floor and form a Main Street Development	1.0 m	-
Setbacks Abutting Alleys
4.4.5.	Minimum Setback	3.0 m	C
	Diagram for Subsections 4.4.2, 4.4.3, and 4.4.5
Setbacks Abutting Sites
4.4.6.	Minimum Setback	3.0 m	D
Unless the following applies:
4.4.7.	Minimum Interior Side Setback for buildings less than or equal to 12.0 m in Height	1.5 m	E
	Diagram for Subsections 4.4.6 and 4.4.7

4.5.	Despite Subsection 4.4.6, for buildings greater than 12.0 m in Height, the minimum Setback from an Abutting Site in a residential Zone that has a maximum Height of 12.0 m or less must comply with Table 4.5:

Table 4.5. Minimum Transition Setback Regulations
Subsection	Regulation	Minimum Setback for buildings greater than 12.0 m in Height	Symbol	Minimum Setback for portions of the building greater than 16.0 m in Height	Symbol
4.5.1.	Where the building wall facing the Abutting Site is less than or equal to 40.0 m in length	3.0 m	A	6.0 m	B
4.5.2.	Where the building wall facing the Abutting Site is greater than 40.0 m in length	6.0 m	C	9.0 m	D
	Diagram for Subsection 4.5

4.6.

Despite Subsection 4.5.2, where the required minimum Setback is 9.0 m, this is reduced to 6.0 m where a Landscape Buffer is provided in compliance with Subsection 5 of Section 5.60, except:

4.6.1.

the Setback Abutting the south Lot line of a Site in a residential Zone must not be reduced.

Building Design Regulations

5.1.

Where a building wall:

5.1.1.	faces a Street; or
5.1.2.	faces a Site in a residential or mixed use Zone,
the Facade must be articulated using 2 or more design techniques or features to minimize the perception of massing, eliminate large blank walls, and provide visual interest. Design techniques or features may include: variations in rooflines; vertical or horizontal building wall projection or recessions; visual breaks of building Facades into smaller sections; features such as windows, balconies, or porches; use of a combination of finishing materials; or other similar techniques or features.

5.2.

To promote pedestrian interaction and safety, Ground Floor non-Residential Facades must comply with the following:

5.2.1.	Where a Facade faces a Street, a minimum of 50% of the Facade area between 1.0 m and 2.0 m above ground level must be windows.
5.2.2.	A maximum of 10% of the Facade area windows facing a Street, a Park, or along Facades with a main entrance facing Parking Areas interior to the Site may be covered by non-transparent material. The remainder must be clear, non-reflective and free from obstruction.

Diagram for Subsection 5.2

Diagram showing design regulations for Ground Floor, non-Residential Facades

5.3.

On Corner Sites, the principal building Facades facing a Street must use consistent exterior finishing materials and architectural features, and include features such as windows, doors, or porches.

Entrance Design Regulations

5.4.

Principal buildings located adjacent to a Street with an existing or approved sidewalk must have an entrance facing a Street with an existing or approved sidewalk.

5.5.

Main entrances must incorporate weather protection features in the form of canopies, awnings, overhangs, vestibules, recessed entrances or other architectural elements to provide all-season weather protection to pedestrians and to enhance the visibility of entrances.

5.6.

Where:

5.6.1.	the building length is greater than 30.0 m;
5.6.2.	the building Facade fronts onto a Street with an existing or approved sidewalk; and
5.6.3.	the Setback from the Street with an existing or approved sidewalk is 4.5 m or less,
each Ground Floor Dwelling must have an individual entrance with direct outside access to a Street with an existing or approved sidewalk.

5.7.

Sliding patio doors must not serve as the individual entrance required under Subsection 5.6.

Parking, Loading, and Access

6.1.

Vehicle access must be from an Alley where a Site Abuts an Alley.

6.2.

Surface Parking Lots, and loading and waste collection areas must not be located between a principal building and a Street.

6.3.

Despite the Setbacks specified in Table 4.4, Surface Parking Lots and loading and waste collection areas may project into a Setback from:

6.3.1.	an Alley; and
6.3.2.	an Abutting Site, where a minimum 1.5 m wide Landscape Buffer is provided within the Setback.

2.50 RL - Large Scale Residential Zone

To allow for high-rise Residential development that ranges from approximately 9 to 20 Storeys. Row Housing is not intended in this Zone unless it forms part of a larger multi-unit Residential development. Limited opportunities for community and commercial development are permitted to provide services to local residents.

Residential Uses

2.1.

2.2.

Residential, limited to:

2.2.1.	Lodging House
2.2.2.	Multi-unit Housing
2.2.3.	Row Housing
2.2.4.	Secondary Suite
2.2.5.	Supportive Housing

Commercial Uses

2.3.

2.4.

2.5.

2.6.

2.7.

2.8.

Community Uses

2.9.

2.10.

2.11.

2.12.

2.13.

Agricultural Uses

2.14.

Sign Uses

2.15.

2.16.

2.17.

2.18.

Residential Uses

3.1.

Home Based Businesses must comply with Section 6.60.

3.2.

3.2.1.

Row Housing is only permitted:

3.2.1.1.	where developed on the same Site as Multi-unit Housing; or
3.2.1.2.	where existing as of January 1, 2024.

Non-Residential Uses

3.3.

Non-Residential Use developments, excluding Parks, Special Events and Signs, must only be located on the Ground Floor or second Storey of Residential buildings, except:

3.3.1.

Child Care Services are permitted up to and including the fourth Storey.

Commercial Uses

3.4.

The maximum Floor Area for Commercial Uses, other than Residential Sales Centres, is 300 m² per individual establishment.

3.5.

Residential Sales Centres may be approved for a maximum of 5 years. Subsequent Development Permits for Residential Sales Centres on the same Site may only be issued as a Discretionary Development.

Community Uses

3.6.

Child Care Services must comply with Section 6.40.

3.7.

Special Events must comply with Section 6.100.

Sign Uses

3.8.

Fascia Signs, Freestanding Signs, Portable Signs, and Projecting Signs are limited to On-premises Advertising.

3.9.

Signs must comply with Section 6.90.

Uses with Floor Area Exceptions

3.10.

The Development Planner may consider a variance to the maximum Floor Area of a non-Residential Use if adequate mitigation measures are used to reduce negative impacts to Abutting Uses or Sites, including:

3.10.1.	measures specified in Subsection 2 of Section 5.120;
3.10.2.	modification of Site plans to locate Uses or activities in a location to minimize visual, noise, lighting, odour, or other similar Nuisances; or
3.10.3.	other similar measures.

4.1.	Maximum Height and maximum Floor Area Ratio must comply with Table 4.1:

Table 4.1. Maximum Height and Floor Area Ratio
Subsection	Modifier on Zoning Map	Maximum Height	Maximum Floor Area Ratio
4.1.1.	h50.0	50.0 m	4.5
4.1.2.	h65.0	65.0 m	5.5

4.2.

The maximum Floor Area Ratio is increased by 1.0 where a minimum of 10% of all Dwellings:

4.2.1.

comply with the inclusive design requirements of Section 5.50;

4.2.2.

have a Floor Area greater than 100 m², a minimum of 3 bedrooms, are located below the 10th Storey of the building, and have:

4.2.2.1.	access to an outdoor Common Amenity Area designed for children that is at least 50.0 m²; and
4.2.2.2.	dedicated and enhanced bulk storage within the Dwelling or within the building; or

4.2.3.

comply with any combination of Subsections 4.2.1 and 4.2.2.

4.3.

The maximum Floor Area Ratio is increased by 1.0 where:

4.3.1.	a minimum of 30% of all Supportive Housing Sleeping Units comply with the inclusive design requirements of Section 5.50; or
4.3.2.	1 or more buildings listed in the Inventory of Historic Resources is maintained as part of a proposed development to the satisfaction of the Development Planner, in consultation with the City department responsible for heritage planning.

4.4.

Development must comply with Table 4.4:

Table 4.4. Setbacks Abutting Streets and Alleys
Subsection	Regulation	Value	Symbol
Setbacks Abutting Streets
4.4.1.	Minimum Setback where a Treed Boulevard is present	3.0 m	A
4.4.2.	Minimum Setback where a Treed Boulevard is not present	4.5 m	B
Unless the following applies
4.4.3.	Minimum Setback for portions of development less than or equal to 16 m in Height with: non-Residential Uses on the Ground Floor that form a Main Street Development	1.0 m	-
Setbacks Abutting Alleys
4.4.4.	Minimum Setback	3.0 m	C
	Diagram for Subsections 4.4.1, 4.4.2, and 4.4.4

4.5.	Development must comply with Table 4.5:

Table 4.5. Minimum Setbacks from Abutting Sites
Subsection	Regulation	Value	Symbol
4.5.1.	Minimum Setback	3.0 m	A
Unless the following applies
4.5.2.	Minimum Setback for portions of development greater than 23.0 m in Height	6.0 m	B
	Diagram for Subsection 4.5.1 and 4.5.2

4.6.	Development must comply with Table 4.6:

Table 4.6. Tower Regulations
Subsection	Regulation	Value
4.6.1.	Maximum Tower Floor Plate for portions of Towers greater than 23.0 m in Height	850 m²
4.6.2.	Minimum separation between Towers on the same Site or Abutting Sites, for portions of Towers greater than 23.0 m in Height	25.0 m
4.6.3.	Minimum Setback for portions of Towers greater than 23.0 m in Height from an Abutting Street	6.0 m

4.7.

Towers must mitigate microclimatic impacts based on a Wind Impact Assessment and Sun Shadow Impact Study, where applicable, in compliance with Section 7.140.

4.8.

The Development Planner may consider a variance to the regulations in Table 4.6, taking into consideration factors such as:

4.8.1.	the orientation and placement of the Tower and associated visual, sun, shadow, and microclimatic impacts on Amenity Areas, Pathways, and Abutting residential or mixed use developments;
4.8.2.	the context of the Site in relation to the location and Height of buildings on Abutting Sites; and
4.8.3.	recommendations and mitigation measures specified in any required technical studies or applicable urban design guidelines.

Building Design Regulations

5.1.

Where a building wall:

5.1.1.	faces a Street; or
5.1.2.	has a total length greater than 20.0 m facing a Site in a residential or mixed use Zone,
the Facade must be articulated using 2 or more design techniques or features to minimize the perception of massing, eliminate large blank walls, provide visual interest, and enhance the appearance of buildings during winter months. Design techniques or features may include: variations in rooflines; vertical or horizontal building wall projections or recessions; visual breaks of building Facades into smaller sections; use of a combination of finishing materials; or other similar techniques or features.

5.2.

Subsection 5.1 does not apply to Facades of a Tower above:

5.2.1.	a Podium; or
5.2.2.	23.0 m in Height.

5.3.

To promote pedestrian interaction and safety, Ground Floor non-Residential Facades must comply with the following:

5.3.1.

Where a Facade faces a Street, a minimum of 50% of the Facade area between 1.0 m and 2.0 m above ground level must be windows.

5.3.2.

A maximum of 10% of the Facade area windows facing a Street, a Park, or along Facades with a main entrance facing Parking Areas interior to the Site may be covered by non-transparent material. The remainder must be clear, non-reflective and free from obstruction.

Diagram for Subsection 5.3

5.4.

On Corner Sites, the Facade design and materials must wrap around the side of the building to provide a consistent profile facing both Streets.

Entrance Design Regulations

5.5.

For new buildings and additions, where a Use is located on the Ground Floor adjacent to a Street, the main entrance for non-Residential Uses, and the main shared entrance for Multi-unit Housing or Supportive Housing must:

5.5.1.	be directed towards the Street; and
5.5.2.	be level with, or have sloped doorway thresholds to, Abutting Pathways and public sidewalks.

5.6.

Dwelling units with at-grade entrances must provide a semi-private space to act as a transition area from Streets. This can be established through the use of features such as fencing, Landscaping, porches, or other similar measures.

5.7.

Main entrances must incorporate weather protection features in the form of canopies, awnings, overhangs, common vestibules, recessed entrances or other architectural elements to provide all-season weather protection to pedestrians and to enhance the visibility of entrances.

Parking, Loading, Storage and Access

6.1.

Vehicle access must be from an Abutting Alley. Where there is no Abutting Alley, vehicle access must:

6.1.1.	be from the Flanking Street for Corner Sites;
6.1.2.	be designed to minimize disruption to vehicle and pedestrian circulation; and
6.1.3.	be designed to minimize impacts to existing trees and the streetscape,
to the satisfaction of the Development Planner in consultation with the City department responsible for transportation services.

6.2.

Despite the Setbacks specified in Tables 4.4 and 4.5:

6.2.1.	Surface Parking Lots, and loading, storage, and waste collection areas must not be located between a principal building and a Street and must provide a minimum 3.0 m wide Landscape Buffer where adjacent to a Street.
6.2.2.	Surface Parking Lots and loading, storage, and waste collection areas may project into, or be located within, a Setback Abutting another Site where a minimum 1.5 m wide Landscape Buffer is provided within the Setback.
6.2.3.	Surface Parking Lots, and loading, storage, and waste collection areas may project into, or be located within, a Setback Abutting an Alley.

6.3.

Above-ground Parkade Facades facing a Street or a Park must be screened from view at ground level and wrapped with Residential, Commercial or Community Uses with a minimum depth of 8.0 m.

Other Regulations

6.4.

Despite the Setbacks specified in Table 4.4, outdoor display areas and Public Space associated with a Main Street Development may be located in a Setback Abutting a Street.

2.60 RR - Rural Residential Zone

To allow for rural residential development while prohibiting further subdivision of rural residential lands.

Residential Uses

2.1.

2.2.

Residential, limited to:

2.2.1.	Backyard Housing
2.2.2.	Secondary Suite
2.2.3.	Single Detached Housing
2.2.4.	Supportive Housing

Commercial Uses

2.3.

Indoor Sales and Service, limited to veterinary service

Community Uses

2.4.

Child Care Service

2.5.

Special Event

Agricultural Uses

2.6.

Agriculture

Sign Uses

2.7.

Fascia Sign

2.8.

Freestanding Sign

2.9.

Residential Uses

3.1.

A Residential Use must only be in the form of a maximum of 1 Single Detached House, 1 Dwelling of Backyard Housing, and 1 Secondary Suite.

3.2.

Backyard Housing must comply with Section 6.10.

3.2.1.

The maximum Floor Area for Backyard Housing is 130.0 m².

3.3.

Home Based Businesses must comply with Section 6.60.

Commercial Uses

3.4.

Veterinary services must be located and developed on a Site in such a manner that the keeping of animals does not create a Nuisance.

Community Uses

3.5.

Child Care Services must comply with Section 6.40

3.6.

Special Events must comply with Section 6.100.

Agricultural Uses

3.7.

Agricultural Uses must be located and developed on a Site in such a manner that the keeping of animals or livestock does not create a Nuisance.

Sign Uses

3.8.

Fascia Signs, Freestanding Signs, and Portable Signs are limited to On-premises Advertising.

3.9.

Signs must comply with Section 6.90.

4.1.	Development must comply with Table 4.1:

Table 4.1. Site and Building Regulations
Section	Regulation	Value	Symbol
Site Area
4.1.1.	Minimum Site area	1.0 ha	-
Height
4.1.2.	Maximum Height	12.0 m	-
Setbacks
4.1.3.	Minimum Front Setback	7.5 m	A
4.1.4.	Minimum Rear Setback	7.5 m	B
4.1.5.	Minimum Side Setback	5.0 m	C
	Diagram for Section 4.1

5.1.	Subdivision of lands zoned Rural Residential is prohibited.

2.70 MUN - Neighbourhood Mixed Use Zone

To allow for neighbourhood scale pedestrian oriented mixed use development anticipated in Local Nodes, as directed by statutory plans, that is integrated with the neighbourhood and intended to serve as a community focal point for commercial businesses, services, social gathering, and Residential Uses.

Residential Uses

2.1.

2.2.

Residential, limited to:

2.2.1.	Lodging House
2.2.2.	Multi-unit Housing
2.2.3.	Row Housing
2.2.4.	Secondary Suite
2.2.5.	Supportive Housing

Commercial Uses

2.3.

2.4.

2.5.

2.6.

2.7.

2.8.

2.9.

2.10.

2.11.

2.12.

2.13.

2.14.

2.15.

Vehicle Support Service, limited to those existing prior to January 1, 2024

Community Uses

2.16.

2.17.

2.18.

2.19.

2.20.

2.21.

Basic Service Uses

2.22.

2.23.

2.24.

Agricultural Uses

2.25.

Sign Uses

2.26.

2.27.

2.28.

2.29.

2.30.

2.31.

Residential Uses

3.1.

Home Based Businesses must comply with Section 6.60.

3.2.

3.2.1.

The Residential Use must be on a Site with at least 1 non-Residential Use other than a Sign Use.

3.2.2.

Ground Floor Residential Uses located adjacent to a Street may only be approved where:

3.2.2.1.	located on a Corner Site and facing a Local Road; and
3.2.2.2.	the Residential Ground Floor building Frontage is not more than 70% of the total building Frontage facing the Local Road.

Non-Residential Uses

3.3.

All Ground Floor building Frontages adjacent to a Street must consist of non-Residential Uses oriented towards the adjacent Street, except as identified in Subsection 3.2.2.

3.4.

On Corner Sites that Abut an Arterial Road or Collector Road, and a Local Road, Ground Floor non-Residential Uses must be oriented towards and include a main entrance that faces the Abutting Arterial Road or Collector Road.

3.5.

The maximum Floor Area for non-Residential Uses is:

3.5.1.	500 m² per individual establishment, where the only Streets Abutting the Site are Local Roads;
3.5.2.	1,000 m² per individual establishment, where located on a Site Abutting one or more Collector or Arterial Roads; or
3.5.3.	2,500 m² per individual establishment, where located on a Site greater than 1 ha that Abuts one or more Arterial Roads.

Commercial Uses

3.6.

Bars and Food and Drink Services

3.6.1.

Despite Subsection 3.5, the maximum Floor Area is 500 m² per individual establishment.

3.7.

Body Rub Centres must comply with Section 6.20.

3.8.

Cannabis Retail Stores must comply with Section 6.30.

3.9.

3.9.1.

Despite Subsection 3.5, the maximum Floor Area is 300 m² per individual establishment, except:

3.9.1.1.

Where Custom Manufacturing is combined with a Bar or Food and Drink Service, the maximum Floor Area is 500 m² per individual establishment.

3.9.2.

Manufacturing activities and storage must be located within an enclosed building.

3.10.

Hotels

3.10.1.

Ground Floor guest rooms must not be located adjacent to a Street.

3.11.

3.11.1.

Despite Subsection 3.5, the maximum Floor Area for Grocery Stores is 2,500 m² per individual establishment.

3.12.

Liquor Stores must comply with Section 6.70.

3.13.

Residential Sales Centres may be approved for a maximum of 5 years. Subsequent Development Permits for Residential Sales Centres on the same Site may only be issued as a Discretionary Development.

3.14.

Vehicle Support Services and Uses with Drive-through Services

3.14.1.	Vehicle Support Services and Uses with Drive-through Services must comply with Section 6.110.
3.14.2.	Uses with Drive-through Services are only permitted where existing prior to January 1, 2024.

Community Uses

3.15.

Child Care Services must comply with Section 6.40.

3.16.

Special Events must comply with Section 6.100.

Basic Service Uses

3.17.

Basic Service Uses must be on a Site with at least 1 additional Use other than a Sign Use.

3.18.

3.18.1.	The maximum total area for a Recycling Drop-off Centre is 300 m² per Site.
3.18.2.	Recycling bins and associated drive aisles and queuing lanes must not be located between a building and a Street.
3.18.3.	Perimeter screening using Fences, Landscape Buffers, or other similar features, must be provided to screen the view of drop-off areas and bins from Abutting Streets and Sites in non-industrial Zones.

3.19.

3.19.1.

Despite the Setbacks specified in Table 4.4, Transit Facilities may project into a Setback Abutting a Street to integrate with transit infrastructure in the road right-of-way.

Agricultural Uses

3.20.

3.20.1.	Despite Subsections 3.5.2 and 3.5.3, the maximum Floor Area is 600 m² per individual establishment where located on a Site Abutting one or more Collector or Arterial Roads.
3.20.2.	With the exception of outdoor display areas of products for sale, Urban Agriculture Uses must be located within or on a building.
3.20.3.	The Development Planner may consider a variance to Subsection 3.20.2 based on the recommendations provided in an environmental or risk assessment report in compliance with Section 7.140.

Sign Uses

3.21.

Fascia Signs, Freestanding Signs, Portable Signs, and Projecting Signs are limited to On-premises Advertising, except that:

3.21.1

Off-premises Advertising is permitted where existing as of January 1, 2024.

3.22.

Major Digital Signs and Minor Digital Signs are only permitted where existing as of January 1, 2024.

3.23.

Signs must comply with Section 6.90.

Uses with Total Area and Floor Area Exceptions

3.24.

The Development Planner may consider a variance to the maximum total area or Floor Area of a non-Residential Use if adequate mitigation measures are used to reduce negative impacts to Abutting Uses or Sites, including:

3.24.1.	measures specified in Subsection 2 of Section 5.120;
3.24.2.	modification of Site plans to locate Uses or activities in a location to minimize visual, noise, lighting, odour or other similar Nuisances; or
3.24.3.	other similar measures.

4.1.	Development must comply with Table 4.1:

Table 4.1. Site and Building Regulations
Subsection	Regulation	Value
Site Area
4.1.1.	Maximum Site area	2.0 ha
Height
4.1.2.	Maximum Height	16.0 m
4.1.3.	Minimum Ground Floor Height for non-Residential Uses in new buildings	4.0 m
Floor Area Ratio
4.1.4.	Maximum Floor Area Ratio	3.5

4.2.

Floor Area associated with Residential Uses is excluded from the calculation of the maximum Floor Area Ratio where a minimum of 10% of all Dwellings:

4.2.1.

comply with the inclusive design requirements of Section 5.50;

4.2.2.

have a Floor Area greater than 100 m² and a minimum of 3 bedrooms; and

4.2.2.1.	access to an outdoor Common Amenity Area designed for children of at least 50.0 m²; and
4.2.2.2.	dedicated and enhanced bulk storage within the Dwelling or within the building; or

4.2.3.

comply with any combination of Subsections 4.2.1 and 4.2.2.

4.3.

The maximum Floor Area Ratio is increased by 0.7 where:

4.3.1.	a minimum of 30% of all Supportive Housing Sleeping Units comply with the inclusive design requirements of Section 5.50; or
4.3.2.	1 or more buildings listed in the Inventory of Historic Resources is maintained as part of a proposed development to the satisfaction of the Development Planner in consultation with the City department responsible for heritage planning.

4.4.

Development must comply with Table 4.4:

Table 4.4. Setback Regulations
Subsection	Regulation	Value	Symbol
For portions of development with non-Residential Uses on the Ground Floor Abutting a Street
4.4.1.	Minimum Setback	1.0 m	-
4.4.2.	Maximum Setback	3.0 m	A
4.4.3.	Maximum Setback: for portions of development above the Ground Floor; or to accommodate a Park, Public Amenity Area, or to retain mature Landscaping	No maximum	-
Unless the following applies:
4.4.4.	Minimum Setback for Ground Floor non-Residential Uses where Abutting a Street with a sidewalk width 4.7 m or greater, measured from the Lot line to the curb	0 m	-
For portions of development with Residential Uses on the Ground Floor Abutting a Street
4.4.5.	Minimum Setback from Abutting Streets with a Treed Boulevard	3.0 m	B
4.4.6.	Minimum Setback from Abutting Streets without a Treed Boulevard	4.5 m	C
Setbacks Abutting Alleys
4.4.7.	Minimum Setback	0 m	-
Unless the following applies:
4.4.8.	Minimum Setback for new buildings and additions where an Abutting Alley is less than 6.0 m wide	1.0 m	D
Setbacks Abutting Sites
4.4.9.	Minimum Setback	3.0 m	E
Unless the following applies:
4.4.10.	Minimum Setback where Abutting a Site: in the MUN Zone; in the MU Zone that is undeveloped or that has the Commercial Frontage Modifier; in a commercial Zone; or with a building built to the shared Lot line to form a Main Street Development with a continuous Street Wall	0 m	-
	Diagram for Subsection 4.4

Building Design Regulations

5.1.

Where a building wall:

5.1.1.	faces a Street or Park;
5.1.2.	has a main entrance facing a Public Amenity Area or Parking Area interior to the Site; or
5.1.3.	has a total length greater than 20.0 m facing a Site in a residential or mixed use Zone,
the Facade must be articulated using 2 or more design techniques or features to minimize the perception of massing, eliminate large blank walls, provide visual interest, and enhance the appearance of buildings during winter months. Design techniques or features may include: variations in rooflines; vertical or horizontal building wall projections or recessions; visual breaks of building Facades into smaller sections; use of a combination of finishing materials; or other similar techniques or features.

5.2.

Subsection 5.1 does not apply to building walls facing and built to a shared Lot line to establish a continuous Street Wall with the Abutting Site.

5.3.

Ground Floor non-Residential Facades facing Streets, and any Facade with a main entrance that faces a Park, must be designed to break up the appearance into sections of 11.0 m or less by incorporating 2 or more design techniques or features such as those described in Subsection 5.1.

5.4.

Each Storey must have windows on all building Facades facing a Street.

5.5.

To promote pedestrian interaction and safety, Ground Floor non-Residential Facades must comply with the following:

5.5.1.

Where a Facade faces a Street, a minimum of 65% of the Facade area between 1.0 m and 2.0 m above ground level must be windows.

5.5.2.

Despite Subsection 5.5.1, for exterior alterations to existing storefronts that involve adding or removing windows, a minimum of 50% of the Facade area between 1.0 m and 2.0 m above ground level facing a Street must be windows.

5.5.3.

A maximum of 10% of all Ground Floor windows facing a Street, a Park, or along Facades with a main entrance facing a Public Amenity Area or Parking Area interior to the Site may be covered by non-transparent material. The remainder must be clear, non-reflective and free from obstruction.

Diagram for Subsection 5.5

5.6.

The Facade design and materials must wrap around the side of the building to provide a:

5.6.1.	consistent profile facing both Streets for Corner Sites; and
5.6.2.	consistent profile for building corners facing Streets and Alleys for Interior Sites, except that Facades facing an Alley do not require windows.

Entrance Design Regulations

5.7.

Ground Floor non-Residential Uses adjacent to a Street must have separate individual entrances, but may share a common vestibule.

Diagram for Subsection 5.7

5.8.

For new buildings and additions, where a Use is located on the Ground Floor adjacent to a Street:

5.8.1.	the main entrance must be directed towards the Street; and
5.8.2.	the main entrance for non-Residential Uses, and shared entrances for Multi-unit Housing or Supportive Housing must be level with, or have sloped doorway thresholds to, Abutting Pathways and public sidewalks.

5.9.

Dwelling units with at-grade entrances must provide a semi-private space to act as a transition area from Streets. This can be established through the use of features such as fencing, Landscaping, porches, or other similar measures.

5.10.

Main entrances must incorporate weather protection features in the form of canopies, awnings, overhangs, vestibules, recessed entrances, or other Architectural Elements to provide all-season weather protection to pedestrians and to enhance the visibility of entrances.

Parking, Loading, Storage and Access

6.1.

Vehicle access must be from an Abutting Alley. Where there is no Abutting Alley, vehicle access must:

6.1.1.	be from a Flanking Street for Corner Sites;
6.1.2.	be designed to minimize disruption to vehicle and pedestrian circulation; and
6.1.3.	be designed to minimize impacts to existing trees and the streetscape,
to the satisfaction of the Development Planner in consultation with the City department responsible for transportation services.

6.2.

Despite the Setbacks specified in Table 4.4:

6.2.1.	Surface Parking Lots and loading, storage, and waste collection areas must not be located between a principal building and a Street and must provide a minimum 2.0 m wide Landscape Buffer where adjacent to a Street.
6.2.2.	Surface Parking Lots and loading, storage, and waste collection areas may project into, or be located within, a Setback Abutting another Site where a minimum 1.5 m wide Landscape Buffer is provided within the Setback.

6.3.

Above-ground Parkade Facades facing a Street or a Park must be wrapped with Commercial or Community Uses, with a minimum depth of 8.0 m, on the Ground Floor.

6.4.

Above-ground Parkades must be designed to be adaptable for future non-parking Uses by having:

6.4.1.	a minimum floor to ceiling clearance of 4.0 m at ground level, and 3.1 m above the Ground Floor;
6.4.2.	floors that can readily become level; and
6.4.3.	drive ramps located and designed to allow for future removal without interfering with developable space.

Other Regulations

6.5.

Despite the Setbacks specified in Table 4.4, outdoor display areas and Public Space may be located in a Setback Abutting a Street.

2.80 MU - Mixed Use Zone

To allow for varying scales of mixed use development that enables the growth and development anticipated in the Nodes and Corridors as directed by statutory plans. This Zone allows for a range of Uses and supports housing, recreation, commerce, and employment opportunities. Site and building design in this Zone promotes development that enhances the public realm and publicly accessible amenities to create vibrant, walkable destinations at a scale inviting to pedestrians.

Residential Uses

2.1.

2.2.

Residential, limited to:

2.2.1.	Lodging House
2.2.2.	Multi-unit Housing
2.2.3.	Row Housing
2.2.4.	Secondary Suites
2.2.5.	Supportive Housing

Commercial Uses

2.3.

2.4.

2.5.

2.6.

2.7.

2.8.

2.9.

2.10.

2.11.

Major Indoor Entertainment

2.12.

2.13.

2.14.

2.15.

2.16.

Vehicle Support Service, limited to those existing prior to January 1, 2024

Industrial Uses

2.17.

Community Uses

2.18.

2.19.

2.20.

2.21.

2.22.

2.23.

Basic Service Uses

2.24.

2.25.

Health Care Facility

2.26.

2.27.

Agricultural Uses

2.28.

Sign Uses

2.29.

2.30.

2.31.

2.32.

2.33.

2.34.

Non-Residential Uses

3.1.

On Sites with the Commercial Frontage Modifier, all Ground Floor building Frontages adjacent to a Street must consist of non-Residential Uses oriented towards the adjacent Street, except as identified in Subsection 3.4.2.

3.2.

On Corner Sites that Abut an Arterial Road or Collector Road, and a Local Road, Ground Floor non-Residential Uses must be oriented towards, and include a main entrance that faces, the Abutting Arterial Road or Collector Road.

Residential Uses

3.3.

Home Based Businesses must comply with Section 6.60.

3.4.

3.4.1.

Row Housing is only permitted where developed on the same Site as Multi-unit Housing or non-Residential Uses.

3.4.2.

Ground Floor Residential Uses located adjacent to a Street may only be approved on a Site with the Commercial Frontage Modifier where:

3.4.2.1.	located on a Corner Site and facing a Local Road; and
3.4.2.2.	the residential Ground Floor building Frontage is not more than 70% of the total building Frontage facing the Local Road.

Commercial Uses

3.5.

Body Rub Centres must comply with Section 6.20.

3.6.

Cannabis Retail Stores must comply with Section 6.30.

3.7.

3.7.1.	The maximum Floor Area is 600 m² per individual establishment.
3.7.2.	Manufacturing activities and storage must be located within an enclosed building.

3.8.

Hotels

3.8.1.

Ground Floor guest rooms must not be located adjacent to a Street.

3.9.

Liquor Stores must comply with Section 6.70.

3.10.

Major Indoor Entertainment

3.10.1.

The maximum Floor Area is 500 m² per individual establishment, except where located on a Site greater than 1 ha.

3.11.

Residential Sales Centres may be approved for a maximum of 5 years. Subsequent Development Permits for Residential Sales Centres on the same Site may only be issued as a Discretionary Development.

3.12.

Vehicle Support Services and Uses with Drive-through Services

3.12.1.	Vehicle Support Services and Uses with Drive-through Services must comply with Section 6.110.
3.12.2.	Uses with Drive-through Services are only permitted where existing prior to January 1, 2024.

Industrial Uses

3.13.

Indoor Self Storage

3.13.1.	Must not be developed as a standalone building.
3.13.2.	Must incorporate windows at regular intervals on all Storeys on Facades facing Abutting Streets. Windows must be clear, transparent and non-reflective.
3.13.3.	The maximum Ground Floor building Frontage for Indoor Self Storage is 11.0 m. The remaining Ground Floor building Frontage must be used for Community Uses or Commercial Uses other than Vehicle Support Services.

Community Uses

3.14.

Child Care Services must comply with Section 6.40.

3.15.

Special Events must comply with Section 6.100.

Basic Service Uses

3.16.

Basic Service Uses must be on a Site with at least 1 additional Use other than a Sign Use.

3.17.

Health Care Facilities

3.17.1.

The maximum Floor Area is 1,000 m² per individual establishment.

3.18.

Recycling Drop-off Centres

3.18.1.	The maximum total area for a Recycling Drop-off Centre on a Site is 300 m².
3.18.2.	Recycling bins and associated drive aisles and queuing lanes must not be located between a building and a Street.
3.18.3.	Perimeter screening using Fences, Landscape Buffers, or other similar features, must be provided to screen the view of drop-off areas and bins from Abutting Streets and Sites in non-industrial Zones.

3.19.

3.19.1.

Despite the Setbacks specified in Table 4.4, Transit Facilities may project into a Setback Abutting a Street to integrate with transit infrastructure in the road right-of-way.

Agricultural Uses

3.20.

3.20.1.	The maximum Floor Area is 600 m² per individual establishment.
3.20.2.	With the exception of outdoor display areas of products for sale, Urban Agriculture Uses must be located within or on a building.
3.20.3.	The Development Planner may consider a variance to Subsection 3.20.2 based on the recommendations provided in an environmental site assessment in compliance with Section 7.140.

Sign Uses

3.21.

Signs must comply with Section 6.90.

Uses with Total Area and Floor Area Exceptions

3.22.

The Development Planner may consider a variance to the maximum total area or Floor Area of a non-Residential Use if adequate mitigation measures are used to reduce negative impacts to Abutting Uses or Sites, including:

3.22.1.	measures specified in Subsection 2 of Section 5.120;
3.22.2.	modification of Site plans to locate Uses or activities in a location to minimize visual, noise, lighting, odour or other similar Nuisances; or
3.22.3.	other similar measures.

4.1.	Development must comply with Table 4.1:

Table 4.1. Building Regulations
Subsection	Regulation	Value
Height
4.1.1.	Maximum Height	The number (in metres) following the Modifier ‘h’ as indicated on the Zoning Map
4.1.2.	Minimum Ground Floor Height for non-Residential Uses in new buildings	4.0 m
Floor Area Ratio
4.1.3.	Maximum Floor Area Ratio	The number following the Modifier ‘f’ as indicated on the Zoning Map

4.2.

Floor Area associated with Residential Uses is excluded from the calculation of the maximum Floor Area Ratio where a minimum of 10% of all Dwellings:

4.2.1.

comply with the inclusive design requirements of Section 5.50;

4.2.2.

have a Floor Area greater than 100 m², a minimum of 3 bedrooms, are located below the 10th Storey of the building, and have:

4.2.2.1.	access to an outdoor Common Amenity Area designed for children of at least 50.0 m²; and
4.2.2.2.	dedicated and enhanced bulk storage within the Dwelling or within the building; or

4.2.3.

comply with any combination of Subsections 4.2.1 and 4.2.2.

4.3.

The maximum Floor Area Ratio is increased by 1.0 where:

4.3.1.	a minimum of 30% of all Supportive Housing Sleeping Units comply with the inclusive design requirements of Section 5.50; or
4.3.2.	1 or more buildings listed in the Inventory of Historic Resources is maintained as part of a proposed development to the satisfaction of the Development Planner, in consultation with the City department responsible for heritage planning.

4.4.

Development must comply with Table 4.4:

Table 4.4. Setbacks Abutting Streets
Subsection	Regulation	Value	Symbol
4.4.1.	Minimum Setback	1.0 m	-
4.4.2.	Maximum Setback for Ground Floor non-Residential Uses	3.0 m	A
4.4.3.	Maximum Setback: for portions of development above the Ground Floor; or to accommodate a Park, Public Amenity Area, or to retain mature Landscaping	No maximum	-
Unless 1 or more of the following applies:
4.4.4.	Minimum Setback for Ground Floor non-Residential Uses where Abutting a Street with a sidewalk width 4.7 m or greater, measured from the Lot line to the curb	0 m	-
4.4.5.	Minimum Setback for portions of development with Residential Uses on the Ground Floor Abutting a Street, where a Treed Boulevard is present	3.0 m	B
4.4.6.	Minimum Setback for portions of development with Residential Uses on the Ground Floor Abutting a Street, where a Treed Boulevard is not present	4.5 m	C
4.4.7	Minimum Setback for portions of development greater than 16.0 m in Height, or greater than the Height of the tallest Street Wall on an Abutting Site in a non-residential Zone where applicable, whichever is greater	4.5 m	D
	Diagram for Subsections 4.4.2, 4.4.5, 4.4.6 and 4.4.7

4.5.	Development must comply with Table 4.5:

Table 4.5. Setbacks Abutting Alleys
Subsection	Regulation	Value
4.5.1.	Minimum Setback	0 m
Unless 1 or more of the following applies
4.5.2.	Minimum Setback for new buildings and additions where the Abutting Alley is less than 6.0 m wide	1.0 m
4.5.3.	Minimum Setback for portions of development greater than 16.0 m in Height	3.0 m

4.6.	Development must comply with Table 4.6:

Table 4.6. Minimum Setbacks from Abutting Sites
Subsection	Regulation	Value	Symbol
4.6.1.	Minimum Setback	3.0 m	A
Unless 1 or more of the following applies:
4.6.2.	Minimum Setback for portions of development less than or equal to 23.0 m in Height, where Abutting a Site: in the MU or MUN Zone that is undeveloped; in the MU Zone that has the Commercial Frontage Modifier; in a commercial Zone; or with a building built to the shared Lot line to form a Main Street Development with a continuous Street Wall	0 m
4.6.3.	Minimum Setback for portions of development greater than 16.0 m in Height, where Abutting a Site in a residential Zone that has a maximum Height of 12.0 m or less	6.0 m	B
	Diagram for Subsections 4.6.1 and 4.6.3
4.6.4.	Minimum Setback for portions of development greater than 23.0 m in Height	6.0 m	C
	Diagram for Subsections 4.6.1 and 4.6.4

4.7.	Development must comply with Table 4.7:

Table 4.7. Tower Regulations
Subsection	Regulation	Value	Symbol
4.7.1.	Maximum Tower Floor Plate for portions of Towers greater than 23.0 m in Height	850 m²
4.7.2.	Minimum separation between Towers on the same Site or Abutting Sites, for portions of Towers greater than 23.0 m in Height	25.0 m
4.7.3.	Minimum Tower Setback from Abutting Streets for portions of Towers greater than 23.0 m in Height	Setback provided at the Ground Floor plus an additional 4.5 m	A
4.7.4.	Despite Subsection 4.7.3, up to 1/3 of a Tower Facade facing an Abutting Street may extend to ground level	-
	Diagram for Subsection 4.7.3 and 4.7.4
4.7.5.	A Public Amenity Area must be provided between a Tower and a Street where a Podium is not provided	-

4.8.

Towers must mitigate microclimatic impacts based on a Wind Impact Assessment and Sun Shadow Impact Study, where applicable, in compliance with Section 7.140.

4.9.

The Development Planner may consider a variance to the regulations in Table 4.7, taking into consideration factors such as:

4.9.1.	the orientation and placement of the Tower and associated visual, sun, shadow, and microclimatic impacts on Amenity Areas, Pathways, and Abutting residential or mixed use developments;
4.9.2.	the context of the Site in relation to the location and Height of buildings on Abutting Sites; and
4.9.3.	recommendations and mitigation measures specified in any required technical studies or applicable urban design guidelines.

Building Design Regulations

5.1.

Where a building wall:

5.1.1.	faces a Street or Park;
5.1.2.	has a main entrance facing a Public Amenity Area or Parking Area interior to the Site; or
5.1.3.	has a total length greater than 20.0 m facing a Site in a residential or mixed use Zone,
the Facade must be articulated using 2 or more design techniques or features to minimize the perception of massing, eliminate large blank walls, provide visual interest, and enhance the appearance of buildings during winter months. Design techniques or features may include: variations in rooflines; vertical or horizontal building wall projections or recessions; visual breaks of building Facades into smaller sections; use of a combination of finishing materials; or other similar techniques or features.

5.2.

Subsection 5.1 does not apply to:

5.2.1.	building walls facing and built to a shared Lot line to establish a continuous Street Wall with the Abutting Site; or
5.2.2.	Facades of a Tower above a Podium or the Street Wall.

5.3.

Ground Floor non-Residential Facades facing Streets, and any Facade with a main entrance that faces a Park, must be designed to break up the appearance into sections of 11.0 m or less by incorporating 2 or more design features such as those described in Subsection 5.1.

5.4.

Each Storey must have windows on all building Facades facing a Street.

5.5.

To promote pedestrian interaction and safety, Ground Floor non-Residential Facades must comply with the following:

5.5.1.

Where a Facade faces a Street, a minimum of 65% of the Facade area between 1.0 m and 2.0 m above ground level must be windows.

5.5.2.

Despite Subsection 5.5.1, for exterior alterations to existing storefronts that involve adding or removing windows, a minimum of 50% of the Facade area between 1.0 m and 2.0 m above ground level facing a Street must be windows.

5.5.3.

A maximum of 10% of all Ground Floor windows facing a Street, a Park, or along Facades with a main entrance facing a Public Amenity Area or Parking Area interior to the Site may be covered by non-transparent material. The remainder must be clear, non-reflective and free from obstruction.

Diagram for Subsection 5.5

5.6.

The Facade design and materials must wrap around the side of the building to provide a:

5.6.1.	consistent profile facing both Streets for Corner Sites; and
5.6.2.	consistent profile for building corners facing Streets and Alleys for Interior Sites, except that Facades facing an Alley do not require windows.

Entrance Design Regulations

5.7.

Ground Floor non-Residential Uses adjacent to a Street must have separate individual entrances, but may share a common vestibule.

Diagram for Subsection 5.7

5.8.

For new buildings and additions, where a Use is located on the Ground Floor adjacent to a Street, the main entrance for non-Residential Uses, and the main shared entrance for Multi-unit Housing or Supportive Housing must:

5.8.1.	be directed towards the Street; and
5.8.2.	be level with, or have sloped doorway thresholds to, Abutting Pathways and public sidewalks.

5.9.

Dwelling units with at-grade entrances must provide a semi-private space to act as a transition area from Streets. This can be established through the use of features such as fencing, Landscaping, porches, or other similar measures.

5.10.

Main entrances must incorporate weather protection features in the form of canopies, awnings, overhangs, vestibules, recessed entrances, or other Architectural Elements to provide all-season weather protection to pedestrians and to enhance the visibility of entrances.

Parking, Loading, Storage and Access

6.1.

Vehicle access must be from an Abutting Alley. Where there is no Abutting Alley, vehicle access must:

6.1.1.	be from a Flanking Street for Corner Sites;
6.1.2.	be designed to minimize disruption to vehicle and pedestrian circulation; and
6.1.3.	be designed to minimize impacts to existing trees and the streetscape,
to the satisfaction of the Development Planner in consultation with the City department responsible for transportation services.

6.2.

Despite the Setbacks specified in Table 4.4 and 4.6:

6.2.1.	Surface Parking Lots and loading, storage, and waste collection areas must not be located between a principal building and a Street and must provide a minimum 2.0 m wide Landscape Buffer where adjacent to a Street.
6.2.2.	Surface Parking Lots and loading, storage, and waste collection areas may project into, or be located within, a Setback Abutting another Site where a minimum 1.5 m wide Landscape Buffer is provided within the Setback.

6.3.

Above-ground Parkade Facades facing a Street or a Park must be wrapped with Commercial or Community Uses, with a minimum depth of 8.0 m, on the Ground Floor.

6.4.

Above-ground Parkades must be designed to be adaptable for future non-parking Uses by having:

6.4.1.	a minimum floor to ceiling clearance of 4.0 m at ground level, and 3.1 m above the Ground Floor;
6.4.2.	floors that can readily become level; and
6.4.3.	drive ramps located and designed to allow for future removal without interfering with developable space.

Other Regulations

6.5.

Despite the Setbacks specified in Table 4.4, outdoor display areas and Public Space may be located in a Setback Abutting a Street.

2.90 CN - Neighbourhood Commercial Zone

To allow for small scale activity centres to support Local Nodes, as directed by statutory plans, that become community focal points for commercial businesses, services, social gathering and limited Residential Uses that are integrated with the neighbourhood. These activity centres can accommodate both vehicle-oriented and pedestrian oriented developments.

Commercial Uses

2.1.

2.2.

2.3.

2.4.

2.5.

2.6.

2.7.

2.8.

2.9.

2.10.

2.11.

2.12.

Outdoor Sales and Service, limited to those existing as of January 1, 2024

2.13.

2.14.

Residential Uses

2.15.

2.16.

Residential, limited to:

2.16.1.	Lodging House
2.16.2.	Multi-unit Housing
2.16.3.	Supportive Housing

Community Uses

2.17.

2.18.

2.19.

2.20.

2.21.

2.22.

Basic Service Uses

2.23.

2.24.

2.25.

Agricultural Uses

2.26.

Sign Uses

2.27.

2.28.

2.29.

2.30.

2.31.

2.32.

Non-Residential Uses

3.1.

The maximum Floor Area for non-Residential Uses is:

3.1.1.	500 m² per individual establishment, where the only Streets Abutting the Site are Local Roads;
3.1.2.	1,000 m² per individual establishment, where located on a Site Abutting one or more Collector or Arterial Roads; or
3.1.3.	2,500 m² per individual establishment, where located on a Site greater than 1 ha Abutting one or more Arterial Roads.

Commercial Uses

3.2.

Bars and Food and Drink Services

3.2.1.

Despite Subsection 3.1, the maximum Floor Area is 500 m² per individual establishment.

3.3.

Body Rub Centres must comply with Section 6.20.

3.4.

Cannabis Retail Stores must comply with Section 6.30.

3.5.

3.5.1.

Despite Subsection 3.1, the maximum Floor Area is 300 m² per individual establishment, except:

3.5.1.1.

Where Custom Manufacturing is combined with a Bar or Food and Drink Service, the maximum Floor Area is 500 m² per individual establishment.

3.5.2.

Manufacturing activities and storage must be located within an enclosed building.

3.6.

Hotels, where part of a Main Street Development, must comply with the following:

3.6.1.

Ground Floor guest rooms must not be located adjacent to a Street.

3.7.

3.7.1.

Despite Subsection 3.1, the maximum Floor Area for Grocery Stores is 2,500 m² per individual establishment.

3.8.

Liquor Stores must comply with Section 6.70.

3.9.

Residential Sales Centres may be approved for a maximum of 5 years. Subsequent Development Permits for Residential Sales Centres on the same Site may only be issued as a Discretionary Development.

3.10.

Outdoor Sales and Services

3.10.1.

Outdoor display and service areas visible and adjacent to a Site in a residential or mixed use Zone must be located and screened to minimize visual impacts. Screening must include a Landscape Buffer, Fencing, or other similar measures.

3.11.

Vehicle Support Services and Uses with Drive-through Services must comply with Section 6.110.

Residential Uses

3.12.

Home Based Businesses must comply with Section 6.60.

3.13.

Residential Uses

3.13.1.

Where provided, must be located above Ground Floor non-Residential Uses.

Community Uses

3.14.

Child Care Services must comply with Section 6.40.

3.15.

Special Events must comply with Section 6.100.

Basic Service Uses

3.16.

Basic Service Uses must be on a Site with at least 1 additional Use other than a Sign Use.

3.17.

3.17.1.	The maximum total area for a Recycling Drop-off Centre is 300 m², where the only Streets Abutting the Site are Local Roads.
3.17.2.	The maximum total area for a Recycling Drop-off Centre is 650 m², where located on a Site Abutting one or more Arterial or Collector Roads.
3.17.3.	Perimeter screening using Fences, Landscape Buffers, or other similar features must be provided to screen the view of drop-off areas and bins from Abutting Streets and Sites in non-industrial Zones.

3.18.

3.18.1.

Despite the Setbacks specified in Table 4.1, Transit Facilities may project into a Setback Abutting a Street to integrate with transit infrastructure in the road right-of-way.

Agricultural Uses

3.19.

3.19.1.	Despite Subsections 3.1.2 and 3.1.3, the maximum Floor Area is 600 m² per individual establishment where located on a Site Abutting one or more Collector or Arterial Roads.
3.19.2.	With the exception of outdoor display areas of products for sale, Urban Agriculture Uses must be located within or on a building.
3.19.3.	The Development Planner may consider a variance to Subsection 3.19.2 based on the recommendations provided in an environmental site assessment in compliance with Section 7.140.

Sign Uses

3.20.

Fascia Signs, Freestanding Signs, Portable Signs, and Projecting Signs are limited to On-premises Advertising, except that:

3.20.1

Off-premises Advertising is permitted where existing as of January 1, 2024.

3.21.

Major Digital Signs and Minor Digital Signs are only permitted where existing as of January 1, 2024.

3.22.

Signs must comply with Section 6.90.

Uses with Total Area and Floor Area Exceptions

3.23.

The Development Planner may consider a variance to the maximum total area or Floor Area of a non-Residential Use if adequate mitigation measures are used to reduce negative impacts to Abutting Uses or Sites, including:

3.23.1.	measures specified in Subsection 2 of Section 5.120;
3.23.2.	modification of Site plans to locate Uses or activities in a location to minimize visual, noise, lighting, odour or other similar Nuisances; or
3.23.3.	other similar measures.

4.1.	Development must comply with Table 4.1:

Table 4.1. Site and Building Regulations
Subsection	Regulation	Value	Symbol
Site Area
4.1.1.	Maximum Site area, for Lots approved for subdivision after January 1, 2024	2.0 ha
Height
4.1.2.	Maximum Height	12.0 m
Floor Area Ratio
4.1.3.	Maximum Floor Area Ratio	2.0
Setbacks Abutting Streets
4.1.4.	Minimum Setback	3.0 m	A
Unless 1 or more of the following applies:
4.1.5.	Minimum Setback for Main Street Developments	1.0 m	-
4.1.6.	Minimum Setback for Main Street Developments, where Abutting a Street with a sidewalk width 4.7 m or greater, measured from the Lot line to the curb	0 m	-
Setbacks Abutting Alleys
4.1.7.	Minimum Setback	0 m	B
Unless the following applies:
4.1.8.	Minimum Setback for new buildings and additions where the Abutting Alley is less than 6.0 m wide	1.0 m	-
Setbacks Abutting Sites
4.1.9.	Minimum Setback	3.0 m	C
Unless the following applies:
4.1.10.	Minimum Setback where Abutting a Site: in a commercial Zone; in the MUN Zone; in the MU Zone that is undeveloped or that has the Commercial Frontage Modifier; or with a building built to the shared Lot line to form a Main Street Development with a continuous Street Wall	0 m	D
	Diagram for Subsection 4.1

Building Design Regulations

5.1.

Where a building wall has a total length greater than 20.0 m that:

5.1.1.	faces a Street, Park, or a Site in a residential or mixed use Zone; or
5.1.2.	has a main entrance facing a Parking Area internal to the Site,
the Facade must be articulated using 2 or more design techniques or features to minimize the perception of massing, eliminate large blank walls, provide visual interest, and enhance the appearance of buildings during winter months. Design techniques or features may include: variations in rooflines; vertical or horizontal building wall projections or recessions; visual breaks of building Facades into smaller sections; use of a combination of finishing materials; or other similar techniques or features.

5.2.

Subsection 5.1 does not apply to building walls facing and built to a shared Lot line in order to establish a continuous Street Wall with the Abutting Site.

5.3.

On Corner Sites, the Facade design and materials must wrap around the side of the building to provide a consistent profile facing both Streets.

5.4.

For new buildings and additions, main entrances must be level with, or have sloped doorway thresholds to, Abutting Pathways and public sidewalks.

5.5.

Main entrances must incorporate weather protection features in the form of canopies, awnings, overhangs, vestibules, recessed entrances, or other Architectural Elements to provide all-season weather protection to pedestrians and to enhance the visibility of entrances.

5.6.

New buildings and additions must be developed as a Main Street Development where:

5.6.1.	a Main Street Development exists on the Site as of January 1, 2024; or
5.6.2.	a Main Street Development Abuts the Site.

Additional Building Design Regulations for Main Street Developments

5.7.

For new buildings and additions, where a non-Residential Use is located on the Ground Floor adjacent to a Street the main entrance must be directed towards a Street.

5.8.

Ground Floor Facades facing a Street must be designed to break up the appearance into sections of 11.0 m or less by incorporating 2 or more design features such as those described in Subsection 5.1.

5.9.

To promote pedestrian interaction and safety, Ground Floor non-residential Facades must comply with the following:

5.9.1.

Where a Facade faces a Street, a minimum of 65% of the Facade area between 1.0 m and 2.0 m above ground level must be windows.

5.9.2.

Despite Subsection 5.9.1, for exterior alterations to existing storefronts that involve adding or removing windows, a minimum of 50% of the Facade area between 1.0 m and 2.0 m above ground level facing a Street must be windows.

Diagram for Subsection 5.9

5.10.

Facade design and materials for Interior Sites must wrap around the side of the building to provide a consistent profile for building corners facing Streets and Alleys, except that Facades facing an Alley do not require windows.

Safe Urban Environments

6.1.

In addition to the regulations in Section 5.110, developments must include design elements that promote a safe urban environment for portions of development accessible to the public, including the following:

6.1.1.	Primary public access to a building must be located at entrances that are visible from a Street or Surface Parking Lot.
6.1.2.	A maximum of 10% of Ground Floor windows along Facades with a main entrance facing a Street or Parking Area interior to the Site may be covered by non-transparent material. The remainder must be clear, untinted and free from obstruction.
6.1.3.	Landscaping must be arranged to ensure clear sightlines into Ground Floor storefronts that are visible from a Street.

Parking, Loading, Storage and Access

6.2.

Surface Parking Lots and loading, waste collection, storage, service, and display areas must not be located within a required Setback.

6.3.

Surface Parking Lots and loading, waste collection, and storage areas must be located to the rear or sides of the principal building or interior to the Site.

6.4.

Despite Subsection 6.3, waste collection areas for non-Residential Uses in the form of containers with underground or semi-underground waste containment areas may be located in Parking Area islands in Surface Parking Lots.

Additional Parking and Access Regulations for Main Street Developments

6.5.

Vehicle access must be from an Abutting Alley. Where there is no Abutting Alley, vehicle access must:

6.5.1.	be from the Flanking Street for Corner Sites;
6.5.2.	be designed to minimize disruption to vehicle and pedestrian circulation; and
6.5.3.	be designed to minimize impacts to existing trees and the streetscape,
to the satisfaction of the Development Planner, in consultation with the City department responsible for transportation services.

6.6.

Above-ground Parkade Facades facing a Street or a Park must be wrapped with Commercial or Community Uses, that have a minimum depth of 8.0 m, on the Ground Floor.

6.7.

Despite Subsections 6.2 and 6.3, and the Setbacks specified in Table 4.1:

6.7.1.	Outdoor display areas and Public Space associated with a Main Street Development may be located in a Setback Abutting a Street.
6.7.2.	Surface Parking Lots, loading, and waste collection areas may project into a Setback Abutting another Site where a minimum 1.5 m wide Landscape Buffer is provided within the Setback.
6.7.3.	Surface Parking Lots and loading, storage, and waste collection areas must provide a minimum 2.0 m wide Landscape Buffer where adjacent to a Street.

2.100 CG - General Commercial Zone

To allow for a variety of commercial businesses that range from low impact commercial and office activities with limited opportunities for Residential Uses, to higher impact activities including larger shopping centres and malls in areas generally outside of the Nodes and Corridors, as directed by statutory plans.

Commercial Uses

2.1.

2.2.

2.3.

2.4.

2.5.

2.6.

2.7.

2.8.

2.9.

Major Indoor Entertainment

2.10.

2.11.

2.12.

Outdoor Sales and Service

2.13.

2.14.

2.15.

2.16.

Residential Uses

2.17.

2.18.

Residential, limited to:

2.18.1.	Lodging House
2.18.2.	Multi-unit Housing
2.18.3.	Supportive Housing

Industrial Uses

2.19.

Community Uses

2.20.

2.21.

2.22.

2.23.

2.24.

2.25.

Basic Service Uses

2.26.

2.27.

Health Care Facility

2.28.

2.29.

Agricultural Uses

2.30.

Sign Uses

2.31.

2.32.

2.33.

2.34.

2.35.

2.36.

Commercial Uses

3.1.

Body Rub Centres must comply with Section 6.20.

3.2.

Cannabis Retail Stores must comply with Section 6.30.

3.3.

3.3.1.	The maximum Floor Area is 600 m² per individual establishment.
3.3.2.	Manufacturing activities and storage must be located within an enclosed building.

3.4.

Liquor Stores must comply with Section 6.70.

3.5.

Outdoor Sales and Services

3.5.1.

Outdoor display and service areas visible and adjacent to a Site in a residential or mixed use Zone, must be located and screened to minimize visual impacts. Screening must include a Landscape Buffer, Fencing, or other similar measures.

3.6.

Residential Sales Centres may be approved for a maximum of 5 years. Subsequent Development Permits for Residential Sales Centres on the same Site may only be issued as a Discretionary Development.

3.7.

Vehicle Support Services and Uses with Drive-through Services must comply with Section 6.110.

Residential Uses

3.8.

Home Based Businesses must comply with Section 6.60.

3.9.

Residential Uses

3.9.1.	Where provided, must be located above Ground Floor non-Residential Uses.
3.9.2.	Despite Subsection 4.1.1, where a building containing a Hotel Use is converted to accommodate Supportive Housing the maximum Height is 30.0 m.

Industrial Uses

3.10.

Indoor Self Storage

3.10.1	Despite Subsection 5.1, all Facades associated with Indoor Self Storage must incorporate 2 or more design features, such as those described in Subsection 5.1, to minimize the perception of massing, eliminate large blank walls, and provide visual interest.
3.10.2.	In addition to Subsection 3.10.1, Facades associated with Indoor Self Storage must incorporate windows at regular intervals on all Storeys where the Facade faces an Abutting Street.

Community Uses

3.11.

Child Care Services must comply with Section 6.40.

3.12.

Community Services

3.12.1.

Despite Subsection 4.1.1, where a building containing a Hotel Use is converted to accommodate a Year-round Shelter or Seasonal Shelter the maximum Height is 30.0 m.

3.13.

Special Events must comply with Section 6.100.

Basic Service Uses

3.14.

Health Care Facilities

3.14.1.

The maximum Floor Area is 2,000 m² per individual establishment.

3.15.

3.15.1.	Recycling Drop-off Centres must be on a Site with at least 1 additional Use other than a Sign Use.
3.15.2.	The maximum total area for a Recycling Drop-off Centre on a Site is 650 m².
3.15.3.	Perimeter screening using Fences, Landscape Buffers, or other similar features, must be provided to screen the view of drop-off areas and bins from Abutting Streets and Sites in non-industrial Zones.

3.16.

3.16.1.

Despite the Setbacks specified in Table 4.1, Transit Facilities may project into a Setback Abutting a Street to integrate with transit infrastructure in the road right-of-way.

Agricultural Uses

3.17.

3.17.1.	With the exception of outdoor display areas of products for sale, Urban Agriculture Uses must be located within or on a building.
3.17.2.	The Development Planner may consider a variance to Subsection 3.17.1 based on the recommendations provided in an environmental site assessment in compliance with Section 7.140.

Sign Uses

3.18.

Signs must comply with Section 6.90.

Uses with Total Area and Floor Area Exceptions

3.19.

The Development Planner may consider a variance to the maximum total area or Floor Area of a non-Residential Use if adequate mitigation measures are used to reduce negative impacts to Abutting Uses or Sites, including:

3.19.1.	measures specified in Subsection 2 of Section 5.120;
3.19.2.	modification of Site plans to locate Uses or activities in a location to minimize visual, noise, lighting, odour or other similar Nuisances; or
3.19.3.	other similar measures.

4.1.	Development must comply with Table 4.1:

Table 4.1. Site and Building Regulations
Subsection	Regulation	Value	Symbol
Height
4.1.1.	Maximum Height	16.0 m	-
4.1.2.	Maximum Height for Hotels	30.0 m	-
Floor Area Ratio
4.1.3.	Maximum total Floor Area Ratio	3.5	-
4.1.4.	Maximum Floor Area Ratio for Residential Uses	2.0	-
Setbacks Abutting Streets
4.1.5.	Minimum Setback	4.5 m	A
Unless 1 or more of the following applies:
4.1.6.	Minimum Setback Abutting an Arterial Road	6.0 m	B
4.1.7.	Minimum Setback for Main Street Developments	1.0 m	-
4.1.8.	Minimum Setback for Main Street Developments, where Abutting a Street with a sidewalk width 4.7 m or greater, measured from the Lot line to the curb	0 m	-
Setbacks Abutting Alleys
4.1.9.	Minimum Setback	0 m	C
4.1.10.	Minimum Setback for portions of a Hotel greater than 23.0 m in Height	3.0 m	-
Setbacks Abutting Sites
4.1.11.	Minimum Setback	0 m	D
Unless 1 or more of the following applies:
4.1.12.	Minimum Setback Abutting a Site: in an Open Space and Urban Services Zone; or in the MU Zone without the Commercial Frontage Modifier	3.0 m	E
4.1.13.	Minimum Setback Abutting a Site in a residential Zone	6.0 m	F
4.1.14.	Minimum Setback for portions of a Hotel greater than 23.0 m in Height	6.0 m	G
4.1.15.	Minimum Setback for portions of a Hotel greater than 23.0 m in Height where Abutting a Site: in a residential Zone that has a maximum Height of 12.0 m or less	9.0 m	H
	Diagram for Subsection 4.1.5, 4.1.6, 4.1.9, 4.1.11, 4.1.12, 4.1.13
	Diagram for Subsection 4.1.11, 4.1.13, 4.1.14, 4.1.15

Building Design Regulations

5.1.

Where a building wall has a total length greater than 25.0 m that:

5.1.1.	faces a Street, Park, or a Site in a residential or mixed use Zone; or
5.1.2.	has a main entrance facing a Parking Area internal to the Site,
the Facade must be articulated using 2 or more design techniques or features to minimize the perception of massing, eliminate large blank walls, provide visual interest, and enhance the appearance of buildings during winter months. Design techniques or features may include: variations in rooflines; vertical or horizontal building wall projections or recessions; visual breaks of building Facades into smaller sections; use of a combination of finishing materials; or other similar techniques or features.

5.2.

Subsection 5.1 does not apply to building walls facing and built to a shared Lot line in order to establish a continuous Street Wall with the Abutting Site.

5.3.

The maximum Facade length is 30.0 m for portions of Hotels that are greater than 23.0 m in Height on Sites Abutting, or directly across an Alley from, a Site in a residential or mixed use Zone.

Diagram for Subsection 5.3

5.4.

On Corner Sites, the Facade design and materials must wrap around the side of the building to provide a consistent profile facing both Streets.

5.5.

For new buildings and additions, main entrances must be level with, or have sloped doorway thresholds to, Abutting Pathways and public sidewalks.

5.6.

Main entrances must incorporate weather protection features in the form of canopies, awnings, overhangs, vestibules, recessed entrances, or other Architectural Elements to provide all-season weather protection to pedestrians and to enhance the visibility of entrances.

Additional Building Design Regulations for Main Street Developments

5.7.

For new buildings and additions, where a non-Residential Use is located on the Ground Floor adjacent to a Street:

5.7.1.	the main entrance must be directed towards a Street; and
5.7.2.	the main entrance must be level with, or have sloped doorway thresholds to, Abutting Pathways and public sidewalks.

5.8.

Ground Floor Facades facing a Street must be designed to break up the appearance into sections of 11.0 m or less by incorporating 2 or more design features such as those described in Subsection 5.1.

5.9.

To promote pedestrian interaction and safety, Ground Floor non-residential Facades must comply with the following:

5.9.1.

Where a Facade faces a Street, a minimum of 65% of the Facade area between 1.0 m and 2.0 m above ground level must be windows.

5.9.2.

Despite Subsection 5.9.1, for exterior alterations to existing storefronts that involve adding or removing windows, a minimum of 50% of the Facade area between 1.0 m and 2.0 m above ground level facing a Street must be windows.

Diagram for Subsection 5.9

5.10.

Facade design and materials for Interior Sites must wrap around the side of the building to provide a consistent profile for building corners facing Streets and Alleys, except that Facades facing an Alley do not require windows.

Safe Urban Environments

6.1.

In addition to the regulations in Section 5.110, developments must include design elements that promote a safe urban environment for portions of development accessible to the public, including the following:

6.1.1.	Primary public access to a building must be located at entrances that are visible from a Street or Surface Parking Lot.
6.1.2.	A maximum of 10% of Ground Floor windows along Facades with a main entrance facing a Street or Parking Area interior to the Site may be covered by non-transparent material. The remainder must be clear, untinted and free from obstruction.
6.1.3.	Landscaping must be arranged to ensure clear sightlines into Ground Floor storefronts that are visible from a Street.

Parking, Loading, Storage and Access

6.2.

Surface Parking Lots and loading, waste collection, storage, service, and display areas must not be located within a required Setback.

6.3.

Loading, waste collection, and storage areas must not be located between a building and a Street.

6.4.

Despite Subsection 6.3, waste collection areas for non-Residential Uses in the form of containers with underground or semi-underground waste containment areas may be located in front of principal buildings in Parking Area islands.

Additional Parking and Access Regulations for Main Street Developments

6.5.

Vehicle access must be from an Abutting Alley. Where there is no Abutting Alley, vehicle access must:

6.5.1.	be from the Flanking Street for Corner Sites;
6.5.2.	be designed to minimize disruption to vehicle and pedestrian circulation; and
6.5.3.	be designed to minimize impacts to existing trees and the streetscape,
to the satisfaction of the Development Planner, in consultation with the City department responsible for transportation services.

6.6.

Above ground Parkade Facades facing a Street or a Park must be wrapped with Commercial or Community Uses, that have a minimum depth of 8.0 m, on the Ground Floor.

6.7.

Despite Subsections 6.2 and 6.3, and the Setbacks specified in Table 4.1:

6.7.1.	Outdoor display areas and Public Space associated with a Main Street Development may be located in a Setback Abutting a Street.
6.7.2.	Surface Parking Lots, loading, and waste collection areas may project into a Setback Abutting another Site where a minimum 1.5 m wide Landscape Buffer is provided within the Setback.
6.7.3.	Surface Parking Lots and loading, storage, and waste collection areas must provide a minimum 2.0 m wide Landscape Buffer where adjacent to a Street.

2.110 CB - Business Commercial Zone

To allow for a variety of commercial businesses and limited light industrial activities that require large Sites or a location with good visibility from a Street. This Zone is generally located along major roadways, Abutting Arterial Roads, or within Non-Residential Areas where appropriate as directed by statutory plans.

Commercial Uses

2.1.

2.2.

2.3.

2.4.

2.5.

2.6.

2.7.

2.8.

2.9.

Major Indoor Entertainment

2.10.

2.11.

2.12.

Outdoor Sales and Service

2.13.

Outdoor Entertainment

2.14.

2.15.

2.16.

Residential Uses

2.17.

Residential, limited to:

2.17.1.

Supportive Housing

Industrial Uses

2.18.

Crematorium

2.19.

Community Uses

2.20.

2.21.

2.22.

2.23.

Basic Service Uses

2.24.

2.25.

Health Care Facility

2.26.

2.27.

Agricultural Uses

2.28.

Sign Uses

2.29.

2.30.

2.31.

2.32.

2.33.

2.34.

Commercial Uses

3.1.

Body Rub Centres must comply with Section 6.20.

3.2.

Cannabis Retail Stores must comply with Section 6.30.

3.3.

3.3.1.

Manufacturing activities and storage must be located within an enclosed building.

3.4.

Liquor Stores must comply with Section 6.70.

3.5.

Outdoor Entertainment and Outdoor Sales and Services

3.5.1.

Outdoor activities that are visible from a Street or are Abutting a Site in a non-industrial Zone must be developed and carried out in a manner that does not create a Nuisance.

3.6.

Vehicle Support Services and Uses with Drive-through Services must comply with Section 6.110.

Residential Uses

3.7.

Supportive Housing

3.7.1.	Supportive Housing is only permitted as part of a Hotel conversion, in accordance with Subsections 2 and 3 of Section 6.80.
3.7.2.	Despite Subsection 4.1.1, where a building containing a Hotel Use is converted to accommodate Supportive Housing the maximum Height is 30.0 m.

Industrial Uses

3.8.

Crematoriums must comply with Section 6.50.

Community Uses

3.9.

Child Care Services must comply with Section 6.40.

3.10.

Community Services

3.10.1.

Despite Subsection 4.1.1, where a building containing a Hotel Use is converted to accommodate a Year Round Shelter or Seasonal Shelter the maximum Height is 30.0 m.

3.11.

Special Events must comply with Section 6.100.

Basic Service Uses

3.12.

Health Care Facilities

3.12.1.

The maximum Floor Area is 2,000 m² per individual establishment.

3.13.

3.13.1.	Recycling Drop-off Centres must be on a Site with at least 1 additional Use other than a Sign Use.
3.13.2.	The maximum total area for a Recycling Drop-off Centre on a Site is 650 m².
3.13.3.	Perimeter screening using Fences, Landscape Buffers, or other similar features, must be provided to screen the view of drop-off areas and bins from Abutting Streets and Sites in non-industrial Zones.

3.14.

3.14.1.

Despite the Setbacks specified in Table 4.1, Transit Facilities may project into a Setback Abutting a Street to integrate with transit infrastructure in the road right-of-way.

Agricultural Uses

3.15.

3.15.1.	With the exception of outdoor display areas of products for sale, Urban Agriculture Uses must be located within or on a building.
3.15.2.	The Development Planner may consider a variance to Subsection 3.15.1 based on the recommendations provided in an environmental site assessment in compliance with Section 7.140.

Sign Uses

3.16.

Signs must comply with Section 6.90.

Uses with Total Area and Floor Area Exceptions

3.17.

The Development Planner may consider a variance to the maximum total area of a non-Residential Use if adequate mitigation measures are used to reduce negative impacts to Abutting Uses or Sites, including:

3.17.1.	measures specified in Subsection 2 of Section 5.120;
3.17.2.	modification of Site plans to locate Uses or activities in a location to minimize visual, noise, lighting, odour or other similar Nuisances; or
3.17.3.	other similar measures.

4.1.	Development must comply with Table 4.1:

Table 4.1. Site and Building Regulations
Subsection	Regulation	Value	Symbol
Height
4.1.1.	Maximum Height	16.0 m
4.1.2.	Maximum Height for Hotels	30.0 m
Floor Area Ratio
4.1.3.	Maximum Floor Area Ratio	3.5
Setbacks Abutting Streets
4.1.4.	Minimum Setback	4.5 m	A
Unless the following applies:
4.1.5.	Minimum Setback Abutting an Arterial Road	6.0 m	B
Setbacks Abutting Alleys
4.1.6.	Minimum Setback	0 m	C
4.1.7.	Minimum Setback for portions of a Hotel greater than 23.0 m in Height	3.0 m	-
Setbacks Abutting Sites
4.1.8.	Minimum Setback	0 m	D
Unless 1 or more of the following applies:
4.1.9.	Minimum Setback Abutting a Site in an Open Space and Urban Services Zone	3.0 m	E
4.1.10.	Minimum Setback Abutting a Site in a residential Zone	6.0 m	F
4.1.11.	Minimum Setback for portions of a Hotel greater than 23.0 m in Height	6.0 m	G
4.1.12.	Minimum Setback for portions of a Hotel greater than 23.0 m in Height where Abutting a Site: in a residential Zone that has a maximum Height of 12.0 m or less	9.0 m	H
	Diagram for Subsection 4.1.4, 4.1.5, 4.1.6, 4.1.8, 4.1.9, 4.1.10
	Diagram for Subsection 4.1.8, 4.1.10, 4.1.11, 4.1.12

Building Design Regulations

5.1.

For new buildings and additions, main entrances must be level with, or have sloped doorway thresholds to, Abutting Pathways and public sidewalks.

5.2.

Where a building wall has a total length greater than 25.0 m that:

5.2.1.	faces a Street, Park, or a Site in a residential or mixed use Zone; or
5.2.2.	has a main entrance facing a Parking Area internal to the Site,
the Facade must be articulated using 2 or more design techniques or features to minimize the perception of massing, eliminate large blank walls, provide visual interest, and enhance the appearance of buildings during winter months. Design techniques or features may include: variations in rooflines; vertical or horizontal building wall projections or recessions; visual breaks of building Facades into smaller sections; use of a combination of finishing materials; or other similar techniques or features.

5.3.

Main entrances must incorporate weather protection features in the form of canopies, awnings, overhangs, vestibules, recessed entrances, or other Architectural Elements to provide all-season weather protection to pedestrians and to enhance the visibility of entrances.

5.4.

On Corner Sites, the Facade design and materials must wrap around the side of the building to provide a consistent profile facing both Streets.

Safe Urban Environments

6.1.

In addition to the regulations in Section 5.110, developments must include design elements that promote a safe urban environment for portions of development accessible to the public, including the following:

6.1.1.	Primary public access to a building must be located at entrances that are visible from a Street or Surface Parking Lot.
6.1.2.	A maximum of 10% of Ground Floor windows along Facades with a main entrance facing a Street or Parking Area interior to the Site may be covered by non-transparent material. The remainder must be clear, untinted and free from obstruction.
6.1.3.	Landscaping must be arranged to ensure clear sightlines into Ground Floor storefronts that are visible from a Street.

Parking, Loading, Storage and Access

6.2.

Surface Parking Lots and loading, waste collection, storage, service, and display areas must not be located within a required Setback.

6.3.

Loading, waste collection, and storage areas must not be located between a building and a Street.

6.4.

Despite Subsection 6.3, waste collection areas for non-Residential Uses in the form of containers with underground or semi-underground waste containment areas may be located in front of principal buildings in Parking Area islands.

2.120 BE - Business Employment Zone

To allow for light industrial and a variety of small commercial businesses with a higher standard of design that carry out their operations in a manner where no Nuisance is created or apparent outside an enclosed building. This Zone is intended to be compatible with any Abutting non-industrial Zone, while also serving as a transition Zone to buffer medium and heavy industrial Zones. This Zone is generally located on the periphery of industrial areas, Abutting Arterial and Collector Roads, or along mass transit routes.

Industrial Uses
2.1.	Crematorium
2.2.	Indoor Self Storage
2.3.	Minor Industrial
Commercial Uses
2.4.	Bar
2.5.	Body Rub Centre
2.6.	Cannabis Retail Store
2.7.	Custom Manufacturing
2.8.	Food and Drink Service
2.9.	Health Service
2.10.	Indoor Sales and Service
2.11.	Liquor Store	a
2.12.	Major Indoor Entertainment	a
2.13.	Minor Indoor Entertainment	a
2.14.	Office
2.15.	Outdoor Entertainment
2.16.	Outdoor Sales and Service
2.17.	Vehicle Support Service
Community Uses
2.18.	Child Care Service
2.19.	Community Service
2.20.	Special Event
Basic Service Uses
2.21.	Emergency Service
2.22.	Minor Utility
2.23.	Recycling Drop-off Centre
2.24.	Transit Facility
Agricultural Uses
2.25.	Urban Agriculture
Sign Uses
2.26.	Fascia Sign
2.27.	Freestanding Sign
2.28.	Major Digital Sign
2.29.	Minor Digital Sign
2.30.	Portable Sign
2.31.	Projecting Sign

Industrial Uses

3.1.

Crematoriums must comply with Section 6.50.

3.2.

Minor Industrial

3.2.1.

Minor Industrial Uses must be located within an enclosed building except that loading, waste collection, and storage activities may be located outdoors.

Commercial Uses

3.3.

Bars, Food and Drink Services, Health Services, and Major Indoor Entertainment

3.3.1.

The maximum Floor Area is 500 m² per individual establishment.

3.4.

Body Rub Centres

3.4.1.	The maximum Floor Area is 500 m² per individual establishment.
3.4.2.	Body Rub Centres must comply with Section 6.20.

3.5.

Cannabis Retail Stores

3.5.1.	The maximum Floor Area is 500 m² per individual establishment.
3.5.2.	Cannabis Retail Stores must comply with Section 6.30.

3.6.

3.6.1.

Manufacturing activities must be located within an enclosed building.

3.7.

3.7.1.

The maximum Floor Area is 500 m² per individual establishment, except that:

3.7.1.1.	The maximum Floor Area does not apply to an Indoor Sales and Service Use existing as of January 1, 2024, but the Use must not expand its Floor Area.
3.7.1.2.	The maximum Floor Area does not apply to warehouse sales establishments used for the wholesale or retail sales of a limited range of bulky goods.

3.8.

Liquor Stores

3.8.1.	The maximum Floor Area is 500 m² per individual establishment.
3.8.2.	Liquor Stores must comply with Section 6.70.

3.9.

Outdoor Sales and Services and Outdoor Entertainment

3.9.1.

Outdoor activities that are visible from a Street or are Abutting a Site in a non-industrial Zone must be developed and carried out in a manner that does not create a Nuisance.

3.10.

Vehicle Support Services and Uses with Drive-through Services must comply with Section 6.110.

Community Uses

3.11.

Child Care Services must comply with Section 6.40.

3.12.

Community Services

3.12.1.

The maximum Floor Area is 500 m² per individual establishment.

3.13.

Special Events must comply with Section 6.100.

Basic Service Uses

3.14.

3.14.1.	The maximum total area for a Recycling Drop-off Centre on a Site is 650 m².
3.14.2.	Perimeter screening using Fences, Landscape Buffers, or other similar features, must be provided to screen the view of drop-off areas and bins from Abutting Streets and Sites in non-industrial Zones.

3.15.

3.15.1.

Despite the Setbacks specified in Table 4.1, Transit Facilities may project into a Setback Abutting a Street to integrate with transit infrastructure in the road right-of-way.

Agricultural Uses

3.16.

3.16.1.	With the exception of outdoor display areas of products for sale, Urban Agriculture Uses must be located within or on a building.
3.16.2.	The Development Planner may consider a variance to Subsection 3.16.1 based on the recommendations provided in an environmental site assessment in compliance with Section 7.140.

Sign Uses

3.17.

Signs must comply with Section 6.90.

Uses with Total Area and Floor Area Restrictions

3.18.

The Development Planner may consider a variance to the maximum total area or Floor Area of a Use if adequate mitigation measures are used to reduce negative impacts to on-Site or Abutting non-Industrial Uses, including:

3.18.1.	measures specified in Subsection 2 of Section 5.120;
3.18.2.	modification of Site plans to locate Uses or activities in a location to minimize noise, lighting, odour or other similar Nuisances; or
3.18.3.	other similar measures.

4.1.	Development must comply with Table 4.1:

Table 4.1. Site and Building Regulations
Subsection	Regulation	Value	Symbol
Height
4.1.1.	Maximum Height	16.0 m	-
Floor Area Ratio
4.1.2.	Maximum Floor Area Ratio	1.6	-
Setbacks Abutting Streets
4.1.3.	Minimum Setback	6.0 m	A
Unless the following applies:
4.1.4.	Minimum Setback Abutting a Collector Road or a Local Road	4.5 m	B
Setbacks Abutting Sites
4.1.5.	Minimum Setback	0 m	C
Unless the following applies:
4.1.6.	Minimum Setback Abutting a Site in a residential Zone	6.0 m	D
Setbacks Abutting Alleys
4.1.7.	Minimum Setback	0 m	E
	Diagram for Table 4.1

Building Design Regulations

5.1.

Where a building wall faces a Street or Site in a non-industrial Zone and is:

5.1.1.	associated with Indoor Self Storage; or
5.1.2.	greater than 25.0 m in length,
the Facade must be articulated using 2 or more design techniques or features to minimize the perception of massing, eliminate large blank walls, provide visual interest, and enhance the appearance of buildings during winter months. Design features may include: variations in rooflines; vertical or horizontal building wall projection or recessions; visual breaks of building Facades into smaller sections; using a combination of finishing materials; windows at regular intervals, or other similar techniques or features.

5.2.

All mechanical and electrical equipment, transformers, ducts, cooling towers, materials handling equipment or other similar exposed projections must be screened from view from Abutting Streets and Sites in non-industrial Zones.

Safe Urban Environment

5.3.

In addition to the regulations in Section 5.110, developments must incorporate design elements that promote a safe urban environment for portions of development accessible to the public, including the following:

5.3.1.	Main entrances for public access to a building must be visible from a Street or Surface Parking Lot.
5.3.2.	A maximum of 10% of Ground Floor windows facing a Street or Surface Parking Lot may be covered by non-transparent material. The remainder must be clear, untinted and free from obstruction.
5.3.3.	Landscaping must be arranged to ensure clear sightlines into Ground Floor storefronts that are visible from a Street.

Parking, Loading, and Storage

5.4.

Surface Parking Lots, and loading, waste collection, storage, service, and display areas must not be located within a Setback.

5.5.

Despite Subsection 5.4, Surface Parking Lots and display areas may project into a Setback Abutting a Site in a residential Zone where a minimum 3.0 m Landscape Buffer is provided within the Setback.

5.6.

Outdoor display areas visible from a Street must be located and Landscaped to be compatible with surrounding developments.

5.7.

Outdoor display areas visible from an Abutting Site in a residential Zone must be located, screened, and Landscaped to be compatible with surrounding developments.

5.8.

Loading, waste collection, storage, and service areas must not be located between a building and a Street and must be screened from view from Abutting Streets and Abutting Sites in non-industrial Zones using methods such as Landscaping, Fencing, or other similar measures.

2.130 IM - Medium Industrial Zone

To allow for light to medium industrial developments that may carry out a portion of their operation outdoors or require outdoor storage areas, with limited supporting commercial businesses. Any Nuisance conditions associated with such developments are minimal. This Zone is intended to be used as a transition Zone to buffer between light industrial and heavy industrial Zones and is generally located on the interior of industrial areas Abutting Collector and Local Roads and separated from non-industrial Zones.

Industrial Uses

2.1.

Crematorium

2.2.

Natural Resource Development

2.3.

Major Industrial, limited to those existing as of January 1, 2024

2.4.

Minor Industrial

2.5.

Commercial Uses

2.6.

2.7.

Indoor Sales and Service, limited to:

2.7.1.	Indoor Sales and Service existing as of January 1, 2024
2.7.2.	animal hospitals and shelters

2.8.

Outdoor Sales and Service

2.9.

2.10.

Community Uses

2.11.

Special Event

Basic Service Uses

2.12.

2.13.

Minor Utility

2.14.

2.15.

Agricultural Uses

2.16.

Sign Uses

2.17.

2.18.

2.19.

2.20.

2.21.

2.22.

Industrial Uses

3.1.

Crematoriums must comply with Section 6.50.

3.2.

Minor Industrial

3.2.1.

The maximum Floor Area for any indoor display, office, technical or administrative support areas or retail sale operations is 33% of the total Floor Area of the building(s) devoted to a Minor Industrial Use, except that:

3.2.1.1.

This restriction does not apply where more than 50% of the Site area is used for outdoor industrial activities.

3.2.2.

The Development Planner may approve a development that is intended to provide temporary sleeping accommodation for employees as an Accessory Use to a Minor Industrial Use. Where a Minor Industrial Use provides Accessory temporary sleeping accommodations for employees, it must comply with the following:

3.2.2.1.

The Accessory temporary sleeping accommodation must not be larger than necessary to support industrial activities on the Site, and the design and layout of the accommodation must not be suitable for use as permanent residence.

3.3.

Natural Resource Developments must comply with Section 5.40.

Commercial Uses

3.4.

3.4.1.

The maximum Public Space area is 150 m² per individual establishment.

3.5.

Offices

3.5.1.

The maximum Floor Area for Offices is 300 m² per individual establishment.

3.6.

Vehicle Support Services must comply with Section 6.110.

Community Uses

3.7.

Special Events must comply with Section 6.100.

Agricultural Uses

3.8.

3.8.1.	With the exception of outdoor display areas of products for sale, Urban Agriculture Uses must be located within or on a building.
3.8.2.	The Development Planner may consider a variance to Subsection 3.8.1 based on the recommendations provided in an environmental site assessment in compliance with Section 7.140.

Sign Uses

3.9.

Signs must comply with Section 6.90.

4.1.	Development must comply with Table 4.1:

Table 4.1. Site and Building Regulations
Subsection	Regulation	Value	Symbol
Height
4.1.1.	Maximum Height	18.0 m	-
Floor Area Ratio
4.1.2.	Maximum Floor Area Ratio	2.0	-
Setbacks
4.1.3.	Minimum Setback Abutting a Street	3.0 m	A
4.1.4.	Minimum Setback Abutting an Alley	0 m	B
4.1.5.	Minimum Setback Abutting a Site in a non-industrial Zone	6.0 m	C
4.1.6.	Minimum Setback Abutting a Site in an industrial Zone	0 m	D
	Diagram for Subsection 4.1

Parking, Loading, and Storage

5.1.

Surface Parking Lots and loading, storage, waste collection, service and display areas must not be located within a required Setback.

5.2.

Storage, waste collection and service areas must not be located between a principal building and a Street, and must be screened from view from Streets and from Abutting Sites, except where:

5.2.1.	the Street is a Local Road serving a Site Zoned IH or IM; or
5.2.2.	the Abutting Site is Zoned IH or IM.

5.3.

The maximum Height of screening specified in Subsection 5.2 is 3.7 m, except for trees or shrubs.

5.4.

Despite Subsection 4.1.1, for Sites Abutting Transportation/Utility Corridors, Calgary Trail N.W., Gateway Boulevard N.W., Sherwood Park Freeway N.W., Stony Plain Road N.W., or Yellowhead Trail N.W. the maximum Height of materials and equipment in an outdoor storage area, including shipping containers and outdoor displays, must comply with Table 5.4:

Table 5.4 Height Regulations for Materials and Equipment in Outdoor Storage Areas
Section	Regulation	Value
5.4.1.	Maximum Height if located greater than 6.0 m and less than or equal to 15.0 m from a Lot line Abutting a location specified in Subsection 5.4	8.0 m
5.4.2.	Maximum Height if located less than or equal to 6.0 m from a Lot line Abutting a location specified in Subsection 5.4	2.0 m

Other Regulations

5.5.

1 or more of the following may be required for any development, in compliance with Section 7.140:

5.5.1.	a Risk Assessment;
5.5.2.	an Environmental Impact Assessment; or
5.5.3.	an Environmental Assessment Information.

2.140 IH - Heavy Industrial Zone

To allow for heavy industrial developments that may have the potential to create Nuisance conditions that extend beyond the boundaries of the Site, and to allow for industrial operations that have large land requirements. This Zone is generally located in the interior of industrial areas or other locations where it does not present a major risk to the health and safety of the general public, the enjoyment of Abutting developments, or the integrity of the natural environment.

Industrial Uses
2.1.	Major Industrial
2.2.	Minor Industrial, limited to those existing as of January 1, 2024
2.3.	Natural Resource Development
Basic Services Uses
2.4.	Major Utility
2.5.	Minor Utility
Sign Uses
2.6.	Fascia Sign
2.7.	Freestanding Sign
2.8.	Major Digital Sign
2.9.	Minor Digital Sign
2.10.	Portable Sign
2.11.	Projecting Sign

Industrial Uses

3.1.

Major Industrial and Minor Industrial Uses

3.1.1.

The maximum Floor Area for any indoor display, office, technical and administrative support, or retail sale operations is 33% of the total Floor Area of the building(s) devoted to a Major Industrial or Minor Industrial Use, except that:

3.1.1.1.

this restriction does not apply when more than 50% of the Site Area is used for outdoor industrial activities.

3.1.2.

The Development Planner may approve a development that is intended to provide temporary sleeping accommodation for employees as an Accessory Use to a Major Industrial or Minor Industrial Use. Where these Uses provide Accessory temporary sleeping accommodations for employees, they must comply with the following:

3.1.2.1

The Accessory temporary sleeping accommodation must not be larger than is necessary to support industrial activities on the Site, and the design and layout of the accommodation must not be suitable for use as a permanent residence.

3.2.

Natural Resource Developments must comply with Section 5.40.

Signs

3.3.

Signs must comply with Section 6.90.

4.1.	Development must comply with Table 4.1:

Table 4.1. Site and Building Regulations
Subsection	Regulation	Value	Symbol
Site Area
4.1.1.	Minimum Site area	1.0 ha	-
Height
4.1.2.	Maximum Height	30.0 m	-
Floor Area Ratio
4.1.3.	Maximum Floor Area Ratio	2.0	-
Setbacks
4.1.4.	Minimum Setback Abutting a Street	3.0 m	A
4.1.5.	Minimum Setback Abutting an Alley or an Abutting Site	0 m	B
	Diagram for Subsection 4.1

4.2.	Despite Subsection 6 of Section 7.100, the Development Planner may vary the maximum Height to accommodate building features that are necessary to the operation of a proposed development.

Parking, Loading, and Storage

5.1.

Surface Parking Lots and loading, storage, waste collection, service, and display areas must not be located within a required Setback.

5.2.

Storage and service areas must not be located between a principal building and a Street, and must be screened from view from Streets and from Abutting Sites, except where:

5.2.1.	the Street is a Local Road serving a Site Zoned IH or IM; or
5.2.2.	the Abutting Site is Zoned IH or IM.

Other Regulations

5.3.

1 or more of the following may be required for any development, in compliance with Section 7.140:

5.3.1.	a Risk Assessment;
5.3.2.	an Environmental Impact Assessment; or
5.3.3.	an Environmental Assessment Information.

2.150 A - River Valley Zone

To preserve natural areas and parkland along the river, creeks, ravines, and other areas designated for environmental protection while allowing for passive and active park Uses in designated areas.

Community Uses
2.1	Protected Natural Area

Community Uses
3.1.	Child Care Service
3.2.	Community Service
3.3.	Library
3.4.	Outdoor Recreation Service
3.5.	Park
3.6.	Special Event
Residential Uses
3.7.	Home Based Business #
3.8.	Residential, limited to those existing as of January 1, 2024
Commercial
3.9.	Indoor Sales and Service, limited to those existing as of January 1, 2024
3.10.	Major Indoor Entertainment, limited to those existing as of January 1, 2024
3.11.	Minor Indoor Entertainment, limited to those existing as of January 1, 2024
3.12.	Outdoor Entertainment, limited to those existing as of January 1, 2024
Basic Service Uses
3.13.	Emergency Service
3.14.	Minor Utility
Industrial Uses
3.15.	Natural Resource Development, limited to those existing as of January 1, 2024
Sign Uses
3.16.	Fascia Sign
3.17.	Freestanding Sign
3.18.	Portable Sign
3.19.	Projecting Sign

Community Uses
4.1.	Special Events must comply with Section 6.100.
Residential Uses
4.2.	Home Based Businesses must comply with Section 6.60.
Sign Uses
4.3.	Fascia Signs, Freestanding Signs, Portable Signs, and Projecting Signs are limited to On-premises Advertising.
4.4.	Signs must comply with Section 6.90.

5.1.

The Development Planner, in consultation with the City department responsible for ecological planning may require an environmental review for any Development Permit application and if such a review is requested:

5.1.1.	must apply conditions to the Development Permit to ensure that the recommendations resulting from the environmental review are met; and
5.1.2.	may refuse a Development Permit application for a Discretionary Development if they conclude, through the information collected under the environmental review, that the environmental impacts of the proposed development cannot be adequately mitigated.

6.1.	Development must comply with Table 6.1:

Table 6.1. Site and Building Regulations
Subsection	Regulation	Value
Height
6.1.1.	Maximum Height	10.0 m
Setbacks
6.1.2.	Minimum Setback	7.5 m

6.2.

Despite Subsection 6 of Section 7.100, the Development Planner may vary the maximum Height where:

6.2.1.	features essential to the Use make the regulation unreasonable to comply with; and
6.2.2.	the design of the proposed development seeks to minimize the potential impact to the North Saskatchewan River Valley and Ravine System.

2.160 NA - Natural Areas Zone

To conserve, preserve and restore identified natural areas, features and ecological processes.

2.1.	Protected Natural Area

Sign Uses
3.1.	Fascia Sign
3.2.	Freestanding Sign

4.1.

A Natural Area Management Plan must be submitted in the application for a Development Permit or rezoning to the Natural Areas Zone. Where an approved Natural Area Management Plan exists for a Site:

4.1.1.	the plan may be accepted in its existing form; or
4.1.2.	the plan may be accepted in a revised form,

to the satisfaction of the Development Planner, in consultation with the City department responsible for ecological planning.

4.2

The Natural Area Management Plan must be prepared by a qualified environmental professional such as an environmental scientist or biologist, in accordance with City guidelines for site-specific Natural Area Management Plans and to the satisfaction of the Development Planner, in consultation with the City department responsible for ecological planning.

4.3.

The Natural Area Management Plan must include, but not be limited to, the following:

4.3.1.

the Zone boundary, which includes the natural area and associated buffer;

4.3.2.

a statement of the extent of recreational activities and cultural and traditional practices permitted within the Natural Areas Zone; and

4.3.3.

the appropriateness of Accessory buildings or structures within the natural area. Where a building or structure is proposed within the natural area, the Natural Area Management Plan must:

4.3.3.1.	state the purpose, size and location of the building or structure; and
4.3.3.2.	state the likely impacts of the building or structure on the natural area and the necessary mitigating measures to reduce those impacts.

4.4.

An Accessory building can only be constructed for the specific purpose of servicing the natural area, and must comply with an approved Natural Area Management Plan.

4.5.

The Development Planner, in consultation with the City department responsible for ecological planning, must impose conditions on the Development Permit to ensure the objectives, strategies, and operational guidelines outlined in the Natural Area Management Plan are met.

5.1.

Signs must comply with Section 6.90.

5.2.

Signs are limited to On-premises Advertising.

5.3.

Signs must comply with applicable objectives, strategies or guidelines outlined in an approved Natural Area Management Plan.

5.4.

Signs must:

5.4.1.	have a maximum area of 2.0 m²;
5.4.2.	not be illuminated; and
5.4.3.	be designed to be compatible with, and not negatively impact, the natural area.

2.170 PSN - Neighbourhood Parks and Services Zone

To allow for limited development on parkland intended to serve neighbourhood-level needs and users. This Zone is intended to accommodate features like community league buildings, active or passive recreation opportunities, and playgrounds in community parks, pocket parks, and greenways.

Community Uses
2.1.	Child Care Service
2.2.	Community Service, excluding Year-round Shelter
2.3.	Park
2.4.	Protected Natural Area
2.5.	Special Event
Agricultural Uses
2.6.	Urban Agriculture
Sign Uses
2.7.	Fascia Sign
2.8.	Freestanding Sign
2.9.	Portable Sign
2.10.	Projecting Sign

Community Uses
3.1.	Community Services in the form of a Religious Assembly must not be developed as a standalone building.
3.2.	Child Care Services must comply with Section 6.40.
3.3.	Special Events must comply with Section 6.100.
Agriculture Uses
3.4.	Urban Agriculture must only be developed in conjunction with, or on the same Site as, an existing Community Service or Park Use.
Sign Uses
3.5.	Fascia Signs and Projecting Signs are limited to On-premises Advertising.
3.6.	Freestanding Signs and Portable Signs with Off-premises Advertising are limited to Copy advertising for Community Uses.
3.7.	Signs must comply with Section 6.90.

4.1.	Development must comply with Table 4.1:

Table 4.1. Site and Building Regulations
Subsection	Regulation	Value	Symbol
Height
4.1.1.	Maximum Height	14.0 m	-
Setbacks
4.1.2.	Minimum Setback Abutting a Street	6.0 m	A
4.1.3.	Minimum Setback Abutting an Alley	4.5 m	B
4.1.4.	Minimum Setback Abutting a Site	4.5 m	C
	Diagram for Subsections 4.1.2 - 4.1.4

Parking, Loading and Waste Collection Requirements
5.1.	Surface Parking Lots and loading, storage, and waste collection areas must not be located within a required Setback Abutting a Street or another Site.

2.180 PS - Parks and Services Zone

To allow for development on parkland that is intended to serve educational, recreational, and community needs at the city-wide, district, and neighbourhood level.

Community Uses
2.1.	Child Care Service
2.2.	Community Service, excluding Year-round Shelter
2.3.	Library
2.4.	Outdoor Recreation Service
2.5.	Park
2.6.	Protected Natural Area
2.7.	School
2.8.	Special Event
Basic Service Uses
2.9.	Transit Facility
Commercial Uses
2.10.	Food and Drink Service, limited to those existing as of January 1, 2024
2.11.	Major Indoor Entertainment, limited to those existing as of January 1, 2024
2.12.	Minor Indoor Entertainment, limited to those existing as of January 1, 2024
Agricultural Uses
2.13.	Urban Agriculture
Sign Uses
2.14.	Fascia Sign
2.15.	Freestanding Sign
2.16.	Minor Digital Sign
2.17.	Portable Sign
2.18.	Projecting Sign

Community Uses

3.1.

Community Services in the form of a Religious Assembly must not be developed as a standalone building.

3.2.

Child Care Services must comply with Section 6.40.

3.3.

Special Events must comply with Section 6.100.

Basic Service Uses

3.4.

3.4.1	Must not be developed as a standalone Use.
3.4.2	Despite the Setbacks specified in Table 4.1, Transit Facilities may project into a Setback Abutting a Street to integrate with transit infrastructure in the road right-of-way.

Agriculture Uses

3.5.

Urban Agriculture must only be developed in conjunction with, or on the same Site as, an existing Community Service or Park Use.

Sign Uses

3.6.

Fascia Signs, Minor Digital Signs and Projecting Signs are limited to On-premises Advertising.

3.7.

Freestanding Signs and Portable Signs with Off-premises Advertising are limited to Copy advertising for Community Uses.

3.8.

Signs must comply with Section 6.90.

Accessory Uses

3.9.

The maximum Floor Area for Commercial Uses Accessory to a Transit Facility is 150 m² per individual establishment.

4.1.	Development must comply with Table 4.1:

Table 4.1. Site and Building Regulations
Subsection	Regulation	Value	Symbol
Height
4.1.1.	Maximum Height	16.0 m	-
Setbacks
4.1.2.	Minimum Setback Abutting a Street	6.0 m	A
4.1.3.	Minimum Setback Abutting an Alley	4.5 m	B
4.1.4.	Minimum Setback Abutting a Site	4.5 m	C
	Diagram for Subsections 4.1.2 - 4.1.4

4.2.

Despite Subsection 6.1 of Section 7.100, the Development Planner may vary the maximum Height where necessary to accommodate features essential to the Use.

Parking, Loading and Waste Collection Requirements

5.1.

Surface Parking Lots and loading, and waste collection areas must not be located within a required Setback Abutting a Street or another Site.

Additional Information Requirements

5.2.

Where this Zone Abuts the A Zone or NA Zone, or is located within the North Saskatchewan River Valley and Ravine System Protection Overlay, the Development Planner, in consultation with the City department responsible for ecological planning:

5.2.1.	must require an environmental review where specified in an applicable statutory plan; and
5.2.2.	may apply conditions to the Development Permit to ensure that recommendations resulting from the environmental review are met.

2.190 PU - Public Utility Zone

To allow for development and protection of infrastructure, systems and facilities that provide a public benefit.

Basic Service Uses
2.1.	Emergency Service
2.2.	Major Utility
2.3.	Minor Utility
2.4.	Recycling Drop-off Centre
2.5.	Transit Facility
Community Uses
2.6.	Park
2.7.	Special Event
Agriculture Uses
2.8.	Urban Agriculture
Sign Uses
2.9.	Fascia Sign
2.10.	Freestanding Sign
2.11.	Portable Sign
2.12.	Projecting Sign

Basic Service Uses

3.1.

Major Utilities

3.1.1.

The minimum Site Area is 1.0 ha.

3.2.

Recycling Drop-off Centres

3.2.1.	The maximum area for a Recycling Drop-off Centre on a Site is 650 m².
3.2.2.	Perimeter screening using Fences, Landscaping or other similar measures must be provided to screen the view of drop-off areas and bins from Abutting Streets and Sites in non-industrial Zones.

3.3.

3.3.1.

Despite Subsection 4.1.3, Transit Facilities may project into a Setback Abutting a Street to integrate with transit infrastructure in the road right-of-way.

Community Uses

3.4.

Parks must be on a Site with at least 1 additional Use other than a Sign Use.

3.5.

Special Events must comply with Section 6.100.

Agriculture Uses

3.6.

3.6.1.	With the exception of outdoor display areas of products for sale, Urban Agriculture Uses must be located within or on a building.
3.6.2.	The Development Planner may consider a variance to Subsection 3.6.1 based on the recommendations provided in an environmental site assessment in compliance with Section 7.140.

Sign Uses

3.7.

Fascia Signs, Freestanding Signs, Portable Signs and Projecting Signs are limited to On-premises Advertising.

3.8.

Signs must comply with Section 6.90.

4.1.	Development must comply with Table 4.1:

Table 4.1. Site and Building Regulations
Subsection	Regulation	Value
Height
4.1.1.	Maximum Height	12.0 m
Unless the following applies:
4.1.2.	Maximum Height on Sites greater than 0.7 ha	18.0 m
Setbacks Abutting Streets
4.1.3.	Minimum Setback	6.0 m
Setbacks Abutting Sites
4.1.4.	Minimum Setback	4.5 m
Unless 1 or more of the following applies:
4.1.5.	Minimum Setback from a Site in a residential Zone	7.5 m
4.1.6.	Minimum Setback for Major Utilities from a Site in a non-industrial Zone	10.0 m
Setbacks Abutting Alleys
4.1.7.	Minimum Setback	4.5 m

4.2.	Despite Subsection 6 of Section 7.100, the Development Planner may consider a variance to any of the maximum Height regulations in this Zone where features essential to the Use make the regulation unreasonable to comply with.

Parking, Loading, Storage and Access

5.1.

Surface Parking Lots and loading, storage, waste collection, service and display areas must not be located within a Setback.

5.2.

Despite Subsection 5.1, Surface Parking Lots, and loading and waste collection areas may project into a Setback from an Alley.

5.3.

Loading, waste collection, storage, and outdoor service areas must be located at the rear or sides of a principal building.

5.4.

Subsection 5.3 does not apply where:

5.4.1.	Abutting Streets are Local Roads that only serve Sites Zoned IH or IM; and
5.4.2.	all Abutting Sites are Zoned IH or IM.

Additional Information Requirements

5.5.

Where this Zone Abuts the A Zone or NA Zone, or is located within the North Saskatchewan River Valley and Ravine System Protection Overlay, the Development Planner, in consultation with the City department responsible for ecological planning:

5.5.1.	must require an environmental review where specified in an applicable Statutory Plan; and
5.5.2.	may apply conditions to the Development Permit to ensure that recommendations resulting from the environmental review are met.

Other Regulations

5.6.

Landscaping must comply with Section 5.60, except:

5.6.1.

Loading, waste collection, storage and outdoor service areas do not need to be screened from Local Roads that only serve Sites Zoned IH or IM.

5.7.

Developments must comply with the Site Performance Standards in Section 5.120, except Major Utilities are exempt from Subsection 1 of Section 5.120.

2.200 UF - Urban Facilities Zone

To allow for larger facilities that provide institutional services, community services, or recreational activities.

Community Uses
2.1.	Child Care Service
2.2.	Community Service
2.3.	Library
2.4.	Outdoor Recreation Service
2.5.	Park
2.6.	School
2.7.	Special Event
Basic Service Uses
2.8.	Cemetery
2.9.	Detention Facility
2.10.	Emergency Service
2.11.	Health Care Facility
2.12.	Recycling Drop-off Centre
2.13.	Transit Facility
Commercial Uses
2.14.	Health Service
2.15.	Major Indoor Entertainment
2.16.	Outdoor Entertainment
Industrial Uses
2.17.	Crematorium
Residential Uses

2.18.

Residential, limited to:

2.18.1.

Supportive Housing

Agricultural Uses

2.19.

Sign Uses

2.20.

2.21.

2.22.

2.23.

2.24.

Community Uses

3.1.

Child Care Services must comply with Section 6.40.

3.2.

Special Events must comply with Section 6.100.

Basic Service Uses

3.3.

Recycling Drop-off Centres

3.3.1.	The maximum total area for a Recycling Drop-off Centre on a Site is 650 m².
3.3.2.	Perimeter screening using Fences, Landscape Buffers, or other similar features, must be provided to screen the view of drop-off areas and bins from Abutting Streets and Sites in non-industrial Zones.

Commercial Uses

3.4.

Major Indoor Entertainment

3.4.1.

The minimum Site Area for a Major Indoor Entertainment Use is 0.5 ha.

Industrial Uses

3.5.

Crematorium

3.5.1.	Crematoriums must comply with Section 6.50.
3.5.2.	Crematoriums are only permitted on a Site that contains a Cemetery.

Residential Uses

3.6.

Despite Section 6.80, Supportive Housing must take place within a Multi-unit Housing building.

Agricultural Uses

3.7.

3.7.1.	With the exception of outdoor display areas of products for sale, Urban Agriculture Uses must be located within or on a building.
3.7.2.	The Development Planner may consider a variance to Section 3.7.1 based on the recommendations provided in an environmental site assessment in compliance with Section 7.140.

Sign Uses

3.8.

Fascia Signs, Minor Digital Signs and Projecting Signs are limited to On-premises Advertising.

3.9.

Freestanding Signs and Portable Signs with Off-premises Advertising are only permitted where the Copy is advertising Community Uses, except that:

3.9.1.

existing Freestanding Signs with general Off-premises Advertising are permitted where existing as of January 1, 2024.

3.10.

Signs must comply with Section 6.90.

4.1.	Development must comply with Table 4.1:

Table 4.1. Site Regulations
Section	Regulation	Value	Symbol
Height
4.1.1.	Maximum Height	16.0 m	-
Setbacks
4.1.2.	Minimum Setback Abutting a Street	6.0 m	A
4.1.3.	Minimum Setback Abutting an Alley	7.5 m	B
4.1.4.	Minimum Setback Abutting a Site	4.5 m	C
	Diagram for Subsection 4.1

4.2.

Despite Subsection 6.1 of Section 7.100, the Development Planner may vary the maximum Height where necessary to accommodate features essential to the Use.

Parking, Loading, Storage, and Access

5.1.

Surface Parking Lots and loading, waste collection, storage, service, and display areas must not be located within a required Setback.

5.2.

Despite Subsection 5.1, Surface Parking Lots may project into a Setback Abutting a Site in a residential Zone where a minimum 3.0 m Landscape Buffer is provided within the Setback.

5.3.

Loading, waste collection, storage, and service areas must be located at the rear or sides of a principal building and screened from view from Abutting Streets and Abutting Sites in non-industrial Zones using methods such as Landscaping, Fencing, or other similar measures.

Other Regulations

5.4.

Where this Zone Abuts a Site in the A Zone or NA Zone, or is located within the North Saskatchewan River Valley and Ravine System Protection Overlay, the Development Planner, in consultation with the City department responsible for ecological planning:

5.4.1.	must require an environmental review where specified in an applicable statutory plan; and
5.4.2.	may apply conditions to the Development Permit to ensure that recommendations resulting from the environmental review are met.

2.210 UI - Urban Institution Zone

To allow for site-specific regulation of large-scale educational, cultural, and institutional facilities with complementary commercial and recreational opportunities.

Community Uses
2.1.	Child Care Service
2.2.	Community Service
2.3.	Library
2.4.	Outdoor Recreation Service
2.5.	Park
2.6.	School
2.7.	Special Event
Basic Service Uses
2.8.	Health Care Facility
2.9.	Minor Utility
2.10.	Transit Facility
Commercial Uses
2.11.	Bar
2.12.	Food and Drink Service
2.13.	Health Service
2.14.	Hotel
2.15.	Indoor Sales and Service
2.16.	Major Indoor Entertainment
2.17.	Minor Indoor Entertainment
2.18.	Office
Agricultural Uses
2.19.	Urban Agriculture
Sign Uses
2.20.	Fascia Sign
2.21.	Freestanding Sign
2.22.	Minor Digital Sign
2.23.	Projecting Sign

Community Uses

3.1.

Child Care Services must comply with Section 6.40.

3.2.

Special Events must comply with Section 6.100.

Commercial Uses

3.3.

Uses with Drive-through Services are not permitted.

3.4.

The maximum combined Floor Area for Bars, Food and Drink Services, and Indoor Sales and Services is 20% of the Floor Area of an individual building.

3.5.

Bars

3.5.1.	A maximum of 1 Bar is permitted per Site.
3.5.2.	The maximum Floor Area is 300 m² per individual establishment.

3.6.

Food and Drink Services

3.6.1.

The maximum Floor Area is 500 m² per individual establishment.

3.7.

Hotels

3.7.1.

A maximum of 1 Hotel is permitted per Site.

3.8.

3.8.1.

The maximum Floor Area is 1,000 m² per individual establishment.

Sign Uses

3.9.

Signs are limited to On-premises Advertising.

3.10.

Freestanding Signs are limited to institutional advertising.

3.11.

Signs must comply with Section 6.90.

4.1.	Development must comply with Table 4.1:

Table 4.1. Site and Building Regulations
Subsection	Regulation	Value
Setbacks Abutting Streets
4.1.1.	Maximum Setback	1.0 m
Setbacks Abutting Sites
4.1.2.	Minimum Setback from a Site in a residential Zone	7.5 m
4.1.3.	Minimum Setback for a building containing one or more Commercial Uses from a Site in a residential Zone	10.0 m
Setback Abutting Alleys
4.1.4.	Minimum Setback from an Alley that Abuts a Site in a residential Zone	1.5 m
Height
4.1.5.	Maximum Height	55.0 m
Floor Area Ratio
4.1.6.	Maximum Floor Area Ratio	10.0

4.2.

The Development Planner may consider a variance to Subsection 4.1.1:

4.2.1.	to accommodate Street-related activities, such as patios and seating areas;
4.2.2.	to retain existing mature landscaping; or
4.2.3.	where features essential to the Use make the regulation unreasonable to comply with.

4.3.

Despite Subsection 6 of Section 7.100, the Development Planner may consider a variance to the maximum Height where:

4.3.1.	features essential to the Use make the regulation unreasonable to comply with; and
4.3.2.	the shadowing and wind impacts on adjacent residential developments are minimized as determined by a technical study required under Section 7.140.

5.1.

New buildings and additions must create a pedestrian-friendly environment along Streets by including:

5.1.1.	entrances or entrance features;
5.1.2.	outdoor seating areas;
5.1.3.	weather protection;
5.1.4.	Landscaping; or
5.1.5.	other similar features.

5.2.

New buildings and additions must:

5.2.1.	ensure that each Storey has windows along Facades facing a Street; and
5.2.2.	ensure that the placement and type of windows on the Ground Floor Facade allow viewing into the building.

5.3.

Buildings must be designed and oriented to face the Street with entrances that are clearly visible from the Street.

5.4.

On Corner Lots:

5.4.1.	the Facade treatment must wrap around the side of the building to provide a consistent profile facing both Streets; and
5.4.2.	buildings must provide a courtyard, main entrance, or distinctive architectural feature to enhance pedestrian circulation and, where applicable, enhance Street views.

5.5.

For new buildings and additions, the Ground Floor elevation must not exceed the elevation of the Abutting public sidewalk by more than 0.3 m.

5.6.

Building Facades must be articulated at regular intervals to add variety, rhythm, and a human-scaled dimension along the block face using design techniques such as:

5.6.1.	variation in colours or finishing materials;
5.6.2.	use of Architectural Elements;
5.6.3.	projections and recessions; or
5.6.4.	other similar techniques.

6.1.	Where this Zone is applied to a Site through an amendment to the Zoning Bylaw, a new Site-specific Appendix must be added to this Zone that provides the legal description of the Site to which the Zone applies and any additional Use opportunities and development regulations, as required.
6.2.	A minimum of 3% of non-Residential Floor Area must be provided as Amenity Area. Amenity Area is exempt from Floor Area Ratio calculations.

Area of Application

7.1.	This appendix applies to the lands generally bound by 105 Street NW, 112 Street NW, 104 Avenue NW, and 105 Avenue NW, as illustrated on Map 1.

Additional Permitted Uses

Residential Uses

7.2.

7.3.

Residential, limited to:

7.3.1.	Lodging House
7.3.2.	Multi-unit Housing
7.3.3.	Row Housing
7.3.4.	Secondary Suite
7.3.5.	Supportive Housing

Sign Uses

7.4.	Major Digital Sign
7.5.	Portable Sign

Additional Regulations for Specific Uses

7.6.	Home Based Businesses must comply with Section 6.60.
7.7.	Despite the other regulations of this Zone, Commercial Uses located within Sub-Area 1 of Map 1 may take up 100% of the Floor Area of a building existing before January 1, 2024.
7.8.	Signs are limited to On-premises Advertising.

Site and Building Regulations

7.9.

Despite the other regulations of this Zone, Setbacks must comply with the following:

7.9.1.

A minimum Setback of 10.0 m is required from 104 Avenue NW.

7.9.2.

A minimum Setback of 3.0 m is required from 105 Street NW, 109 Street NW, and 112 Street NW.

7.9.3.

A maximum Setback of 3.0 m is required from 105 Avenue NW, except:

7.9.3.1.

for a maximum of 30% of the Facade facing 105 Avenue NW, the Development Planner may vary the Setback up to a maximum of 9.0 m to accommodate Street-related activities, such as patios, plazas, and seating areas.

Parking, Loading, and Access

7.10.

Parking, access, and Site circulation must comply with Section 5.80, except:

7.10.1.	a maximum of 3,000 vehicle parking spaces are permitted;
7.10.2.	after September 22, 2030, Surface Parking Lots will no longer be permitted;
7.10.3.	above-ground Parkades facing 105 Avenue NW must be wrapped with Commercial or Community Uses that have a minimum depth of 6.0 m;
	Diagram for Section 7.10.3
7.10.4.	the minimum number of bike parking spaces must be equal to 10% of the number of provided vehicle parking spaces, or 200 bike parking spaces, whichever is greater;
7.10.5.	a minimum of 25% of the total number of bike parking spaces must be provided as Long Term Bike Parking; and
7.10.6.	a centralized loading facility must be provided with a minimum of 4 loading spaces.

Landscaping

7.11.

Landscaping must comply with Section 5.60, except that:

7.11.1.	within the required Setback along 104 Avenue NW, a minimum 2.5 m Pathway with flanking rows of deciduous trees must be provided. These must be coordinated with sidewalk and tree planting within the adjacent public right-of-way. The overall intent is to develop and maintain a tree-lined promenade as a continuous pedestrian open space between 105 Street NW and 112 Street NW; and
7.11.2.	the deciduous to coniferous ratio of required trees and shrubs must be approximately 3:1.

Design Regulations

7.12.

Where 106 Street NW, 107 Street NW, 108 Street NW, or 111 Street NW terminate on a building, special architectural design of the building must be provided directly in front of the Street.

7.13.

Direct north-south Pathways must be provided through the Site at 106 Street NW, 107 Street NW, 108 Street NW and 111 Street NW. The owner must enter into public access agreements with the City of Edmonton, where applicable.

7.14.

A north-south shared use Pathway connection must be provided through the Site from 104 Avenue NW to 105 Avenue NW between 109 Street NW and 112 Street NW. The specific route of this connection must be determined with consideration for the ability of pedestrians and cyclists to cross 104 Avenue NW.

7.15.

A minimum of 30% of the length of a building Facade Abutting 105 Avenue NW must Stepback a minimum of 3.0 m above the fourth Storey. This Stepback space may be used to create an outdoor Amenity Area.

7.16.

Where a Ground Floor Commercial Use Abuts 105 Avenue NW, a main entrance to the Use must have direct external access to the adjacent public sidewalk.

7.17.

Ground Floor Commercial Facades Abutting 105 Avenue NW must provide windows within the Facade area between 1.0 m and 2.0 m above ground level in compliance with the following:

7.17.1.

A minimum of 50% of the Facade area must be windows.

7.17.2.

A maximum of 10% of all Ground Floor windows facing Streets, Parking Areas interior to the Site, or Parks may be covered by non-transparent material. The remainder must be clear, non-reflective and free from obstruction.

Diagram for Subsection 7.17

7.18.

New buildings located along 105 Avenue NW must be designed to strengthen the pedestrian character of the Street through Uses and spaces at the Ground Floor that allow viewing into the building, passive surveillance of the Street, or direct pedestrian access to the Street. This may be achieved by the following:

7.18.1.	Commercial Uses that open to a Street rather than an internal atrium;
7.18.2.	building entrances and arcades that connect to adjacent Pathways and public sidewalks;
7.18.3.	hallways and circulation spaces;
7.18.4.	administrative offices;
7.18.5.	teaching spaces; or
7.18.6.	other similar design strategies.

7.19.

Development Abutting 105 Avenue NW must incorporate functional and decorative lighting to enhance the appearance of the building during the winter months and to provide additional lighting for the 105 Avenue NW Corridor.

Environmental Site Assessment and Risk Management Regulations

7.20.	A Development Permit application in Sub-Area 1 of Map 2 must include environmental assessment information in accordance with Subsection 3 of Section 7.140.
7.21.	A Development Permit application in Sub-Area 2 of Map 2 that creates a new building or expands an existing building footprint greater than 250 m² must include environmental assessment information in accordance with Subsection 3 of Section 7.140.
7.22.	A Development Permit application in Sub-Area 3 of Map 2 must include environmental assessment information in accordance with Subsection 3 of Section 7.140, except that this does not apply to a Development Permit application for a change of Use contained within the existing building.
7.23.	For the purposes of this Appendix, building footprint means the surface space occupied by a building at or below Grade.

Area of Application

8.1.	This appendix applies to the lands illustrated on Map 3.

Additional Permitted Uses

Residential Uses

8.2.

8.3.

Residential, limited to:

8.3.1.	Lodging House
8.3.2.	Multi-unit Housing
8.3.3.	Row Housing
8.3.4.	Secondary Suite
8.3.5.	Supportive Housing

Additional Regulations for Specific Uses

8.4.	Home Based Businesses must comply with Section 6.60.

Site and Building Regulations

8.5.	Despite the other regulations of this Zone, development must comply with Table 8.5:

Table 8.5 Site and Building Regulations
Section	Regulation	Value
Setback
8.5.1.	Minimum Setback	3.0 m
Unless 1 of the following applies:
8.5.2.	Minimum Setback from 73 Street NW between 109 Avenue NW and Ada Boulevard NW	6.0 m
8.5.3.	Minimum Setback from 112 Avenue NW	6.0 m
8.5.4.	Minimum Setback from Ada Boulevard NW	6.0 m
Height
8.5.5.	Maximum Height for Sub-Area 1, as shown on Map 4	14.5 m
8.5.6.	Maximum Height for Sub-Area 2, as shown on Map 4	22.0 m
8.5.7.	Maximum Height for Sub-Area 3, as shown on Map 4	29.0 m
Floor Area Ratio
8.5.8.	Maximum Floor Area Ratio	5.0

Landscaping Regulations

8.6.

Landscaping must comply with Section 5.60, except that:

8.6.1.	existing trees within 4.5 m of the west Lot line adjacent to 73 Street NW must be retained or relocated on the Site when possible and must be protected during construction; and
8.6.2.	screening, such as Fencing or Landscaping, must be provided along the west Lot line of the Site, adjacent to 73 Street NW.

General Regulations

8.7.

A continuous Pathway corridor, with a minimum width of 6.0 m, must be provided for public access across the Site between 112 Avenue NW and Ada Boulevard NW. The Pathway alignment may be altered in the future to accommodate new campus development while maintaining continuous routing from 112 Avenue NW to Ada Boulevard NW.

8.8.

To ensure ongoing analysis of transportation related issues, a Transportation Impact Assessment may be requested to support a Development Permit application for a principal building. The Development Planner must have regard for existing Transportation Impact Assessments available at the time of Development Permit review and only request additional information, as required, in response to changes in conditions since the previous analysis was done.

8.9.

When the Development Planner receives a Development Permit application for a building with a Height of 8.0 m or greater within the boundary of the Wangerin House area as shown on Map 4, the Development Planner must:

8.9.1.

send notice to the municipal address and the address of property owners that are wholly or partially located within 60.0 m of the boundaries of the Site of the proposed development and the president of the applicable community leagues;

8.9.2.

not make a decision on the Development Permit application until 21 days after notice has been sent,

8.9.2.1.	unless the Development Planner is satisfied that the applicant has conducted consultations with the recipient parties and included a summary of the consultations with the Development Permit application; or
8.9.2.2.	unless the Development Planner receives feedback from all specified recipients prior to the end of the 21 days; and

8.9.3.

consider any comments directly related to the proposed development when determining whether to grant a variance to the regulations contained in this Zone.

Area of Application

9.1.	This Appendix applies to the lands located east of 156 Street NW and north of 100 Avenue NW, as illustrated on Map 5.

Additional Permitted Uses

Commercial Uses

9.2.	Custom Manufacturing

Sign Uses

9.3.	Portable Sign

Site and Building Regulations

9.4.	Despite the other regulations of this Zone, development within the boundaries of Subsection 9.1 must comply with Table 9.4:

Table 9.4 Site and Building Regulations
Section	Regulation	Value
Setback
9.4.1.	Minimum Setback from 100 Avenue NW and 155 Street NW	5.0 m
Height
9.4.2.	Maximum Height	25.0 m
Floor Area Ratio
9.4.3.	Maximum Floor Area Ratio	2.0
Floor Area
9.4.4.	Maximum Floor Area for Commercial Uses	60% of the total Floor Area of buildings on the Site

9.5.	A maximum of 200 vehicle parking spaces are permitted.
9.6.	Development along 100 Avenue NW and 155 Street NW is not required to comply with Subsection 5 of this Zone.
9.7.	Signs are limited to On-premises Advertising.

Area of Application

10.1.

This Appendix applies to the lands illustrated on Map 6.

Additional Permitted Uses

Residential Uses

10.2.

10.3.

Residential, limited to:

10.3.1.	Lodging House
10.3.2.	Multi-unit Housing
10.3.3.	Row Housing
10.3.4.	Secondary Suite
10.3.5.	Supportive Housing

Commercial Uses

10.4.

Industrial Uses

10.5.

Minor Industrial, limited to indoor and outdoor storage

Sign Uses

10.6.

Major Digital Sign

10.7.

Additional Regulations for Specific Uses

10.8.

Home Based Businesses must comply with Section 6.60.

10.9.

Despite Subsection 3.5.1 of this Zone, a maximum of 2 Bars are permitted.

10.10.

Standalone Parking Facilities are not permitted in Sub-Area 4, as shown on Map 6.

10.11.

Minor Industrial Uses:

10.11.1.

are only permitted in Sub-Area 2, as shown on Map 6, except:

10.11.1.1.

outdoor storage is only permitted within the portion of Sub-Area 2, as shown on Map 6.

10.11.2.

A Development Permit for outdoor storage must be temporary and not exceed a maximum of 10 years.

10.11.3.

where provided outdoors, storage must be:

10.11.3.1.	located toward the interior or rear of the Site; and
10.11.3.2.	screened from Abutting Streets and Sites in non-industrial Zones using Fences, Landscaping, or other similar measures. Except for Landscaping, the maximum Height of screening is 3.7 m.

10.11.4.

do not have to comply with Subsection 5 of this Zone.

10.12.

Signs are limited to On-premises Advertising.

Site and Building Regulations

10.13.

Despite the other regulations of this Zone, development must comply with Table 10.13:

Table 10.13 Building Regulations
Section	Regulation	Value
Setback
10.13.1.	Minimum Setback from 106 Street NW, Princess Elizabeth Avenue NW, 118 Avenue NW, 106 Street NW and 109 Street NW.	3.0 m
Stepback
10.13.2.	Minimum Stepback in Sub-Area 4, as shown on Map 6, for the portion of the Facade that is facing the Rear Lot Line and that is 10.0 m in Height or greater. Platform Structures are not permitted within the Stepback area.	3.0 m
Height
10.13.3.	Maximum Height in Sub-Area 4, as shown on Map 6	23.0 m
Floor Area Ratio
10.13.4.	Maximum Floor Area Ratio in Sub-Area 4, as shown on Map 6	2.5

10.14.

All Uses must be designed as an integral component of the NAIT Main Campus and primarily oriented to serve the educational or residential needs of NAIT students.

10.15.

Development in Sub-Area 4, as shown on Map 6, must incorporate design techniques that minimize the perception of massing of the building when viewed from adjacent Sites zoned residential and adjacent Streets including:

10.15.1.	varying rooflines;
10.15.2.	projections and recessions;
10.15.3.	different materials or colours;
10.15.4.	articulation of building Facades; or
10.15.5.	other similar measures.

Parking, Loading, and Access

10.16.

Parking, access, and Site circulation must comply with Section 5.80, except that:

10.16.1.

a maximum of 6,300 vehicle parking spaces are permitted;

10.16.2

the Development Planner may vary Subsection 10.16.1. where recommended by an approved parking study in consultation with the City department responsible for transportation planning;

10.16.3.

a minimum of 250 bike parking spaces are required;

10.16.4.

a minimum of 40% of bike parking spaces must be Long Term Bike Parking;

10.16.5.

required bike parking may be provided within common bike parking facilities located within 400 m of the proposed development;

10.16.6.

a centralized loading facility may be used to satisfy the required loading spaces;

10.16.7.

for new buildings and additions, loading requirements may be varied by the Development Planner, in consultation with the City department responsible for transportation planning, where recommended by an approved vehicle loading demand study; and

10.16.8.

in Sub-Area 4, as shown on Map 6:

10.16.8.1.	vehicle access to the Site must be from an Abutting Alley; and
10.16.8.2.	vehicle parking must be located in an underground Parkade or at the rear of the building.

Environmental Site Assessment and Risk Management Regulations

10.17.

Sub-Areas 2 and 3, as shown on Map 6, must comply with the following:

10.17.1.

A Development Permit application that creates a new building footprint or expands an existing building footprint greater than 250 m², excluding a Development Permit application for demolition, excavation, or Signs, must include environmental assessment information in accordance with Subsection 3 of Section 7.140.

Area of Application

11.1.

This appendix applies to the lands illustrated on Map 7.

Additional Permitted Uses

11.2.

Sub-Area A - Campus Academic

11.2.1.

11.2.2.

Residential, limited to:

11.2.2.1.	Lodging House
11.2.2.2.	Multi-unit Housing
11.2.2.3.	Row Housing
11.2.2.4.	Secondary Suite
11.2.2.5.	Supportive Housing

11.2.3.

Major Digital Sign

11.2.4.

Portable Sign

11.3.

Sub-Area B - Residences

11.3.1.

11.3.2.

Residential, limited to:

11.3.2.1.	Lodging House
11.3.2.2.	Multi-unit Housing
11.3.2.3.	Row Housing
11.3.2.4.	Secondary Suite
11.3.2.5.	Supportive Housing

11.4.

Sub-Area C - Market District

11.4.1.

11.4.2.

Residential, limited to:

11.4.2.1.	Lodging House
11.4.2.2.	Multi-unit Housing
11.4.2.3.	Row Housing
11.4.2.4.	Secondary Suite
11.4.2.5.	Supportive Housing

11.4.3.

11.4.4.

Major Digital Sign

11.4.5.

Additional Regulations for Specific Uses

11.5.

Home Based Businesses must comply with Section 6.60.

11.6.

Despite the other regulations of this Zone:

11.6.1.	1 Bar is permitted per Sub-Area shown on Map 7;
11.6.2.	1 Hotel is permitted per Sub-Area shown on Map 7; and
11.6.3.	development in Sub-Area C of Map 7 is exempt from Subsections 3.5.2, 3.6.1 and 3.8.1 of this Zone.

11.7.

Signs are limited to On-premises Advertising.

Regulations for Sub-Area A (Campus Academic)

11.8.

Despite the other regulations of this Zone, development in Sub-Area A of Map 7 must comply with the following:

11.8.1.

A minimum Setback of 2.0 m and a maximum Setback of 3.0 m is required from an LRT corridor or other public right-of-way, with the exception of 109 Street NW and 120 Avenue NW.

11.8.2.

A minimum Setback of 3.0 m and a maximum Setback of 5.0 m is required from 109 Street NW and 120 Avenue NW, to accommodate main entrances or to allow street oriented activities such as outdoor seating.

11.8.3.

The minimum Height is 16.0 m where the Site is adjacent to an LRT Station.

11.8.4.

The minimum Height is 8.0 m where the Site Abuts the LRT corridor.

11.8.5.

The maximum Floor Area Ratio is 6.0.

11.8.6.

For buildings that Abut the LRT corridor:

11.8.6.1.	a minimum Stepback of 2.0 m is required for any portion of the building greater than 20.0 m in Height; and
11.8.6.2.	the length of each Frontage must be visually differentiated at a maximum interval of 65.0 m. This must be achieved through the use of colours, materials, architectural features that give the appearance of smaller buildings or physical breaks in the building, or other similar measures.

11.8.7.

For buildings facing any public right-of-way, a minimum of 60% of the Facade must form a Street Wall.

11.8.8.

Ground Floor Facades facing the LRT corridor must provide windows within the Facade area between 1.0 m and 2.0 m above ground level in compliance with the following:

11.8.8.1.	A minimum of 70% of the Facade area must be windows.
11.8.8.2.	A maximum of 10% of all Ground Floor windows facing Streets, Parking Areas interior to the Site, or Parks may be covered by non-transparent material. The remainder must be clear, non-reflective and free from obstruction.

Diagram for Section 11.8.8

11.8.9.

Buildings on Sites that Abut the LRT corridor must front onto the LRT corridor with active Frontages or Amenity Areas.

11.8.10.

Main entrances must be provided adjacent to an LRT Station and entrances must be provided along the LRT corridor, in compliance with the following:

11.8.10.1.	entrances along the LRT corridor must provide public access, must face the LRT corridor, and must not include maintenance or emergency accesses;
11.8.10.2.	entrances must be clearly defined by architectural details such as canopies, signage, or articulation of the Facade; and
11.8.10.3.	entrances must be provided every 60.0 m, at minimum.

11.8.11.

Buildings facing the LRT corridor must be designed to comply with the following:

11.8.11.1.	the Ground Floor must be differentiated from the rest of the building, using glazing, material changes, Stepbacks, overhangs, canopies, or other similar features;
11.8.11.2.	the minimum Height of the Ground Floor is 3.5 m; and
11.8.11.3.	Architectural Elements may project a maximum of 2.0 m into the Setback.

11.8.12.

Exterior finishing materials must be durable, high quality, and appropriate for the development within the context of the surrounding area.

11.8.13.

Parking must comply with the following:

11.8.13.1.	A maximum of 1 vehicle parking space per 200 m² of Floor Area is permitted.
11.8.13.2.	Surface Parking Lots and Parkades must not be visible from the LRT corridor, public Pathways, or Streets.
11.8.13.3.	Each Surface Parking Lot is limited to a maximum of 100 vehicle parking spaces.
11.8.13.4.	Parkades must not have direct access to or from 119 Street NW or 120 Street NW.
11.8.13.5.	Vehicle parking must only be accessed from 109 Street NW or private Alleys.
11.8.13.6.	Bike parking spaces must be provided at an amount equal to a minimum of 40% of the number of vehicle parking spaces provided on Site.
11.8.13.7.	Required bike parking may be provided within common bike parking facilities located within 400 m of a proposed development.

11.8.14.

Private Alleys must comply with the following:

11.8.14.1.	Private Alleys must not be provided along the LRT corridor and must not have access to or from the LRT corridor.
11.8.14.2.	Private Alleys must not be provided adjacent to any public right-of-way.
11.8.14.3.	Private Alleys must only be accessed from 109 Street NW.

11.8.15.

Site circulation must comply with the following:

11.8.15.1.

Publicly accessible Pathways must:

11.8.15.1.1.	be a minimum of 6.0 m wide;
11.8.15.1.2.	include a 3.0 m wide shared use path; and
11.8.15.1.3.	include pedestrian lighting and a Landscape Buffer from adjacent buildings.

11.8.15.2.

For buildings Abutting the LRT corridor, building Setbacks must be integrated with the public realm by providing seating and Landscaping that contributes to the pedestrian-oriented character of the area. The design must not hinder the movement of pedestrians from the public realm to the buildings.

Regulations for Sub-Area B (Residences)

11.9.

Despite the other regulations of this Zone, development in Sub-Area B of Map 7 must comply with the following:

11.9.1.

The minimum Setback is 2.0 m and the maximum Setback is 3.0 m. The maximum Setback may be increased to a maximum of 4.5 m at entrances or to accommodate street-oriented amenities such as street furniture and public art.

11.9.2.

The maximum Height is 45.0 m.

11.9.3.

The maximum Floor Area Ratio is 6.0.

11.9.4.

Non-Residential Uses are only permitted where they are Accessory to a Residential Use.

11.9.5.

Where a building exceeds 16.0 m in Height, a minimum 2.5 m Stepback is required above a Height of 14.0 m, for all Facades Abutting a public right-of-way.

11.9.6.

Urban design must comply with the following:

11.9.6.1.	Facades facing a Street must be architecturally differentiated at a maximum interval of 65.0 m. This may be achieved through the use of different colours, materials, architectural features that give the appearance of smaller buildings and/or physical breaks in the building, or other similar measures.
11.9.6.2.	For buildings facing a public right-of-way, a minimum of 75% of the Facade must form a Street Wall.
11.9.6.3.	Ground Floor Residential Facades must provide a minimum of 30% windows within the Facade area between 1.0 m and 2.0 m above ground level.
11.9.6.4.	Ground Floor Common Amenity Area and non-Residential Facades must provide a minimum of 70% windows within the Facade area between 1.0 m and 2.0 m above ground level.
Diagram for Section 11.9.6.4

11.9.7.

Building entrances must be designed to comply with the following:

11.9.7.1.	Ground Floor Residential Uses must provide individual or shared external entrances from the Street, a maximum of 15.0 m apart.
11.9.7.2.	Individual and shared external entrances must be oriented toward, and be clearly visible from, the Street using features such as porches, stairs, and stoops.
11.9.7.3.	Sliding patio doors may not serve as main entrances to individual Dwellings.
11.9.7.4.	Entrances must be designed to provide a semi-private outdoor area that establishes a transition area between the Dwelling and publicly accessible land using Landscape features such as decorative Fencing, change in grade, shrub beds, planters, rock gardens, or other built elements.
11.9.7.5.	Entrances must not have solid Fences or other solid screening elements greater than 1.2 m in Height. Landscaping, retaining walls or other low Height elements may be used to visually separate the semi-private courtyards facing the Street.
11.9.7.6.	Outdoor Common Amenity Areas must have direct access to the Street.

11.9.8.

The Ground Floor and Podium of buildings must be designed to comply with the following:

11.9.8.1.	The Ground Floor must be a maximum of 1.0 m above ground level.
11.9.8.2.	Podiums must be architecturally defined to support transitions to adjacent Residential Uses, through the use of projections and recessions, vertical articulation, Architectural Elements, or other similar techniques.
11.9.8.3.	Canopies and other Architectural Elements may project into building Setbacks to define the Ground Floor and entrances.
11.9.8.4.	Blank walls exceeding 12.0 m in length must not face any public right-of-way.
11.9.8.5.	To create attractive streetscapes and interfaces, Podium Facades and rooflines must be designed with detail and articulation to a maximum of 15.0 m intervals, through the use of materials, projections and recessions, and architectural features.
Diagram for Subsection 11.9.8.5

11.9.9.

Exterior finishing materials must be durable, high quality, and appropriate for the development within the context of the surrounding area.

11.9.10.

Parking must comply with the following:

11.9.10.1.	A maximum of 0.5 vehicle parking spaces per Sleeping Unit is permitted.
11.9.10.2.	Vehicle parking must be provided in an underground Parkade, except Surface Parking Lots are permitted to cover a maximum of 10% of Site area where they are screened from view from a Street with active building frontage;
11.9.10.3.	A maximum of 1 Parkade entrance is permitted per 90.0 m of building Facade facing a Street.
11.9.10.4.	Parkade entrances must be a minimum distance of 50.0 m from a private Alley access.
11.9.10.5.	Entrances to Parkades from Streets must minimize the physical and visual impacts of the entrances on the adjacent public realm by requiring the ramp to be located entirely within the building and through the design and materials of the entrance and surrounding Facade.
11.9.10.6.	A minimum of 0.5 bike parking spaces per Sleeping Unit is required.

11.9.11.

Private Alleys, where provided, must comply with the following:

11.9.11.1.	Private Alleys must not be provided along the LRT corridor.
11.9.11.2.	Private Alleys must not be provided adjacent to a public right-of-way.
11.9.11.3.	Private Alley access points must not exceed 1 access per 90.0 m and must not be provided within 50.0 m of a Parkade access.

11.9.12.

Site circulation must comply with the following:

11.9.12.1.	Outdoor Amenity Areas must be screened to minimize light and noise impacts on adjacent Residential Uses through the use of Fencing, Landscaping, or other similar techniques.
11.9.12.2.	Building Setbacks that do not provide private or semi-private Amenity Areas must be integrated with the public realm by providing seating, Landscaping, and planting that contributes to the pedestrian oriented character of the area. The design must not hinder the movement of pedestrians from the public realm to the buildings.

Regulations for Sub-Area C (Market District)

11.10.

Despite the other regulations of this Zone, development in Sub-Area C of Map 7 must comply with the following:

11.10.1.

The minimum Setback is 1.2 m and the maximum Setback is 3.0 m.

11.10.2.

Despite Subsection 11.10.1, up to 25% of the Facade may be Setback greater than 3.0 m where pedestrian-oriented activities, such as seating areas, are provided adjacent to entrances.

11.10.3.

The maximum Height is 45.0 m, except that:

11.10.3.1.

the maximum Height for a building facing the plaza is 55.0 m.

11.10.4.

The maximum Floor Area Ratio is 6.0.

11.10.5.

Urban design within Sub-Area C must comply with the following:

11.10.5.1.

Active frontages must be provided on the Ground Floor to ensure lively Street relationships and integration with adjacent land Uses.

11.10.5.2.

A minimum 2.5 m Stepback is required above 20.0 m in Height.

11.10.5.3.

Facades facing a Street must be architecturally differentiated at a maximum interval of 65.0 m. This may be achieved through the use of different colours, materials, architectural features that give the appearance of smaller buildings or physical breaks in the building, or other similar measures.

11.10.5.4.

For buildings facing the plaza, a minimum of 90% of the Facade must form a Street Wall.

11.10.5.5.

For buildings facing a public right-of-way, a minimum of 75% of the Facade must form a Street Wall.

11.10.5.6.

Where the block exceeds 160 m in length, a mid-block pedestrian connection must be provided.

11.10.5.7.

Ground Floor Facades must provide a minimum of 70% windows within the Facade area between 1.0 m and 2.0 m above ground level.

Diagram for Section 11.10.5.7

11.10.5.8.

Building entrances must comply with the following:

11.10.5.8.1.	A minimum of 4 entrances must be provided from the plaza.
11.10.5.8.2.	Building entrances must be provided every 30.0 m, at a minimum, and must be provided for each separate Use on the Ground Floor.

11.10.5.9.

The Ground Floor and Podiums of buildings must comply with the following:

11.10.5.9.1.	The Ground Floor must have a maximum elevation of 0.3 m above the Abutting public land.
11.10.5.9.2.	The Ground Floor must be differentiated from the rest of the building, using windows, material and colour changes, Stepbacks, overhangs, canopies, or other similar features.
11.10.5.9.3.	Despite Section 5.90, canopies and other Architectural Elements may project any distance into building Setbacks to define the Ground Floor and entrances.
11.10.5.9.4.	Architectural projections above the Ground Floor are limited to a maximum projection of 2.0 m from the Ground Floor Facade and must be a maximum of 10.0 m in length and comprise less than 40% of the overall Facade length, in order to avoid a tunnel effect at the Street level.
11.10.5.9.5.	Podium Facades must be designed with detail and articulation to a maximum of 12.0 m intervals, to create attractive streetscapes and interfaces.

11.10.5.10.

Exterior finishing materials must be durable, high quality, and appropriate for the development within the context of the surrounding area.

11.10.6.

Parking must comply with the following:

11.10.6.1.	A maximum of 1 vehicle parking space per 100 m² of Floor Area is permitted.
11.10.6.2.	Parking Areas must be located underground.
11.10.6.3.	A maximum of 1 Parkade entrance is permitted per 90.0 m of building Facade facing a Street.
11.10.6.4.	Parkade entrances must be a minimum distance of 50.0 m from a private Alley access.
11.10.6.5.	Entrances to Parkades from Streets must minimize the physical and visual impacts of the entrances on the adjacent public realm by requiring the ramp to be located entirely within the building, and through the design and materials of the entrance and surrounding Facade.
11.10.6.6.	A minimum of 1 bike parking space per 100 m² of Floor Area is required.

11.10.7.

Private Alleys must comply with the following:

11.10.7.1.	Private Alleys must not be provided adjacent to any public right-of-way.
11.10.7.2.	Private Alley access points must not exceed 1 access per 90.0 m and must not be provided within 50.0 m of a Parkade access.

11.10.8.

Development must comply with the following:

11.10.8.1.

Publicly accessible Pathways must:

11.10.8.1.1.	be a minimum of 6.0 m wide;
11.10.8.1.2.	include a 3.0 m wide shared use path; and
11.10.8.1.3.	include pedestrian lighting and a Landscaped Buffer from adjacent buildings.

11.10.8.2.

Building Setbacks must be integrated with the public realm by providing seating and Landscaping that contributes to the pedestrian-oriented character of the area. The design must not hinder the movement of pedestrians from the public realm to the buildings.

Sustainability and Environmental Regulations

11.11.	A minimum of 50% of roof areas must be used as Amenity Area, solar photovoltaic panels, Green Roofs, or other renewable energy production.
11.12.	Development Permit applications for new buildings in Sub-Areas B and C, as shown on Map 7 must include environmental assessment information in accordance with Subsection 3 of Section 7.140.

2.220 AJ - Alternative Jurisdiction Zone

To identify Sites that do not require a Development Permit as these sites are regulated by federal or provincial law, or are Additions to Reserves/Reserve Creation. This Zone also provides direction for what Zoning Bylaw regulations will apply to these lands if their legal status changes and they become subject to this Bylaw.

2.1.	Any Use that is consistent with the Uses, activities and operations that are permitted by the appropriate federal law or provincial law.

3.1.

A Development Permit is not required for Permitted Uses.

3.2.

If Sites in this Zone become subject to the regulations of the Zoning Bylaw for any reason, including a change in Use, law, or ownership, the regulations from the most restrictive Abutting Zone apply. In this case, development must:

3.2.1.	be considered a Discretionary Development; and
3.2.2.	comply with applicable statutory plans.

3.3.

Signs with Off-premises Advertising must be Discretionary Developments.

3.3.1.

Where an application is for a Sign with Off-premises Advertising the Development Planner must consider those Uses, activities and operations prescribed in the appropriate superior legislation and the General and Specific Sign Regulations of Section 6.90 that are applicable to the closest Zone Abutting or adjacent to the Sign location.

2.230 AG - Agriculture Zone

To conserve agricultural land and allow activities that support the Agriculture Use. Subdivision of agricultural Lots is not permitted unless it occurs in accordance with applicable statutory plans and the regulations of this Zone.

Agricultural Uses

2.1.

Agriculture

Residential Uses

2.2.

Home Based Business i

2.3.

Residential, limited to:

2.3.1.	Backyard Housing
2.3.2.	Secondary Suite
2.3.3.	Single Detached Housing
2.3.4.	Supportive Housing

Community Uses

2.4.

Community Service, limited to those existing as of January 1, 2024

2.5.

Outdoor Recreation Service, limited to those existing as of January 1, 2024

2.6.

Special Event

Sign Uses

2.7.

Fascia Sign

2.8.

Freestanding Sign

2.9.

Agriculture Uses

3.1.

Despite Subsection 4.1.2, maximum Height does not apply to buildings or structures that are part of an Agriculture Use.

Residential Uses

3.2.

A Residential Use may only be in the form of a maximum of 1 Single Detached House, 1 Dwelling of Backyard Housing, and 1 Secondary Suite.

3.3.

Backyard Housing must comply with Section 6.10.

3.3.1.

The maximum Floor Area for Backyard Housing is 130.0 m².

3.4.

Home Based Businesses must comply with Section 6.60.

Sign Uses

3.5.

Fascia Signs, Freestanding Signs and Portable Signs are limited to On-premises Advertising.

3.6.

Signs must comply with Section 6.90.

Community Uses

3.7.

Special Events must comply with Section 6.100.

4.1.	Development must comply with Table 4.1:

Table 4.1. Site and Building Regulations
Subsection	Regulation	Value	Symbol
Site Area
4.1.1.	Minimum Site area	32.0 ha	-
Height
4.1.2.	Maximum Height	12.0 m	-
Setbacks
4.1.3.	Minimum Setback	7.5 m	A
	Diagram for Subsection 4.1

5.1.

Despite Subsection 4.1.1, the Subdivision Authority may approve a maximum of 1 subdivision of a quarter section (64.7 ha) where one of the resulting Lots will have a Site area less than 32.0 ha in the following cases:

5.1.1.	where the only structures and buildings on the resulting Lot are an existing Dwelling and related Accessory buildings and structures. The maximum size of this resulting Lot is 2.0 ha;
5.1.2.	where the Site is separated by natural features such as ravines or water bodies, or by artificial features such as Streets or railways, such that the resulting Lot is too small for economic agricultural development; or
5.1.3.	where the resulting Lot is to be developed for Essential Utilities.

2.240 FD - Future Urban Development Zone

To allow for agricultural and rural Uses that do not prejudice future use until the lands are required in accordance with a Statutory Plan.

Agricultural Uses
2.1.	Agriculture
2.2.	Urban Agriculture
Community Uses
2.3.	Special Event

Residential Uses
3.1.	Home Based Business i
3.2.	Residential, limited to Single Detached Housing
Community Uses
3.3.	Outdoor Recreation Service
3.4.	Park
3.5.	School
Commercial Uses
3.6.	Outdoor Entertainment
3.7.	Outdoor Sales and Service
3.8.	Residential Sales Centre
Industrial Uses
3.9.	Minor Industrial, limited to temporary outdoor storage
3.10.	Natural Resource Development
Basic Services
3.11.	Minor Utility
3.12.	Recycling Drop-off Centre
Sign Uses
3.13.	Fascia Sign
3.14.	Freestanding Sign
3.15.	Minor Digital Sign
3.16.	Portable Sign

Agriculture Uses
4.1.	Despite Subsection 5.1.2, maximum Height does not apply to buildings or structures that are part of an Agriculture Use or Natural Resource Development Use.
Residential Uses
4.2.	Home Based Businesses must comply with Section 6.60.
Industrial Uses
4.3.	Minor Industrial developments are limited to the temporary outdoor storage of goods and material that does not involve the construction of permanent structures or material alteration of the existing state of land.
Community Uses
4.4.	Schools must only be located where the Site is designated as a school or park Site by a Statutory Plan.
4.5.	Special Events must comply with Section 6.100
Sign Uses
4.6.	Fascia Signs, Freestanding Signs, and Portable Signs are limited to On-premises Advertising.
4.7.	Freestanding Signs with Off-premises Advertising and Minor Digital Signs are permitted where existing as of January 1, 2024.
4.8.	Signs must comply with Section 6.90.

5.1.	Development must comply with Table 5.1:

Table 5.1. Site Regulations
Section	Regulation	Value	Symbol
Site Area
5.1.1.	Minimum Site area	8.0 ha	-
Height
5.1.2.	Maximum Height	12.0 m	-
Setbacks
5.1.3.	Minimum Setback	7.5 m	A
	Diagram for Section 5.1

Building Requirements

6.1.

Development must not:

6.1.1.	materially alter the existing state of the land;
6.1.2.	require structures, footings or foundations that cannot be readily removed or relocated; or
6.1.3.	prejudice the future subdivision, servicing and development of such lands for future Uses on a planned basis.

6.2.

The Development Planner may specify the length of time that a Use is permitted in this Zone, having consideration for the intent of Subsection 6.1, the purpose of this Zone, and the staging of servicing and development of the subject land.

Outdoor Service and Storage Requirements

6.3.

Despite Subsection 5.1.2, for Sites Abutting a Transportation/Utility Corridor, Calgary Trail N.W., Gateway Boulevard N.W., Sherwood Park Freeway N.W., Stony Plain Road N.W., or Yellowhead Trail N.W., the maximum Height of materials and equipment in an outdoor storage area, including shipping containers and outdoor displays, must comply with Table 6.3:

Table 6.3. Height Regulations for Materials and Equipment in Outdoor Storage Areas
Section	Regulation	Value
6.3.1	Maximum Height if located within 15.0 m of a Lot Line Abutting a Street specified in Section 6.3	8.0 m

6.4.

Storage and service areas must be located to the rear or sides of the principal building and screened from view from any Street and from Abutting Sites, except where:

6.4.1.	the Street is a local road serving an FD, IH or IM Zone; or
6.4.2.	the Abutting Site is within an FD, IH or IM Zone.

6.5.

Despite Subsections 5.1.2 and 6.3.1, the maximum Height of screening outlined in Subsection 6.4 is 3.7 m, except for trees or shrubs.

2.250 FPO - Floodplain Protection Overlay

To mitigate the potential negative effects of a flood event and ensure the safety of those living in lands partially or wholly contained within the defined floodplains of the North Saskatchewan River and its tributaries.

2.1.	This Overlay applies to those lands identified in Appendix I to this Overlay.
2.2.	Despite Subsection 2.1, for lands on which the boundary of this Overlay applies to only a portion of a Lot, the provisions of this Overlay apply to the entire Lot.

3.1.

For the development of a parcel of land partially or wholly contained within the Floodplain Protection Overlay, the applicant must submit a certificate from a qualified, registered professional engineer or architect that indicates:

3.1.1.

the proposed development complies with the floodplain management policies of the applicable statutory plans or provides recommendations on how to bring the proposed development in compliance with the applicable statutory plans.

3.2.

In addition to the requirements of Subsection 3.1, for the development of a parcel of land partially or wholly contained within the Floodplain Protection Overlay, the Development Planner may require the applicant to submit:

3.2.1.

the geodetic elevation of the proposed building location;

3.2.2.

the geodetic elevation of the lowest point of all openings to the proposed building; and

3.2.3.

written confirmation from a qualified, registered professional engineer or architect indicating that the following factors have been addressed in the design of the building:

3.2.3.1.	the flood-proofing of habitable rooms, electrical panels, heating units, and operable windows;
3.2.3.2.	Basement drainage; and
3.2.3.3.	Site drainage.

3.3.

The requirements listed in Subsections 3.1 and 3.2.3 must be authenticated and validated professional work products, prepared by either a qualified Professional Engineer (P Eng.) licensed by the Association of Professional Engineers and Geoscientists of Alberta to practice in Alberta or a registered architect. The submitted requirements must include:

3.3.1.	written confirmation with date and signed professional stamp; or
3.3.2.	written confirmation that must be sealed, dated and signed by an Alberta Association of Architects Authorized Entity or registered architect.

3.4.

The Development Planner must impose conditions in accordance with the recommendations identified in the certificate outlined in 3.1 to ensure that the development complies with the floodplain management policies of the applicable statutory plans and to ensure any specific design concerns outlined in 3.2.3 have been addressed.

2.260 RVO - North Saskatchewan River Valley and Ravine System Protection Overlay

To provide a development Setback from the North Saskatchewan River Valley and Ravine System and mitigate the risks associated with top-of-bank landslides, erosions, and other environmental hazards.

2.1.

This Overlay applies to:

2.1.1.	All lands within the North Saskatchewan River Valley and Ravine System, as shown on Area 1 of Appendix I of this Overlay; and
2.1.2.	All lands within 10.0 m of the North Saskatchewan River Valley and Ravine System, as shown on Area 2 of Appendix I of this Overlay.

2.2.

Despite Subsection 2.1, for lands on which the boundary of this Overlay applies to only a portion of a Lot, the provisions of this Overlay apply to the entire Lot.

2.3.

Despite Subsection 2.1, the boundary of this Overlay is a general boundary and is subject to more precise locations that are established through the approval of subdivision plans or survey plans of the top of bank. In these cases, the Development Planner will amend Appendix I to reflect the more precise boundary.

3.1.

Development within the boundaries of this Overlay but outside of the North Saskatchewan River Valley and Ravine System, as shown in Area 1 of Appendix I of this Overlay, must maintain a minimum Setback of 10.0 m from the North Saskatchewan River Valley and Ravine System, as shown in Area 2 of Appendix I of this Overlay.

Diagram for Subsection 3.1

3.2.

The Development Planner may consider a variance to Subsection 3.1 if the variance is supported by the geotechnical engineering study specified in Subsection 3.3 or 3.5.

3.3.

For any development on a Site that is partially or wholly contained within the boundaries of this Overlay:

3.3.1.

the applicant must submit a geotechnical engineering study, as specified in Subsection 5 of Section 7.140; and

3.3.2.

the study must include, in addition to any other information required under Subsection 5 of Section 7.140:

3.3.2.1.	the minimum Setback for structures on the Site; and
3.3.2.2.	development conditions for the property that are required to prolong the stability of the bank.

3.4.

In addition to Subsection 3.3, the Development Planner, in consultation with the City department responsible for geotechnical engineering, may require the applicant to submit information regarding the existing and proposed Grades at 0.5 m contour intervals.

3.5.

Despite Subsection 3.3, for the development or removal of an Accessory building or structure that is partially or wholly contained within the boundaries of this Overlay, the Development Planner, in consultation with the City department responsible for geotechnical engineering, may require the applicant to submit:

3.5.1.	information regarding the existing and proposed Grades at 0.5 m contour intervals; and
3.5.2.	a geotechnical engineering study in compliance with Subsection 5 of Section 7.140.

3.6.

The Development Planner, in consultation with the City department responsible for geotechnical engineering, must apply conditions to the approval of the Development Permit necessary to minimize slope instability and other geotechnical hazards identified in the required geotechnical engineering study specified in Subsections 3.3, 3.4, and 3.5.

3.7.

Despite Subsection 2.2.2 of Section 7.60, Water Retention Structures on a Site Zoned residential that is partially or wholly contained within this Overlay must be a Discretionary Development.

3.8.

The following developments on a Site Zoned residential that is partially or wholly contained within this Overlay are not permitted:

3.8.1.	above or underground sprinklers and irrigation systems; and
3.8.2.	roof leaders, downspouts and sump pump discharge spouts that discharge into or onto the ground.

3.9.

A Rear Yard, Interior Side Yard, or Flanking Side Yard on a Site Zoned residential that is partially or wholly contained within this Overlay:

3.9.1.	must primarily be Landscaped with permeable Landscaping materials; and
3.9.2.	must not contain a total area of Impermeable Material greater than 12.0 m² per Yard.

3.10.

Fences that contain or are constructed of hazardous materials, such as barbed wire, or which have sharp pickets extending above the top rail, are not permitted.

North Saskatchewan River Valley and Ravine System Protection Overlay map

2.270 APO - Airport Protection Overlay

To allow for the safe and efficient operation of the Edmonton International Airport near the City of Edmonton’s southern municipal boundary, and the Edmonton Garrison Heliport near the City of Edmonton’s northern municipal boundary through the regulation of development within the provincially and federally mandated boundaries.

2.1.	This Overlay applies to all lands identified in Appendices I & II.
2.2.	Where the regulations of this Overlay are in conflict with other regulations of this Bylaw, this Overlay takes precedence.

3.1.	Development Permit and subdivision applications within the area identified in Appendix I must comply with the Edmonton International Airport Zoning Regulations, C.R.C., c. 81, as amended, and the Edmonton International Airport Vicinity Protection Area Regulation, Alta Reg 55/2006, as amended.
3.2.	Development Permit and subdivision applications within the area identified in Appendix II must comply with the Edmonton Garrison Heliport Zoning Regulations SOR/2004-86, as amended.

Appendix I #

Airport Protection Overlay map - Edmonton Airport