Part 3 - Special Area Zones

3.10 River Valley Special Area

The boundaries of the River Valley Special Area are shown on Appendix I.

Appendix I - River Valley Special Area
River Valley Special Area index map

 

3.11 A1 - Fort Edmonton Park Zone

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To allow for development of Fort Edmonton Park, a unique, historical, recreational, educational, and cultural attraction located in the North Saskatchewan River Valley. The Park is divided into 2 sectors, as shown on Appendix I. The Environmental Protection Sector includes environmentally sensitive areas that will be preserved in their natural state. The Activity Sector allows for development that is consistent with Council approved Master Plans.

This Zone applies to Fort Edmonton Park, located at Block A, Plan 8521469, north of Brander Drive and 66 Avenue and west of Whitemud Drive, as shown on Appendix I.

Community Uses
5.1. Child Care Services must comply with Section 6.40.
5.2. Special Events must comply with Section 6.100.
Commercial Uses
5.3. Food and Drink Services and Hotels may only be permitted where:
 
5.3.1. contained in a building listed on the Register of Historic Resources in Edmonton; or
5.3.2. contained in a modern reproduction of a heritage building or attraction.
5.4. Food and Drink Services
 
5.4.1. The maximum Floor Area is 300 m2 per individual establishment.
5.5. Hotels
 
5.5.1. A maximum of 3 individual Hotels may be permitted.
5.5.2. A maximum of 85 guest rooms may be permitted per Hotel.
Sign Uses
5.6. Signs are limited to On-premises Advertising.
5.7. Signs must comply with Section 6.90.
Accessory Uses
5.8. In addition to the Accessory Uses listed below, Accessory Uses are limited to those required for the operation, administration, maintenance, customer information and service, temporary storage, and visitor amenities for the principal Use.
5.9. Bars
 
5.9.1. Bars may only be an Accessory Use to a Hotel.
5.9.2. A maximum of 3 individual establishments may be permitted.
5.9.3. The maximum Floor Area is 200 m2 per individual establishment.
5.10. Custom Manufacturing
 
5.10.1. Manufacturing activities must be located within an enclosed building. 
5.11. Indoor Sales and Services must only be an Accessory Use.
5.12. Vehicle Support Services are limited to servicing the vehicular and equipment repair and maintenance needs of other Uses on the Site.

 

6.1. No development, except essential drainage infrastructure, is permitted in the Environmental Protection Sector, as shown on Appendix I.
6.2. The maximum Height is 10.0 m.
6.3. Despite Subsection 6 of Section 7.100, the Development Planner may vary the maximum Height where:
 
6.3.1. features essential to the Use make the regulation unreasonable to comply with; and 
6.3.2. the design of the proposed development seeks to minimize the potential impact to the North Saskatchewan River Valley and Ravine System.
6.4. The Development Planner, in consultation with the City department responsible for ecological planning:
 
6.4.1. must require an environmental review where specified in an applicable statutory plan;
6.4.2. must, where applicable, apply conditions to the Development Permit to ensure that the recommendations resulting from the environmental review are met; and
6.4.3. may refuse a Discretionary Development Permit application if they conclude, through the information collected in Subsection 6.4.1, that the environmental impacts of the proposed development cannot be adequately mitigated to the satisfaction of the Development Planner.

 

3.12 A2 - Muttart Conservatory Zone

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To allow for development of the Muttart Conservatory, a unique recreational and educational attraction located in the North Saskatchewan River Valley. The Site is divided into 2 sectors, as shown on Appendix I. The Environmental Protection Sector will be preserved in its current state. The Activity Sector will allow for development that is consistent with Council approved Master Plans. 

This Zone applies to the Muttart Conservatory, located on a portion of Lot 1, Block 7, Plan 1522550, located south of 98 Avenue NW and west of 96A Street NW, as shown on Appendix I.

Community Uses
5.1. Child Care Services must comply with Section 6.40. 
5.2. Special Events must comply with Section 6.100.
Commercial Uses
5.3. Food and Drink Services
 
5.3.1. A maximum of 2 individual establishments may be permitted.
5.3.2. The maximum Floor Area is 500 m2 per individual establishment.
Sign Uses
5.4. Signs are limited to On-premises Advertising. 
5.5. Signs must comply with Section 6.90.
Accessory Uses
5.6. In addition to the Accessory Uses listed below, Accessory Uses are limited to those required for the operation, administration, maintenance, customer information and service, temporary storage, and visitor amenities for the principal Use.
5.7. Indoor Sales and Services must only be an Accessory Use.

 

6.1. No development, except essential drainage infrastructure, is permitted in the Environmental Protection Sector, as shown on Appendix I.
6.2. The maximum Height is 10.0 m.
6.3. Despite Subsection 6 of Section 7.100, the Development Planner may vary the maximum Height where:
 
6.3.1. features essential to the Use make the regulation unreasonable to comply with; and 
6.3.2. the design of the proposed development seeks to minimize the potential impact to the North Saskatchewan River Valley and Ravine System.
6.4. The Development Planner, in consultation with the City department responsible for ecological planning:
 
6.4.1. must require an environmental review where specified in an applicable statutory plan;
6.4.2. must, where applicable, apply conditions to the Development Permit to ensure that the recommendations resulting from the environmental review are met; and
6.4.3. may refuse a Discretionary Development Permit application if they conclude, through the information collected in Subsection 6.4.1, that the environmental impacts of the proposed development cannot be adequately mitigated to the satisfaction of the Development Planner.

 

A2 - Muttart Conservatory Zone map

 

3.13 A3 - Louise McKinney Riverfront Park Zone

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To allow for development of the Louise McKinney Riverfront Park, a unique, recreational, cultural and educational attraction located in the North Saskatchewan River Valley. The Environmental Protection Sectors include environmentally sensitive areas that will be preserved in their natural state. The Activity Sectors allow for development that is consistent with Council approved Master Plans.  

This Zone applies to the Louise McKinney Riverfront Park, located on a portion of Lot 1, Block 1, Plan 1521205, south of Grierson Hill Road NW and west of 95 Street NW, as shown on Appendix I.

Community Uses
5.1. Child Care Services may only be permitted within the Activity Sectors, as shown on Appendix I.
5.2. Child Care Services must comply with Section 6.40. 
5.3. Special Events must comply with Section 6.100.
Commercial Uses
5.4. Food and Drink Services, Indoor Sales and Services, and Minor Indoor Entertainment may only be permitted within the Activity Sectors, as shown on Appendix I.
5.5. Food and Drink Services
 
5.5.1. A maximum of 5 individual establishments may be permitted.
5.5.2. The maximum Floor Area is 400 m2 per individual establishment.
Sign Uses
5.6. Signs are limited to On-premises Advertising. 
5.7. Signs must comply with Section 6.90.
Accessory Uses
5.8. Accessory Uses are limited to those required for the operation, administration, maintenance, customer information and service, temporary storage, and visitor amenities for the principal Use.

 

6.1. No development, except essential drainage infrastructure, is permitted in the Environmental Protection Sectors, as shown on Appendix I.
6.2. The maximum Height is 10.0 m.
6.3. Despite Subsection 6 of Section 7.100, the Development Planner may vary the maximum Height where:
 
6.3.1. features essential to the Use make the regulation unreasonable to comply with; and 
6.3.2. the design of the proposed development seeks to minimize the potential impact to the North Saskatchewan River Valley and Ravine System.
6.4. The Development Planner, in consultation with the City department responsible for ecological planning:
 
6.4.1. must require an environmental review where specified in an applicable statutory plan; 
6.4.2. must, where applicable, apply conditions to the Development Permit to ensure that the recommendations resulting from the environmental review are met; and
6.4.3. may refuse a Discretionary Development Permit application if they conclude, through the information collected in Subsection 6.4.1, that the environmental impacts of the proposed development cannot be adequately mitigated to the satisfaction of the Development Planner.

 

3.14 A4 - Edmonton Valley Zoo Zone

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To allow for development of the Edmonton Valley Zoo, a unique recreational and educational attraction, located in the North Saskatchewan River Valley, where visitors can view animals, plants, and other objects in nature through live animal displays, interpretation and conservation practices. Development is to be guided by Council approved Master Plans.

This Zone applies to the Edmonton Valley Zoo, located at Lot 13R Block 30, Plan 450MC, NW-24-52-25-4, NE-24-52-25-4, south of Buena Vista Road NW and east of 139 Street NW, as shown on Appendix I.

Community Uses
5.1. Child Care Services must comply with Section 6.40. 
5.2. Special Events must comply with Section 6.100.
Commercial Uses
5.3. The maximum Floor Area for Food and Drink Services is 500 m2 per individual establishment.
Sign Uses
5.4. Signs are limited to On-premises Advertising.
5.5. Signs must comply with Section 6.90.
Accessory Uses
5.6. Accessory Uses are limited to those required for the operation, administration, maintenance, customer information and service, temporary storage, and visitor amenities for the principal Use.
5.7. Indoor Sales and Services must only be an Accessory Use.

 

6.1. The maximum Height is 10.0 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.
6.3. The Development Planner, in consultation with the City department responsible for ecological planning:
 
6.3.1. must require an environmental review where specified in an applicable statutory plan; 
6.3.2. must, where applicable, apply conditions to the Development Permit to ensure that the recommendations resulting from the environmental review are met; and
6.3.3. may refuse a Discretionary Development Permit application if they conclude, through the information collected in Subsection 6.3.1, that the environmental impacts of the proposed development cannot be adequately mitigated to the satisfaction of the Development Planner.

 

3.15 A5 - Buena Vista Park Zone

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To allow for programming and public rental space in the historic Yorath House and establish an Environmental Protection Sector in Buena Vista Park. The Environmental Protection Sector includes environmentally sensitive areas that will be preserved in their natural state. The Activity Sector allows for development that is consistent with Council approved Master Plans.

This Zone applies to a portion of Lot 4, Block 6, Plan 1721200, located north of Buena Vista Road NW in Buena Vista Park, as shown on Appendix I.

Community Uses
5.1. Special Events must comply with Section 6.100.
Commercial Uses
5.2. Minor Indoor Entertainment and Outdoor Entertainment may only be permitted within the Activity Sector, as shown on Appendix I.
Sign Uses
5.3. Signs are limited to On-premises Advertising. 
5.4. Signs must comply with Section 6.90.
Accessory Uses
5.5. Accessory Uses are limited to those required for the operation, administration, maintenance, customer information and service, temporary storage, and visitor amenities for the principal Use.
5.6. Where developed as an Accessory Use:
 
5.6.1. Child Care Services, Food and Drink Services, and Indoor Sales and Services are only permitted within the Activity Sector, as shown on Appendix I; and
5.6.2. Child Care Services must comply with Section 6.40.

 

6.1. No development, except essential drainage infrastructure, is permitted in the Environmental Protection Sector, as shown on Appendix I.
6.2. The maximum Height is 10.0 m.
6.3. Despite Subsection 6 of Section 7.100, the Development Planner may vary the maximum Height where:
 
6.3.1. features essential to the Use make the regulation unreasonable to comply with; and 
6.3.2. the design of the proposed development seeks to minimize the potential impact to the North Saskatchewan River Valley and Ravine System.
6.4. The Development Planner, in consultation with the City department responsible for ecological planning:
 
6.4.1. must require an environmental review where specified in an applicable statutory plan; 
6.4.2. must, where applicable, apply conditions to the Development Permit to ensure that the recommendations resulting from the environmental review are met; and
6.4.3. may refuse a Discretionary Development Permit application if they conclude, through the information collected in Subsection 6.4.1, that the environmental impacts of the proposed development cannot be adequately mitigated to the satisfaction of the Development Planner.
6.5. The Yorath House and associated lands are identified as the Activity Sector on Appendix I. 
6.6. The Yorath House is a designated Municipal Historic Resource. Alterations and additions must be sympathetic to and compatible with the historic Yorath House to the satisfaction of the Development Planner in consultation with the City department responsible for heritage planning.
6.7. The following standards and guidelines must be applied when reviewing Development Permit applications relating to the Yorath House:
 
6.7.1. the General Guidelines for Rehabilitation contained in Bylaw 17417, Bylaw to Designate the Yorath House as a Municipal Historic Resource; and
6.7.2. the Standards and Guidelines for the Conservation of Historic Places in Canada.

 

A5 - Buena Vista Park Zone map

 

3.16 A6 - River Crossing Zone

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To allow for development of the River Crossing, a unique, historical, cultural and community area located in the North Saskatchewan River Valley. The area consists of 3 Sites that can accommodate a mix of community, commercial, recreational, sporting and entertainment Uses including a multi-purpose sports and entertainment venue that will strengthen Rossdale as a destination.

This Zone applies to the River Crossing which is located in the North Saskatchewan River Valley, as shown on Appendix I. This area includes:

  • The ballpark, located south of 96 Avenue NW and east of Rossdale Road NW; and
  • The riparian area (including the former power plant building) along the north shore of the North Saskatchewan River, east of the Walterdale Bridge and west of 101 Street NW. The Rossdale Power Plant is made up of 3 separate structures, including the:
    • Low Pressure Plant;
    • No. 1 Pumping Station; and
    • No. 2 Pumping Station.

The Low Pressure Plant and No. 1 Pumping Station are designated as Provincial Historic Resources. The Low Pressure Plant, No. 1 Pumping Station and No. 2. Pumping Station are listed on the Inventory of Historic Resources in Edmonton.

Community Uses
4.1. Child Care Service
4.2. Community Service
4.3. Library
4.4. Outdoor Recreation Service
4.5. School
4.6. Special Event
Commercial Uses
4.7. Bar
4.8. Custom Manufacturing
4.9. Food and Drink Service
4.10. Health Service
4.11. Hotel
4.12. Indoor Sales and Service
4.13. Liquor Store
4.14. Major Indoor Entertainment
4.15. Minor Indoor Entertainment
4.16. Office
4.17. Outdoor Entertainment
Residential Uses
4.18. Home Based Business i
4.19. Residential, limited to:
 
4.19.1. Multi-unit Housing
4.19.2. Row Housing
4.19.3. Secondary Suite
Agricultural Uses
4.20. Urban Agriculture
Basic Service Uses
4.21. Minor Utility
4.22. Transit Facility
Sign Uses
4.23. Fascia Sign
4.24. Freestanding Sign
4.25. Major Digital Sign
4.26. Minor Digital Sign
4.27. Portable Sign
4.28. Projecting Sign

 

Community Uses
5.1. Child Care Services must comply with Section 6.40. 
5.2. Special Events must comply with Section 6.100.
Commercial Uses
5.3. Commercial Uses may only be permitted in the Activity Sectors, as shown on Appendix I.
5.4. Liquor Stores must comply with Section 6.70.
Residential Uses
5.5. Residential Uses may only be developed in the Activity Sectors, as shown on Appendix I.
Sign Uses
5.6. Fascia Signs, Portable Signs and Projecting Signs are limited to On-premises Advertising.
5.7. Signs must comply with Subsections 3 and 6 of Section 6.90, except that:
 
5.7.1. On the Site occupied by the Low Pressure Plant, No. 1 Pumping Station, and No. 2 Pumping Station, as shown on Appendix I:
 
5.7.1.1. Fascia Signs are the only Sign Use permitted; and
5.7.1.2. Signs must reflect the historic nature of the buildings and the surrounding development context, such as, but not limited to:
 
5.7.1.2.1. the architectural theme of the area; 
5.7.1.2.2. historic designations;
5.7.1.2.3. the requirements of applicable Statutory Plans; and 
5.7.1.2.4. any streetscape improvements, 
to the satisfaction of the Development Planner in consultation with the City department responsible for heritage planning and the Minister responsible for heritage resource management. The Development Planner may require revisions or refuse an application for a Development Permit for a Sign that does not comply with this Subsection.
Other Regulations
5.8. Despite Subsection 4, the following Uses are Permitted Uses, but only for a change of Use where the proposed Use is located within an existing building:
 
5.8.1. Bars;
5.8.2. Community Services;
5.8.3. Custom Manufacturing;
5.8.4. Food and Drink Services;
5.8.5. Indoor Sales and Services; 
5.8.6. Minor Indoor Entertainment; and
5.8.7. Offices.

 

6.1. The maximum Height is 10.0 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.
6.3. The Development Planner, in consultation with the City department responsible for ecological planning:
 
6.3.1. must require an environmental review where specified in an applicable statutory plan;
6.3.2. must, where applicable, apply conditions to the Development Permit to ensure that the recommendations resulting from the environmental review are met; and
6.3.3. may refuse a Discretionary Development Permit application if they conclude, through the information collected in Subsection 6.3.1, that the environmental impacts of the proposed development cannot be adequately mitigated to the satisfaction of the Development Planner.
6.4. As a condition of a Development Permit for any development involving a new or expanded structure, the Development Planner must require the applicant to consult with the Minister responsible for heritage resource management prior to the commencement of development. 
6.5. The Low Pressure Plant building and No. 1 Pumping Station are designated as Provincial Historic Resources as per the Historical Resources Act. All future development involving the Low Pressure Plant building, No. 1 Pumping Station and adjacent lands identified as part of the Provincial designation, must conform to the Standards and Guidelines for the Conservation of Historic Places in Canada to the satisfaction of the Development Planner in consultation with the City department responsible for heritage planning and the Minister responsible for heritage resource management.
6.6. All future development involving the No. 2 Pumping Station must conform to the Standards and Guidelines for the Conservation of Historic Places in Canada to the satisfaction of the Development Planner in consultation with the City department responsible for heritage planning. 

 

3.20 Downtown Special Area

2.1. The applicable location and boundaries of the Downtown Special Area are shown in Appendix I .
4.1. The following Use definitions apply to all Downtown Special Area Zones:
Uses Definition
Casino and Other Gaming Establishment Means development providing facilities for patrons to participate in gaming opportunities as the principal Use. 
Convenience Vehicle Rental Means development used for the rental of new or used automobiles and light trucks with a gross vehicle weight rating of 4,000 kg or less. This Use includes those establishments which are not strictly office in nature, but include, as an integral part of the operation, minor vehicle servicing, storing, fuelling or car washing facilities.
Cultural Exhibit Means development for the collection, preservation and public exhibition of works or objects of historical, scientific or artistic value. 
Exhibition and Convention Facility Means a development which is owned and managed by a public authority or non-profit agency and provides permanent facilities for meetings, seminars and conventions; product and trade fairs; circuses; and other exhibitions. 
Fleet Service Means development using a fleet of vehicles for the delivery of people, goods or services, where such vehicles are not available for sale or long term lease. This Use includes ambulance services, taxi services, bus lines, messenger and courier services. This Use does not include moving or cartage firms involving trucks with a gross vehicle weight of more than 3,000 kg.
Market Means development used for the sale of new or used goods by multiple vendors renting tables or space either in an enclosed building or outdoors. Vendors may vary from day to day, although the general layout of space to be rented remains the same. The goods sold are generally household items, tools, electronic equipment, food products or concessions, plants, clothing and furniture. Common examples include: public markets and farmers markets.
Minor Service Station Means development used for the routine washing, servicing and repair of vehicles within a building containing not more than three service bays; and for the sale of gasoline, petroleum products, and a limited range of automotive parts and accessories.
Natural Science Exhibit Means development for the preservation, confinement, exhibition or viewing of plants, animals and other objects in nature. 
Nightclub Means development where the primary purpose of the facility is the sale of alcoholic beverages to the public, for consumption within the premises or off the Site, in a facility where entertainment facilities take up more than 10% of the Floor Area. This Use typically has a limited menu from a partially equipped kitchen/preparation area and prohibits minors from lawfully utilizing the facility. 
Recycling Depot Means development used for the buying and temporary storage of bottles, cans, newspapers and similar household goods for reuse where all storage is contained within an enclosed building. Such establishments must not have more than four vehicles for the pick-up and delivery of goods.
Spectator Entertainment Establishment Means development providing facilities within an enclosed building specifically intended for live theatrical, musical or dance performances; or the showing of motion pictures. 
Spectator Sports Establishment Means development providing facilities intended for sports and athletic events which are held primarily for public entertainment, where patrons attend on a recurring basis. 
5.1. The following regulations apply to all the Downtown Special Area Zones.   
Parking, Loading, Storage and Access
  
5.2. Vehicle Parking  
 
5.2.1. Vehicle parking that is part of a building Podium must be screened in a way that does not disrupt the continuity of the Street Wall and the character of the Zone, and must be less than or equal to 12.0 m in Height from Grade. Screens may include, but are not limited to:
 
5.2.1.1. public art; and 
5.2.1.2. Street facing retail Uses.
5.2.2. No portion of a Parkade on the first floor is allowed for a minimum depth of 8.0 m from any front Facade facing a Street. Vehicle access to the Parkade must be from an Abutting Alley.
5.2.3. Surface Parking Lots must:
 
5.2.3.1. only be located at the rear of a building and be accessed from the Abutting Alley;
5.2.3.2. include a minimum 4.0 m Landscaped Setback from any property line Abutting a Street;  
5.2.3.3. locate the storage of materials, including accumulated snow away from the Street to improve safety and visibility; and
5.2.3.4. provide lighting with a minimum of 6 lux for any Standalone Parking Facilities. 
5.2.4. The maximum number of vehicle parking spaces permitted on a Site must comply with Section 5.80.
 
5.3. Access  
 
5.3.1. Vehicle access to parking structures and Sites must be from an Abutting Alley to maintain an uninterrupted Street Facade and enhance the pedestrian experience. Where there is no Alley or where steep slopes inhibit access, access may be from the Street.
5.3.2. Driveway ramps for underground Parkades must be less than a slope of 6% for the first 4.5 m from the property line, or as prescribed by the City Department responsible for transportation services.
5.3.3. For Residential, Hotel, and institutional Uses, passenger drop-off areas on private properties may be allowed within the Front Setback, provided:
 
5.3.3.1. adequate space is available; and 
5.3.3.2. sidewalk continuity is maintained to the satisfaction of the City Department responsible for transportation services.
 
5.4. Bicycle Parking and Facilities  
 
5.4.1. For non-Residential Uses with a gross Floor Area greater than 5,000 m2, change rooms, showers, and covered secured Parking Areas must be provided to the satisfaction of the Development Planner. LEED™ standards must be used to calculate the required areas.
 
5.5. Garbage and Services  
 
5.5.1. Any waste collection area or storage area, must be located adjacent to the Alley and must be within the principal building.
5.5.2. The gates and doors of a garbage enclosure must not open or encroach into the Abutting Street.
 
Sign Uses
  
5.6. Signage  
 
5.6.1. Prior to issuing a Development Permit for a Sign, the Development Planner must consider visual harmony and the compatibility of the Sign with surrounding development, including:
 
5.6.1.1. the architectural theme of the area;
5.6.1.2. any historic designations;
5.6.1.3. the requirements and policies of the Capital City Downtown Plan, as amended;
5.6.1.4. any public realm and streetscape improvements;
5.6.1.5. proximity to residential development;
5.6.1.6. the interaction and placement of pedestrian oriented Signs;
5.6.1.7. driver decision points;
5.6.1.8. traffic conflict points;
5.6.1.9. traffic control devices; and
5.6.1.10. the design, location and appearance of other Signs on the Site.
5.6.2. The Development Planner must refuse any Sign application that may negatively impact the amenities or character of the Zone, or that does not comply with the Capital City Downtown Plan.
5.6.3. A Comprehensive Sign Design Plan in compliance with Section 6.90 may be required at the discretion of the Development Planner.
5.6.4. At the discretion of the Development Planner, applications for Digital Signs may require review by the Edmonton Design Committee in accordance with Section 7.140. The Development Planner in exercising their discretion must have consideration for visual harmony and the compatibility with surrounding development and the policies of the Capital City Downtown Plan as indicated in Subsection 5.6.1.
 
General Design Regulations
  
5.7. Weather and Environmental Influences  
 
5.7.1. Buildings and public spaces must be designed with materials and forms to increase pedestrian comfort and the use of Streets and open spaces using design initiatives outlined in the policies on Winter City Design and Urban Design within the Capital City Downtown Plan.
5.7.2. Developments must incorporate weather protection features designed to fit the character of the block or building, such as, but not limited to: 
 
5.7.2.1. canopies;
5.7.2.2. awnings;
5.7.2.3. sunshades;
5.7.2.4. overhangs; or 
5.7.2.5. colonnades. 
 
5.8. Transparency  
 
5.8.1. The Ground Floor portion of the Facade Abutting a Street, must consist of transparent, non-reflective, non-tinted, non-obscured glazing.
5.8.2. Blank walls or non-transparent surfaces must be less than or equal to:
 
5.8.2.1. 20% of the linear building Frontage at ground level, where fronting onto a Street; and
5.8.2.2. 6.0 m in width on buildings containing non-Residential Uses.
5.8.3. Despite 5.8.2.2, if the surface is designed to accommodate public art, the blank wall must be less than or equal to 10.0 m in width.

a

 

 

 

 
Other Regulations
  
5.9. Exterior Lighting  
 
5.9.1. Decorative and security lighting must be designed and finished in a manner consistent with the architectural theme of the development. Lighting must be provided to ensure a well-lit environment for pedestrians, and to accentuate Architectural Elements, rooftops, and public art.
5.9.2. Detailed exterior lighting plans may be required for major developments at the discretion of the Development Planner.
 
Building Conversions to Residential
  
5.10. Despite other regulations in this Bylaw, the following regulations do not apply where the Use of an existing building is completely or partially changed to Residential, for portions of development that do not result in additional Floor Area: a
 
5.10.1. Height, Floor Area Ratio, Setback, Stepback, Street Wall Height, Podium Height, Ground Floor Height, building Facade length, and Site area regulations;
5.10.2. regulations that limit the Residential component of a development's Floor Area Ratio or total Floor Area;
5.10.3. Ground Floor elevation from ground level regulations;
5.10.4. regulations that require residential entrances or accesses to be separated from commercial or institutional entrances or accesses;
5.10.5. Tower Setback, articulation, Floor Plate, Stepback, and separation regulations;
5.10.6. regulations that require a building to be in a Tower and Podium configuration; and
5.10.7. regulations that require pedestrian mid-block breaks or access.
 
5.11. Despite other regulations in this Bylaw, where the Use of an existing building is completely or partially changed to Residential, the Development Planner may consider less than the required: a
 
5.11.1. number of loading spaces;
5.11.2. total area of outdoor Common Amenity Areas, open spaces, and Yards; and
5.11.3. quantity, size, placement, and ratio of trees and shrubs;
 
  for portions of development that do not result in additional Floor Area, where the applicable regulation cannot physically be accommodated due to site constraints.  
Appendix I - Downtown Special Area
Downtown Special Area boundary map

 

3.21 HDR - High Density Residential Zone

To allow for high density housing with minor local Commercial Uses in a predominantly residential environment and to support the concept of a livable urban village with a strong sense of identity and place, where community activities and amenities are focused on a neighbourhood main street.

Residential Uses
  
2.1. Home Based Business #  
2.2. Residential, limited to:  
 
2.2.1. Lodging House
2.2.2. Multi-unit Housing
2.2.3. Row Housing
2.2.4. Supportive Housing
 
Commercial Uses #
  
2.3. Centre City Temporary Parking a
2.4. Hotel  
2.5. Market  
2.6. Residential Sales Centre  
Community Uses
  
2.7. Child Care Service  
2.8. Special Event  
Sign Uses
  
2.9. Fascia Sign, limited to On-premises Advertising  
2.10. Projecting Sign, not including in the form of a Roof Sign, limited to On-premises Advertising  

 

Residential Uses
  
3.1. Residential, limited to:  
 
3.1.1. Backyard Housing
3.1.2. Duplex Housing
3.1.3. Secondary Suite
3.1.4. Semi-detached Housing
3.1.5. Single Detached Housing
 
Commercial Uses
  
3.2. Body Rub Centre  
3.3. Indoor Sales and Service a
3.4. Office a
Community Uses
  
3.4. Community Service  
Agricultural Uses
  
3.5. Urban Agriculture  
Sign Uses
  
3.6. Freestanding Sign, limited to On-premises Advertising  
3.7. Minor Digital Sign  
3.8. Portable Sign, limited to On-premises Advertising  

 

Residential Uses 
  
4.1. Home Based Businesses must comply with Section 6.60  
Commercial Uses 
  
4.2. Body Rub Centres, Markets, and Offices must not be developed as the only Use in a building or above the second Storey, except in the case of conversion of Dwellings to non-Residential Uses adjacent to 99 Avenue NW and 104 Street NW.  
4.3. Body Rub Centres must comply with Section 6.20.  
4.4. Centre City Temporary Parking must comply with Section 6.120. a
Community Uses
  
4.5. Child Care Services must comply with Section 6.40.  
4.6. Special Events must comply with Section 6.100.  
Agricultural Uses
  
4.7. Urban Agriculture  
 
4.7.1. With the exception of outdoor display areas of products for sale, Urban Agriculture Uses must be located within or on a building.
4.7.2. The Development Planner may consider a variance to Subsection 4.6.1 based on the recommendations provided in an Environmental Site Assessment in compliance with Section 7.140.
 
Sign Uses
  
4.8. Signs must comply with Subsections 3 and 5 of Section 6.90.  

 

5.1. Site area must comply with Table 5.1.
Table 5.1. Site Area
Subsection Regulation Value
5.1.1. Minimum Site area for buildings less than or equal to 26.0 m in Height 600 m2
5.1.2. Minimum Site area for buildings greater than 26.0 m in Height 800 m2
5.2. Despite Subsection 5.1, smaller Sites may be developed under a variance by the Development Planner, provided the general intent of the Zone and area are met in terms of land use, building design, and amenity provisions.  
5.3. Floor Area Ratios must comply with Table 5.3:
Table 5.3. Floor Area Ratios
Subsection Regulation Value
5.3.1. Maximum total Floor Area Ratio for all combined Uses 4.5
5.3.2. Maximum Floor Area Ratio for Residential Uses 4.0
5.3.3. Maximum Floor Area Ratio for non-Residential Uses 0.5
5.4. Residential Density must comply with Table 5.4.
Table 5.4. Density
Subsection Regulation Value
5.4.1. Maximum Density for Sites greater than or equal to 1,350 m2 500 Dwellings/ha
5.4.2. Maximum Density for Sites less than 1,350 m2 370 Dwellings/ha
5.5. Building Heights must comply with Table 5.5:
Table 5.5. Height Regulations
Subsection Regulation Value
Height
5.5.1. Maximum Height 50.0 m
Street Wall Height
5.5.2. Maximum Street Wall Height 20.0 m
5.6. Despite Subsection 6 of Section 7.100, a Development Planner may grant a variance to the Maximum Height, up to an additional 10.0 m in Height, for development on Sites with a total area greater than 3,716 m2 where development is compatible with the urban context of the area and adverse environmental impacts, such as sun shadow and wind are minimized.
5.7. Setbacks must comply with Table 5.7:
Table 5.7. Setbacks
Subsection Regulation Value
Front Setback
5.7.1. Minimum Front Setback 3.0 m
5.7.2. Maximum Front Setback 4.0 m
Unless the following applies:
5.7.3. Minimum Front Setback for development fronting onto 99 Avenue NW and 104 Street NW 0 m
Rear Setback
5.7.4. Minimum Rear Setback 3.0 m
Side Setback
5.7.5. Minimum Interior Side Setback 2.0 m
5.7.6. Minimum Flanking Side Setback  4.5 m
5.7.7. Additional minimum Interior Side Setback or Flanking Side Setback distance for each Storey or partial Storey above 2 Storeys 1.0 m, up to a maximum total of 6.0 m
5.8. Despite Subsection 5.7:
 
5.8.1. the minimum Setback Abutting 105 Street NW is 4.0 m.
5.8.2. the Development Planner may consider a variance to the Setback regulations in consideration of the existing block face Setback and the Urban Design Framework for Downtown Streets within the Capital City Downtown Plan.

 

Street Interface Regulations
6.1. Development must be designed in a manner consistent with the Urban Design Framework for Downtown Streets within the Capital City Downtown Plan, emphasizing the residential character of the neighbourhood.
6.2. Along 99 Avenue NW and 104 Street NW, developments must:
 
6.2.1. provide a minimum Ground Floor Height of 3.5 m;
6.2.2. accommodate the potential conversion of smaller scale developments to pedestrian oriented retail businesses such as: 
 
6.2.2.1. small restaurants; 
6.2.2.2. cafes;
6.2.2.3. specialty retail; and 
6.2.2.4. design oriented establishments; and
6.2.3. have a Ground Floor elevation within 0.3 m of ground level. 
6.3. Streetscapes adjacent to 105 Street NW and 97 Avenue NW must reduce the environmental impacts of higher levels of vehicle traffic on pedestrians.
6.4. Yards Abutting a public sidewalk, including useable outdoor spaces, must continue the public sidewalk paving materials, finish, and pattern.
6.5. The Street Wall may be composed of Row Housing, Multi-unit Housing, non-Residential Uses, or Parkades.
Entrances Regulations
6.6. In mixed use buildings, residential entrances must be designed separately from commercial or institutional entrances and must address the street in a prominent manner.
6.7. Ground Floor residential Dwellings must provide separate, individual access at ground level and feature:
 
6.7.1. identifiable doorways; 
6.7.2. Landscaped terraces; 
6.7.3. pedestrian lighting; 
6.7.4. patios; and
6.7.5. screening to indicate separate individual access to each unit to ensure adequate privacy.
Tower Regulations
6.8. Towers, whether in the form of freestanding independent structures, or a number of associated structures within a complex, must be designed, oriented, and constructed to: 
 
6.8.1. support the residential character of the neighbourhood;
6.8.2. articulate the Downtown skyline; and 
6.8.3. maximize views as well as sunlight penetration in public spaces, plazas, Parks, and Amenity Areas.
6.9. The mid-level of Towers must provide Setbacks and articulation to minimize the impact of massing.
6.10. Development must comply with Table 6.10:
Table 6.10. Tower Regulations
Subsection Regulation Value
6.10.1 Maximum Tower Floor Plate for the portion of the Tower that is greater than 20.0 m in Height 900 m2 or 80% of the Podium Floor Plate, whichever is lesser
6.10.2 Minimum Tower Stepback from the Street Wall 3.0 m
6.10.3 Minimum separation between Towers 25.0 m
6.11. The Development Planner may consider a variance to Subsection 6.10.3, taking into consideration factors such as:
 
6.11.1. 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; 
6.11.2. the context of the Site in relation to the location and Height of buildings on Abutting Sites; and
6.11.3. recommendations and mitigation measures specified in any required technical studies or applicable urban design guidelines. 
Facade Regulations
6.12. The lower portion of the Facades of buildings, including bases and Podiums must be articulated at regular increments to add variety, rhythm, and a human scaled dimension along the street. This may include:
 
6.12.1. the provision of awnings, canopies, window openings, reveals, offsets, multiple entrances arcades, columns, pilasters, materials, and colour or other architectural features; and
6.12.2. the provision of quality materials, interesting design, fenestrations, inviting entrances, and Landscaping.
6.13. All exposed building Tower faces must have consistent and harmonious exterior finishing materials.
6.14. Building materials must be sustainable, timeless, durable, high quality, and appropriate for the development within the context of the urban area. The contextual fit, design, proportion, quality, texture, and application of various finishing materials must be to the satisfaction of the Development Planner.
6.15. Building materials on the lower Storeys of mid and high rise developments and along secondary commercial Streets must be used so as to improve visual quality and permeability of the building.
6.16. Residential and mixed use infill developments must transition to and be compatible with the design character, scale, Facade, and materials of adjacent buildings within the block.
Rooftop Regulations
6.17. The roof design may include a combination of Green Roofs, Solar Collectors, patios, or private or public open spaces.

 

Amenity Areas
7.1. Despite Section 5.20, Amenity Areas must comply with the following:
 
7.1.1. a minimum Amenity Area of 3% of total Floor Area of Residential Uses is required for buildings over 2,000 m2 to the satisfaction of the Development Planner, but in no case can the Amenity Area be less than 6.0 m2 per Dwelling. Amenity Areas may include meeting rooms, fitness facilities, and outdoor space; 
7.1.2. a minimum Private Outdoor Amenity Area of 15.0 m2 per Dwelling must be provided where any part of the Dwelling unit is contained at ground level; and
7.1.3. developments less than or equal to 26.0 m in Height on sites less than or equal to 700 m2 in area must be designed to provide common outdoor open space at ground level, Podium level, or roof level and must have a minimum Amenity Area of 45.0 m2.
7.2. Development must provide 5% of the Site area as open space in the form of Parks, plazas, atriums, or publicly accessible spaces at ground level for the benefit of residents or tenants, which must provide seating, furnishings, art, and other amenities that are complementary to the adjacent streetscape and visually and physically accessible to the public.
Landscaping
7.3. Despite Section 5.60, only deciduous species are allowed in any Setback area Abutting a Street.

 

3.22 CMU - Commercial Mixed Use Zone

To allow for development that accommodates a mix of predominantly commercial, office, institutional, and business Uses as a secondary office commercial area while emphasizing retail activities, entertainment and service Uses at ground level.

a

Residential Uses
  
2.1. Home Based Business #  
2.2. Residential, limited to:  
 
2.2.1. Multi-unit Housing
2.2.2. Row Housing
2.2.3. Supportive Housing
 
Commercial Uses #
  
2.3. Bar  
2.4. Body Rub Centre  
2.5. Cannabis Retail Store  
2.6. Centre City Temporary Parking a
2.7. Minor Indoor Entertainment  
2.8. Cultural Exhibit  
2.9. Food and Drink Service  
2.10. Health Service  
2.11. Hotel  
2.12. Indoor Sales and Service  
2.13. Liquor Store  
2.14. Office  
2.15. Residential Sales Centre  
2.16. Spectator Entertainment Establishment  
Community Uses
  
2.17. Child Care Service  
2.18. Community Service  
2.19. School  
2.20. Libraries  
2.21. Special Event  
Sign Uses
  
2.22. Fascia Signs, limited to On-premises Advertising  
2.23. Projecting Signs, not including in the form of a Roof Sign, limited to On-premises Advertising  

 

Residential Uses
3.1. Residential, limited to:
 
3.1.1. Lodging House
Commercial Uses #
3.2. Custom Manufacturing
3.3. Nightclubs
3.4. Outdoor Entertainment
3.5. Convenience Vehicle Rental
3.6. Spectator Sports Establishment
3.7. Minor Service Station
Industrial Uses #
3.8. Crematorium
3.9. Fleet Service
Community Uses
3.10. Outdoor Recreation Service
Basic Service Uses
3.11. Emergency Service
3.12. Minor Utility
3.13. Transit Facility
Agricultural Uses
3.14. Urban Agriculture
Sign Uses
3.15. Fascia Sign, limited to Off-premises Advertising
3.16. Freestanding Sign, limited to On-premises Advertising
3.17. Major Digital Sign
3.18. Minor Digital Sign
3.19. Projecting Sign, limited to in the form of Roof Signs

 

Residential Uses
  
4.1. Home Based Businesses must comply with Section 6.60.  
Commercial Uses
  
4.2. Bars  
 
4.2.1. The maximum Public Space is 240 m2 for each establishment.
4.2.2. The maximum capacity is 200 occupants for each establishment.
 
4.3. Body Rub Centres must comply with Section 6.20.  
4.4. Cannabis Retail Stores must comply with Section 6.30.  
4.5. Centre City Temporary Parking must comply with Section 6.120 a
4.6. Liquor Stores must comply with Section 6.70.  
4.7. Uses with Drive-through Services must comply with Section 6.110.  
Community Uses
  
4.8. Child Care Services must comply with Section 6.40.   
4.9. Special Events must comply with Section 6.100.  
Industrial Uses
  
4.10. Crematoriums must comply with Section 6.50.  
Agricultural Uses
  
4.11. Urban Agriculture  
 
4.11.1. With the exception of outdoor display areas of products for sale, Urban Agriculture Uses must be located within or on a building.
4.11.2. The Development Planner may consider a variance to Subsection 4.10.1 based on the recommendations provided in an environmental site assessment in compliance with Section 7.140.
 
Sign Uses
  
4.12. Signs must comply with the regulations found in Subsections 3 and 6 of Section 6.90.  
Public Space and Capacity Exceptions
  
4.13. The Development Planner may consider a variance to the maximum Public Space or capacity of a Use if adequate mitigation measures are used to reduce negative impacts to on-Site or Abutting Uses, including:  
 
4.13.1. measures specified in Subsection 2 of Section 5.120;
4.13.2. modification of Site plans to locate Uses or activities in a location to minimize noise, lighting, odour or other similar Nuisances; or
4.13.3. other similar measures.
 

 

5.1. Development must comply with Table 5.1:
Table 5.1. Site and Building Regulations  
Subsection Regulation Value a
Floor Area Ratio  
5.1.1. Maximum Floor Area Ratio east of 109 Street NW 7.0  
Height  
5.1.2. Maximum Height north of 100 Avenue NW 70.0 m  
5.1.3. Maximum Height south of 100 Avenue NW 50.0 m  
Ground Floor and Street Wall Height  
5.1.4. Minimum Ground Floor Height for new buildings 3.5 m  
5.1.5. Minimum building Street Wall Height 9.0 m  
5.1.6. Maximum building Street Wall Height 26.0 m  
5.2. Despite Subsection 6 of Section 7.100, a Development Planner may grant a variance to the Maximum Floor Area Ratio, up to an additional 3.0, for development east of 109 Street NW that is compatible with the urban context of the area and where adverse environmental impacts, such as sun shadow and wind are minimized.
5.3. Despite Subsection 6 of Section 7.100, a Development Planner may grant a variance to the Maximum Floor Area Ratio, up to an additional 4.0 for Hotels, where development is compatible with the urban context of the area and adverse environmental impacts, such as sun shadow and wind are minimized.
5.4. Despite Subsection 6 of Section 7.100, a Development Planner may grant a variance to the Maximum Height, up to an additional 15.0 m, for development east of 109 Street NW and north of 100 Avenue NW that is compatible with the urban context of the area and where adverse environmental impacts, such as sun shadow and wind are minimized.
5.5. Despite Subsection 6 of Section 7.100, a Development Planner may grant a variance to the Maximum Height, up to an additional 10.0 m, for development east of 109 Street NW and south of 100 Avenue NW on Sites with an area over 3,716 m2 that is compatible with the urban context of the area and where adverse environmental impacts, such as sun shadow and wind are minimized.
5.6. Despite Subsection 6 of Section 7.100, a Development Planner may grant a variance to the Maximum Height for Hotels to accommodate the additional Floor Area Ratio allowed in Subsection 5.3 that is compatible with the urban context of the area and where adverse environmental impacts, such as sun shadow, wind and massing are minimized.
5.7. Despite Subsections 5.1.7 and 5.1.8:
 
5.7.1. the building Street Wall must be within 7.0 m of adjacent building Street Walls; and
5.7.2. the Street Wall Height may be reduced under a variance by the Development Planner to respect the building proportions or to accommodate podium gardens, restaurants, cafes, or the natural slope of the Site. 
5.8. Despite Subsection 5.9, the Development Planner may consider a variance to the Setback regulations in consideration of the existing block face Setback and the Urban Design Framework for Downtown Streets within the Capital City Downtown Plan.
5.9. Setbacks must comply with Table 5.9:
Table 5.9. Setbacks
Subsection Regulation Value
Front Setback
5.9.1. Required Front Setback 1.5 m
Unless one of the following applies:
5.9.2. Minimum Front Setback along the east side of 109 Street NW 1.5 m
5.9.3. Maximum Front Setback along the east side of 109 Street NW 4.0 m
5.9.4. Required Front Setback along the west side of 109 Street NW 0 m
5.9.5. Required Front Setback along 108 Street NW 3.0 m
5.9.6. Despite Subsections 5.9.1 and 5.9.4, maximum Front Setback permitted to accommodate street related activities, such as sidewalk cafes, architectural features, and Landscaping 2.5 m
Setbacks from Abutting Sites
5.9.7. Maximum Setback 0 m
5.10. For new buildings, Residential Uses must not exceed 85% of total Floor Area in mixed use buildings.
5.11. A minimum of 60% of Ground Floor Frontage for development that faces 109 Street NW or 100 Avenue NW must be non-residential. 
5.12. The maximum Ground Floor Frontage for individual business establishments that face 109 Street NW or 100 Avenue NW is 30.0 m. 

 

Street Interface Regulations 
6.1. Development must be designed in a manner consistent with the Urban Design Framework for Downtown Streets within the Capital City Downtown Plan.
6.2. A minimum of 50% of Ground Floor Frontage must be developed for Commercial Uses.
6.3. The Ground Floor elevation must be within 0.3 m of ground level.
6.4. Yards adjacent to a public sidewalk must continue the paving materials, finish, and pattern of the public sidewalk. 
6.5. Development that is adjacent to a shopping Street, as identified in the Urban Design Framework for Downtown Streets within the Capital City Downtown Plan, must provide a continuous rhythm of fine grained retail establishments and elements such as:
 
6.5.1. outdoor sitting areas;
6.5.2. canopies;
6.5.3. Landscaping; and
6.5.4. and other features that provide visual interest and support human scale development.
Entrance Regulations
6.6. In mixed use buildings, Residential Uses must have Ground Floor access that is separate from the commercial premises.
6.7. Commercial or institutional entrances must have direct access to the Street and address the Street in a prominent manner.
6.8. Building entrances must be provided on all Facades that face a Street.
6.9. Ground Floor Residential Uses must have:
 
6.9.1. separate individual entrances;
6.9.2. landscaping elements such as patios, lighting, and terraces; and
6.9.3. Privacy Screening.
Tower Regulations
6.10. Buildings greater than 26.0 m in Height must have a Tower and Podium configuration that ensures compatibility with the Facades of adjacent, older institutional, or historic buildings.
6.11. Development must comply with Table 6.11:
Table 6.11. Tower Regulations
Subsection Regulation Value
6.11.1. Maximum Tower Floor Plate for any portion above a Podium 900 m2 or 80% of the Podium Floor Plate, whichever is lesser
6.11.2. Minimum Tower Stepback from the Street Wall 3.0 m
6.11.3. Minimum separation between Towers on the same Site and Abutting Sites 25.0 m
6.12. The Development Planner may consider a variance to Subsection 6.11.3, taking into consideration factors such as:
 
6.12.1. 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;
6.12.2. the context of the Site in relation to the location and Height of buildings on Abutting Sites; and
6.12.3. recommendations and mitigation measures specified in any required technical studies or applicable urban design guidelines.
6.13. Towers must be designed, oriented, and constructed to:
 
6.13.1. maximize views;
6.13.2. articulate the Downtown skyline; and
6.13.3. allow sun penetration at the street level, in public spaces, plazas, parks, and Amenity Areas.
6.14. The mid-level of Towers must provide Setbacks and articulation to minimize the impact of massing.
6.15. Towers on the south side of 100 Avenue NW and adjacent to 108 Street NW must be narrower in width and oriented to accentuate views of the Legislature, to the satisfaction of the Development Planner.
6.16. All exposed building Tower faces must have consistent and harmonious exterior finishing materials.
6.17. Towers north of 100 Avenue NW must provide:
 
6.17.1. top Storeys that contribute to the ’signature’ of the building and the city’s skyline through sculpting of the upper Storeys and roofs;
6.17.2. rooftops with penthouses to accommodate mechanical penthouses, reduce the heat island effect, facilitate energy efficiency and contribute to a distinctive and unique downtown skyline;
6.17.3. enhancements to Podium roofs that are visible from adjacent developments, such as patios, gardens, Green Roofs, or additional Amenity Area; and
6.17.4. a minimum 10% reduction in Floor Plate area for the top 4 Storeys of any Tower.
Facade Regulations
6.18. The Facade design and materials must wrap around the side of the building to provide a consistent profile facing both Streets for Corner Sites.
6.19. To support the development of a predominant urban character as identified in the Urban Design Framework for Downtown Streets within the Capital City Downtown Plan, buildings must provide:
 
6.19.1. articulation such as awnings, canopies, window openings, reveals, offsets, arcades, columns, or double height entrances;
6.19.2. appropriate Landscaping which may include parks or plazas;
6.19.3. windows, balconies, shadow lines, textures, or similar treatments to distinguish residential portions of a building from non-residential portions of a building or non-residential buildings;
6.19.4. corner elements such as courtyards, major entryways, or distinctive architectural features; and
6.19.5. sustainable, durable, quality, and varied finishing materials that are sensitive to the existing character of the block.
6.20. Infill developments must be sensitive to the rhythm, articulation, design character, scale, facade, and materials colours and textures of the block face.
6.21. To promote pedestrian interaction, each Storey must have windows on all building Facades facing a Street.
6.22. The maximum building Facade length for buildings facing a Street adjacent to a shopping Street, as identified in the Urban Design Framework for Downtown Streets within the Capital City Downtown Plan, is 15.2 m.
6.23. Despite 6.22, the building Facade length facing a Street can be increased:
 
6.23.1. to be consistent with the building Facade lengths of abutting Sites;
6.23.2. to be consistent with the development pattern of the Street; or
6.23.3. where design elements are provided to break up the appearance of the Facade every 15.2 m.
Rooftop Regulations
6.24. The roof design may include a combination of:
 
6.24.1. Green Roofs;
6.24.2. Solar Collectors;
6.24.3. patios; or
6.24.4. private or public open spaces.

 

Amenity Areas
7.1. Despite Section 5.20, Amenity Areas must comply with the following:
 
7.1.1. A minimum Amenity Area of 3% of total Floor Area of Residential Uses, is required for buildings over 2,000 m2. Amenity Areas may include meeting rooms, fitness facilities, and outdoor space.
7.1.2. A minimum Amenity Area of 3% of total Floor Area of non-residential or mixed use buildings is required for buildings on Sites greater than 1,350 m2. Amenity Areas may include interior landscaped open spaces, arcades, atriums, plazas, and gardens.
7.1.3. Amenity Area is not required for non-residential buildings on Sites of less than 1,350 m2.
7.1.4. Development on Sites larger than 3,000 m2 must provide:
 
7.1.4.1. an additional 5% of the Site area developed as open space in the form of parks, plazas, atriums, or publicly accessible spaces at ground level for the benefit of residents or tenants; and
7.1.4.2. mid block breaks and access must be provided to facilitate pedestrian access to other Pathways, Alleys, or interior courtyards.
Landscaping
7.2. Despite Section 5.60, only deciduous species are allowed in any Setback area Abutting a Street.
Other Regulations
7.3. Outdoor display areas and Public Space may be located in a Setback Abutting a Street.

 

3.23 RMU - Residential Mixed Use Zone

To allow for primarily medium to high density residential mixed use developments, with limited commercial, institutional, office and service Uses distributed on-Site in a manner sensitive to the street environment and adjacent residential areas; to support an urban village where amenities are focused on a local main street; and to enhance the institutional and hotel cluster along the north edge of the sub-area.

Residential Uses
  
2.1. Home Based Business #  
2.2. Residential, limited to:  
 
2.2.1. Lodging House
2.2.2. Secondary Suite
2.2.3. Supportive Housing
2.2.4. Multi-unit Housing
2.2.5. Row Housing
 
Commercial Uses
  
2.3. Body Rub Centre  
2.4. Centre City Temporary Parking a
2.5. Office  
2.6. Indoor Sales and Service  
2.7. Residential Sales Centre  
Community Uses
  
2.8. Child Care Service  
2.9. Community Service  
2.10. Library  
2.11. Special Event  
Sign Uses
  
2.12. Fascia Sign, limited to On-premises Advertising  
2.13. Projecting Sign, not including in the form of a Roof Sign, limited to On-premises Advertising  

 

Commercial Uses #
3.1. Hotel
3.2. Bar
3.3. Health Service
3.4. Minor Indoor Entertainment
3.5. Natural Science Exhibit
3.6. Spectator Entertainment Establishment
3.7. Food and Drink Service
Community Uses
3.8. School
Basic Service Uses
3.9. Minor Utility
3.10. Emergency Service
3.11. Transit Facility
3.12. Recycling Drop-off Centre
Agricultural Uses
3.13. Urban Agriculture
Sign Uses
3.14. Freestanding Sign, limited to On-premises Advertising
3.15. Portable Sign, limited to On-premises Advertising

 

Residential Uses
  
4.1. Home Based Businesses must comply with Section 6.60.  
Commercial Uses
  
4.2. Body Rub Centres must comply with Section 6.20.  
4.3. Body Rub Centres, Indoor Sales and Services, and Offices must not be developed as the only Use in a building or above the second Storey, except in the case of conversion of Dwellings to non-Residential Uses adjacent to 99 Avenue NW and 104 Street NW.  
4.4. Centre City Temporary Parking must comply with Section 6.120. a
4.5. Food and Drink Services and Bars  
 
4.5.1. The maximum Public Space is 120 m2 for each individual establishment. 
4.5.2. The maximum capacity is 100 occupants for each individual establishment. 
 
4.6. Uses with Drive-through Services must comply with Section 6.110.  
Community Uses
  
4.7. Child Care Services must comply with Section 6.40.  
4.8. Special Events must comply with Section 6.100.  
Agricultural Uses
  
4.9. Urban Agriculture  
 
4.9.1. With the exception of outdoor display areas of products for sale, Urban Agriculture Uses must be located within or on a building.
4.9.2. The Development Planner may consider a variance to Subsection 4.8.1. based on the recommendations provided in an environmental site assessment in compliance with Section 7.140.
 
Sign Uses
  
4.10. Signs must comply with Subsections 3 and 5 of Section 6.90.  
Public Space and Capacity Exceptions
  
4.11. The Development Planner may consider a variance to the maximum Public Space or capacity of a Use if adequate mitigation measures are used to reduce negative impacts to on-Site or Abutting Uses, including:  
 
4.11.1. measures specified in Subsection 2 of Section 5.120; 
4.11.2. modification of Site plans to locate Uses or activities in a location to minimize noise, lighting, odour or other similar Nuisances; or
4.11.3. other similar measures.
 

 

5.1. Development must comply with Table 5.1:
Table 5.1. Site and Building Regulations
Subsection Regulation Value
Floor Area Ratio
5.1.1. Maximum total Floor Area Ratio for all combined Uses 5.5
5.1.2. Maximum Floor Area Ratio for Residential Uses  4.0
5.1.3. Maximum Floor Area Ratio for non-Residential Uses 1.5
Density
5.1.4. Maximum Residential Density 500 Dwellings/ha
Height
5.1.5. Maximum building Height 50.0 m
Street Wall Height
5.1.6. Minimum Street Wall Height 7.0 m
5.1.7. Maximum Street Wall Height 16.0 m
5.2. Despite Subsection 6 of Section 7.100, a Development Planner may grant a variance to the Maximum building Height, up to an additional 10.0 m in Height, for development on Sites with a total area greater than 3,716 m2 that is compatible with the urban context of the area and where adverse environmental impacts, such as sun shadow and wind are minimized.
5.3. Despite Subsection 5.4, the Development Planner may consider a variance to the Setback regulations in consideration of the existing block face Setback and the Urban Design Framework for Downtown Streets within the Capital City Downtown Plan.
5.4. Setbacks must comply with Table 5.4:
Table 5.4. Setbacks
Subsection Regulation Value
Front Setback
5.4.1. Minimum Front Setback for buildings facing 99 Avenue NW 0 m
5.4.2. Minimum Front Setback for buildings fronting onto 100 Avenue NW 1.5 m
5.4.3. Minimum Front Setback for buildings fronting onto 105 Street NW 1.5 m
5.4.4. Maximum Front Setback for buildings fronting onto 105 Street NW 5.0 m
5.4.5. Minimum Front Setback for buildings fronting onto all other Streets 3.0 m
Rear Setback
5.4.6. Minimum Rear Setback 0 m
Unless the following applies:
5.4.7. Minimum Rear Setback for residential buildings  3.0 m
Side Setback
5.4.8. Minimum side Setback 0 m
5.4.9. Minimum Interior Side Setback for residential buildings 2.0 m
5.4.10. Minimum Flanking Side Setback for residential buildings 3.0 m
5.4.11. Additional minimum side Setback distance for residential buildings for each Storey or partial Storey: 1.0 m, up to a maximum of 6.0 m total
5.5. Despite Subsections 5.4.1, 5.4.2, 5.4.3 and 5.4.5 the Development Planner may exercise discretion to require a greater minimum Front Setback to require alignment with adjacent buildings in consideration of the existing block face Setback.

 

Street Interface Regulations
6.1. Development must reflect the criteria outlined in the Urban Design Framework for Downtown Streets within the Capital City Downtown Plan to enhance the residential mixed use character of the area.
6.2. Along 99 Avenue NW and 104 Street NW, developments must:
 
6.2.1. provide a minimum Ground Floor Height of 3.5 m;
6.2.2. accommodate the potential conversion of smaller scale developments to pedestrian oriented retail businesses such as: 
 
6.2.2.1. small restaurants; 
6.2.2.2. cafes;
6.2.2.3. specialty retail; and 
6.2.2.4. design oriented establishments.
6.2.3. have a Ground Floor elevation within 0.3 m of ground level. 
6.3. Buildings less than 26.0 m in Height on Sites 700 m2 or less must feature building design and Facade treatment at the lower 3 floors to strengthen the residential ambiance of the Street or block and enhance the pedestrian environment.
6.4. Ground Floor Dwellings must be designed and articulated every 7.5 m to differentiate individual Dwellings and address and provide direct access to the Street.
6.5. Ground Floor residential developments must provide separate, individual access to each Dwelling at ground level and feature: 
 
6.5.1. identifiable doorways; 
6.5.2. landscaped terraces; 
6.5.3. pedestrian lighting;
6.5.4. patios; and 
6.5.5. screening to indicate separate individual access to each Dwelling to ensure adequate privacy.
6.6. Yards abutting a public sidewalk, including useable outdoor spaces, must continue the public sidewalk paving materials, finish, and pattern.
Entrance Regulations
6.7. Courtyards, recessed major entryways, or other distinctive architectural features must be provided at building corners. 
6.8. In mixed use buildings, residential entrances must be separate from Commercial or institutional entrances and address the Street in a prominent manner.
6.9. Buildings must be designed and oriented to face all Streets.
Tower Regulations
6.10. Buildings greater than 16.0 m in Height must have a Tower and Podium configuration
6.11. Development must comply with Table 6.11:
Table 6.11. Tower Regulations
Subsection Regulation Value
6.11.1 Maximum Tower Floor Plate for any portion greater than 20.0 m in Height 900 m2
6.11.2 Minimum Tower Stepback from the Street Wall 3.0 m
6.11.3 Minimum separation between Towers on the same Site and Abutting Sites 25.0 m
6.12. The Development Planner may consider a variance to Subsection 6.11.3, taking into consideration factors such as:
 
6.12.1. 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; 
6.12.2. the context of the Site in relation to the location and Height of buildings on Abutting Sites; and
6.12.3. recommendations and mitigation measures specified in any required technical studies or applicable urban design guidelines. 
6.13. The mid-level of Towers must provide Setbacks and articulation to minimize the impact of massing.
6.14. Towers must be designed, oriented and constructed to:
 
6.14.1. enhance the character of the neighbourhood;
6.14.2. articulate the downtown skyline; and
6.14.3. maximize views and sunlight penetration in public spaces, plazas, parks and Amenity Areas.
Facade Regulations
6.15. To support the development of a predominant urban character as identified in the Urban Design Framework for Downtown Streets within the Capital City Downtown Plan, buildings must provide:
 
6.15.1. articulation at regular increments to add variety, rhythm, and a human scaled dimension along the block face using elements such as:
 
6.15.1.1. awnings, canopies, window openings, reveals, offsets, multiple entrances, arcades, columns, quality materials, interesting design, fenestrations, double Height entrances, parks, plazas, appropriate landscaping, colour, and other architectural features.
6.15.2. consistent and harmonious exterior finishing materials that are sustainable, durable, high quality and appropriate for the development within the context of the urban area, to the satisfaction of the Development Planner; and
6.15.3. windows, balconies, shadow lines, textures, and other elements to distinguish residential buildings from non-residential buildings.
6.16. Infill developments must be sensitive to the rhythm, articulation, colours, and textures of adjacent structures.
Rooftop Regulations
6.17. The roof design may include a combination of:
 
6.17.1. Green Roofs; 
6.17.2 Solar Collectors; 
6.17.3. patios; or 
6.17.4 private or public open spaces.

 

Amenity Areas
7.1. Despite Section 5.20, Amenity Areas must comply with the following:
 
7.1.1. A minimum Amenity Area of 3% of total Floor Area of Residential Uses is required for buildings over 2,000 m2, but in no case may be less than 6.0 m2 per unit. Amenity Areas may include meeting rooms, fitness facilities, and outdoor spaces.
7.1.2. A minimum Amenity Area of 3% of the non-residential Floor Area must be provided. Amenity Areas may include courtyards, interior landscaped open space, arcades, plazas, atriums, gardens, and seating areas.
7.2. Despite Subsection 7.1, Amenity Area is not required for non-residential buildings on Sites less than 1,390 m2. 
7.3. Developments must provide 5% of Floor Area as open space in the form of atriums and communal open spaces.
Landscaping
7.4. Despite Section 5.60, only deciduous species are allowed in any Setback area Abutting a Street.

 

3.24 UW - Urban Warehouse Zone

To allow for a unique mixed use business commercial, educational and residential neighbourhood, accommodating a diversity of Uses, including Residential, Commercial, institutional, light manufacturing and assembly in a safe, walkable, human-scaled built environment that builds on the existing land use pattern and respects the architectural characteristics and functions of the area.

Residential Uses
  
2.1. Home Based Business #  
2.2. Residential, limited to:  
 
2.2.1. Lodging House
2.2.2. Multi-unit Housing
2.2.3. Row Housing
2.2.4. Supportive Housing
 
Commercial Uses #
  
2.3. Bar  
2.4. Body Rub Centre  
2.5. Cannabis Retail Store  
2.6. Centre City Temporary Parking a
2.7. Custom Manufacturing  
2.8. Food and Drink Service  
2.9. Health Service  
2.10. Hotel  
2.11. Indoor Sales and Service  
2.12. Liquor Store  
2.13. Natural Science Exhibit  
2.14. Minor Indoor Entertainment  
2.15. Office  
2.16. Residential Sales Centre  
Community Uses
  
2.17. Child Care Service  
2.18. Community Service  
2.19. Library  
2.20. School  
2.21. Special Event  
Sign Uses
  
2.22. Fascia Sign, limited to On-premises Advertising  
2.23. Projecting Sign, limited to On-premises Advertising  
2.24. Portable Sign, limited to On-premises Advertising  

 

Commercial Uses #
3.1. Vehicle Support Service
3.2. Outdoor Sales and Service
3.3. Outdoor Entertainment
3.4. Recycling Depot
3.5. Spectator Entertainment Establishment
3.6. Spectator Sports Establishment
3.7. Exhibition and Convention Facility
3.8. Nightclub
Industrial Uses #
3.9. Fleet Service
3.10. Crematorium
Community Uses
3.11. Outdoor Recreation Service
Basic Service Uses
3.12. Minor Utility
3.13. Emergency Service
3.14. Transit Facility
3.15. Recycling Drop-off Centre
Agricultural Uses
3.16. Urban Agriculture
Sign Uses
3.17. Fascia Sign, limited to Off-premises Advertising
3.18. Freestanding Sign, limited to On-premises Advertising
3.19. Major Digital Sign
3.20. Minor Digital Sign
3.21. Projecting Sign, limited to Off-premises Advertising

 

Commercial Uses
  
4.1. Centre City Temporary Parking must comply with Section 6.120. a
4.2. Food and Drink Services and Bars  
 
4.2.1. The maximum capacity is 100 occupants for each individual establishment.
4.2.2. The maximum Public Space is 120 m2 for each individual establishment.
 
4.3. Nightclubs  
 
4.3.1. The maximum capacity is 200 occupants for each individual establishment on Sites adjacent to or across an Alley from a residential Zone. 
4.3.2. The maximum Public Space is 240 m2 for each individual establishment on Sites adjacent to or across an Alley from a residential Zone.
 
4.4. Body Rub Centres must comply with Section 6.20.  
4.5. Cannabis Retail Stores must comply with Section 6.30.  
4.6. Liquor Stores must comply with Section 6.70.  
4.7. Vehicle Support Services and Uses with Drive-through Services must comply with Section 6.110.  
Residential Uses
  
4.8. Home Based Businesses must comply with Section 6.60.  
Community Uses
  
4.9. Child Care Services must comply with Section 6.40.  
4.10. Special Events must comply with Section 6.100.  
Industrial Uses
  
4.11. Crematoriums must comply with Section 6.50.  
Agricultural Uses
  
4.12. Urban Agriculture
 
4.12.1. With the exception of outdoor display areas of products for sale, Urban Agriculture Uses must be located within or on a building.
4.12.2. The Development Planner may consider a variance to Subsection 4.11.1 based on the recommendations provided in an environmental site assessment in compliance with Section 7.140.
Sign Uses
4.13. Signs must comply with the regulations found in Subsections 3 and 6 of Section 6.90. 
Public Space and Capacity Exceptions
4.14. The Development Planner may consider a variance to the maximum Public Space or capacity of a Use if adequate mitigation measures are used to reduce negative impacts to on-Site or Abutting Uses, including:
 
4.14.1. measures specified in Subsection 2 of Section 5.120; 
4.14.2. modification of Site plans to locate Uses or activities in a location to minimize noise, lighting, odour or other similar Nuisances; or
4.14.3. other similar measures.

 

5.1. Development must comply with Table 5.1:
Table 5.1. Site and Building Regulations
Subsection Regulation Value
Floor Area Ratio
5.1.1. Maximum Floor Area Ratio 6.0
Density
5.1.2. Maximum Residential Density 500 Dwellings/ha
Height
5.1.3. Maximum Height 50.0 m
Ground Floor and Street Wall Height
5.1.4. Minimum Ground Floor Height 3.5 m
5.1.5. Minimum building Street Wall Height 12.0 m
5.1.6.

Maximum building Street Wall Height

 26.0 m
5.2. Despite Subsection 6 of Section 7.100, a Development Planner may grant a variance to the Maximum Floor Area Ratio, up to an additional 1.0, for development on Sites with a total area greater than 3,716 m2 that is compatible with the urban context of the area and where adverse environmental impacts, such as sun shadow and wind are minimized.
5.3. Despite Subsection 6 of Section 7.100, a Development Planner may grant a variance to the Maximum Height, up to an additional 10.0 m, for development on Sites with a total area greater than 3,716 m2 that is compatible with the urban context of the area and where adverse environmental impacts, such as sun shadow and wind are minimized.
5.4. Despite Subsection 5.5, the Development Planner may consider a variance to the Setback regulations in consideration of the existing block face Setback and the Urban Design Framework for Downtown Streets within the Capital City Downtown Plan.
5.5. Setbacks must comply with Table 5.5:
Table 5.5. Setbacks
Subsection Regulation Value
Setback
5.5.1. Minimum Setback 0 m
Front Setbacks
5.5.2. Minimum Front Setback 1.5 m
5.5.3. Maximum Front Setback 3.0 m
Unless one of the following applies:
5.5.4. Minimum Front Setback for buildings along 109 Street NW 1.5 m
5.5.5. Maximum Front Setback for buildings along 109 Street NW 4.0 m
5.5.6. Minimum Front Setback for buildings along 108 Street NW 3.0 m
5.5.7. Maximum Front Setback for buildings along 108 Street NW 4.5 m
5.5.8. Required Front Setback for buildings along the south side of 104 Avenue NW, excluding 105 Street NW to 104 Street NW 5.0 m
Street Interface Regulations
6.1. Development must reflect the criteria outlined in the Urban Design Framework for Downtown Streets within the Capital City Downtown Plan to enhance the pedestrian oriented character of the area.
6.2. Development that is adjacent to a shopping Street, as identified in the Urban Design Framework for Downtown Streets within the Capital City Downtown Plan, must:
 
6.2.1. provide windows on the front Facade of the building that allow viewing into the building; and  
6.2.2. have a Ground Floor elevation within 0.3 m of ground level.
6.3. Yards abutting a public sidewalk, including useable outdoor spaces, must continue the public sidewalk paving materials, finish, and pattern.
6.4. Ground Floor Dwellings must be designed and articulated every 7.5 m to differentiate individual Dwellings and address and provide direct access to the Street.
6.5. Ground Floor residential developments must provide separate, individual access at ground level and feature:
 
6.5.1. identifiable doorways;
6.5.2. landscaped terraces;
6.5.3. pedestrian lighting;
6.5.4. patios; and
6.5.5. screening to indicate separate individual access to each Dwelling to ensure adequate privacy.
6.6. Residential open spaces, parks, plazas, furnishings and locations of art, seating areas and other amenities at ground level must be complementary to the adjacent streetscape and be visually and physically accessible to the public.
Entrance Regulations
6.7. Non-Residential Uses at ground level must open to a Street.
6.8. In mixed use buildings, Residential Uses must have access at ground level that is separate from the commercial premises.
6.9. Buildings must provide courtyards, major entryways, or distinctive architectural features consistent with the historic theme of the building.
6.10. Buildings must be designed and oriented to face all Streets.   
Tower Regulations
6.11. Buildings greater than 26.0 m in Height must have a Tower and Podium configuration.
6.12. Development must comply with Table 6.12:
Table 6.12. Tower Regulations
Subsection Regulation Value
6.12.1. Minimum Tower Stepback from the Street Wall 4.5 m
6.12.2. Minimum separation between Towers 25.0 m
6.13. The Development Planner may consider a variance to Subsection 6.12.2, taking into consideration factors such as:
 
6.13.1. 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; 
6.13.2. the context of the Site in relation to the location and Height of buildings on Abutting Sites; and
6.13.3. recommendations and mitigation measures specified in any required technical studies or applicable urban design guidelines. 
Facade Regulations
6.14. Building Facades must incorporate architectural design details or features that reflect the predominant urban warehouse character of the area to the satisfaction of the Development Planner.
6.15. Facades must be designed to provide: 
 
6.15.1. awnings, canopies, window openings, reveals, offsets, multiple entrances arcades, columns, pilasters, quality materials, colour, other architectural features, interesting design, fenestrations, double Height entrances, Parks, plazas, appropriate landscaping, or a combination suitable to the architectural style of the building;
6.15.2. consistent, unified, and harmonious exterior finishing materials that are sustainable, durable, high quality and appropriate for the development within the context of the urban area, to the satisfaction of the Development Planner;
6.15.3. brick as the predominant exterior cladding material unless otherwise required by Subsection 6.16; and 
6.15.4. building materials on the lower Storeys of buildings that improve visual access and permeability of the building and enhance the pedestrian experience at the street level.
6.16. Infill developments must be sensitive to the historic design character, scale, Facade, and materials of adjacent buildings within the block face. 
Rooftop Regulations
6.17. The roof design may include a combination of:
 
6.17.1. Green Roofs; 
6.17.2. Solar Collectors; 
6.17.3. patios; or 
6.17.4. private or public open spaces. 

 

Amenity Areas
7.1. Despite Section 5.20, Amenity Area must comply with the following:
 
7.1.1. A minimum Amenity Area of 3% of the total Floor Area of Residential Uses is required for buildings with Residential Uses containing 3 or more Dwellings, but in no case can the Amenity Area be less than 6.0 m2 per unit.
7.1.2. A minimum Amenity Area of 3% of the total Floor Area of non-Residential Uses is required, which may include courtyards, interior landscaped open space, arcades, plazas, atriums, gardens, and seating areas.
7.2. Despite the Subsection 7.1.2, non-residential buildings on Sites less than 1,394 m2 are not required to provide the 3% Amenity Area.
Landscaping
7.3. Despite Section 5.60, only deciduous species are allowed in any Setback area Abutting a Street. 

 

3.25 AED - Arena & Entertainment District Zone

To allow for a vibrant mixed use Arena and Entertainment District that will accommodate a multi-purpose sports and entertainment complex complemented by a variety of entertainment, retail, service, office, institutional, and Residential Uses that will strengthen the Downtown Core as a regional destination point. The Arena and Entertainment District will be characterized by an accessible, pedestrian-friendly street environment, innovative signage, iconic architecture, and exceptional urban design to create a strong sense of place in the Downtown Core and an exciting new image for Edmonton.

Residential Uses
  
2.1. Home Based Business #  
2.2. Residential, limited to:  
 
2.2.1. Multi-unit Housing
2.2.2. Row Housing
 
Commercial Uses #
  
2.3. Bar  
2.4. Body Rub Centre  
2.5. Cannabis Retail Store  
2.6. Casino and Other Gaming Establishment  
2.7. Centre City Temporary Parking a
2.8. Exhibition and Convention Facility  
2.9. Food and Drink Service  
2.10. Health Service  
2.11. Hotel  
2.12. Indoor Sales and Service  
2.13. Liquor Store  
2.14. Minor Indoor Entertainment  
2.15. Natural Science Exhibit  
2.16. Office  
2.17. Residential Sales Centre  
2.18. Spectator Entertainment Establishment  
2.19. Spectator Sports Establishment  
Community Uses
  
2.20. Child Care Service  
2.21. Community Service  
2.22. Outdoor Recreation Service  
2.23. School  
2.24. Library  
2.25. Park  
2.26. Special Event  
Sign Uses
  
2.27. Fascia Sign, limited to On-premises Advertising  
2.28. Projecting Sign, not including in the form of a Roof Sign, limited to On-premises Advertising   

 

Residential Uses
3.1. Residential, limited to:
 
3.1.1. Lodging House
Commercial Uses #
3.2. Custom Manufacturing
3.3. Nightclub
Basic Services Uses
3.4. Health Care Facility
3.5. Minor Utility
3.6. Transit Facility
3.7. Emergency Service
Agricultural Uses
3.8. Urban Agriculture
Sign Uses
3.9. Fascia Sign, limited to Off-premises Advertising
3.10. Freestanding Sign
3.11. Major Digital Sign
3.12. Minor Digital Sign
3.13. Projecting Sign, not including in the form of a Roof Sign, limited to Off-premises Advertising

 

Residential Uses
  
4.1. Home Based Businesses must comply with Section 6.60.  
Commercial Uses
  
4.2. Bars  
 
4.2.1. The maximum Public Space is 240 m2 for each individual establishment.
4.2.2. The maximum capacity is 200 occupants for each individual establishment. 
4.2.3. Must use design techniques to mitigate the effects of noise and light when in a building containing a Residential Use, to the discretion of the Development Planner. 
 
4.3. Centre City Temporary Parking must comply with Section 6.120. a
4.4. Nightclubs  
 
4.4.1. Must not be located within 10.0 m of an existing Residential Use.
4.4.2. Must use design techniques to mitigate the effects of noise and light when on the same Site as or within 10 m of a Site that allows for a Residential Use, to the satisfaction of the Development Planner. 
 
4.5. Casino and Other Gaming Establishment must be located to provide a 400 m minimum separation distance from other Casino and Other Gaming Establishment Uses.  
4.6. Liquor Stores are not required to comply with Section 6.70.  
4.7. Uses with Drive-through Services must comply with Section 6.110.  
Community Uses
  
4.8. Child Care Services must comply with Section 6.40.  
4.9. Special Events must comply with Section 6.100.  
Agricultural Uses
  
4.10. Urban Agriculture  
 
4.10.1. With the exception of outdoor display areas of products for sale, Urban Agriculture Uses must be located within or on a building.
4.10.2. The Development Planner may consider a variance to Subsection 4.9.1 based on the recommendations provided in an environmental site assessment in compliance with Section 7.140.
 
Sign Uses
  
4.11. Signs are intended to consist of an array of high-quality, expressive signage that serves a primary role in establishing the character of the Arena and Entertainment District as a unique place in the city, promotes and supports activities fostering a sense of arrival and excitement, and serving a wayfinding function. Large-format Signs are imagined as an integral component of the Arena and Entertainment District’s design and character.  
4.12. Signs must comply with the regulations found in Subsections 3 and 9 of Section 6.90, except that:  
 
4.12.1. At each Development Permit stage, a Comprehensive Sign Design Plan and schedule for the subject Development Permit stage must be submitted in support of the land use concept and design that are integral in establishing the special character and ambiance associated with major destination sports, retail and entertainment Uses for approval of the Development Planner. The Comprehensive Sign Design Plan must be designed to contribute to the special character envisioned for each area through the use of innovative, unique and high quality signage that contribute to a lively, colourful and exciting pedestrian environment. The Comprehensive Sign Design Plan must incorporate all previous Development Permit stages, resulting in an overall Comprehensive Sign Design Plan at the final Development Permit stage. 
4.12.2. Signs must be designed as an integral built form component and contribute to urban design objectives for the Zone.
4.12.3. Landmark Signs must be located at key visual sites such as corners and view terminus, and must be of the highest architectural quality and design.
4.12.4. Gateway Signs must be located at key entry points to the Arena and Entertainment District to strengthen the Arena and Entertainment District identity and to function as wayfinding elements.
4.12.5. The Sign Area, Height, placement, animation, illumination, and number of Signs must be in accordance with the required Comprehensive Sign Design Plan, to the satisfaction of the Development Planner.
4.12.6. Illuminated Signs must be designed, located, or screened so as to reduce visual and light impacts on adjacent off-site residential units.
4.12.7. Theatrically Programmed Environment (TPE System) Signs can be incorporated into publicly-accessible open space, the Facades, and roof structures of buildings within the AED Zone as a Sign Use class, most notably Major Digital Signs and Minor Digital Signs. The TPE System may include, but is not limited to, features such as:
 
4.12.7.1. full running video;
4.12.7.2. projection systems on architectural surfaces;
4.12.7.3. LED lighting embedded into structures/buildings (i.e. nightscaping);
4.12.7.4. interactive multi-media technologies; and
4.12.7.5. environmental effects (i.e. special effects with the use of water and light).
 
Public Space and Capacity Exceptions
  
4.13. The Development Planner may consider a variance to the maximum Public Space or capacity of a Use if adequate mitigation measures are used to reduce negative impacts to on-Site or Abutting Uses, including:  
 
4.13.1. measures specified in Subsection 2 of Section 5.120; 
4.13.2. modification of Site plans to locate Uses or activities in a location to minimize noise, lighting, odour or other similar Nuisances; or
4.13.3. other similar measures.
 

 

5.1. The Development Planner must ensure that new developments and major renovations reflect the Urban Design Policies of the Capital City Downtown Plan. Where a conflict arises, the AED zoning regulations prevail.
5.2. Floor Area Ratios must comply with Table 5.2:
Table 5.2. Floor Area Ratio
Subsection Regulation Value
Floor Area Ratio
5.2.1. Maximum Floor Area Ratio 12.0
5.3. Despite Subsection 6 of Section 7.100, a Development Planner may grant a variance to the Maximum Floor Area Ratio, up to an additional 4.0 for Hotels and Multi-unit Housing, where the development is compatible with the urban context of the area, and adverse environmental impacts, such as sun shadow and wind are minimized.
5.4. Development must comply with Table 5.4:
Table 5.4. Height Regulations
Subsection Regulation Value
Height
5.4.1. Maximum Height for developments north of 104 Avenue NW 180 m
5.4.2. Maximum Height for developments south of 104 Avenue NW 195 m
Unless the following applies:
5.4.3. Maximum Height for 1 development, including a Tower, Abutting the north side of 103 Avenue NW between 102 Street NW and 103 Street NW 275 m
Ground Floor and Street Wall Height
5.4.4. Minimum Ground Floor Height 3.5 m
5.4.5. Minimum building Street Wall Height, excluding the arena building 9.0 m
5.4.6. Maximum building Street Wall Height, excluding the arena building 26.0 m
5.5. Despite Subsections 5.4.5 and 5.4.6, the Development Planner may vary the Street Wall Height in consideration of the:
 
5.5.1. visual, sun/shadowing, and other microclimatic impacts on adjacent residential development;
5.5.2. recommendations and mitigative measures specified in any required technical studies;
5.5.3. building Height proportionality;
5.5.4. accommodation of Podium gardens, restaurants/cafes; and
5.5.5. consistency with the design of the Arena and Entertainment District.
5.6. Setbacks must comply with Table 5.6:
Table 5.6. Setback Regulations
Subsection Regulation Value
Setbacks Abutting Streets
5.6.1. Minimum Setback 0 m
5.6.2. Maximum Setback 2.5 m
Unless 1 or more of the following applies:
5.6.3. Minimum Setback Abutting 104 Avenue NW  0 m
5.6.4. Maximum Setback Abutting 104 Avenue NW 4.5 m
5.6.5. Minimum Setback Abutting 105 Avenue NW between 102 Street NW and 104 Street NW 0 m
Side Setbacks
5.6.6. Required Interior Side Setback and Flanking Side Setback south of 104 Avenue NW 0 m
5.7. Despite Table 5.6, a maximum or required Setback may be increased under a variance to accommodate a particular architectural style or to provide opportunities for features such as sidewalk cafes, patios, or a piazza.
5.8. Despite Subsection 5.6.4, the maximum Setback along 104 Avenue NW may be increased under a variance to accommodate public realm improvements, excluding roadway widening. 
5.9. Despite Section 5.90, architectural features and structures, including the building envelope and weather protection features including awnings, canopies and arcades may project to the property line.

 

General Design Regulations
6.1. Developments in this zone must reflect a coherent architectural style and urban character emphasizing design excellence, quality materials and sustainable features, consistent with planning and urban design principles approved in the Capital City Downtown Plan to enhance the Arena and Entertainment District.
Street Interface Regulations
6.2. Buildings must generally reflect the Street types identified in the Urban Design Framework for Downtown Streets within the Capital City Downtown Plan, emphasizing specific boulevard treatments to enhance the pedestrian oriented character of the Arena and Entertainment District.
6.3. Pedestrian linkages and crossings must be identifiable through decorative paving, stamping, patterned concrete, or brick.
6.4. Pedestrian oriented streetscape elements such as pedestrian level street lighting, landscaping, benches, and street furniture must be provided throughout the Site.
6.5. Buildings with Commercial Uses must strengthen the pedestrian-oriented shopping experience by:
 
6.5.1. breaking up major shopping complexes or large format stores over 2,000 m2 in area into smaller scale retail spaces with ground level street Frontages to establish a rhythm of fine-grained street oriented retail establishments;
6.5.2. limiting individual Commercial Use Frontages to less than or equal to 70.0 m in length for each block face; 
6.5.3. providing a minimum of 60% Ground Floor street Frontage for retail, services, and other Commercial Uses, excluding the Frontage of the arena building, which is exempt from the calculation of this requirement; and
6.5.4. ensuring that above ground Parkades are screened from the Street at ground level in a way that does not disrupt the continuity of the Street Wall and the character of the Zone, through methods that may include: 
 
6.5.4.1. public art; 
6.5.4.2. street fronting retail Uses; or 
6.5.4.3. other mechanisms or Uses satisfactory to the Development Planner.
6.6. Large format Commercial establishments over 2,000 m2 must not be the only Use in a building. 
Pedestrian Circulation Regulations
6.7. In addition to the Street, the Setback area must ensure safe pedestrian stacking room and convenient movement through the Arena and Entertainment District, which must be be determined prior to approval of a Development Permit through submission of a pedestrian circulation study, to the satisfaction of the Development Planner, in consultation with the City department responsible for transportation planning as determined at the Development Permit stage. The study must recommend appropriate Setbacks based on the:
 
6.7.1. location of public entrances to major traffic generators within the Arena and Entertainment District;
6.7.2. location of street crossings; and
6.7.3. pattern and intensity of pedestrian movement at peak times.
6.8. Pedestrian connections and linkages must be provided to Light Rail Transit entrances.
6.9. Pedestrian connections and linkages must be provided through the Site from 104 Avenue NW to 105 Avenue NW at or above ground level, or a combination of both.
6.10. In large developments, through access must be provided to facilitate pedestrian access to other Walkways, linkages, or interior courtyards.
Entrance Regulations
6.11. Ground Floor Commercial Uses must open to the Street rather than exclusively to an internal atrium.
6.12. In mixed use buildings, Residential Uses must have access at ground level that is separate from the commercial premises.
6.13. Buildings at corners must provide courtyards, major entrances, or distinctive architectural features consistent with the context of surrounding buildings or other building corner treatments to enhance pedestrian circulation and, where appropriate, enhance axial views.
6.14. Buildings must be designed and oriented to face the front property line with entrances that are clearly visible, except on Corner Sites where the building must be designed to face both the street and the avenue.
Tower Regulations
6.15. Buildings greater than 26.0 m in Height must have a Tower and Podium configuration, except for:
 
6.15.1. buildings with a Spectator Sports Establishment Use; and
6.15.2. buildings with another configuration that ensures design treatments are compatible with the Facades of other buildings in the Arena and Entertainment District. 
6.16. Development must comply with Table 6.16:
Table 6.16. Tower Regulations
Subsection Regulation Value
6.16.1. Minimum Tower Stepback from the Street Wall 4.5 m
6.16.2. Minimum separation between a Tower with a Residential Use and any other Tower 25.0 m
6.16.3. Minimum separation between non-Residential Towers 20.0 m
6.17. The Development Planner may consider a variance to Subsections 6.16.2 and 6.16.3, taking into consideration factors such as:
 
6.17.1. 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; 
6.17.2. the context of the Site in relation to the location and Height of buildings on Abutting Sites; and
6.17.3. recommendations and mitigation measures specified in any required technical studies or applicable urban design guidelines. 
6.18. Towers must provide a minimum 10% reduction in Floor Plate area for the top 4 Storeys.
6.19. The Development Planner may consider a variance to Subsection 6.18, taking into consideration:
 
6.19.1. top of Tower articulation such as architectural features;
6.19.2. variation of materials or colours; and
6.19.3. other similar methods to the satisfaction of the Development Planner.
6.20. The mid-level of Towers must provide Setbacks and articulation to minimize the impact of massing.
6.21. The Development Planner may consider a variance to Subsection 6.20. 
6.22. Towers must be designed, oriented, and constructed to:
 
6.22.1. maximize views;
6.22.2. articulate the downtown skyline; and 
6.22.3. allow sun penetration at the street level, in public spaces, plazas, parks, and Amenity Areas.
Facade Regulations
6.23. Building Facades must incorporate architectural design details or features that recognize the predominant urban character of the Street, as identified in the Urban Design Framework for Downtown Streets within the Capital City Downtown Plan.
6.24. The maximum building Facade Length is 10.0 m, except:
 
6.24.1. The maximum building Facade Length is 15.0 m for Facades adjacent to 105 Avenue NW.
6.25. Despite 6.24, the building Facade Length can be increased where articulation is provided, with methods such as:
 
6.25.1. arcades; 
6.25.2. variations in building materials; 
6.25.3. colour changes; 
6.25.4. Signs; 
6.25.5. building breaks or Setbacks; or 
6.25.6. other methods suitable to the architectural style of the building which provide visual interest.
6.26. Buildings must provide treatments such as: awnings, canopies, window openings, reveals, offsets, multiple entrances, arcades, columns, quality materials, interesting design, fenestrations, double Height entrances, parks, plazas, appropriate landscaping, colour, and other architectural features.
6.27. Where practical, weather protection in the form of a canopy greater than or equal to 2.0 m wide or any other method suitable to the architectural style of the building or street theme must be provided one Storey above sidewalk level to provide protection from inclement weather. 
6.28. Buildings must provide windows, balconies, shadow lines, textures, or similar treatments to distinguish residential portions of a building from non-residential portions of a building or non-residential buildings.
6.29. Building materials must be sustainable, durable, high quality, and appropriate for the development within the context of the Arena and Entertainment District.

 

Amenity Areas
7.1. Despite Section 5.20, Amenity Areas must comply with the following:
 
7.1.1. A minimum Amenity Area of 3% of the total Floor Area of Residential Uses is required for buildings over 2,000 m2. Amenity Areas may include meeting rooms, fitness facilities, and outdoor space. 
7.1.2. Non-residential buildings on Sites of less than 1,350 m2 are not required to provide Amenity Area.
7.1.3. A minimum Amenity Area of 4% of the non-residential Floor Area of Non-residential or mixed use buildings is required for buildings on Sites greater than 1,350 m2. Amenity Areas may include interior and exterior landscaped open spaces, arcades, Rooftop Terraces, atriums, and plazas.
7.1.4. Required open space must achieve design excellence and may be located at or above ground level or on rooftops. Parking Areas, Driveways, and service access must not be included as open space.
7.1.5. A diversity of open space must be provided throughout the development, designed to accommodate year-round use. Open space must include, but is not limited to: space devoted to public gatherings, pedestrian movement, and other social and recreational functions.
7.1.6. Public spaces must support a variety of outdoor activities such as standing, sitting, strolling, conversing, and dining.
Landscaping
7.2. Landscaping must be in compliance with Section 5.60 of the Zoning Bylaw except that:
 
7.2.1. only deciduous species are allowed on any Yard Abutting a Street;
7.2.2. within the required Setback along 104 Avenue NW, a 2.5 m sidewalk with flanking rows of deciduous shade trees must be provided;
7.2.3. where an arena building Abuts 104 Avenue NW, a 2.5 m sidewalk must be maintained within the road right of way, with shade tolerant plantings, which are not required to be deciduous trees; 
7.2.4. Landscaping may include plant materials and architectural features that provide colour, texture, and visual interest throughout the year to enhance the appearance of the development and create comfortable, attractive and sustainable environments; 
7.2.5. each Development Permit application must include a detailed Landscape Plan, at each Development Permit stage which must be completed by a landscape architect registered with the Alberta Association of Landscape Architects, to the satisfaction of the Development Planner in consultation with the City Department responsible for environmental services, which must include details on:
 
7.2.5.1 previous Development Permit Landscape Plans, to create an overall Landscape Plan; 
7.2.5.2 all existing and proposed utilities within any road right-of-way;
7.2.5.3 pavement materials;
7.2.5.4 exterior lighting;
7.2.5.5 street furniture elements;
7.2.5.6 pedestrian seating areas;
7.2.5.7 gathering places;
7.2.5.8 pedestrian linkages and connections;
7.2.5.9 sizes and species of new tree plantings; 
7.2.5.10 proposed off-Site landscaping adjacent to the Site, such as new sidewalks, streetlights, boulevard landscaping, boulevard trees, street furniture, and utility relocations; and
7.2.5.11 other landscaping elements as applicable.
Outdoor Lighting
7.3. A detailed lighting plan must be submitted with each Development Permit stage.
7.4. Enhanced lighting at ground level must be provided to improve the pedestrian environment and address the long nights associated with a winter city. 
7.5. Large-scale architectural lighting:
 
7.5.1. must be used to highlight or accentuate vertical, horizontal, or other Architectural Elements of buildings; and
7.5.2. may change hues and mark special seasons, weather, and events with unique colour arrangements, and may make use of dramatic lighting elements in order to create a dynamic and exciting event atmosphere.

 

3.26 HA - Heritage Area Zone

To allow for the existing concentration of historical resources to be preserved, rehabilitated, and reused, while ensuring new developments are pedestrian friendly and compatible in scale, function, built form, and design continuity with the historical, architectural, and urban village character of the area.

Residential Uses
  
2.1. Home Based Business #  
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. Bar  
2.4. Body Rub Centre  
2.5. Cannabis Retail Store  
2.6. Centre City Temporary Parking a
2.7. Cultural Exhibit  
2.8. Food and Drink Service  
2.9. Hotel  
2.10. Indoor Sales and Service  
2.11. Liquor Store  
2.12. Minor Indoor Entertainment  
2.13. Office  
2.14. Residential Sales Centre  
Community Uses
  
2.15. Child Care Service  
2.16. Community Service  
2.17. School  
2.18. Library  
2.19. Special Event  

 

Residential Uses
  
4.1. Home Based Businesses must comply with Section 6.60.  
Commercial Uses
  
4.2. Nightclubs  
 
4.2.1. The maximum Public Space is 240 m2 for each individual establishment for Sites adjacent to or across an Alley from a Site in a residential Zone. 
4.2.2. The maximum capacity is 200 occupants for each individual establishment for Sites adjacent to or across an Alley from a Site in a residential Zone. 
 
4.3. Bars and Food and Drink Services  
 
4.3.1. The maximum Public Space is 120 m2 for each individual establishment.
4.3.2. The maximum capacity is 100 occupants for each individual establishment. 
 
4.4. Liquor Stores must comply with Section 6.70.  
4.5. Body Rub Centres must comply with Section 6.20.  
4.6. Cannabis Retail Stores must comply with Section 6.30.  
4.7. Centre City Temporary Parking must comply with Section 6.120. a
4.8. Uses with Drive-through Services must comply with Section 6.110.  
Industrial Uses
  
4.9. Fleet Services  
 
4.9.1. Fleet Services are limited to the area north of 103 Avenue NW and east of the north-south Alley east of 104 Street NW.
4.9.2. Fleet Services must be located within an enclosed building.
 
Community Uses
  
4.10. Child Care Services must comply with Section 6.40.  
4.11. Special Events must comply with Section 6.100.  
Agricultural Uses
  
4.12. Urban Agriculture  
 
4.12.1. With the exception of outdoor display areas of products for sale, Urban Agriculture Uses must be located within or on a building.
4.12.2. The Development Planner may consider a variance to Subsection 4.12.1. based on the recommendations provided in an environmental site assessment in compliance with Section 7.140.
 
Sign Uses
  
4.13. Signs must comply with the regulations found in Subsections 3 and 9 of Section 6.90.  
4.14. For all Sign applications, the Development Planner, in consultation with the City department responsible for heritage planning must review the application in context with the surrounding development, including, but not limited to:  
 
4.14.1. the architectural theme of the area; 
4.14.2. any historic designations; 
4.14.3. the requirements of any Statutory Plan; and 
4.14.4. any streetscape improvements.
 
4.15. The Development Planner may require revisions to the application to mitigate the impact of a proposed Sign, and may refuse an application for a Development Permit that negatively impacts the built environment.  
Public Space and Capacity Exceptions
  
4.16. The Development Planner may consider a variance to the maximum Public Space or capacity of a Use if adequate mitigation measures are used to reduce negative impacts to on-Site or Abutting Uses, including:  
 
4.16.1. measures specified in Subsection 2 of Section 5.120; 
4.16.2. modification of Site plans to locate Uses or activities in a location to minimize noise, lighting, odour or other similar Nuisances; or
4.16.3. other similar measures.
 

 

5.1. Development must comply with Table 5.1:
Table 5.1. Site and Building Regulations
Subsection Regulation Value
Floor Area Ratio
5.1.1. Maximum Floor Area Ratio north of 102 Avenue NW 8.0
5.1.2. Maximum Floor Area Ratio south of 102 Avenue NW 10.0
Building Height
5.1.3. Maximum Height 115 m
Street Wall Height
5.1.4. Maximum Street Wall Height  20.0 m
Setbacks
5.1.5. Required Front Setback 0 m
5.1.6. Required Side Setback 0 m
Unless one or more of the following applies:
5.1.7. Maximum Front or Side Setback allowed to accommodate street related activities such as sidewalk cafes, architectural features, and Landscaping that contribute to the historical character of the area 2.5 m
5.1.8. Maximum Front or Side Setback for Ground Floor Residential Uses 3.0 m
5.2. Despite Subsection 6 of Section 7.100, a Development Planner may grant a variance to the Maximum Floor Area Ratio, up to an additional 4.0 for Residential Uses and Hotels, where the development is compatible with the urban context of the area and adverse environmental impacts, such as sun shadow and wind are minimized.
5.3. Despite Subsection 6 of Section 7.100, a Development Planner may grant a variance to the Maximum Height for Residential Uses and Hotels to accommodate the additional Floor Area Ratio allowed in Subsection 5.2 where the Development Planner is satisfied that the development is compatible with the urban context of the area and that adverse environmental impacts, such as sun shadow and wind are minimized.

 

Street Interface Regulations
6.1. Yards adjacent to a public sidewalk must continue the paving materials, finish, and pattern of the public sidewalk. 
6.2. New buildings or additions must recognize the scale, architecture, and the built form of the existing historical structures within the general area.
6.3. Developments on larger consolidated parcels are encouraged to break up their Facades facing a Street to be reflective of the original Lot widths or widths of the surrounding historic warehouses.
Conceptual Diagram for Subsection 6.3
Diagram for HA3.26.6.3.

 
6.4. Above ground Parkade Facades facing a Street must be screened from view at ground level and wrapped with other Uses that have a minimum depth of 10.0 m. 
6.5. Above ground Parkade Facades facing a Street must be wrapped with other Uses above the Ground Floor that have a minimum depth of 6.0 m. 
Conceptual Diagram for Subsections 6.4 and 6.5

 
6.6. Balconies are not allowed within the first 5 Storeys of a building Facade facing a Street.
Conceptual Diagram for Subsection 6.6

 
6.7. The Ground Floor elevation must be within 0.75 m of ground level for a minimum of 80% of the building Frontage.
Tower Regulations
6.8. Buildings greater than 20.0 m in Height must have a Tower and Podium configuration that ensures compatibility with the Facades of adjacent, older institutional, or historic buildings. Any buildings taller than 5 Storeys must have a minimum of 3 Storeys where the building Facade is built to the property line Abutting the Street.
6.9. Despite Subsection 6.8, the maximum Height of a Podium may be varied by the Development Planner provided that the Height is compatible with adjacent development. 
6.10. Development must comply with Table 6.10:
Table 6.10. Tower Regulations
Subsection Regulation Value
6.10.1. Maximum Tower Floor Plate for any portion above a Podium 900 m2 or 80% of the Podium Floor Plate, whichever is lesser
6.10.2. Minimum Tower Stepback from the Street Wall 4.5 m
6.10.3. Minimum separation between Towers on the same Site and Abutting Sites 25.0 m
Conceptual Diagram for Subsection 6.10.2
6.11. The Development Planner may consider a variance to Subsection 6.10.3, taking into consideration factors such as:
 
6.11.1. 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; 
6.11.2. the context of the Site in relation to the location and Height of buildings on Abutting Sites; and
6.11.3. recommendations and mitigation measures specified in any required technical studies or applicable urban design guidelines. 
6.12. Towers must be designed, oriented, and constructed to:
 
6.12.1. maximize views;
6.12.2. articulate the downtown skyline; and 
6.12.3. allow sun penetration at the street level, in public spaces, plazas, parks, and Amenity Areas.
6.13. Rooftops of Towers must be designed with penthouses to accommodate mechanical penthouses, reduce the heat island effect, facilitate energy efficiency, and contribute to a distinctive and unique Downtown skyline. The design of the roof may include a combination of: 
 
6.13.1. Green Roofs; 
6.13.2. Solar Collectors; 
6.13.3. patios; or 
6.13.4. public or private open spaces.
6.14. Wherever Podium roofs are visible from adjacent developments, the development must provide enhancements to improve rooftop aesthetics, which may include: 
 
6.14.1. patios; 
6.14.2. Gardens;
6.14.3. Green Roofs; or 
6.14.4. additional Amenity Area.
6.15. Despite Subsection 6.10.1, a minimum 10% reduction in Floor Plate area for the top 4 Storeys of any Tower is required.
6.16. The top Storeys of Towers must contribute to the ’signature’ of the building and the city’s skyline through sculpting of the upper Storeys and roofs.
Facade Regulations
6.17. The first 20.0 m of the Height of all building Facades that face a Street must include the following design elements to reduce the perceived mass and add architectural interest:  
 
6.17.1. All exposed building Facades must be architecturally treated to create a unified building exterior.
6.17.2. Building Facades must incorporate architectural design details or features that recognize the heritage character of the area.
Conceptual Diagram for Subsection 6.17
Diagram for HA3.26.6.17

 
6.18. The first 20.0 m of the Height of a building must use brick for a minimum of 50% of the exterior cladding, excluding windows and entrances. 
Conceptual Diagram for Subsection 6.18

 
6.19. The architectural treatment of the first 20.0 m of the Height of a building must adhere to the general alignment of the horizontal elements and vertical elements of the adjacent buildings along the same block face.
Conceptual Diagram for Subsection 6.19

 

6.20.

 All buildings must establish a unique building architecture that recognizes the historic character of the area but is not a duplication of surrounding buildings subject to the Heritage Area Zone regulations.

 

Amenity Areas
7.1. Despite Section 5.20, Amenity Areas must comply with the following:
 
7.1.1. A minimum Amenity Area of 3% of the total Floor Area of non-Residential Uses must be provided, which may include courtyards, interior landscaped open space, arcades, plazas, atriums, and seating areas.
7.1.2. Non-Residential buildings of less than 1,394 m2 are not required to provide Amenity Area.
7.1.3. Amenity Area for Multi-unit Housing is not required.
Parking, Loading, Storage and Access 
7.2. Despite Subsection 5.80, Surface Parking Lots must provide a minimum 2.0 m Landscaped Setback from any property line Abutting a Street in addition to the Landscaping requirement.
Landscaping
7.3. Despite Section 5.60, only deciduous species are allowed in any Setback area Abutting a Street.

 

3.27 CCA - Core Commercial Arts Zone

To allow for a variety of high density and quality development that accommodates office, retail, service, institutional, Residential, arts, and entertainment Uses that meet the objectives for the Commercial Cultural Core to further strengthen the Downtown’s central area by providing continuous retail at ground level, enhancing arts and entertainment activities, accommodating Residential Uses, and supporting a pedestrian friendly environment.

Residential Uses
  
2.1. Home Based Business #  
2.2. Residential, limited to:  
 
2.2.1. Multi-unit Housing
2.2.2. Row Housing
2.2.3. Supportive Housing
 
Commercial Uses #
  
2.3. Bar  
2.4. Body Rub Centre  
2.5. Cannabis Retail Store  
2.6. Centre City Temporary Parking a
2.7. Cultural Exhibit   
2.8. Food and Drink Service  
2.9. Health Service  
2.10. Hotel  
2.11. Indoor Sales and Service  
2.12. Liquor Store  
2.13. Minor Indoor Entertainment  
2.14. Office  
2.15. Residential Sales Centre  
Community Uses
  
2.16. Child Care Service  
2.17. Community Service  
2.18. Library  
2.19. School  
2.20. Special Event  
Sign Uses
  
2.21. Fascia Sign, limited to On-premises Advertising  
2.22. Projecting Sign, not including in the form of a Roof Sign, limited to On-premises Advertising  
2.23. Portable Sign, limited to On-premises Advertising  

 

Commercial Uses
3.1. Residential, limited to:
 
3.1.1. Lodging House
Commercial Uses #
3.2. Custom Manufacturing
3.3. Exhibition and Convention Facility
3.4. Natural Science Exhibit
3.5. Nightclub
3.6. Spectator Entertainment Establishment
Industrial Uses #
3.7. Crematorium
3.8. Fleet Service
Basic Services Uses
3.9. Emergency Service
3.10. Health Care Facility
3.11. Minor Utility
3.12. Transit Facility
3.13. Recycling Drop-off Centre
Agricultural Uses
3.14. Urban Agriculture
Sign Uses
3.15. Fascia Sign, limited to Off-premises Advertising
3.16. Major Digital Sign
3.17. Minor Digital Sign
3.18. Projecting Sign, not including in the form of a Roof Sign, limited to Off-premises Signs
3.19. Portable Sign, limited to Off-premises Advertising

 

Residential Uses
  
4.1. Home Based Businesses must comply with Section 6.60.  
4.2. Residential  
 
4.2.1. Must not exceed 90% of the total Floor Area of a building. 
4.2.2. Must not be the only Use in a building. 
4.2.3. Must not be developed on the Ground Floor. 
 
Commercial Uses
  
4.3. Bars  
 
4.3.1. Have a maximum Public Space of 240 m2 for each individual establishment. 
4.3.2. Have a maximum capacity of 200 occupants for each individual establishment. 
 
4.4. Body Rub Centres must comply with Section 6.20.  
4.5. Cannabis Retail Stores must comply with Section 6.30.  
4.6. Centre City Temporary Parking must comply with Section 6.120. a
4.7. Liquor Stores must comply with Section 6.70.  
4.8. Uses with Drive-through Services must comply with Section 6.110.  
Community Uses
  
4.9. Child Care Services must comply with Section 6.40.  
4.10. Special Events must comply with Section 6.100.  
Agricultural Uses
  
4.11. Urban Agriculture  
 
4.11.1. With the exception of outdoor display areas of products for sale, Urban Agriculture Uses must be located within or on a building.
4.11.2. The Development Planner may consider a variance to Subsection 4.10.1 based on the recommendations provided in an environmental site assessment in compliance with Section 7.140.
 
Industrial Uses
  
4.12. Crematoriums must comply with Section 6.50.  
Sign Uses
  
4.13. Sign Uses must comply with the regulations found in Subsections 3 and 6 of Section 6.90.  
4.14. Despite Section 6.90, Signs containing Digital Copy are prohibited when the Copy of the sign faces the Civic Precinct area on Sites Abutting 103A Avenue NW to the north, 102 Avenue NW to the south, 99 Street NW to the east, and 100 Street NW to the west.   
Public Space and Capacity Exceptions
  
4.15. The Development Planner may consider a variance to the maximum Public Space or capacity of a Use if adequate mitigation measures are used to reduce negative impacts to on-Site or Abutting Uses, including:  
 
4.15.1. measures specified in Subsection 2 of Section 5.120; 
4.15.2. modification of Site plans to locate Uses or activities in a location to minimize noise, lighting, odour or other similar Nuisances; or
4.15.3. other similar measures.
 

 

5.1. Development must comply with Table 5.1:
Table 5.1. Building Regulations
Subsection Regulation Value
Floor Area Ratio
5.1.1. Maximum Floor Area Ratio east of 100 Street NW 8.0
5.1.2. Maximum Floor Area Ratio west of 100 Street NW 12.0
5.1.3. Despite Subsection 5.1.2, Maximum Floor Area Ratio for the area bounded on the east by 100 Street NW, on the north by Jasper Avenue NW, on the south by Macdonald Drive NW and on the west by the north/south Alley and pedestrian Pathway 13.1
Height
5.1.4. Maximum Height 150 m
Ground Floor and Street Wall Height
5.1.5. Minimum Ground Floor Height 3.5 m
5.1.6. Minimum building Street Wall Height 9.0 m
5.1.7. Maximum building Street Wall Height 26.0 m
5.2. Despite Subsection 6 of Section 7.100, a Development Planner may grant a variance to the Maximum Floor Area Ratio, up to an additional 4.0, for Hotels where development is compatible with the urban context of the area and adverse environmental impacts, such as sun shadow and wind are minimized.
5.3. Despite Subsection 6 of Section 7.100, a Development Planner may grant a variance to the Maximum Height, up to an additional 50.0 m, where the development’s built form, its profile, sculpting, and detailing, as well as the quality of its material is a significant positive addition to the city’s skyline.
5.4. Despite Subsections 5.1.6 and 5.1.7, Street Wall Height must be within 7.0 m of the Street Wall Height of adjacent buildings. 
5.5. Despite Subsections 5.1.6, 5.1.7, and 5.4, the Development Planner may vary the Street Wall Height in consideration of:
 
5.5.1. the visual, sun/shadowing, and other microclimatic impacts on adjacent residential development; and
5.5.2. the recommendations, and mitigative measures specified in any required technical studies.
5.6. Despite Subsection 5.7, the Development Planner may consider a variance to the Setback regulations in consideration of the existing block face Setback and the Urban Design Framework for Downtown Streets within the Capital City Downtown Plan.
5.7. Setbacks must comply with Table 5.7:
Table 5.7. Setback Regulations
Subsection Regulation Value
Setbacks Abutting Streets
5.7.1. Minimum Setback 1.5 m
5.7.2. Maximum Setback 2.5 m
Unless 1 or more of the following applies:
5.7.3. Required Setback on the north side of 103A Avenue NW between 97 Street NW and 101 Street NW 10.0 m
5.7.4. Required Setback on the south side of 103A Avenue NW between 97 Street NW and 101 Street NW 5.0 m
5.7.5. Required Setback on the south side of 104 Avenue NW between 101 Street NW and 103 Street NW 5.0 m
5.7.6. Minimum Setback for any building located west of 100 Street NW and south of 103A Avenue NW, and west of 101 Street NW and south of 104 Avenue NW that does not meet the requirements of 5.7.3, 5.7.4 or 5.7.5 0 m
5.7.7. Maximum Setback for any building located west of 100 Street NW and south of 103A Avenue NW, and west of 101 Street NW and south of 104 Avenue NW that does not meet the requirements of 5.7.3, 5.7.4 or 5.7.5 2.5 m
Side Setbacks
5.7.8. Required Interior Side Setback 0 m
Street Interface Regulations
6.1. Development must be designed in a manner consistent with the Urban Design Framework for Downtown Streets within the Capital City Downtown Plan. 
6.2. Buildings must be designed to accommodate Commercial Uses to strengthen the pedestrian oriented shopping area by:
 
6.2.1. breaking up major shopping complexes or large format stores over 2,000 m2 in area into smaller scale retail spaces with ground level Street Frontages to establish a rhythm of fine-grained street oriented retail establishments;
6.2.2. providing entrances to the Street for all Ground Floor Commercial Uses;
6.2.3. providing windows on the front Facade for each storey that allow viewing into the building;
6.2.4. providing a minimum of 60% of Street Frontage for retail, services, and other Commercial Uses; and
6.2.5. having a Ground Floor elevation within 0.3 m of ground level. 
6.3. Yards abutting a public sidewalk, including useable outdoor spaces, must continue the public sidewalk paving materials, finish, and pattern. 
Entrance Regulations
6.4. Ground Floor Commercial Uses must open to the Street rather than exclusively to an internal atrium.
6.5. In mixed-use buildings, Residential Uses must have access at ground level that is separate from the commercial premises.
6.6. Buildings at corners must provide courtyards, major entrances, or distinctive architectural features consistent with the style of the building or influences on the other corners of the intersection to enhance pedestrian circulation and, where applicable, enhance axial views.
6.7. Buildings must be designed and oriented to face the front property line with entrances that are clearly visible, except on Corner Sites where the building must be designed to face both the street and the avenue.
Tower Regulations
6.8. Buildings greater than 26.0 m in Height must have a Tower and Podium configuration, except for buildings with another configuration that ensures design treatments are compatible with the Facades of other buildings in the area.
6.9. Development must comply with Table 6.9:
Table 6.9. Tower Regulations
Subsection Regulation Value
6.9.1. Minimum Tower Stepback from the Street Wall 4.5 m
6.9.2. Minimum separation between a Tower with a Residential Use and any other Tower 25.0 m
6.9.3. Minimum separation between non-Residential Towers 20.0 m
6.10. The Development Planner may consider a variance to Subsection 6.9.2 and 6.9.3, taking into consideration factors such as:
 
6.10.1. 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; 
6.10.2. the context of the Site in relation to the location and Height of buildings on Abutting Sites; and
6.10.3. recommendations and mitigation measures specified in any required technical studies or applicable urban design guidelines. 
6.11. The mid-level of Towers must provide Setbacks and articulation to minimize the impact of massing.
6.12. Towers must be designed, oriented, and constructed to:
 
6.12.1. maximize views;
6.12.2. articulate the downtown skyline; and 
6.12.3. allow sun penetration at the street level, in public spaces, plazas, parks, and Amenity Areas.
6.13. A minimum 10% reduction in Floor Plate area for the top 4 Storeys of any Tower is required.
6.14. Despite Subsection 6.13, Towers less than 26.0 m in Height on sites 700 m2 or less may not be required to provide the Floor Plate reduction under a variance. 
Facade Regulations
6.15. Building Facades must incorporate architectural design details or features that recognize the predominant urban character of the Street, as identified in the Urban Design Framework for Downtown Streets within the Capital City Downtown Plan.
6.16. Building Facades must be strongly articulated at regular increments to add variety, rhythm, and a human scaled dimension along the block face.  
6.17. Building design and Facades must incorporate treatments such as awnings, canopies, window openings, reveals, offsets, multiple entrances, arcades, columns, quality materials, interesting design, fenestrations, double Height entrances, parks, plazas, appropriate landscaping, colour, and other architectural features.
6.18. Buildings must provide windows, balconies, shadow lines, textures, or similar treatments to distinguish residential portions of a building from non-residential portions of a building or non-residential buildings. 
6.19. Building materials must be sustainable, durable, high quality, and appropriate for the development within the context of the Commercial Cultural Core district. 
6.20. All exposed building Facades must have consistent and harmonious exterior finishing materials.
6.21. Infill developments must be sensitive to the rhythm, articulation, design character, scale, Facade, and materials colours and textures of the block face.
Rooftop Regulations
6.22. Rooftops of Towers must be designed with penthouses to accommodate mechanical penthouses, reduce the heat island effect, facilitate energy efficiency, and contribute to a distinctive and unique Downtown skyline. The roof design may include a combination of:
 
6.22.1. Green Roofs; 
6.22.2. Solar Collectors; 
6.22.3. patios; or 
6.22.4. private or public open spaces.
6.23. Enhancements to Podium roofs that are visible from adjacent developments are required, which may include elements such as patios, gardens, Green Roofs, or additional Amenity Area.

 

Amenity Areas
7.1. Despite Section 5.20, Amenity Areas must comply with the following: 
 
7.1.1. A minimum Amenity Area of 3% of total Floor Area of Residential Uses is required for buildings over 2,000 m2. Amenity Areas may include meeting rooms, fitness facilities, and outdoor space.
7.1.2. Non-Residential buildings on Sites less than 1,350 m2 are not required to provide Amenity Area.
7.1.3. Non-Residential or mixed use buildings on Sites greater than 1,350 m2 must provide a minimum Amenity Area of 3% of total Floor Area for non-Residential Uses which may include interior landscaped open spaces, arcades, atriums, plazas, and gardens.
Landscaping
7.2. Despite Section 5.60, only deciduous species are allowed in any Setback area Abutting a Street. 

 

3.28 JAMSC - Jasper Avenue Main Street Commercial Zone

To allow for ground level retail commercial, offices, and services suitable for the Downtown’s Main Street, Jasper Avenue, and to ensure that infill developments and the retrofitting and preservation of historical and older buildings incorporate human scale design characteristics to enhance a revitalized, dynamic Main Street atmosphere.

Residential Uses
  
2.1. Home Based Business #  
2.2. Residential, limited to:  
 
2.2.1. Multi-unit Housing
2.2.2. Row Housing
 
Commercial Uses #
  
2.3. Bar  
2.4. Body Rub Centre  
2.5. Cannabis Retail Store  
2.6. Centre City Temporary Parking a
2.7. Cultural Exhibit   
2.8. Food and Drink Services  
2.9. Health Service  
2.10. Hotel  
2.11. Indoor Sales and Service  
2.12. Liquor Store  
2.13. Minor Indoor Entertainment  
2.14. Office  
2.15. Residential Sales Centre  
2.16. Spectator Entertainment Establishment  
Community Uses
  
2.17. Child Care Service  
2.18. Community Service  
2.19. School  
2.20. Library  
2.21. Special Event  
Sign Uses
  
2.22. Fascia Sign, limited to On-premises Advertising  
2.23. Projecting Sign, not including in the form of a Roof Sign, limited to On-premises Advertising  

 

Residential Uses
3.1. Residential, limited to:
 
3.1.1. Lodging House
Commercial Uses #
3.2. Custom Manufacturing
3.3. Nightclub
Basic Service Uses
3.4. Minor Utility
3.5. Transit Facility
3.6. Emergency Service
Agricultural Uses
3.7. Urban Agriculture
Sign Uses
3.8. Fascia Sign, limited to Off-premises Advertising
3.9. Freestanding Sign, limited to On-premises Advertising 
3.10. Major Digital Sign
3.11. Minor Digital Sign
3.12. Projecting Sign, not including in the form of a Roof Sign, limited to Off-premises Advertising  

 

Residential Uses
  
4.1. Home Based Businesses must comply with Section 6.60.  
4.2. Residential Uses are not permitted at ground level fronting Jasper Avenue.  
Commercial Uses
  
4.3. Bars  
 
4.3.1. The maximum Public Space is 240 m2 for each individual establishment. 
4.3.2. The maximum capacity is 200 occupants for each individual establishment. 
 
4.4. Liquor Stores must comply with Section 6.70.  
4.5. Body Rub Centres must comply with Section 6.20.  
4.6. Cannabis Retail Stores must comply with Section 6.30.  
4.7. Centre City Temporary Parking must comply with Section 6.120. a
4.8. Uses with Drive-through Services must comply with Section 6.110.  
4.9. Buildings fronting onto a Street must provide a minimum of 80% Ground Floor Street Frontage for Commercial Uses.  
Community Uses
  
4.10. Child Care Services must comply with Section 6.40.  
4.11. Special Events must comply with Section 6.100.  
Agricultural Uses
  
4.12. Urban Agriculture  
 
4.12.1. With the exception of outdoor display areas of products for sale, Urban Agriculture Uses must be located within or on a building.
4.12.2. The Development Planner may consider a variance to Subsection 4.12.1 based on the recommendations provided in an environmental site assessment in compliance with Section 7.140.
 
Sign Uses
  
4.13. Signs must comply with the regulations found in Subsections 3 and 6 of Section 6.90.   
Public Space and Capacity Exceptions
  
4.14. The Development Planner may consider a variance to the maximum Public Space or capacity of a Use if adequate mitigation measures are used to reduce negative impacts to on-Site or Abutting Uses, including:  
 
4.14.1. measures specified in Subsection 2 of Section 5.120; 
4.14.2. modification of Site plans to locate Uses or activities in a location to minimize noise, lighting, odour or other similar Nuisances; or
4.14.3. other similar measures.
 

 

5.1. Development must comply with Table 5.1:
Table 5.1. Floor Area Ratio
Subsection Regulation Value
5.1.1. Maximum Floor Area Ratio 7.0
5.2. Despite Subsection 6 of Section 7.100, a Development Planner may grant a variance to the Maximum Floor Area Ratio, up to an additional 3.0, where the development is compatible with the urban context of the area and adverse environmental impacts, such as sun shadow and wind, are minimized.
5.3. Development must comply with Table 5.3:
Table 5.3. Height Regulations
Subsection Regulation Value
Height
5.3.1. Maximum Height 70.0 m
Street Wall Height
5.3.2. Minimum Street Wall Height 9.0 m
5.3.3. Maximum Street Wall Height 26.0 m
5.4. Despite Subsection 6 of Section 7.100, a Development Planner may grant a variance to the Maximum Height, up to an additional 15.0 m, where development is compatible with the urban context of the area and adverse environmental impacts, such as sun shadow and wind, are minimized.
5.5. Despite Subsections 5.3.2 and 5.3.3:
 
5.5.1. the building Street Wall Height must be within 7.0 m of adjacent building Street Walls; 
5.5.2. Stepbacks above the first and second Storeys of non-Residential building Street Walls may be allowed to a maximum of 6.0 m per Storey to accommodate restaurants, nightclubs, bars and entertainment activities; and
5.5.3. the Street Wall Height may be reduced under a variance by the Development Planner to respect the building proportions or to accommodate podium gardens, restaurants, cafes, or the natural slope of the Site. 
5.6. Development must comply with Table 5.6:
Table 5.6. Setbacks
Subsection Regulation Value
Setbacks Abutting Streets
5.6.1. Minimum Setback 0 m
5.6.2. Maximum Setback 2.5 m
Unless the following applies:
5.6.3. Minimum Setback Abutting 109 Street NW 1.5 m
5.6.4. Maximum Setback Abutting 109 Street NW 4.0 m
5.6.5. Minimum Setback Abutting 108 Street NW 3.0 m
5.6.6. Maximum Setback Abutting 108 Street NW 4.5 m
Setbacks from Abutting Sites
5.6.7. Required Setback 0 m
5.7. Despite Subsection 5.6, the Development Planner may consider a variance to the Setback regulations in consideration of the existing block face Setback and the Urban Design Framework for Downtown Streets within the Capital City Downtown Plan.

 

Street Interface Regulations
6.1. Developments in this Zone must reflect the requirements outlined in the Urban Design Framework for Downtown Streets within the Capital City Downtown Plan, emphasizing specific boulevard treatments to enhance the pedestrian oriented character of Jasper Avenue.
6.2. Developments must provide multiple points of interaction to facilitate pedestrian interaction, in the form of: 
 
6.2.1. doorways;
6.2.2. operable windows; and 
6.2.3. large display windows. 
6.3. The minimum Ground Floor Height is 3.5 m.
6.4. Smaller scale retail spaces must be provided to maintain a rhythm of fine-grained retail at ground level for developments over 1,860 m2.
6.5. All street level Commercial Uses that Abut a Street must provide a primary direct access to the Street.
6.6. Continuous ground level retail and Commercial activities must be provided, with a perceived pattern of small shop Frontages less than or equal to 32.0 m in width at street level.
6.7. The Ground Floor elevation must be within 0.3 m of ground level. Yards adjacent to a public sidewalk must continue the paving materials, finish, and pattern of the public sidewalk. 
6.8. The architectural treatment of the building up to the first 26.0 m of Height must adhere to the general alignment of the horizontal and vertical elements of the Abutting and adjacent buildings along the same block face.
Entrance Regulations
6.9. Ground level Commercial Uses must open to the Street rather than an internal atrium.
6.10. Buildings at corners must provide courtyards, major entry ways, or distinctive architectural features consistent with the style of the building or influences on the other corners of the intersection to enhance pedestrian circulation and, where applicable, enhance axial views.
6.11. Buildings must be designed and oriented to face all Streets.
6.12. Entrances for Multi-unit Housing must have:
 
6.12.1. separate ground level entrances from Commercial Uses; and
6.12.2. elements such as pedestrian lighting, identifiable doorways, and terraces.
Tower Regulations
6.13. Buildings greater than 26.0 m in Height must have a Tower and Podium configuration that ensures compatibility with the Facades of adjacent, older institutional, or historic buildings.
6.14. Development must comply with Table 6.14:
Table 6.14. Tower Regulations
Subsection Regulation Value
6.14.1. Maximum Tower Floor Plate for any portion above a Podium 900 m2 or 85% of the Podium Floor Plate, whichever is lesser
6.14.2. Minimum Tower Stepback at the mid-level of Towers 4.5 m
6.14.3. Minimum separation between Towers on the same Site and Abutting Sites 25.0 m
6.15. Despite Subsection 6.14.1, Developments less than 26 m in Height are not required to provide a Floor Plate reduction. 
6.16. The Development Planner may consider a variance to Subsection 6.14.3, taking into consideration factors such as:
 
6.16.1. 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; 
6.16.2. the context of the Site in relation to the location and Height of buildings on Abutting Sites; and
6.16.3. recommendations and mitigation measures specified in any required technical studies or applicable urban design guidelines. 
6.17. The top Storeys of a Tower must contribute to the ’signature’ of the building and the city’s skyline through sculpting of the upper Storeys and roofs.
6.18. Rooftops of Towers must be designed with penthouses to accommodate mechanical penthouses, reduce the heat island effect, facilitate energy efficiency and contribute to a distinctive and unique downtown skyline. The design of the roof may include a combination of:
 
6.18.1. Green Roofs; 
6.18.2. Solar Collectors; 
6.18.3. patios; or 
6.18.4. public or private open spaces.
6.19. Despite Subsection 6.14.1, a minimum 10% reduction in Floor Plate area for the top 4 Storeys of any Tower is required.
6.20. Wherever Podium roofs are visible from adjacent developments, the development must provide enhancements to improve rooftop aesthetics. Enhancements may include: 
 
6.20.1. patios;
6.20.2. gardens; 
6.20.3. Green Roofs; or 
6.20.4. additional Amenity Area.
Facade Regulations
6.21. Building Facades must incorporate architectural design details or features that reflect the predominant urban character of Jasper Avenue, as identified in the Urban Design Framework for Downtown Streets within the Capital City Downtown Plan.
6.22. Building Facades must be strongly articulated at regular increments to add variety, rhythm, and a human scaled dimension along the block face.  
6.23. Buildings must provide articulation such as awnings, canopies, window openings, reveals, offsets, multiple entrances, arcades, columns, quality materials, fenestrations, double Height entrances, parks, plazas, appropriate landscaping, colour, or other architectural features.
6.24. All exposed building Facades must have consistent and harmonious exterior finishing materials.
6.25. Exterior finishing materials must be durable, sustainable, high quality, and appropriate within the context of the block face. 
6.26. Infill developments must be sensitive to the design character, scale, Facade, and materials of adjacent buildings within the block face.
Rooftop Regulations
6.27. All minor mechanical equipment on a roof of any building must be concealed by screening in a manner compatible with the architectural character of the building, or concealed by incorporating it within the building.  

 

Amenity Areas
7.1. Despite Section 5.20 Amenity Areas must be provided in compliance with the following:
 
7.1.1. For Residential Uses, a minimum Amenity Area of 3% of total Floor Area is required for buildings over 2,000 m2, which may include meeting rooms, fitness facilities, outdoor space, and balconies.
7.1.2. Non-Residential buildings on sites of less than 1,350 m2 are not required to provide an Amenity Area.
7.1.3. Non-Residential or mixed use buildings on sites greater than 1,350 m2 must provide a minimum Amenity Area of 3% of total Floor Area for the non-Residential Uses which may include interior landscaped open spaces, arcades, atriums, plazas, and gardens.
7.2. Developments with Frontage greater than 90.0 m must provide 5% of total Floor Area as open space in the form of plazas, atriums, and publicly accessible open spaces.
Landscaping
7.3. Despite Section 5.60, only deciduous species are allowed in any Setback area Abutting a Street.

 

3.40 Blatchford Special Area

The applicable location and boundaries of the Blatchford Special Area are shown in Appendix I. 

4.1. The following street classifications are referenced within the Blatchford Special Area Zones and are depicted in Appendix I:
Term Definition
Retail Street Streets with a predominant pedestrian character that serve areas with significant Ground Floor Commercial Uses. Retail Streets take priority over Active Streets and Quiet Streets for the purposes of determining the Front Lot Lines of Abutting parcels. Retail Streets may be designed for non-vehicular access only. Retail Streets will be primarily located within the Market Centre.
Primary Active Street Streets that serve the most intensive Residential and Commercial Uses and carry the majority of vehicles in Blatchford. Primary Active Streets take priority over Secondary Active Streets and Quiet Streets for the purposes of determining the Front Lot Lines of Abutting parcels.
Secondary Active Street High traffic streets serving a mix of higher-intensity land uses. Secondary Active Streets take priority over Quiet Streets for the purposes of determining the Front Lot Lines of Abutting parcels.
Primary Quiet Street Low traffic residential streets that prioritize safety and comfort for residents over convenience for people travelling through. Primary Quiet Streets take priority over Secondary Quiet Streets for the purposes of determining the Front Lot Lines of Abutting parcels. Primary Quiet Streets may be designed for non-vehicular access only.
Secondary Quiet Street Low traffic residential streets. Retail Streets, Active Streets and Primary Quiet Streets take priority over Secondary Quiet Streets for the purposes of determining the Front Lot Lines of Abutting parcels. Secondary Quiet Streets may be designed for non-vehicular access only.
5.1. Blatchford Environmental Overlay
 
5.1.1. An Environmental Site Assessment is required for any land development application for areas shown in Appendix II. Any required remediation measures must be done to the satisfaction of the appropriate City department.
5.1.2. Completion of any remediation measures for the subject lands, to the satisfaction of the appropriate City department, is required as:
 
5.1.2.1. a condition of subdivision approval, to be completed prior to endorsement of the final plan; or
5.1.2.2. a condition of Development Permit approval, prior to the release of drawings for Building Permit review,
whichever occurs first.

 

Appendix I - Blatchford Special Area   
Blatchford Special Area boundary map
Appendix II - Blatchford Environmental Overlay
Blatchford Environmental Overlay map

3.41 BP - Blatchford Parks Zone

To allow for primarily active and passive recreation, the preservation of landmark structures, and other complementary uses of public and publicly accessible private land, including low impact development features. Where ownership is held privately, public access will be established via public access easements.

Commercial Uses
4.1. Food and Drink Services
 
4.1.1. The maximum Public Space is 120 m2 for each individual establishment.
4.1.2. The maximum capacity is 100 occupants for each individual establishment.
Community Uses
4.2. Child Care Services must comply with Section 6.40.
4.3. Special Events 
 
4.3.1. Must comply with Section 6.100, except that Special Events can occur for a maximum of 4 consecutive days.
Agriculture Uses
4.4. Urban Agriculture, where provided, must be developed in conjunction with, or on the same Site as, an existing Community Services or Parks Use.
Sign Uses
4.5. Sign Uses must comply with Subsections 3 and 8 of Section 6.90. 
Public Space and Capacity Exceptions
4.6. The Development Planner may consider a variance to the maximum Public Space or capacity of a Use if adequate mitigation measures are used to reduce negative impacts to on-Site or Abutting Uses, including:
 
4.6.1. measures specified in Subsection 2 of Section 5.120; 
4.6.2. modification of Site plans to locate Uses or activities in a location to minimize noise, lighting, odour or other similar Nuisances; or
4.6.3. other similar measures.

 

5.1. Development must comply with Table 5.1:
Table 5.1. Development Regulations
Subsection Regulation Value
Height
5.1.1. Maximum Height

10.0 m
Unless the following applies:
5.1.2. Maximum Height for signature structures that act as landmarks, including the former airport control tower, lookout towers, or other similar structures 30.0 m
Setbacks
5.1.3 Minimum Setback  4.5 m 
Site Coverage
5.1.4 Maximum total Site Coverage, excluding buildings existing prior to January 1, 2015 15%
6.1 Blank walls or non-transparent surfaces must:
 
6.1.1. be less than or equal to 30% of any Facade; and
6.1.2. be less than or equal to 6.0 m in width. 
6.2. Despite Subsection 6.1.2, the blank walls or non-transparent surfaces may be less than or equal to 10.0 m in width when the surface is designed to accommodate public art or interpretive features.

 

Parking, Loading, Storage and Access
7.1. Parks must:
 
7.1.1. provide a public access easement to ensure public access to the Site; and
7.1.2. ensure owners are responsible for maintenance and liability unless otherwise agreed upon by the City of Edmonton. 
7.2. The requirements in Subsection 7.1 must be a condition of subdivision approval, or Development Permit approval, whichever occurs first.
7.3. Parking, loading, storage, and waste collection areas must:
 
7.3.1. not be located within a required Setback; and
7.3.2. be screened from view. 

 

3.42 BRH - Blatchford Row Housing Zone

To allow for medium density street oriented Row Housing and Multi-unit Housing in the form of stacked row housing, which are developed in a manner characteristic of urban settings, including but not limited to smaller Yards, greater Height, and Dwellings with individual access at ground level.

Residential Uses
  
4.1. Residential  
 
4.1.1. Backyard Housing must comply with Section 6.10, except that: 
 
4.1.1.1. The maximum Height is 9.0 m, or the Height of any other Dwelling on the Site, whichever is lesser. 
4.1.1.2. The maximum second Storey Floor Area is 80.0 m2.
4.1.1.3. The minimum separation distance between Backyard Housing and other Dwellings is 4.0 m.
4.1.1.4. Windows must be oriented and sized to minimize overlook into Yards and windows of Abutting Sites through one or more of the following: 
 
4.1.1.4.1. off-setting window placement to limit direct views of Abutting Rear or Interior Side Yard Amenity Areas, or direct view into a Backyard Housing window on an adjacent Site;
4.1.1.4.2. strategic placement of windows in conjunction with Landscaping or the placement of Accessory buildings; and
4.1.1.4.3. placing larger windows such as living room windows, to face an Alley or a flanking Street.
4.1.1.5. Rooftop Terraces are not allowed.
4.1.1.6. Platform Structures, including balconies, must face an Alley or flanking Street.
4.1.1.7. Backyard Housing must not be separated from other Dwellings on a Site through condominium conversions or subdivision.
4.1.1.8. Backyard Housing is not included in the calculation of Density. 

 

 

 

 

 

 

 
4.1.2. Home Based Businesses must comply with Section 6.60, except that storefronts may only be located along Primary Active Streets and Secondary Active Streets  
Community Uses
  
4.2. Child Care Services must comply with Section 6.40.  
4.3. Special Events must comply with Section 6.100.  
Agricultural Uses
  
4.4. Urban Agriculture is not permitted within a standalone principal building.  
Sign Uses
  
4.5. Sign Uses must comply with Subsections 3 and 4 of Section 6.90.  

 

5.1. Development must comply with Table 5.1:
Table 5.1. Density and Height Regulations
Subsection Regulation Value
Density
5.1.1 Minimum Density 35 Dwelling units/ha
5.1.2 Maximum Density 130 Dwelling units/ha
Height
5.1.3. Maximum Height  a 13.0 m
Unless the following applies:
5.1.4. Maximum Height for Sites that Abut Sites in the BP Zone 15.0 m
5.2. Development must comply with Table 5.2: 
Table 5.2. Site and Setback Regulations
Subsection Regulation Value
Site Coverage
5.2.1. Maximum Site Coverage 60%
Site Dimensions 
5.2.2. Minimum Site area 125.0 m2
5.2.3. Minimum Site Width 5.0 m
5.2.4 Minimum Site Depth 30.0 m
Lot Width
5.2.5. Minimum Lot Width for Row Housing internal Dwellings where developed on separate Lots Abutting an Alley  a 4.25 m
5.2.6. Minimum Lot Width for Row Housing end Dwellings where developed on separate Lots Abutting an Alley  a 5.0 m
Setbacks
5.2.7 Minimum Setback 1.2 m
Setbacks Abutting Streets, Sites in the BP Zone, or public Pathways
5.2.8. Minimum Setback 2.0 m
5.2.9. Maximum Setback 4.0 m
Unless the following applies: 
5.2.10. Maximum Setback where an outdoor Amenity Area is provided adjacent to the Lot line that Abuts a Site in the BP Zone   6.0 m
Setbacks Abutting Sites in the BRH Zone
5.2.11. Minimum Setback 1.2 m
5.2.12. Maximum Setback 3.0 m
Setbacks for Accessory buildings or structures
5.2.13. Despite Subsections 5.2.7 to 5.2.12, minimum Interior and Flanking Side Setback  a 0.6 m
Building Length
5.2.14. Maximum total length of a building 75.0 m
5.3. For the purposes of determining side and Rear Lot Lines, the Front Lot Line must be determined on a hierarchy based on the Lot line firstly Abutting:
 
5.3.1. a Retail Street;
5.3.2. a Primary Active Street;
5.3.3. a Secondary Active Street;
5.3.4. a Site in the BP Zone;
5.3.5. a Primary Quiet Street; and finally
5.3.6. a Secondary Quiet Street

 

6.1. All Facades of a principal building must be designed with detail and articulation to ensure that each Dwelling is individually identifiable to create attractive streetscapes and interfaces where Abutting a Site zoned BP, a Street, or an Alley, through a combination of:  
 
6.1.1. recesses;
6.1.2. entrances;
6.1.3. windows;
6.1.4. projections;
6.1.5. change in building materials;
6.1.6. colours; or
6.1.7. physical breaks in building mass. 
The following illustrations provide a conceptual application of this regulation for interpretive purposes.
 
Interpretive Diagram for Subsection 6.1
Diagram for 3.42.6.1

 

  
6.2. On Corner Sites and Sites Abutting BP Zone or public Pathways, every Façade of a principal building, must contain at least 1 window to provide overlook. a
6.3. For any Dwelling fronting a Street or a Site zoned BP:  
 
6.3.1. all principal Dwellings along this Facade with Floor Area at ground level must have an individually articulated entrance at ground level that faces the Street or Site in the BP Zone;
6.3.2. sliding patio doors must not serve as this entrance; and
6.3.3. features such as porches, stoops, landscaped terraces, pedestrian lighting and patios, decks or gardens must be provided. 
 
6.4. A Fence or Landscaped buffer with a maximum Height of 1.2 m is required along property lines that Abut a Site in the BP Zone, a public Pathway, or Amenity Area at ground level, which must include an opening or gate to ensure connectivity between public and private space.  
6.5. All mechanical equipment, except Solar Collectors, on a roof of any building must be concealed from view from the Abutting Streets by screening in a manner compatible with the architectural character of the building, or concealed by incorporating it within the building.  
6.6. The roof design of a building may include a combination of Green Roofs, Solar Collectors, and/or Amenity Area for residents of the building.  
6.7. Decorative and security lighting must be designed and finished in a manner consistent with the architectural theme of the development and will be provided to ensure a well-lit environment for pedestrians, and to accentuate Architectural Elements or public art.  

 

Parking, Loading, Storage and Access
  
7.1. Despite Section 5.80, the maximum number of parking spaces per Dwelling is 3 for Sites outside of the defined radius of a Mass Transit Station or the Parking Maximums Map.  
7.2. Where provided, vehicle access must be from an Alley.   
7.3. Despite Subsection 7.2, where there is no Abutting Alley, vehicle access must only be provided through one shared access per block face. Said access from the Abutting Street must be in priority order of the following list:   
 
7.3.1. Secondary Quiet Street;
7.3.2. Primary Quiet Street; 
7.3.3. Secondary Active Street;
7.3.4. Primary Active Street; and finally
7.3.5. Retail Street.
 
7.4. Provided parking for a Residential Use must be:  
 
7.4.1. at the Ground Floor to the rear of a Site;
7.4.2. incorporated into the rear of a row house; or
7.4.3. in an underground Parkade. 
 
7.5. Garages or Hard Surfaced parking pads for a Residential Use that Abuts an Alley must: a
 
7.5.1. have a minimum Rear Setback of 1.2 m;
7.5.2. provide a Hard Surfaced Pathway to the Dwelling entrance; 
7.5.3. provide an underground electrical power connection with an outlet on a post approximately 1.0 m in Height, located within 1.0 m of the Hard Surfaced parking 
 
7.6. Provided parking for Multi-unit Housing or Row Housing must:  
 
7.6.1. be located at ground level behind the principal building with access from an Abutting Alley or private roadway, and not be visible from a Street; or
7.6.2. be in an underground Parkade. 
 
7.7. Parking Areas that Abut a public Pathway or sidewalk must be screened from view.   
7.8. The maximum number of separate Garages within a rear-detached Garage is 4.   
7.9. No parking, loading, storage, or waste collection area is permitted within any Setback other than the Rear Setback.   
7.10. Despite Subsection 7.9, no parking, loading, storage or waste collection area is permitted within any Site Setback Abutting a Site zoned BP.  
Other Regulations
  
7.11. Where any Site has a length or width of 160 m or greater, a pedestrian connection must be provided through the Site, perpendicular to the 160 m or greater length or width, which must:  
 
7.11.1 be publicly accessible at all times;
7.11.2. be generally located at the middle of the block and connect to public sidewalks adjacent to the Site;
7.11.3. be a minimum 6.0 m in width;
7.11.4 provide a minimum 2.5 m wide Hard Surfaced Pathway;
7.11.5. provide Soft Landscaping such as shrub planting, ornamental grasses and tree plantings; and
7.11.6. provide pedestrian scaled lighting.

 

 

 

 

a
7.12. In addition to Subsection 7.11:  
 
7.12.1. the pedestrian connection may be included as part of the required Amenity Area when it is 10.0 m or greater in width;
7.12.2. Facades of Ground Floor Dwellings that Abut the pedestrian connection must be articulated by a combination of recesses, windows, projections, change in building materials, colours, and physical breaks in building mass; 
7.12.3. Ground Floor Dwellings that Abut the pedestrian connection that do not front onto a Street or a Site zoned BP must provide an entrance facing the pedestrian connection; and
7.12.4. the owners of impacted Lots must register a Public Access Easement for the pedestrian connection, that ensures the owners are responsible for maintenance and liability, as a condition of the Development Permit. 
 
7.13. Maintenance, drainage, and utility easements between Abutting buildings and through private Yards of one or more Dwellings may be required as a condition of Development Permit approval to ensure adequate access for property, drainage and utility maintenance.  

 

3.43 BLMR - Blatchford Low to Medium Rise Residential Zone

To allow for low to medium rise residential development, with the potential for limited Ground Floor commercial, office, and services along Retail and Active Streets, developed in a manner sensitive to the street environment and adjacent residential areas.

Residential Uses
2.1. Home Based Business #
2.2. Residential, limited to:
 
2.2.1. Multi-unit Housing
2.2.2. Row Housing
2.2.3. Secondary Suite
2.2.4. Supportive Housing
Commercial Uses
2.3. Bar
2.4. Body Rub Centre
2.5. Cannabis Retail Store
2.6. Custom Manufacturing 
2.7. Food and Drink Service
2.8. Health Service
2.9. Indoor Sales and Service
2.10. Liquor Store
2.11. Minor Indoor Entertainment
2.12. Office
2.13. Residential Sales Centre
Community Uses
2.14. Child Care Service
2.15. Community Service
Sign Uses
2.16. Fascia Sign, limited to On-premises Advertising
2.17. Projecting Sign, limited to On-premises Advertising

 

Residential Uses
  
4.1. Home Based Businesses must comply with Section 6.60, except that storefronts may only be located along Primary Active Streets and Secondary Active Streets.  
Commercial Uses
  
4.2. Body Rub Centres must comply with Section 6.20.  
4.3. Cannabis Retail Stores must comply with Section 6.30.  
4.4. Liquor Stores must comply with Section 6.70.  
4.5. The maximum Floor Area for a Commercial Use is 300 m2 for each individual establishment. a
4.6. Commercial Uses are only allowed on Sites that front onto Active Streets or Retail Streets.   
4.7. Commercial Uses must only be in a building with a Residential Use.  
4.8. Commercial Uses must not be located above the Ground Floor.   
4.9. Uses with Drive-through Services are not permitted in this Zone.  
4.10. Bars and Food and Drink Services have a maximum of 120 m2 of Public Space.  
Community Uses
  
4.11. Community Services  
 
4.11.1. The maximum Floor Area is 275 m2 for each individual establishment.
4.11.2. Are only allowed on Sites that front onto an Active Street.
4.11.3. Must only be in a building with a Residential Use.
4.11.4. Must not be located above the Ground Floor. 
 
4.12. Child Care Services  
 
4.12.1. Must comply with Section 6.40. 
4.12.2. Are permitted on Sites that front onto an Active Street or Retail Street.
4.12.3. May be permitted on Sites that front onto a Quiet Street only where adequate Street parking is available, at the discretion of the Development Planner. 
 
4.13. Special Events must comply with Section 6.100.  
Agricultural Uses
  
4.14. Urban Agriculture is not permitted in a standalone principal building.  
Sign Uses
  
4.15. Sign Uses must comply with Subsections 3 and 4 of Section 6.90.  
Floor Area Exceptions
  
4.16. The Development Planner may consider a variance to the maximum Floor Area or Public Space of a Use if adequate mitigation measures are used to reduce negative impacts to on-Site or Abutting Uses, including:  
 
4.16.1. measures specified in Subsection 2 of Section 5.120; 
4.16.2. modification of Site plans to locate Uses or activities in a location to minimize noise, lighting, odour or other similar Nuisances; or
4.16.3. other similar measures.
 

 

5.1. Development must comply with Table 5.1:
Table 5.1. Density and Height Regulations
Subsection Regulation Value
Density
5.1.1. Minimum Density  a 75 Dwellings/ha
Height
5.1.2. Maximum Height  23.0 m
Floor Area
5.1.3. Maximum Floor Area Ratio  a 3.0
5.2. The maximum Floor Area Ratio is increased by 0.7 where a minimum of 10% of
all Dwellings:		 a
 
5.2.1. comply with the inclusive design requirements of Section 5.50;
5.2.2. have a Floor Area greater than 100 m2, a minimum of 3 bedrooms; and
 
5.2.2.1. access to an outdoor Common Amenity Area designed for
children that is at least 50.0 m2; and
5.2.2.2. access to dedicated and enhanced bulk storage within the
Dwelling or within the building; or
5.2.3. comply with any combination of Subsections 5.2.1 and 5.2.2.
 
5.3. The maximum Floor Area Ratio is increased by 0.7 where: a
 
5.3.1. a minimum of 30% of all Supportive Housing Sleeping Units comply with
the inclusive design requirements of Section 5.50.
 
5.4. Development must comply with Table 5.4:   
Table 5.4. Site and Setback Regulations
Subsection Regulation Value
Site Coverage
5.4.1. Maximum Site Coverage 65%
Setbacks
5.4.2. Minimum Setback 2.0 m
5.4.3. Maximum Setback 4.0 m
Unless one or more of the following applies:
5.4.4. Minimum Setback from an Alley 1.2 m
5.4.5. Maximum Setback where an outdoor Amenity Area is provided adjacent to the Lot line that Abuts a Site in the BP Zone 6.0 m
5.4.6. Minimum Setback for mixed use buildings with Commercial Uses on the Ground Floor fronting a Street or Pathway 1.0 m
5.4.7. Maximum Setback for mixed use buildings with Commercial Uses on the Ground Floor fronting a Street or Pathway 3.0 m
5.4.8. Maximum Setback to accommodate an outdoor Common Amenity Area or Park, where the portion of the building that is set back more than 4.0 m is a maximum of 20% of the total Facade length 9.0 m
 
Diagram for Subsection 5.2.8
Diagram for 3.43.5.2.8
5.5. For the purposes of determining Side and Rear Lot Lines, the Front Lot Line must be determined on a hierarchy based on the Lot line firstly Abutting: 
 
5.5.1. a Retail Street;
5.5.2. a Primary Active Street;
5.5.3. a Secondary Active Street;
5.5.4. a Site in the BP Zone;
5.5.5. a Primary Quiet Street; and finally
5.5.6. a Secondary Quiet Street.
5.6. Development must comply with Table 5.6:
Table 5.6. Tower and Podium Regulations
Subsection Regulation Value
5.6.1. Buildings greater than 14.0 m in Height must have a Tower and Podium configuration -
5.6.2. Minimum Street Wall Height 6.0 m
5.6.3. Maximum Street Wall Height 14.0 m
5.6.4. Minimum Tower Stepback from the Street Wall, excluding the side directly Abutting an Alley 2.5 m
 
Diagram for Subsection 5.4.4
Diagram for 3.43.5.4.4
6.1. Each individual non-residential establishment on the Ground Floor that fronts onto a Street or a Site in the BP Zone must have:
 
6.1.1. a minimum of 70% of the Facade must be clear, transparent, and non-reflective; and
6.1.2. an individual entrance at ground level that is universally accessible. 
6.2. Building Facades that Abut a Site in the BP Zone or a Street must:
 
6.2.1. be articulated by a combination of recesses, entrances, windows, projections, change in building materials, colours, or physical breaks in building mass; and
6.2.2. a continuous building Facade without recesses, balconies, or other forms of articulation must not exceed 18.0 m. 
Interpretive Diagram for Subsection 6.2.2
Diagram for 3.43.6.2.2
6.3. Sites that Abut a Primary Active Street, Secondary Active Street, Retail Street, or a Site in the BP Zone must provide active residential, commercial, or Amenity Area Frontages.
6.4. Parking and circulation areas must not be located along or be visible from Abutting Primary Active Streets, Secondary Active Streets, Retail Streets, or Sites in the BP Zone. 
6.5. For any Dwelling fronting a Street or a Site zoned BP:
 
6.5.1. all principal Dwellings along this Facade with Floor Area at ground level must have an individually articulated entrance at ground level that faces the Street or Site in the BP Zone;
6.5.2. sliding patio doors must not serve as this entrance; and
6.5.3. features such as porches, stoops, landscaped terraces, pedestrian lighting and patios, decks or gardens must be provided. 
6.6. All mechanical equipment, except Solar Collectors, on a roof of any building must be concealed from view from the Abutting Streets by screening in a manner compatible with the architectural character of the building, or concealed by incorporating it within the building.
6.7. The roof design of a building may include a combination of Green Roofs, Solar Collectors, and/or Amenity Area for residents of the building.
6.8. Decorative and security lighting must be designed and finished in a manner consistent with the architectural theme of the development and will be provided to ensure a well-lit environment for pedestrians, and to accentuate Architectural Elements and public art.

 

Amenity Area
  
7.1. Despite Section 5.20, Amenity Area must be provided in compliance with the following:  
 
7.1.1. The minimum length and width of a Private Outdoor Amenity Area is 2.0 m;
7.1.2. Dwellings with individual access at ground level and no outdoor Common Amenity Area must provide a minimum of 30.0 m2 of Private Outdoor Amenity Area, which may be located in Front Yards with a minimum depth of 2.0 m; 
7.1.3. Dwellings with individual access at ground level that provide outdoor Common Amenity Area must provide a minimum of 15.0 m2 of Private Outdoor Amenity Area , which may be located in Front Yards with a minimum depth of 2.0 m;
7.1.4. Dwellings located above the Ground Floor must provide a minimum Amenity Area of 7.5 m2 per Dwelling; 
7.1.5. Developments with 20 or more Dwellings must provide a minimum of 2.5 m2 of outdoor Common Amenity Area per Dwelling, which may not be located in any required Setback unless the Setback Abuts a Site in the BP Zone and the Common Amenity Area is greater than or equal to 50.0 m2; and 
7.1.6. Amenity Area may be provided on Rooftop Terraces.
 
7.2. Despite Subsection 7.1.5, Multi-unit Housing with 20 or more Dwellings and Commercial Uses on the Ground Floor must provide a minimum of 2.5 m2 per Dwelling of indoor or outdoor Common Amenity Area. Any provided outdoor Common Amenity Area must not be located in any required Setback unless the Setback Abuts a Site in the BP Zone and the Common Amenity Area is greater than or equal to 50.0 m2  
Parking, Loading, Storage and Access
  
7.3. Despite Section 5.80, the maximum number of parking spaces per Dwelling is 3 for Sites outside of the defined radius of a Mass Transit Station or the Parking Maximums Map.  
7.4. Where provided, vehicle access must be from an Alley.   
7.5. Despite Subsection 7.4, where there is no Abutting Alley, vehicle access must only be provided through one shared access per block face. Said access from the Abutting Street must be in priority order of the following list:   
 
7.5.1. Secondary Quiet Street;
7.5.2. Primary Quiet Street; 
7.5.3. Secondary Active Street;
7.5.4. Primary Active Street; and finally
7.5.5. Retail Street.
 
7.6. Provided parking for Multi-unit Housing that contains 20 or more Dwellings, or mixed-use developments, must be provided in an underground Parkade.  
7.7. Parking for Multi-unit Housing that contains less than 20 Dwellings, non-Residential Uses, and visitor parking, must:  
 
7.7.1. be located at ground level and accessed from an Abutting Alley or private roadway, and not be visible from a Street; or
7.7.2. be in an underground Parkade. 
 
7.8. Surface parking must not be greater than 15% of the total Site area for Multi-unit Housing developments that contain less than 20 Dwellings, non-Residential Uses, and visitor parking.   
7.9. Parking Areas that Abut a public Pathway or sidewalk must be screened from view.   
7.10. No parking, loading, storage, or waste collection area is permitted within any Setback other than the Rear Setback.   
7.11. Despite Subsection 7.10, no parking, loading, storage, or waste collection area is permitted within any Site Setback Abutting a Site zoned BP.  
7.12. 1 off-Street vehicle loading space is required for any building with 20 or more Dwellings or any non-Residential Uses.   
Other Regulations
  
7.13. Where any Site has a length or width of 160 m or greater, a pedestrian connection must be provided through the Site, perpendicular to the 160 m or greater length or width, which must:  
 
7.13.1 be publicly accessible at all times;
7.13.2. be generally located at the middle of the block and connect to public sidewalks adjacent to the Site;
7.13.3. be a minimum 6.0 m in width;
7.13.4. provide a minimum 2.5 m wide Hard Surfaced Pathway;
7.13.5. provide soft Landscaping such as shrub planting, ornamental grasses and tree plantings; and
7.13.6. provide pedestrian scaled lighting.

 

 

 

a
7.14. In addition to Subsection 7.13:  
 
7.14.1. the pedestrian connection may be included as part of the required Amenity Area when it is 10.0 m or greater in width;
7.14.2. Facades of Ground Floor Dwellings that Abut the pedestrian connection must be articulated by a combination of recesses, windows, projections, change in building materials, colours, and physical breaks in building mass; 
7.14.3. Ground Floor Dwellings that Abut the pedestrian connection that do not front onto a Street or a Site zoned BP must provide an entrance facing the pedestrian connection; and
7.14.4. the owners of impacted Lots must register a Public Access Easement for the pedestrian connection, that ensures the owners are responsible for maintenance and liability, as a condition of the Development Permit. 
 

 

3.44 BMR - Blatchford Medium Rise Residential Zone

To allow for medium rise residential development, with the potential for limited Ground Floor Commercial Uses along Retail and Active Streets, developed in a manner sensitive to the Street environment and adjacent residential areas.

Residential Uses
2.1. Home Based Business #
2.2. Residential, limited to:
 
2.2.1. Multi-unit Housing
2.2.2. Row Housing
2.2.3. Secondary Suite
Commercial Uses
2.3. Bar
2.4. Body Rub Centre
2.5. Cannabis Retail Store
2.6. Custom Manufacturing 
2.7. Food and Drink Service
2.8. Health Service
2.9. Indoor Sales and Service
2.10. Liquor Store
2.11. Minor Indoor Entertainment
2.12. Office
2.13. Residential Sales Centre
Community Uses
2.14. Child Care Service
2.15. Community Service
Sign Uses
2.16. Fascia Sign, limited to On-premises Advertising
2.17. Projecting Sign, limited to On-premises Advertising

 

Residential Uses
4.1. Home Based Businesses must comply with Section 6.60, except that storefronts may only be located along Primary Active Streets and Secondary Active Streets.
Commercial Uses
4.2. Body Rub Centres must comply with Section 6.20.
4.3. Cannabis Retail Stores must comply with Section 6.30.
4.4. Liquor Stores must comply with Section 6.70.
4.5. The maximum Floor Area is 275 m2 for each individual establishment.
4.6. Must be in a building with a Residential Use.
4.7. Uses with Drive-through Services are not permitted in this Zone.
4.8. Bars and Food and Drink Services
 
4.8.1. The maximum Public Space is 120 m2 for each individual establishment.
4.8.2. The maximum capacity is 100 occupants for each individual establishment. 
Community Uses
4.9. Child Care Services must comply with Section 6.40.
4.10. Special Events must comply with Section 6.100.
Agricultural Uses
4.11. Urban Agriculture is not permitted in a standalone principal building.
Sign Uses
4.12. Sign Uses must comply with Subsections 3 and 4 of Section 6.90.
Floor Area, Public Space and Capacity Exceptions
4.13. The Development Planner may consider a variance to the maximum Floor Area, Public Space or capacity of a Use if adequate mitigation measures are used to reduce negative impacts to on-Site or Abutting Uses, including:
 
4.13.1. measures specified in Subsection 2 of Section 5.120; 
4.13.2. modification of Site plans to locate Uses or activities in a location to minimize noise, lighting, odour or other similar Nuisances; or
4.13.3. other similar measures.

 

5.1. Development must comply with Table 5.1:
Table 5.1. Density and Height Regulations
Subsection Regulation Value
Density
5.1.1. Minimum Density 75 Dwelling units/ha
5.1.2. Maximum Density  425 Dwelling units/ha
Height
5.1.3. Minimum Height 21.0 m
5.1.4. Maximum Height 45.0 m
5.2. Development must comply with Table 5.2: 
Table 5.2. Site and Setback Regulations
Subsection Regulation Value
Site Coverage
5.2.1. Maximum Site Coverage 65%
Setbacks
5.2.2. Minimum Setback 2.0 m
5.2.3. Maximum Setback 4.0 m
Unless one or more of the following applies:
5.2.4. Minimum Setback from an Alley 1.2 m
5.2.5. Maximum Setback where an outdoor Amenity Area is provided adjacent to the Lot line that Abuts a Site in the BP Zone 6.0 m
5.2.6.
 		 Minimum Setback for mixed use buildings with Commercial Uses on the Ground Floor fronting a Street or Pathway 1.0 m
5.2.7.
 		 Maximum Setback for mixed use buildings with Commercial Uses on the Ground Floor fronting a Street or Pathway 3.0 m
5.2.8. Maximum Setback to accommodate an outdoor Common Amenity Area or Park, where the portion of the building that is set back more than 4.0 m is a maximum of 20% of the total Facade length. 9.0 m
 
Diagram for Subsection 5.2.8
Diagram for 3.44.5.2.8
5.3. For the purposes of determining Side and Rear Lot Lines, the Front Lot Line must be determined on a hierarchy based on the Lot Line firstly Abutting: a
 
5.3.1. a Retail Street;
5.3.2. a Primary Active Street;
5.3.3. a Secondary Active Street;
5.3.4. a Site in the BP Zone;
5.3.5. a Primary Quiet Street; and finally
5.3.6. a Secondary Quiet Street
 
5.4.  Development must comply with Table 5.4:  
Table 5.4. Tower Regulations
Subsection Regulation Value
5.4.1. All buildings must have a Tower and Podium configuration -
5.4.2. Minimum Street Wall Height 6.0 m
5.4.3. Maximum Street Wall Height 14.0 m
5.4.4. Minimum Tower Stepback from the Street Wall, excluding the Street Wall Abutting an Alley 2.5 m
 
Diagram for Subsection 5.4.4
Diagram for 3.44.5.4.4
6.1. Each individual non-residential establishment on the Ground Floor that fronts onto a Street or a Site in the BP Zone must have:
 
6.1.1. a minimum of 70% of the Facade must be clear, transparent, and non-reflective; and
6.1.2. an individual entrance at ground level that is universally accessible. 
6.2. Building Facades that Abut a Site in the BP Zone or a Street must:
 
6.2.1. be articulated by a combination of recesses, entrances, windows, projections, change in building materials, colours, or physical breaks in building mass; and
6.2.2. a continuous building Facade without recesses, balconies, or other forms of articulation must not exceed 18.0 m. 
 
Interpretive Diagram for Subsection 6.2.2
Diagram for 3.44.6.2.2
6.3. Sites that Abut a Primary Active Street, Secondary Active Street, Retail Street, or a Site in the BP Zone must provide active residential, commercial, or Amenity Area Frontages.
6.4. Parking and circulation areas must not be located along or be visible from Abutting Primary Active Streets, Secondary Active Streets, Retail Streets, or Sites in the BP Zone. 
6.5. For any Dwelling fronting a Street or a Site zoned BP:
 
6.5.1. all principal Dwellings along this Facade with Floor Area at ground level must have an individually articulated entrance at ground level that faces the Street or Site in the BP Zone;
6.5.2. sliding patio doors must not serve as this entrance; and
6.5.3. features such as porches, stoops, landscaped terraces, pedestrian lighting and patios, decks or gardens must be provided. 
6.6. Buildings located at the intersection of two Active Streets must provide courtyards or plazas, main entrances, or distinctive architectural features consistent with the style of the building or other buildings at the intersection to enhance pedestrian circulation and, where applicable, enhance axial views.
6.7. All mechanical equipment, except Solar Collectors, on a roof of any building must be concealed from view from the Abutting Streets by screening in a manner compatible with the architectural character of the building, or concealed by incorporating it within the building.
6.8. The roof design of a building may include a combination of Green Roofs, Solar Collectors, and/or Amenity Area for residents of the building.
6.9. Decorative and security lighting must be designed and finished in a manner consistent with the architectural theme of the development and will be provided to ensure a well-lit environment for pedestrians, and to accentuate Architectural Elements and public art.

 

Amenity Area
7.1. Despite Section 5.20, Amenity Area must be provided in compliance with the following:
 
7.1.1. The minimum length and width of a Private Outdoor Amenity Area is 2.0 m;
7.1.2. Dwellings with individual access at ground level and no outdoor Common Amenity Area must provide a minimum of 30.0 m2 of Private Outdoor Amenity Area, which may be located in Front Yards with a minimum depth of 2.0 m; 
7.1.3. Dwellings with individual access at ground level that provide outdoor Common Amenity Area must provide a minimum of 15.0 m2 of Private Outdoor Amenity Area, which may be located in Front Yards with a minimum depth of 2.0 m;
7.1.4. Dwellings located above the Ground Floor must provide a minimum Amenity Area of 7.5 m2 per Dwelling; 
7.1.5. Developments with 20 or more Dwellings must provide a minimum of 2.5 m2 of outdoor Common Amenity Area per Dwelling, which may not be located in any required Setback unless the Setback Abuts a Site in the BP Zone and the Common Amenity Area is greater than or equal to 50.0 m2; and 
7.1.6. Amenity Area may be provided on Rooftop Terraces in the form of gardens or patios.
7.2. Despite Subsection 7.1.5, Multi-unit Housing with 20 or more Dwellings and Commercial Uses on the Ground Floor must provide a minimum of 2.5 m2 per Dwelling of indoor or outdoor Common Amenity Area. Any provided outdoor Common Amenity Area must not be located in any required Setback unless the Setback Abuts a Site in the BP Zone and the Common Amenity Area is greater than or equal to 50.0 m2
Parking, Loading, Storage and Access
7.3. Despite Section 5.80, the maximum number of parking spaces per Dwelling is 3 for Sites outside of the defined radius of a Mass Transit Station or the Parking Maximums Map.
7.4. Despite Section 5.80, visitor bicycle parking for Residential Uses must be provided in an amount equal to at least 10% of the number of Dwelling units located on the Site, to a maximum of 50 bicycle parking spaces, with 5 bicycle parking spaces being the minimum to be provided. Visitor bicycle parking must be located adjacent to a high-traffic area such as a building entrance.
7.5. Where provided, vehicle access must be from an Alley. 
7.6. Despite Subsection 7.5, where there is no Abutting Alley, vehicle access must only be provided through one shared access per block face from the firstly Abutting Street from the following list: 
 
7.6.1. Secondary Quiet Street;
7.6.2. Primary Quiet Street; 
7.6.3. Secondary Active Street;
7.6.4. Primary Active Street; and finally
7.6.5. Retail Street.
7.7. Provided parking for Multi-unit Housing and mixed use developments must be provided in an underground Parkade.
7.8. Despite Subsection 7.7, non-resident and visitor parking may be located on a Surface Parking Lot provided it is located such that it is not seen from the Street and is accessed from an Abutting Alley or a private on-site roadway. Surface parking must not comprise more than 15% of the total Site area.
7.9. Parking which Abuts a public Pathway must be screened from view from the adjacent Pathway.
7.10. No parking, loading, storage, or waste collection area is permitted within any Setback other than the Rear Setback.
7.11. Despite Subsection 7.10, no parking, loading, storage, or waste collection area is permitted within any Site Setback Abutting a Site zoned BP.
Other Regulations
7.1.2. Where any Site has a length or width of 160 m or greater, a pedestrian connection must be provided through the Site, perpendicular to the 160 m or greater length or width, which must:
 
7.12.1. be publicly accessible at all times;
7.12.2. be generally located at the middle of the block and connect to public sidewalks adjacent to the Site;
7.12.3. be a minimum 6.0 m in width;
7.12.4. provide a minimum 2.5 m wide Hard Surfaced Pathway;
7.12.5. provide soft Landscaping such as shrub planting, ornamental grasses and tree plantings; and
7.12.6. provide pedestrian scaled lighting.
7.13. In addition to Subsection 7.12
 
7.13.1. the pedestrian connection may be included as part of the required Amenity Area when it is 10.0 m or greater in width;
7.13.2. Facades of Ground Floor Dwellings that Abut the pedestrian connection must be articulated by a combination of recesses, windows, projections, change in building materials, colours, and physical breaks in building mass; 
7.13.3. Ground Floor Dwellings that Abut the pedestrian connection that do not front onto a Street or a Site zoned BP must provide an entrance facing the pedestrian connection; and
7.13.4. the owners of impacted Lots must register a Public Access Easement for the pedestrian connection, that ensures the owners are responsible for maintenance and liability, as a condition of the Development Permit. 

 

3.50 Edmonton Energy and Technology Park Special Area

2.1. The applicable location and boundaries of the Edmonton Energy and Technology Park Special Area are shown in Appendix I. 

 

4.1. The following defined Use terms apply to all Edmonton Energy and Technology Park Special Area Zones: 
Term Definition
Business Support Service Means development used to provide support services to businesses which are characterized by one or more of the following features: the use of mechanical equipment for printing, duplicating, binding or photographic processing; the provision of office maintenance or custodial services; the provision of office security; and the sale, rental, repair or servicing of office equipment, furniture and machines.
Commercial School Means development used for training and instruction in a specific trade, skill, service, or artistic endeavour.
Convenience Retail Store Means development used for the retail sale of those goods required by area residents or employees on a day to day basis, from business premises which do not exceed 275 m2 in gross Floor Area. 
Equipment Rental Means development used for the rental of tools, appliances, recreation craft, office machines, furniture, light construction equipment, or similar items.
Limited Contractor Service Means development used for the provision of electrical, plumbing, heating, painting and similar contractor services primarily to individual households and the Accessory sale of goods normally associated with the contractor services where all materials are kept within an enclosed building, and there are no Accessory manufacturing activities or fleet storage of more than four vehicles.
Market Means development used for the sale of new or used goods by multiple vendors renting tables or space either in an enclosed building or outdoors. Vendors may vary from day to day, although the general layout of space to be rented remains the same. The goods sold are generally household items, tools, electronic equipment, food products or concessions, plants, clothing and furniture.
Land Treatment Means the distribution, placement and aeration of soils containing hydrocarbons for the purpose of reducing hydrocarbon concentrations in soils containing refined petroleum products that are used or could be used as fuel or lubricants. Soils containing benzene, toluene, ethyl benzene or xylene, or any combination of them as the sole contaminant, are excluded.
Specialty Food Service Means development where limited types of prepared foods and beverages, excluding alcoholic beverages, are offered for sale to the public, for consumption within the premises or off the Site. This typically relies primarily on walk-in clientele, and includes coffee, donut, bagel or sandwich shops, ice cream parlours, and dessert shops.
Mobile Catering Food Service Means development using a fleet of 3 or more vehicles for the delivery and sale of food to the public.
Personal Service Shop Means development used for the provision of personal services to an individual which are related to the care and appearance of the body, or the cleaning and repair of personal effects. This includes barbershops, hairdressers, beauty salons, tailors, dressmakers, shoe repair shops, and dry cleaning establishments and laundromats. This does not include Health Services.
4.2. The following defined terms apply to all Edmonton Energy and Technology Park Special Area Zones:  
Term Definition
Eco-Industrial Development Means a community of manufacturing and service businesses seeking enhanced environmental and economic performance through collaboration in managing environmental and resources issues including energy, water and materials. By working together, the community of businesses seeks a collective benefit which is greater than the sum of the individual benefits each company would realize if it optimized its individual performance only.
Eco-Industrial Networking

Means embraces a systems approach and lessons from nature. In practice, EIN creates collaborative relationships (networks) between businesses, governments, and communities to more efficiently and effectively use resources, such as materials and energy, but also including land, infrastructure, and people. Possible benefits are:

a. More efficient land use planning
b. Greater returns for capital investment
c. Leveraged partnerships between public and private organizations
d. Integral consideration of ecological, social, and economic impacts
e. Multi-objective infrastructure systems (utilities / services)
f.  Sustainable economic development
g. Green buildings, technologies & practices
h. "Waste = food" synergies
Eco-Industrial Design Plan
5.1. An eco-industrial design plan will be required for each development within the Edmonton Energy and Technology Park Special Area to address green performance standards and industrial efficiency and ecology. The eco-industrial design plan will provide a detailed description of how the development will incorporate and implement some or all of the following:
 
5.1.1. Construction of high performance Green Buildings addressing:
 
5.1.1.1. water conservation and management;
5.1.1.2. energy conservation and management;
5.1.1.3. Site environment;
5.1.1.4. resources and materials;
5.1.1.5. health and indoor environment;
5.1.1.6. LEED certification or other third party certification Green Building rating may waive detailed descriptions of the above elements; and
5.1.1.7. Green Roofs.
5.1.2. A Statement of confirmation that the applicant has proposed and consulted with neighbouring properties in order to establish shared use agreement to ensure Eco-Industrial Networking between properties to create a corridor for the transshipment of goods and by-products, raw materials through private pipe, rail and/or road above or below the ground for some or all of the following:
 
5.1.2.1. waste collection and recycling initiatives;
5.1.2.2. information business intelligence and technologies;
5.1.2.3. infrastructure;
5.1.2.4. joint Site access and service lanes;
5.1.2.5. consolidated logistics areas;
5.1.2.6. coordinate and share material/resource input and output shipping;
5.1.2.7. loading facilities;
5.1.2.8. ground source (geothermal) heat systems;
5.1.2.9. options to recover water, specifically rainwater (rooftop, on-lot); stormwater (street, off-lot); grey water; and black water (sanitary);
5.1.2.10. district energy systems;
5.1.2.11. parking; or
5.1.2.12. ecological network.
Landscaping Plan
5.2. A Landscape Plan must be submitted in compliance with Section 5.60, which must include the following:
 
5.2.1. consistency with recommendations and objectives identified in the applicable Natural Area Management Plan;
5.2.2. the location of new and existing landscape areas. Proposed Landscaping must be integrated with adjacent ecological features and be designed to support ecological network;
5.2.3. arterial or freeway Frontages which include additional Landscaping;
5.2.4. landscape areas which are connected to those landscaped areas with adjacent parcels, and park and natural areas;
5.2.5. tree trunk protection from winter snow clearing equipment and designated snow clearing and storage areas;
5.2.6. the planting of native species and use of alternatives to pesticides and herbicides to ensure reduction in the spread of invasive species;
5.2.7. canopy trees along all walking routes;
5.2.8. Landscaping is coordinated with the Street right-of-way and on adjacent lands to create a seamless transition between public and private space;
5.2.9. tree and shrub plantings located in strategic areas to provide shading, climate protection, and windbreaks;
5.2.10. low water demand plants to reduce or eliminate the need for Site watering and improve survivability; 
5.2.11. the following Low Impact Development elements:
 
5.2.11.1. preserving natural Site features;
5.2.11.2. minimizing and disconnecting impermeable areas;
5.2.11.3. permeable materials and light coloured materials in hard landscaped areas to improve ground water recharge, reduce stormwater runoff, and reduce heat radiation;
5.2.11.4. use of a rain garden is a landscape feature that is planted with native perennial plants used to slow down the stormwater runoff from impermeable surfaces and allow it to infiltrate back into the soil;
5.2.11.5. bioretention areas;
5.2.11.6. bioswales; or
5.2.11.7. Green Roofs.
5.2.12. that storm water runoff from Site and roofs is quality-controlled through the use of best environmental practices in on-Site retention, collection, conveyance, and treatment, prior to discharge into receiving watercourses or storm sewers;
5.2.13. that use of natural areas as defining elements of the Lot, such as using the buffered edges of watercourse corridors, forest patches or wetlands to delineate rear or side lot lines, to reinforce the role and function of the ecological network in shaping the area’s built form. These edges must be established through the applicable Natural Area Management Plan;
5.2.14. that green vegetated buffer areas between the edge of protected natural areas and adjacent buildings, parking lots, Drive Aisles, and service areas. The dimensioning of these buffered areas must be to the satisfaction of the Development Planner;
5.2.15. that stormwater wetlands are incorporated for holding and treatment of stormwater runoff; and
5.2.16. determination of Crown bed and shore claims prior to Site clearing or preparation.
Drainage Servicing Report
5.3. An applicant for a Development Permit on a Site in the Petrochemical Precinct must submit a Site specific drainage servicing report to the satisfaction of the Development Planner in consultation with Drainage Services. The drainage servicing report must include, but not be limited to: 
 
5.3.1. waste water and storm water discharge rates, quality and quantity; and
5.3.2. a geotechnical report for the location of any storm water management facilities and outfalls.
5.4. The drainage servicing report may, at the discretion of the Development Planner, include a bird hazard mitigation plan for any planned storm water management facilities.
Risk Management Plan
5.5. An applicant for a Development Permit on a Site in or adjacent to the Petrochemical Cluster Precinct must submit a risk management plan, including a risk assessment plan pertaining to catastrophic events, to the satisfaction of the Development Planner in consultation with the City department responsible for Fire Rescue Services and the City department responsible for Emergency Response Services to ensure all Site and building designs within all Edmonton Energy and Technology Park Zones are designed for ease of evacuation and provide protection to building occupants specific to the potential for industrial accidents.
5.6. The risk management plan must include:
 
5.6.1. the cumulative effects of multiple risk management Sites, which refers to the cumulative risk of facilities, pipelines, corridors, dangerous goods roads, and dangerous goods rail;
5.6.2. a quantitative risk analysis using accepted risk analysis methods; and 
5.6.3. any on-Site production, processing, handling, storage, use or disposal of dangerous goods in excess of the quantities identified under the Alberta Fire Code, with reference to small quantity exemptions for Dangerous Goods to determine the risk of an industrial accident and the potential for additional risk resulting from the cumulative quantities of Dangerous Goods located at other surrounding facilities.
5.7. Despite Subsection 5.5 and 5.6, a risk management plan may be conducted for and shared by multiple adjoining Sites provided development is in conjunction with one another, which must include the identification and assessment of: 
 
5.7.1. the Uses or activities for Sites with proposed heavy industrial or Edmonton Energy and Technology Park Zoning, or for Sites with a proposed Use that is incompatible with other Uses within 1.5 km of the Site; 
5.7.2. the Uses or activities of other Sites within 1.5 km that may be incompatible with the proposed Uses; 
5.7.3. Potential hazards, including hazardous substances, quantities, their use, and transportation, storage, and transfer points; 
5.7.4. the likelihood of a catastrophic incident occurring, including a frequency analysis with a historical review of the operation of the facility, other typical examples, and/or research on industrial or transportation accidents, with information sources documented; 
5.7.5. the consequences of an incident, which may include the: 
 
5.7.5.1. type of failure; 
5.7.5.2. description of event (e.g., gas release, explosion, fire);
5.7.5.3. scale of event; 
5.7.5.4. area of impact;
5.7.5.5. extent of exposure to hazardous materials;
5.7.5.6. routes through which risk exposure occurs;
5.7.5.7. characterization of harm;
5.7.5.8. number of people affected;
5.7.5.9. expected property damage;
5.7.5.10. impact on the environment;
5.7.5.11. mitigating factors; 
5.7.5.12. duration of event; and
5.7.5.13. whether an uncontrolled release may occur. 
5.7.6. the information limitations, and the assumptions that were made in the preparation of the risk management plan;
5.7.7. risk and proposed risk mitigation measures, which may include:  
 
5.7.7.1. buffers;
5.7.7.2. building design; 
5.7.7.3. Site layout;
5.7.7.4. operating procedures; 
5.7.7.5. evacuation routes; and
5.7.7.6. a description of how such measures will be implemented.
5.7.8. emergency planning and response provisions; and
5.7.9. an effective communication plan to inform potentially affected parties about the potential and type of risk, and means to deal with it.
Parking
5.8. A vehicle parking plan is required for proposed Vehicle Parking, to the satisfaction of the Development Planner in consultation with the applicable City Department. 
5.9. Vehicle parking must be in an above ground Parkade or underground Parkade and be integrated into multi-use buildings where large vehicle parking volumes are unavoidable.
5.10. Green Parking Lots must be incorporated where feasible. 
Transportation Impact Analysis
5.11. A transportation impact analysis that details the traffic impacts and any related network improvements needed to support the proposed development may be required, at the discretion of the Development Planner.
Additional Development Regulations
5.12. The applicant for a development within the heliport approach and bird hazard zone as shown on Appendix II must be required to consult with the Department of National Defence to ensure that the proposed development is consistent with applicable federal regulations regarding, but not limited to;
 
5.12.1. Height; and 
5.12.2. stormwater management facilities.
5.13. Renewable Energy Devices that are characterized as free standing solar and/or wind turbine structures require a Development Permit and must comply with the following regulations:
 
5.13.1. Signs on the device are limited to those needed to identify the property, the owner, and warn of any danger, and educational Signs providing information on the technology and renewable energy usage.
5.13.2. Maximum Height requirements do not apply to Renewable Energy Devices as a utility.
5.13.3. The minimum distance from the base of any structure, or tower to any property line, habitable structure, business or institutional Use must be equal to 1.2x the total Height of the structure to the highest point.
5.13.4. Building mounted micro wind structures must be Sited so that all parts of the system are located within the Setbacks or a minimum of 1.0 m from any property line, whichever is greater.
5.13.5. The Development Planner may require that equipment necessary for the monitoring and operation of the Renewable Energy Device be screened from view from any Streets, and from adjacent Sites if such protections are inconsistent with the character and appearance of surrounding development or the intended visual qualities of this Zone.
5.14. If a non-conforming building is damaged or destroyed to the extent of more than 75% of the value of the building above its foundation, a building permit may be issued, within 6 months of the building being damaged or destroyed, under an existing valid Development Permit, in order to allow the building to be repaired or rebuilt in its original form. 

 

Appendix 1 – Special Area Edmonton Energy and Technology Park
Edmonton Energy and Technology Park Special Area boundary map

 
Appendix II - Special Area Edmonton Energy and Technology Park 
Special Area, Edmonton Energy and Technology Park

 

3.51 EETB - Edmonton Energy and Technology Park Business Park Zone

To allow for the development of a business park to accommodate office, research and development, and other business activities that support and complement the development of a chemical cluster as defined in the Edmonton Energy and Technology Park Area Structure Plan. Development in this Zone must be designed and constructed with a high standard of appearance, urban design, and with regard to the environment through the use of Green Building technology and green design elements.

Industrial Uses
4.1. Crematoriums must comply with Section 6.50. 
Commercial Uses
4.2. Body Rub Centres must comply with Section 6.20.
4.3. Cannabis Retail Stores must comply with Section 6.30.
4.4. Vehicle Support Services and Uses with Drive-through Services must comply with Section 6.110.
4.5. Commercial Uses must only be located on a:
 
4.5.1. Site Abutting a highway, Arterial, service or Collector Road;
4.5.2. Corner Site; or
4.5.3. Site where a minimum of one side Lot line Abuts an existing Commercial Use.
4.6. Food and Drink Services
 
4.6.1. The maximum Public Space is 240 m2 for each individual establishment.
4.6.2. The maximum capacity is 200 occupants for each individual establishment. 
Community Uses
4.7. Special Events must comply with Section 6.100. 
Agricultural Uses
4.8. Urban Agriculture
 
4.8.1. With the exception of outdoor display areas of products for sale, Urban Agriculture Uses must be located within or on a building.
4.8.2. The Development Planner may consider a variance to Subsection 4.8.1 based on the recommendations provided in an Environmental Site Assessment in compliance with Section 7.140.
Sign Uses
4.9. Sign Uses must comply with Subsections 3 and 7 of Section 6.90. 

 

5.1. Development must comply with Table 5.1:
Table 5.1. Site and Building Regulations
Subsection Regulation Value
Floor Area Ratio
5.1.1. Maximum Floor Area Ratio 1.2
Height
5.1.2. Maximum building Height 14.0 m
Setback
5.1.3. Minimum Setback where any Lot line of a Site Abuts a Street 6.0 m
6.1. Site Planning and Design
 
6.1.1. An on-Site system of Pathways must provide direct access and connections to:
 
6.1.1.1. primary building entrances;
6.1.1.2. Pathways from Abutting Sites and from perimeter Pathways;
6.1.1.3. Parking Areas and structures;
6.1.1.4. Site amenities and gathering places;
6.1.1.5. transit facilities; and
6.1.1.6. existing trail networks.
6.2. Building Design and Architectural Standards
 
6.2.1. Developments may incorporate visible green technology into Facades, such as: 
 
6.2.1.1. photovoltaic cells; and
6.2.1.2. recycled materials.
6.2.2. High quality building materials must be used in buildings located along arterial and freeway Frontages, including where any building is adjacent to or facing any residential building.
6.2.3. Building walls adjacent to pedestrian routes must be articulated to provide visual interest using one or more of the following methods: 
 
6.2.3.1. changes to materials; 
6.2.3.2. textures; 
6.2.3.3. colours, and patterns; 
6.2.3.4. facade modulation; 
6.2.3.5. substantial clustered landscape elements;
6.2.3.6. fenestration, providing a sense of transparency; or
6.2.3.7. any other similar methods. 
6.2.4. All mechanical equipment, including roof mechanical units, must be concealed by screening in a manner compatible with the architectural character of the building or concealed by incorporating it within the building.
6.2.5. All mechanical, electrical, pollution control or waste handling equipment Accessory to a building must be screened from view from public rights of way. Such screening may be achieved through Landscaping or by using materials identical to, or structurally and visually compatible with, the principal building(s).
6.2.6. Equipment and facilities that are intended to provide educational or aesthetic benefit, such as alternative water treatment facilities, renewable energy devices, innovative recycling systems, etc. may be exempt from these requirements under a variance.
6.2.7. Blank walls facing Streets are not permitted.

 

Parking, Loading, Storage and Access
7.1. Outdoor storage of any kind is not permitted.
7.2. No parking, loading, waste collection, outdoor service or display area will be permitted within a required Setback. Loading and waste collection areas must be located to the rear or sides of the principal buildings and must be screened from view from any adjacent Sites, Streets, or Light Rail Transit lines, in compliance with the provisions of Section 5.60.
Other Regulations
7.3. Where Uses, that may in the opinion of the Development Planner, create Nuisances which may be noticeable on adjacent properties, and where the Site containing such Uses is directly adjacent to Sites used or Zoned for Religious Assembly, the Development Planner will require that these potential Nuisances be minimized or negated. This may be achieved through a variety of measures including:
 
7.3.1. Landscaping; 
7.3.2. berming or screening;
7.3.3. building Setback, which may exceed the requirements of Section 5.60; 
7.3.4. noise attenuation measures such as structural soundproofing; 
7.3.5. downward direction of all outdoor lighting on to the proposed development; and 
7.3.6. any other measures as the Development Planner may deem appropriate.

 

3.52 EETC - Edmonton Energy and Technology Park Chemical Cluster Zone

Industrial Uses
4.1. Minor Industrial is only permitted in areas within the 1.5 km Risk Buffer adjacent to the Medium Industrial Precinct, as shown in Appendix II. 
4.2. Major Industrial that may emit a significant level of noise, smoke, dust, odour, fumes, flares, vibration, or other similar Nuisances, is not permitted within the 1.5 km Risk Buffer, as shown in Appendix II. 
4.3. Temporary storage is only allowed as part of a Minor Industrial or Major Industrial Use. 
Basic Service Uses
4.4. Major Utilities does not include sanitary landfills Sites or nuclear power facilities.
Community Uses
4.5. Special Events must comply with Section 6.100.
Sign Uses
4.6. Sign Uses must comply with Subsections 3 and 7 of Section 6.90. 

 

5.1. Development must comply with Table 5.1:
Table 5.1. Site Regulations
Subsection Regulation Value
Site Area
5.1.1. Minimum Site area 1.0 ha
Setback
5.1.2. Minimum Setback where a Lot line Abuts a Street 3.0 m
5.2. Despite Subsection 5.1.2 the Development Planner may require a greater Setback for those components of an industrial development that may interfere with the safety or amenity of developments upon Abutting Sites, having particular regard to any separation spaces required by Alberta Ministry of Environment and Protected Areas.

 

Parking, Loading, Storage and Access
6.1. All outdoor services, assembly, waste collection, and storage areas, including the trucking yards associated with such activities, must be located to the rear or side of the principal building. 
 
6.1.1. Despite Subsection 6.1, loading and waste collection facilities servicing warehouses and similar developments where the handling or assembly of goods is carried out within a building are allowed to the rear, sides, or front of the principal building. 
6.1.2. All outdoor services, assembly, waste collection, and storage areas, including the trucking yards associated with such activities, must be screened from view from any Street, and from adjacent Sites, unless the Street is a Local Road servicing only the Energy and Technology Park. 
Other Regulations
6.2. Outside display areas are allowed to be located to the side or front of the principal building, provided that such displays are limited to examples of equipment or material related to the industry or business located on the Site.

 

3.53 EETL - Edmonton Energy and Technology Park Logistics Zone

Commercial Uses
4.1 Commercial Uses must only be located:
 
4.1.1. On a Site Abutting a highway, Arterial, service or Collector Road;
4.1.2. On a Corner Site; or
4.1.3. On a Site where a minimum of 1 side Lot line Abuts an existing Commercial Use.
4.2. Vehicle Support Services and Uses with Drive-through Services must comply with Section 6.110. 
Community Uses
4.3. Special Events must comply with Section 6.100.
Agricultural Uses
4.4. Urban Agriculture
 
4.4.1. With the exception of outdoor display areas of products for sale to the public, Urban Agriculture Uses must be located within or on a building.
4.4.2. The Development Planner may consider a variance to Subsection 4.4.1 based on the recommendations provided in an environmental and risk assessment report in compliance with Section 7.140.
Sign Uses
4.5. Sign Uses must comply with Subsections 3 and 7 of Section 6.90. 

 

5.1. Development must comply with Table 5.1:
Table 5.1. Site and Building Regulations
Subsection Regulation Value
Floor Area Ratio
5.1.1. Maximum Floor Area Ratio 1.5
Height
5.1.2. Maximum Height 14.0 m
Setback
5.1.3. Minimum Setback 0.0 m
Front Setback
5.1.4. Minimum Front Setback 6.0 m
Unless the following applies:
5.1.5. Minimum Front Setback where the Front Lot Line Abuts a Street other than an Arterial, service or Collector Road 3.0 m
5.2. Despite Subsection 6 of Section 7.100, a Development Planner may grant a variance to the Maximum Height, to a maximum of 18.0 m in Height, where it is required to facilitate the industrial development of a Use. 

 

6.1. Site Planning and Design
 
6.1.1. An on-Site system of Pathways must provide direct access and connections to:
 
6.1.1.1. primary building entrances;
6.1.1.2. Pathways from Abutting Sites and from perimeter Pathways;
6.1.1.3. Parking Areas and structures;
6.1.1.4. Site amenities and gathering places;
6.1.1.5. transit facilities; and
6.1.1.6. existing trail networks.
6.2. Building Design and Architectural Standards
 
6.2.1. Developments may incorporate visible green technology into Facades, such as: 
 
6.2.1.1. photovoltaic cells; and 
6.2.1.2. recycled materials.
6.2.2. High quality building materials must be used in buildings located along arterial and freeway Frontages, including where any building is adjacent to or facing any residential building.
6.2.3. Building walls adjacent to pedestrian routes must be articulated to provide visual interest using one or more of the following methods: 
 
6.2.3.1. changes to materials; 
6.2.3.2. textures; 
6.2.3.3. colours, and patterns; 
6.2.3.4. Facade modulation; 
6.2.3.5. substantial clustered landscape elements;
6.2.3.6. fenestration, providing a sense of transparency; or
6.2.3.7. any other similar methods. 
6.2.4. All mechanical equipment, including roof mechanical units, must be concealed by screening in a manner compatible with the architectural character of the building or concealed by incorporating it within the building.
6.2.5. All mechanical, electrical, pollution control or waste handling equipment Accessory to a building must be screened from view from public rights of way. Such screening may be achieved through Landscaping or by using materials identical to, or structurally and visually compatible with, the principal building(s).
6.2.6. Equipment and facilities that are intended to provide educational or aesthetic benefit, such as alternative water treatment facilities, renewable energy devices, innovative recycling systems, etc. may be exempt from these requirements under a variance.
6.2.7. Blank walls facing Streets are not permitted.

 

Parking, Loading, Storage and Access
7.1. All loading, service, waste collection, Accessory storage areas, and trucking yards must be located to the rear or sides of the principal building, and must be screened from view from any Street.
7.2. The Development Planner may require that exposed projections outside the building, such as mechanical and electrical equipment, transformer ducts, cooling towers and materials handling equipment, be screened from view from any Street and from adjacent Sites if such projections are inconsistent with the character and appearance of surrounding development or the intended visual qualities of this Zone.
Landscaping
7.3. Any Site that Abuts a residential Zone shall be screened by a 6.0 m berm that must be Landscaped with a combination of trees and shrubs to provide additional screening, to the satisfaction of the Development Planner. 
Other Regulations
7.4. Rail and pipelines may be used where applicable to reduce roadway congestion, transportation costs, and greenhouse gas emissions.
7.5. All Uses and activities, except those noted in Subsections 7.1 and 7.4 of this Section, must be located and carried on within an enclosed building where possible.

 

3.54 EETM - Edmonton Energy and Technology Park Manufacturing Zone

To allow for the development of manufacturing Uses and Industrial Uses that support and complement petrochemical cluster development as described in the Edmonton Energy and Technology Park Area Structure Plan. Development in this Zone must be designed and constructed with a high standard of appearance, urban design, and with regard to the environment through the use of Green Building technology and green design elements. Commercial Uses are to be located along the periphery of the precinct as defined in the Edmonton Energy and Technology Park Area Structure Plan and adjacent to highways, Arterial or Collector Roads.

Commercial Uses
4.1. Commercial Uses must only be located:
 
4.1.1. On a Site Abutting a highway, Arterial, service or Collector Road;
4.1.2. On a Corner Site; or
4.1.3. On a Site where a minimum of 1 side Lot line Abuts an existing Commercial Use.
4.2. Despite Subsection 4.1, Outdoor Sales and Services and Mobile Catering Food Services must only be located on a Lot adjacent to Anthony Henday Drive.
4.3. Vehicle Support Services and Uses with Drive-through Services must comply with Section 6.110.
Basic Service Use
4.4. Major Utilities
 
4.4.1. Does not include sanitary landfill Sites or nuclear power facilities.
4.4.2. Must be greater than or equal to 300.0 m from a municipal boundary. 
Agricultural Uses
4.5. Urban Agriculture
 
4.5.1. With the exception of outdoor display areas of products for sale to the public, Urban Agriculture Uses must be located within or on a building.
4.5.2. The Development Planner may consider a variance to Subsection 4.5.1 based on the recommendations provided in an environmental and risk assessment report in compliance with Section 7.140.
Community Uses
4.6. Special Events must comply with Section 6.100.
Sign Uses
4.7. Sign Uses must comply with Subsections 3 and 7 of Section 6.90.

 

5.1. Development must comply with Table 5.1:
Table 5.1. Site and Building Regulations
Subsection Regulation Value
Floor Area Ratio
5.1.1. Maximum Floor Area Ratio 2.0
Height
5.1.2. Maximum Height 18.0 m
Setbacks
5.1.3. Minimum Setback 0 m
5.1.4. Minimum Front Setback 6.0 m
5.1.5. Minimum Front Setback, where the Front Lot Line Abuts a Street other than Arterial, service or Collector Roads 3.0 m
Site Frontage
5.1.6. Minimum Site Frontage, where this Zone is applied along a major Collector or higher standard Street, unless access is provided from a service road 30.0 m
5.2. Despite Subsection 6 of Section 7.100, a Development Planner may grant a variance to the maximum Height, to a maximum of 22.0 m in Height, where it is required to facilitate the industrial development of a Use. 

 

6.1. Site Planning and Design
 
6.1.1. An on-Site system of Pathways must provide direct access and connections to:
 
6.1.1.1. primary building entrances;
6.1.1.2. Pathways from Abutting Sites and from perimeter Pathways;
6.1.1.3. Parking Areas and structures;
6.1.1.4. Site amenities and gathering places;
6.1.1.5. transit facilities; and
6.1.1.6 existing trail networks.
6.2. Building Design and Architectural Standards
 
6.2.1. Developments may incorporate visible green technology into Facades, such as: 
 
6.2.1.1. photovoltaic cells; and
6.2.1.2. recycled materials.
6.2.2. High quality building materials must be used in buildings located along arterial and freeway Frontages, including where any building is adjacent to or facing any Residential building.
6.2.3. Building walls adjacent to pedestrian routes must be articulated to provide visual interest using one or more of the following methods: 
 
6.2.3.1. changes to materials; 
6.2.3.2. textures; 
6.2.3.3. colours and patterns; 
6.2.3.4. Facade modulation; 
6.2.3.5. substantial clustered landscape elements;
6.2.3.6. fenestration, providing a sense of transparency; or
6.2.3.7. any other similar methods. 
6.2.4. All mechanical equipment, including roof mechanical units, must be concealed by screening in a manner compatible with the architectural character of the building or concealed by incorporating it within the building.
6.2.5. All mechanical, electrical, pollution control or waste handling equipment Accessory to a building must be screened from view from public rights of way. Such screening may be achieved through Landscaping or by using materials identical to, or structurally and visually compatible with, the principal building(s).
6.2.6. Equipment and facilities that are intended to provide educational or aesthetic benefit, such as alternative water treatment facilities, renewable energy devices, innovative recycling systems, etc. may be exempt from these requirements under a variance.
6.2.7. Blank walls facing Streets are not permitted.

 

Parking, Loading, Storage and Access
7.1. Outdoor storage of any kind must be located at the rear of the building and must not be permitted fronting onto Arterials or freeways within the Edmonton Energy and Technology Park Manufacturing Zone.
7.2. All loading, service, waste collection, Accessory storage areas, and trucking yards must be located to the rear or sides of the principal building, and must be screened from view from any Street.
Landscaping
7.3. Any Site that Abuts a residential Zone must be screened by a 6.0 m berm, which must be Landscaped with a combination of trees and shrubs to provide additional screening and interest, to the satisfaction of the Development Planner.
Other Regulations
7.4. Lighting for the display areas must be mounted on lamp standards and no exposed bulbs or strings of lights can be used.

 

3.55 EETR - Edmonton Energy and Technology Park Industrial Reserve Zone

3.56 EETIM - Edmonton Energy and Technology Park Medium Industrial Zone

To allow for industrial development, including manufacturing and logistic Uses within the extent of the Edmonton Energy and Technology Park Area Structure Plan. Commercial Uses will be permitted within service commercial nodes, which will be restricted in location and size to preserve the industrial character of the Zone. Development in this Zone must be designed and constructed with a high standard of appearance, urban design and with regard to the environment through the use of Green Building technology and green design elements.

Commercial Uses
4.1. Specialty Food Services
 
4.1.1. The maximum Public Space is 120 m2 for each individual establishment.
4.1.2. The maximum capacity is 100 occupants for each individual establishment.
4.2. Outdoor Sales and Services, Mobile Catering Food Services, and Specialty Food Services must be located on a Lot Abutting Anthony Henday Drive.
Basic Service Use
4.3. Major Utilities must be greater than or equal to 300.0 m from a municipal boundary. 
Agricultural Uses
4.4. Urban Agriculture
 
4.4.1. With the exception of outdoor display areas of products for sale to the public, Urban Agriculture Uses must be located within or on a building.
4.4.2. The Development Planner may consider a variance to Subsection 4.4.1 based on the recommendations provided in an environmental and risk assessment report in compliance with Section 7.140.
Sign Uses
4.5. Sign Uses must comply with Subsection 3 of Section 6.90.

 

5.1. Development must comply with Table 5.1:
Table 5.1. Site and Building Regulations
Subsection Regulation Value
Floor Area Ratio
5.1.1. Maximum Floor Area Ratio 2.0
Height
5.1.2. Maximum Height 18.0 m
Setbacks
5.1.3. Minimum Setback 0 m
5.1.4. Minimum Front Setback 6.0 m
5.1.5. Minimum Front Setback where the Front Lot Line Abuts a Street other than an Arterial, service or Collector Road 3.0 m
5.2. Despite Subsection 6 of Section 7.100, a Development Planner may grant a variance to the Maximum Height, to a maximum of 22.0 m in Height, where it is required to facilitate the industrial development of a Use. 

 

6.1. Certain locations must be considered Service Commercial Nodes in order to ensure that the Edmonton Energy and Technology Park provides a mix of Commercial Uses that will primarily serve the employees of the Medium Industrial, Petrochemical, and Research and Development precincts as shown in Appendix II, and provide support services to the businesses within those precincts.
6.2. For the purposes of this Section, a Site will be deemed to be located within a Service Commercial Node if the:
 
6.2.1. Site does not Abut the CN Rail line;
6.2.2. Site does not conflict with a current or future connection for a rail spur line; 
6.2.3. Site is located at the intersection of:
 
6.2.3.1. 1 Collector Road and 1 Arterial Road; or
6.2.3.2. 2 Collector Roads; and
6.2.4. Site is identified in Appendix I of Section 3.50.
6.3. Despite Subsections 2 and 3 of Section 3.56, the following Uses will be deemed to be Permitted Uses and Discretionary Uses within a Service Commercial Node:
 
Permitted Uses
6.3.1. Vehicle Support Services
6.3.2. Indoor Sales and Services
6.3.3. Food and Drink Services
6.3.4. Minor Industrial
6.3.5. Special Events
6.3.6. Fascia Signs, limited to On-premises Advertising
6.3.7. Freestanding Signs, limited to On-premises Advertising
6.3.8. Projecting Signs, limited to On-premises Advertising
6.3.9. Portable Signs, limited to On-premises Advertising
Discretionary Uses
6.3.10. Major Utilities
6.3.11. Minor Utilities
6.3.12. Freestanding Signs, limited to Off-premises Advertising
6.3.13. Minor Digital Signs, limited to On-premises Advertising 
Development Regulations for Uses Within a Service Commercial Node
6.4. Except for Minor Industrial and Major Utilities, the maximum Floor Area of any individual business premises must not exceed 275 m2.
6.5. Food and Drink Services
 
6.5.1. The maximum Public Space is 120 m2 for each individual establishment.
6.5.2. The maximum capacity is 100 occupants.
6.6. Service Commercial Node development must comply with Table 6.6:
Table 6.6. Service Commercial Node Site and Building Regulations
Subsection Regulation Value
Site Area
6.6.1. Maximum Site area 2.0 ha
Floor Area Ratio
6.6.2. Maximum Floor Area Ratio 1.0
Height
6.6.3. Maximum Height 10.0 m
Setbacks
6.6.4. Minimum Setback 0 m
6.6.5. Minimum Setback where a Site Abuts a Street 3.0 m
6.7. No parking, loading, storage, waste collection, outdoor service, or display areas are permitted within a Setback. 
6.8. Loading, storage and waste collection areas must be located to the rear or sides of the principal building and must be screened from view from any adjacent Sites, public Streets or an LRT line in accordance with the provisions of Section 5.60.
6.9. Sign Uses must comply with Subsections 3 and 5 of Section 6.90.
6.10. Vehicle access must be from Collector Roads or Local Roads only.

 

Parking, Loading, Storage and Access
7.1. All loading, service, waste collection, Accessory storage areas, and trucking yards must be located to the rear or sides of the principal building, and must be screened from view from any Street.
7.2. Outdoor storage must be located at the rear of the building and must be screened to the satisfaction of the Development Planner.
7.3. Despite Section 5.80, storage, display, and vehicle parking surfaces must be designed to minimize Impermeable Material on Site and must incorporate low impact development best management practices.
Landscaping
7.4. Any Site that Abuts a residential Zone, or is separated from a residential Zone by a Street or a waterway, must be screened by a berm. The berm must be Landscaped with a combination of trees and shrubs to provide additional screening and must be sized to the satisfaction of the Development Planner.
Other Regulations
7.5. All Uses and related activities, except those noted in Subsections 7.2 must be located and carried on within an enclosed building.
7.6. Any exposed projections outside the building such as mechanical and electrical equipment, transformer ducts, cooling towers and materials handling equipment be screened from view from any Street, and from adjacent Sites, to the satisfaction of the Development Planner.

 

3.60 Edmonton South Special Area

To designate the annexed lands that were part of Leduc, as shown on Appendix I to this Section, as a Special Area and to adopt appropriate land use regulations for this Special Area as agreed upon through the annexation process.

The designation, location, and boundaries of each underlying Zone affected or created through Section 3.60 Shall apply as indicated on Appendix I to this Section.

Zones contained in Section 3.60 have been created in conformance with Section 7.70. Where a discrepancy exists between the Special Area regulations and general zoning regulations, the Special Area regulations Shall prevail.

4.1. When a term defined in Subsection 4 of Section 3.60 is also defined in Section 8.20 or Section 8.10 of this Bylaw, the definition provided in Subsection 4 of Section 3.60 shall take precedence in Edmonton South Special Area. Any uncapitalized terms used in Subsection 4 of Section 3.60 that are otherwise defined in Section 8.20 or Section 8.10 of this Bylaw shall be interpreted using their plain and ordinary meaning.
 
4.1.1. Abattoir means a Lot or Building where animals are slaughtered and butchered and May include the packing, treating, storing and sale of the products. 
4.1.2. Accessory Building means a Building that is incidental and subordinate to a Principal Use or Principal Building on the same Lot and is more than 10.0 m2 (107.6 ft2) in area or 2.0 m (6.5 ft.) in height.
4.1.3. Accessory Development means a Use or Building that is incidental and subordinate to a Principal Use or Principal Building located on the same Lot.
4.1.4. Adjacent Land means land that is contiguous to a Lot of land that is subject of a Development or Subdivision application and includes land that would be contiguous if not for a public roadway, highway, river or stream, or reserve Lot. 
4.1.5. Agricultural Operation means an agricultural activity conducted on agricultural land for gain or reward or in the hope or expectation of gain or reward and includes Agriculture, Extensive; Agriculture, Horticultural and Agriculture, Livestock. This does not include Cannabis or any Cannabis related Uses.
4.1.6. Agricultural Processing, Limited means on-site processing of the products from an Agricultural Operation for distribution or sale, but does not include an Abattoir or the processing of the products from any other Agricultural Operation. This does not include Cannabis or any Cannabis related Uses.
4.1.7. Agriculture, Extensive means a system of tillage which depends upon large areas of land for raising crops and includes Buildings and structures incidental to farming.
4.1.8. Agriculture, Horticultural means a growing operation that, due to its nature, May require smaller tracts of land and includes Buildings and structures incidental to farming. Without restricting the generality of the foregoing, this land use category May include Uses such as a plant nursery, Market Garden, tree farm and specialty crop production, but not a Commercial Greenhouse. This does not include Cannabis or any Cannabis related Uses.
4.1.9. Agriculture, Livestock means an Agricultural Operation that involves keeping of Livestock where the number or density of animals on the subject Lot is less than the threshold which requires approval by the Natural Resources Conservation Board as a confined feeding operation and includes Buildings and structures incidental to farming.
4.1.10. Amenity Space means generally green space and planting which softens the urban fabric, allows for informal leisure, and provides a setting for Buildings.
4.1.11. Amusement Entertainment Services means a Lot or Building used for providing entertainment and amusement to patrons, usually for a fee or admission charge. Typical Uses and facilities would include a go-cart track, miniature golf course, carnival, circus, table or electronic games establishment, amusement theme-park and drive-in motion picture theatre.
4.1.12. Animal Care Service means a facility such as a hospital or shelter used for the temporary accommodation, care, treatment or impoundment of animals. This would include such Uses as Veterinary Clinics, animal training and grooming facilities. 
4.1.13. Applicant means the registered owner of land or persons authorized by the registered owner to act as representative or agent. 
4.1.14. Automotive Sales and Service means the retail sale, rental of new or used automobiles, trucks, motorcycles, and Recreational Vehicles, together with incidental maintenance services and sales of parts, but does not include major Equipment Sales and Service.
4.1.15. Automotive and Equipment Body Repair means a facility where automobiles, trucks, other vehicles and equipment undergo body repair, sandblasting and/or painting.
4.1.16. Automotive and Equipment Repair means a facility for: 
 
4.1.16.1. the servicing and mechanical repair of automobiles, trucks and utility vehicles, motorcycles, snowmobiles, motor homes and similar vehicles; 
4.1.16.2. the sale, installation, or servicing of related accessories and parts; and 
4.1.16.3. servicing and repair of small engines and equipment; but 
4.1.16.4. does not include auto body repair, paint shops, or wrecking yards.
4.1.17. Bicycle Parking Space means an area set aside for the parking of 1 bicycle.
4.1.18. Broadcast Film Studio means a facility used for the production, recording and/or broadcasting of presentations typically associated with radio, television and motion pictures.
4.1.19. Building Area means the area of land covered by a Building and measured between the exterior surfaces of the outer walls of the Building.
4.1.20. Building Grade means, for the purposes of determining Building height to implement this Bylaw, the average level of finished ground adjacent to the front of the Building, excluding any localized depressions. 
4.1.21. Building means anything constructed or placed on, in, over or under land but does not include a highway or public roadway or a bridge forming part of a highway or public roadway. 
4.1.22. Bulk Oil Sales means a facility used for the bulk storage and distribution of petroleum products and May include card-lock retail sales.
4.1.23. Business Office means a Building or part of a Building used primarily for clerical, managerial or administrative functions and May include: 
 
4.1.23.1. the use of minor mechanical equipment for printing, duplicating, binding or photographic processing; 
4.1.23.2. secretarial services; 
4.1.23.3. Professional, Scientific and Technical Services; 
4.1.23.4. Information Services; 
4.1.23.5. office maintenance or custodial services; 
4.1.23.6. office security; and 
4.1.23.7. the sale, rental, repair, or servicing of office equipment.
4.1.24. Campground means Development of land for temporary placement of holiday trailers, motor homes, tents, campers and similar accommodations for short term occupancy, together with such necessary facilities as washroom, laundry and camp shop, to meet the needs of campground users.
4.1.25. Cannabis Accessory Store means a retail store unlicensed by the Province of Alberta where Cannabis Accessories are sold at the premises and does not include the sale of any Cannabis.
4.1.26. Cannabis Accessory means Cannabis accessory as defined in the Cannabis Act (Canada) and its regulations, as amended from time to time and includes, but is not limited to; rolling papers or wraps, holders, pipes, water pipes, bongs, vaporizers, or anything that is deemed to be used in the consumption of Cannabis.
4.1.27. Cannabis Production Facility means an enclosed Building, licensed by the Federal Government, where Cannabis is grown for distribution (for medical or private retail purposes), and typically includes the cultivating, propagating and/or harvesting of the Cannabis plant. Other processes May include the packaging, shipping, testing and storage of Cannabis and Cannabis related products.
4.1.28. Cannabis Retail Store means a retail store licensed by the Province of Alberta where Cannabis (and May include Cannabis Accessories) are sold at the premises. 
4.1.29. Cannabis Storage and Distribution Facility means an enclosed Building, licensed by the Provincial Government, where Cannabis is stored, but not grown (for medical or private retail purposes), and May include processes such as the packaging, shipping, storage and distribution of Cannabis and Cannabis related products. 
4.1.30. Cannabis means Cannabis plant, fresh Cannabis, dried Cannabis, Cannabis oil and Cannabis plant seeds and any other substance defined as Cannabis in the Cannabis Act (Canada) and its regulations, as amended from time to time, and includes edible products that contain Cannabis. This excludes Industrial Hemp licensed or exempt by the federal government under the Industrial Hemp Regulations (or other applicable Acts or regulations at the time of application. 
4.1.31. Casino/Gambling Establishment means a facility licensed by Alberta Gaming and Liquor, where the principal activity is gaming with the chance of monetary loss or gain through playing such games. Types of gaming May include card or other table games, video lottery terminals, slot machines, or other electronic or mechanical gambling devices. Accessory Development May include  Restaurants, Drinking Establishments and Commercial Retail Services.
4.1.32. Cemetery means land that is used for the burial of human or animal remains and May include such Developments as memorial parks, burial grounds and mausoleums.
4.1.33. Child Care Facility means Buildings and lands used for the provision of care, instruction, maintenance or supervision of 7 or more children by a person other than one related by blood or marriage, for periods not exceeding 24 consecutive hours and includes all day-care centres, early childhood services, nurseries and after-school or baby-sitting programs which meet this definition.
4.1.34. Commercial Greenhouse means a facility used to raise, display and sell plants within an enclosed structure and May include sales of related gardening or plant-care products as a minor component.
4.1.35. Commercial Retail Service means the retail sale or rental of consumer goods and services to the general public. Heavy equipment sales or rentals and Liquor Sales are not included within this definition.
4.1.36. Commercial Storage means a Building or group of Buildings in which rentable space is provided for the storage of goods of a non-hazardous nature.
4.1.37. Contractor Service, General means a service of a major construction nature that requires Outdoor Storage and warehouse space. Any sales, display, office or technical support service areas Shall be accessory to the principal general contractor service Use only.
4.1.38. Contractor Service, Indoor means a construction related service such as electrical, plumbing, heating, painting and Landscaping primarily to individual Landowners but May also service other businesses, and May include the limited sale of goods normally accessory to the service. Outdoor Storage of equipment is not permitted and commercial vehicles kept on the premises Shall be of a maximum of 1 Ton or smaller.  
4.1.39. Convenience Retail Service means the retail sale of goods to area residents and employees on a day to day basis, from Buildings not exceeding 275 m2 (2,960 ft2) in total gross Floor Area. Typical Uses include small food stores, drug stores and variety stores. Liquor Sales and Gas Bars are not included within this definition.
4.1.40. Corner Lot means a Lot that abuts a road on 2 sides that intersect with each other.
4.1.41. Cultural Facility means a Development used for the collection and/or appreciation of literary, artistic, musical, historical, scientific, natural and similar reference materials, or a Building intended for live theatrical, musical or dance performances. Typical facilities would include libraries, museums, art galleries, auditoriums, theatres and concert halls.
4.1.42. Development Permit means a document or permit, which May include attachments, issued pursuant to this Bylaw authorizing a Development. 
4.1.43. Development means:
 
4.1.43.1. an excavation filling or stockpile and the creation of them; or
4.1.43.2. a Building or an addition to, or replacement or repair of a Building and the construction or placing in, on, over or under land of any of them; or
4.1.43.3. a change of Use of land or a Building or an act done in relation to land or a Building that results in or is likely to result in a change in the Use of the land or Building; or
4.1.43.4. a change in the intensity of use of land or a Building or an act done in relation to land or a Building that results in or is likely to result in a change in the intensity of use of the land or Building.
4.1.44. Directional Sign means a Sign providing directions to a facility which May not be located on the same Site as the Sign, and does not include any advertising of products or services. 
4.1.45. Discretionary Use means the use of land or a Building provided for in the Bylaw for which a Development Permit May be issued, with or without conditions, by the Development Planner upon application having been received by the City.
4.1.46. Distribution Facility means a Building for the storage and/or distribution of goods and May include the temporary storage of Motor Vehicle, Commercial (i.e. trucks and tractor trailers) for freight handling including the pick-up, delivery and transitory storage of goods incidental to motor freight shipment.
4.1.47. Double Fronting Lot means a Lot that abuts a road on 2 sides that do not intersect.
4.1.48. Drinking Establishment means a commercial facility, licensed by the Alberta Gaming and Liquor Commission, in which alcoholic beverages are served for consumption on the premises, and includes a licensed lounge that is ancillary to a Restaurant.
4.1.49. Drive-In Food Services means a Development used for eating and drinking, which offers a limited menu produced in a manner that allows rapid customer service and includes one or more of the following features: 
 
4.1.49.1. car-attendant services;
4.1.49.2. drive-through food pick-up services; or 
4.1.49.3. parking primarily intended for on-site consumption of food within a motor vehicle or within the Building which contains limited amount of seating.
4.1.50. Dwelling means a self-contained Building or part of a Building used for human habitation and usually containing living, sleeping, cooking, eating and sanitary facilities for a single Household.
4.1.51. Dwelling, Communal means an arrangement of Dwellings as an integral part of an agricultural, educational, recreational or religious facility operated by a recognized communal organization.
4.1.52. Dwelling, Custodial Suite means a Dwelling within a non-residential Building and intended for use by persons employed to provide on-site security and/or maintenance of land, Buildings, animals or equipment.
4.1.53. Dwelling, Detached means a Dwelling that is separate from other Buildings and constructed or assembled on Site upon a permanent foundation and includes a Dwelling, Modular.
4.1.54. Dwelling, Manufactured Home means a factory constructed transportable single or multiple section detached Dwelling conforming to the CAN/CSA A277 or CAN/CSA Z240 MH series certified standards at the time of manufacture designed with a steel frame substructure, and is ready for residential occupancy upon completion of set-up in compliance with required factory recommended installation instructions including placement on a foundation and hook up to utilities.
4.1.55. Dwelling, Modular means a finished factory constructed single or multiple section Dwelling, Detached designed with a wood frame substructure intended to be relocated in modules or as a single unit, assembled and placed on a permanent foundation. Finished means fully enclosed on the exterior and interior but May not include interior painting, taping, and installation of cabinets, floor covering, fixtures, heating system, and exterior finishes.
4.1.56. Dwelling, Moved In means a Dwelling, Detached that was constructed at a location other than the Lot on which it is to be placed for use as a Dwelling.
4.1.57. Dwelling, Principal means the Dwelling determined by the Development Planner to be primary for the purpose of assigning secondary status to an additional Dwelling under Edmonton South Special Area.
4.1.58. Dwelling, Secondary means an additional Dwelling that is ancillary to a Dwelling, Principal on the same Lot, and May include a Garden Suite, Secondary Suite, Manufactured Home or Custodial Suite.
4.1.59. Education Service means a service involving the assembly of persons for educational, training or instruction purposes and May include related administrative offices, and dormitories and Accessory Buildings. Typical facilities include public and separate schools, private schools or seminaries, community colleges, universities, technical and vocational facilities.
4.1.60. Environmental Impact means an adverse effect on the use or enjoyment of an area due to noise, odour, illumination, dust, smoke, vibration, hazardous or dangerous emission or material, visual appearance or any other elements deemed relevant by the Development Planner.
4.1.61. Environmentally Sensitive Area means:
 
4.1.61.1. hazardous lands and areas that are unsuitable for Development in their natural state (i.e. floodplains, steep and unstable slopes);
4.1.61.2. areas that perform a vital environmental, ecological or hydrological function (i.e. aquifer or recharge groundwater storage areas);
4.1.61.3. areas that contain unique geological or physiological features;
4.1.61.4. areas, Buildings or features that are important for cultural, historical, prehistoric or archeological reasons;
4.1.61.5. areas that contain significant rare or endangered animal or plant species;
4.1.61.6. areas containing unique habitats with limited representation in the region or small remnants of previously abundant habitats which have virtually disappeared;
4.1.61.7. areas that contain large, relatively undisturbed habitats and provide shelter for species that are intolerant of human disturbance; and
4.1.61.8. areas that provide an important link for the natural migration of wildlife. 
4.1.62. Equestrian Facility means a facility used for the training of horses and riders and May include facilities for horse boarding and grooming, horse shows and equestrian competitions.
4.1.63. Equipment Sales and Service means a facility used for the sale, rental, service, or repair of heavy vehicles, machinery or mechanical equipment typically used in Building, roadway, pipeline, oil field and mining construction, manufacturing, assembling and processing operations, and agricultural production.
4.1.64. Fence means a vertical physical barrier constructed to prevent visual intrusions, unauthorized access, or to provide sound abatement.
4.1.65. Financial Service means a service related to money management and investment typically provided by a bank, trust company, investment dealer, credit union, mortgage broker or related business, and May include rapid customer service such as a drive-through.
4.1.66. Floor Area means the total horizontal area of all floors of a Building above Building Grade, and including in the case of a bi-level or split-level Building a floor level less than 1.2 m below Building Grade, within the outside surface of exterior walls and the centreline of fire walls but not including attached Garages, basements, decks, patios, driveways, sidewalks, open porches or breezeways.
4.1.67. Frame and Fabric Structure means a Building designed and constructed with a rigid frame that supports an exterior fabric covering and May also include some rigid exterior wall panels containing windows and/or doors.
4.1.68. Freestanding Sign means a Sign permanently fixed to the ground independent of a Building or other structure.
4.1.69. Front Yard means that portion of the Lot extending across the full width of a Lot from the front property line to the nearest portion of the Building.
4.1.70. Funeral Service means a facility used for the preparation of the dead for burial, the purification and reduction of the human body by heat and the keeping of bodies other than in a Cemetery and the holding of associated services. Typical Uses include: 
 
4.1.70.1. funeral homes; 
4.1.70.2. crematoriums; and 
4.1.70.3. mausoleums.
4.1.71. Garage means an accessory Building or part of the Principal Building, designed and used primarily for the storage of motor vehicles.
4.1.72. Gas Bar means a facility used for the sale of motor fuel, lubricating oils, automotive fluids, and associated convenience store products. The Gas Bar May be a self-service, full service, key lock, card lock, or other similar operation and May include a vehicle-washing facility as an Accessory Use but does not provide auto repair or servicing.
4.1.73. Group Home means a Dwelling that is recognized, authorized, licensed or certified as a social care facility by a relevant government authority, to provide room and board for persons with physical, mental, social or behavioural problems living together as a single Household of more than 6 members, which May include resident staff. Group homes Shall not include substance abuse treatment centres, boarding and lodging houses, temporary shelter services or detention and correction services. 
4.1.74. Group Home, Limited means a Dwelling that is recognized, authorized, licensed or certified as a  social care facility by a relevant government authority to provide room and board to persons with physical, mental, social or behavioural problems living together as a single Household of no more than 6 members including resident staff. Limited Group Homes Shall not include substance abuse treatment centres, boarding, lodging houses or temporary shelter services and detention and correction services.
4.1.75. Guest House means all or part of an accessory Building which has sleeping accommodation, and May have sanitary services but which does not have cooking facilities and is not intended to be used as a self-contained Dwelling unit. Sleeping accommodation above a detached Garage Shall be deemed to be a Guest House.
4.1.76. Home Based Business Type 1 means a secondary use of an occupied principal Dwelling by the permanent residents of the Dwelling to conduct a business, which does not change the character of the Dwelling or present any exterior evidence of such activity and does not involve client visits.
4.1.77. Home Based Business Type 2 means a secondary use of an occupied principal Dwelling and/or its accessory Buildings by at least 1 permanent resident of the Dwelling. The business May involve client visits at the discretion of the Development Planner and no more than 1 commercial vehicle on-site (maximum 1 ton weight). 
4.1.78. Home Based Business Type 3 means a secondary use of an occupied principal Dwelling, its accessory Buildings and Site, or a combination thereof, by at least 1 permanent resident of the Dwelling, to conduct a business. The business May include some outdoor activity, some non-resident employees at the discretion of the Development Planner (maximum 3), client visits at the Development Planner’s discretion, and a maximum of 2 commercial vehicles. 
4.1.79. Hotel means a commercial Development that provides rooms or suites for temporary sleeping accommodation with access from a common interior corridor and that May include accessory food services, licensed Drinking Establishments, entertainment facilities, meeting rooms, personal service establishments and Commercial Retail Services. 
4.1.80. Household means a person or a group of persons living together as a single housekeeping group and using cooking facilities shared in common, and May also include domestic or personal care staff. 
4.1.81. Industrial Hemp means, as defined by the Industrial Hemp Regulations, Cannabis plants and plant parts, of any variety, that contains 0.3% tetrahydrocannabinol (THC) or less in the leaves and flowering heads. 
4.1.82. Industrial, Light means an indoor industrial or manufacturing activity which, in the opinion of the Development Planner, cannot be detected (noise, glare, vibration or airborne emissions) from outside of the Building that houses the operation, and May involve altering, assembling, fabricating, finishing, inspecting, making, processing, producing, treating or repairing, items either by hand or through the use of machinery. Industrial, Light May include the temporary storage of onsite motor vehicle, commercial for freight handling including pick-up, delivery and transitory storage of goods incidental to motor freight shipment directly related to the permitted Use. In certain Zones, Industrial, Light May include small areas of Outdoor Storage (actual availability and area provided for Outdoor Storage to be outlined within applicable Edmonton South Special Area Zone regulations). Industrial, Light May include small format retail accessory to the Principal Use.
4.1.83. Infilling means the placement of natural uncontaminated earth or aggregate materials (i.e. clay, silt, sand, gravel) on a Lot to alter drainage grades or to build up a Site for a proposed Building or Development, but does not include placement of dry-waste or land fill waste materials.
4.1.84 Information Service means a facility engaged in producing and distributing information in a digital or printed format and includes data processing, library services and archives, publishing and printing services.
4.1.85 Institutional Use means public administration and service, and May include libraries, museums, auditoriums, schools, colleges, hospitals, protective and emergency services, and other government and community activities as determined by the Development Planner.
4.1.86 Kennel means a facility used primarily for the breeding, boarding, caring or training of dogs and May include other Small Animal Breeding and Boarding Services.
4.1.87 Labour Group Housing means a facility to provide limited-term accommodation for persons employed on a specific work project on or near the facility and May include Manufactured Homes, Recreational Vehicles and holiday trailers.
4.1.88 Landowner means the current assessed owner(s) of a Lot as shown in the assessment files of the City.
4.1.89 Landscaping Element, Hard means an impermeable Landscaping element such as, but not limited to, ceramic, brick, wood, concrete, or marble. Fences, decorative walls, fountains, and ornaments are also considered as Hard Landscaping Elements.
4.1.90 Landscaping Element, Soft means vegetation adapted to the Alberta climate such as, but not limited to, grass, flowering plants, Shrubs, and trees. A rock garden incorporating vegetative elements is also considered a Soft Landscaping Element.
4.1.91 Landscaping Sales and Service means the use of lands, Buildings or structures, or part thereof, for the purpose of selling soft Landscaping materials such as seeds, plants, trees and Shrubs, as well as hard Landscaping materials such as rocks, pavers, ornaments, shale, crushed rock or other similar materials associated with Landscaping.
4.1.92 Landscaping means the incorporation, preservation, or enhancement of vegetation and other materials on a Site which are intended to improve the aesthetic appeal of the Site, contribute to the character of a neighbourhood, and/or harmonize the Site with its surrounding natural environment.
4.1.93 Liquor Sales means the wholesale or retail sale or distribution to the public of any and all types of alcoholic spirits or beverages as defined by the Alberta Liquor Control Act.
4.1.94 Livestock means cattle, swine, poultry, sheep, goats, horses, game and similar animals.
4.1.95 Local Community Facility means a facility provided by a municipality, group or organization without profit for recreational, social or cultural purposes and intended primarily for the use of the local area residents.
4.1.96 Lot means a quarter section; a river Lot or a settlement Lot shown on an official plan registered in a Land Titles Office; or part of a parcel of land described in a certificate of title.
4.1.97 Manufactured Home Sales and Service means Development used for the display, sale or rental of new or used Manufactured Homes and includes the provision of maintenance services and sale of parts and accessories.
4.1.98 Manufacturing, Light means a facility used for indoor processing, assembly and packaging of goods using innovative or advanced technology, a highly skilled work force and having no adverse Environmental Impact with respect to noise, glare, vibration or airborne emissions, and May include indoor storage and display of materials and products.
4.1.99 Manufacturing, Limited Indoor means a facility used for small scale on-site indoor production of goods by hand; manufacturing primarily involving the use of hand tools and fewer than 5 production employees. Typical Uses include, but are not limited to:
 
4.1.99.1. jewelry, toy and musical instrument manufacturing;
4.1.99.2. gunsmiths; and
4.1.99.3. pottery and sculpture studios.
4.1.100. Market Garden means a facility where plants such as flowers, herbs, fruits and vegetables are cultivated in greenhouses or outdoor garden plots and sold on-site to the general public.
4.1.101. May is an operative word that means a choice is available, with no particular direction or guidance intended.
4.1.102. Motel means a commercial Development that provides self-contained rooms or suites for temporary sleeping accommodation with or without kitchen facilities, where each room or suite has its own sanitary facilities and an exterior access. A Motel May include accessory food services, meeting rooms and personal service establishments.
4.1.103. Multi-Lot Residential Subdivision means a Subdivision of land, registered by plan of survey or descriptive plan containing 4 or more contiguous Lots where the Lots have been created for, or are being principally used for, residential purposes.
4.1.104. Natural Resource Extraction means the removal of natural resources (excluding oil and gas), including peat, timber and wood fibre, metallic and non-metallic minerals (such as sand, gravel, coal, limestone, gypsum, granite and salt). Typical facilities or uses would include:
 
4.1.104.1. gravel pits, sand pits, clay or marl pits;
4.1.104.2. peat extraction;
4.1.104.3. stripping of topsoil; and
4.1.104.4. commercial tree clearing.
4.1.105. Night Club means a Building or part thereof used primarily for the provision of pre-recorded music or/and live musical entertainment for listening and/or dancing by the patrons, and/or the provision of live comedic entertainment for patrons, and whose secondary function is the sale and consumption on the premises of food and alcoholic beverages (to be licensed by the Alberta Gaming and Liquor Commission). This operation is only open to the public between the hours of 17h30 and 02h00.
4.1.106. Outdoor Storage means the accessory storage of equipment, goods, and materials in the open air where such storage of goods and materials does not involve the use of permanent structures or the material alteration of the existing state of the land.
4.1.107. Park means land specifically developed or reserved for active or passive public recreational use and includes natural and man-made Landscaping, playing fields, infrastructure, and Buildings that are consistent with the general purposes of the land. Typical Uses include tot-lots, band shells, picnic grounds, pedestrian trails and paths, landscaped buffers, playgrounds and water features.
4.1.108. Parking Court means a portion of a parking Lot which generally includes one or more access aisles & parking stalls, and May include bioswales, landscaped boulevards, sidewalks or pathways, lighting, and other elements.
4.1.109. Parking Facility means the area set aside for the storage and parking of vehicles that includes one or more Parking Courts, used to service a Development, a group of Developments accessible within a walking distance, or enable the users to access a mode of transportation other than a private vehicle, and whereas the owner and/or the operator May require at his own discretion, a fee or an admission charge.
4.1.110. Parking Space means an area set aside for the parking of 1 motor vehicle.
4.1.111. Passive Recreation means outdoor recreational pursuits that generally do not require significant infrastructure or facility Development and are quiet and peaceful in character. Typical Uses include nature studies, bird watching, picnicking, fishing, walking and similar activities that do not significantly disturb the natural environment.
4.1.112. Permitted Use means the use of land or a Building provided for in the Bylaw for which a Development Permit Shall be issued, with or without conditions, by the Development Planner upon application having been received by the City.
4.1.113. Personal and Health Care Service means the provision of a personal aesthetic or grooming service; or physical or mental health service of a preventative, diagnostic or therapeutic nature. Typical facilities would include:
 
4.1.113.1. hair salons and barbershops;
4.1.113.2. medical and dental offices;
4.1.113.3. health clinics;
4.1.113.4. counseling services;
4.1.113.5. fitness centres; and
4.1.113.6. chiropractic offices.
4.1.114. Principal Building means a Building which:
 
4.1.114.1. occupies the major or central portion of a Site,
4.1.114.2. is the chief or main Building among one or more Buildings on the Site, or
4.1.114.3. constitutes by reason of its use the primary purpose of the Site.
4.1.115. Principal Use means the primary purpose for which a Building or Site is used. There Shall be no more than 1 Principal Use on a Lot unless specifically permitted in Special Area Edmonton South.
4.1.116. Professional, Scientific, and Technical Service means a facility that provides services that require a high degree of expertise and training. Services May include: 
 
4.1.116.1. legal advice and representation;
4.1.116.2. accounting, bookkeeping, and payroll services;
4.1.116.3. architectural, engineering, and specialized design services;
4.1.116.4. computer services;
4.1.116.5. consulting services;
4.1.116.6. research services;
4.1.116.7. advertising services;
4.1.116.8. photographic services;
4.1.116.9. translation and interpretation services; and
4.1.116.10. other similar activities.
4.1.117. Protective and Emergency Service means a facility providing protection of persons and property from injury, harm, or damage, together with incidental storage of emergency equipment which is necessary for the distribution of services. Typical Uses include police, fire and ambulance stations.
4.1.118. Province means the Province of Alberta and includes all Ministries and Departments within the Government of Alberta.
4.1.119. Rear Yard means that portion of the Lot extending across the full width of the Lot from the rear property line to the nearest portion of the Building.
4.1.120. Recreation, Indoor means a facility where patrons participate in sports events and other recreational activities in an enclosed Building that May include Accessory Restaurants and Commercial Retail Services. Typical Uses include but are not limited to, arenas, athletic clubs, health and fitness clubs, gymnasiums, swimming pools, rifle and pistol ranges, bowling alleys, and racquet clubs.
4.1.121. Recreation, Outdoor means a facility where patrons participate in sports and other outdoor recreational activities and it May include Accessory Restaurants and Commercial Retail Services. Typical Uses include golf courses, driving ranges, ski hills, tennis courts, swimming pools, waterslides, sports fields, equestrian trails, boating facilities and recreational trails.
4.1.122. Recreational Lot means a Lot intended for recreational Development as Principal Use.
4.1.123. Recreational Vehicle Storage means a facility used for the storage of Recreational Vehicles including but not limited to motor homes, travel trailers, fifth wheels, truck campers, tent trailers, or similar vehicles.
4.1.124. Recreational Vehicle means a motor vehicle or structure attached to a motor vehicle that is designed to provide mobile living accommodations and includes a travel trailer, truck camper, tent trailer, fifth wheel and motor home.
4.1.125. Recycling Depot means a facility used for sorting, storage and distribution of bottles, cans, tetra- packs, newspapers, cardboard, plastics and similar Household goods for reuse.
4.1.126. Recycling Depot, Indoor means a facility used for sorting, storage and distribution of bottles, cans, tetra-packs, newspapers, cardboard, plastics and similar Household goods for reuse, and whereas all material and goods are contained within the Building.
4.1.127. Religious Assembly means a facility operated by a recognized religious organization for worship and related religious, philanthropic or social activities and includes accessory rectories, manses, meeting rooms, classrooms, dormitories and other Buildings. Typical facilities include churches, chapels, mosques, temples, synagogues, parish halls, convents and monasteries.
4.1.128. Residential Lot means a Lot intended for residential Development as Principal Use.
4.1.129. Restaurant means a facility primarily intended for the preparation and sale of foods and beverages to the public for consumption on or off the Site. This use typically has a varied menu, with a fully equipped kitchen and preparation area.
4.1.130. Retail Store, Large Format means a Building or part thereof, in which goods are offered for sale, lease and/or rental to consumers. Where the primary function of the retail store is the sale of food, food May be prepared on the premises and offered for sale to the public for consumption on the premises or off the premises. Retail Store, Large Format, Buildings Shall have a gross Floor Area greater than 930 m2 (10,000 ft2). Typical Uses include, but are not limited to, warehouse retail, outlet stores and large-scale grocery stores. This Use excludes the sale, lease and/or rental of motor vehicles and commercial motor vehicles.
4.1.131. Road, Arterial means a road designed for high volumes of traffic with uninterrupted flow, which provides connectivity between a collector road and a freeway with no direct access to Lots.
4.1.132. Road, Highway means a road designated by the Province as a Highway
4.1.133. Road, Internal means a public roadway, not designated as a Road, Municipal Grid, providing direct access to Lots within a registered multi-lot Subdivision.
4.1.134. Road, Lane means rear access roads that act as a secondary vehicle network in urban and suburban areas.
4.1.135. Road, Municipal Grid means a Township or Range Road.
4.1.136. Road, Service means a public road adjacent to a Road, Highway, providing direct road access to Lots adjacent to the highway.
4.1.137. School, Commercial means a Building of part thereof, where specialized instruction is provided for the financial gain of the individual or company owning the school, and includes, but is not limited to, a business school, a trade school, a driving school, a dance school, a music school, a fine arts school, a martial arts school, language/cultural school, or a tutoring school.
4.1.138. Screening means a structure, berm, or planting used to visually obscure a Development Site from Adjacent Lands.
4.1.139. Seasonal Sign means a Sign erected for a limited period of time every year in the same location and providing the same general information to advertise a seasonal activity such as a plant nursery.
4.1.140. Security Suite means a Dwelling, Custodial Suite, Manufactured Home, holiday trailer, or motor home no larger than 55.7 m2 (600 ft2) used to provide on-site accommodation for security personnel during working shifts and not to be used as a permanent residence.
4.1.141. Service Station, Major means a facility used for the servicing, washing, or repairing of vehicles; and the sale of gasoline, other petroleum products, and vehicle parts and accessories. A Major Service Station May include a Restaurant, Convenience Retail Services and specialty food services. Typical Uses include truck stops and highway service stations.
4.1.142. Service Station, Minor means a facility used for the routine repair, servicing or washing of vehicles within a building containing up to three (3) service bays; and for the sale of gasoline, petroleum products, and a limited range of automotive parts and accessories and may include convenience retail services.
4.1.143. Setback means the perpendicular distance to a Development from an adjacent natural or man-made feature, such as an escarpment, road, or property line.
4.1.144. Shall is an operative word that means the action is obligatory.
4.1.145. Shrub means a horticultural rather than strictly botanical category of woody plant that has a spread and/or height greater than 30.48 cm (1.0 ft.), distinguished from a tree by its multiple stems and lower height, usually less than 5.0-6.0 m (15.0-20.0 ft.) tall.
4.1.146. Side Yard means that portion of the Lot extending from the Front Yard to the Rear Yard and lying between the side property line and the nearest portion of the Building.
4.1.147. Sign means an object or device intended for the purpose of advertising or calling attention to any person, matter, thing or event.
4.1.148. Site means an area of land consisting of 1 or more adjacent Lots.
4.1.149. Small Animal Breeding and Boarding Service means a facility for breeding, boarding, caring or training of small animals other than dogs, and normally considered as Household pets.
4.1.150. Stockpiling means the short to long term accumulation of goods, aggregates, soils, clays or similar materials, on a specified property, usually accumulated as a result of earthworks or to accommodate Development.
4.1.151. Streetscape means the space between the Buildings on either side of a street that defines its character. The elements of a Streetscape include Building Frontage/facade, Landscaping (trees, yards, bushes, plantings, etc.), sidewalks, street paving, street furniture (benches, kiosks, trash receptacles, fountains, etc.), Signs, awnings, and street lighting.
4.1.152. Subdivision means division of a Lot by an instrument. (“subdivide” has a corresponding meaning).
4.1.153. Temporary Asphalt Plant means a facility used for the purpose of producing and distributing asphalt cement products, located on a Site for a period not exceeding 8 months.
4.1.154. Temporary Sign means a Sign erected for a specified period of time announcing or advertising an event of limited duration.
4.1.155. Top Of Bank means the upper natural topographical break that signifies the upper edge of the slope to a watercourse or water body.
4.1.156. Truck Terminal means a Building or part thereof, where trucks and/or tractor trailers are dispatched for hire as common carriers for pick-up, delivery, and transitory storage of goods incidental to motor freight shipment.
4.1.157. Truck Weigh Scale means a large scale structure that is usually mounted permanently on a concrete foundation that is used to weigh entire vehicles (motor vehicle, commercial) and their contents. By weighing the vehicle both empty and when loaded the load carried by the vehicle can be calculated. Truck Weight Scale May be accessory to a Dwelling, Custodial Suite.
4.1.158. Utility Service, Major means Development for utility infrastructure purposes which, in the opinion of the Development Planner, is likely to have a major Environmental Impact. Typical Uses include, but are not limited to:
 
4.1.158.1. sewage treatment plants;
4.1.158.2. water treatment plants;
4.1.158.3. major pump houses;
4.1.158.4. water towers or tanks;
4.1.158.5. sewage lagoons;
4.1.158.6. snow dumping Sites;
4.1.158.7. sludge disposal beds;
4.1.158.8. garbage transfer and compacting stations;
4.1.158.9. power terminal and distributing stations;
4.1.158.10. power generating stations;
4.1.158.11. cooling plants;
4.1.158.12. equipment and material storage yards for vehicles, utilities and services;
4.1.158.13. district heating plants;
4.1.158.14. incinerators; and
4.1.158.15. waste recycling plants.
4.1.159. Utility Service, Minor means Development for utility infrastructure purposes which, in the opinion of the Development Planner, is likely to have only minor Environmental Impact. Typical Uses in this class include, but are not limited to, works used to provide water, sewage disposal, irrigation, drainage, fuel, telephone, electric power, waste management, public transportation, or street lighting for public benefit, convenience, or use.
4.1.160. Vehicle Storage means Outdoor Storage or indoor storage of vehicles that are not directly associated with the Principal Use of the Lot on which they are being stored.
4.1.161. Veterinary Clinic means a facility for the medical care and treatment of small animals and includes provision for their overnight accommodation but does not include outdoor pens, runs or enclosures.
4.1.162. Warehouse Sales means a facility used for the wholesale or retail sale of a limited range of goods from within an enclosed Building where the size and nature of the principal goods being sold typically requires a large Floor Area for storage and display. Typical uses include, but are not limited to, sales of furniture, carpets, major appliances, and Building materials. This Use does not include the retail sale of food or of a broad range of goods for personal or Household use.
4.1.163. Warehousing and Storage, Indoor means the use of a Building primarily for the keeping of goods and merchandise, excluding dangerous or hazardous materials, derelict vehicles or any waste material, and whereas all goods and merchandises are contained within the Building.
4.1.164. Warehousing and Storage, Limited means the use of a Building or a portion of a Site primarily for the keeping of goods and merchandise, excluding dangerous or hazardous materials, derelict vehicles or any waste material.
4.1.165. Wholesaling Facility means a Building or part thereof where the purpose of the business is buying goods for resale to other employment, commercial, institutional, or agricultural business users including other wholesalers.
4.1.166. Wildland means an area of uncultivated land that is primarily covered with trees, bushes or wild grasses and left in a natural or near natural state.

 

5.1. Accessory Development - Accessory Development Shall comply with the following regulations:
 
5.1.1. An Accessory Building Shall be considered as a Permitted Use where it is accessory to a Permitted Use and as a Discretionary Use where it is accessory to a Discretionary Use.
5.1.2. Despite Subsection 5.1.1, an Accessory Building exceeding the maximum area prescribed as a Permitted Use in the Zone regulations Shall be considered discretionary.
5.1.3. An Accessory Building Shall not be used as a Dwelling unless specifically approved for that purpose either as accessory to a non-residential Development, or as an additional Dwelling on a residential Site.
5.1.4. An Accessory Building Shall not be permitted to locate within an easement.
5.1.5. Despite Subsection 5.1.4, the Development Planner May issue a permit for a movable Accessory Building to be located within an easement, provided the permit includes a condition ensuring that, at the request of the City, the structure will be removed at the sole cost of the Landowner.
5.1.6. Where another Building is attached to the Principal Building on a Site by a roof, common wall or foundation, it is considered as part of the Principal Building and not an Accessory Building.
5.2. Airport Vicinity Protection Area
 
5.2.1. The Development Authority Shall not approve a Development permit application for any land within an Airport Vicinity Protection Area unless the Development complies with the applicable regulations made under Section 693(1) of the Municipal Government Act.
5.2.2. Airport Vicinity Protection Area Regulations May be amended only by application to the Province.
5.3. Design and Appearance of Development
 
5.3.1. Proposed Development within or adjacent to a Multi-lot Residential Subdivision, Shall be designed, constructed and maintained to the satisfaction of the Development Planner with respect to its appearance, including but not limited to:
 
5.3.1.1. Rooflines, facades and exterior finishes;
5.3.1.2. Satellite dishes, radio antennas, exterior lights, Signs and other such equipment;
5.3.1.3. Outdoor Storage areas and garbage enclosures;
5.3.1.4. Parking Lots and Internal Roadways;
5.3.1.5. Fencing and Landscaping;
5.3.1.6. Other factors deemed relevant by the Development Planner.
5.3.2. When reviewing the design and appearance of a Development, the Development Planner Shall consider the quality and durability of finishing materials, aesthetic compatibility with surrounding Development, visual impacts on roadways and other public areas, Site security, public safety, and any other factors deemed to be relevant.
5.3.3. When reviewing the design and appearance of a Development, the Development Planner May solicit input from neighbouring Developments, government departments and agencies, industry representatives, and any other relevant source.
5.3.4. The Development Planner and Subdivision Authority Shall apply all design standards and requirements as outlined in Edmonton South Special Area.
5.3.5. Streetscapes Shall be designed, constructed and maintained to the satisfaction of the Development Planner and/or the Subdivision Authority and must meet all City standards. Streetscapes in some Zones May have additional requirements to ensure that they are pedestrian friendly and adequately furnished, providing a safe focal point for all users to interact and socialize.
5.3.6. In a multifamily residential Development, the design of each Site Shall ensure architectural compatibility of structures such that the principal design elements, finishing materials, colours and roof style Shall be applied to each Building with appropriate variations.
5.4. Environmental Considerations
 
5.4.1. On a Lot adjacent to the North Saskatchewan River Valley a minimum Setback of 50.0 m (164.0 ft) from the Top Of Bank to any Development Shall be required to reduce Environmental Impacts and manage risk.
5.4.2. Further to Subsection 5.4.1, on a Lot adjacent to any other permanent water body a minimum 20.0 m (65.6 ft) Setback Shall be required between the Top Of Bank and any Development.
5.4.3. On a Lot adjacent to a slope of 15% (8.3° ) or greater, or any slope which in the opinion of the Development Planner might be unstable, a geotechnical assessment by a professional engineer May be required in order to evaluate stability, and to recommend appropriate Development Setbacks, consistent with provincial guidelines.
5.4.4. Despite Subsections 5.4.1, 5.4.2, and 5.4.3, if the Development Planner is satisfied by the submission of a professional environmental and/or geotechnical assessment that the variance of a Setback is warranted, the Setback May be increased or reduced accordingly.
5.4.5. Within the minimum Setback as required by Subsections 5.4.1 and 5.4.2, land disturbance and the removal of trees or vegetation Shall be minimized to reduce environmental effects and the risk of property damage.
5.4.6. The Development Planner Shall not approve a permanent Building within the 1:100 year floodplain of any watercourse.
5.4.7. The Development Planner May approve a permanent Building within the 1:100 year flood-fringe subject to flood-proofing to mitigate potential damage and indemnification of the City from potential liability.
5.4.8. The Development Planner May require an Applicant to submit environmental reports, to the satisfaction of the Development Planner, for Development in or near an Environmentally Sensitive Area as part of the Development Permit application.
5.4.9. When considering Development involving land in or adjacent to an Environmentally Sensitive Area, the Development Authority May refer the application to federal or provincial departments and other relevant environmental agencies for comments prior to reaching a decision. A Development Permit issued for a Permitted or Discretionary Use within an Environmentally Sensitive Area May include conditions for meeting specific environmental objectives determined by the Development Planner, including those identified in comments provided by federal or provincial departments and other relevant environmental agencies. Such conditions May include, but are not limited to:
 
5.4.9.1. restrictions on Site clearing and grading;
5.4.9.2. additional Setback requirements;
5.4.9.3. retention of shelterbelts;
5.4.9.4. Fencing;
5.4.9.5. siting and standards of Buildings;
5.4.9.6. emission controls; and
5.4.9.7. buffering requirements.
5.4.10. Removal of natural vegetation and alterations to the natural drainage of lands within or adjacent to an Environmentally Sensitive Area Shall be discouraged.
5.5. Landscaping
 
5.5.1. The Development Planner May require the Applicant of a proposed Development to provide decorative Landscaping on the Site as a condition of approval.
5.5.2. Where a Development proposes the removal of 1 or more trees, the Development Planner May require a report from a certified arborist prior to removal.
5.5.3. The Development Planner May require an application for a Development Permit to be accompanied by a Landscaping plan prepared by a specialist or group of specialists. At the discretion of the Development Planner, approval of the Landscaping plan May be required prior to issuance of the Development Permit or as a condition of Development Permit approval. For the purposes of this section, a specialist is a professional:
 
5.5.3.1. Engineer;
5.5.3.2. Architect;
5.5.3.3. landscape architect;
5.5.3.4. agronomist; or
5.5.3.5. person having, according to the Development Planner, the equivalent experience and skills as an individual listed above.
5.5.4. Where a Landscaping plan is required, the plan Shall include the following:
 
5.5.4.1. boundaries and dimensions of the Site;
5.5.4.2. keymap describing Adjacent Land Uses, their boundaries and dimensions;
5.5.4.3. location of adjacent sidewalks, pathways, driveway entrances, easements, right-of-ways, and laneways;
5.5.4.4. location and name of adjacent streets;
5.5.4.5. footprint and dimensions for all Buildings;
5.5.4.6. location, grade, and description of any sound mitigation measures if such measures are required or proposed;
5.5.4.7. all existing berms, contours, walls, Fences, outdoor and street furniture, lighting, and decorative paving;
5.5.4.8. location of all existing plant materials to be retained; and
5.5.4.9. location and description or illustrations of all proposed hard and soft Landscaping Elements.
5.5.5. Landscaping May include hard elements such as decorative rock, brick, ceramic, wood and/or concrete; and soft elements such as grass, trees, Shrubs and/or flower gardens. Earthen berms, ponds, ornaments, decorative walls, and Fences May also be incorporated into Landscaping designs. Other Landscaping elements May be accepted by the Development Planner, especially where Landscaping is done according to a specific theme.
5.5.6. For the purposes of Edmonton South Special Area, a tree or Shrub Shall be:
 
5.5.6.1. structurally sound, well-balanced, healthy and vigorous;
5.5.6.2. of normal growth habits; and
5.5.6.3. densely foliated when in leaf, with a healthy, well developed root system.
5.5.7. For the purpose of Landscaping requirements as required in Edmonton South Special Area, a Landscaping element is considered to be:
 
5.5.7.1. a deciduous tree having a minimum trunk caliper of 50.0 mm (2.0 in.) measured at 0.5 m (1.6 ft) above grade;
5.5.7.2. a coniferous tree having a minimum height of 2.0 m (6.5 ft.) above grade;
5.5.7.3. a group of 3 Shrubs;
5.5.7.4. a vine exceeding 2.0 m in length;
5.5.7.5. a flower bed covering a minimum area of 2.0 m2 (21.5 ft2);
5.5.7.6. a lawn covering the entirety of a Site excepting Building footprints and areas reserved for the maneuvering and/or storage of vehicles or areas occupied by other Landscaping elements as required by Edmonton South Special Area; or
5.5.7.7. a combination of hard elements covering an area of 2.0 m2 (21.5 ft2) or greater, but not including areas reserved for vehicle maneuvering.
5.5.8. Landscaping Shall not include:
 
5.5.8.1. toxic or dangerous materials and/or substances; or,
5.5.8.2. materials, devices, components, and elements that May constitute a health or safety hazard.   
5.5.9. Vegetation used for Landscaping Shall be located such that it will grow to maturity without causing negative impacts to adjacent properties and/or public infrastructure.
5.5.10. Where a Landscaping plan is required, the requirements for the number of elements May be varied at the discretion of the Development Planner provided that existing elements are incorporated into the Landscaping plan.
5.5.11. Where the required number of elements is a fractional number, it Shall be rounded down if below 0.5 and rounded up if equal to or greater than 0.5. When calculating this requirement, the Lot area required for primary or Accessory Buildings Shall not be included in the calculation.
5.5.12. Where a Development does not include a Building, Landscaping requirements for the Front Yard Shall be applied to the entire Lot area.
5.5.13. The owner of the property, or his/her successor or assignees, Shall be responsible for the maintenance of Landscaping to the satisfaction of the Development Planner and in concordance with any drainage plan affecting the property. If a Landscaping element does not survive a 2 year maintenance period, the Applicant must replace it with a similar species type of comparable caliper width.
5.5.14. At the time of Subdivision, or as a condition of a Development Permit, an irrevocable letter of credit May be required, up to a value of 125% of the estimated cost of the proposed Landscaping to ensure that the Landscaping is carried out with reasonable diligence. The condition of the security Shall be that the Landscaping Shall be completed in compliance with Edmonton South Special Area regulations and the plan within 1 growing season after the completion of the Development. If the Landscaping does not survive the 2 year maintenance period specified in Subsection 5.5.13, the amount fixed Shall be paid to the City for the City to replace the Landscaping.
5.5.15. Landscaping plans addressing Streetscape, Screening, and/or nuisance mitigation shall be approved by the Development Planner prior to approval of a Development Permit.
5.5.16. Despite the requirements for Landscaping and/or Screening in each Edmonton South Special Area Zone, Landscaping and/or Screening shall be required for all non-agricultural Development within the Highway 2 corridor in compliance with the provisions of the Highway 2 Corridor Design Guidelines.
5.5.17. A Site used for a multi-unit residential or row housing Development Shall provide an Amenity Space within a year of construction completion for the active or Passive Recreation and enjoyment of the occupants of the Development. The Amenity Space May consist of a single landscaped communal area or the Amenity Space May be divided into private, individual Amenity Space adjacent to, and for the private use of, each residential Dwelling unit, or some combination thereof.
5.6. Lighting
 
5.6.1. Outdoor lighting on a Site Shall be located and designed so as to not interfere with the use and enjoyment of neighbouring properties, or with the safe and effective use of public roadways.
5.6.2. The maximum permitted height for a freestanding light pole is 9.0 m (29.5 ft.) above Building Grade unless otherwise determined by the Development Planner who Shall have regard for the scale and character of adjacent Development and any matters of aesthetics or public safety considered to be relevant.
5.7. Lot Requirements
 
5.7.1. In all Edmonton South Special Area Zones, a Development Permit for a Discretionary Use Shall not be approved unless, in the opinion of the Development Planner, the Lot is suitable for the proposed Development.
5.7.2. When determining the suitability of a Lot for Development, the Development Planner Shall consider the following elements:
 
5.7.2.1. Lot size;
5.7.2.2. topography and natural features;
5.7.2.3. availability of potable water;
5.7.2.4. method of sewage disposal;
5.7.2.5. Site drainage;
5.7.2.6. road access;
5.7.2.7. Environmental Impacts; and
5.7.2.8. any other Site-related factors considered to be relevant.
5.7.3. Where not prescribed in Section 3.60, 3.61, 3.62, 3.63, 3.64, 3.65, 3.66, 3.67, or 3.68, the minimum Lot size for a proposed Development Shall be determined by the Development Planner, taking into account the Setback requirements of the Zone, requirements for on-site sewage disposal and parking, and where specified, the minimum Floor Area required for the Development.
5.8. Parking and Loading
 
5.8.1. All Development, including Building additions and changes in the Use or intensity of Use on a Site Shall be required to provide on-site parking in compliance with Schedule 1 of Edmonton South Special Area.
5.8.2. The minimum number of on-site Parking Spaces required for each Use of a Building or Development Shall be in compliance with Schedule 1:
Schedule 1 Edmonton South Special Area: On Site Parking Requirements
Use of Building or Site Minimum Number of on-site Parking Spaces Required
Residential
Dwelling, Principal 2 per Dwelling
Dwelling, Secondary 1 per Dwelling*
Apartment Dwelling 1.5 per Dwelling (for 1 or 2 bedroom Dwelling) or 2 per Dwelling (3 bedrooms or more) + 1 per 7 Dwellings for visitors
Townhouse Dwelling 2 per Dwelling
Guest House 1 per Dwelling*
Group Home 1 per 2 employee*
Home Based Businesses 1 per non-resident employee**
Bed and Breakfast 1 per guest unit*
* In addition to the number of spaces required for the Principal Dwelling.
**In addition to the number of spaces required for the Principal Dwelling as well as any commercial vehicles associated with the Home Based Business.
Commercial
Business Offices 1 per 30.0 m2 (323 ft2) of GFA*
Medical and/or dental offices or clinics 4 per doctor or dentist
Retail and service shops with GFA below 2000 m2 1 per 45.0 m2 (484  ft2) of GFA
Retail and service shops with a GFA 2000 m2 to 20,000 m2 1 per 30.0 m2 (323  ft2) of GFA
Retail/service shops with GFA more than 20,000 m2 1 per 25.0 m2 (269  ft2) of GFA
Restaurants
Drinking Establishments		 the greater of 1 per 4.0 seats or 1 per 10.0 m2 (108  ft2) of GFA
Drive-in Restaurants 1 per 2.8 m2 (30  ft2) used by patrons
Automotive repair and services
auto body shops
tire shops		 2 per service bay
Hotels
Motels		 1 per guest room, + 1 per three employees on maximum shift, +1 per 4 seats of any associated eating or Drinking Establishment
* Gross Floor Area
Industrial
Manufacturing plants
General Industrial
Warehousing and Storage yards
servicing and repair establishments
research laboratories
public utility Buildings		 1 per 100.0 m2 (1076  ft2) of GFA up to 2000 m2 + 0.5 per extra 100 m2
Auction marts
Outdoor Storage yards		 Determined by Development Planner
Places of Assembly
Private clubs
Cultural Facilities
Religious Assemblies
recreation centres and other
amusement or recreational
establishments		 the greater of 1 per 5 seats or 1 per 10.0 m2 (108 ft2) of GFA used by patrons
Exhibition and Convention Facility 1 per 5 fixed seating spaces + 1 per 10.0 m2 of area used by patrons
Golf Course 4 Parking Spaces per hole + parking for associated users as required by the Edmonton South Special Area regulations
Schools
Elementary and Junior High Schools the greater of 2 per classroom or 1 per 10 students
Senior High Schools the greater of 5 per classroom or 1 per 5 students
Post-secondary and other college- type facilities as determined by Development Planner
 
5.8.3. Where a Use is not specified in Subsection 5.8.2, the number of stalls provided Shall be the same as for a similar Use as determined by the Development Planner.
5.8.4. Where a Development on a Lot includes more than 1 Use, the required number of spaces Shall be the sum of the requirements for each of the Uses as specified in Subsection 5.8.2 unless it can be shown to the satisfaction of the Development Planner that Parking Spaces May be shared between Uses with different hours of operation.
5.8.5. Where a fractional number of Parking Spaces are required by this Bylaw, the next highest number of stalls Shall be provided.
5.8.6. All required on-site Parking Spaces Shall be provided on the Lot served by the parking unless arrangements have been made to the satisfaction of the Development Planner, to provide such parking on another Lot. If another Lot is to be used, the parking Shall be located within 150.0 m (492.1 ft.) of the Use they are intended for, and a safe and secure connection must be provided between the parking area and the Use.
5.8.7. Where permitted in Zone Regulations, on-site parking within a Front Yard or flanking Side Yard Shall be incorporated into a Landscaping plan and screened to the satisfaction of the Development Planner.
5.8.8. A Parking Space Shall be rectangular with a minimum width of 2.6 m (8.5 ft.) and length of 5.5 m (18 ft.), and minimum vertical clearance of 2.0 m (6.5 ft.).
5.8.9. Despite Subsection 5.8.8, where parallel Parking Spaces are provided, each internal space Shall be increased to a minimum length of 7.0 m (23.0 ft.).
5.8.10. Aisles within on-site parking area Shall have a minimum width of 7.5 m (25.0 ft.) for 90° parking, 7.0 m (23.0 ft.) for 75° parking, 5.5 m (18.0 ft.) for 60° parking and 3.6 m (12.0 ft.) for 45° parking or parallel parking.
5.8.11. Included within the required number of Parking Spaces for a Development, sufficient public Parking Spaces for the disabled Shall be provided in compliance with the requirements of the applicable Building code.
5.8.12. Where a merchandise and/or material loading area is required as part of a Development, it Shall be provided entirely within the Lot boundaries to the satisfaction of the Development Planner.
5.8.13. Where a passenger loading area is required as part of a Development, it Shall be:
 
5.8.13.1. located as close as reasonably possible from an entry to the Building;
5.8.13.2. located in such a manner as not to interfere with any required space for emergency vehicles;
5.8.13.3. not less than 5.0 m in width; and
5.8.13.4. not less than 6.0 m in length.
5.8.14. Where a certain number of Parking Spaces are required for a Use under Subsection 5.8.2 the Development Planner May relax the number of on-site vehicle Parking Spaces required if bicycle parking is provided on-site to the satisfaction of the Development Planner.
5.9. Pipeline Setbacks
 
5.9.1. Development Setbacks from pipeline rights-of-way, oil and gas installations and other utility corridors Shall meet or exceed the requirements of the Province.
5.9.2. Subject to Subsection 5.9.1, for the following Uses, the minimum Setback from the right-of-way of a pipeline with a maximum licensed operating pressure of 3447.5KPa or greater is:
 
5.9.2.1. 1.0 m (3.3 ft.) for an Accessory Building
5.9.2.2. 15.0 m (50.0 ft.) for a principal residential, commercial or industrial Building; and
5.9.2.3. 200 m (656 ft.) for a Principal Building for sensitive Uses including but not limited to community recreation services, private education, public education, spectator entertainment, exhibition and convention facilities, major health services, Religious Assemblies, or spectator sports.
5.9.3. The minimum Setback from a pipeline with a maximum licensed operating pressure less than 3447.5KPa is 5.0 m (16.0 ft.) for all Principal Buildings.
5.10. Protection of Agricultural Operations
 
5.10.1. Within an Edmonton South Special Area Zone where an Agricultural Operation is listed as a Permitted Use, the City Shall endeavor to protect such Agricultural Operations from any undue pressures that May arise due to nearby non-agricultural Development.
5.10.2. Where more than 1 minimum Setback distance is applicable under Edmonton South Special Area, the greater distance Shall prevail.
5.11. Site Leveling, Infilling, Grading and Stockpiling
 
5.11.1. No topsoil, fill, aggregate or other similar material Shall be deposited on, moved within, or removed from a property without first obtaining a Development Permit, unless specifically exempt under Section 7.120.
5.11.2. Any application made for Site leveling, Infilling, grading or Stockpiling under Subsection 5.11 Shall be processed as a Discretionary Use in all Edmonton South Special Area Zones, unless specifically exempt under Section 7.120.
5.11.3. Where a Development Site requires leveling, Infilling or grading, the topsoil on the Site Shall be removed, Stockpiled, and replaced following completion of the Site modifications.
5.11.4. Any Development Permit application that involves importing material from outside of the subject property to which the application is being considered, Shall include the following, as an integral part of the application:
5.11.5. Soil Testing, in compliance with Subsection 5.11.13;
5.11.6. A detailed description of the source of the material being considered for the Development Permit (eg. legal land location, Site map, aerial imagery);
5.11.7. detailed description of the reason(s) for making the application (eg. Infilling for construction purposes; to increase agricultural productivity; flood control); and
5.11.8. Any other supporting information deemed necessary by the City to protect agricultural crop land from harmful contaminants.
5.11.9. Should any works undertaken under the provisions of Subsection 5.11 require the removal of any materials from the subject Site, a disposal plan providing an overview of the means of disposal for any surplus topsoil or material Shall be required at the time of application.
5.11.10. Site grading Shall not be permitted to direct additional surface drainage from the subject Lot onto an adjacent Lot unless provided for in an approved drainage plan or storm water management plan for the area.
5.11.11. Site grading Shall not be permitted to impede or interfere with the natural flow of surface water onto Adjacent Lands or public ditches.
5.11.12. Despite Subsection 5.11.11, where provincial approval to divert a natural water course has been obtained, a Development Permit May be issued for Lot grading or Site Development that includes the approved diversion.
5.11.13. Materials used for Infilling, grading or Stockpiling on a Site Shall be free of contaminants and debris to the satisfaction of the Development Planner and the Province (where applicable). If in the opinion of the Development Planner there is a risk of contaminants or debris, the Development Planner May require an Applicant to submit, prior to approval being issued, professional testing to ensure that all materials are free of Agricultural Soil Borne Pests (including, but not limited to Clubroot of Canola) that May be of detriment to the Development Site, or surrounding areas in compliance with Subsection 5.11.12.
5.11.14. Proposals for the Stockpiling of materials sourced from outside of the property, in which the Development Permit is being considered, Shall be determined at the discretion of the Development Planner. The Stockpiling of any materials that do not form an implicit part of a wider Development proposal, that, in the opinion of the Development Planner, will create visual detriment to the surrounding area, Shall not be permitted.
5.11.15. Should any proposed Infilling or grading works be for the provision of future Development, it Shall be the responsibility of the Applicant to demonstrate to the City, at the Development Permit stage, that the material being imported to the Development Site provides adequate ground stability for the intended Use.
5.12. Tree Clearing
 
5.12.1. Tree clearing is considered to be a Discretionary Use in all Edmonton South Special Area Zones, and Shall require a Development Permit unless exempted by this Bylaw. Tree farms and the clearing of land for agricultural Developments are exempted.
5.12.2. For the purposes of Edmonton South Special Area, tree clearing does not include commercial logging operations which are considered to be a Natural Resource Extraction industry.
5.12.3. As part of an application for tree clearing, an Applicant Shall be required to provide the following information:
 
5.12.3.1. reasons for the proposed tree clearing;
5.12.3.2. a description of the vegetation to be cleared;
5.12.3.3. a Site plan with dimensions showing the area to be cleared and any significant natural features on and adjacent to the area to be cleared;
5.12.3.4. a proposed schedule for tree clearing and hauling;
5.12.3.5. the proposed access and haul routes for removing timber; and
5.12.3.6. plans for Site restoration.
5.12.4. When considering an application for tree clearing, the Development Planner Shall have regard for the environmental significance of the area to be cleared and the potential impacts on Adjacent Lands.
5.13. Wildfire Provisions
 
5.13.1. When evaluating a Development application in or adjacent to Wildlands, the Development Authority Shall refer the application to Edmonton Fire Rescue Services for their review and comments with respect to fire safety.
5.13.2. As part of a Development application in or adjacent to Wildlands, an Applicant May be required to provide the following information:
 
5.13.2.1. a description of all vegetation on the Site;
5.13.2.2. a Site plan with dimensions showing all combustible materials on the Site, including Buildings, decks, Fences, firewood storage, trees and brush;
5.13.2.3. a description of the exterior Building materials on all Buildings;
5.13.2.4. a contour drawing of the Site;
5.13.2.5. a description of any fire pit, burning barrel or chimney outlet and its location relative to combustible materials;
5.13.2.6. a description of any propane, gasoline or diesel oil storage and its location on the Site; and
5.13.2.7. the location of overhead power lines on the Site.
5.13.3. As part of a Development application in or adjacent to Wildlands, the Development Planner May require a wildfire hazard assessment.
5.13.4. As a condition of approval for a Development in or adjacent to Wildlands, the Development Planner May require that actions be taken to reduce the risk of wildfire, including the removal of natural vegetation and other combustible materials on the Site and the use of non-combustible materials on the exterior of Buildings.
5.13.5. Despite any other provision of the Edmonton South Special Area regulation, the minimum Setbacks for a Building situated adjacent to a Wildland May be increased, in compliance with recommendations of the Alberta Fire Smart Program, in order to provide an adequate defensible space around the Building in the event of wildfire.
5.14. Front Yard
 
5.14.1. In the case of a Corner Lot, the Front Yard Shall be the narrower of the 2 frontages unless otherwise determined by the Development Planner.
5.14.2. Where a corner Site comprises more than 1 Lot, the Front Yard of the entire Site Shall be taken on the same frontage as the Corner Lot.
5.14.3. The Development Planner May require a Double Fronting Lot to provide Front Yard Setbacks on each road to improve the Streetscape appearance and achieve Setback consistency with Development on adjacent properties.
5.14.4. Where a Lot is both a Corner Lot and a Double Fronting Lot, the Development Planner Shall determine which frontages Shall be considered the Front Yard for purposes of Building orientation and Setback.
5.15. Screening and Fencing
 
5.15.1. Screening May be required by the Development Planner to minimize the impact of elements considered to be unsightly.
5.15.2. The Landowner Shall be responsible for the maintenance of Screening and/or Fencing to the satisfaction of the Development Planner.
5.15.3. Screening elements Shall be unobtrusive and aesthetically pleasing, with a size and height considered appropriate by the Development Planner, unless otherwise specified in a Zone with specific Screening requirements.
5.16. Projections into Yards
 
5.16.1. Structures erected and equipment installed to ensure barrier-free access to a Development or Building, and which are projecting into a required Yard, May be approved by the Development Planner, provided that the projection meets the provisions of the Alberta Building Code.
5.16.2. Utilities, underground parking, and similar structures constructed entirely beneath the surface of the ground May encroach into required yards provided such underground encroachments do not result in a grade inconsistent with abutting properties and the encroachments are covered by sufficient soil depth or surface treatment to foster Landscaping.
5.17. Campground
 
5.17.1. Where considering an application for Development of a Campground whether consisting of campsites or Recreational Lots, the Development Planner Shall have regard for the suitability of the Site based on its physical attributes, accessibility, surrounding land uses and environmental sensitivity.
5.17.2. A Campground Shall not be permitted within 305 m (1,000 ft.) of a Multi-Lot Residential Subdivision. Exceptions May be made where a highway bisects the minimum separation distance.
5.17.3. An application for a Campground Shall include a detailed plan showing natural contours and vegetation, vehicle and pedestrian circulation systems, children’s play areas, utilities, Buildings, service areas and proposed campsites to the satisfaction of the Development Planner.
5.17.4. The number and layout of campsites or Recreational Lots in a Campground Shall be to the satisfaction of the Development Planner who Shall consider environmental sensitivity, privacy of campers, potential impact on roads, Adjacent Land uses, public recreation facilities and other factors considered relevant.
5.18. Child Care Facility
 
5.18.1. When considering an application for the Development of a Child Care Facility the Development Planner Shall take into account the size, configuration and quality of the Site and associated Buildings, Adjacent Land uses, potential traffic generation, proximity to Parks, open spaces or recreation areas, and potential impacts on other Development in the surrounding area.
5.18.2. The Development Planner May consult with provincial and municipal child service agencies prior to making a decision.
5.18.3. A Child Care Facility Shall provide, to the satisfaction of the Development Planner, a minimum of 1 on-site Parking Space for every 3.0 m2 of Floor Area as defined by Provincial childcare regulations, as amended from time to time.
5.19. Dwelling, Garden Suite
 
5.19.1. A Dwelling, Garden Suite May be approved on a Lot of 0.8 ha (2.0 ac) or more if, in the opinion of Development Planner, it would not interfere with the existing quality of life or character of the neighbourhood.
5.19.2. A Dwelling, Garden Suite shall be located and designed to connect with utilities serving the host residence and shall not jeopardize services to neighbouring Lots. If a proposed garden suite cannot practically be connected with the water or sewer utility on the Site, it May be permitted to have a pump-out holding tank for sewage and/or a cistern for a potable water supply.
5.19.3. A Dwelling, Garden Suite shall be designed, constructed, and finished in a manner that is, in the opinion of the Development Planner, visually compatible with the principal on the Site and the general Development of the neighbourhood.
5.19.4. The gross Floor Area of a garden suite shall be no less than 37.2 m2 (400 ft2) and no more than 65 m2 (700 ft2).
5.19.5. The maximum height of a garden suite shall be no more than 4.5 m (14.7 ft.).
5.19.6. A garden suite shall comply with the minimum Setback requirements of the district.
5.19.7. The Site around a garden suite shall be graded to minimize pooling under or around the suite and to avoid storm water runoff onto adjacent Lots.
5.19.8. A permit issued for a garden suite shall be temporary, for a term not exceeding 5 years, and May be renewed upon subsequent application. Upon expiry of the permit, and if it is not renewed, the suite shall be removed or incorporated into the Dwelling, principal and the Site restored to the satisfaction of the Development Planner.
5.20. Dwelling, Manufactured Home
 
5.20.1. A Dwelling, Manufactured Home Shall have C.S.A. certification, or an equivalent to the satisfaction of the Development Planner, to be submitted with the Development Permit application.
5.20.2. A Dwelling, Manufactured Home Shall be placed on a proper foundation in compliance with Alberta Building Code Regulations. The foundation Shall be temporary where a Dwelling, Manufactured Home is limited to a temporary approval as a Dwelling, Secondary under Subsection 5.22.9.
5.20.3. The undercarriage of a Dwelling, Manufactured Home Shall be completely screened from view by a foundation, skirting or structural addition to the satisfaction of the Development Planner.
5.20.4. The design, construction and appearance of all steps, porches, decks and additions Shall be of a standard that is compatible with that of the Dwelling, Manufactured Home.
5.21. Dwelling, Moved-In
 
5.21.1. In any Edmonton South Special Area Zone allowing residential Uses, a previously owned Dwelling, Detached moved onto an existing Lot Shall be considered a Dwelling, Moved-In and is a Discretionary Use.
5.21.2. A Dwelling, Moved-In Shall not be approved unless, in the opinion of the Development Planner, the Building is designed, constructed, and finished in a manner that is visually compatible with existing Development in the neighbourhood.
5.21.3. As a condition of Development approval, the Development Planner May require a letter of agreement and a security from the Applicant to ensure the satisfactory completion of any required Site work, construction, or finishing of a Dwelling, Moved-in.

 
5.22. Dwelling, Secondary
 
5.22.1. A Dwelling, Secondary May include a Dwelling, Detached, Dwelling, Garden Suite, Dwelling, Secondary Suite, Dwelling, Custodial Suite or Dwelling, Manufactured Home as defined and regulated in Edmonton South Special Area.
5.22.2. Where permitted in Edmonton South Special Area Zone regulations, a Dwelling, Secondary Shall be approved on a Lot of 32.4 ha (80.0 ac) or greater provided it complies with the regulations of Edmonton South Special Area.
5.22.3. Despite Subsection 5.22.2, a Lot that is slightly less than 32.4 ha (80.0 ac) due to the provision of land for a road widening, utility Lot or similar Use May be considered to be the same as a 32.4 ha (80.0 ac) Lot for the purposes of this section.
5.22.4. On a Lot 32.4 ha (80.0 ac) or greater, where there are already 2 Dwellings, Principal and a Dwelling, Secondary, an additional Dwelling, Secondary Shall be limited to a Dwelling, Garden Suite, Dwelling, Secondary Suite or Dwelling, Custodial Suite.
5.22.5. On a Lot between 0.8 ha (2.0 ac) and 32.4 ha (80.0 ac) in area, a Dwelling, Secondary May be approved subject to the following conditions:
 
5.22.5.1. On a Lot less than 2.0 ha (4.9 ac) a Dwelling, Secondary Shall be limited to a Dwelling, Garden Suite, or Dwelling, Secondary Suite, only;
5.22.5.2. On a Lot between 2.0 ha(4.9ac) and 32.4ha (80), Dwelling, Secondary Shall not include a Dwelling, Detached; but May include a Dwelling, Manufactured Home; a Dwelling, Garden Suite; or Dwelling, Custodial Suite on a discretionary basis.
5.22.6. Despite Subsection 5.22.5, on any Full-Serviced Residential Lot a Dwelling, Secondary Suite May be approved subject to such conditions as are deemed to be necessary to ensure that the Development will not have an adverse impact on adjacent properties.
5.22.7. Where exercising discretion under Subsection 5.22.5, the Development Planner must be satisfied that the Dwelling, Garden Suite or Dwelling, Secondary Suite is suitable and compatible with the physical aspects of the Lot and the residential image of the neighbourhood.
5.22.8. Upon expiry of a limited-term permit issued in compliance with Subsection 5.20.2, the Dwelling, Secondary Shall be removed and the Site restored to the satisfaction of the Development Planner. In the case of Dwelling, Secondary Suite, the cooking facilities, including 240 volt wiring, Shall be removed.
5.22.9. A limited-term permit for a Dwelling, Secondary on a Lot less than 32.4 ha (80.0 ac) issued prior to March 11, 2008, May be renewed regardless of its compliance with 5.22.5.2.
5.23. Frame and Fabric Structures
 
5.23.1. A Frame and Fabric Structure May be permitted for a period of up to 5 years and only as an Accessory Building to an approved Principal Building on the Site and within Edmonton South Special Area Zones where Frame and Fabric Structure Use is listed as discretionary.
5.23.2. Despite Subsection 5.23.1, an engineered Frame and Fabric Structure May be permitted on a Site with no Principal Building if the Principal Use of the Site is Utility Service, Major.
5.23.3. Despite Subsection 5.23.1, a Frame and Fabric Structure Shall be exempt from the requirement of a Development Permit in the (AES) Agricultural Edmonton South Zone for the sole purpose of an agricultural Use that is exempted under Subsection 9 of Section 7.120, providing that it meets all other relevant regulations of Edmonton South Special Area.
5.23.4. A Frame and Fabric Structure permitted under Subsection 5.23.1 Shall only be allowed as an Accessory Building to an approved Principal Building on the Site, and Shall be reviewed in compliance with the Accessory Building regulations of the appropriate Edmonton South Special Area Zones.
5.23.5. If a Frame and Fabric Structure is permitted under Subsection 5.23, it Shall be the Landowners responsibility to repair, replace or remove the structure should it begin to show signs of wear & tear, damage, discoloration or any other factor deemed to be detrimental to safety or aesthetical value.
5.23.6. With the exception of an exemption under Subsection 5.22.3, in the Agricultural Edmonton South Zone, a Frame and Fabric Structure shall not be located in a Front Yard.
5.24. Group Home
 
5.24.1. In considering conditions for an application for a Group Home, or a Group Home, Limited where they are Permitted Uses, or whether to approve or refuse an application where they are Discretionary Uses, the Development Planner Shall take into account the size of the Lot, distances from adjacent Developments, potential traffic generation and impact on the use and enjoyment of neighbouring Lots.
5.24.2. The Development Planner Shall establish the maximum number of persons for which care May be provided in compliance with provincial regulation, and having regard for the nature of the facility, and the density of the Zone in which it is located.
5.25. Guest House
 
5.25.1. A Guest House May be all or part of an Accessory Building and is not intended to be used as a self contained unit.
5.25.2. There Shall be no more than one Guest House per Lot. The Guest House Shall be subordinate in size to the Dwelling, Principal.
5.26. Home Based Business
 
5.26.1. A Home Based Business Shall:
 
5.26.1.1. Not be approved on a Lot without an occupied Dwelling.
5.26.1.2. Not negatively affect neighbouring or adjacent residents by way of excessive lighting, operation at unreasonable times, traffic, noise, dust, or excessive on-street or off-street parking or any other factor considered relevant.
5.26.1.3. Not detrimentally vary the external appearance of land or Buildings.
5.26.1.4. Not occupy more than 30% of the gross Floor Area of the Principal Dwelling or 50% of any Accessory Buildings.
5.26.1.5. Be limited to 1 Home Based Business per Lot.
5.26.2. A Home Based Business Type 1 Shall:
 
5.26.2.1. Not store materials and equipment outdoors.
5.26.2.2. Not erect on-site signage.
5.26.2.3. Not permit client visits.
5.26.2.4. Not use commercial business vehicles.
5.26.2.5. Employ only residents who permanently reside in the Dwelling.
5.26.2.6. Not operate outdoors.
5.26.3. A Home Based Business Type 2 Shall:
 
5.26.3.1. Not store materials and equipment outdoors.
5.26.3.2. Not fabricate, repair or maintain equipment other than to service a permitted commercial vehicle.
5.26.3.3. Limit signage to 1 non-illuminated identification Sign not exceeding 1.0 m2 (10.0 ft2) in size subject to Subsection 6.
5.26.3.4. Be associated with no more than 1 commercial vehicle, parked and maintained on the Site; vehicles Shall not exceed 1 ton in weight.
5.26.3.5. Restrict the number of non-resident employees to 1.
5.26.3.6. Limit client visits and vehicle traffic at the discretion of the Development Planner.
5.26.3.7. Not occupy more than 30% of the gross Floor Area of the Principal Dwelling or 50% of any Accessory Buildings.
5.26.3.8. Be limited to a maximum 2 year approval period, which will be subject to review through reapplication prior to expiration.
5.26.3.9. Not be located in a Dwelling, Secondary.
5.26.3.10. Not operate outdoors.
5.26.4. A Home Based Business Type 3 Shall:
 
5.26.4.1. Not be permitted in a Multi-Lot Residential Subdivision (4 or more contiguous parcels for residential purposes) or within 400 m (1,312 ft) of an existing Multi-Lot Residential Subdivision.
5.26.4.2. Screen Outdoor Storage from public view to the satisfaction of the Development Planner. The maximum permissible area for Outdoor Storage is 92.9m2 (1000 ft2).
5.26.4.3. Be limited to 1 non-illuminated identification Sign not exceeding 1.0 m2 (10.0 ft2) in size subject to Subsection 6.
5.26.4.4. Be limited to a maximum 2 year approval period, which will be subject to review through reapplication prior to expiration.
5.26.4.5. Have no more than 2 commercial vehicles and 1 trailer, parked and maintained on the Site. Vehicles Shall be restricted to 1 vehicle, 1 ton or under and 1 vehicle over 1 ton up to a maximum of a semi-truck and associated trailer.
5.26.4.6. Limit the number of non-resident employees to a maximum of 3.
5.26.4.7. Limit the number of non-resident employee vehicles parked on the Site to a maximum of 3.
5.26.4.8. Limit client visits and vehicle traffic at the discretion of the Development Planner.
5.26.4.9. Restrict outdoor activity to the loading and unloading of equipment to within an approved Outdoor Storage area.
5.26.4.10. Not be located in a Dwelling, Secondary.
5.27. Kennel
 
5.27.1. A Kennel Shall not be permitted within or adjacent to a Multi-Lot Residential Subdivision or closer than 400 m (1,312 ft.) from the boundary of a Multi-Lot Residential Subdivision. Exceptions May be made where a highway bisects the minimum separation distance.
5.27.2. A Kennel within 400 m (1,312 ft.) of a Multi-Lot Residential Subdivision that provides, to the satisfaction of the Development Planner, evidence of its existence prior to passage of March 11, 2008, May be permitted to continue operating but will not be permitted to expand.
5.27.3. All Kennel Buildings and exterior exercise areas May be required to have soundproofing and Screening to the satisfaction of the Development Planner.
5.27.4. No Building or exterior exercise area used to accommodate dogs Shall be located within 30.0 m (98.0 ft.) of any property line of the Lot on which the Kennel is located.
5.27.5. No Building or exterior exercise area used to accommodate dogs Shall be located within 90.0 m (295 ft.) of any Dwelling on an adjacent Lot.
5.27.6. All exterior exercise areas (runs) Shall be enclosed with a Fence acceptable to the Development Planner.
5.27.7. All Kennel Buildings and exterior exercise areas Shall be Sited behind the Principal Building.
5.28. Outdoor Storage
 
5.28.1. The following Shall apply in all Edmonton South Special Area Zones:
 
5.28.1.1. No person Shall store goods, products, materials or equipment outside of a Building unless the storage is subject of an approved Development Permit or deemed by the Development Planner to be an integral part of another Use that has been approved or does not require a Development Permit.
5.28.1.2. Outdoor Storage areas May be required to be Screened from view by means of Fencing, Shrubbery, trees and other Landscaping to the satisfaction of the Development Planner.
5.28.1.3. No Outdoor Storage activity May be undertaken if in the opinion of the Development Planner it would unduly interfere with amenities of the district or adversely affect neighbouring Lots by reason of excessive noise, smoke, steam, odour, glare, dust, vibration, refuse matter or other noxious or hazardous emissions.
5.28.1.4. Outdoor storage areas Shall be located, developed and maintained in a neat and orderly manner to the satisfaction of the Development Planner.
5.28.2. In addition to the regulations of Subsection 5.28.1, the following Shall apply in the Industrial-Light Edmonton South (ILES), Industrial Business Edmonton South (IBES) and Urban Commercial 3 Edmonton South (UC3ES) Zones:
 
5.28.2.1. There Shall be no Outdoor Storage of goods, products, materials or equipment permitted within a required Front Yard Setback.
5.28.2.2. Outdoor Storage areas Shall be graded and surfaced to the satisfaction of the Development Planner.
5.28.2.3. Fencing and/or Landscaping to the satisfaction of the Development Planner May be required as a condition of approval for any Outdoor Storage.
5.29. Cannabis and Cannabis Related Uses
 
5.29.1. No Cannabis shall be permitted to be grown outdoors.
5.29.2. On-site Cannabis sales shall not be permitted from any Cannabis Production Facility or Cannabis Storage & Distribution Facility.
5.29.3. Hours of operation of any Cannabis related Use shall be restricted at the discretion of the Development Planner.
5.29.4. The sale of Cannabis shall not occur on the same premises as tobacco and/or Liquor Sales.
5.29.5. Any regulations within this Bylaw are not intended to include personal Cannabis growing or possession limits as established by the federal and/or provincial government and includes both the medical and/or recreational growing of Cannabis.

 

6.1. Unless specifically exempted under Section 7.120 of this Bylaw, placement of a Sign on any land within the Edmonton South Special Area Shall require a Development Permit.
6.2. Unless exempted under Section 7.120 of this Bylaw, a Sign Shall be considered a Discretionary Use in all Edmonton South Special Area Zones.
6.3. An application for a Development Permit for a Sign Shall include drawings, acceptable to the Development Planner, that include:
 
6.3.1. a Site plan showing distances to property lines, approaches or driveways, and existing Buildings;
6.3.2. elevations showing overall dimensions and height of the Sign, projections of the Sign from any part of the Building or over public property, and clearances above Building Grade;
6.3.3. the proposed graphics, including the size of letters or numbers on the Sign; and
6.3.4. the manner of illuminating the Sign.
6.4. The quality, aesthetic character and finishing of a Sign Shall be to the satisfaction of the Development Planner.
6.5. A Landowner May be required to remove or repair any Sign which in the opinion of the Development Planner is unsightly or in such a state of disrepair as to constitute a hazard.
6.6. No Sign Shall obstruct free and clear vision of vehicle and pedestrian traffic.
6.7. No Sign Shall interfere with or be confused with an authorized traffic Sign, signal or device.
6.8. No Sign other than one exempted under Section 7.120 or allowed under Subsection 5.22 Shall be placed within any Multi-Lot Residential Subdivision.
6.9. Every application for a Digital Media Sign will be considered according to its individual merits. A permit May be granted, provided that:
 
6.9.1. the Sign conforms to all other regulations in the Edmonton South Special Area;
6.9.2. in the opinion of the Development Planner, the illumination or animation will not create a hazard to traffic on any public roadway or interfere with the use or enjoyment of any adjacent property.
6.10. The face area of a non-digital media Freestanding Sign Shall not exceed 8.0 m2 (86.1 ft2) for the first 15.0 m (49.2 ft.) of lineal frontage, plus 0.1 m2 (1.1 ft2) for each additional lineal foot of frontage to a maximum of 20.0 m2 (215 ft2).
6.11. Despite Subsection 6.10, on a Lot designated as an Industrial-Light Edmonton South (ILES), Industrial Business Edmonton South (IBES) or Urban Commercial 3 Edmonton South (UC3ES) Zone, a Freestanding Sign exceeding the maximum copy area May be approved, provided it otherwise complies with this Bylaw and, in the opinion of the Development Planner, does not detract from or interfere with other approved Developments.
6.12. The maximum height of a Freestanding Sign Shall be 9.0 m (29.5 ft.) above grade level at the nearest point on the edge of the roadway surface of an adjacent public road.
6.13. Despite Subsection 6.12, the Development Planner May vary the maximum permitted height of a Freestanding Sign providing that it does not unduly impact the Site or its surroundings and complies with the relevant regulations of Edmonton South Special Area and any other relevant statutory, or non statutory document.
6.14. There shall be no more than 1 Freestanding Sign per Lot frontage, although there May be multiple Sign faces allowed on a Freestanding Sign where more than 1 business occupies the Lot.
6.15. The maximum height of any Sign other than a Freestanding Sign Shall be determined by the Development Planner who Shall have regard for the scale and character of adjacent Development and any matters of aesthetics or public safety considered to be relevant.
6.16. A Temporary Sign May be approved by the Development Planner, in compliance with the following regulations:
 
6.16.1. a permit for a Temporary Sign is effective for a maximum of 90 days;
6.16.2. a permit for a Temporary Sign May be renewed once for a maximum of 60 days within a 12-month period on the same Lot;
6.16.3. only one Temporary Sign is permitted for each Lot frontage,
6.17. a Temporary Sign Shall:
 
6.17.1. have an overall height no greater than 2.0 m (6.5 ft.) above the grade at its base;
6.17.2. Have copy area no greater than 3.0 m2 (32.3 sq. ft); and
6.17.3. be placed completely within the boundaries of the Lot on which it stands.
6.18. A Seasonal Sign May be approved by the Development Planner, in compliance with the following regulations:
 
6.18.1. a permit for a Seasonal Sign is effective for a maximum of 5 years;
6.18.2. a Seasonal Sign Shall be used for a maximum of 90 days per year, and Shall be removed from the Site when not in use;
6.18.3. a Seasonal Sign Shall be placed completely within the boundaries of the Lot on which it stands;
6.18.4. the dimensions and appearance of a Seasonal Sign Shall be at the discretion of the Development Planner; and
6.18.5. only one Seasonal Sign is allowed for each Lot frontage.
6.19. A Digital Media Sign May be approved by the Development Authority, in compliance with the following provisions:
 
6.19.1. A Digital Media Sign must:
 
6.19.1.1. be located a minimum of 300 m from another Digital Media Sign facing the same oncoming traffic.
6.19.1.2. be located a minimum of 25.0 m from a non-digital Freestanding Sign.
6.19.2. Digital display content must remain in place unchanged for a minimum of 6 seconds before switching to new content and shall be a static display.
6.19.3. The maximum time between each different digital display on a Sign is 0.25 seconds.
6.19.4. Digital display content must not include full motion video, animation or flashing images. In the case of an electronic message board, the text May scroll at a pace deemed acceptable to the Development Planner.
6.19.5. If any component of a digital display fails or malfunctions such that the display is no longer operating in compliance with this Bylaw, or with the conditions of the Sign Permit, the Sign Permit holder must ensure that the digital display is turned off until all components are fixed and operating in compliance.
6.19.6. All digital displays must include a dimming feature that will automatically reduce the brightness to adapt to the ambient light level.
6.19.7. The face of a Digital Media Sign shall not exceed 63.0 m2 (680 ft2).
   

 

 

 

Appendix I - Edmonton South Special Area

a

Edmonton South Special Area Map Image

 

3.61 AES - Agricultural Edmonton South Zone

To allow for larger Agricultural Operations and limited higher intensity agricultural activities on smaller Lots, while at the same time providing for limited residential and other Uses having a secondary role to agriculture. New Residential Lots created after passage of this Bylaw shall only be created to subdivide a farmstead from a previously unsubdivided quarter section, and shall be no larger than 2.0 ha (4.9 ac).

2.1. Accessory Building ≤ 120.0 m2 (1,292 ft2)
2.2. Agriculture, Extensive
2.3. Agriculture, Horticultural
2.4. Agriculture, Livestock
2.5. Dwelling, Detached
2.6. Dwelling, Manufactured Home
2.7. Dwelling, Moved In
2.8. Dwelling, Secondary  ≥ 32.4 ha (80.0 ac)
2.9. Group Home, Limited
2.10. Home Based Business, Type 1
2.11. Utility Service, Minor

 

3.1. Accessory Building > 120.0 m2 (1,292 ft2)
3.2. Agricultural Processing, Limited
3.3. Animal Care Service
3.4. Campground
3.5. Cemetery
3.6. Child Care Facility
3.7. Commercial Greenhouse
3.8. Cultural Facility
3.9. Dwelling, Communal
3.10. Dwelling, Secondary < 32.4 ha (80.0 acres)
3.11. Education Service
3.12. Equestrian Facility
3.13. Frame and Fabric Structure   
3.14. Group Home
3.15. Guest House
3.16. Home Based Business Type 2
3.17. Home Based Business Type 3
3.18. Kennel
3.19. Labour Group Housing
3.20. Landscaping Sales and Service        
3.21. Local Community Facility
3.22. Outdoor Storage
3.23. Park
3.24. Recreation, Outdoor
3.25. Recreation, Indoor
3.26. Recreational Vehicle Storage
3.27. Religious Assembly
3.28. Sign
3.29. Temporary Asphalt Plant
3.30. Utility Service, Major

 

Residential Uses
4.1. The maximum number of Dwellings Shall be in compliance with the following:
 
4.1.1. On a Lot of 32.4 ha (80.0 ac) or more, there is a maximum of 2 Principal Dwellings, which can be a Dwelling, Detached, Dwelling, Manufactured Home or Dwelling, Moved In, and 2 Dwellings, Secondary, in compliance with the regulations of Subsection 5.22 of Section 3.60 of this Bylaw.
4.1.2. On a Lot less than 32.4 ha (80.0 ac), there is a maximum of 1 Principal Dwelling and 1 Dwelling, Secondary, in compliance with the regulations of Subsection 5.22 of Section 3.60 of this Bylaw.
Industrial Uses
4.2. Recreational Vehicle Storage Shall comply with the following:
 
4.2.1. The maximum Site coverage of Recreational Vehicle Storage use shall be equal to or less than 5% of the Site area.
4.2.2. Despite Subsection 4.2.1, 5 acres located at NW 36-50-24-W4 may be used for Recreational Vehicle Storage.

 

5.1. The minimum Lot size for agricultural Lots is 32.4 ha.
5.2. The maximum Lot size for Residential Lots is 2.0 ha.
5.3. Minimum Building Setbacks Shall be in compliance with Table 5.3:
Table 5.3: Minimum Building Setback Requirements
Subsection From the property line adjacent to: Principal Building Accessory Building
Site Area
5.3.1. Road, Highway - Front/Side/Rear 40.0 m 40.0 m
5.3.2. Road, Municipal Grid – Front/Side/Rear 35.0 m 35.0 m
5.3.3. Road, Internal/Road, Service - Front/Side/Rear 20.0 m 20.0 m
5.3.4. Other Lot - Side 7.5 m 7.5 m
5.3.5. Other Lot - Rear 7.5 m 7.5 m
6.1. Despite the Purpose of this Zone, Subsections 3.1 and 3.2, an additional Subdivision May be granted from a previously subdivided quarter provided that the additional parcel to be subdivided is cut off from the rest of the parcel by a physical barrier to Agricultural Operations, and has legal, physical and safe access to a maintained public road.

 

3.62 RCES - Country Residential Edmonton South Zone

To allow for residential Development on larger acreage Lots within Multi-Lot Residential Subdivisions on lands deemed relatively less viable for larger Agricultural Operations. New Residential Lots Shall be between 1.0 ha (2.5 ac) and 4.0 ha (9.88 ac).

2.1. Accessory Building ≤ 85.0 m2 (915 ft2)
2.2. Dwelling, Detached
2.3. Group Home, Limited
2.4. Home Based Business, Type 1
2.5. Utility Service, Minor

 

3.1. Accessory Building > 85.0 m2 (915 ft2)
3.2. Child Care Facility
3.3. Manufactured Homes
3.4. Dwelling, Secondary
3.5. Frame and Fabric Structure
3.6. Group Home
3.7. Guest House
3.8. Home Based Business Type 2
3.9. Kennel
3.10. Local Community Facility
3.11. Park
3.12. Sign

 

Residential Uses
4.1. Manufactured Homes shall comply with the following:
 
4.1.1. New manufactured homes May be located only in Hazel Grove on Lots 4 and 9, Plan 8020039, Ironhorse Estates on all Lots within Plan 8221543, and in Looma Estates on all Lots within Plan 7521709.
4.1.2. A Dwelling, Manufactured Home located pursuant to Subsection 4.1.1 Shall be less than or equal to 1 year old at time of issuance of permit and greater than or equal to 95.0 m2 (1,025 ft2) in Floor Area.
4.1.3. For the purpose of obtaining Development approval for a Dwelling, Manufactured Home, a residential addition or enlargement, or Accessory Development, a Dwelling, Manufactured Home placed in its current location prior to the passage of Land Use Bylaw 7-08 Shall be deemed a Discretionary Use; however, it cannot be replaced with another Dwelling, Manufactured Home unless specifically permitted under this Section.           
4.1.4. A Dwelling, Manufactured Home May locate on N.E. 24-48-25-W4th on a 5 year renewable basis.

 

5.1. The minimum Lot size for Residential Lots is 1.0 ha.
5.2. The maximum Lot size for Residential Lots is 4.0 ha.
5.3. There Shall only be up to 2 Dwellings permitted on a Lot, including 1 Dwelling, Secondary, in compliance with the regulations of Subsection 5.22 of Section 3.60.
5.4. The minimum Floor Area for a Dwelling, Detached is 95.0 m2 (1,025 ft2).
5.5. Minimum Building Setbacks Shall be in compliance with Table 5.5:
Table 5.5: Minimum Building Setback Requirements
Subsection From the property line adjacent to: Principal Building Accessory Building
5.5.1. Road, Highway - Front/Side/Rear 40.0 m 40.0 m
5.5.2. Road, Municipal Grid – Front/Side/Rear 35.0 m 35.0 m / 20.0 m /
20.0 m
5.5.3. Road, Internal/Road, Service - Front/Side/Rear 15.0 m / 7.5 m /
7.5 m		 15.0 m / 3.0 m /
3.0 m
5.5.4. Other Lot – Side 7.5 m 3.0 m
5.5.5. Other Lot – Rear 7.5 m 3.0 m
6.1 Individual Lots shall be accessed by internal collector or service roads constructed for the Subdivision, unless there are 3 or fewer parcels on any 1 particular public roadway.

3.63 RAES - Acreage Residential Edmonton South Zone

To allow for residential Development on small acreage Lots within Multi-Lot Residential Subdivisions on lands deemed relatively less viable for larger Agricultural Operations. New Residential Lots Shall be between 0.4 ha (1.0 ac) and 1.2 ha (3.0 ac).

2.1. Accessory Building ≤ 75.0 m2 (807 ft2)
2.2. Dwelling, Detached
2.3. Group Home, Limited
2.4. Home Based Business Type 1
2.5. Utility Service, Minor

 

3.1. Accessory Building > 75.0 m2 (807 ft2)
3.2. Child Care Facility
3.3. Dwelling, Secondary
3.4. Frame and Fabric Structure
3.5. Group Home
3.6. Guest House
3.7. Home Based Business Type 2
3.8. Local Community Facility
3.9. Park
3.10. Sign

 

4.1. The minimum Lot size for Residential Lots is 0.4 ha.
4.2. The maximum Lot size for Residential Lots is 1.2 ha.
4.3. Minimum Building Setbacks Shall be in compliance with Table 4.3:
Table 4.3: Minimum Building Setback Requirements
Subsection From the property line adjacent to: Principal Building Accessory Building
4.3.1. Road, Highway - Front/Side/Rear 40.0 m 40.0 m
4.3.2. Road, Municipal Grid – Front/Side/Rear 35.0 m 35.0 m / 20.0 m /
20.0 m
4.3.3. Road, Internal/Road, Service - Front/Side/Rear

15.0 m / 7.5 m /
7.5 m

 15.0 m / 3.0 m /
3.0 m
4.3.4. Other Lot – Side 7.5 m 3.0 m
4.3.5. Other Lot – Rear 7.5 m 3.0 m
4.4. No more than 2 Dwellings are allowed on a Lot including 1 Dwelling, Secondary, in compliance with the regulations of Subsection 5.22 of Section 3.60.
4.5. The minimum Floor Area for a Dwelling, Detached Shall be 95.0 m2 (1,025 ft2).

 

3.64 NSRVES - North Saskatchewan River Valley Edmonton South Zone

To allow for primarily agricultural Uses as well as active and Passive Recreation activities, and limited non-recreational land Uses in the North Saskatchewan River Valley area. New Residential Lots created after passage of this Bylaw shall only be created to subdivide a farmstead from a previously unsubdivided quarter section, and shall be less than or equal to 2.0 ha (4.9 ac).

2.1. Accessory Building ≤ 100 m2 (1,080 ft2)
2.2. Agriculture, Extensive
2.3. Agriculture, Horticultural
2.4. Agriculture, Livestock
2.5. Dwelling, Detached
2.6. Dwelling, Manufactured Home
2.7. Dwelling, Secondary  ≥ 32.4 ha (80.0 ac)
2.8. Group Home, Limited
2.9. Home Based Business, Type 1
3.1. Accessory Building > 100 m2 (1,080 ft2)
3.2. Agricultural Processing, Limited
3.3. Animal Care Service
3.4. Campground
3.5. Cemetery
3.6. Child Care Facility
3.7. Cultural Facility
3.8. Dwelling, Moved In
3.9. Dwelling, Secondary < 32.4ha (80.0 acres)
3.10. Education Service
3.11. Equestrian Facility
3.12. Frame and Fabric Structure   
3.13. Group Home
3.14. Guest House
3.15. Home Based Business Type 2
3.16. Kennel
3.17. Local Community Facility
3.18. Park
3.19. Recreation, Outdoor
3.20. Religious Assembly
3.21. Sign
3.22. Utility Service, Minor
4.1. Golf courses and other Developments typically subject to potentially large amounts of fertilizer use May be required to submit a nutrient loading assessment that would address possible nutrient discharge to waterways and groundwater. Such an assessment would be required to be prepared by a qualified environmental professional member as defined in the Professional Responsibilities in Completion and Assurance of Reclamation Work in Alberta Joint Practice Standard, and identify mitigative measures to address any areas of concern, including nutrient loading minimization, if required. The Development Planner May impose any conditions necessary to mitigate impacts identified in the assessment.
5.1. The minimum Lot size for agricultural Lots is 32.4 ha.
5.2. The minimum Lot size for Residential Lots is 1.0 ha.
5.3. The maximum Lot size for Residential Lots is 2.0 ha., except that:
5.4. Minimum Building Setbacks Shall be in compliance with Table 5.4:
5.4. Minimum Building Setback Requirements
Subsection From the property line adjacent to: Any Building
Front Setback
5.4.1. Road, Highway - Front/Side/Rear 40.0 m
5.4.2. Road, Municipal Grid – Front/Side/Rear 35.0 m
5.4.3. Road, Internal/Road, Service - Front/Side/Rear 20.0 m Front - 15.0 m Side/Rear
5.4.4. Other Lot – Side/Rear 7.5 m
5.5. The maximum height of a non-agricultural Building is 10.0 m (32.8 ft.).
5.6. The maximum number of Buildings Shall comply with the following:
 
5.6.1. On a Lot of 32.4 ha (80.0 ac) or more, there is a maximum of 2 Principal Dwellings, which can be a Dwelling, Detached; Dwelling, Manufactured Home or Dwelling, Moved In, and 2 Dwellings, Secondary in compliance with the regulations of Subsection 5.22 of Section 3.60.
5.6.2. On a Lot less than 32.4 ha (80.0 ac), there is a maximum of Principal Dwelling and 1 Dwelling, Secondary in compliance with the regulations of Subsection 5.22 of Section 3.60.
6.1. Despite the purpose of this Zone and Subsections 5.1 and 5.3, an additional Subdivision May be granted from a previously subdivided quarter provided that the additional parcel to be subdivided is cut off from the rest of the parcel by a physical barrier to Agricultural Operations, provided that it has legal, physical and safe access to a maintained public road.
6.2. For both agricultural and non-agricultural Uses, the Development Planner May require an environmental impact assessment in order to ascertain whether a proposed Development May have detrimental effects on the natural environment, including potential effects on wildlife habitat and groundwater as well as the potential effects on areas which are deemed to have a high scenic value.
6.3. For both Permitted and Discretionary Uses, the Development Planner May impose Development conditions, including those that May have been identified in an environmental impact assessment, in order to mitigate any potential negative Development impacts. Such conditions May include, but are not limited to: 
 
6.3.1. restrictions on tree clearing and vegetation clearing;
6.3.2. additional Setback requirements; 
6.3.3. the retention of shelterbelts; 
6.3.4. the siting and standards of Buildings; and 
6.3.5. buffering requirements.

3.65 IBES - Industrial Business Edmonton South Zone

To allow for Development of a wide array of business/corporate offices, retail/commercial operations, entertainment facilities/complexes, and high standard accommodations. All of the Uses found within the Industrial Business Zone will operate in such a way as to create no disturbances outside of the enclosed Buildings and to be compatible with all Adjacent Land Uses.

2.1. Accessory Building < 200 m2 (2,152.8 ft2)
2.2. Business Office
2.3. Broadcast Film Studio
2.4. Cannabis Accessory Store
2.5. Cannabis Production Facility
2.6. Cannabis Retail Store
2.7. Cannabis Storage & Distribution Facility
2.8. Commercial Retail Service
2.9. Cultural Facility
2.10. Drive-in Food Services
2.11. Financial Services
2.12. Hotel
2.13. Information Service
2.14. Institutional Use
2.15. Liquor Sales
2.16. Motel
2.17. Professional, Scientific, and Technical Service
2.18. Recreation, Indoor
2.19. Restaurant
2.20. Utility Service, Minor
3.1. Accessory Building > 200 m2 (2,152.8 ft2)
3.2. Amusement Entertainment Service, Indoor
3.3. Automotive Sales and Service
3.4. Animal Care Service
3.5. Casino/Gambling Establishment
3.6. Child Care Facility      
3.7. Commercial Greenhouse
3.8. Commercial Storage
3.9. Contractor Service, Indoor
3.10. Drinking Establishment
3.11. Frame and Fabric Structure       
3.12. Funeral Service
3.13. Gas Bar
3.14. Kennel
3.15. Manufacturing, Light
3.16. Manufacturing, Limited Indoor
3.17. Night Club
3.18. Park
3.19. Personal and Health Care Service
3.20. Protective and Emergency Services
3.21. Recreation, Outdoor
3.22. Recycling Depot, Indoor
3.23. Religious Assembly
3.24. School, Commercial
3.25. Security Suite
3.26. Service Station, Major
3.27. Sign
3.28. Warehousing and Storage, Indoor
3.29. Warehousing and Storage, Limited
3.30. Warehouse Sales
Sign Uses
4.1. The design, placement and scale of all Signs Shall be to the satisfaction of the Development Planner to ensure that signage does not detract from the overall appearance of the Development and is not obtrusive, having regard to the scale of the Buildings on the Site and the distance of the Building Setback.
4.2. A minimum Setback of 5.0 m (16.4 ft) must be maintained from a Highway right-of-way for Freestanding Permanent Signs.
4.3. Business identification Signs visible from Highway travel lanes, whether Freestanding or located on Building facades, should have similar proportion, construction material and placement as those located throughout the Corridor segment.
5.1. Minimum Building Setbacks Shall be in compliance with Table 5.1:
5.1. Minimum Building Setback Requirements
Subsection From the property line: Any Building or Structure
5.1.1. Road, Highway – Front/Side/Rear 7.5 m
5.1.2. Road, Arterial – Front/Side/Rear 7.5 m
5.1.3. Road, Internal/Service or Street – Front/Side/Rear 7.5 m
Other Lots
5.1.4. Side (abutting a non-residential district) -
5.1.5. Side (abutting a residential district) 15.0 m - for a single storey
or 30.0 m - for multi-storey
5.1.6. Rear 1.2 m
5.2. Building Height
 
5.2.1. The maximum height of any Building or structure located in the vicinity of an airport shall be determined by the limits as specified in the Edmonton International Airport Zoning Regulations (CRC, c81), and shall be subject to the approval of Transportation Canada and NAV Canada.
5.2.2. The maximum Height of any Building or structure not located in the vicinity of an airport Shall not exceed 6 storeys.
5.3. The combined Site Coverage by Principal and Accessory Buildings Shall not exceed 80% of the Site.
6.1. Architectural treatment of Building facade Shall include design elements that reduce the perceived mass of the Building and add architectural interest.
6.2. Blank walls (i.e. that have no opening) facing public streets are not permitted.
6.3. Principal Building entrances shall be clearly articulated and linked to any pedestrian walkway systems.
6.4. In multi-building complexes, a consistent architectural concept Shall be maintained through the use of complementary Building design, material and colours.
6.5. Pre-engineered Principal Buildings of non-permanent/not durable materials is not permitted.
6.6. Lot configuration and associated Buildings Shall have designs that consider the natural environment including, but not limited to:
 
6.6.1. Passive solar energy;
6.6.2. Wind protection for adjacent trails and public open spaces;
6.6.3. Use of captured rainwater for landscape maintenance; or
6.6.4. Landscaping for passive cooling.
Landscaping
7.1. All lands within the Industrial Business Zone shall have a Landscaped Area. A Landscaping plan Shall be provided for all Developments in compliance with Subsection 5.5 of Section 3.60.
7.2. Within this Zone, Landscaped area shall be defined as the following:
 
7.2.1. All Front Yards and Side Yards adjacent to a road to a minimum depth of 6.0 m.
7.2.2. All minimum required Side Yards between the front and rear of a Principal Building where they are not used for vehicle circulation.
7.3. Landscaping Shall comply with the following:
 
7.3.1. Xeriscaping Landscaping techniques are encouraged to reduce watering requirements.
7.3.2. Vegetation used for Landscaping Shall be hardy to the central Alberta climate, as determined by the Development Planner.
7.3.3. In Landscaped areas, trees must be planted in clusters, double rows or triangles instead of as a single tree row, and must be spaced in compliance with recognized horticultural practice.
7.3.4. In the vicinity of an airport, Landscaping is to minimize attractants to birds and wildlife that May affect safe airport operations.
7.3.5. In the vicinity of an airport, traffic/automobile lights, traffic control devices, street lighting and Building lighting shall not interfere with the operation of any airport function.
Parking, Loading, Storage and Access
7.4. No Outdoor Storage is permitted in an Industrial Business.
7.5. Parking is encouraged to be provided underground and/or at the side or rear of Principal Buildings.
7.6. On-site parking, loading and unloading areas Shall be hard-surfaced. Loading and unloading areas Shall be located only at the side or rear of the Principal Building, and screened from view from any public roadway.
7.7. Pedestrian circulation Shall be clearly marked through paving and lighting treatments.
7.8. All pedestrian pathways Shall link between Building entrances, street sidewalks, future transit stops/stations, trail systems, and parking areas.
7.9. Shared Lot access is encouraged in an Industrial Business Edmonton South (IBES) Zone and Shall be secured with access agreements.
7.10. Adjacent parking areas on adjacent Lots May connect to one another in order to facilitate off street vehicle movement from one Development to the next.
Lighting
7.11. Any Applicant for a Development or Building permit shall submit evidence that proposed work involving outdoor lighting fixtures complies with the principles of dark sky lighting as specified by the International Dark Sky Association. The submission shall include, but May not be limited to:
 
7.11.1. Plans indicating the location on the premises, and the type of illuminating devices, fixtures, lamps, supports, reflectors, and other devices.
7.11.2. Description of the illuminating devices, fixtures, lamps, supports, reflectors, and other devices and the description May include, but is not limited to, catalogue cut sheets by manufacturers and drawings (including sections where required).
7.11.3. Photometric data, such as that furnished by manufacturers, or similar showing the angle of cutoff or light emissions. Submission of photometric data is not required where the full cutoff performance of the fixture is obvious to the reviewing official.
7.12. Where submittal includes a statement by a registered design professional that the design is in compliance with this bylaw, the requirements of Subsections 7.11.1 and 7.11.2 shall not apply.
7.13. Bottom mounted outdoor advertising Sign lighting shall be prohibited.
7.14. Bottom mounted outdoor accent lighting shall be prohibited.
7.15. Wherever possible, outdoor lighting shall be shielded or use full cutoff light fixtures. 
7.16. The total amount of outdoor illumination on any Site shall not exceed:
 
7.16.1. In commercial or industrial areas 200,000 total lumens per acre with 12,000 unshielded lumens;
7.16.2. In residential areas 55,000 total lumens per acre with 12,000 unshielded lumens.
Other Regulations
7.17. Page wire and barbed wire Fences are not permitted.
7.18. Trash enclosures, loading docks, mechanical equipment and other service elements Shall be located away and not visible from Street or perimeter walkway view.
7.19. A Development Shall carry out its operations such that no nuisance factor is created or apparent outside an enclosed Building. Nuisance factors include excessive noise, vibration, odour, unsightliness, liquid or gaseous emanations, reflection, dust, and the harbouring of restricted or noxious weeds.
7.20. Vacant, undeveloped, or unused portions of a Site Shall be maintained in grass, Landscaping materials or such other ground cover as deemed appropriate by the Development Planner.
7.21. All Developments Shall be serviced with the most up-to-date telecommunications technologies available at time of construction.
7.22. Within the vicinity of an airport, Developments that include characteristics which increase wildlife and bird hazards to the airport are prohibited.
7.23. Any Development within the defined AVPA boundary must comply with the AVPA regulations.
7.24. Performance based insulation required for commercial Developments are required in Developments located within the AVPA boundaries.
7.25. Roof-top mechanical equipment and mechanical penthouses Shall be screened from view.

3.66 ILES - Industrial-Light Edmonton South Zone

To allow for logistics and distribution land uses with opportunities for related and supporting land uses. This Zone will offer greater flexibility for Outdoor Storage, while being subject to a high standard of architectural design and Landscaping in order to maintain the aesthetic environment and contain the great majority of the nuisances created within the Building and/or the Site.

2.1. Accessory Building < 200 m2 (2,152.8 ft2)
2.2. Automotive and Equipment Body Repair
2.3. Automotive and Equipment Repair
2.4. Broadcast Film Studio
2.5. Bulk Oil Sales
2.6. Business Office
2.7. Casino/Gambling Establishment
2.8. Commercial Greenhouse
2.9. Contractor Service, Indoor
2.10. Convenience Retail Service
2.11. Cultural Facility
2.12. Distribution Facility
2.13. Drinking Establishment
2.14. Financial Services
2.15. Funeral Service
2.16. Gas Bar
2.17. Hotel
2.18. Industrial, Light
2.19. Information Service
2.20. Institutional Use
2.21. Liquor Sales
2.22. Manufacturing, Limited Indoor
2.23. Motel
2.24. Personal and Health Care Services
2.25. Recreation, Indoor
2.26. Religious Assembly
2.27. Restaurant
2.28. Schools, Commercial
2.29. Service Station, Major
2.30. Truck Terminal
2.31. Truck Weigh Scale
2.32. Utility Service, Minor
2.33. Warehousing and Storage, Indoor
2.34. Warehouse Sales
2.35. Wholesaling Facility

 

3.1. Accessory Building > 200 m2 (2,152.8 ft2)
3.2. Amusement Entertainment Service
3.3. Animal Care Service
3.4. Child Care Facility      
3.5. Commercial Retail Service
3.6. Contractor Service, General
3.7. Entertainment, Adult
3.8. Equipment Sales and Services
3.9. Frame and Fabric Structure       
3.10. Manufactured Home, Sales and Service
3.11. Manufacturing, Light
3.12. Park
3.13. Parking Facility
3.14. Protective and Emergency Services
3.15. Recreation, Outdoor
3.16. Recreational Vehicle Storage
3.17. Recycling Depot
3.18. Retail Store, Large format
3.19. Security Suite
3.20. Sign
3.21. Warehousing and Storage, Limited

 

Sign Uses
4.1. The design, placement and scale of all Signs Shall be to the satisfaction of the Development Planner to ensure that signage does not detract from the overall appearance of the Development and is not obtrusive, having regard to the scale of the Buildings on the Site and the distance of the Building Setback.

 

5.1. Minimum Building Setbacks shall be in compliance with Table 5.1:
5.1. Minimum Building Setback Requirements
Subsection From the property line: Any Building or Structure
5.1.1. Road, Highway – Front/Side/Rear 7.5 m
5.1.2. Road, Arterial – Front/Side/Rear 7.5 m
5.1.3. Road, Internal/Service or Street – Front/Side/Rear 7.5 m
Other Lots
5.1.4. Side 0.0 m
5.1.5. Rear 1.2 m
5.2. The maximum height of any Building or structure located in the vicinity of an airport shall be determined by the limits as specified in the Edmonton International Airport Zoning Regulations (CRC, c81), and shall be subject to the approval of Transportation Canada and NAV Canada.
5.3. The maximum height of any Building or structure not located in the vicinity of an airport shall not exceed 6 storeys.
5.4. The combined Site coverage by Principal and Accessory Buildings shall not exceed 80% of the Site.

 

6.1. Principal Building entrances shall be clearly articulated and linked to any pedestrian walkway systems.
6.2. In multi-building complexes, a consistent architectural concept Shall be maintained through the use of complementary Building design, material and colours.
6.3. Pre-engineered Principal Buildings of non-permanent/not durable materials are not permitted.
6.4. Lot configuration and associated Buildings Shall have designs that consider the natural environment including, but not limited to:
 
6.4.1. Passive solar energy;
6.4.2. Wind protection for adjacent trails and public open spaces;
6.4.3. Use of captured rainwater for landscape maintenance; and
6.4.4. Landscaping for passive cooling.

 

Parking, Loading, Storage and Access
7.1. Parking is encouraged to be provided underground and/or at the side or rear of Principal Buildings.
7.2. On-site parking, loading and unloading areas Shall be hard-surfaced. Loading and unloading areas Shall be located only at the side or rear of the Principal Building, and screened from view from any public roadway.
7.3. Pedestrian circulation Shall be clearly marked through paving and lighting treatments.
7.4. All pedestrian pathways Shall link between Building entrances, street sidewalks, future transit stops/stations, trail systems, and parking areas.
7.5. Shared Lot access are encouraged in an Industrial-Light Edmonton South (ILES) Zone and Shall be secured with access agreements.
7.6. Outdoor Storage shall meet the following requirements:
 
7.6.1. Outdoor Storage must be visually screened from adjacent roadways and adjacent Zones through the use of Building orientation and design, Landscaping, berms and fencing.
7.6.2. Outdoor Storage Shall not be comprised of materials or equipment that are, or cause, runoff or airborne particulate pollutants (i.e. heavy metals, chemicals, oils, dust), safety hazards or interrupt airport function.
7.6.3. Recycling bins, garbage bins, parked fleet vehicles, parked trucks and outdoor display areas of new retail sales (i.e. automobiles, farm equipment, etc.) are not considered Outdoor Storage in this Zone.
7.6.4. Outdoor Storage shall not be the dominant or sole Use on any Lot.
7.6.5. Yard and storage areas may be surfaced with recycled asphalt, recycled concrete or other compacted, non-dust emitting materials. Areas surfaced with such materials shall be visually screened and not have direct access to public roads.
7.6.6. Within the vicinity of an airport, the Outdoor Storage of food sources and wildlife attractants is prohibited.
Landscaping
7.7. All lands within the Industrial Business Edmonton South Zone Shall have a Landscaped Area. A Landscaping plan Shall be provided for all Developments in compliance with Subsection 5.5 of Section 3.60.
7.8. Within this Zone, Landscaped Area shall be defined as the following:
 
7.8.1. All Front Yards and Side Yards adjacent to a road to a minimum depth of 6.0 m.
7.8.2. All minimum required Side Yards between the front and rear of a Principal Building where they are not used for vehicle circulation.
7.9. Landscaping Shall comply with the following:
 
7.9.1. Xeriscaping Landscaping techniques are encouraged to reduce watering requirements.
7.9.2. Vegetation used for Landscaping Shall be hardy to the central Alberta climate, as determined by the Development Planner.
7.9.3. In Landscaped Areas, trees must be planted in clusters, double rows or triangles instead of as a single tree row, and must be spaced in compliance with recognized horticultural practice.
7.9.4. In the vicinity of an airport, Landscaping is to minimize attractants to birds and wildlife that may affect safe airport operations.
7.9.5. In the vicinity of an airport, traffic/automobile lights, traffic control devices, street lighting and Building lighting shall not interfere with the operation of any airport function.
Lighting
7.10. Any Applicant for a Development or Building permit shall submit evidence that proposed work involving outdoor lighting fixtures complies with the principles of dark sky lighting as specified by the International Dark Sky Association. The submission shall include, but may not be limited to:
 
7.10.1. Plans indicating the location on the premises, and the type of illuminating devices, fixtures, lamps, supports, reflectors, and other devices;
7.10.2. Description of the illuminating devices, fixtures, lamps, supports, reflectors, and other devices and the description may include, but is not limited to, catalogue cut sheets by manufacturers and drawings (including sections where required); and
7.10.3. Photometric data, such as that furnished by manufacturers, or similar showing the angle of cutoff or light emissions. Submission of photometric data is not required where the full cutoff performance of the fixture is obvious to the reviewing official.
7.11. Where submittal includes a statement by a registered design professional that the design is in compliance with this bylaw, the requirements of Subsections 7.10.1 and 7.10.2 shall not apply.
7.12. Bottom mounted outdoor advertising Sign lighting shall be prohibited.
7.13. Bottom mounted outdoor accent lighting shall be prohibited.
7.14. Wherever possible outdoor lighting shall be shielded or use full cutoff light fixtures. 
7.15. The total amount of outdoor illumination on any Site shall not exceed:
 
7.15.1. In commercial or industrial areas 200,000 total lumens per acre with 12,000 unshielded lumens; and
7.15.2. In residential areas 55,000 total lumens per acre with 12,000 unshielded lumens.
Other Regulations
7.16. Roof-top mechanical equipment and mechanical penthouses Shall be screened from view.
7.17. Trash enclosures, loading docks, mechanical equipment and other service elements Shall be located away and not visible from Street or perimeter walkway view.
7.18. A Development Shall carry out its operations such that no nuisance factor is created or apparent outside an enclosed Building. Nuisance factors include excessive noise, vibration, odour, unsightliness, liquid or gaseous emanations, reflection, dust, and the harbouring of restricted or noxious weeds.
7.19. All Developments Shall be serviced with the most up-to-date telecommunications technologies available at time of construction.

 

3.67 UC3ES - Urban Commercial 3 Edmonton South Zone

To allow for Development of large scale, commercial shopping centres, entertainment and cultural Uses in comprehensively planned Developments. This Zone is intended to provide opportunities for a wide range of goods and services to be available in locations with high visibility and accessibility. Developments in this Zone will promote a pedestrian-friendly environment, and are subject to a high standard of architectural design and Landscaping.
2.1. Cannabis Accessory Store  
2.2. Commercial Retail Service  
2.3. Convenience Retail Service  
2.4. Cultural Facility  
2.5. Drive-In Food Services  
2.6. Financial Service  
2.7. Information Service  
2.8. Institutional Use  
2.9. Hotel
2.10. Motel
2.11. Personal and Health Care Service  
2.12. Restaurant  
2.13. Utility Services, Minor  

 

3.1. Accessory Building  
3.2. Amusement Entertainment Services  
3.3. Automotive Sales and Service  
3.4. Automotive Service and Repair Shop  
3.5. Cannabis Retail Store  
3.6. Casino/Gambling Establishment  
3.7. Child Care Facility  
3.8. Commercial Greenhouse  
3.9. Drinking Establishment  
3.10. Frame and Fabric Structure  
3.11. Gas Bar  
3.12. Liquor Sales  
3.13. Night Club  
3.14. Park  
3.15. Parking Facility  
3.16. Protective and Emergency Service  
3.17. Recreation, Indoor  
3.18. Religious Assembly  
3.19. Retail Store, Large Format  
3.20. Service Station, Minor  
3.21. Sign
3.22. Veterinary Clinic  
3.23. Recycling Depot, Indoor  
3.24. Warehouse Sales Services  

 

4.1. Building Height Shall comply with the following:
 
4.1.1. Principal Building – 14.0 m (46 ft)
4.1.2. Accessory Building – 7.0 m (23 ft)
4.1.3. Despite Subsection 4.1.1, and 4.1.2 the maximum height shall be subject to the Edmonton International Airport Zoning Regulations (CRC, c81), and shall be subject to the approval of Transportation Canada and NAV Canada within the Edmonton International Airport Vicinity Protection Area.
4.2. The combined Site coverage by Principal and Accessory Buildings Shall be less than or equal to 60% of the Site.
4.3. Buildings Shall be positioned close to the street edge wherever reasonably possible to reinforce an urban Streetscape.

 

5.1. Buildings Shall be designed to address the intersection of collector roads with other collector roads or with Arterial Roads and provide a pedestrian entrance into the Development at the corner or directly adjacent to it.
5.2. Street edges and public spaces (entry forecourts, courtyards) Shall incorporate consistent landscape edge treatments to enhance the image of Buildings and screen surface parking areas.
5.3. Building facades facing streets Shall incorporate substantial window area, entry elements (colonnades, canopies, awnings) and architecturally integrated Signs.
5.4. Buildings should be oriented such that they face the street as well as any interior courtyards or parking areas.
5.5. Building elevations Shall be developed with equal design quality on all sides.

 

Parking, Loading, Storage and Access
6.1. Surface parking areas Shall be defined by interior Parking Courts and grade separated walkway connections where possible to Building entrances.
6.2. No Outdoor Storage is permitted in this Zone.
Landscaping
6.3. All lands within this Zone Shall have a Landscaped Area. A Landscaping plan Shall be provided for all Developments in compliance with Subsection 5.4 of Section 3.60. 
6.4. Within this Zone, Landscaped Area shall be defined as the following:
 
6.4.1. All Front Yards and Side Yards adjacent to a road to a minimum depth of 6.0 m.
6.4.2. All minimum required Side Yards between the front and rear of a Principal Building where they are not used for vehicle circulation.
6.5. Landscaping Shall comply with the following:
 
6.5.1. Parking areas greater than 5000 m2 Shall provide Landscaped parking islands, which Shall:
 
6.5.1.1. be provided at the beginning and end of every row;
6.5.1.2. be a minimum area of 12.0 m2 with at least 1 side of the island being a minimum length of 2.0 m; and
6.5.1.3. Shall provide a minimum of 1 tree or 2 Shrubs.
6.5.2. Xeriscaping Landscaping techniques are encouraged to reduce watering requirements.
6.5.3. Vegetation used for Landscaping Shall be hardy to the central Alberta climate, as determined by the Development Planner.
6.5.4. Developments Shall include 1 soft element per 25.0 m2 in any required yard.
6.5.5. In landscaped areas, trees Shall be planted in clusters, double rows or triangles instead of as a single tree row, and Shall be spaced in compliance with recognized horticultural practice.
6.5.6. In the vicinity of an airport, traffic/automobile lights, traffic control devices, street lighting and Building lighting shall not interfere with the operation of any airport function.
6.5.7. In the vicinity of an airport, Landscaping is to minimize attractants to birds and wildlife that May affect safe airport operations.
Other Regulations
6.6. Garbage and waste materials shall be stored in weatherproof and animal-proof containers in service areas visually screened from all adjacent Sites and public roadways.
6.7. All Developments Shall be serviced with the most up-to-date telecommunications technologies available at time of construction.
6.8. Within the vicinity of an airport, Developments that include characteristics which increase wildlife and bird hazards to the airport are prohibited.

 

3.68 DC/IND - Direct Control/Industrial District Edmonton South Zone

To provide Council with a direct control over the use and design of Development in those areas identified within the Zone. At Council’s discretion, an Area Structure Plan or an Area Redevelopment Plan may be required as a prerequisite to Development in this Zone.

2.1. The Permitted and Discretionary Uses shall be those Uses specified in the Area Structure Plan or Area Redevelopment Plan or such other Uses including but not limited to Gambling Establishments that Council may, by resolution, make from time to time.

 

3.1. A Development may be evaluated by Council with respect to its compliance with:
 
3.1.1. the objectives and policies of an applicable Statutory Plan;
3.1.2. the General Regulations and Special Land Use Provisions of this bylaw; 
the regulations of abutting Zone; and
3.1.3. Development Control Resolutions duly passed by Council.
3.2. Signs shall be permitted in compliance with those regulations set out in Subsection 6 of Section 3.60 Edmonton South Sign Regulations.

 

3.70 Clareview Campus Special Area

Appendix I - Special Area Clareview Campus
Clareview Campus Special Area boundary map

 

3.71 CCHD - Clareview Campus High Density Residential Zone

To allow for the development of high rise residential buildings with regulations to ensure integration with existing and future residential development within the Clareview Campus neighbourhood. The intent is to create a housing district of high-rise apartments, which is architecturally integrated with the low-rise apartments in area zoned CCMD and open space corridors.

Residential Uses
2.1. Home Based Business #
2.2. Residential, limited to:
 
2.2.1. Lodging House
2.2.2. Row Housing
2.2.3. Multi-unit Housing
2.2.4. Supportive Housing
Commercial Uses
2.3. Food and Drink Service
2.4. Indoor Sales and Service 
2.5. Health Service
2.6. Residential Sales Centre
Community Uses
2.7. Child Care Service
2.8. Community Service 
2.9. Special Event
Agricultural Uses
2.10. Urban Agriculture
Sign Uses
2.11. Fascia Sign, limited to On-premises Advertising
2.12. Portable Sign, limited to On-premises Advertising

 

Residential Uses
3.1. Home Based Businesses must comply with Section 6.60.
3.2. Residential
 
3.2.1. In addition to Section 5.20, Amenity Areas must be greater than or equal to 5.0 m2 for each Dwelling.
Commercial Uses
3.3. Commercial Uses
 
3.3.1. Commercial Uses, excluding Residential Sales Centres, are only permitted when located on the Ground Floor of a building containing a Residential Use in the form of Lodging Houses.
Community Uses 
3.4. Community Services Uses are only permitted when located on the Ground Floor of a building containing a Residential Use in the form of Lodging Houses.
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
 
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 Subsection 3.7.1 based on the recommendations provided in an environmental site assessment in compliance with Subsection 3 of Section 7.140.
Sign Uses
3.8. Sign Uses must comply with Subsections 3 and 4 of Section 6.90.

 

4.1. A maximum of 4 buildings are permitted within this Zone.
4.2. Buildings greater than 8 Storeys cannot be built within 45.0 m south of 144 Avenue NW or 100 m west of the area zoned CCNC.
4.3. Development must comply with Table 4.3.
Table 4.3. Building Regulations
Subsection Regulation Value
Height
4.3.1. Maximum Height 45.0 m
Floor Area Ratio
4.3.2. Maximum Floor Area Ratio 3.0
Density
4.3.3. Maximum number of Dwellings 564
4.3.4. Maximum Density 212 Dwellings/ha
4.4. Despite Subsection 6 of Section 7.100, the maximum Floor Area Ratio can be varied by the Development Planner 
 
4.4.1. for developments with larger individual unit floor plates and additional indoor Amenity Areas and facilities, provided that they comply with the Density provisions of this Section; or
4.4.2. if the provided parking is underground.
4.5. Development must comply with Table 4.5.
Table 4.5. Setback Regulations
Subsection Regulation Value
Pipeline Setbacks
4.5.1. Setback from the southwest property line adjacent to the pipeline right-of-way 7.5 m
4.5.2. Setback for a building adjacent to the pipeline right-of-way 15.0 m
Front Setbacks
4.5.3. Setback from the northern property line adjacent to 144 Avenue 6.0 m
Side Setbacks
4.5.4. Minimum side Setback for each Lot 7.5 m
5.1. Building facades must incorporate design elements, finishing materials and variations to reduce the perceived impact of massing and add architectural interest.
5.2. Development in this area must include the following:
 
5.2.1. Design techniques to minimize the perception of massing of the building when viewed from adjacent residential areas and areas zoned CCMD, including, but not limited to, the use of sloped roof, variations in building Setbacks and articulation of building Facades;
5.2.2. The roof line of buildings must consist of either:
 
5.2.2.1. Sloped roofs of varying pitches, which may include dormers and be finished in any combination of metal, or with wood shakes, asphalt shingles, clay tiles, or roof materials having a similar texture and appearance; or
5.2.2.2. Flat roofs where they are concealed by parapet walls that include articulation and use of design elements that are in harmony with the principal architectural theme;
5.2.3. The predominant exterior finishing materials must be any combination of glazing, concrete, brick, stucco, siding, stone or other masonry materials having a similar character, with wood or metal trim limited to use as an accent, having regard to the objective of ensuring that the development is of a high quality that is compatible with areas zoned CCMD; 
5.2.4. All exposed sides of buildings and roofs must be finished in an architecturally harmonious manner;
5.2.5. All rooftop mechanical equipment and exhaust fans shall be screened from view; and
5.2.6. The design of the project shall establish a complementary architectural theme with the principal design elements, finishing materials and colours being applied to each building, with minor variations, regardless of the staging sequence of the project.

 

Parking, Access, Loading, and Storage
6.1. Surface Parking Lots must be screened from view from an open space corridor, adjacent roadways and adjacent properties.
6.2. Vehicle parking and loading facilities must be:
 
6.2.1. located a minimum 6.0 m from an open space corridor;
6.2.2. Landscaped and screened from an open space corridor to the satisfaction of the Development Planner.
6.3. Above ground Parkades must be integrated into the overall architectural theme of the associated residential buildings through the use of similar materials and colours.
6.4. Site entrances from Streets:
 
6.4.1. must include an enhancement feature on either side of the entrance; and
6.4.2. the entrance feature must be consistent in design, material and construction with the entrance treatments in areas zoned CCMD, CCLD and CCSD.
Landscaping
6.5. A detailed Landscaping plan must be submitted in compliance with Section 5.60 before the approval of a Development Permit, which must include details on:
 
6.5.1. Fencing;
6.5.2. outdoor lighting;
6.5.3. street furniture element and pedestrian seating areas;
6.5.4. sizes and species of new plantings;
6.5.5. soil depth including special provisions to facilitate natural plant growth; and
6.5.6. special treatment to clearly delineate public access to an open space corridor.
Fencing, Privacy Screening
6.6. There must be a chain link Fence with a height greater than or equal to 1.8 m along the east property line of the CN right-of-way to the west of the subject Site.
6.7. A minimum 2.5 m high berm with 2.5:1 side slopes and a noise attenuation Fence (solid screen) must be built parallel to the CN right-of-way so that the top of the Fence is 5.5 m above the top-of-rail.
6.8. Sites Abutting the north boundary of the CCHD Zone adjacent to 144 Avenue must construct a uniform screen Fence with:
 
6.8.1. a Height of 1.8 m; and
6.8.2. an enhancement feature, such as concrete pillars or brick accents, located at least every 30.0 m.
6.9. A 1.5 m high ornamental iron Fence must be constructed along the southwest boundary of the CCHD Zone adjacent to the pipeline right-of-way.
Open Space Amenity Area and Pedestrian Corridors
6.10. The Development Planner must require the development of an open space Amenity Area and corridors in compliance with the following guidelines:
 
6.10.1. there must be a 12.0 m wide Landscaped open space corridor within the pipeline right-of-way; and
6.10.2. Setback areas adjacent to an open space corridor must be Landscaped to a standard consistent with an open space corridor.
6.11. Development is not permitted within 30.0 m of the east boundary of the CN right-of-way.

 

3.72 CCMD - Clareview Campus Medium Density Residential Zone

To allow for the development of low rise residential buildings and Row Housing with regulations to ensure integration with existing and future residential development within the Clareview Campus neighbourhood. The intent is to create a housing district of low rise apartments and Row Housing that is architecturally integrated and compatible with the adjacent residential development and the open space corridor that is located near the centre of the Clareview Campus Special Area.

Residential Uses
2.1. Home Based Business #
2.2. Residential, limited to: 
 
2.2.1. Lodging House
2.2.2. Multi-unit Housing
2.2.3. Supportive Housing
2.2.4. Row Housing
Commercial Uses
2.3. Food and Drink Service
2.4. Indoor Sales and Service
2.5. Health Service  
2.6. Residential Sales Centre
Community Uses
2.7. Child Care Service
2.8. Community Service
2.9. Special Event
Agricultural Uses
2.10. Urban Agriculture
Sign Uses
2.11. Fascia Sign, limited to On-premises Advertising
2.12. Portable Sign, limited to On-premises Advertising

 

Residential Uses
3.1. Home Based Businesses must comply with Section 6.60.
3.2. Residential
 
3.2.1. Row Housing is only permitted on Sites that Abut 144 Avenue.
Commercial Uses
3.3. Commercial Uses, excluding Residential Sales Centres, are only permitted when located within a building containing a Residential Use in the form of Lodging Houses. 
Community Uses
3.4. Community Services are only permitted when located in a building containing a Residential Use in the form of Lodging Houses.
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 is not permitted in a standalone principal building.
Sign Uses
3.8. Sign Uses must comply with Subsections 3 and 4 of Section 6.90.

 

4.1. Development must comply with Table 4.1:
Table 4.1. Building Regulations
Subsection Regulation Value
Height
4.1.1. Maximum Height 16.0 m 
Unless the following applies:
4.1.2. Maximum Height for Row Housing 10.0 m
Floor Area Ratio
4.1.3. Maximum Floor Area Ratio 1.3
Unless the following applies: 
4.1.4. Despite Subsection 6 of Section 7.100, a Development Planner may grant a variance to the maximum Floor Area Ratio up to the following amount, where an underground Parkade is provided 1.4
4.2. Setbacks must comply with Table 4.2:
Table 4.2. Setback Regulations
Subsection Regulation Value
Front Setbacks
4.2.1. Minimum Front Setback 6.0 m
Rear Setbacks
4.2.2. Minimum Rear Setback 7.5 m
Side Setbacks
4.2.3. Minimum side Setback 2.0 m
4.2.4. Additional minimum side Setback distance for each Storey or partial Storey above 2 Storeys 1.0 m
4.2.5. Minimum side Setback Abutting 144 Avenue 4.5 m
Building Design Regulations
5.1. Development in this area must include the following:
 
5.1.1. Design techniques to minimize the perception of massing of the building when viewed from adjacent residential areas and areas zoned CCMD, including, but not limited to, the use of sloped roof, variations in building Setbacks and articulation of building Facades;
5.1.2. The roof line of buildings must consist of either:
 
5.1.2.1. Sloped roofs of varying pitches, which may include dormers and be finished in any combination of metal, or with wood shakes, asphalt shingles, clay tiles, or roof materials having a similar texture and appearance; or
5.1.2.2. Flat roofs where they are concealed by parapet walls that include articulation and use of design elements that are in harmony with the principal architectural theme;
5.1.3. The predominant exterior finishing materials must be any combination of glazing, concrete, brick, stucco, siding, stone or other masonry materials having a similar character, with wood or metal trim limited to use as an accent, having regard to the objective of ensuring that the development is of a high quality that is compatible with areas zoned CCMD; 
5.1.4. All exposed sides of buildings and roofs must be finished in an architecturally harmonious manner;
5.1.5. All rooftop mechanical equipment and exhaust fans shall be screened from view; and
5.1.6. The design of the project shall establish a complementary architectural theme with the principal design elements, finishing materials and colours being applied to each building, with minor variations, regardless of the staging sequence of the project.
Entrance Design Regulations
5.2. Site entrances from Streets: 
 
5.2.1. must include an enhancement feature on either side of the entrance; and 
5.2.2. the enhancement feature must be consistent in design, material and construction with the entrance treatments in areas zoned CCHD, CCLD and CCSD.

 

Parking, Loading, Storage and Access
6.1. Surface Parking Lots must be screened from view from an open space Amenity Area and corridors, Abutting roadways and properties.
6.2. Vehicle parking and loading facilities must:
 
6.2.1. be located a minimum 6.0 m from an open space corridor; and
6.2.2. have a Landscaped Setback that is screened from the open space corridor.
6.3. Parkades must be integrated into the overall architectural theme of the associated residential buildings through the use of similar roof lines, materials, colours and roof pitch.
Landscaping
6.4. A detailed Landscaping plan must be submitted in compliance with Section 5.60 before the approval of a Development Permit and must include details on:
 
6.4.1. Fencing; 
6.4.2. outdoor lighting and street furniture elements;
6.4.3. pedestrian seating areas;
6.4.4. sizes and species of new plantings;
6.4.5. soil depth including special provisions to facilitate natural plant growth; and
6.4.6. special treatments to clearly delineate public access to an open space corridor;
Fencing, Privacy Screening
6.5. Sites Abutting the north boundary of the CCMD Zone adjacent to 139 and 144 Avenue NW must construct a uniform screen Fence with:
 
6.5.1. a Height of 1.8 m; and
6.5.2. an enhancement feature, such as concrete pillars or brick accents, located at least every 30.0 m.
6.6. A Fence 1.5 m in Height must be constructed along the southwest boundary of the CCMD Zone adjacent to the pipeline right-of-way.
6.7. Fencing on property lines adjacent to an open space Amenity Area and pedestrian corridors must have a Height of 1.5 m and be consistent with the fencing material constructed on the property lines of an open space corridor adjacent to areas zoned CCHD, CCLD and CCSD.
Open Space Amenity Area and Pedestrian Corridors
6.8. The Development Planner must require the development of an open space Amenity Area and corridors in compliance with the following guidelines:
 
6.8.1. the minimum size of the open space Amenity Area incorporated within the CCMD area must be 0.4 ha;
6.8.2. there must be four 12.0 m wide Landscaped open space corridors, including:
 
6.8.2.1. 1 in the pipeline right-of-way; and
6.8.2.2. 3 that connect to the Amenity Area located towards the centre of this area, to the school/park Site to the southwest, 36 Street NW to the east and 144 Avenue NW to the north;
6.8.3. Setback areas adjacent to an open space corridor must be Landscaped to a standard consistent with the open space corridor; and
6.8.4. entrances to an open space Amenity Area must be provided along the perimeter Fence to provide unobstructed public access.
6.9. Development is not permitted within 15.0 m of the southwest property line adjacent to the pipeline right-of-way.

 

3.73 CCLD - Clareview Campus Low Density Residential Zone

To allow for the development of low density residential Dwellings with regulations to ensure integration with existing and future residential development within the Clareview Campus neighbourhood.

5.1. Development must comply with Table 5.1:
Table 5.1. Site and Building Regulations
Subsection Regulation Value
Site Area
5.1.1. Minimum Site area for Semi-detached Housing 225 m2
5.1.2. Minimum Site area for Single Detached Housing 258 m2
Site Coverage
5.1.3. Maximum total Site Coverage 47%
Site Width
5.1.4. Minimum Site Width for Semi-detached Housing 7.5 m
5.1.5. Minimum Site Width for Single Detached Housing 8.6 m
Site Depth
5.1.6. Minimum Site Depth 30.0 m 
Height
5.1.7. Maximum Height 10.0 m 
Maximum Number of Dwellings
5.1.8. Maximum number of Dwellings 100
5.2. Setbacks must comply with Table 5.2:
Table 5.2. Setback Regulations
Subsection Regulation Value
Front Setbacks
5.2.1. Minimum Front Setback  5.5 m
Rear Setbacks
5.2.2. Minimum Rear Setback 7.5 m 
Unless the following applies:
5.2.3. Minimum Rear Setback on a Corner Site 4.5 m 
Side Setbacks
5.2.4. Minimum Interior Side Setback 1.2 m 
5.2.5. Minimum Flanking Side Setback  20% of the Site Width, to a maximum of 4.5 m
6.1. On Corner Sites, the Facade design and materials must wrap around the side of the building to provide a consistent profile facing both Streets.
6.2. Dwellings on Sites that Abut 36 Street NW and 144 Avenue NW must:
 
6.2.1. incorporate building articulation and Facade treatments to minimize the perceived impact of massing.
6.3. Site entrances from Streets: 
 
6.3.1. must include an enhancement feature on either side of the entrance; and 
6.3.2. the enhancement feature must be consistent in design, material and construction with the entrance treatments in areas zoned CCHD, CCMD and CCSD.

 

Landscaping
7.1. Despite Section 5.60, the Front Yard of each Dwelling must have:
 
7.1.1. 3 shrubs; and
 
7.1.1.1. 1 deciduous tree with a minimum Caliper of 50.8 mm; or
7.1.1.2. 1 coniferous tree with a minimum Height of 1.83 m.
Fencing, Privacy Screening
7.2. Sites that Abut the north boundary adjacent to 144 Avenue NW and Sites that Abut the east boundary adjacent to 36 Street NW must construct a uniform wood screen Fence with:
 
7.2.1. a Height of 1.8 m; and
7.2.2. an enhancement feature, such as concrete pillars or brick accents, located at least every 30.0 m.
7.3. Fencing on property lines adjacent to an open space corridor must be constructed of a 1.5 m Fence that is consistent with the fencing on property lines of open space corridors that are adjacent to areas zoned CCHD, CCMD and CCSD.
Open Space Amenity Area and Pedestrian Corridor
7.4. A 12.0 m wide Landscaped open space pedestrian corridor is required at the south end of this area, located at the approximate mid-point between 139 Avenue NW and 144 Avenue NW, which must connect an Amenity Area located in the CCMD Zone to 36 Street NW;
7.5. Development that Abuts the pedestrian corridor must include a portion of Private Outdoor Amenity Area that faces the pedestrian corridor.
7.6. Entrances to the open space Amenity Area along the perimeter Fence must be provided to allow for unobstructed public access. 

 

3.74 CCSD - Clareview Campus Single Detached Residential Zone

To allow for residential development in the form of Single Detached Housing with attached Garages with development controls designed to ensure that the proposed development is integrated into the existing and future residential development within the Clareview Campus neighbourhood.

Residential Uses
4.1. Home Based Businesses must comply with Section 6.60.
4.2. Residential
 
4.2.1. Single Detached Housing must include:
 
4.2.1.1. a front attached Garage with a maximum width of 6.1 m; and
4.2.1.2. a front Driveway.  
4.2.2. Front drive attached Garages below ground level must be approved by the City department responsible for transportation services.
4.2.3. Identical floor plans with similar front elevations must be separated by a minimum of 1 Lot unless finishing treatments are substantially different.
4.2.4. The Development Planner may require a gradual transition between different residential building forms by requiring the incorporation of:
 
4.2.4.1. varied rooflines;
4.2.4.2. architectural projections; and
4.2.4.3. bi-level or split-level designs between bungalow and 2 Storey designs.
4.2.5. On Corner Sites, the Facade design and materials must wrap around the side of the building to provide a consistent profile facing both Streets.
Community Uses 
4.3. Child Care Services must comply with Section 6.40. 
4.4. Special Events must comply with Section 6.100.
Sign Uses
4.5. Sign Uses must comply with Subsections 3 and 4 of Section 6.90.

 

5.1. The Site Width on pie shaped Lots must be measured 9.0 m into the Site from the front property line.
5.2. Development must comply with Table 5.2:
Table 5.2. Site and Building Regulations
Subsection Regulation Value
Site Area
5.2.1. Minimum Site area per Dwelling in the form of Single Detached Housing 312 m2
Site Width
5.2.2. Minimum Site Width 10.4 m
Site Coverage
5.2.3. Maximum total Site Coverage  45%
Site Depth
5.2.4. Minimum Site Depth 30.0 m
Height
5.2.5. Maximum Height 10.0 m
Maximum Number of Dwellings
5.2.6. Maximum number of Dwellings 60
5.3. Setbacks must comply with Table 5.3:
Table 5.3. Setback Regulations
Subsection Regulation Value
Front Setback
5.3.1. Minimum Front Setback 5.5 m
Rear Setback
5.3.2. Minimum Rear Setback 7.5 m
Unless the following applies:
5.3.3. Minimum Rear Setback for a Corner Site 4.5 m
Side Setbacks
5.3.4. Minimum Interior Side Setback 1.2 m
5.3.5. Minimum Flanking Side Setback  20% of the Site Width, to a maximum of 4.5 m
6.1. Dwellings on Sites that Abut 36 Street NW and 139 Avenue NW must incorporate building articulation and Facade treatments to minimize the perceived impact of massing.
6.2. Site entrances from Streets:
 
6.2.1. must include an enhancement feature on either side of the entrance; and
6.2.2. the enhancement feature must be consistent in design, material and construction with the entrance treatments in areas zoned CCHD, CCMD and CCLD.

 

Landscaping
7.1. Despite Section 5.60, the Front Yard of each Dwelling must have:
 
7.1.1. 3 shrubs; and
 
7.1.1.1. 1 deciduous tree with a minimum Caliper of 50.8 mm; or
7.1.1.2. 1 coniferous tree with a minimum Height of 1.8 m.
Fencing, Privacy Screening
7.2. Sites that Abut the north boundary adjacent to 144 Avenue NW and Sites that Abut the east boundary adjacent to 36 Street NW must construct a uniform wood screen Fence with:
 
7.2.1. a Height of 1.8 m; and
7.2.2. an enhancement feature, such as concrete pillars or brick accents, located at least every 30.0 m.
7.3. Fencing on property lines adjacent to an open space corridor must be constructed of a 1.5 m Fence that is consistent with the fencing on property lines of open space corridors that are adjacent to areas zoned CCHD, CCMD and CCLD.

 

3.75 CCNC - Clareview Campus Neighbourhood Commercial Zone

To allow for the development of neighbourhood scale commercial and supporting Uses with development controls designed to ensure that development is integrated into the existing and future residential development within the Clareview Campus neighbourhood.

Commercial Uses
2.1. Bar
2.2. Cannabis Retail Store
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. Special Event
Agricultural Uses
2.12. Urban Agriculture
Sign Uses
2.13. Fascia Sign, limited to On-premises Advertising
2.14. Freestanding Sign, limited to On-premises Advertising
2.15. Projecting Sign, limited to On-premises Advertising
2.16. Portable Sign, limited to On-premises Advertising

 

Commercial Uses
3.1. Bars
 
3.1.1. The maximum capacity is 75 occupants for each individual establishment.
3.1.2. The maximum Public Space is 90.0 m2 for each individual establishment. 
3.1.3. Must only be developed as an Accessory Use to Food and Drink Services.
3.2. Cannabis Retail Stores must comply with Section 6.30.
3.3. Food and Drink Services
 
3.3.1. The maximum capacity is 250 occupants for each individual establishment.
3.3.2. The maximum Public Space is 300 m2 for each individual establishment. 
3.4. Uses with Drive-through Services must comply with Section 6.110.
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
 
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 Subsection 3.7.1 based on the recommendations provided in an environmental site assessment in compliance with Section 7.140.
Sign Uses
3.8. Sign Uses must comply with Subsections 3 and 5 of Section 6.90.
Floor Area, Public Space and Capacity Exceptions
3.9. The Development Planner may consider a variance to the maximum Floor Area, Public Space or capacity of a Use if adequate mitigation measures are used to reduce negative impacts to on-Site or Abutting Uses, including:
 
3.9.1. measures specified in Subsection 2 of Section 5.120; 
3.9.2. modification of Site plans to locate Uses or activities in a location to minimize noise, lighting, odour or other similar Nuisances; or
3.9.3. 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  10.0 m
Floor Area
4.1.2. Maximum Floor Area per individual establishment 500 m2
Floor Area Ratio
4.1.3. Maximum Floor Area Ratio 1.0
4.2. Setbacks must comply with Table 4.2:
Table 4.2. Setback Regulations
Subsection Regulation Value
4.2.1. Minimum Setback on the south, east and west sides of the Site 3.0 m
Front Setback
4.2.2. Minimum Setback on the north side of the Site, adjacent to 144 Avenue NW 4.5 m
5.1. Development in this area must include the following:
 
5.1.1. Design techniques to minimize the perception of massing of the building when viewed from adjacent residential areas and areas zoned CCMD, including, but not limited to, the use of sloped roof, variations in building Setbacks and articulation of building Facades;
5.1.2. The roof line of buildings must consist of either:
 
5.1.2.1. Sloped roofs of varying pitches, which may include dormers and be finished in any combination of metal, or with wood shakes, asphalt shingles, clay tiles, or roof materials having a similar texture and appearance; or
5.1.2.2. Flat roofs where they are concealed by parapet walls that include articulation and use of design elements that are in harmony with the principal architectural theme;
5.1.3. The predominant exterior finishing materials must be any combination of glazing, concrete, brick, stucco, siding, stone or other masonry materials having a similar character, with wood or metal trim limited to use as an accent, having regard to the objective of ensuring that the development is of a high quality that is compatible with areas zoned CCMD; 
5.1.4. All exposed sides of buildings and roofs must be finished in an architecturally harmonious manner;
5.1.5. All rooftop mechanical equipment and exhaust fans shall be screened from view; and
5.1.6. The design of the project shall establish a complementary architectural theme with the principal design elements, finishing materials and colours being applied to each building, with minor variations, regardless of the staging sequence of the project.

 

Parking, Loading, Storage and Access
6.1. Vehicle parking, loading, storage, waste collection, outdoor service and display areas are not permitted within a Setback. 
6.2. Loading, storage and waste collection areas must be located to the rear or sides of a principal building and must be screened from view from adjacent Sites and Streets.

 

3.80 Orchards Special Area

To designate portions of The Orchards at Ellerslie Neighbourhood, as specified in Appendix I of this Section, as a Special Area and to adopt land use regulations to achieve the development objectives of The Orchards at Ellerslie Neighbourhood Structure Plan. The intent is to create nodes of different housing forms, located within close proximity to open spaces (i.e. greenways, park spaces, natural areas, stormwater management facilities).

2.1. The designation, location, and boundaries of each Zone created through Section 3.80 must be applied within the area specified in Appendix I to this Section.

 

Appendix I - Special Area Orchards
Orchards Special Area boundary map

 

3.81 OLD - Orchards Low Density Residential Zone

Residential Uses
4.1. Home Based Businesses must comply with Section 6.60.
4.2. Residential
 
4.2.1. Backyard Housing must comply with Section 6.10, except that:
 
4.2.1.1. There is no maximum Floor Area.
4.2.1.2. The maximum Height is 10.0 m.
4.2.1.3. Backyard Housing is not included in the calculation of maximum Dwelling units.
Commercial Uses
4.3. Residential Sales Centres
 
4.3.1. May be approved to remain for a period of up to 8 years; and
4.3.2. Where a Residential Sales Centre is located on a Site, a Hard Surfaced Parking Area may be provided on the same or an Abutting Site.
Community Uses
4.4. Child Care Services must comply with Section 6.40. 
Agricultural Uses
4.5. Urban Agriculture is not permitted in a standalone principal building.  
Sign Uses
4.6. Sign Uses must comply with the regulations found in Subsections 3 and 4 of Section 6.90.

 

5.1. Development must comply with Table 5.1:
Table 5.1. Site and Building Regulations
Subsection Regulation Value
Site Regulations - Single Detached and Duplex Housing
5.1.1. Minimum Site area 206.0 m2
5.1.2. Minimum Site Width 7.6 m
5.1.3. Minimum Site Depth 26.0 m
Site Regulations - Semi-detached Housing
5.1.4. Minimum Site area 165.0 m2
5.1.5. Minimum Site Width 5.5 m
5.1.6. Minimum Site Depth 26.0 m
Height
5.1.7. Maximum Height 12.0 m
Site Coverage
5.1.8. Maximum total Site Coverage 73%
5.1.9. Maximum Site Coverage for Accessory buildings 22%
Maximum Dwellings
5.1.10. Maximum Dwellings 2 du/lot
5.1.11. Maximum Single Detached Housing Dwellings 1 du/lot
5.2. Setbacks must comply with Table 5.2:
Table 5.2. Setback Regulations
Subsection Regulation Value
Front Setback
5.2.1. Minimum Front Setback 4.0 m
Unless 1 or more of the following applies: 
5.2.2. Minimum Front Setback for a front attached Garage 5.5 m
5.2.3. Minimum Front Setback for Reverse Housing 3.0 m
5.2.4. Minimum Front Setback where a Treed Boulevard is provided and vehicle access is from an Alley 3.0 m
Rear Setback
5.2.5. Minimum Rear Setback 6.0 m
Unless the following applies: 
5.2.6. Minimum Rear Setback where vehicle access is from an Alley and a rear attached Garage or Hard Surfaced parking pad is provided 1.2 m
Interior Side Setback
5.2.7. Minimum Interior Side Setback 1.2 m
Unless 1 or more of the following applies: 
5.2.8. Minimum Interior Side Setback - Zero Lot Line Development  1.5 m
5.2.9. Minimum Interior Side Setback between one Interior Side Lot Line and a detached Garage for Reverse Housing 1.5 m
Flanking Side Setback
5.2.10. Minimum Flanking Side Setback 2.4 m
Unless the following applies: 
5.2.11. Minimum Flanking Side Setback for a front attached Garage 4.5 m 
5.2.12. Minimum Flanking Side Setback where a Treed Boulevard is provided - Zero Lot Line Development 3.0 m
5.3. The minimum Setback to the corner cut for Corner Lots is 0.3 m, as specified in the following illustration:
 
Diagram for Subsection 5.3
Diagram for 3.81.5.3
 

 

Parking, Loading, Storage and Access
7.1. The width of a front attached Garage must not exceed 70% of the Site Width.
7.2. Where the Site Abuts an Alley, vehicle access must be from the Alley.
7.3. Where a Site has vehicle access from an Alley, the following regulations apply:
 
7.3.1. a Garage or Hard Surfaced parking pad must be provided;
7.3.2. a Hard Surfaced Pathway between the Garage or Hard Surfaced parking pad and an entry to the Dwelling must be provided;
7.3.3. where no Garage is proposed, a Hard Surfaced parking pad to support a future Garage with a minimum width of 4.8 m and depth of 5.5 m must be constructed; and
7.3.4. any Hard Surfaced parking pad must include an underground electrical power connection with an outlet on a post approximately 1.0 m in height, located within 1.0 m of the Hard Surfaced parking pad.
7.4. Tandem parking may be considered and may include one Garage space and one Driveway space.
Zero Lot Line Development Regulations
7.5. Zero Lot Line Development is only permitted where: 
 
7.5.1. all roof drainage from principal and Accessory buildings is directed towards a Street, Alley, or drainage system, and no roof leader discharge is directed to the easement area required in Subsection 7.5.2; and
7.5.2. the owners of impacted Lots register on title a restrictive covenant and a minimum 1.5 m private easement along the entire distance of the shared Lot line that requires:
 
7.5.2.1. 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;
7.5.2.2. 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;
7.5.2.3. 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;
7.5.2.4. a 0.6 m footing encroachment easement;
7.5.2.5. permission to access the easement area for maintenance of the properties;
7.5.2.6. adequate access for utility maintenance, where applicable; and
7.5.2.7. that an Accessory building must not encroach on the easement.
Other Regulations
7.6. Despite Section 5.90, an unenclosed front porch or Platform Structure may project into the required Front Setback a maximum of 1.5 m and may project into the Flanking Side Setback a maximum of 1.5 m. Steps and eaves may project beyond the front porch providing they are at least 0.4 m from the Lot line and do not extend over a registered utility easement. Eaves may project to the Lot line in a corner cut as shown in Subsection 5.3 provided they do not extend over a registered utility easement.
7.7. All roof leaders from a Dwelling must be connected to the individual storm sewer service for each Lot or common low impact development (LID), and no roof leader discharge may be directed to the maintenance easement area.

 

3.82 ORH - Orchards Row Housing Zone

To allow for medium density street oriented residential development that is typically developed with smaller Yards and greater Height, allowing the opportunity for laneway housing and Reverse Housing.

Residential Uses
4.1. Home Based Businesses must comply with Section 6.60.
4.2. Residential
 
4.2.1. The maximum number of Dwellings in a building containing Multi-unit Housing is 4.
4.2.2. Backyard Housing must comply with Section 6.10, except that:
 
4.2.2.1. There is no maximum Floor Area;
4.2.2.2. The maximum Height is 10.0 m; and
4.2.2.3. Backyard Housing is not included in the calculation of maximum Dwelling units.
Commercial Uses
4.3. Residential Sales Centres
 
4.3.1. May be approved to remain for a period of up to 8 years; and
4.3.2. Where a Residential Sales Centre is located on a Site, a Hard Surfaced Parking Area may be provided on the same or an Abutting Site.
Community Uses
4.4. Child Care Services must comply with Section 6.40.
Agricultural Uses
4.5. Urban Agriculture is not permitted in a standalone principal building.  
Sign Uses
4.6. Signs must comply with the regulations found in Subsections 3 and 4 of Section 6.90.

 

5.2. Development must comply with Table 5.1:
Table 5.1. Site Area and Dimensions Regulations
Subsection Regulation Value
Row Housing Internal Dwelling 
5.1.1. Minimum Site area 137.5 m2
5.1.2. Minimum Site Width 5.0 m
5.1.3. Minimum Site Depth 26.0 m
Row Housing End Dwelling
5.1.4. Minimum Site area 170.5 m2
5.1.5. Minimum Site Width 6.2 m
5.1.6. Minimum Site Depth 26.0 m
Semi-detached Housing
5.1.7. Minimum Site area 184.2 m2
5.1.8. Minimum Site Width 6.7 m
5.1.9. Minimum Site Depth 26.0 m
Semi-detached Housing Zero Lot Line Development
5.1.10. Minimum Site area 165.0 m2
5.1.11. Minimum Site Width 5.5 m
5.1.12. Minimum Site Depth 26.0 m
Multi-unit Housing
5.1.13. Minimum Site area 670.0 m2
5.1.14. Minimum Site Width 20.0 m
5.1.15. Minimum Site Depth 26.0 m
5.2. Development must comply with Table 5.2:
Table 5.2. Building Regulations
Subsection Regulation Value
Height
5.2.1. Maximum Height 13.5 m
Unless the following applies: 
5.2.2. Maximum Height for Semi-detached and Duplex Housing 12.0 m
Site Coverage
5.2.3. Maximum total Site Coverage 80%
Unless the following applies: 
5.2.4. Maximum total Site Coverage for Semi-detached and Duplex Housing 73%
5.3. Setbacks must comply with Table 5.3:
Table 5.3. Setback Regulations
Subsection Regulation Value
Front Setback
5.3.1. Minimum Front Setback 4.0 m
Unless 1 or more of the following applies: 
5.3.2. Minimum Front Setback for a front attached Garage 5.5 m
5.3.3. Minimum Front Setback for Reverse Housing 3.0 m
5.3.4. Minimum Front Setback where a Treed Boulevard is provided and vehicle access is from an Alley 3.0 m
Rear Setback
5.3.5. Minimum Rear Setback 6.0 m
Unless the following applies: 
5.3.6. Minimum Rear Setback where vehicle access is from an Alley and a rear attached Garage or Hard Surfaced parking pad is provided 1.2 m
Interior Side Setback
5.3.7. Minimum Interior Side Setback 1.2 m
Unless the following applies: 
5.3.8. Minimum Interior Side Setback - Zero Lot Line Development  1.5 m
Flanking Side Setback
5.3.9. Minimum Flanking Side Setback 2.4 m
Unless the following applies: 
5.3.10. Minimum Flanking Side Setback for a front attached Garage - Zero Lot Line Development Semi-detached Housing 4.5 m
5.3.11. Minimum Flanking Side Setback where a Treed Boulevard is provided - Zero Lot Line Development Semi-detached Housing 3.0 m
Parking, Loading, Storage and Access
6.1. The width of a front attached Garage must not exceed 70% of the Site Width.
6.2. Where the Site Abuts an Alley, vehicle access must be from the Alley.
6.3. Where a Site or Lot has primary vehicle access from an Alley, the following regulations apply:
 
6.3.1. a Garage or Hard Surfaced parking pad must be provided;
6.3.2. a Hard Surfaced Pathway between the Garage or Hard Surfaced parking pad and an entry to the Dwelling must be provided;
6.3.3. where no Garage is proposed, a Hard Surfaced parking pad to support a future Garage with a minimum width of 4.8 m and depth of 5.5 m must be constructed; and
6.3.4. any Hard Surfaced parking pad must include an underground electrical power connection with an outlet on a post approximately 1.0 m in height, located within 1.0 m of the Hard Surfaced parking pad.
6.4. Tandem parking may be considered and may include one Garage space and one Driveway space.
Zero Lot Line Development Regulations
6.5. Zero Lot Line Development is only permitted for Semi-Detached Housing and where:
 
6.5.1. all roof drainage from principal and Accessory buildings is directed towards a Street, Alley, or drainage system, and no roof leader discharge is directed to the easement area required in Subsection 6.5.2; and
6.5.2. the owners of impacted Lots register on title a restrictive covenant and a minimum 1.5 m private easement along the entire distance of the shared Lot line that requires:
 
6.5.2.1. 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;
6.5.2.2. 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;
6.5.2.3. 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;
6.5.2.4. a 0.6 m footing encroachment easement;
6.5.2.5. permission to access the easement area for maintenance of the properties;
6.5.2.6. adequate access for utility maintenance, where applicable; and
6.5.2.7. that an Accessory building must not encroach on the easement.
Other Regulations
6.6. For Row Housing and Multi-unit Housing, all roof leaders from the Dwellings must be connected to the individual storm sewer service for each Lot or common low impact development (LID), and no roof leader discharge may be directed to the maintenance easement area.
6.7. All roof leaders from buildings Accessory to Row Housing and Multi-unit Housing must be connected to the individual storm sewer service for each Lot, common low impact development (LID), or directed to drain directly to an adjacent Lane.

 

3.83 ORA - Orchards Rear Attached Row Housing Zone

To allow for medium density residential development with Dwellings attached at the sides and/or rear with individual access at the ground level.

Residential Uses
4.1. Home Based Businesses must comply with Section 6.60.
4.2. Residential
 
4.2.1 The maximum number of Dwellings in a building containing Multi-unit Housing is 4.
Commercial Uses
4.3. Residential Sales Centres
 
4.3.1 May be approved to remain for a period of up to 8 years; and
4.3.2 Where a Residential Sales Centre is located on a Site, a Hard Surfaced Parking Area may be provided on the same or an Abutting Site.
Community Uses
4.4. Child Care Services must comply with Section 6.40, except that the Child Care Services Use is only permitted in a building containing a Residential Use. 
Agricultural Uses
4.5. Urban Agriculture is not permitted in a standalone principal building.  
Sign Uses
4.6. Sign Uses must comply with Subsections 3 and 4 of Section 6.90.

 

5.1. Development must comply with Table 5.1:
Table 5.1. Site Area and Dimensions Regulations
Subsection Regulation Value
Row Housing Internal Dwelling
5.1.1. Minimum Site area 137.5 m2
5.1.2. Minimum Site Width 5.0 m
5.1.3. Minimum Site Depth 18.5 m
Row Housing End Dwelling
5.1.4. Minimum Site area 170.5 m2
5.1.5. Minimum Site Width 6.2 m
5.1.6. Minimum Site Depth 18.5 m
Semi-detached Housing
5.1.7. Minimum Site area 184.2 m2
5.1.8. Minimum Site Width 6.7 m
5.1.9. Minimum Site Depth 18.5 m
Multi-unit Housing
5.1.10. Minimum Site area 670.0 m2
5.1.11. Minimum Site Width 20.0 m
5.1.12. Minimum Site Depth 18.5 m
5.2. Development must comply with Table 5.2:
Table 5.2. Building Regulations
Subsection Regulation Value
Height
5.2.1. Maximum Height 13.5 m
Unless the following applies: 
5.2.2. Maximum Height for Semi-detached Housing 12.0 m
Site Coverage
5.2.3. Maximum total Site Coverage 73%
5.3. Setbacks must comply with Table 5.3:
Table 5.3. Setback Regulations
Subsection Regulation Value
Front Setback
5.3.1. Minimum Front Setback 4.0 m
Unless 1 or more of the following applies: 
5.3.2. Minimum Front Setback for a front attached Garage 5.5 m
5.3.3. Minimum Front Setback for Reverse Housing 3.0 m
5.3.4. Minimum Front Setback where a Treed Boulevard is provided and vehicle access is from an Alley 3.0 m
Rear Setback
5.3.5. Minimum Rear Setback 6.0 m
Unless the following applies: 
5.3.6. Minimum Rear Setback where vehicle access is from an Alley 3.0 m
Side Setbacks
5.3.7. Minimum Interior Side Setback 1.2 m
5.3.8. Minimum Flanking Side Setback 2.4 m
5.4. Except where modified through the regulations in this Zone, Row Housing and Semi-detached Housing must be developed in accordance with the provisions of the (ORH) Orchards Row Housing Zone.
5.5. The minimum Setback to the corner cut for Corner Lots is 0.3 m, as specified in the following illustration:
 
Diagram for Subsection 5.5
Diagram for 3.81.5.3
 

 

6.1. On Corner Sites, the Facades of a principal building that face the Front Lot Line and the Flanking Side Lot Line must use consistent building materials and Architectural Elements, and must include features such as windows, doors, or porches.
6.2. For Multi-unit Housing and Row Housing, where a Dwelling faces the Alley, the Facades that face the Front Lot Line and the Rear Lot Line must use consistent building materials and Architectural Elements, and must include features such as windows, doors, or porches. 

 

Landscaping
7.1. Despite Section 5.60:
 
7.1.1. There is no minimum Soft Landscaping area; and
7.1.2. the area covered by Impermeable Material must not exceed 90% of the total Lot area.
7.2. All storm drainage must be directed away from buildings and towards a Street, an Alley, or to a drainage system. Applications for a Development Permit must include a detailed drainage plan specifying the proposed drainage of the Site.
7.3. For Row Housing and Multi-unit Housing, all roof leaders from Dwellings must be connected to the individual storm sewer service or common low impact development (LID).
7.4. All roof leaders from buildings Accessory to Row Housing and Multi-unit Housing must be connected to the individual storm sewer service for each Lot or drain directly to an adjacent Alley.
7.5. For all Multi-unit Housing developments where one or more Dwellings face a rear Alley, the following regulations must apply:
 
7.5.1. a restrictive covenant and easement must be registered on all titles within the Site and all titles on impacted Abutting Sites to ensure adequate drainage and utility maintenance. The restrictive covenant and easement must provide for:
 
7.5.1.1. a minimum 1.5 m wide drainage swale located along the Interior Side Lot Line constructed to City of Edmonton Design and Construction Standards; and
7.5.1.2. the 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.
7.5.2. all roof leaders from the Dwellings must be connected to the individual storm sewer services for each Lot or common low impact development (LID), and no roof leader discharge shall be directed to the required drainage swale.
Other Regulations
7.6. Despite Section 5.90, an unenclosed front porch or Platform Structure may project into the required Front Setback a maximum of 1.5 m and may project into the Flanking Side Setback a maximum of 1.5 m. Steps and eaves may project beyond the front porch provided they are at least 0.4 m from the Lot line and do not extend over a registered utility easement. Eaves may project to the Lot line in a corner cut as specified in Subsection 5.5 provided they do not extend over a registered utility easement.

 

3.90 Stillwater Special Area

Appendix I - Stillwater Special Area
Stillwater Special Area boundary map

3.91 SLD - Stillwater Low Density Residential Zone

Residential Uses
4.1. Home Based Businesses must comply with Section 6.60.
4.2. Residential
 
4.2.1. Except where Semi-detached Housing are allowed in this Zone, and may thereby constitute two principal Dwellings on a Lot, a maximum of one principal Dwelling per Lot is allowed.
4.2.2. Backyard Housing must comply with Section 6.10.
Commercial Uses
4.3. Residential Sales Centres
 
4.3.1. Where a Residential Sales Centre is located on a Site, a Parking Area may be provided. The Parking Area must be: 
 
4.3.1.1. located on the same or an Abutting Site; 
4.3.1.2. Hard Surfaced; and 
4.3.1.3. temporary and must be removed once the Residential Sales Centre is no longer in operation.
4.3.2. Residential Sales Centres may only be approved to remain for up to 15 years. Additional extensions may be permitted under a variance by the Development Planner.
4.3.3. The maximum Height of a Residential Sales Centre is 10.0 m.
Community Uses
4.4. Child Care Services must comply with Section 6.40.
4.5. Parks may only occur where developed on the same Site as a Residential Sales Centre Use or Community Services Use.
4.6. Special Events must comply with Section 6.100.
Agricultural Uses
4.7. Urban Agriculture is not permitted in a standalone principal building.
Sign Uses
4.8. Signs must comply with Subsections 3 and 4 of Section 6.90.

 

5.1. Development must comply with Table 5.1:
Table 5.1. Site Area and Dimensions Regulations
Subsection Regulation Value
Single Detached Housing with front drive vehicle access
5.1.1. Minimum Site area 225 m2
5.1.2. Minimum Site Width 9.0 m
5.1.3. Minimum Site Depth - where Site Width is 9.0 m or less 25.0 m
5.1.4. Minimum Site Depth - where Site Width is greater than 9.0 m 22.0 m
Single Detached Housing with detached Garage and vehicle access from an Alley
5.1.5. Minimum Site area 212 m2
5.1.6. Minimum Site Width 8.5 m
5.1.7. Minimum Site Depth  25.0 m
Single Detached Housing with rear attached Garage and vehicle access from an Alley
5.1.8. Minimum Site area 171 m2
5.1.9. Minimum Site Width 9.0 m
5.1.10. Minimum Site Depth  19.0 m
Semi-detached Housing with front drive vehicle access, or detached Garage and vehicle access from an Alley
5.1.11. Minimum Site area 187 m2
5.1.12. Minimum Site Width 7.4 m
5.1.13. Minimum Site Depth  25.0 m
Semi-detached Housing with rear attached Garage and vehicle access from an Alley
5.1.14. Minimum Site area 142 m2
5.1.15. Minimum Site Width 7.4 m
5.1.16. Minimum Site Depth  19.0 m
5.2. Development must comply with Table 5.2:
Table 5.2. Building Regulations
Subsection Regulation Value
Height
5.2.1. Maximum Height 11.0 m
Site Coverage
5.2.2. Maximum Site Coverage for Single Detached Housing with front drive vehicle access 60%
5.2.3. Maximum Site Coverage for Single Detached Housing with detached Garage and vehicle access from an Alley 57%
5.2.4. Maximum Site Coverage for Single Detached Housing with rear attached Garage and vehicle access from an Alley 68%
5.2.5. Maximum Site Coverage for Semi-detached Housing with front drive vehicle access, or detached Garage and vehicle access from an Alley 60%
5.2.6. Maximum Site Coverage for Semi-detached Housing with rear attached Garage and vehicle access from an Alley 72%
5.3. Setbacks must comply with Table 5.3:
Table 5.3. Setback Regulations
Subsection Regulation Value
Front Setback
5.3.1. Minimum Front Setback 4.0 m
Unless the following applies: 
5.3.2. Minimum Front Setback where a Treed Boulevard is provided at the front of the Lot 3.5 m
Rear Setback
5.3.3. Minimum Rear Setback 6.0 m
5.3.4. Minimum Rear Setback for a second Storey where a rear attached Garage is provided 2.1 m
Side Setback
5.3.5. Minimum Interior Side Setback 1.2 m
5.3.6. Minimum Flanking Side Setback 2.5 m
5.3.7. Minimum Interior Side Setback - Zero Lot Line Development 1.5 m where the Abutting Interior Side Setback is 0 m
5.3.8. Minimum Interior Side Setback - Reduced Setback Development 1.2 m where the Abutting Interior Side Setback is 0.6 m 
5.3.9. Minimum Setback to the corner cut for Corner Lots  0.3 m
 
Diagram for Subsection 5.3.9
Diagram for 3.81.5.3
Garage Setbacks
5.3.10. Minimum distance between the Front Lot Line and the door of an attached Garage 5.5 m
5.3.11. Minimum distance between the Flanking Side Lot Line and a Garage door facing the flanking Street 5.5 m
5.3.12. Minimum distance from the Rear Lot Line to the door of a detached Garage 1.1 m
Amenity Areas
6.1. A minimum Private Outdoor Amenity Area of 30.0 m2 per principal Dwelling must be provided and designated on the Site plan. The minimum width and length of the Private Outdoor Amenity Area is 3.0 m. The Private Outdoor Amenity Area may be located within a required Yard, and must be permanently retained as open space, unencumbered by an Accessory building or future additions.
Landscaping
6.2. Despite Section 5.60, Landscaping requirements for all new Single Detached and Semi-detached Housing must be in conformance with the following tables:
Table 6.2.1. Minimum Tree and Shrub Planting Requirements
Site Width Variable Single Detached Semi-detached
    < 10.0 m
 		 Treed Boulevard

1 tree and 5 shrubs
Utility right of way in Front Yard
Veranda encroaching into Front Yard
Rear detached Garage 1 tree and 6 shrubs
Rear attached Garage 1 tree and 5 shrubs
Front attached Garage 1 tree and 6 shrubs
Table 6.2.2. Minimum Tree and Shrub Planting Requirements
Site Width Variable Single Detached Semi-detached
10.0 - 13.0 m Treed Boulevard

1 tree and 5 shrubs
Utility right of way in Front Yard
Veranda encroaching into Front Yard
Rear detached Garage 1 tree and 6 shrubs
Rear attached Garage 1 tree and 5 shrubs
Front attached Garage 1 tree and 6 shrubs
Table 6.2.3. Minimum Tree and Shrub Planting Requirements
Site Width Variable Single Detached Semi-detached
    > 13.0 m
 		 Treed Boulevard

2 trees and 5 shrubs
Utility right of way in Front Yard
Veranda encroaching into Front Yard
Rear detached Garage 2 trees and 6 shrubs
Rear attached Garage 2 trees and 5 shrubs
Front attached Garage 2 trees and 6 shrubs
6.3. When more than 1 variable applies to a Development Permit application, the higher Landscaping requirement applies.
6.4. Despite Subsection 6.2, if required separations from utilities and street furniture cannot be accommodated within the Landscaped Setback, 1 additional shrub may be substituted in place of 1 tree.
6.5. Despite Section 5.90 an unenclosed front porch or Platform Structure, may project into the required Front Setback a maximum of 1.5 m and may project into the Flanking Side Setback a maximum of 1.5 m. Steps and eaves may project beyond the front porch provided they are at least 0.4 m from the Lot line and do not extend over a registered utility easement. Eaves may project to the Lot line in a corner cut as shown in Subsection 5.3.9 provided they do not extend over a registered utility easement.
6.6. The area covered by Impermeable Material must not exceed 80% of the total Lot area.
Zero Lot Line and Reduced Setback Development Regulations
6.7. Zero Lot Line Development is only permitted where: 
 
6.7.1. 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 6.7.2; and
6.7.2. the owners of impacted Lots register on title a restrictive covenant and a minimum 1.5 m private easement along the entire distance of the shared Lot line that requires:
 
6.7.2.1. 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;
6.7.2.2. 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;
6.7.2.3. 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;
6.7.2.4. a 0.6 m footing encroachment easement;
6.7.2.5. permission to access the easement area for maintenance of the properties;
6.7.2.6. adequate access for utility maintenance, where applicable; and
6.7.2.7. that an Accessory building must not encroach on the easement.
6.8. Reduced Setback Development is only permitted where:
 
6.8.1. eaves are a minimum of 0.3 m from the Interior Side Lot Line;
6.8.2. 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 6.8.3; and
6.8.3. 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: 
 
6.8.3.1. be located entirely on the Lot with a larger Interior Side Setback;
6.8.3.2. ensure a 0.15 m wide unobstructed drainage path along the shared Lot line; and 
6.8.3.3. require permission to access the easement area to allow for maintenance of the Lot with a smaller Interior Side Setback.
6.9. Fences are not permitted within the Interior Side Yard of a Reduced Setback Development.

 

3.92 SRH - Stillwater Row Housing Zone

To allow for medium density residential development, in a variety of different forms of Row Housing with attached and detached Garages. This Zone is generally intended for Sites located in close proximity to open space amenity.

Residential Uses
4.1. Home Based Businesses must comply with Section 6.60.
4.2. Residential
 
4.2.1. Except where modified through the regulations in this Zone, Single Detached Housing and Semi-detached Housing must be developed in accordance with the provisions of the (SLD) Stillwater Low Density Residential Zone.
4.2.2. Backyard Housing must comply with Section 6.10.
Commercial Uses
4.3. Residential Sales Centres
 
4.3.1. Where a Residential Sales Centre is located on a Site, a Parking Area may be provided. The Parking Area:
 
4.3.1.1. must be located on the same or an Abutting Site;
4.3.1.2. may be Hard Surfaced; and
4.3.1.3. must be temporary, and must be removed once the Residential Sales Centre is no longer in operation.
4.3.2. Residential Sales Centres may only be approved to remain for a period of up to 15 years. Additional extensions may be permitted under a variance by the Development Planner.
Community Uses
4.4. Child Care Services must comply with Section 6.40.
4.5. Special Events must comply with Section 6.100.
Agricultural Uses
4.6. Urban Agriculture is not permitted in a standalone principal building.
Sign Uses
4.7. Signs must comply with Subsections 3 and 4 of Section 6.90.

 

5.1. Development must comply with Table 5.1:
Table 5.1.  Site Area and Dimensions Regulations
Subsection Regulation Value
Row Housing with vehicle access from a Street
5.1.1. Minimum Site area 132 m2
5.1.2. Minimum Site Width 5.4 m
5.1.3. Minimum Site Depth 24.5 m
Row Housing on a Corner Lot with vehicle access from a Street
5.1.4. Minimum Site area 164 m2
5.1.5. Minimum Site Width 6.7 m
5.1.6. Minimum Site Depth 24.5 m
Row Housing with vehicle access from an Alley
5.1.7. Minimum Site area 60.0 m2
5.1.8. Minimum Site Width 4.2 m
5.1.9. Minimum Site Depth 14.5 m
Row Housing on a Corner Lot with vehicle access from an Alley
5.1.10. Minimum Site area 79.0 m2
5.1.11. Minimum Site Width 5.5 m
5.1.12. Minimum Site Depth 14.5 m
5.2. Development must comply with Table 5.2:
Table 5.2.  Building Regulations
Subsection Regulation Value
Height
5.2.1. Maximum Height 13.5 m
Maximum Site Coverage for Row Housing - Street access Dwelling - internal unit
5.2.3. Accessory building 6%
5.2.4. Principal building with attached Garage or where parking is provided below Grade 65%
5.2.5. Total Site Coverage 71%
Maximum Site Coverage for Row Housing - Street access Dwelling - end unit
5.2.6. Accessory Building 6%
5.2.7. Principal building with attached Garage or where parking is provided below Grade 55%
5.2.8. Total Site Coverage 61%
Maximum Site Coverage for Row Housing - Street access Dwelling - corner unit
5.2.9. Accessory Building 6%
5.2.10. Principal building with attached Garage or where parking is provided below Grade 50%
5.2.11. Total Site Coverage 56%
Maximum Site Coverage for Row Housing - Alley access Dwelling - internal unit
5.2.12. Principal Dwelling/Building 55%
5.2.13. Accessory Building 28%
5.2.14. Principal building with attached Garage or where parking is provided below Grade 90%
5.2.15. Total Site Coverage 90%
Maximum Site Coverage for Row Housing - Alley access Dwelling - end unit
5.2.16. Principal Dwelling/Building 45%
5.2.17. Accessory Building 25%
5.2.18. Principal building with attached Garage or where parking is provided below Grade 75%
5.2.19. Total Site Coverage 75%
Maximum Site Coverage for Row Housing - Alley access Dwelling - corner unit
5.2.20. Principal Dwelling/Building 40%
5.2.21. Accessory Building 22%
5.2.22. Principal building with attached Garage or where parking is provided below Grade 72%
5.2.23. Total Site Coverage 72%
5.3. Setbacks must comply with Table 5.3:
Table 5.3.  Setback Regulations
Subsection Regulation Value
Front Setback
5.3.1. Minimum Front Setback 4.0 m
Unless the following applies: 
5.3.2. Minimum Front Setback where a Treed Boulevard is provided at the front of the Lot 3.5 m
Rear Setback
5.3.3. Minimum Rear Setback 6.0 m
Side Setback
5.3.4. Minimum Interior Side Setback 1.2 m
5.3.5. Minimum Flanking Side Setback 2.5 m
5.3.6. Minimum Setback to the corner cut for Corner Lots  0.3 m
 
Diagram for Subsection 5.3.6
Diagram for 3.81.5.3
Garage Setbacks
5.3.7. Minimum distance between any Lot Line and the door of an attached Garage 5.5 m
5.3.8. Minimum distance between the Flanking Side Lot Line and a Garage Door facing the flanking Street 5.5 m
5.3.9. Minimum distance from the Rear Lot Line to the door of a detached Garage 1.1 m
Building Design Regulations
6.1. The flanking side of a principal building must not be a blank wall, and must be articulated through Architectural Elements including but not limited to recesses or projections, windows, a side entrance, a porch, or other Architectural Elements.
6.2. Each Dwelling unit within Semi-detached Housing and Row Housing must be individually defined through a combination of Architectural Elements that may include variations in the rooflines, projection or recession of the Facade, porches or entrance features, building materials, or other treatments.
6.3. On Corner Sites the Facades of a principal building Abutting the Front Lot Line and the Flanking Side Lot Line must use consistent building materials and Architectural Elements, and must include features such as windows, doors, or porches.
6.4. Site design for Row Housing developments consisting of six or more attached Dwellings must include entry transition features such as but not limited to steps, decorative fences, gates, hedges, low walls, or planting beds in the Front Yard.
Entrance Design Regulations
6.5. Each Dwelling that has direct access to ground level must have an entrance door or entrance feature facing a Street, other than an Alley. On Corner Sites, the entrance door or entrance feature may face either the Front Lot Line or the Flanking Side Lot Line.

 

Amenity Areas
7.1. Despite Section 5.20, Private Outdoor Amenity Area must be provided as follows:
 
7.1.1. The Private Outdoor Amenity Area must be permanently retained as open space, unencumbered by an Accessory building or future additions.      
7.1.2. For Lots not developed as part of Cluster Housing, Row Housing with front drive vehicle access must provide a minimum of 30.0 m2 per Dwelling, at or above ground level. Where Row Housing with a detached Garage is provided, the minimum width and length of the Private Outdoor Amenity Area is 4.0 m and the minimum area is 16.0 m2 per Dwelling. 
7.1.3. Private Outdoor Amenity Areas may be provided in the Front Yard, or for a Corner Lot, within the Front or Flanking Side Yard.
7.1.4. Private Outdoor Amenity Areas may be provided above ground level provided that it has a minimum area of 5.0 m2 and a minimum width and depth of 2.0 m.
7.2. Despite Subsection 7.1, and Section 5.20, Private Outdoor Amenity Area is not required for Cluster Housing where:
 
7.2.1. a minimum outdoor Common Amenity Area of 50.0 m2 is provided; or
7.2.2. a public Park is located adjacent to the Cluster Housing Site and not separated from the Site by a Street.
7.3. Private Outdoor Amenity Area, except Private Outdoor Amenity Areas adjacent to an Alley or open space, must be screened in a manner which prevents viewing into a part of it from any adjacent areas at a normal standing eye level. When such screening would impair a beneficial outward and open orientation of view, and there is no adverse effect on the privacy of the Private Outdoor Amenity Area, the extent of screening may be reduced.
Landscaping
7.4. Despite Section 5.60, Landscaping requirements for all new Single Detached, Semi-detached and Row Housing must be in conformance with the following tables:
Table 7.4.1. Minimum Tree and Shrub Planting Requirements
Site Width Variable Single Detached Semi-detached Row Housing
< 10.0 m Treed Boulevard 1 tree and 5 shrubs 1 tree and 4 shrubs
Utility right of way in Front Yard
Veranda encroaching into Front Yard
Rear detached Garage 1 tree and 6 shrubs 1 tree and 5 shrubs
Rear attached Garage 1 tree and 5 shrubs 1 tree and 4 shrubs
Front attached Garage 1 tree and 6 shrubs
Table 7.4.2. Minimum Tree and Shrub Planting Requirements
Site Width Variable Single Detached Semi-detached Row Housing
10.0 m -13.0 m Treed Boulevard 1 tree and 5 shrubs 1 tree and 4 shrubs
Utility right of way in Front Yard
Veranda encroaching into Front Yard
Rear detached Garage 1 tree and 6 shrubs 1 tree and 5 shrubs
Rear attached Garage 1 tree and 5 shrubs 1 tree and 4 shrubs
Front attached Garage 1 tree and 6 shrubs
Table 7.4.3. Minimum Tree and Shrub Planting Requirements
Site Width Variable Single Detached Semi-detached Row Housing
> 13.0 m Treed Boulevard 2 trees and 5 shrubs 2 trees and 4 shrubs
Utility right of way in Front Yard
Veranda encroaching into Front Yard
Rear detached Garage 2 trees and 6 shrubs 2 trees and 5 shrubs
Rear attached Garage 2 trees and 5 shrubs
Front attached Garage 2 trees and 6 shrubs
7.5. When more than 1 variable applies to a Development Permit application, the higher Landscaping requirement applies.
7.6. Despite Subsection 7.4, if required separations from utilities and street furniture cannot be accommodated within the Landscaped Setback, 1 additional shrub may be substituted in place of 1 tree.
7.7. Despite Section 5.90, an unenclosed front porch or Platform Structure may project into the required Front Setback a maximum of 1.5 m and may project into the Flanking Side Setback a maximum of 1.5 m. Steps and eaves may project beyond the front porch provided they are at least 0.4 m from the Lot line and do not extend over a registered utility easement. Eaves may project to the Lot line in a corner cut as shown in Subsection 5.3.6 provided they do not extend over a registered utility easement.
7.8. The area covered by Impermeable Material must not exceed 95% of the total Lot area.
Other Regulations
7.9. A mutual Garage may be constructed on the common property line, to the satisfaction of the Development Planner.
7.10. All roof leaders from the Dwellings must be connected to the individual storm sewer service for each Lot.
7.11. All roof leaders from Accessory buildings must be connected to the individual storm sewer service for each Lot or directed to drain directly to an adjacent Alley.
7.12. Maintenance or drainage and utility easement may be required between Abutting buildings or through private Yards of one or more Dwellings to ensure adequate access for property, drainage, and utility maintenance.

 

3.93 SRA - Stillwater Rear Attached Row Housing Zone

To allow for medium density residential development in the form of Multi-unit Housing and Row Housing, with Dwellings attached at the sides or rear. This Zone is generally intended for Sites located in close proximity to open space amenity.

Residential Uses
4.1. Home Based Businesses must comply with Section 6.60.
Commercial Uses
4.2. Residential Sales Centres
 
4.2.1. Where a Residential Sales Centre is located on a Site, a Parking Area may be provided. The Parking Area must be:
 
4.2.1.1. located within the same or Abutting Site;
4.2.1.2. Hard Surfaced; and
4.2.1.3. temporary, and must be removed once the Residential Sales Centre is no longer in operation.
4.2.2. Residential Sales Centres may only be approved to remain for a period of up to 15 years. Additional extensions may be permitted under a variance by the Development Planner.
Community Uses
4.3. Child Care Services must comply with Section 6.40.
4.4. Special Events must comply with Section 6.100.
Agricultural Uses
4.5. Urban Agriculture is not permitted in a standalone principal building.
Sign Uses
4.6. Signs must comply with Subsections 3 and 4 of Section 6.90.

 

5.1. Development must comply with Table 5.1:
Table 5.1. Site and Building Regulations
Subsection Regulation Value
Site area and Dimensions
5.1.1. Minimum Site area 312 m2
5.1.2. Minimum Site Width 12.0 m
5.1.3. Minimum Site Depth 26.0 m
Site Coverage
5.1.4. Maximum total Site Coverage 89%
Height
5.1.5. Maximum Height 13.5 m
Front Setback
5.1.6. Minimum Front Setback 4.0 m
Unless the following applies:
5.1.7. Minimum Front Setback where a Treed Boulevard is provided at the front of the Lot 3.5 m
Rear Setback
5.1.8. Minimum Rear Setback 4.0 m
Unless the following applies:
5.1.9. Minimum Rear Setback where a Treed Boulevard is provided at the rear of the Lot 3.5 m
Side Setback
5.1.10. Minimum Interior Side Setback 1.2 m
5.1.11. Minimum Flanking Side Setback  2.5 m
5.1.12. Minimum Setback to the corner cut for Corner Lots  0.3 m as specified in the following diagram
 
Diagram for Subsection 5.1.12
Diagram for 3.81.5.3
Garage Setbacks
5.1.13. Minimum distance between any Lot Line and the door of an attached Garage  5.5 m
Building Design Regulations
6.1. The flanking side of the principal building must not be a blank wall, and must be articulated through Architectural Elements including but not limited to recesses or projections, windows, a side entrance, a porch, or other Architectural Elements.
6.2. Each Dwelling unit within Row Housing and Multi-unit Housing must be individually defined through a combination of Architectural Elements that may include variations in the rooflines, projection or recession of the Facade, porches or entrance features, building materials, or other treatments.
6.3. Site design for Row Housing and Multi-unit Housing developments consisting of six or more attached Dwellings must include entry transition features such as but not limited to steps, decorative fences, gates, hedges, low walls, or planting beds in the Front Yard.

 

Amenity Areas
7.1. Despite Section 5.20, a minimum Private Outdoor Amenity Area of 5.0 m2 per Dwelling must be provided as follows:
 
7.1.1. The Private Outdoor Amenity Area must be permanently retained as open space, unencumbered by an Accessory building or future additions.
7.1.2. Private Outdoor Amenity Areas may be provided in the Front Yard, or on a Corner Site, within the Front or Flanking Side Yard.
7.1.3. Private Outdoor Amenity Areas may be provided above ground level provided that it has a minimum area of 5.0 m2 and a minimum width and depth of 2.0 m.
7.1.4. Screening of Private Outdoor Amenity Areas is not required from a Street, Alley or private road.
7.2. Despite Subsection 7.1, and Sections 5.20, Private Outdoor Amenity Area shall not be required for Cluster Housing where:
 
7.2.1. a minimum outdoor Common Amenity Area of 50.0 m2 is provided; or
7.2.2. a public Park is located adjacent to the Cluster Housing Site and not separated from the Site by a Street.
Landscaping
7.3. Despite Section 5.90, an unenclosed front porch or Platform Structure, may project into the Flanking Side Setback a maximum of 1.5 m. Steps and eaves may project beyond the front porch provided they are at least 0.4 m from the Lot line and do not extend over a registered utility easement. Eaves may project to the Lot line in a corner cut as shown in Subsection 5.1.12 provided they do not extend over a registered utility easement.
Other Regulations
7.4. All roof leaders from the Dwellings must be connected to the individual storm sewer service for each Lot.
7.5. All roof leaders from Accessory buildings must be connected to the individual storm sewer service for each Lot or directed to drain directly to an adjacent Alley.
7.6. Maintenance or drainage and utility easements may be required between Abutting buildings or through private Yards of one or more Dwellings to ensure adequate access for property, drainage and utility maintenance.

 

3.100 Riverview Town Centre Special Area

2.1. The applicable location and boundaries for Riverview Town Centre Special Area are shown in Appendix I.

 

4.1. The following defined terms apply to all Zones in the Riverview Town Centre Special Area:
Term Definition
Development Area The area subject to a Development Permit application. A Development Area may include Publicly Accessible Private Roads. Instead of the area of the Site, Development Area must be used to calculate the Floor Area Ratio of a building or structure.
Publicly Accessible Private Roads Publicly Accessible Private Roads must include a carriageway, Pedestrian Through Zone, and Furnishing Zone, in general conformance with the diagram below, and associated definitions. The Pedestrian Through Zone and Furnishing Zone must be developed on a minimum of one side of the road, but similar treatment must be incorporated on the opposite side of the road, where appropriate.
Pedestrian Through Zone The area where people walk and wheel. This area may be shared with people cycling, and may include segregated areas for those who are walking and those cycling
Furnishing Zone This area is located between the Pedestrian Through Zone and carriageway and serves as a safety separation, and as an area to place items such as traffic signs, streetlights, transit shelters, benches, trees, landscaping, and snow storage.
Recycling Depot  A development used for the buying and temporary storage of bottles, cans, newspapers and similar household goods for reuse where all storage is contained within an enclosed building. Such establishments must not have more than four vehicles for the pick-up and delivery of goods.
Setback Despite the definition of Setback provided in Section 8.20, Setback means the distance that a development, or a specified portion of it, must be set back from the closer of a property line, Street, Publicly Accessible Private Road, or Park easement boundary. A Setback is not a Yard, Amenity Space or separation space.

 

Diagram for Setback term in the Riverview Town Centre Special Area

 

5.1. In addition to the requirements outlined in Section 7.130, the applicant must also include a context plan with the initial and each subsequent Development Permit application. A context plan must include the following:
 
5.1.1 proposed development location;
5.1.2. location of the Development Area, as situated within the Special Area;
5.1.3. dimensions of the Development Area, and dimensions of building footprint and Setbacks;
5.1.4. Floor Area of retail/office area;
5.1.5. Floor Area Ratio for the Development Area;
5.1.6. number of Dwelling units;
5.1.7. development phasing for the geographic area where each individual Zone applies to and where the development is located; and
5.1.8. road network for the Development Area including Streets and Publicly Accessible Private Roads, as applicable.
5.2. Amenity Areas:
 
5.2.1. Must have a minimum Private Outdoor Amenity Area of 4.0 m2 per Dwelling unit.
5.2.2. Despite Section 5.20, balconies or Platform Structures with a minimum depth of 1.8 m may be used to satisfy the required Private Outdoor Amenity Area.
5.3. Vehicle access and circulation must be developed in general conformance with Appendix II.
5.4. Publicly Accessible Private Roads, as illustrated on Appendix II, must include a minimum 2.0 m Pedestrian Through Zone, and a minimum 0.5 m Furnishing Zone, as well as a carriageway.
5.5. On-street parking is permitted along Publicly Accessible Private Roads.
5.6. Loading and storage areas shall be located to the rear of buildings and must be screened from adjacent views in accordance with Section 5.60. Garbage collection and storage must be located within parking structures or buildings or screened from view of adjacent residential developments.
5.7. Service function areas, such as loading docks, truck parking, and utility meters, must be incorporated into the overall design theme of the building or landscape.
5.8. All mechanical equipment, including roof mechanical units, must be concealed by screening in a manner compatible with the architectural character of the building or concealed by incorporating it within the building.
5.9. Floor Area is calculated in accordance with the following:
 
5.9.1. Indoor Amenity Areas are exempted from Floor Area Ratio calculations.
5.9.2. The Floor Area of above ground Parking Areas contained within parking structures are not counted toward the total Floor Area.
5.10. Prior to the approval of the first Development Permit, the owner must register a public access easement to ensure public access throughout the Special Area to the satisfaction of the applicable City department.

 

 Appendix I - Special Area Riverview Town Centre
Riverview Town Centre Special Area boundary map

 
Appendix II - Illustrative Concept Plan: Riverview Town Centre
Riverview Town Centre illustrative concept plan

 

 

3.101 RTCC - Riverview Town Centre Commercial Zone

To allow for a diverse and compatible mix of Commercial, Residential and institutional Uses, with a commercial focus, promoting pedestrian orientation and allowing synergies to be created between employment opportunities and amenities within the Town Centre area.

Commercial Uses
2.1. Bar 
2.2. Cannabis Retail Store
2.3. Custom Manufacturing
2.4. Food and Drink Service
2.5. Health Service
2.6. Hotel
2.7. Indoor Sales and Service
2.8. Liquor Store
2.9. Major Indoor Entertainment
2.10. Minor Indoor Entertainment
2.11. Office
2.12. Residential Sales Centre
Residential Uses
2.13. Home Based Business #
2.14. Residential, limited to:
 
2.14.1. Lodging House
2.14.2. Multi-unit Housing
2.14.3. Row Housing
Community Uses
2.15. Child Care Service
2.16. Community Service
2.17. Library
2.18. Park
2.19. School
Basic Service Uses
2.20 Emergency Service
Agricultural Uses
2.21. Agriculture, limited to those existing as of January 1, 2024
2.22. Urban Agriculture
Sign Uses
2.23. Fascia Sign, limited to On-premises Advertising
2.24. Freestanding Sign, limited to On-premises Advertising
2.25. Projecting Sign, limited to On-premises Advertising

 

Residential Uses
4.1. Home Based Businesses must comply with Section 6.60.
Commercial Uses
4.2. Cannabis Retail Stores must comply with Section 6.30.
4.3. Liquor Stores must comply with Section 6.70.
4.4. Vehicle Support Services and Uses with Drive-through Services must comply with Section 6.110.
Community Uses
4.5. Child Care Services must comply with Section 6.40.
4.6. Special Events must comply with Section 6.100.
Agricultural Uses
4.7. Urban Agriculture
 
4.7.1. With the exception of outdoor display areas of products for sale, Urban Agriculture Uses must be located within or on a building.
4.7.2. The Development Planner may consider a variance to Subsection 4.7.1 based on the recommendations provided in an Environmental Site Assessment in compliance with Section 7.140.
Sign Uses
4.8. Signs must comply with Subsections 3 and 6 of Section 6.90, except that:
 
4.8.1. 1 additional Projecting Sign is permitted to identify businesses that are located entirely at or above the second Storey level.
4.8.2. Signs must be comprised of materials that are visually interesting, durable, high quality, and compatible with the architecture theme of the respective building.
4.8.3. Prior to an initial Development Permit, the owner must submit a Comprehensive Sign Design Plan for the Development Area. Such plan and schedule shall be addressed and updated as appropriate for all subsequent Development Permit applications.

 

5.1. Development must comply with Table 5.1:
Table 5.1. Site and Building Regulations
Subsection Regulation Value
Height
5.1.1. Maximum Height 40.0 m
Floor Area Ratio
5.1.2. Maximum total Floor Area Ratio, where Subsection 5.1.4 does not apply 2.5
5.1.3. Maximum Floor Area Ratio for Residential Uses 2.0
Unless the following applies:
5.1.4. Maximum Floor Area Ratio for Residential Uses where it can be demonstrated that the road and drainage networks can accommodate the increased Density, to the satisfaction of the Development Planner in consultation with the City department responsible for drainage and transportation 4.3
Residential Density
5.1.5. Maximum Density 150 Dwellings/ha
Unless the following applies:
5.1.6. Maximum Density where it can be demonstrated that the road and drainage networks can accommodate the increased Density, to the satisfaction of the Development Planner in consultation with the City department responsible for drainage and transportation 550 Dwellings/ha
Podium and Tower Regulations
5.1.7. Maximum Tower Floor Plate for portions of Towers greater than 20.0 m in Height or any portion above a Podium 850 m2
5.2. Despite Subsection 5.1.7, the maximum Floor Plate for portions of a Tower greater than 20.0 m in Height may be varied by the Development Planner in consideration of other Architectural Elements such as a podium, separation from other Towers or recommendations or mitigative measures specified in any sun/shadowing, microclimatic, or required technical studies.
5.3. Setbacks must comply with Table 5.3:
Table 5.3. Setback Regulations
Subsection Regulation Value
Setbacks from a Publicly Accessible Private Road
5.3.1. Minimum Setback 0 m
5.3.2. Maximum Setback 2.0 m
Setbacks from 23 Avenue NW
5.3.3. Minimum Setback 10.0 m
Setbacks from Uplands Boulevard NW
5.3.4. Minimum Setback 0 m
5.3.5. Maximum Setback 3.0 m
Setbacks from 199 Street NW
5.3.6. Minimum Setback 0 m
5.3.7. Maximum Setback 3.0 m
Setbacks from a Park
5.3.8. Minimum Setback 0 m
6.1. A single wall length greater than 40.0 m that is visible from a Street must comply with the following criteria, to the satisfaction of the Development Planner:
 
6.1.1. the roof line and building Facade must include design elements and add architectural interest; and
6.1.2. Landscaping adjacent to exterior walls must be used to minimize the perceived mass of the building and to create visual interest.
6.2. Buildings must front onto Streets, Publicly Accessible Private Roads, or a Park.
6.3. Buildings must allow for engagement with pedestrians, through elements such as transparent glazing, building entrances, and patios.
6.4. Building Facades must include design elements, finishing material, and variations that will reduce the perceived mass of the buildings and add architectural interest.
6.5. Buildings must be designed to frame the corner of Collector and Arterial Road intersections.
6.6. The development must incorporate design features to minimize adverse microclimatic effects such as wind tunneling, snow drifting, rain sheeting, shadowing, and loss of sunlight, both on and off Site, consistent with recommendations of the Sun Shadow Impact Study and Wind Impact Study, where applicable.
6.7. Principal building entrances for any Use, as well as entrances to Amenity Areas, Parking Areas, and other shared facilities, must be designed for universal accessibility. 
6.8. Level changes from the sidewalk to entrances of buildings must be minimized. 
6.9. Sidewalk furniture and other elements must be located out of the travel path to ensure they are not obstacles to building access.
6.10. Parking structures must be wrapped with other Uses or otherwise architecturally treated to form active street frontages on the ground floor.

 

Parking, Loading, Storage and Access
7.1. A hard or soft landscaped pedestrian connection must be provided through the Site in general accordance with Appendix II.
7.2. Publicly Accessible Private Roads must provide vehicle and pedestrian connections to 199 Street NW and the Uplands Boulevard NW in general accordance with Appendix II. The location and alignment of a Publicly Accessible Private Road must be confirmed at the Development Permit stage.
7.3. Publicly Accessible Private Roads must function as access and service corridors. Multiple access points will be provided along their lengths in general accordance with Appendix II, to accommodate access to parking drive aisles as well as to provide a variety of options for service delivery, such as garbage collection, delivery vehicles, and loading zones.
7.4. Enhanced parking islands with Pathways must be provided to facilitate safe pedestrian movement from the Parking Areas to the buildings. Remedial treatments such as raised pedestrian crossings, decorative landscaping, special paving, lighting, or bollards must be provided at significant points of pedestrian and vehicle crossings.
7.5. Publicly Accessible Private Roads must provide high-quality urban street furniture. This street furniture may include, but is not limited to: benches, lighting, pedestrian ­level lighting, banners, waste receptacles, bicycle racks, bollards, and way-finding signage.
7.6. Screening for surface parking must be provided with Landscaping elements in accordance with Section 5.60.
7.7. Parking for Hotels must be accommodated underground or within parking structures.

 

3.102 RTCR - Riverview Town Centre Residential Zone

To allow for medium to high density residential, integrated with Commercial Uses at ground level, fronting onto Uplands Boulevard NW and the intersection with 199 Street NW, and to incorporate appropriate development controls to allow development to grow and intensify over the long term as the market evolves and the neighbourhood matures.

Residential Uses
2.1. Home Based Business #
2.2. Residential, limited to:
 
2.2.1. Lodging House
2.2.2. Multi-unit Housing
2.2.3. Row Housing
2.2.4. Supportive Housing
Commercial Uses
2.3. Food and Drink Service
2.4. Hotel
2.5. Indoor Sales and Service
Community Uses
2.6. Child Care Service
2.7. Park
Agricultural Uses
2.8. Agriculture, limited to those existing as of January 1, 2024
2.9. Urban Agriculture
Sign Uses
2.10. Fascia Sign, limited to On-premises Advertising
2.11. Freestanding Sign, limited to On-premises Advertising
2.12. Projecting Sign, limited to On-premises Advertising

 

Residential Uses
4.1. Home Based Businesses must comply with Section 6.60.
Commercial Uses
4.2. Food and Drink Services
 
4.2.1. The maximum Public Space is 250 m2 for each individual establishment. 
4.2.2. Developments must be located on or south of Uplands Boulevard NW, and oriented toward Uplands Boulevard or a Publicly Accessible Private Road.
4.3. Indoor Sales and Services in the form of retail stores 
 
4.3.1. The maximum Floor Area is 200 m2 for each individual establishment. 
4.3.2. Despite Subsection 4.3.1, the Development Planner may consider a variance to allow an individual establishment to have a maximum Floor Area of up to 500 m2, in consideration of the surrounding context and the applicable statutory plan.
4.3.3. Developments exceeding 200 m2 of Floor Area must be located south of Uplands Boulevard NW and oriented toward Uplands Boulevard or a Publicly Accessible Private Road.
Community Uses
4.4. Child Care Services must comply with Section 6.40.
Agricultural Uses
4.5. Urban Agriculture
 
4.5.1. With the exception of outdoor display areas of products for sale, Urban Agriculture Uses must be located within or on a building.
4.5.2. The Development Planner may consider a variance to Subsection 4.5.1 based on the recommendations provided in an Environmental Site Assessment in compliance with Section 7.140.
Sign Uses
4.6. Signs must comply with Subsections 3 and 4 of Section 6.90, except that:
 
4.6.1. 1 additional Projecting Sign is permitted to identify businesses that are located entirely at or above the second Storey level.
4.6.2. Signs must be comprised of materials that are visually interesting, durable, high quality, and compatible with the architecture theme of the respective building.
4.6.3. Prior to an initial Development Permit, the owner must submit a Comprehensive Sign Design Plan for the Development Area. Such plan and schedule must be addressed and updated as appropriate for all subsequent Development Permit applications.
Floor Area, Public Space and Capacity Exceptions
4.7. The Development Planner may consider a variance to the maximum Floor Area, Public Space or capacity of a Use if adequate mitigation measures are used to reduce negative impacts to on-Site or Abutting Uses, including:
 
4.7.1. measures specified in Subsection 2 of Section 5.120; 
4.7.2. modification of Site plans to locate Uses or activities in a location to minimize noise, lighting, odour or other similar Nuisances; or
4.7.3. other similar measures.

 

5.1. Development must comply with Table 5.1:
Table 5.1. Site and Building Regulations
Subsection Regulation Value
Height
5.1.1. Maximum Height for buildings located west of 199 St NW 60.0 m
5.1.2. Maximum Height for buildings located east of 199 St NW 50.0 m
Floor Area Ratio
5.1.3.
 		 Maximum Floor Area Ratio for all combined Uses, where Subsection 5.1.5 does not apply 3.0
5.1.4. Maximum Floor Area Ratio for non-Residential Uses 1.0
Unless the following applies:
5.1.5. Maximum Floor Area Ratio for Residential Uses where it can be demonstrated that the road and drainage networks can accommodate the increased Density, to the satisfaction of the Development Planner in consultation with the City department responsible for drainage and transportation 4.3
Residential Density
5.1.6. Maximum Density 150 Dwellings/ha
Unless the following applies:
5.1.7. Maximum Density where it can be demonstrated that the road and drainage networks can accommodate the increased Density, to the satisfaction of the Development Planner in consultation with the City department responsible for drainage and transportation 550 Dwellings/ha
 
Facade Length
5.1.8. Maximum length of a building Facade 48.0 m
Podium and Tower
5.1.9. Maximum Tower Floor Plate for portions of Towers greater than 20.0 m in Height or any portion above a Podium. 850 m2
5.2. Despite Subsection 5.1.9, the maximum Floor Plate for portions of a Tower greater than 20.0 m in Height may be varied by the Development Planner in consideration of other Architectural Elements such as a podium, separation from other towers or recommendations or mitigative measures specified in any sun/shadowing, microclimatic, or required technical studies.
5.3. Despite Section 5.70, the maximum Height, for any building that is taller than 12.0 m is defined as follows:
 
5.3.1. Building Height must be limited to the building envelope determined by a 45-degree angular plane. The angular plane shall begin at Grade at the northern, western and eastern boundaries of the Special Area Riverview Town Centre (as shown on Appendix I).
5.3.2. Buildings must be developed within this building envelope and may be stepped, provided no part of the building Height exceeds the Height of the building envelope created by the angular plane.
5.3.3. A diagram, illustrating proposed building Heights and conformance to the angular plane and building envelope, must be provided to the Development Planner with the Development Permit application.
Diagram for Subsection 5.3
Diagram for 3.102.5.3
5.4. Setbacks must comply with Table 5.4:
Table 5.4. Setback Regulations
Subsection Regulation Value
Setbacks from a Publicly Accessible Private Road and Abutting Streets
5.4.1. Minimum Setback 0.0 m
5.4.2. Maximum Setback 3.0 m
Setbacks Abutting Sites zoned to allow Single Detached or Semi-detached Housing
5.4.3. Minimum Setback 7.5 m
Setbacks from a Park
5.4.4. Minimum Setback 0 m
6.1. Buildings Abutting Uplands Boulevard must allow for engagement between pedestrians and the building, through elements such as transparent glazing, building entrances, and patios.
6.2. Building Facades must include design elements, finishing material, and variations that will reduce the perceived mass of the buildings and add architectural interest.
6.3. Buildings must be designed to frame the corners of Collector Road intersections.
6.4. The development must incorporate design features to minimize adverse microclimatic effects such as wind tunneling, snow drifting, rain sheeting, shadowing, and loss of sunlight, both on and off Site, consistent with recommendations of the Sun Shadow Impact Study and Wind Impact Study, where applicable.
6.5. Principal building entrances for any Use, as well as entrances to Amenity Areas, Parking Areas, and other shared facilities must be designed for universal accessibility. 
6.6. Level changes from the sidewalk to entrances of buildings must be minimized. 
6.7. Sidewalk furniture and other elements must be located out of the travel path to ensure they are not obstacles to building access.
6.8. Parking structures must be wrapped with other Uses or otherwise architecturally treated to form active street Frontages on the Ground Floor.

 

Parking, Loading, Storage and Access
7.1. Publicly Accessible Private Roads must provide vehicle and pedestrian connections to Uplands Boulevard in general accordance with Appendix II. The location and alignment of Publicly Accessible Private Roads must be confirmed at the Development Permit stage.
7.2. Publicly Accessible Private Roads shall function as access and service corridors. Multiple access points will be provided along their lengths, in general accordance with Appendix II, to accommodate access to parking drive aisles as well as to provide a variety of options for service delivery, such as garbage collection, delivery vehicles, and loading zones.
7.3. Parking for Hotels must be accommodated underground or within parking structures.

 

3.103 RTCMR - Riverview Town Centre Medium Rise Zone

To allow for low to medium density residential developments with limited and smaller Commercial Uses at ground level and incorporate appropriate development controls to allow the development to intensify over the long term as the market evolves and the neighbourhood matures.

Residential Uses
2.1. Home Based Business #
2.2. Residential, limited to:
 
2.2.1. Lodging House
2.2.2. Multi-unit Housing
2.2.3. Row Housing
2.2.4. Supportive Housing
Commercial Uses
2.3. Food and Drink Service
2.4. Indoor Sales and Service
Community Uses
2.5. Child Care Service
Agricultural Uses
2.6. Agriculture, limited to those existing as of January 1, 2024
2.7. Urban Agriculture
Sign Uses
2.8. Fascia Sign, limited to On-premises Advertising
2.9. Projecting Sign, limited to On-premises Advertising

 

Residential Uses
4.1. Home Based Businesses must comply with Section 6.60.
Commercial Uses
4.2. Commercial Uses are not permitted in any freestanding structure separate from a structure containing Residential Uses. The main entrance to these Uses must be separate and have direct access from the roadway.
4.3. Commercial Uses are only permitted in locations where they front onto either an Arterial or Collector Road.
4.4. Indoor Sales and Services in the form of retail stores
 
4.4.1. The maximum Floor Area is 200 m2 for each individual establishment. 
Community Uses
4.5. Child Care Services must comply with Section 6.40.
4.6. Community Uses are not permitted in any freestanding structure separate from a structure containing Residential Uses. The main entrance to these Uses must be separate and have direct access from the roadway.
4.7. Community Uses are only permitted in locations where they front onto either an Arterial or Collector Road.
Agricultural Uses
4.8. Urban Agriculture
 
4.8.1 With the exception of outdoor display areas of products for sale, Urban Agriculture Uses must be located within or on a building.
4.8.2. The Development Planner may consider a variance to Subsection 4.8.1 based on the recommendations provided in an Environmental Site Assessment in compliance with Section 7.140.
Sign Uses
4.9. Signs must comply with Subsections 3 and 6 of Section 6.90,
4.10. Signs must be comprised of materials that are visually interesting, durable, high quality, and compatible with the architecture theme of the respective building.

 

5.1. Development must comply with Table 5.1:
Table 5.1. Site and Building Regulations
Subsection Regulation Value
Height
5.1.1. Maximum Height 23.0 m
Floor Area Ratio
5.1.2. Maximum Floor Area Ratio 2.5
Residential Density
5.1.3. Maximum Density 224 Dwellings/ha
Setbacks Abutting Streets
5.1.4. Minimum Setback 3.0 m
Setbacks Abutting Sites zoned to allow Single or Semi-detached Housing
5.1.5. Minimum Setback 7.5 m
5.2. Despite Section 5.70, the maximum Height for any building that is taller than 12.0 m is defined as follows:
 
5.2.1. Building Height is limited to the building envelope determined by a 45-degree angular plane. The angular plane begins at Grade at the northern, western, and eastern boundaries of the Special Area Riverview Town Centre (as shown on Appendix I).
5.2.2. Buildings must be developed within this building envelope and may be stepped, provided no part of the building Height exceeds the Height of the building envelope created by the angular plane.
5.2.3. A diagram, illustrating proposed building Heights and conformance to the angular plane and building envelope, must be provided to the Development Planner with the Development Permit application.
Diagram for Subsection 5.2
Diagram for RTCMR3.103.5.2
6.1. Buildings must be designed to frame the corners of Collector and Arterial Road intersections.
6.2. Building Facades must include design elements, finishing material, and variations that will reduce the perceived mass of the buildings and add architectural interest.
6.3. Principal building entrances for any Use as well as entrances to Amenity Areas, Parking Areas, and other shared facilities, must be designed for universal accessibility. 
6.4. Level changes from the sidewalk to entrances of buildings must be minimized. 
6.5. Sidewalk furniture and other elements must be located out of the travel path to ensure they are not obstacles to building access.

 

Other Regulations
7.1. Maintenance or drainage and utility easement(s) may be required between Abutting buildings or through private Yards of one or more Dwellings to ensure adequate access for property, drainage, and utility maintenance.
7.2. For a Row Housing development all roof leaders from the Dwelling must be connected to the individual storm sewer service for each Lot.

 

3.110 Riverview Special Area

2.1. The applicable location and boundaries for Riverview Special Area are shown in Appendix I.  

 

Appendix I - Riverview Special Area
Riverview Special Area boundary map

 

 

3.111 RVRH - Riverview Row Housing Zone

To allow for the development of street oriented Row Housing that allows a greater building Height and the opportunity for development on individual shallow lots where vehicle access is from an Alley.

5.1. Development must comply with Table 5.1
Table 5.1 Site Regulations
Subsection Regulation Value
Row Housing Internal Dwelling
5.1.1. Minimum Site area 90.0 m2
5.1.2. Minimum Site Width 3.6 m
5.1.3. Minimum Site Depth 25.0 m
Row Housing End Dwelling
5.1.4. Minimum Site area 120 m2
5.1.5. Minimum Site Width 4.8 m
5.1.6. Minimum Site Depth 25.0 m
Row Housing Corner Dwelling
5.1.7. Minimum Site area 150 m2
5.1.8. Minimum Site Width 6.0 m
5.1.9. Minimum Site Depth 25.0 m
5.2. Development must comply with Table 5.2:
Table 5.2 Building Regulations
Subsection Regulation Value
Height
5.2.1. Maximum Height 13.0 m
Site Coverage
5.2.2. Maximum Site Coverage for a Row Housing internal Dwelling 57%
5.2.3. Maximum Site Coverage for a Row Housing end Dwelling 45%
5.2.4. Maximum Site Coverage for a Row Housing corner Dwelling 40%
Building Facade
5.2.5. Maximum length of a building Facade 48.0 m
Density
5.2.6. Minimum Density 65 dwellings/ha
5.2.7. Maximum number of principal Dwelling units per Row Housing building 5
5.3. Setbacks must comply with Table 5.3:
Table 5.3 Setback Regulations
Subsection Regulation Value
Front Setback
5.3.1. Minimum Front Setback 4.5 m
Rear Setback
5.3.2. Minimum Rear Setback 5.5 m
Unless the following applies:
5.3.3. Minimum Rear Setback for a detached Garage where the vehicle door faces an Alley 1.2 m
Side Setback
5.3.4. Minimum Interior Side Setback 1.2 m
5.3.5. Minimum Flanking Side Setback  2.4 m
6.1. Each principal Dwelling unit within a Row Housing building must be individually defined through a combination of Architectural Elements that may include variations in rooflines, projection or recession of the Facade, porches or entrance features, building materials, or other similar treatments.
6.2. On Corner Sites, the Facades of a principal building Abutting the Front Lot Line and the Flanking Side Lot Line must use consistent building materials and Architectural Elements, and must include features such as windows, doors, or porches.
6.3. Row Housing must not repeat the same Architectural Elements more than six times on a block face.

 

Parking and Access
7.1. Vehicle access must be from an Alley.

 

3.120 Heritage Valley Town Centre Special Area

The applicable location and  boundaries for Heritage Valley Town Centre Special Area are shown in Appendix I. 

Appendix I - Special Area Heritage Valley Town Centre
Heritage Valley Town Centre Special Area boundary map
Appendix II - Concept Plan Special Area Heritage Valley Town Centre
Heritage Valley Town Centre Special Area concept plan

 

3.121 TC-C - Heritage Valley Town Centre Commercial Zone

To allow for high quality, pedestrian-friendly commercial development with a mix of large, medium and small format retail, office, entertainment, cultural and institutional Uses, that consider the proximity and prominence of the Heritage Valley Town Centre transit node, in accordance with the Objectives and Policies of the Heritage Valley Town Centre Neighbourhood Area Structure Plan.

Commercial Uses
2.1. Bar
2.2. Body Rub Centre
2.3. Cannabis Retail Store
2.4. Food and Drink Service
2.5. Health Service
2.6. Hotel
2.7. Indoor Sales and Service
2.8. Liquor Store
2.9. Major Indoor Entertainment
2.10. Minor Indoor Entertainment
2.11. Office
2.12. Vehicle Support Service
Community Uses
2.13. Child Care Service
2.14. Community Service
2.15. Library 
2.16. Special Event
Agricultural Uses
2.17. Urban Agriculture
Sign Uses
2.18. Fascia Sign, limited to On-premises Advertising
2.19. Freestanding Sign, limited to On-premises Advertising
2.20. Projecting Sign, limited to On-premises Advertising
2.21. Portable Sign, limited to On-premises Advertising

 

Commercial Uses
4.1. The following Uses are not permitted within Area "A", as illustrated on Appendix II, which portrays an area approximately 400 m from the LRT Station:
 
4.1.1. Vehicle Support Services
4.1.2. Uses with Drive-through Services
4.1.3. Hotels
4.2. Body Rub Centres must comply with Section 6.20.
4.3. Cannabis Retail Stores must comply with Section 6.30.
4.4. Liquor Stores must comply with Section 6.70.
4.5. Vehicle Support Services and Uses with Drive-through Services must comply with Section 6.110.
Community Uses
4.6. Child Care Services must comply with Section 6.40.
4.7. Special Events must comply with Section 6.100.
Agricultural Uses
4.8. Urban Agriculture
 
4.8.1. With the exception of outdoor display areas of products for sale, Urban Agriculture Uses must be located within or on a building.
4.8.2. The Development Planner may consider a variance to Subsection 4.8.1 based on the recommendations provided in an environmental site assessment in compliance with Section 7.140.
Sign Uses
4.9. Signs must be designed in an aesthetically pleasing manner and in harmony with the architectural theme of the respective building.
4.10. Directional signage is encouraged to provide information at critical locations relating to primary tenants, parking lots, loading zones and pick up areas, entrances, exits and Public Amenity Areas.
4.11. Sign Uses must comply with Subsections 3 and 6 of Section 6.90.

 

5.1. Development must comply with Table 5.1:
Table 5.1. Building Regulations
Subsection Regulation Value
Floor Area Ratio
5.1.1 Maximum Floor Area Ratio 1.0
Height
5.1.2. Maximum Height 15.0 m
5.2. Setbacks must comply with Table 5.2:
Table 5.2. Setback Regulations
Subsection Regulation Value
5.2.1 Minimum Setback No Minimum
Unless one of the following applies:
5.2.2. Minimum Setback to accommodate a Landscaped Yard along James Mowatt Trail SW, 26 Avenue SW, 119 Street SW, or 30 Avenue SW 4.5 m
Site Design
6.1. No single Use with a total Floor Area of 3,500 m2 or greater is permitted to be wholly located in Area "A", as illustrated in Appendix II.
6.2. Buildings shall generally be designed to:
 
6.2.1. frame the corners of prominent intersections bordering the Site;
6.2.2. frame major vehicle and pedestrian access points into the Site; and
6.2.3. permit views into the Site along the axis of roadways and Pathways intersecting the Abutting perimeter Streets.
6.3. Private internal roadways must be provided through the Site. These roadways must provide vehicle and pedestrian connections between James Mowatt Trail SW and 119 Street SW, and between 26 Avenue SW and 30 Avenue SW. The alignment of the roadways must be confirmed at the Development Permit stage.
6.4. A Public Amenity Area, intended to create a ”sense of place” and an inviting image of the development, must be provided within the area identified as “Amenity Area” in Appendix II. This Public Amenity Area may include design features including but not limited to: 
 
6.4.1. public art (this may include a water feature);
6.4.2. public seating areas and street furniture; or
6.4.3. ornamental planting beds.
6.5. Buildings adjacent to the Public Amenity Area must be oriented and designed to frame and enhance the Public Amenity Area and provide opportunity for passive surveillance.
6.6. No part of the Site may be developed as a fully enclosed shopping mall. The primary means of pedestrian circulation must be outdoor Pathways and/or sidewalks.
Building Design 
6.7. Buildings must be of high quality and be designed in an aesthetically pleasing manner. Chain architecture should generally be limited to corporate logos and signage, and identifiable building features.
6.8. Building Facades on all sides must include design elements, finishing materials and variations that will reduce any perceived mass and linearity of buildings and add architectural interest. 
6.9. The perceived massing of building walls greater than 20.0 m in length must be reduced through Architectural Elements such as:
 
6.9.1. columns;
6.9.2. ribs;
6.9.3. pilasters or piers;
6.9.4. changes in plane (e.g., recesses and projections);
6.9.5. changes in building finishes;
6.9.6. materials and textures; or
6.9.7. features that create an identifiable pattern and sense of human scale.
Diagram for Subsection 6.8 and 6.9
Diagram for TC-C3.121.6.8
6.10. Buildings located along Public Amenity Areas and major pedestrian Pathways must emphasize Architectural Elements and Facade enhancements, particularly to the first and second Storeys of a development to create a pedestrian-friendly environment. Design elements may include:
 
6.10.1. the placement of windows to allow for viewing into the building by pedestrians;
6.10.2. entrance features;
6.10.3. street furniture;
6.10.4. canopies; or
6.10.5. features that lend visual interest and a human scale.
6.11. Buildings located at the corner of 30 Avenue SW and 119 Street SW must be enhanced architecturally in consideration of this prominent location close to MU LRT 2 and the LRT corridor. These buildings should be oriented to enable a strong pedestrian connection from the intersection into the Site.
6.12. Buildings must incorporate decorative exterior lighting to enhance building architecture, Landscaping elements and the Public Amenity Area.
6.13. Building entries must be readily identifiable and use:
 
6.13.1. recesses;
6.13.2. projections;
6.13.3. columns; or
6.13.4. distinctive materials and colours to distinguish them from other parts of the Facade.
6.14. All mechanical equipment, including roof mechanical units, must be concealed from street level view by screening in a manner compatible with the architectural character of the building or by incorporating it within the building.
Pedestrian Circulation
6.15. A strong landscaped pedestrian connection through the Site, linking James Mowatt Trail SW and 119 Street SW, must be provided to facilitate pedestrian movement towards the LRT station, transit stops, and the Main Street Retail area.
6.16. Enhanced parking islands with Pathways must be provided to facilitate safe pedestrian movement from the Parking Areas to the buildings. 
6.17. Design techniques to support pedestrian safety must be provided at pedestrian crossings, such as:
 
6.17.1. raised pedestrian crossings;
6.17.2. decorative Landscaping;
6.17.3. special paving;
6.17.4. lighting; or
6.17.5. bollards.
6.18 Landscaped sidewalks in front of buildings and main entrances must be developed to a minimum 2.0 m width to reduce pedestrian conflict and facilitate pedestrian movement and activities.
Roadways and Parking
6.19. At least one internal private roadway must provide a minimum 1.5 m wide sidewalk with boulevard landscaping on at least one side to help connect parking lots, building entrances, external Pathways, Public Amenity Areas and transit stops. 
6.20. Street parking is permitted along internal private roadways.
6.21. Internal private roadways must provide high-quality urban street furniture at appropriate intervals, which may include:
 
6.21.1 benches;
6.21.2. lighting;
6.21.3. pedestrian-level lighting;
6.21.4. banners;
6.21.5. waste receptacles;
6.21.6. bike racks;
6.21.7. bollards; and
6.21.8. wayfinding signage.
6.22. A maximum of 40 percent of Frontages that Abut the landscaped yard along public Streets may be developed with surface parking, except that a maximum of 25 percent of Frontages that Abut the landscaped yard within Area A and along 119 Street SW may be developed with surface parking.
6.23. Internal private roadways, as shown in Appendix II, will function as access and service corridors within the Town Centre Commercial Zone. Internal roadways are intended to replace common functions of local Streets. Multiple access points will be provided along their lengths to accommodate access to parking drive aisles as well as to provide a variety of options for service delivery, such as garbage collection, delivery vehicles, and loading zones.
6.24. A Public Access Easement must be registered on the Site to ensure public access.
Open Space and Landscaping 
6.25. In addition to the regulations in Section 5.60, a high quality landscape plan prepared by a registered landscape architect must be submitted prior to the approval of any Development Permit. This plan must illustrate:
 
6.25.1. Landscaping internal to the Site;
6.25.2. Public Amenity Areas;
6.25.3. pedestrian linkages;
6.25.4. fencing;
6.25.5. exterior lighting;
6.25.6. street furniture elements;
6.25.7. pedestrian seating areas; and
6.25.8. the varied sizes and species of new plantings.
6.26. Outdoor Public Amenity Areas must be landscaped for the purpose of achieving pedestrian connectivity, opportunities for play and social interaction. In addition to Landscaping, this must be achieved through the use of:
 
6.26.1. park benches;
6.26.2. pedestrian level lighting;
6.26.3. waste receptacles; and 
6.26.4. other means integrated with the landscaping and placed along public walking routes through the Site.
6.27. Site entrances and landscaped edges along James Mowatt Trail SW and 28 Avenue SW must receive special design attention to ensure that the development presents an attractive and inviting face to surrounding areas, while allowing views of buildings/building signs within the Site.
6.28. Coordinated and complementary streetscape enhancements must be developed through the Site, including:
 
6.28.1. street trees;
6.28.2. Fencing;
6.28.3. pedestrian-scale lighting;
6.28.4. street furniture; and
6.28.5. other elements.
6.29. Landscaping must be used to highlight major circulation patterns, pedestrian linkages, and the overall development.
6.30. The required Public Amenity Areas must be developed as one or more of the following:
 
6.30.1. courtyard;
6.30.2. interior landscaped open space;
6.30.3. arcade;
6.30.4. plaza;
6.30.5. parkette;
6.30.6 square; and
6.30.7. outdoor seating area. 
6.31. The Public Amenity Areas may be developed with Landscaping, planting beds, public art, street furniture, water features, or other enhancing features. Amenity Areas must be located in more accessible areas of the Site.

 

Parking, Loading, Storage and Access
7.1. No parking, loading, storage, trash collection, outdoor service or display area is permitted within a required yard. 
7.2. Loading, storage and trash collection areas must be located to the rear or sides of the principal building and must be screened from view from any adjacent Sites, public or internal roadways, and mass transit lines, in compliance with the provisions of Section 5.60.
7.3. Loading areas must not encroach onto public right-of-ways.
7.4. If the rear or sides of a Site are used for parking, an outdoor service or display area, or both, and Abut a residential Zone or an Alley serving a residential Zone, such areas must be screened in accordance with the provisions of Section 5.60.
Other Regulations
7.5. A minimum of 1.0 m2 of Landscaped islands per 10 surface parking spaces must be provided.
7.6. An additional Public Amenity Area of 1.0 m2 must be provided for every 100 m2 of commercial floor space.
7.7. Barrier-free design principles must be used to guide the design of all buildings and public facilities, ensuring a high degree of accessibility to persons with disabilities.
7.8. CPTED principles must be used to guide the design of all public and private spaces and facilities, focusing on natural surveillance and access control.
7.9. At the Development Permit stage, a generalized, non-binding concept plan must be submitted for all new building development or substantial redevelopment for the purpose of illustrating how the proposed development will integrate with existing and future surrounding and on-Site development. The concept plan must show the location of existing and future buildings, Parking Areas, vehicle and pedestrian routes and Public Amenity Areas.
7.10. At the Development Permit stage, coloured elevation plans and a detailed materials list must be submitted consistent with the purpose of this Zone and the Heritage Valley Town Centre NASP.

 

3.130 Marquis Town Centre Special Area

To designate a portion of the Marquis neighbourhood, as shown in Appendix I of this Section, as a Special Area, and to adopt appropriate land use regulations to achieve the objectives of the Marquis Neighbourhood Structure Plan.

2.1. The applicable location and boundaries for Marquis Town Centre Special Area are indicated in Appendix IV.

 

4.1. The following use definitions apply to all Marquis Special Area Zones:
Use Definition
Recycling Depot  A development used for the buying and temporary storage of bottles, cans, newspapers and similar household goods for reuse where all storage is contained within an enclosed building. Such establishments must not have more than four vehicles for the pick-up and delivery of goods.
 Appendix I - Marquis Special Area Zones, Marquis Town Centre General Concept
Marquis Town Centre general concept

 
Appendix II - Marquis Special Area Zones, Marquis Town Conceptual Pedestrian Connections
Marquis Town Centre conceptual pedestrian connections

 
Appendix III - Marquis Special Area Zones, Marquis Town Centre Building Setbacks for Sensitive Uses
Marquis Town Centre building setback for sensitive uses

 
Appendix IV - Marquis Special Area
Marquis Town Centre Special Area boundary map

 

3.131 MRC - Marquis Retail Centre Zone

To allow for a mix of multi-tenant and stand alone Commercial Uses. Large format stand-alone retail should be located towards the outside edges of the Town Centre, and transition to smaller format Commercial, service, and mixed uses towards the Mass Transit Station.

Commercial Uses
2.1. Bar
2.2. Body Rub Centre
2.3. Cannabis Retail Store
2.4. Food and Drink Service
2.5. Health Service
2.6. Hotel
2.7. Indoor Sales and Service
2.8. Liquor Store
2.9. Major Indoor Entertainment
2.10. Minor Indoor Entertainment
2.11. Office
2.12. Vehicle Support Service
Community Uses
2.13. Child Care Service
2.14. Community Service
2.15. Library
2.16. Outdoor Recreation Service
2.17. Park
2.18. School
2.19. Special Event
Agricultural Uses
2.20. Urban Agriculture
Sign Uses
2.21. Fascia Sign, limited to On-premises Advertising
2.22. Freestanding Sign, limited to On-premises Advertising
2.23. Portable Sign, limited to On-premises Advertising

 

Commercial Uses
4.1. Body Rub Centres must comply with Section 6.20.
4.2. Cannabis Retail Stores must comply with Section 6.30.
4.3. Liquor Stores must comply with Section 6.70.
4.4. Vehicle Support Services and Uses with Drive-through Services must comply with Section 6.110.
Community Uses
4.5. Child Care Services must comply with Section 6.40.
4.6. Special Events  must comply with Section 6.100.
Agricultural Uses
4.7. Urban Agriculture
 
4.7.1. With the exception of outdoor display areas of products for sale, Urban Agriculture Uses must be located within or on a building.
4.7.2. The Development Planner may consider a variance to Subsection 4.7.1 based on the recommendations provided in an Environmental Site Assessment in compliance with Section 7.140.
Sign Uses
4.8. Signs must comply with Subsections 3 and 6 of Section 6.90.
4.9. Signs must be designed and located to complement the architectural theme and context of the Marquis Town Centre.
4.10. A Comprehensive Sign Design Plan consistent with the overall intent of Subsection 3 of Section 6.90, must be prepared for the development and submitted with the Development Permit application, to be approved by the Development Planner.
4.11. Despite Section 6.90, the following regulations apply:
 
4.11.1. The maximum permitted Height for Freestanding Signs is 10.0 m, except where located adjacent to Manning Drive, the maximum Height is 12.0 m.
4.11.2. A maximum of 10 Freestanding Signs are permitted adjacent to Manning Drive, as shown in Appendix I.
4.11.3. Freestanding Signs, limited to On-premise Advertising that are less than 2.0 m in Height and with a Sign Area of 10.0 m2 or less do not require separation distance when located at access points to the Town Centre, as generally shown on Appendix I.
4.11.4. Temporary Freestanding Signs, limited to On-premises Advertising must not exceed a maximum Sign Area of 1.5 m2.
4.11.5. The maximum Height is 12.0 m for Signs with Digital Copy are part of the same Freestanding Sign structure adjacent to Manning Drive.
4.11.6. The maximum Sign Area for Major Digital Signs is 20.0 m2.
4.11.7. All Major Digital Signs must be oriented inwardly on the Site, facing areas such as public open space. Major Digital Signs must not be oriented towards a Street.
4.11.8. Consultation with and approval by Alberta Transportation is required for all sign permit applications for Minor Digital Signs adjacent to Manning Drive.
4.11.9. Projecting Signs have a maximum Height of 16.0 m.

 

5.1. Development must comply with Table 5.1:
Table 5.1. Site and Building Regulations
Subsection Regulation Value
Height
5.1.1. Maximum Height 26.0 m
Floor Area Ratio
5.1.2. Maximum Floor Area Ratio 0.25
Setbacks Abutting Streets
5.1.3. Minimum Setback 4.5 m
Setbacks Abutting Sites that allow for Multi-unit Housing as a Permitted Use
5.1.4. Minimum Setback 3.0 m
Setbacks Abutting Manning Drive
5.1.5. Minimum Setback 6.0 m
5.2. Despite Subsection 5.1.5, Setbacks Abutting Manning Drive must be increased as required in Appendix III for the following Uses: 
 
5.2.1. Child Care Services
5.2.2. Community Services
5.2.3. Emergency Services
5.2.4. Hotels
5.2.5. Major Indoor Entertainment
5.2.6. Minor Indoor Entertainment
5.2.7. Offices
5.2.8. Schools

 

Site Planning and Design
6.1. Large format buildings with Commercial Uses, with Floor Area of 5,000 m2 or greater, must be generally located within Area A as shown in Appendix I.
6.2. Commercial Uses, with Floor Area of less than 5,000 m2 must be generally located within Area B as shown in Appendix I.
6.3. Surface Parking Areas must be screened from Streets, with methods such as, but not limited to, Commercial Uses, Landscaping, or berming.
Building Design and Architectural Standards
6.4. Exterior finishing materials must include a mix of complementary, high quality materials such as a combination of brick, stone, concrete and stucco, or a combination of concrete fibre board, wood, and complementary window and trim treatment.
6.5. Building Facades facing Streets must be articulated with Architectural Elements such as columns, ribs, pilasters or piers, changes in plane (e.g. recesses and projections), changes in building finishes, materials and textures, or features so that no one portion of the Facade is longer than 15.0 m.
6.6. Buildings must have consistent or complementary materials, colours, and architectural design elements to establish an architectural theme.
6.7. Main building entry points must be clearly identifiable through the use of recesses, outdoor patios, display windows, planters, walls, or other similar design elements.
6.8. Buildings must incorporate exterior and decorative lighting to enhance building architecture and landscaping elements.
6.9. The roofline of buildings must consist of: 
 
6.9.1. sloped roofs of varying pitches which may be finished in any combination of materials such as but not limited to metal, wood shakes, asphalt shingles, clay tiles, or roof materials having a similar texture and appearance; or
6.9.2. flat roofs where they are concealed by parapet walls that include articulation and use of design elements that are in harmony with the principal architectural theme that reduce any perceived mass and linearity of large buildings and add architectural interest.
Pedestrian Environment
6.10. Direct pedestrian connections and linkages must be provided to sidewalks, in general accordance with Appendix II.
6.11. Direct linkages must be provided within the Marquis Town Centre for pedestrians utilizing clearly demarcated Pathways, lighting, and signage systems.
6.12. Buildings must incorporate features to improve pedestrian comfort, with techniques such as, but not limited to, linear transparency at ground level, wall niches, seating areas, overhead weather protection, and distinct entrance features.
6.13. Pedestrian connections to building entrances, amenities and transit must be convenient, safe, and well lit, with distinct paving, or Landscaping to define the connections where practical.
6.14. Site amenities such as public art, seating areas, street furniture, small parks, squares, or plazas must be provided in general conformance with the Potential Amenity Area locations in Appendix I.
6.15. Sidewalks in front of main entrances of large format buildings must be developed to a minimum width of 3.7 m to reduce pedestrian conflict.

 

Parking, Loading, Storage and Access
7.1. Loading, waste collection, storage, and service areas must be located towards the rear or sides of the principal building(s) and screened from view from an Abutting Street or non-industrial Zone.
7.2. Any surface Parking Area that has 40 or more parking spaces must provide a minimum 10.0 m2 Landscaped island every 40 stalls, to provide interruption of the view of the parking lot.
7.3. Parkades must be screened from view where visible from a Street, through methods such as public art, architectural screening, Landscaping, Residential Uses, Commercial Uses, or Community Uses.
7.4. A staged Access Management Plan must be provided at each Development Permit stage to the satisfaction of the Development Planner, identifying the proposed access locations to the site. Through each Development Permit submission, the Access Management Plan must be updated resulting in an overall access plan at the final Development Permit stage.
Landscaping
7.5. A Landscaped Buffer must be provided along Manning Drive and the northeast edge of the Town Centre.

 

3.132 MMUT - Marquis Mixed Use Transition Zone

To allow for a mixed use Zone that provides a transition from commercial areas to the residential areas. Buildings may be developed with a mix of Residential and Commercial Uses with particular attention to design, orientation and pedestrian connectivity where adjacent to the LRT station or Mass Transit Station.

Residential Uses
2.1. Home Based Business #
2.2. Residential, limited to:
 
2.2.1. Lodging House
2.2.2. Multi-unit Housing
2.2.3. Row Housing
2.2.4. Supportive Housing
Commercial Uses
2.3. Bar
2.4. Body Rub Centre
2.5. Cannabis Retail Store
2.6. Custom Manufacturing
2.7. Food and Drink Service
2.8. Health Service
2.9. Hotel
2.10. Indoor Sales and Service
2.11. Liquor Store
2.12. Minor Indoor Entertainment
2.13. Office
2.14. Residential Sales Centre
Community Uses
2.15. Child Care Service
2.16. Park
2.17. School
2.18. Special Event
Sign Uses
2.19. Fascia Sign, limited to On-premises Advertising
2.20. Freestanding Sign, limited to On-premises Advertising
2.21. Projecting Sign, limited to On-premises Advertising
2.22. Portable Sign, limited to On-premises Advertising

 

Residential Uses
4.1. Home Based Businesses must comply with Section 6.60.
Commercial Uses
4.2. Bars and Food and Drink Services
 
4.2.1. The maximum capacity is 200 occupants for each individual establishment. 
4.2.2. The maximum Public Space is 240 m2 for each individual establishment.
4.3. Body Rub Centres must comply with Section 6.20.
4.4. Cannabis Retail Stores must comply with Section 6.30.
4.5. Indoor Sales and Services and Custom Manufacturing, must not exceed a Floor Area of 2,000 m2. 
 
4.5.1. The Development Planner must consider, among other factors, building massing and scale as well as the pedestrian-oriented nature of an area when considering any request to vary the maximum Floor Area.
4.6. Liquor Stores must comply with Section 6.70.
Community Uses
4.7. Child Care Services must comply with Section 6.40.
4.8. Schools must not exceed a Floor Area of 2,000 m2. 
 
4.8.1. The Development Planner must consider, among other factors, building massing and scale as well as the pedestrian-oriented nature of an area when considering any request to vary the maximum Floor Area.
4.9. Special Events must comply with Section 6.100.
Agricultural Uses
4.10. Urban Agriculture
 
4.10.1. With the exception of outdoor display areas of products for sale, Urban Agriculture Uses must be located within or on a building.
4.10.2. The Development Planner may consider a variance to Subsection 4.10.1 based on the recommendations provided in an Environmental Site Assessment in compliance with Section 7.140.
Sign Uses
4.11. Signs must comply with Subsections 3 and 5 of Section 6.90.
4.12. A Comprehensive Sign Design Plan consistent with the overall intent of Subsection 3 of Section 6.90, must be prepared for the development and submitted with the Development Permit application, to be approved by the Development Planner.
4.13. Despite Section 6.90, the following regulations must apply:
 
4.13.1. Signs must be designed and located to complement the architectural theme and context of the Marquis Town Centre.
4.13.2. Portable Signs, limited to On-premises Advertising has a maximum Sign Area of 2.0 m2.
Floor Area, Public Space and Capacity Exceptions
4.14. The Development Planner may consider a variance to the maximum Floor Area, Public Space or capacity of a Use if adequate mitigation measures are used to reduce negative impacts to on-Site or Abutting Uses, including:
 
4.14.1. measures specified in Subsection 2 of Section 5.120; 
4.14.2. modification of Site plans to locate Uses or activities in a location to minimize noise, lighting, odour or other similar Nuisances; or
4.14.3. other similar measures.

 

5.1. Development must comply with Table 5.1:
Table 5.1. Site and Building Regulations
Subsection Regulation Value
Height
5.1.1. Maximum Height 26.0 m
Floor Area Ratio
5.1.2. Maximum Floor Area Ratio for Residential Uses 5.0
5.1.3. Maximum Floor Area Ratio for non-Residential Uses 0.25
Front Setback
5.1.4. Minimum Front Setback 0 m
Rear Setback
5.1.5. Minimum Rear Setback 4.0 m
Side Setback
5.1.6. Minimum side Setback 2.0 m
5.1.7. Additional minimum side Setback distance for each Storey or partial Storey above 2 Storeys 1.0 m up to a maximum total of 4.0 m
Density
5.1.8. Maximum Density for Sites less than or equal to 885 m2 125 Dwellings/ha
5.1.9. Maximum Density for Sites greater than 885 m2 225 Dwellings/ha
5.2. Development must comply with Table 5.2:
Table 5.2. Podium and Tower Regulations
Subsection Regulation Value
5.2.1. All buildings greater than 16.0 m in Height must have a Tower and Podium configuration -
5.2.2. Minimum Podium Height 6.0 m
5.2.3. Maximum Podium Height 16.0 m
5.2.4. Minimum Tower Stepback from the edge of a Podium Facade, excluding the side directly Abutting an Alley 2.5 m
 
Diagram for Subsection 5.2.4
Diagram for 3.132.5.2.4
Site Planning and Design
6.1. Any stand alone Commercial Uses must be generally located within Area C as shown in Appendix I. Other Uses such as stand alone Residential or mixed use must be generally located within Area D as shown in Appendix I.
6.2. Surface Parking Areas must be screened from Streets with methods such as but not limited to Commercial or Residential Uses, Landscaping, or berming.
Building Design and Architectural Standards
6.3. Buildings must have consistent materials, colours, and architectural design elements to establish an architectural theme.
6.4. Exterior finishing materials must include high quality materials such as, but not limited to, brick, stone, or other masonry materials, concrete or concrete fibre board, stucco, glazing, wood, aluminum, or metal trim.
6.5. Development must articulate the building Facades with Architectural Elements such as columns, ribs, pilasters or piers, changes in plane (e.g., recesses and projections), changes in building finishes, materials and textures, or features so that no one portion of the Facade is longer than 15.0 m.
6.6. Emphasis must be placed on design elements and Facade enhancements on the first and second Storeys of buildings to create a pedestrian friendly environment. Design elements may include features such as:
 
6.6.1. placement of windows to allow for viewing into the building by pedestrians; 
6.6.2. entrance features; 
6.6.3. street furniture; and 
6.6.4. canopies.
6.7. A minimum of 70% of the Ground Floor Commercial Use Facades where the main entrance is fronting onto a Street must have clear glazing on the exterior. A maximum of 10% of the Ground Floor glazing may be covered by Signs. The remainder of the glazing must remain free from obstructions.
6.8. Residential Uses must have a separate entrance at Ground level. Entrances must be differentiated through distinct architectural treatment.
6.9. Main building entry points must be clearly identifiable through the use of recesses, outdoor patios, display windows, planters, walls, or other similar design elements.
6.10. Buildings must incorporate exterior and decorative lighting to enhance building architecture and landscaping elements.
6.11. Where feasible, developments may provide gardens or patios on the top of the Podium level and building rooftops to improve rooftop aesthetics and provide additional amenity space.
Pedestrian Environment
6.12. Direct pedestrian connections and linkages must be provided to sidewalks, in general accordance with Appendix II.
6.13. Pedestrian linkages connecting to adjacent Sites within the Marquis Town Centre must be provided by using clearly demarcated Pathways, lighting, and signage systems.
6.14. Pedestrian connections to building entrances, amenities, and transit must be convenient, safe, and well lit, with distinct paving, or Landscaping to define the connections where practical.
6.15. Site amenities such as public art, seating areas, street furniture, small parks, squares, or plazas must be provided in general conformance with Appendix I.

 

Amenity Area
7.1. A minimum private Amenity Area of 7.5 m2 per Dwelling must be provided for all Residential Uses.
7.2. Despite Subsection 7.1, the private Amenity Area may be replaced with indoor or outdoor Common Amenity Area(s) on the Site. Where a Common Amenity Area is provided, it must be a minimum of 2.5 m2 per Dwelling unit and the aggregated area must be a minimum of 50.0 m2.
Parking, Loading, Storage and Access
7.3. Loading, waste collection, storage and service areas must be located towards the rear or sides of the principal building(s) and screened from view from an Abutting Street or non-industrial Zone.
 
7.3.1. Any surface Parking Area having 40 or more parking spaces must provide a minimum 10.0 m2 Landscaped island every 40 stalls, to provide interruption of the view of the parking lot.
7.4. Surface Parking Areas must incorporate design elements such as, but not limited to, Landscaped open space, Landscaped Parking Area islands, Public Amenity Areas, private roads, or pedestrian Pathways within the Parking Area.
7.5. Parkades must be screened from view where visible from a Street, through methods such as public art, architectural screening, Landscaping, Residential Uses, Commercial Uses, or Community Uses.
7.6. A staged Access Management Plan must be provided at each Development Permit stage to the satisfaction of the Development Planner, identifying the proposed access locations to the Site. Through each Development Permit submission, the Access Management Plan must be updated resulting in an overall access plan at the final Development Permit stage.
7.7. Vehicle access to parking provided at ground level must be from an Abutting Alley or a private on-Site road.
7.8. Parking that is not associated with a principal Use is permitted:
 
7.8.1. in an above ground Parkade or an underground Parkade; or
7.8.2. at ground level as parallel or angle parking along a private roadway.

 

3.133 MMS - Marquis Main Street Zone

To allow for a pedestrian-oriented main street with Ground Floor retail and opportunities for Office and Residential Uses above. This Zone is designed to promote buildings with smaller scale retail frontages at Grade. The main street will serve as a community gathering place and local shopping focal point for the Marquis Town Centre.

 

Residential Uses
2.1. Home Based Business #
2.2. Residential, limited to:
 
2.2.1. Multi-unit Housing
2.2.2. Row Housing
2.2.3. Supportive Housing
Commercial Uses
2.3. Bar
2.4. Body Rub Centre
2.5. Cannabis Retail Store
2.6. Food and Drink Service
2.7. Health Service
2.8. Hotel
2.9. Indoor Sales and Service
2.10. Liquor Store
2.11. Major Indoor Entertainment
2.12. Minor Indoor Entertainment
2.13. Office
2.14. Standalone Parking Facility
2.15. Residential Sales Centre
Community Uses
2.16. Child Care Service
2.17. Community Service
2.18. Library
2.19. Park
2.20. School
2.21. Special Event
Sign Uses
2.22. Fascia Sign, limited to On-premises Advertising
2.23. Freestanding Sign, limited to On-premises Advertising
2.24. Projecting Sign, limited to On-premises Advertising
2.25. Portable Sign, limited to On-premises Advertising

 

Residential Uses
4.1. Home Based Businesses must comply with Section 6.60.
Commercial Uses
4.2. The maximum Floor Area is 3,000 m2 per individual establishment.
4.3. Bars, Food and Drink Services, and Major Indoor Entertainment
 
4.3.1. The maximum capacity is 200 occupants for each individual establishment.
4.3.2. The maximum Public Space is 240 m2 for each individual establishment.
4.4. Body Rub Centres must comply with Section 6.20.
4.5. Cannabis Retail Stores must comply with Section 6.30.
4.6. Food and Drink Services with Drive-through Services must have access from the Street with lower traffic volumes, or the Alley, to the satisfaction of the Development Planner.
4.7. Liquor Stores must comply with Section 6.70.
4.8. Standalone Parking Facilities
 
4.8.1. Vehicle parking that is not located on a Site that contains a principal Use shall only be permitted in an above ground Parkade or an underground Parkade.
Community Uses
4.9. The maximum Floor Area is 3,000 m2 per individual establishment.
4.10. Child Care Services must comply with Section 6.40.
4.11. Special Events must comply with Section 6.100.
Agricultural Uses
4.12. Urban Agriculture
 
4.12.1. With the exception of outdoor display areas of products for sale, Urban Agriculture Uses must be located within or on a building.
4.12.2. The Development Planner may consider a variance to Subsection 4.12.1 based on the recommendations provided in an Environmental Site Assessment in compliance with Section 7.140.
Sign Uses
4.13. Signs must comply with Subsections 3 and 5 of Section 6.90.
4.14. Directional Signs must provide information relating to the LRT Station and Mass Transit Station, tenants, parking, loading zones and pick up areas, entrances, exits, and Public Amenity Areas.
4.15. A Comprehensive Sign Design Plan consistent with the overall intent of Subsection 3 of Section 6.90, must be prepared for the development and submitted, with the Development Permit application, to be approved by the Development Planner.
4.16. Despite Section 6.90:
 
4.16.1. a Projecting Sign may be used to identify businesses that are located entirely at or above the second Storey level;
4.16.2. the top of a Projecting Sign on a building two Storeys or higher must not extend more than 75 cm above the floor of the second or third Storey or higher than the bottom windowsill level of the second or third Storey; and
4.16.3. the maximum Sign Area for Portable Signs, limited to On-premises Advertising, is 2.0 m2.
4.17. Signs must be designed and located to complement the architectural theme and context of the Marquis Town Centre.
Floor Area, Public Space and Capacity Exceptions
4.18 The Development Planner may consider a variance to the maximum Floor Area, Public Space or capacity of a Use if adequate mitigation measures are used to reduce negative impacts to on-Site or Abutting Uses, including:
 
4.18.1 measures specified in Subsection 2 of Section 5.120; 
4.18.2 modification of Site plans to locate Uses or activities in a location to minimize noise, lighting, odour or other similar Nuisances; or
4.18.3 other similar measures.

 

5.1. Development must comply with Table 5.1:
Table 5.1. Site and Building Regulations
Subsection Regulation Value
Height
5.1.1. Maximum Height 24.0 m
Floor Area Ratio
5.1.2. Maximum Floor Area Ratio for non-Residential Uses 0.25
5.1.3. Maximum Floor Area Ratio for Residential Uses 3.0
Front Setback
5.1.4. Required Front Setback 0 m
Rear Setback
5.1.5. Required Rear Setback 0 m
Side Setback
5.1.6. Required side Setback 0 m
Density
5.1.7. Maximum Density 125 Dwellings/ha
5.2. Despite Subsection 5.1.4, the Development Planner may increase the Front Setback to accommodate a particular architectural style or to provide opportunities for features such as sidewalks cafes, patios, or a gathering space.
5.3. Despite Subsection 5.1.5, the Development Planner may increase the Rear Setback to accommodate vehicle parking or waste storage.
5.4. For larger developments over 1,860 m2, building Frontages Abutting the main street must not exceed 20.0 m in width at Street level.
5.5. Development must comply with Table 5.5:
Table 5.5. Podium and Tower Regulations
Subsection Regulation Value
5.5.1. All buildings greater than 16.0 m in Height must have a Tower and Podium configuration -
5.5.2. Minimum Podium Height 6.0 m
5.5.3. Maximum Podium Height 16.0 m
5.5.4. Minimum Tower Stepback from the edge of a Podium Facade, excluding the side directly Abutting an Alley 2.5 m
 
Diagram for Subsection 5.5.4
Diagram for 3.43.5.4.4
Building Design and Architectural Standards
6.1. The main entrance to Ground Floor Uses must be oriented towards the Street and provide direct sidewalk entries.
6.2. Residential Uses are not permitted at Street level, with the exception of entrances and building lobbies. Entrances must be separate from Commercial Uses.
6.3. Buildings must have consistent materials, colours, and architectural design elements to establish an architectural theme.
6.4. Exterior finishing materials must include a mix of complementary, high quality materials such as a combination of brick, stone, concrete and stucco, or a combination of concrete fibre board, wood, and complementary window and trim treatment.
6.5. Building Facades facing Streets must be articulated with Architectural Elements such as columns, ribs, pilasters or piers, changes in plane (e.g. recesses and projections), changes in building finishes, materials and textures, or features so that no one portion of the Facade is longer than 15.0 m.
6.6. A minimum of 70% of the Ground Floor Commercial Use Facades fronting onto the main street must have clear non-reflective glazing on the exterior to promote pedestrian interaction and safety. A maximum of 10% of the Ground Floor glazing may be covered by Signs. The remainder of the glazing must remain free from obstructions.
6.7. Main building entry points must be clearly identifiable through the use of recesses, outdoor patios, display windows, planters, walls, or other similar design elements.
6.8. Buildings must incorporate exterior and decorative lighting to enhance building architecture and landscaping elements.
6.9. Where feasible, developments are encouraged to provide gardens or patios on the top of the Podium level and building rooftops to improve rooftop aesthetics and provide additional amenity space.
Pedestrian Environment
6.10. Direct pedestrian connections and linkages must be provided to sidewalks, in general accordance with Appendix II.
6.11. Pedestrian Pathways to building entrances, amenities and transit must be convenient, safe and well lit, with distinct paving or Landscaping to define the connections where practical.
6.12. Pedestrian linkages connecting to adjacent Sites within the Marquis Town Centre must be provided by using clearly demarcated Pathways, lighting and signage systems, in general accordance with Appendix II.
6.13. Site amenities such as public art, seating areas, street furniture, small parks, squares, or plazas must be provided in general conformance with the Potential Amenity Area locations in Appendix I.
6.14. Parks must be designed to accommodate public gatherings, pedestrian movement, and other social and recreational functions.

 

Parking, Loading, Storage and Access
7.1. Loading, waste collection, storage and service areas must be located towards the rear or sides of the principal buildings and screened from view from an Abutting Street or non-industrial Zone.
7.2. Where a main street is developed as a private roadway, a minimum 2.5 m sidewalk must be provided on both sides.
7.3. Parking for Residential Uses must be provided in an above ground Parkade or in an underground Parkade.
7.4. Above ground Parkades and underground Parkades must be screened from view where visible from a Street, through methods such as public art, architectural screening, or Landscaping.

 

3.134 MED - Marquis Entertainment District Zone

To establish an entertainment district intended for indoor and outdoor activity, with a supporting mix of Uses.

Commercial Uses
2.1. Bar
2.2. Body Rub Centre
2.3. Cannabis Retail Store
2.4. Food and Drink Service
2.5. Hotel
2.6. Indoor Sales and Service
2.7. Liquor Store
2.8. Major Indoor Entertainment
2.9. Minor Indoor Entertainment
2.10. Standalone Parking Facility
Community Uses
2.11. Child Care Service
2.12. Community Service
2.13. Outdoor Recreation Service
2.14. Park
2.15. Special Event
Agricultural Uses
2.16 Urban Agriculture
Sign Uses
2.17. Fascia Sign, limited to On-premises Advertising
2.18. Freestanding Sign, limited to On-premises Advertising
2.19 Projecting Sign, limited to On-premises Advertising

 

Commercial Uses
4.1. Body Rub Centres must comply with Section 6.20.
4.2. Cannabis Retail Stores must comply with Section 6.30.
4.3. Liquor Stores must comply with Section 6.70.
Community Uses
4.4. Child Care Services must comply with Section 6.40.
4.5. Special Events must comply with Section 6.100.
Agricultural Uses
4.6. Urban Agriculture
 
4.6.1. With the exception of outdoor display areas of products for sale, Urban Agriculture Uses must be located within or on a building.
4.6.2. The Development Planner may consider a variance to Subsection 4.6.1 based on the recommendations provided in an Environmental Site Assessment in compliance with Section 7.140.
Sign Uses
4.7. Signs must comply with Subsections 3 and 6 of Section 6.90.
4.8. A Comprehensive Sign Design Plan consistent with the overall intent of Subsection 3 of Section 6.90, must be prepared for the development and submitted with the Development Permit application, to be approved by the Development Planner.
4.9. Signs must be designed and located to complement the architectural theme and context of the Marquis Town Centre.
4.10. Despite Section 6.90, the following regulations apply:
 
4.10.1. Directional Signs must be provided at critical locations to provide information relating to the LRT location, tenants, parking, loading zones and pick up areas, entrances, exits, and Public Amenity Area.
4.10.2. Freestanding Signs, limited to On-premise Advertising less than 2.0 m in Height and with a Sign Area of 10.0 m2 or less do not require separation distance, when located at access points to the Town Centre, as generally shown on Appendix I.
4.10.3. The maximum Sign Area for Major Digital Signs is 20.0 m2. The maximum combined Area of Digital Copy and any other type of Copy on the same Sign face must not exceed 30.0 m2.
4.10.4. All Major Digital Signs must be oriented inwardly on the Site, facing areas such as public open space and must not be oriented towards a Street.

 

5.1. Development must comply with Table 5.1:
Table 5.1. Site and Building Regulations
Subsection Regulation Value
Height
5.1.1. Maximum Height 26.0 m
Floor Area Ratio
5.1.2. Maximum Floor Area Ratio 0.25
Setbacks Abutting Arterial Roads
5.1.3. Minimum Setback 4.0 m
Setbacks Abutting Collector Roads
5.1.4. Minimum Setback 3.0 m
Setbacks Abutting any other Street or private road
5.1.5. Minimum Setback 2.0 m
Site Planning and Design
6.1. Site amenities such as public art, seating areas, street furniture, small parks, squares, or plazas must be provided in general conformance with the Potential Amenity Area locations in Appendix I.
Building Design and Architectural Standards
6.2. Buildings must have consistent materials, colours, and architectural design elements to establish an architectural theme.
6.3. Exterior finishing materials must include high quality materials such as, but not limited to, brick, stone, or other masonry materials, concrete or concrete fibre board, stucco, glazing, wood, aluminum, or metal trim.
6.4. Building Facades facing Streets must be articulated with Architectural Elements such as columns, ribs, pilasters or piers, changes in plane (e.g., recesses and projections), changes in building finishes, materials and textures, or features so that no one portion of the Facade is longer than 15.0 m, to break up building massing.
6.5. Buildings must incorporate features to improve pedestrian comfort such as, but not limited to, linear transparency at ground level, wall niches, seating areas, overhead weather protection, and entrance features.
6.6. Main building entry points must be clearly identifiable through the use of recesses, outdoor patios, display windows, planters, walls, or other similar design elements.
6.7. Buildings must incorporate exterior and decorative lighting to enhance building architecture and Landscaping elements.
Pedestrian Environment
6.8. Direct pedestrian connections and linkages must be provided to sidewalks, in general accordance with Appendix II.
6.9. Pedestrian connections to building entrances, amenities and transit must be convenient, safe, and well lit, with distinct paving, or Landscaping to define the connections where practical.

 

Parking, Loading, Storage and Access
7.1. Loading, waste collection, storage and service areas must be located towards the rear or sides of the principal buildings and screened from view from an Abutting Street or non-industrial Zone.
7.2. Any surface Parking Area having 40 or more parking spaces must provide a minimum 10.0 m2 Landscaped island every 40 stalls, to provide interruption of the view of the parking lot.
7.3. Surface Parking Areas must incorporate design elements such as, but not limited to, Landscaped Parking Area islands, Public Amenity Area, private roads, or pedestrian Pathways within the Parking Area.
7.4. Parkades must be screened from view where visible from a Street, through methods such as public art, architectural screening, Landscaping, Commercial Uses, or Community Uses.
7.5. A staged Access Management Plan must be provided, to the satisfaction of the Development Planner at each Development Permit stage, identifying the proposed access locations to the Site. Through each Development Permit submission, the Access Management Plan must be updated resulting in an overall access plan at the final Development Permit stage.

 

3.140 Central McDougall Urban Village Special Area

To designate portions of the Central McDougall Neighbourhood, as shown in Appendix I, as a Special Area to allow for a unique mixed use urban village that accommodates Residential, Commercial, institutional, and limited Industrial Uses in a safe, walkable, human-scaled built environment that builds on the existing land use pattern.

2.1. The applicable location and boundaries of the Central McDougall Urban Village Special Area are shown in Appendix I.

 

4.1. The following use definitions apply to all Central McDougall Urban Village Special Area Zones:
Use Definition
Spectator Entertainment Establishment means development providing facilities within an enclosed building specifically intended for live theatrical, musical or dance performances; or the showing of motion pictures. 
Appendix I - Central McDougall Urban Village Special Area
Central McDougall Urban Village Special Area boundary map

 
Appendix II - Special Area Land Use Concept
Central McDougall Special Area land use concept

 
Appendix III - Environmental Buffers
Central McDougall Special Area environmental buffers

 

3.141 CMUV - Central McDougall Urban Village Zone

To allow for a unique mixed use urban village that accommodates Residential, Commercial, institutional, and limited Industrial Uses in a safe, walkable, human-scaled built environment that builds on the existing land use pattern.

Residential Uses
2.1. Home Based Business #
2.2. Residential, limited to:
 
2.2.1. Lodging House
2.2.2. Multi-unit Housing
2.2.3. Row Housing
2.2.4. Supportive Housing
Commercial Uses
2.3. Bar
2.4. Body Rub Centre
2.5. Cannabis Retail Store
2.6. Custom Manufacturing
2.7. Indoor Sales and Service
2.8. Food and Drink Service
2.9. Hotel
2.10. Liquor Store
2.11. Minor Indoor Entertainment 
2.12. Office
2.13. Standalone Parking Facility
2.14. Residential Sales Centre
Community Uses
2.15. Child Care Service
2.16. School
2.17. Community Service
2.18. Park
2.19. Special Event
Basic Services Uses
2.20. Health Care Facility
Industrial Uses
2.21. Indoor Self Storage
Sign Uses
2.22. Fascia Sign, limited to On-premises Advertising
2.23. Projecting Sign, limited to On-premises Advertising
2.24. Portable Sign, limited to On-premises Advertising

 

Residential Uses
4.1. Home Based Businesses must comply with Section 6.60.
4.2. When Residential Uses are provided at ground level, Dwellings must be ground oriented and:
 
4.2.1. provide an individual external entrance per Dwelling;
4.2.2. provide a semi-private outdoor area in a manner that establishes a transition area between the Dwelling and publicly accessible land using Landscape features such as, but not limited to, shrubs or tree beds, decorative fencing, planters, or other elements; and
4.2.3. not have solid Fences higher than 1.2 m in Height.
Non-Residential Uses
4.3. The maximum combined Floor Area for non-Residential Uses is 26,000 m2 within this Zone.
Commercial Uses
4.4. Body Rub Centres must comply with Section 6.20.
4.5. Cannabis Retail Stores must comply with Section 6.30.
4.6. Liquor Stores must comply with Section 6.70.
4.7. Bars
 
4.7.1. The maximum Public Space is 120 m2 for each individual establishment, excluding exterior patio or deck space.
4.7.2. Outdoor patios or decks must not exceed 50% of the interior Public Space Floor Area for each individual establishment. 
4.8. Indoor Sales and Services
 
4.8.1. The maximum Floor Area for individual establishments where the sale or rental of automobiles, motorcycles, snowmobiles, tent trailers, boats, travel trailers or similar light recreational vehicles or crafts, together with incidental maintenance services and sale of parts occurs, is 400 m2. 
Community Uses
4.9. Child Care Services must comply with Section 6.40.
4.10. Special Events must comply with Section 6.100.
Industrial Uses
4.11. Indoor Self Storage
 
4.11.1. Any overhead doors must be located off of an Alley.
4.11.2. Any building Facades facing a Street or private road must be designed to create the appearance of Multi-unit Housing, with design features such as:
 
4.11.2.1. windows at regular intervals on all Storeys of the Facade; and
4.11.2.2. clearly defined entrances from Streets and private roads. 
4.11.3. Must be screened from view at ground level from the Lot line that Abuts a Street or private road, and wrapped with Commercial or Residential Uses that have a minimum depth of 8.0 m. 
4.11.4. Despite Subsection 4.11.3, entrances or lobbies to Indoor Self Storage do not need to be screened from view or wrapped with Commercial or Residential Uses. 
Sign Uses
4.12. Sign Uses must comply with the regulations found in Subsections 3 and 5 of Section 6.90. 
4.13. The portion of a Portable Sign on which Copy can be readily changed manually through the utilization of attachable characters, or automatically through the electronic switching of lamp banks or illuminated tubes, including mechanically controlled time and temperature displays, is not permitted.
Floor Area and Public Space Exceptions
4.14. The Development Planner may consider a variance to the maximum Floor Area or Public Space of a Use if adequate mitigation measures are used to reduce negative impacts to on-Site or Abutting Uses, including:
 
4.14.1. measures specified in Subsection 2 of Section 5.120; 
4.14.2. modification of Site plans to locate Uses or activities in a location to minimize noise, lighting, odour or other similar Nuisances; or
4.14.3. other similar measures.

 

5.1. Development must comply with Table 5.1:
Table 5.1. Building Regulations
Subsection Regulation Value
Floor Area Ratio
5.1.1. Maximum Floor Area Ratio 10.0
Number of Dwellings
5.1.2. Maximum number of Dwellings 2500
5.1.3. Minimum percentage of 3 bedroom Dwellings 25% of all ground oriented Dwellings
Height
5.1.4. Minimum Ground Floor Height 3.5 m
5.1.5. Maximum Height 90.0 m
Unless one of the following applies:
5.1.6. Maximum Height for parcels that Abut 106 Avenue NW for the first 20.0 m from the north Lot Line 28.0 m
5.1.7. Maximum Height for Lots 225-227, Block 2, Plan B3 26.0 m
5.2. Development must comply with Table 5.2:
Table 5.2. Setback Regulations for Portions of Buildings with Ground Floor Non-Residential Uses
Subsection Regulation Value
5.2.1. Required Setback Abutting a Street or a Potential Publicly Accessible Private Road, as identified in Appendix II, other than an Alley 1.0 m
5.2.2. Maximum Setback Abutting a Street or a Potential Publicly Accessible Private Road, other than an Alley to accommodate street related activities, such as sidewalk cafes, patios, gathering spaces, to retain existing mature Landscaping, and to facilitate public realm improvements that contribute to the pedestrian oriented character of the area 3.0 m
5.2.3. Minimum Setback Abutting a Potential Publicly Accessible Private Road where the distance from the boundary of a Potential Publicly Accessible Private Road to the street curb is a minimum of 4.7 m, except abutting the Shared Street, as identified on Appendix II 0 m
5.2.4. Minimum Setback Abutting the Shared Street 4.5 m
5.2.5. Maximum Setback Abutting the Shared Street 8.5 m
5.2.6. Minimum Setback for portions of buildings above 4.0 m in Height Abutting a Potential Publicly Accessible Private Road 0 m
5.3. Development must comply with Table 5.3:
Table 5.3. Setback Regulations for Portions of Buildings with Ground Floor Residential Uses
Subsection Regulation Value
5.3.1. Minimum Setback Abutting a Street or Potential Publicly Accessible Private Road, other than an Alley 3.0 m
Unless the following applies:
5.3.2. Minimum Setback Abutting the Shared Street 4.5 m
5.4. Development must comply with Table 5.4:
Table 5.4. Tower and Podium Regulations
Subsection Regulation Value
5.4.1. Buildings greater than 23.0 m in Height must have a Tower and Podium configuration -
5.4.2. Minimum separation between Towers 25.0 m
Street Wall Height
5.4.3. Minimum Street Wall Height 8.0 m
5.4.4. Maximum Street Wall Height 15.0 m
Tower Regulations for Buildings From 24.0 m to 30.4 m in Height
5.4.5. Maximum Tower Floor Plate area -
5.4.6. Minimum Stepback for portions of the building facing a Street or Potential Publicly Accessible Private Road, other than an Alley, Abutting a Site in the PSN Zone 3.0 m
Tower Regulations for Buildings From 30.5 m to 40.4 m in Height
5.4.7. Maximum Tower Floor Plate area 1,500 m2
5.4.8. Minimum Stepback for portions of the building facing a Street or Potential Publicly Accessible Private Road, other than an Alley, Abutting a Site in the PSN Zone 4.5 m
Tower Regulations for Buildings From 40.5 m to 90.0 m in Height
5.4.9. Maximum Tower Floor Plate area 850 m2
5.4.10. Minimum Stepback for portions of the building facing a Street or Potential Publicly Accessible Private Road, other than an Alley, Abutting a Site in the PSN Zone 4.5 m
5.5. Despite Subsection 5.4, the minimum Stepback for portions of the building facing a Street or Potential Publicly Accessible Private Road, other than an Alley, is not required for up to 25% of the total Facade to allow for variation and visual interest in the design of a Tower.
5.6. The Development Planner may consider a variance to Subsection 5.4.2 taking into consideration factors such as:
 
5.6.1. 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;
5.6.2. the context of the site in relation to the location and height of buildings on Abutting sites; and
5.6.3. recommendations and mitigation measures specified in any required technical studies or applicable urban design guidelines.

 

Street Interface Regulations
6.1. Where non-Residential Uses are provided at ground level, buildings must be designed to strengthen the pedestrian oriented public realm through the following:
 
6.1.1. a minimum of 60% of the non-Residential Frontage must be comprised of transparent, non-reflective, non-tinted, unobscured glazing, where fronting onto a Street or an Alley that Abuts a Site in the PSN Zone; 
6.1.2. major shopping complexes and large format stores over 2,000 m2 must contain smaller scale retail spaces with direct access to the Street or an Alley that Abuts a Site in the PSN Zone to maintain a rhythm of fine-grained retail establishments at ground level; and
6.1.3. all Street level Commercial Uses that Abut a Street or an Alley that Abuts a Site in the PSN Zone must provide a primary direct access to the Street or Alley. 
6.2. No portion of a Parkade on the Ground Floor is allowed for a minimum depth of 10.0 m from any front Facade facing a Street. 
6.3. Non-Residential Uses on the Ground Floor must open to a Street, Potential Publicly Accessible Private Road, or Alley rather than an internal atrium.
6.4. In mixed use buildings, Residential Uses must provide access at ground level that is separate from the commercial premises.
6.5. Residential open spaces, Parks, plazas, furnishings and locations of art, seating areas, and other amenities at ground level must be complementary to the adjacent streetscape and be visually appealing and physically accessible to the public.
Facade Regulations
6.6. Facades must be designed to include elements such as awnings, canopies, window openings, reveals, offsets, multiple entrances arcades, columns, pilasters, quality materials, colour, other architectural features, interesting design, fenestrations, double Height entrances, Parks, plazas, appropriate Landscaping, or a combination suitable to the architectural style of the building.
6.7. Building materials must be durable, high quality, and appropriate for the development within the context of the Village at ICE District. 
6.8. Building materials on the lower floors of buildings must be designed to improve visual access and permeability of the buildings, and to enhance the pedestrian experience at the street level.
6.9. Built form, public realm interfaces, streetscape elements, and pedestrian connections must consider the City of Edmonton’s Winter Design Guidelines in their design and implementation. A report outlining how the development conforms to these guidelines must be submitted with each Development Permit for construction of a principal building, to the satisfaction of the Development Planner.
Rooftop Regulations
6.10. Major mechanical equipment on a roof of any building must be concealed by screening in a manner compatible with the architectural character of the building, or concealed by incorporating it within the building.
6.11. The roof design may include elements such as but not limited to Green Roofs, Solar Collectors, patios, or private or public open spaces. 

 

Amenity Areas
  
7.1. Despite Section 5.20, Amenity Area must be provided in compliance with the following:  
 
7.1.1. Amenity Areas may be provided as private individual areas such as balconies, or combined to provide Common Amenity Areas such as, but not limited to, meeting rooms, fitness facilities, balconies and outdoor spaces; 
7.1.2. Non-Residential Uses in buildings that contain Residential Uses with a Site area equal to or greater than 1,394 m2 must provide Amenity Area equal to or greater than 3% of the non-Residential Floor Area, which may include courtyards, interior landscaped open space, arcades, plazas, atriums, gardens, and seating areas.
 
Landscaping
  
7.2. Landscaping must comply with Section 5.60, except that only deciduous trees are allowed within any Setback that Abuts a Street or Potential Publicly Accessible Private Road, other than an Alley.   
Parking, Loading, Storage and Access
  
7.3. Vehicle access must only be from an Alley, except:  
 
7.3.1. for lands located west of 102 Street NW, east of 103 Street NW, south of the Shared Street, and north of 105 Avenue NW, a maximum of two vehicle accesses from an Abutting Street is permitted, in consultation with the City department responsible for transportation planning. 
 
7.4. Vehicle access must be located and designed to provide a clearly defined, safe, efficient, and convenient circulation pattern for both on-Site and off-Site vehicle traffic and pedestrian movements.  
7.5. Surface Parking Lots a
 
7.5.1. Surface Parking Lots, not including lots for the purposes of construction site offices, lay down areas, or construction parking associated with development of the lands within this Special Area Zone, are only permitted on the following parcels: Lot 271, Block 2, Plan 0729263; Lot 225-230, Block 2, Plan B3; and Lot 260-261, Block 3, Plan B3.
7.5.2. Despite Section 7.120 of the Zoning Bylaw, a Development Permit is required for any development that contains a Surface Parking Lot and any Development Permit that contains a Surface Parking Lot must be temporary and expire on December 31, 2028.
7.5.3. Subsection 4 of Section 5.80 of the Zoning Bylaw does not apply to temporary Surface Parking Lots.
7.5.4. A minimum of two east-west Pathways and one north-south Pathway within Surface Parking Lots must be provided for the land between 102 Street NW and 103 Street NW.
 
7.5.4.1. Despite the definition for such in the Zoning Bylaw, Pathways are not required to be Hard Surfaced but, if not, must be demarcated with solid barricades that prevent vehicle movement into the Pathway.
7.5.5. Directional and information signage consistent in design, colour, symbols and graphics shall be provided to:
 
7.5.5.1. direct patrons to pedestrian exits;
7.5.5.2. direct patrons to vehicular exits;
7.5.5.3. identify areas for patrons to locate their vehicles;
7.5.5.4. advise patrons to lock their vehicles and remove all valuables;
7.5.5.5. advise patrons of the presence of security patrols; and
7.5.5.6. advise patrons of the presence of security cameras.
7.5.6. Lighting shall be a minimum of 6 lux or 1 foot-candle to provide a safe and secure pedestrian environment and comply with Section 5.110 and Subsection 3 of Section 5.120 of the Zoning Bylaw.
7.5.7. Despite Subsection 4 of Section 5.60 of the Zoning Bylaw, a minimum 3.0 m landscaped Setback shall be provided around the perimeter of the Site where abutting a Street. The buffer should visually screen parked vehicles but not completely obstruct views into and out of the parking lot for the purpose of supporting pedestrian safety and security. The following shall be provided within the 3.0 m Setback area:
 
7.5.7.1. trees and shrubs calculated at a rate of 1 tree and 2 shrubs for every 12 parking spaces in the Surface Parking Lot;
7.5.7.2. a maximum of 15.0 m shall be provided between trees;
7.5.7.3. only deciduous species of trees shall be allowed;
7.5.7.4 tree and shrub species must be well suited to survive in high-traffic areas;
7.5.7.5. dense shrubs greater than 1.0 m in height and solid fences shall not be permitted; and
7.5.7.6. trees and shrubs do not have to be evenly spaced and can be concentrated or dispersed throughout the Setback area.
7.5.8. Every access must be Hard Surfaced from the curb to 10.0 m into the Site.
7.5.9. All parking facilities shall be clearly demarcated, have adequate storm water drainage and storage facilities.
7.5.10. The storage of materials inclusive of accumulated snow shall be in a location away from the public roadway to improve safety and visibility.
7.5.11. Surface Parking Lots may also be used for staging/parking of large vehicles associated with arena events.
7.5.12. Despite any other regulations in the Zoning Bylaw or this Special Area Zone, a minimum of 40 vehicle parking spaces must be provided to exclusively serve development located on Lots 199-207, Block 4, Plan B3, which:
 
7.5.12.1. may be provided as a Surface Parking Lot;
7.5.12.2. must be located between 103 Street NW and 104 Street NW;
7.5.12.3. must include Hard Surfacing, lighting, grading, drainage, screening, and Landscaping;
7.5.12.4. if not located within a heated building, must have power receptacles for plugging in vehicles during cold weather; and
7.5.12.5. must be securely enclosed within a building or within a 1.8 m high Fence complete with an access gate and card access system to the satisfaction of the Development Planner in consultation with the City department responsible Fire Rescue Services.
7.5.13. Despite Subsection 7.5.12, the requirement for vehicle parking may be waived if the Development Planner receives confirmation from Fire Rescue Services that the parking is no longer required.
 
Other Regulations
  
7.6. The storm and sanitary drainage systems required to service the development, including drainage infrastructure extensions and on-Site stormwater management, must be in general conformance with the Drainage Servicing Report or alternatives to the satisfaction of the Development Planner in consultation with the City department responsible for drainage. Such improvements are to be constructed at the owner's cost.  
7.7. For development within the areas and buffers depicted in Appendix III the following applies:  
 
7.7.1. a Development Permit for excavation for the purpose of remediation is required prior to excavation of the Site;
7.7.2. prior to the issuance of a Development Permit, except for Development Permits for demolition, excavation, shoring, or signage, additional Environmental Site Assessment work is required, including a Remedial Action Plan and, if requested by the Development Planner, an Environmental Risk Management Plan. The required reports must be submitted and reviewed to the satisfaction of the Development Planner in consultation with the City department responsible for environmental planning. The Development Planner must impose any Development Permit conditions necessary, prior to the release of the drawings for Building Permit review, to ensure that the Site is suitable for the full range of uses contemplated in the Development Permit application; and
7.7.3. as a condition of Development Permit issuance, except for Development Permits for demolition, excavation, shoring, or signage, and prior to the release of drawings for Building Permit review, the Site must be remediated and a Remediation Report, along with any required reports or updates to the Risk Management Plan, must be submitted and reviewed to the satisfaction of the Development Planner in consultation with the City department responsible for environmental planning. 
 
7.8. Prior to the issuance of any Development Permit for new building construction within this Special Area Zone, a subdivision of Lot 271, Block 2, Plan 0729263 must be registered.  
7.9. Land that is privately owned as of the date of approval of the Charter Bylaw adopting this Special Area Zone, but intended to be part of the mobility network, as shown in Appendix II, may be converted to public ownership, or remain privately owned. These parts are shown in Appendix II as “Potential Publicly Accessible Private Road, Potential Publicly Accessible Private Alley, and Potential Publicly Accessible Private Shared Street”. If remaining as privately owned, their dimensions must be determined as follows:  
 
7.9.1. the minimum width of any Potential Publicly Accessible Private Alley or Potential Publicly Accessible Private Shared Street must be 6.0 m;
7.9.2. the minimum width of the Potential Publicly Accessible Private Road aligned with 102 Street NW must be 24.0 m for the portion south of where the land identified as “Non-participating Landowner” on Appendix II (Lot 272, Block 2, Plan 0740621) Abuts the Potential Publicly Accessible Private Road;  
7.9.3. the minimum width of the Potential Publicly Accessible Private Road Abutting the land identified as “Non-participating Landowner” on Appendix II (Lot 272, Block 2, Plan 0740621) must extend from the east Lot line of Lot 272, Block 2, Plan 0740621 to an alignment with the eastern boundary of the public 102 Street NW right-of-way to the south; and 
7.9.4. the length of all Potential Publicly Accessible Private Roads/Alleys/Shared Streets must be such that they connect to a public Alley or Street on both ends.
 
7.10. Prior to the issuance of the Development Permit for construction of the first principal building within this Special Area Zone, the owner must register a 24-hour Public Access Easement for all land subject to being Potential Publicly Accessible Private Roads/Alleys/Shared Streets that is still privately owned. Under this Easement, the owner is responsible for maintenance and liability and the spaces must be accessible to the public at all times.  
7.11. No building is allowed to be developed within areas shown as Potential Publicly Accessible Private Roads/Alleys/Shared Streets.  
Public Improvements
  
7.12. If requested by the Development Planner as a means of implementing direction of a Redevelopment Levy for Parkland Acquisition from the Central McDougall/Queen Mary Park Area Redevelopment Plan, the owner must submit a market value appraisal for the subject Site at the time of the submission of a Development Permit application for the purposes of determining the amount of the redevelopment levy that applies to the Site. The appraisal will estimate the market value of the subject Site, based on the highest and best use of the land, as if vacant, and with the effective date of valuation being within 30 days of Development Permit application. The appraisal report must be reviewed and approved by the Real Estate Branch of the Financial and Corporate Services Department, and the Community Services Department prior to issuance of a Development Permit. The redevelopment levy must be an amount representing 8% of the estimated market value of the Site, as if vacant, and must be paid to the City of Edmonton as a condition of the approval of a Development Permit.    
7.13. 104 Street NW  
 
7.13.1. As a condition of a Development Permit for construction of the first principal building Abutting 104 Street NW, the owner must enter into an Agreement with the City of Edmonton for off-Site improvements necessary to serve or enhance the development. Improvements must focus on the east side of 104 Street NW only, improving conditions for pedestrians, cyclists, and transit users. Improvements that could be implemented must be in general conformance with the cross sections within the Central McDougall/Queen Mary Park Area Redevelopment Plan. These improvements could include, but are not limited to, traffic calming elements, enhanced pedestrian crossings, widened sidewalks, street trees, and street furniture. Adjustments to the cross sections at the southern end of 104 Street NW may be required due to existing buildings and infrastructure. All improvements must be to the satisfaction of the Development Planner in consultation with the City department responsible for transportation planning. 
 
7.14. 103 Street NW  
 
7.14.1. As a condition of a Development Permit for construction of the first principal building Abutting 103 Street NW, the owner must enter into an Agreement with the City of Edmonton for off-Site improvements necessary to serve or enhance the development. Improvements must focus on prioritizing conditions for pedestrians, cyclists, and transit users. Improvements that could be implemented must be in general conformance with the cross sections within the Central McDougall/Queen Mary Park Area Redevelopment Plan. These improvements could include, but are not limited to, traffic calming elements, enhanced pedestrian crossings, Shared Street/Potential Publicly Accessible Private Shared Street crossing, widened sidewalks, street trees, and street furniture. Adjustments to the cross sections at the southern end of 103 Street NW may be required due to existing buildings and infrastructure. All improvements must be to the satisfaction of the Development Planner in consultation with the City department responsible for transportation planning.
 
7.15. 102 Street NW/Potential Publicly Accessible Private Road  
 
7.15.1. As a condition of a Development Permit for construction of the first principal building Abutting 102 Street NW/Potential Publicly Accessible Private Road, the owner must enter into an Agreement with the City of Edmonton for off-Site improvements necessary to serve or enhance the development. Improvements must focus on improving conditions for pedestrians, cyclists, and transit users. Improvements that could be implemented must be in general conformance with the cross sections within the Central McDougall/Queen Mary Park Area Redevelopment Plan. These improvements could include, but are not limited to, traffic calming elements, enhanced pedestrian crossings, widened sidewalks, street trees, and street furniture. Adjustments to the cross sections at the southern end of 102 Street NW/Potential Publicly Accessible Private Road may be required due to existing buildings and infrastructure. All improvements must be to the satisfaction of the Development Planner in consultation with the City department responsible for transportation planning. 
 
7.16. 105 Avenue NW   
 
7.16.1. As a condition of a Development Permit for construction of the first principal building Abutting 105 Avenue NW, the owner must enter into an Agreement with the City of Edmonton for off-Site improvements necessary to serve or enhance the development on the north side of 105 Avenue NW only. Improvements must focus on improving conditions for pedestrians, cyclists, and transit users. These improvements must be in general conformance with the 105 Avenue Corridor Study and could include, but are not limited to, widened sidewalks, street trees, and street furniture. All improvements must be to the satisfaction of the Development Planner in consultation with the City department responsible for transportation planning. 
 
7.17. Shared Street/Potential Publicly Accessible Private Street  
 
7.17.1. As a condition of a Development Permit for construction of the first principal building Abutting the Shared Street/Potential Publicly Accessible Private Shared Street between 103 Street NW and 104 Street NW, the owner must enter into an Agreement with the City of Edmonton for improvements to the Shared Street/Potential Publicly Accessible Private Shared Street between 103 Street NW and 104 Street NW, necessary to serve or enhance the development, to the satisfaction of the Development Planner in consultation with the City department responsible for transportation planning. The Agreement process must include an engineering drawing review and approval. Improvements to address in the Agreement include: 
 
7.17.1.1. design elements in line with best practices for shared streets and that give modal priority to pedestrians and cyclists; 
7.17.1.2. special treatments to achieve this priority such as but not limited to pavers, stamped concrete, furnishings, etc.; and
7.17.1.3. lighting provided through a combination of street lights and string lights running across the Shared Street/Potential Publicly Accessible Private Shared Street. 
7.17.2. As a condition of a Development Permit for construction of the first principal building Abutting the Shared Street/Potential Publicly Accessible Private Shared Street between 102 Street NW and 103 Street NW, the owner must enter into an Agreement with the City of Edmonton for improvements to the Shared Street/Potential Publicly Accessible Private Shared Street between 102 Street NW and 103 Street NW, necessary to serve or enhance the development, to the satisfaction of the Development Planner in consultation with the City department responsible for transportation planning. The Agreement process must include an engineering drawing review and approval. Improvements to address in the Agreement include: 
 
7.17.2.1. design elements in line with best practices for shared streets and that give modal priority to pedestrians and cyclists; 
7.17.2.2. special treatments to achieve this priority such as but not limited to pavers, stamped concrete, furnishings, etc.; and
7.17.2.3. lighting provided through a combination of street lights and string lights running across the Shared Street/Potential Publicly Accessible Private Shared Street. 
 
7.18. As a condition of a Development Permit that includes the completion of the Shared Street/Potential Publicly Accessible Private Shared Street between 102 Street NW and 104 Street NW, the owner must enter into an Agreement with the City of Edmonton for improvements to the Shared Street/Potential Publicly Accessible Private Shared Street intersection with 103 Street NW, necessary to serve or enhance the development, to the satisfaction of the Development Planner in consultation with the City department responsible for transportation planning. The Agreement process must include an engineering drawing review and approval. Improvements to address in the agreement could include, but are not limited to:  
 
7.18.1. Surface materials and universal design elements to clearly define and establish a continuous crossing area along the Shared Street/Potential Publicly Accessible Private Shared Street; 
7.18.2. Pedestrian crossing control measures, signage and/or devices; and
7.18.3. Other design elements, as required, to clearly demarcate the crossing area for pedestrian and cyclist modal priority.
 
7.19. Alleys  
 
7.19.1. Alleys/Potential Publicly Accessible Private Alleys must be provided in general conformance with Appendix II and must be constructed to a commercial alley standard, to the satisfaction of the Development Planner in consultation with the City department responsible for transportation planning.
 

 

3.150 Paisley Special Area

2.1. The applicable location and boundaries for the Paisley Special Area are shown in Appendix I.

 

 Appendix I - Paisley Special Area
Paisley Special Area boundary map

3.151 PLD - Paisley Low Density Zone

Residential Uses
4.1. Home Based Businesses must comply with Section 6.60.
4.2. Residential
 
4.2.1. Backyard Housing must comply with Section 6.10.
4.2.2. Amenity Areas must comply with Section 5.20.
Community Uses
4.3. Child Care Services must comply with Section 6.40.
4.4. Special Events must comply with Section 6.100.
Agricultural Uses
4.5. Urban Agriculture is not permitted in a standalone principal building. 
Sign Uses
4.6. Sign Uses must comply with the regulations found in Subsections 3 and 4 of Section 6.90

 

5.1. Site area must comply with Table 5.1:
Table 5.1. Minimum Site Area Regulations
Subsection Housing type Primary vehicle access is not from an Alley Primary vehicle access is from an Alley
5.1.1. Single Detached Housing or Duplex Housing 255 m2 255 m2
5.1.2. Single Detached Housing - Zero Lot Line Development 247 m2 247 m2
5.1.3. Single Detached Housing - Site Depth less than 30.0 m 308 m2 n/a
5.1.4. Semi-detached Housing - per Dwelling 221 m2 201 m2
5.1.5. Semi-detached Housing - Zero Lot Line Development - per Dwelling 183 m2 165 m2
5.1.6. Row Housing - internal Dwellings 150 m2 150 m2
5.1.7. Row Housing - end Dwellings 186 m2 186 m
5.2. Site Width must comply with Table 5.2:
Table 5.2. Minimum Site Width Regulations
Subsection Housing type Primary vehicle access is not from an Alley Primary vehicle access is from an Alley
5.2.1. Single Detached Housing or Duplex Housing 8.5 m 8.5 m
5.2.2. Single Detached Housing - Zero Lot Line Development 7.6 m 7.6 m
5.2.3. Single Detached Housing - Site Depth less than 30.0 m 11.0 m n/a
5.2.4. Semi-detached Housing - per Dwelling 7.3 m 6.7 m
5.2.5. Semi-detached Housing - Zero Lot Line Development - per Dwelling 6.1 m 5.5 m
5.2.6. Row Housing - internal Dwellings 5.0 m 5.0 m
5.2.7. Row Housing - end Dwellings 6.2 m 6.2 m
5.3. Despite Section 5.130, for Single Detached Housing, the Site Width on an irregular shaped Lot where the Interior Side Lot Line is less than 30.0 m must be measured 3.5 m into the Site from the Front Lot Line.
5.4. Despite Section 8.20, the Front Lot Line may be the property line separating a Lot from an Abutting pipeline corridor, stormwater management facility or Park. In the case of a Corner Lot, the Front Lot Line is the shorter of the property lines Abutting a pipeline corridor, Park, or Street. In the case of a Corner Lot formed by a curved corner, the Front Lot Line is the shorter of the two segments of the property line lying between the point determined to be the actual corner and the two points at the extremities of that property line.
5.5. The minimum Site Depth is 30.0 m, except that:
 
5.5.1. the minimum Site Depth is 33.0 m where the principal building is not fronting on to a Street.
5.5.2. the minimum Site Depth may be reduced to 28.0 m for Single Detached Housing, where the Site Width is 11.0 m or greater and primary vehicle access is not from an Alley.
5.6. The total number of Row Housing Dwellings must not exceed 25% of the total estimated number of Dwellings within each contiguous area of this Zone, and is limited to 5 Dwellings per structure.
5.7. The maximum building Height is 12.0 m.
5.8. Site Coverage must comply with Table 5.8:
Table 5.8. Site Coverage Regulations
Subsection Regulation Value
Single Detached Housing or Duplex Housing with front drive access
5.8.1. Maximum total Site Coverage 50%
5.8.2. Maximum principal building Site Coverage n/a
5.8.3. Maximum Accessory building Site Coverage n/a
5.8.4. Maximum Site Coverage for a principal building with an attached Garage 50%
Single Detached Housing where primary vehicle access is from an Alley
5.8.5. Maximum total Site Coverage 47%
5.8.6. Maximum principal building Site Coverage 35%
5.8.7. Maximum Accessory building Site Coverage 17%
5.8.8. Maximum Site Coverage for a principal building with an attached Garage 47%
Single Detached Housing - Zero Lot Line Development
5.8.9. Maximum total Site Coverage 53%
5.8.10. Maximum principal building Site Coverage 38%
5.8.11. Maximum Accessory building Site Coverage 17%
5.8.12. Maximum Site Coverage for a principal building with an attached Garage 53%
Single Detached Housing - Site Depth less than 30.0 m
5.8.13. Maximum total Site Coverage 53%
5.8.14. Maximum principal building Site Coverage n/a
5.8.15. Maximum Accessory building Site Coverage n/a
5.8.16. Maximum Site Coverage for a principal building with an attached Garage 53%
Semi-detached Housing - per Dwelling
5.8.17. Maximum total Site Coverage 50%
5.8.18. Maximum principal building Site Coverage 35%
5.8.19. Maximum Accessory building Site Coverage 17%
5.8.20. Maximum Site Coverage for a principal building with an attached Garage 50%
Semi-detached Housing - Zero Lot Line Development - per Dwelling
5.8.21. Maximum total Site Coverage 53%
5.8.22. Maximum principal building Site Coverage 38%
5.8.23. Maximum Accessory building Site Coverage 17%
5.8.24. Maximum Site Coverage for a principal building with an attached Garage 53%
Row Housing - end Dwellings
5.8.25. Maximum total Site Coverage 45%
5.8.26. Maximum principal building Site Coverage 30%
5.8.27. Maximum Accessory building Site Coverage 15%
5.8.28. Maximum Site Coverage for a principal building with an attached Garage 45%
Row Housing - internal Dwellings
5.8.29. Maximum total Site Coverage 55%
5.8.30. Maximum principal building Site Coverage 35%
5.8.31. Maximum Accessory building Site Coverage 20%
5.8.32. Maximum Site Coverage for a principal building with an attached Garage 55%
5.9. Despite Table 5.8, the maximum Site Coverage for the principal building and the maximum total Site Coverage may be increased by up to 2% of the Site area, to accommodate single Storey unenclosed front porches.
5.10. Setbacks must comply with Table 5.10:
Table 5.10. Setback Regulations
Subsection Regulation Value
Front Setback
5.10.1. Minimum Front Setback where primary vehicle access is not from an Alley 5.5 m
5.10.2 Minimum Front Setback where primary vehicle access is from an Alley 4.5 m
Unless 1 or more of the following applies:
5.10.3 Minimum Front Setback where primary vehicle access is from an Alley and a Treed Boulevard is provided 3.0 m
5.10.4. Minimum Front Setback where the development is for Reverse Housing 3.0 m
Rear Setback
5.10.5. Minimum Rear Setback for Single Detached Housing where primary vehicle access is from an Alley 4.0 m
5.10.6 Minimum Rear Setback for Single Detached Housing or Duplex Housing 7.5 m except that the Setback may be reduced to 4.5 m on a Corner Site
5.10.7. Minimum Rear Setback for Single Detached Housing - Zero Lot Line Development
5.10.8. Minimum Rear Setback for Semi-detached Housing
5.10.9. Minimum Rear Setback for Semi-detached Housing - Zero Lot Line Development
5.10.10. Minimum Rear Setback for Single Detached Housing where Site Depth is less than 30.0 m 6.0 m
5.10.11. Minimum Rear Setback for Row Housing - internal Dwellings 7.5 m, except that the Setback may be reduced to 5.5 m where an attached rear Garage is provided
5.10.12. Minimum Rear Setback for Row Housing - end Dwellings
Side Setback
5.10.13. Minimum Interior Side Setback 1.2 m
5.10.14. Minimum Interior Side Setback - Zero Lot Line Development 1.5 m where the Abutting Interior Side Setback is 0 m
5.10.15. Minimum Flanking Side Setback 2.4 m
5.10.16. Minimum Setback between any portion of the Garage doors and the flanking property line where a Garage is attached to the principal building and the vehicle doors of the Garage face the flanking Street 4.5 m
5.11. Despite Table 5.10, where the Front Lot Line separates a Lot from an Abutting pipeline corridor, stormwater management facility or Park, the minimum Rear Setback is 5.5 m.
5.12. Row Housing must comply with the following:
 
5.12.1. When in the form of Cluster Housing, the maximum Density is 42 Dwellings/ha, except:
 
5.12.1.1. this may be increased by an additional 10 Dwellings/ha where Common Amenity Area of at least 2.5 m2 per Dwelling is provided in addition to Amenity Area required by Section 5.20.
5.12.2. Row Housing Dwellings must have:
 
5.12.2.1. a minimum of 2 bedrooms;
5.12.2.2. individual and private access to ground level; and
5.12.2.3. direct access to Amenity Area.
5.12.3. Maintenance and/or drainage and utility easement(s) may be required between Abutting buildings and/or through a private Yard of one or more Dwellings to ensure adequate access for property, drainage, and utility maintenance.
5.12.4. Despite the other regulations under this Section, in the case of Cluster Housing the Development Planner may consider the following variances:
 
5.12.4.1. the minimum Site area and Site Depth for individual Dwellings that are Bare Land Condominium Units may be reduced, provided that the Density of the development does not exceed the Density as prescribed in Subsection 5.12.1; and
5.12.4.2. a building with rear detached Garages may exceed the maximum Site Width and total number of Garages.

 

Parking, Loading, Storage and Access
6.1. Despite Section 5.10, Reverse Housing must comply with the following:
 
6.1.1. no portion of the detached Garage shall be located less than 5.5 m from the Lot Line Abutting an Alley;
6.1.2. the minimum distance between the Garage and the Rear Lot Line or side Lot Line running perpendicular to the Abutting Alley is 0.9 m, except that the Side Setback for the Accessory building may be reduced to 0 m where the Side Setback for the principal building has been reduced to 0 m.
6.2. For principal buildings facing an Alley or private roadway: 
 
6.2.1. the minimum distance from the Alley or private roadway to the vehicle doors of a Garage or Parking Area is 5.5 m;
6.3. A Hard Surfaced Pathway is required between the Garage or Parking Area and an entry to the Dwelling; and
 
6.3.1. where provided, Hard Surfaced parking pads must include an underground electrical power connection with outlet on a post 1.0 m in Height, located within 1.0 m of the parking pad.
6.4. The distance between an Accessory building and the lot line running parallel to any flanking Street must not be less than the Side Setback requirements for the principal building.
6.5. Despite Section 5.10, where the principal building is a Semi-detached House or Row House, and the vehicle doors of a detached Garage face the Rear Lot Line, the detached Garage must not be located less than 0.6 m from the Side Lot Line, except where it is a mutual Garage erected on the common property line to the satisfaction of the Development Planner.   
6.6. For Row Housing where rear detached Garages are proposed, the maximum width of the building containing the Garage(s) is 30.0 m, provided that the building does not contain more than 5 separate Garages.
6.7. Hard Surfaced parking pads may be attached between 2 Lots.
Additional Regulations for Zero Lot Line Development
6.8. Zero Lot Line Development is only permitted where:
 
6.8.1. 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 6.8.2; and
6.8.2. the owners of impacted Lots register on title a restrictive covenant and a minimum 1.5 m private easement along the entire distance of the shared Lot line that requires:
 
6.8.2.1. 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;
6.8.2.2. 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;
6.8.2.3. 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;
6.8.2.4. a 0.6 m footing encroachment easement;
6.8.2.5. permission to access the easement area for maintenance of the properties;
6.8.2.6. adequate access for utility maintenance, where applicable; and
6.8.2.7. that an Accessory building must not encroach on the easement.
Diagram for Subsection 6.8.2
Diagram for 2.20_6.4.2

 
6.9. For Zero Lot Line development where a Lot Abuts a pipeline right-of-way, the principal building must be set back a minimum of 7.5 m from the pipeline right-of-way.
6.10. For Zero Lot Line Single Detached Housing or Semi-detached Housing where primary vehicle access is from an Alley, access from a Dwelling to a Street must be provided at a distance no greater than 125.0 m from any point in an Alley.
Other Regulations
6.11. Dwellings on Corner Sites must have flanking side treatments similar to, or reflective of, the front elevation.
6.12. All roof drainage must be directed away from buildings and to a Street, an Alley, or to a private drainage system. Applications for a Development Permit must include a detailed drainage plan showing the proposed drainage of the Site.
6.13. Separation space is not required between Backyard Housing and other Dwellings. 

 

3.152 PRH - Paisley Row Housing Zone

Residential Uses
4.1. Home Based Businesses must comply with Section 6.60.
4.2. Residential
 
4.2.1. Amenity Areas must comply with Section 5.20.
4.2.2. Backyard Housing must comply with Section 6.10, except that:
 
4.2.2.1. The minimum Site area is 247 m2.
4.2.2.2. The minimum Floor Area is 30.0 m2.
4.2.2.3. The maximum total Floor Area is 184 m2.
4.2.2.4. The maximum Height is 8.0 m.
4.2.2.5. The minimum Rear Setback is 2.75 m.
4.2.2.6. The minimum distance between Backyard Housing and a principal building on the same Site, is 4.0 m.
4.2.2.7. Second Storey windows must be placed and sized such that they minimize overlook into Yards and windows of Abutting properties through 1 or more of the following:
 
4.2.2.7.1. Off-setting window placement to limit direct views of Abutting Rear or side Yard Amenity Areas, or direct view into a window on an Abutting Site; or
4.2.2.7.2. Strategic placement of windows in conjunction with Landscaping or the placement of other Accessory buildings.
4.2.3. Backyard Housing may be subject to a strata subdivision or condominium conversion.
Community Uses
4.3. Child Care Services must comply with Section 6.40.
4.4. Special Events must comply with Section 6.100. 
Sign Uses
4.5. Sign Uses must comply with the regulations found in Subsections 3 and 4 of Section 6.90

 

5.1. Site dimensions must comply with Table 5.1:
Table 5.1. Site Regulations
Subsection Regulation Value
Row Housing - internal Dwellings
5.1.1. Minimum Site area - where primary vehicle access is not from an Alley 150 m2
5.1.2. Minimum Site area - where primary vehicle access is from an Alley 150 m2
5.1.3. Minimum Site Width - where primary vehicle access is not from an Alley 5.0 m
5.1.4. Minimum Site Width - where primary vehicle access is from an Alley 5.0 m
Row Housing - end Dwellings
5.1.5. Minimum Site area - where primary vehicle access is not from an Alley 186 m2
5.1.6. Minimum Site area - where primary vehicle access is from an Alley 186 m2
5.1.7. Minimum Site Width - where primary vehicle access is not from an Alley 6.2 m
5.1.8. Minimum Site Width - where primary vehicle access is from an Alley 6.2 m
Multi-unit Housing
5.1.9. Minimum Site area - where primary vehicle access is not from an Alley n/a
5.1.10. Minimum Site area - where primary vehicle access is from an Alley 670 m2
5.1.11. Minimum Site Width - where primary vehicle access is not from an Alley n/a
5.1.12. Minimum Site Width - where primary vehicle access is from an Alley 22.4 m
Site Depth
5.1.13. Minimum Site Depth 30.0 m
Unless the following applies:
5.1.14. Minimum Site Depth where the principal building is not fronting on to a Street 33.0 m
5.2. Multi-unit Housing must have vehicle access from an Alley.
5.3. Despite Section 8.20, the Front Lot Line may be the property line separating a Lot from an Abutting pipeline corridor, stormwater management facility or Park. In the case of a Corner Lot, the Front Lot Line is the shorter of the property lines Abutting a pipeline corridor, Park, or Street. In the case of a Corner Lot formed by a curved corner, the Front Lot Line is the shorter of the two segments of the property line lying between the point determined to be the actual corner and the two points at the extremities of that property line.
5.4. Site Coverage must comply with Table 5.4:
Table 5.4. Site Coverage Regulations
Subsection Regulation Value
Row Housing - internal Dwellings
5.4.1. Maximum total Site Coverage 55%
5.4.2. Maximum principal building Site Coverage 35%
5.4.3. Maximum Site Coverage for Accessory buildings 20%
5.4.4. Maximum Site Coverage for a principal building with an attached Garage 55%
Row Housing - end Dwellings
5.4.5. Maximum total Site Coverage 45%
5.4.6. Maximum principal building Site Coverage 30%
5.4.7. Maximum Site Coverage for Accessory buildings 15%
5.4.8. Maximum Site Coverage for Backyard Housing 15%
5.4.9. Maximum Site Coverage for a principal building with an attached Garage 45%
Multi-unit Housing
5.4.10. Maximum total Site Coverage 55%
5.4.11. Maximum principal building Site Coverage 35%
5.4.12. Maximum Site Coverage for Accessory buildings 20%
5.4.13. Maximum Site Coverage for a principal building with an attached Garage 55%
5.5. Height and Setbacks must comply with Table 5.5:
Table 5.5. Height and Setback Regulations
Subsection Regulation Value
Height
5.5.1. Maximum Height 12.0 m
Front Setbacks
5.5.2. Minimum Front Setback - where primary vehicle access is not from an Alley 5.5 m
5.5.3. Minimum Front Setback - where primary vehicle access is from an Alley 4.5 m
Unless 1 or more of the following applies:
5.5.4. Minimum Front Setback where primary vehicle access is from an Alley and a Treed Boulevard is provided 3.0 m
5.5.5. Minimum Front Setback where primary vehicle access is from an Alley and the development is for Reverse Housing 3.0 m
Rear Setback
5.5.6. Minimum Rear Setback 7.5 m
Unless 1 or more of the following applies:
5.5.7. Minimum Rear Setback - where an attached rear Garage is provided 5.5 m
5.5.8. Minimum Rear Setback - where the Front Lot Line separates a Site from an Abutting pipeline corridor, stormwater management facility or Park 5.5 m
Side Setback
5.5.9. Minimum Interior Side Setback 1.2 m
5.5.10. Minimum Flanking Side Setback 2.4 m
5.5.11. Minimum Setback between any portion of the Garage doors and the flanking property line where a Garage is attached to the principal building and the vehicle doors of the Garage face the flanking Street 4.5 m
5.6. Where a Lot Abuts a pipeline right-of-way, the principal building must be set back a minimum of 7.5 m from the pipeline right-of-way.
 
5.6.1. The distance from the pipeline must be shown on the Site Plan.

 

6.1. Dwellings on Corner Sites must have flanking side treatments similar to, or reflective of, the front elevation.

 

Amenity Area
7.1. Amenity Area must be permanently retained as open space, unencumbered by an Accessory building or future additions.
7.2. Row Housing must comply with the following:
 
7.2.1. A minimum area of 15.0 m2 per Dwelling must be designated on the Site Plan for the active or passive recreation use of the occupants.
7.2.2. A maximum of 50% of the required Amenity Area may be located in the Front Setback, including a front veranda, provided that it is set back a minimum of 1.0 m from the Front Lot Line. In this case, this area must be defined by use of a decorative Fence or Landscape elements such as planters, hedges or hard and soft surface treatments.
7.2.3. A maximum of 50% of the required Amenity Area may be provided above Grade, provided that it must be at least 7.5 m2 in area, with neither the width or depth less than 1.5 m.
7.3. Multi-unit Housing and Backyard Housing must comply with the following:
 
7.3.1. A minimum area of 7.5 m2 per Dwelling must be designated on the Site Plan and may be provided above Grade, including a balcony, provided that neither the width or depth is less than 1.5 m.
Landscaping
7.4. Despite Section 5.60, one deciduous tree or one coniferous tree and two shrubs must be required for each Row Housing and Multi-unit Housing Dwelling.
7.5. Despite Section 5.10, Reverse Housing must comply with the following:
 
7.5.1. no portion of the detached Garage shall be located less than 0.90 m from the side Lot Line where the vehicle doors face an Alley Abutting the Rear Lot Line.
7.6. A Hard Surfaced Pathway is required between the Garage or Parking Area and an entrance to the principal Dwelling;
7.7. Where provided, Hard Surfaced parking pads must include an underground electrical power connection with outlet on a post 1.0 m in Height, located within 1.0 m of the parking pad.
7.8. For Row Housing or Multi-unit Housing where detached rear parking Garages are proposed, the maximum width of the building containing the Garage(s) must not exceed 30.0 m, provided that the building does not contain more than 6 separate Garages.
Other Regulations
7.9. All roof leaders from the Dwelling are connected to the individual storm sewer service for each Lot;
7.10. Maintenance and/or drainage and utility easement(s) may be required between Abutting properties and/or through private Yards of one or more Dwellings to ensure adequate access for property, drainage and utility maintenance.
7.11. All roof drainage must be directed away from buildings and to a Street, an Alley, or to a private drainage system. Applications for a Development Permit must include a detailed drainage plan showing the proposed drainage of the Site.
7.12. Separation space is not required between Backyard Housing and other Dwellings.

 

3.160 Ambleside Special Area

2.1. The applicable location and boundaries for the Ambleside Special Area are shown in Appendix I.

 

4.1. The following defined terms for Uses apply to all Zones in the Ambleside Special Area:
Term Definition
Nightclub means development where the primary purpose of the facility is the sale of alcoholic beverages to the public, for consumption within the premises or off the Site, in a facility where entertainment facilities take up more than 10% of the Floor Area. This Use typically has a limited menu from a partially equipped kitchen/preparation area and prohibits minors from lawfully utilizing the facility. 
Spectator Entertainment Establishment means development providing facilities within an enclosed building specifically intended for live theatrical, musical or dance performances; or the showing of motion pictures.
Appendix I - Special Area Ambleside
Ambleside Special Area boundary map

 
Appendix II

Appendix II provides graphic examples of the design principles described in the Ambleside Special Area Zones to assist the Development Planner in interpreting the regulations in the Ambleside Special Area Zones.

Ambleside Special Area design principles

 

 

3.161 ALA - Ambleside Low-Rise Apartment Zone

To allow for the development of quality low-rise residential developments in compliance with the Ambleside residential urban design objectives. The intent is to incorporate appropriate development controls and urban design guidelines to ensure that low-rise residential development is architecturally appealing and compatible with adjacent and future developments in the neighbourhood.

3.1. A Permitted Use listed in the Zone becomes a Discretionary Use when it prevents another Site of less than 800 m2 in the Zone from being able to develop in compliance with the minimum requirements of this Bylaw. 
Commercial Uses
3.2. Indoor Sales and Service
3.3. Residential Sales Centre
Community Uses
3.4. Child Care Service
3.5. Community Service
Agricultural Uses
3.6. Urban Agriculture
Sign Uses
3.7. Freestanding Sign, limited to On-premises Advertising
3.8. Portable Sign, limited to On-premises Advertising

 

Residential Uses
4.1. Home Based Businesses must comply with Section 6.60.
Commercial Uses
4.2. Indoor Sales and Services must be designed as an integral and secondary component of a residential development consisting of 150 Dwellings or more.
4.3. Indoor Sales and Services in the form of convenience stores are only permitted on Sites that front onto a Collector Road and are limited to a maximum of 10% of the total Floor Area of the building.
Community Uses
4.4. Child Care Services must comply with Section 6.40.
4.5. Special Events must comply with Section 6.100.
Agricultural Uses
4.6. Urban Agriculture is not permitted in a standalone principal building.
Sign Uses
4.7. Sign Uses must comply with the regulations found in Subsections 3 and 4 of Section 6.90
4.8. Signs must be designed to complement the architectural features of a building, identify specific addresses, and act as wayfinding on Sites with multiple Dwellings. 

 

5.1. Development must comply with Table 5.1:
Table 5.1. Site and Building Regulations
Subsection Regulation Value
Site Area
5.1.1. Minimum Site area 800 m2
Site Width
5.1.2. Minimum Site Width 20.0 m
Height
5.1.3. Maximum Height for flat, mansard, and gambrel roofs or any other roof type with a pitch of less than 4/12 (18.4 degrees) 14.5 m
5.1.4. Maximum Height for a roof type with a pitch of 4/12 (18.4 degrees) or greater 16.0 m
Floor Area Ratio
5.1.5. Maximum Floor Area Ratio 1.3
Unless the following applies:
5.1.6. Despite Subsection 6 of Section 7.100, a Development Planner may grant a variance to the maximum Floor Area Ratio when underground parking is provided, up to the following 1.5
Residential Density
5.1.7. Maximum Density 125 Dwellings/ha
Front Setback
5.1.8. Minimum Front Setback 6.0 m
Rear Setback
5.1.9. Minimum Rear Setback 7.5 m
Side Setback
5.1.10. Minimum Interior Side Setback 2.0 m
5.1.11. Minimum Flanking Side Setback 4.5 m
5.1.12. Additional minimum side Setback distance for each Storey or partial Storey above 2 Storeys 1.0 m
5.2. Despite the other regulations of this Zone, where Multi-unit Housing or Row Housing developments Abut a Site zoned to allow Single Detached Housing or Semi-detached Housing as a Permitted Use (the “Subject Site”), the following regulations apply:
 
5.2.1. a minimum Landscaped Setback of 7.5 m is required from any Multi-unit Housing or Row House Dwelling to any property line Abutting the Subject Site. No surface parking or loading facilities may be located within this Setback area.
5.2.2. no outdoor parking, waste collection or outdoor storage areas may be developed within 3.0 m of any property line that Abuts the Subject Site;
5.2.3. a screen Fence, 1.8 m in Height, may be installed along all property lines that Abut the Subject Site, except for common flanking Front Yard boundaries;
5.2.4. design techniques including, but not limited to, the use of sloped roofs, variations in building Setbacks and articulation of building Facades, may be employed in order to minimize the perception of massing of the building when viewed from adjacent residential areas and roadways;
5.2.5. building finishes must be complementary with the exterior finishing materials and colours typical of adjacent Single or Semi-detached Housing; and
5.2.6. where Multi-unit Housing is to be developed directly adjacent to the Subject Site, the portion of the building exceeding 10.0 m must be stepped back from the Facade so that the Subject Site is not adversely impacted by excessive building, massing, or sun/shadow.

 

6.1. The Development Planner must ensure that the following architectural and Site design regulations are incorporated in all developments within this Zone to improve the livability and appearance of Multi-unit Housing complexes in Ambleside. The intent is to enhance the character of the area through the design of buildings and the pedestrian environment by incorporating pedestrian scaled architecture and amenities.
Site Planning and Design
6.2. The design of the project must establish a specific architectural theme over the entire Site ensuring consistency and continuity of design with regards to elements such as building design, layout and massing, finishing materials, and colours, signage and landscape treatments be applied to the proposed building(s), with minor variations, regardless of the staging sequence of the project.
6.3. New buildings should harmonize with adjacent developments by ensuring that siting and massing of new structures are compatible with (anticipated) building Street Wall and Setbacks.
6.4. Buildings and entrances should generally be located closer to the Street to enhance pedestrian interest and activity.
6.5. The Site should be organized such that buildings frame and reinforce pedestrian circulation or to create view corridors between pedestrian destinations within and adjacent to the Site including building entrances, transit stops, or public amenities.
6.6. In larger multiple building projects, Amenity Areas should be grouped to create at least one central ”Commons” to serve as a central gathering place or focal point for the residents. Such spaces may be developed for active or passive recreation, for more formal courtyards or plazas or left in its natural state.
Building Design and Architectural Standards
6.7. The design of Multi-unit Housing should reflect the use of appropriate high quality materials and architectural expressions to reduce the impact of height, bulk and density on adjacent lower density development and contribute to the visual enhancement of the streetscape.
6.8. Building Facades must include design elements, finishing materials and variations that will reduce any perceived mass and linearity of large buildings and add architectural interest.
6.9. The roof line of buildings must consist of either:
 
6.9.1. sloped roofs of varying pitches and may include gable-ends, dormers or steeples, and be finished in any roofing material selected from metal, wood shakes, architectural asphalt shingles or clay tiles; or
6.9.2. flat roofs where such roofs are concealed by parapet walls that include articulation and use of design elements that are in harmony with the principal architectural theme of the project.
6.10. All mechanical equipment, including roof mechanical units, must be concealed by screening in a manner compatible with the architectural character of the building, or concealed by incorporating it within the building framework.
6.11. The predominant exterior finishing materials must be applied consistently on all sides of a building and may be any combination of brick, siding, stucco, stone or other masonry materials having a similar character, with wood or metal trim limited as an accent, to ensure the overall development is consistently of a high quality compatible with surrounding residential areas.
6.12. Multi-unit Housing on Corner Lots, or where visible from public amenities such as stormwater management facilities, Parks and dedicated major Pathways, must incorporate architectural detailing and style consistent with the front elevation, as well as features and or elements to balance the overall massing in these highly visible locations. Elements may include stepbacks of the upper floor, projections for relief in wall plane and intentional roof lines between Ground and upper Floors, and appropriate wall Heights and window placement consistent with the front elevation.
Pedestrian Environment
6.13. Development within this Zone must ensure that the design of the pedestrian environment is comfortable, convenient, visually attractive and safe for human activity.
6.14. Buildings and Site amenities should be scaled to enhance the pedestrian environment.
6.15. Development must provide safe and direct pedestrian connections to unify urban design and Landscape elements on Site and to connect to other neighbourhood facilities and amenities.
Inclusive Design
6.16. All buildings and public facilities must be designed to be accessible to persons in wheelchairs, motorized scooters, and strollers.

 

Landscaping
7.1. A detailed Landscaping plan must be submitted in compliance with Section 5.60 prior to the approval of any Development Permit, which must include pedestrian connection and Fencing details, exterior lighting and street furniture elements, pedestrian seating areas, varied sizes and species of new plantings for the entire Site, and special treatment to clearly delineate between the public and private realm and access to the public open spaces or pedestrian linkages.
7.2. All Fencing located on property lines adjacent to commercial and open space Amenity Areas, stormwater management facilities, and pedestrian corridors must be consistent in design, materials, finishes, and colours with the Fencing styles established for the neighbourhood.
Parking, Loading, Storage and Access
7.3. Entrances to the Site from Streets must provide an enhanced feature in the form of public art, on-Site amenity, or architectural feature consistent in design, material, and construction with the overall project.
7.4. Convenient, safe, and attractive access to the building’s entrances should be provided through appropriate lighting and security measures.
7.5. Internal circulation within project oriented Multi-unit Housing developments should be designed to facilitate access to building clusters, take advantage of views or amenities, and to reduce conflict with pedestrians.
7.6. Underground parking is encouraged for low-rise Multi-unit Housing on smaller Sites to allow for more useable Landscaped open space and amenities at ground level.
7.7. For multiple projects on a Site, surface parking must be screened from view of adjacent small scale residential development, stormwater management facilities, open space Amenity Areas, corridors, or adjacent roadways. If surface Parking Areas are covered (Parkades), then such areas must be integrated into the overall architectural theme of the associated residential buildings through the use of similar roof lines, materials, colours, and roof pitch.
7.8. Parking and loading facilities must be located a minimum 3.0 m from any public or pedestrian corridor and the Setback must be Landscaped and screened to the satisfaction of the Development Planner.

 

3.162 ASC - Ambleside Shopping Centre Zone

To allow for a high quality commercial precinct accommodating large format Uses designed in accordance with the Ambleside architectural and urban design objectives to serve the Windermere community, as well as a larger trade area. Residential, office, entertainment, and cultural Uses may also be included within the commercial precinct as larger shopping complexes or stand-alone pads comprehensively designed to improve the pedestrian and shopping environment.

Commercial Uses #
2.1. Bar
2.2. Body Rub Centre
2.3. Cannabis Retail Store
2.4. Food and Drink Service
2.5. Health Service
2.6. Indoor Sales and Service
2.7. Liquor Store
2.8. Minor Indoor Entertainment
2.9. Nightclubs
2.10. Office
2.11. Residential Sales Centre
2.12. Spectator Entertainment Establishments
2.13. Vehicle Support Service
Community Uses
2.14. Child Care Service
2.15. Community Service
2.16. Library
2.17. Special Event
Sign Uses
2.18. Fascia Sign, limited to On-premises Advertising
2.19. Freestanding Sign, limited to On-premises Advertising
2.20. Projecting Sign, limited to On-premises Advertising
2.21. Portable Sign, limited to On-premises Advertising

 

Residential Uses
3.1. Residential, limited to:
 
3.1.1. Multi-unit Housing
3.1.2. Row Housing
Commercial Uses
3.2. Custom Manufacturing
3.3. Hotel
Basic Services Uses
3.4. Recycling Drop-off Centre
Agricultural Uses
3.5. Urban Agriculture
Sign Uses
3.6. Fascia Sign, limited to Off-premises Advertising
3.7. Freestanding Sign, limited to Off-premises Advertising
3.8. Minor Digital Sign
3.9. Projecting Sign, limited to Off-premises Advertising
3.10. Portable Sign, limited to Off-premises Advertising

 

Residential Uses
4.1. Residential
 
4.1.1. Where provided, Multi-unit Housing must be developed above an Office or Indoor Sales and Services Use as part of a mixed use building or shopping centre complex. 
4.1.2. Despite Subsection 4.1.1, stand alone Multi-unit Housing is allowed adjacent to 9 Avenue NW, transit stations, or stormwater lakes. 
4.1.3. The residential component of any mixed use development must be designed and sited so as to minimize any impacts from the commercial component related to noise, traffic circulation, or loss of privacy.
Commercial Uses
4.2. Bars, Food and Drink Services, and Nightclubs
 
4.2.1. The maximum capacity is 200 occupants for each individual establishment.
4.2.2. The maximum Public Space is 240 m2 for each individual establishment.
4.3. Body Rub Centres must comply with Section 6.20.
4.4. Cannabis Retail Stores must comply with Section 6.30.
4.5. Liquor Stores must comply with Section 6.70.
4.6. Vehicle Support Services and Uses with Drive-through Services must comply with Section 6.110.
Community Uses
4.7. Child Care Services must comply with Section 6.40.
4.8. Special Events must comply with Section 6.100.
Agricultural Uses
4.9. Urban Agriculture
 
4.9.1. With the exception of outdoor display areas of products for sale, Urban Agriculture establishments must be located within or on a building.
4.9.2. The Development Planner may consider a variance to Subsection 4.9.1 based on the recommendations provided in an Environmental Site Assessment in compliance with Section 7.140.
Sign Uses
4.10. Sign Uses must comply with Subsections 3 and 6 of Section 6.90.
4.11. Signs must be designed to reflect an aesthetically pleasing and cohesive approach to complement the architectural features of all buildings and create a unique and identifiable image for the entire precinct.
4.12. Directional signage is encouraged to provide information at critical locations relating to primary tenants, parking lots, loading zones and pick up areas, entrances, exits, and Amenity Areas.
Public Space and Capacity Exceptions
4.13. The Development Planner may consider a variance to the maximum Public Space or capacity of a Use if adequate mitigation measures are used to reduce negative impacts to on-Site or Abutting Uses, including:
 
4.13.1. measures specified in Subsection 2 of Section 5.120; 
4.13.2. modification of Site plans to locate Uses or activities in a location to minimize noise, lighting, odour or other similar Nuisances; or
4.13.3. other similar measures.

 

5.1. Development must comply with Table 5.1:
Table 5.1. Site and Building Regulations
Subsection Regulation Value
Floor Area Ratio
5.1.1. Maximum Floor Area Ratio 1.0
Height
5.1.2. Maximum Height for buildings that contain only Commercial Uses or the Commercial portion of a mixed use building 14.0 m
5.1.3. Maximum Height for buildings that do not contain a Commercial Use or for the total Height of mixed use buildings 40.0 m
Setbacks
5.1.4. Minimum Setback Abutting Windermere Blvd  3.0 m
5.1.5. Minimum Setback Abutting Anthony Henday Drive and 170 Street SW / Terwillegar Drive NW, except for the areas developed for public utility purposes 7.5 m
6.1. The Development Planner must ensure that the following architectural and Site design regulations are incorporated in all developments within this Zone to ensure that the design and distribution of land use activities associated with large format commercial operations support a pedestrian friendly, aesthetically pleasing, and functional environment and reduce the visual impact from Streets.
Site Planning and Design
6.2. Large format buildings must be located at the perimeter of this commercial precinct, specifically adjacent to 170 Street SW and Anthony Henday Drive, and oriented or grouped to frame views, constructed amenities, Streets, or entrance corridors where practical. Variable building Setbacks, and the placement and design of the rear Facade of structures must minimize long expanses of walls, a monotonous appearance, or exposed service areas.
6.3. Unless part of a larger complex or mixed use development, small format or single Use Sites must be oriented toward the primary interior access roads and designed to complement adjacent developments to maintain or establish a clear building edge. Parking will typically be in the interior of the block or behind the buildings. If designed as a shopping street or multi-bay unit, some parallel or angled parking is allowed in front of the commercial building.
6.4. Building orientation at the intersection of access roadways along the south edge of the commercial precinct must be arranged to frame the corner of the intersection to create a ”sense of place”, using building design, decorative architectural wall, Landscaping, and other focal points and site amenities, and arrival into the commercial centre.
6.5. A diversity of Site amenities and pedestrian Landscaping facilities such as public art, seating areas, street furniture, small Parks, squares, plazas, and greens are encouraged to create an inviting image for the development.
6.6. The design of the project must establish an architectural theme with complementary design elements, finishing materials and colours being applied to each building regardless of the staging sequence of the project.
6.7. Site amenities may be constructed as focal points, with complementary materials to the architecture of the development and within walking distance to transit stops and major tenants in the complex.
6.8. Parking must not dominate roadway Frontages or access entry areas. To reduce the scale of parking and walking distance, parking may be located at the rear or sides of buildings not flanking access roadways.
6.9. The storage of materials and the piling of snow on Surface Parking Lots must be in a location away from the Street to improve safety and visibility.
6.10. No part of the Site is permitted to be developed as an enclosed shopping mall. The primary means of pedestrian circulation must be outdoor Pathways.
Building Design and Architectural Standards
6.11. Buildings and Site amenities must emphasize Architectural Elements and Facade enhancements, particularly to the first and second levels of a project to create a pedestrian friendly environment. Lower floors must be strongly articulated to add variety, interest and a human scale dimension. Design elements may include placement of windows to allow for viewing into the building by pedestrians, entrance features, street furniture, canopies, and features that lend visual interest and create a human scale.
6.12. Smaller buildings are required to incorporate a similar level of architectural quality, materials and detailing as the larger format developments.
6.13. Development adjacent to Anthony Henday Drive and 170 Street SW and Terwillegar Drive NW must ensure appropriate and high quality Architectural and landscape design Elements to ensure an attractive interface providing visual interest and relief.
6.14. Design techniques including, but not limited to, variations in building Setbacks and articulation of building Facades must be employed in order to minimize the perception of massing of the building when viewed from adjacent Sites and Streets.
6.15. Building Facades (all sides) must include design elements, finishing materials and variations that will reduce any perceived mass and linearity of large buildings and add architectural interest.
6.16. The roof line of buildings must consist of either:
 
6.16.1. sloped roofs of varying pitches which may be finished in any combination of metal, wood shakes, asphalt shingles, clay tiles, or roof materials having a similar texture and appearance, or 
6.16.2. flat roofs where they are concealed by parapet walls that include articulation and use of design elements that are in harmony with the principal architectural theme that reduce any perceived mass and linearity of large buildings and add architectural interest.
6.17. To reduce any perceived mass and linearity of large buildings and add architectural interest, the exterior finishing materials must incorporate combinations of brick, stone or other masonry materials, concrete, stucco, glazing or siding, having a similar character, with wood or metal trim, having regard to the objective of ensuring that the development is of a high quality, complementary theme.
6.18. Buildings are encouraged to incorporate exterior and decorative lighting to enhance building architecture, Landscaping elements, and focal points.
Pedestrian Environment
6.19. Development within this Zone must ensure that the design of the pedestrian environment is comfortable, convenient, visually attractive, and safe for human activity.
6.20. A diversity of Site amenities and pedestrian oriented facilities such as public art, seating areas, street furniture, small Parks, squares, plazas and greens must be provided to create an inviting image for the development.
6.21. Building Facades must have pedestrian friendly features including transparency, decorative windows, wall niches, seating areas and entrances to complement an interesting pedestrian streetscape.
6.22. Pedestrian Pathways to building entrances, amenities and transit must be convenient, safe and well lit, with special paving or Landscaping to define the connections.
6.23. Pedestrians must be protected by weather protection or building entrances in the form of awnings, canopies, overhang, or covered Pathways where practical.
Inclusive Design
6.24. All buildings and public facilities must be designed to be accessible to persons in wheelchairs, motorized scooters, and strollers.

 

Landscaping
7.1. A detailed Landscaping plan must be submitted in compliance with Section 5.60 prior to the approval of any Development Permit. This plan must include details on pedestrian connection and Fencing, exterior lighting and street furniture elements, pedestrian seating areas, and varied sizes and species of new plantings.
7.2. All Setbacks must contain minimum plantings as outlined in the following:
 
7.2.1. one tree for each 17.5 m2 and one shrub for each 10.0 m2 of ground level Setback area; and
7.2.2. one tree for each 17.5 m2 and one shrub for each 7.5 m2 of required Parking Area islands. In no case will there be less than one tree per required Parking Area island.
7.3. All planting must comply with the following:
 
7.3.1. The proportion of deciduous to coniferous trees and shrubs must be approximately 50:50 and the following mix of tree sizes must be used:
 
7.3.1.1. 100% of required deciduous trees must be a minimum 75 mm caliper; and
7.3.1.2. 75% of required coniferous trees must be a minimum of 2.5 m in Height and 25% must be a minimum 3.5 m in Height.
7.4. Coordinated and complementary streetscape enhancements must be applied throughout the commercial precinct, including street trees, Fencing, pedestrian scaled lighting, street furniture, and other amenities.
7.5. Landscaping must be used to highlight major circulation patterns, pedestrian Pathways, and the overall development.
7.6. Landscaping in both the public and private realm should be coordinated to provide a cohesive appearance. 
7.7. Along 170 Street SW and Anthony Henday Drive, the rear of private properties must reflect a more formalized Landscape treatment to enhance views or screen parking lots and service areas from the traveling public.
Parking, Loading, Storage and Access
7.8. No parking, loading, storage, waste collection, outdoor service or display area is permitted within a Setback. 
7.9. Loading, storage and waste collection areas must be located to the rear or sides of the principal building and must be screened from view from any adjacent Sites, Street or Light Rail Transit lines, in compliance with Section 5.60. If the rear or sides of a Site are used for parking, an outdoor service or display area, or both, and Abut a residential Zone or an Alley serving a residential Zone, such areas must be screened in compliance with Section 5.60.
7.10. Access to developments within this Zone from Streets or primary private roadways must provide safe, convenient vehicle and pedestrian access and circulation patterns between parking, shopping and Amenity Areas.
7.11. Pedestrian friendly corridors and linkages are required to connect the adjacent designated areas of the AUVC Zone to shopping and amenities through the utilization of clearly demarcated Pathways, lighting and signage systems to reduce pedestrian conflict and create a more pedestrian friendly image.
7.12. All developments must provide adequate Pathways along primary buildings, as well as pedestrian connections to Parking Areas, Site amenities, public perimeter sidewalks and bus stops.
7.13. Parking Areas must be designed for a safe and orderly flow of traffic as well as pedestrians to avoid pedestrian/vehicle conflict and to include appropriate Landscaping to reduce the visual impact from Streets, Amenity Areas and pedestrians.
7.14. Allow vehicle and pedestrian cross Lot access and circulation within the commercial precinct to facilitate direct access to shopping.
7.15. A range of parking options should be explored including shared, multilevel, and underground parking.

 

3.163 AUVC - Ambleside Urban Village Commercial Zone

To allow for a high density, mixed use, pedestrian friendly urban village centre that will serve as a community gathering place in the Ambleside Neighbourhood, focusing on main street shopping, entertainment, office, community facilities, and Residential Uses. The intent is to enhance the character of the area through the design of buildings and the pedestrian environment by incorporating pedestrian scaled architecture, and amenities.

Residential Uses
2.1. Home Based Business #
2.2. Residential, limited to:
 
2.2.1. Multi-unit Housing
2.2.2. Row Housing
2.2.3. Secondary Suite
Commercial Uses #
2.3. Bar
2.4. Body Rub Centre
2.5. Cannabis Retail Store
2.6. Custom Manufacturing
2.7. Food and Drink Service
2.8. Health Service
2.9. Hotel
2.10. Indoor Sales and Service
2.11. Liquor Store
2.12. Nightclub
2.13. Spectator Entertainment Establishment
2.14. Minor Indoor Entertainment
2.15. Office
2.16. Outdoor Sales and Service
2.17. Residential Sales Centre
2.18. Standalone Parking Facility
Community Uses
2.19. Child Care Service
2.20. Community Service
2.21. Library
2.22. Outdoor Recreation Service
2.23. School
2.24. Special Event
Agricultural Uses
2.25. Urban Agriculture
Sign Uses
2.26. Fascia Sign
2.27. Freestanding Sign
2.28. Projecting Sign
2.29. Portable Sign, limited to On-premises Advertising

 

Residential Uses
4.1. Home Based Businesses must comply with Section 6.60.
4.2. Residential
 
4.2.1. Where provided, Multi-unit Housing must be developed above an Office or Indoor Sales and Services Use as part of a shopping centre or as a stand alone building adjacent to Main Street. 
4.2.2. The housing component of any mixed use building must be designed and sited to minimize any impacts from the commercial component of the development related to noise, traffic circulation, or loss of privacy.
Commercial Uses
4.3. Bars, Food and Drink Services, and Nightclubs
 
4.3.1. The maximum capacity is 200 occupants for each individual establishment.
4.3.2. The maximum Public Space is 240 m2 for each individual establishment.
4.3.3. Nightclubs must be located on a Site that is 2 ha or larger
4.4. Body Rub Centres must comply with Section 6.20.
4.5. Cannabis Retail Stores must comply with Section 6.30.
4.6. Indoor Sales and Services must not exceed 5,000 m2 of Floor Area per individual establishment.
4.7. Liquor Stores must comply with Section 6.70.
4.8. Vehicle Support Services and Uses with Drive-through Services must comply with Section 6.110.
Community Uses
4.9. Child Care Services must comply with Section 6.40.
4.10. Special Events must comply with Section 6.100.
Agricultural Uses
4.11. Urban Agriculture
 
4.11.1. With the exception of outdoor display areas of products for sale, Urban Agriculture Uses must be located within or on a building.
4.11.2. The Development Planner may consider a variance to Subsection 4.11.1 based on the recommendations provided in an Environmental Site Assessment in compliance with Section 7.140.
Sign Uses
4.12. Sign Uses must comply with Subsections 3 and 5 of Section 6.90.
4.13. Despite Section 6.90, the following regulations apply:
 
4.13.1. The top of a Projecting Sign on a building two Storeys or higher must not extend more than 0.8 m above the floor of the second or third Storey, nor higher than the windowsill of the second or third Storey.
4.14. Signs must be designed to reflect an aesthetically pleasing and cohesive approach to complement the architectural features of all buildings.
4.15. Directional signage is encouraged to provide information at critical locations relating to primary tenants, parking lots, loading zones and pick up areas, entrances, exits, and Amenity Areas.
Public Space and Capacity Exceptions
4.16. The Development Planner may consider a variance to the maximum Public Space or capacity of a Use if adequate mitigation measures are used to reduce negative impacts to on-Site or Abutting Uses, including:
 
4.16.1. measures specified in Subsection 2 of Section 5.120; 
4.16.2. modification of Site plans to locate Uses or activities in a location to minimize noise, lighting, odour or other similar Nuisances; or
4.16.3. other similar measures.

 

6.1. The Development Planner must ensure that the following architectural and Site design guidelines are incorporated in all developments within this Zone to establish a street oriented and pedestrian friendly retail and entertainment development and improve the livability and viability of Ambleside.
Site Planning and Design
6.2. The design of this mixed use commercial precinct must establish an appropriate town centre architecture with complementary activities, design elements, finishing materials, and colours being applied to each building regardless of the staging sequence of the project.
6.3. A diversity of Site amenities and pedestrian oriented facilities such as public art, seating areas, street furniture, small Parks, squares, plazas, and greens should be provided to create an inviting image for the development.
6.4. Site amenities may be constructed as focal points, with similar materials to the architectural theme of the development, and within walking distance to transit stops and major tenants in the complex.
6.5. Unless part of a larger complex or mixed use development, stand alone or single Use buildings should be oriented toward the primary interior roads and designed to complement adjacent developments, to maintain or establish a clear building edge. Parking will typically be in the interior of the block, behind the buildings, although some parallel or angled parking may be allowed in a shopping street format.
6.6. Building orientation at the intersection of access roadways along the south edge of the commercial precinct must be arranged to frame the corner of the intersection to create a ”sense of place”, using building design, decorative architectural wall, Landscaping, and other focal points and Site amenities, and arrival into the commercial centre.
6.7. The storage of materials and the piling of snow on Surface Parking Lots must be in a location away from Streets to improve safety and visibility.
6.8. No part of the Site will be developed as an enclosed shopping mall. The primary means of pedestrian circulation must be outdoor Pathways.
Building Design and Architectural Standards
6.9. Design techniques including, but not limited to, the use of sloped roof, variations in building Setbacks and articulation of building Facades must be utilized in order to minimize the perception of massing of the building when viewed from adjacent Sites and Streets.
6.10. Building Facades (all sides) must include design elements, finishing materials, and variations that will reduce any perceived mass and linearity of large buildings and add architectural interest.
6.11. The roof line of buildings must consist of either:
 
6.11.1. sloped roofs of varying pitches which may be finished in any combination of metal, wood shakes, asphalt shingles, clay tiles, or roof materials having a similar texture and appearance, or 
6.11.2. flat roofs where they are concealed by parapet walls that include articulation and use of design elements that are in harmony with the principal architectural theme that reduce any perceived mass and linearity of large buildings and add architectural interest.
6.12. To reduce any perceived mass and linearity of large buildings and add architectural interest, the exterior finishing materials must incorporate vertical elements using a combinations of brick, stone, or other masonry materials, concrete, stucco, glazing or siding, having a similar character, with wood or metal trim, having regard to the objective of ensuring that the development is of a high quality and complementary theme. Abrupt and excessive differences in scale of adjacent buildings must be minimized through transitional building treatment.
6.13. Primary emphasis must be placed on design elements and Facade enhancements, particularly to the first and second levels of buildings to create a pedestrian friendly environment. Lower floors should be strongly articulated to add variety, interest, and a human scale dimension. Design elements may include placement of windows to allow for viewing into the building by pedestrians, entrance features, street furniture, canopies, and features that lend visual interest and create a human scale.
6.14. Smaller buildings must incorporate a similar level of complementary materials and architectural detailing as the larger format developments.
6.15. Buildings are encouraged to incorporate exterior and decorative lighting to enhance building architecture, Landscaping elements, and focal points.
Pedestrian Environment
6.16. The development must create a pedestrian friendly environment, focused on a shopping street, which may include such things as entrance features, pedestrian signage, outdoor sitting areas, canopies, Landscaping, convenient parking, and other features that lend visual interest and a human scale to development along the street.
6.17. Development within this Zone must ensure that the design of the pedestrian environment is comfortable, convenient, visually attractive, and safe for human activity.
6.18. A diversity of Site amenities and pedestrian oriented facilities such as public art, seating areas, street furniture, small Parks, squares, plazas, and greens must be provided to create an inviting image for the development.
6.19. Building Facades must have pedestrian friendly features including transparency, decorative windows, wall niches, seating areas, and entrances to complement an interesting pedestrian streetscape.
6.20. Pedestrian Pathways to building entrances, amenities and transit must be convenient, safe and well lit, with special paving or Landscaping to define the connections.
6.21. Pedestrians must be protected by weather protection or building entrances in the form of awnings, canopies, overhang, or covered Pathways where practical.
Inclusive Design
6.22. All buildings and public facilities must be designed to be accessible to persons in wheelchairs, motorized scooters, and strollers.

 

Landscaping
7.1. A detailed Landscaping plan must be submitted in compliance with Section 5.60 prior to the approval of any Development Permit. This plan must include pedestrian connection and Fencing details, exterior lighting and street furniture elements, pedestrian seating areas, and varied sizes and species of new plantings.
7.2. Landscaping, both hard and soft, must be used to tie developments together in this precinct.
7.3. Open space must feature high quality Landscape architecture intended to make spaces comfortable and enjoyable including such features as trees, street furniture, public art, and water features.
7.4. Coordinated and complementary streetscape enhancements must be applied throughout the commercial precinct, including street trees, Fencing, pedestrian scaled lighting, street furniture, and other amenities.
7.5. Landscaping must be used to highlight major circulation patterns, pedestrian Pathways, and the overall development.
7.6. A minimum 1.5 m pedestrian Pathway must be provided along the internal loop road.
Parking, Loading, Storage and Access
7.7. No parking, loading, storage, waste collection, outdoor service, or display area is permitted within a Setback. 
7.8. Loading, storage and waste collection areas must be located to the rear or sides of the principal building and must be screened from view from any adjacent Sites, Streets, or Light Rail Transit lines, in compliance with Section 5.60. If the rear or sides of a Site are used for parking, an outdoor service or display area, or both, and Abut a residential Zone or an Alley serving a residential Zone, such areas must be screened in compliance with Section 5.60.
7.9. All mechanical equipment, including roof mechanical units, must be concealed by screening.
7.10. Private roadways must be tree lined and lit with appropriate lighting.
7.11. The internal street system and pedestrian linkages must be designed to foster connectivity to the urban village core and various amenities and facilities within the neighbourhood.
7.12. All developments must provide adequate Pathways along primary buildings, as well as pedestrian connections to Parking Areas, Site amenities, public perimeter sidewalks, and bus stops.
7.13. Parking Areas must be designed for a safe and orderly flow of traffic as well as pedestrians to avoid pedestrian/vehicle conflict and to include appropriate Landscaping to reduce the visual impact from Streets, Amenity Areas, and pedestrians
7.14. Site entrances and edges must receive special design attention to help ensure that the development provides an attractive and inviting face to surrounding areas.
7.15. The majority of off-street parking must be provided as surface parking in interior lots. To reduce the scale of parking and walking distance, parking should be located to the rear and side of buildings. Parking must not dominate street Frontages or access entry areas.
7.16. Pedestrian friendly corridors and linkages are required to connect the adjacent designated areas of the ASC Zone to shopping and amenities through the utilization of clearly demarcated Pathways, lighting, and signage systems to reduce pedestrian conflict and create a more pedestrian friendly image.
7.17. A range of parking options should be explored including shared, multilevel, and underground parking. However, parking lots must not be adjacent to ”Main Street”, or any village greens or commons.

 

3.170 Griesbach Special Area

2.1. The applicable location and boundaries for the Griesbach Special Area are shown in Appendix I.

 

4.1. The following Use definitions apply to all Griesbach Special Area Zones:
Uses Definition
Nightclubs Means development where the primary purpose of the facility is the sale of alcoholic beverages to the public, for consumption within the premises or off the Site, in a facility where entertainment facilities take up more than 10% of the Floor Area. This Use typically has a limited menu from a partially equipped kitchen/preparation area and prohibits minors from lawfully utilizing the facility. 
Spectator Entertainment Establishment Means development providing facilities within an enclosed building specifically intended for live theatrical, musical or dance performances; or the showing of motion pictures. 
Spectator Sports Establishment Means development providing facilities intended for sports and athletic events which are held primarily for public entertainment, where patrons attend on a recurring basis. 
Appendix I - Griesbach Special Area
Griesbach Special Area boundary map

 

3.171 GVC - Griesbach Village Centre Zone

To provide a mix of businesses, residences, and institutional activities in a village centre format to promote a pedestrian oriented environment in accordance with the design objectives of the Griesbach Neighbourhood Area Structure Plan.

Residential Uses
2.1. Residential, limited to:
 
2.1.1. Lodging House
2.1.2. Multi-unit Housing
2.1.3. Row Housing
2.1.4. Supportive Housing
Commercial Uses
2.2. Bar
2.3. Body Rub Centre
2.4. Cannabis Retail Store
2.5. Custom Manufacturing
2.6. Food and Drink Service
2.7. Health Service
2.8. Hotel
2.9. Indoor Sales and Service
2.10. Minor Indoor Entertainment
2.11 Office
Community Uses
2.12. Community Service
2.13. Library
2.14. Special Event
Agricultural Uses
2.15. Urban Agriculture
Sign Uses
2.16. Fascia Sign, limited to On-premises Advertising
2.17. Freestanding Sign, limited to On-premises Advertising 
2.18. Projecting Sign, limited to On-premises Advertising
2.19. Portable Sign

 

Residential Uses
4.1. Home Based Businesses must comply with Section 6.60.
4.2. Residential in the form of Multi-unit Housing must not be on the Ground Floor. 
Commercial Uses
4.3. All Commercial Uses
 
4.3.1. Commercial Uses, excluding Hotels, along the loop road are limited to the first two Storeys. 
4.3.2. The maximum Floor Area for a permitted or discretionary Commercial Use, excluding Hotels and Nightclubs, is 1,000 m2.
4.3.3. Despite Subsection 4.3.2, up to 2 Commercial Uses can have a maximum Floor Area of 2,500 m2, and 1 additional Commercial Use can have a maximum Floor Area of 5,000 m2.
4.4. Nightclubs
 
4.4.1. Nightclubs are only allowed when adjacent to or across an Alley from a Site in a residential zone. 
4.4.2. the maximum Public Space is 240 m2 for each individual establishment; and
4.4.3. the maximum capacity is 200 occupants for each individual establishment. 
4.5. Body Rub Centres must comply with Section 6.20.
4.6. Cannabis Retail Stores must comply with Section 6.30.
4.7. Bars
 
4.7.1. The maximum Public Space is 240 m2 for each individual establishment.
4.7.2. The maximum capacity is 200 occupants for each individual establishment.
4.8. Food and Drink Services
 
4.8.1. The maximum Public Space is 240 m2 for each individual establishment.
4.8.2. The maximum capacity is 200 occupants for each individual establishment.
4.9. Liquor Stores must comply with Section 6.70.
4.10. Vehicle Support Services and Uses with Drive-through Services
 
4.10.1. Vehicle Support Services and Uses with Drive-through Services must comply with Section 6.110.
4.10.2. In addition to Section 6.110, Vehicle Support Services and Uses with Drive-through Services must:
 
4.10.2.1. not be in a standalone building; 
4.10.2.2. provide design, finishing, and siting that is compatible with surrounding development with a high standard of appearance; and
4.10.2.3. not provide Drive-through Service windows within 15.0 m of any residential Dwelling. 
Community Uses
4.11. Child Care Services must comply with Section 6.40. 
4.12. Special Events must comply with Section 6.100.
Agricultural Uses
4.13. Urban Agriculture
 
4.13.1. With the exception of outdoor display areas of products for sale, Urban Agriculture Uses must be located within or on a building.
4.13.2. The Development Planner may consider a variance to Subsection 4.13.1 based on the recommendations provided in an environmental site assessment in compliance with Section 7.140.
Sign Uses
4.14. Sign Uses must comply with Subsections 3 and 5 of Section 6.90, except that:
 
4.14.1. the top of a Projecting Sign on a building 2 Storeys or higher must not extend more than 75.0 cm above the floor of the 2nd or 3rd Storey, and no higher than the windowsill of the 2nd or 3rd Storey.
Floor Area and Capacity Exceptions
4.15. The Development Planner may consider a variance to the maximum Floor Area, Public Space or capacity of a Use if adequate mitigation measures are used to reduce negative impacts to on-Site or adjacent Uses, including:
 
4.15.1. measures specified in Subsection 2 of Section 5.120; 
4.15.2. modification of Site plans to locate Uses or activities in a location to minimize noise, lighting, odour or other similar Nuisances; or
4.15.3. other similar measures.

 

5.1. Development must comply with Table 5.1:
Table 5.1. Site and Building Regulations
Subsection Regulation Value
Site Coverage
5.1.1. Maximum Site Coverage 35%
Unless the following applies:
5.1.2. Maximum Site Coverage for Multi-unit Housing with Commercial Uses on the Ground Floor 50%
Floor Area
5.1.3. Maximum Floor Area Ratio 3.5
Unless the following applies:
5.1.4. Maximum Floor Area Ratio for Multi-unit Housing 2.0
Height
5.1.5. Maximum Height 18.0 m
5.1.6. Despite Section 5.70, Maximum Height for an eave line 14.0 m
Setbacks
5.1.7. Required Front Setback, Flanking Side Setback, and Interior Side Setback 0 m
Unless 1 or more of the following applies:
5.1.8. Maximum Front Setback, Flanking Side Setback, and Interior Side Setback to accommodate street related activities, such as sidewalk cafes, architectural features and Landscaping that contribute to the pedestrian oriented shopping character of the area or to accommodate roadway design or to preserve existing trees 3.0 m
5.1.9. Minimum Rear Setback or Interior Side Setback for Sites that Abut a Site in a residential Zone 6.0 m
Frontage
5.1.10. Minimum Frontage 10.0 m
6.1. Multi-unit Housing must have a Ground Floor shared entrance that is separate from Commercial Uses.
6.2. All development must create a pedestrian friendly environment on a shopping street, which may include such things as:
 
6.2.1. entrance features;
6.2.2. outdoor sitting areas;
6.2.3. canopies;
6.2.4. Landscaping; and 
6.2.5. other features that lend visual interest and a human scale to development along the Street.
6.3. Architectural treatment of buildings, except for Multi-unit Housing, must ensure that each Storey has windows on the front Facade and that the placement and type of windows allow viewing into the building to promote a positive pedestrian-oriented shopping Street.
6.4. On Corner Sites, the Facade treatment must wrap around the side of the building to provide a consistent profile when exposed to the Street.
6.5. Any business premises or multiple occupancy building having a Floor Area greater than 2,000 m2 or a single wall length greater than 25.0 m visible from a Street, must comply with the following criteria:
 
6.5.1. the roof line and building Facade must include design elements that reduce the perceived mass of the building and add architectural interest; and
6.5.2. Landscaping adjacent to exterior walls must be used to minimize the perceived mass of the building and to create visual interest.

 

Parking, Loading, Storage and Access
7.1. Vehicle access must be from an Abutting Alley. Where there is no Abutting Alley, vehicle access must be from the Flanking Street, other than an Arterial Road. Where there is no Abutting Alley and no Flanking Street, other than an Arterial Road, there may be 1 vehicle access point. 
7.2. Parking must be located at the rear of the site.
7.3. No parking, loading, storage, trash collection, outdoor service, or display area is permitted within a Setback. 
7.4. Loading, storage, and trash collection areas must be located to the rear or sides of the principal building and must be screened from view from any adjacent Sites, Streets, or Light Rail Transit lines.
7.5. If the rear or sides of a Site are used for parking, an outdoor service, or display area, and Abut a residential Zone or an Alley serving a residential Zone, such areas must be screened.

 

3.172 GLD - Griesbach Low Density Residential Zone

Residential Uses
4.1. Home Based Businesses must comply with Section 6.60.
4.2. Residential
 
4.2.1. The maximum number of Dwellings is:
 
4.2.1.1. 2 principal Dwellings per Lot for Single Detached Housing;
4.2.1.2. 2 Dwellings per Lot for Semi-detached and Duplex Housing; and
4.2.1.3. 16 Dwellings per Lot for Row Housing, with a maximum of 4 Dwellings per building.
4.2.2. The total number of Row Housing Dwellings must be less than or equal to 5% of the total estimated number of Dwellings in the GLD Zone.
4.2.3. Subdivision applications for Row Housing Dwellings must provide a calculation that determines the maximum potential number of Dwelling Units in the GLD Zone. 
4.2.4. Backyard Housing must comply with Section 6.10. 
Community Uses
4.3. Child Care Services must comply with Section 6.40. 
4.4. Special Events must comply with Section 6.100.
Agricultural Uses
4.5. Urban Agriculture must not be the only Use in a principal building.
Sign Uses
4.6. Sign Uses must comply with Subsections 3 and 4 of Section 6.90. 

 

5.1. Development must comply with Table 5.1:
Table 5.1. Site and Building Regulations
Subsection Regulation Value
Site Area
5.1.1. Minimum Site area per Single Detached Housing Dwelling 270 m2
5.1.2. Minimum Site area per Duplex Housing Dwelling 210 m2
5.1.3. Minimum Site area per Semi-detached Housing Dwelling 240 m2
5.1.4. Minimum Site area per Row Housing Dwelling 180 m2
Site Width
5.1.5. Minimum Site Width for Single Detached Housing Dwelling 9.0 m
5.1.6. Minimum Site Width for Duplex Housing Dwelling 7.0 m
5.1.7. Minimum Site Width for Semi-detached Housing Dwelling 8.0 m
5.1.8. Minimum Site Width for Row Housing Dwelling 6.0 m
Height
5.1.9. Maximum Height 12.0 m
5.1.10. Despite Section 5.70, maximum Height for an eave line 9.0 m
5.2. Site Coverage must comply with Table 5.2:
Table 5.2. Site Coverage Regulations
Subsection Regulation Value
5.2.1. Maximum total Site Coverage 53%
5.2.2. Maximum Site Coverage for principal buildings 35%
5.2.3. Maximum Site Coverage for Accessory buildings 18%
5.2.4. Maximum Site Coverage for Backyard Housing 18%
5.2.5. Maximum Site Coverage for a principal building with attached Garage 53%
5.3. Despite Subsection 5.2.1, 5.2.2, and 5.2.5, an additional Site Coverage of 2% is allowed to accommodate single Storey unenclosed front porches. 
5.4. Setbacks must comply with Table 5.4:
Table 5.4. Setback Regulations 
Subsection Regulation Value
Front Setback
5.4.1. Minimum Front Setback 3.0 m
Unless the following applies:
5.4.2. Minimum Front Setback for Row Housing 1.0 m
Rear Setback
5.4.3. Minimum Rear Setback 7.5 m
Unless 1 or more of the following applies:
5.4.4. Minimum Rear Setback for Corner Sites 4.5 m
5.4.5. Minimum Rear Setback for an attached Garage 1.2 m
Side Setback
5.4.6. Minimum Interior Side Setback 1.2 m
5.4.7. Minimum Flanking Side Setback 3.0 m
6.1. Semi-detached Housing and Row Housing must provide definition through the use of architectural features such as individual rooflines or roofline features, projections or recessions of the Facade, individual porches or entrance features, or other treatments.
6.2. On Corner Sites, the principal building Facades facing a Street must use consistent exterior finishing materials and architectural features.
6.3. Each Dwelling that is adjacent to a Street, must have an entrance door or entrance feature such as a front porch, deck, or landing area that faces the Street. 

 

Parking, Loading, and Access
7.1. Vehicle access must be from an Alley where a Site Abuts an Alley. 

 

3.173 GRH - Griesbach Row Housing Zone

To allow for ground oriented housing.

Residential Uses
4.1. Home Based Businesses must comply with Section 6.60.
4.2. Residential
 
4.2.1. Single Detached Housing and Semi-detached Housing in this Zone must comply with the regulations of the GLDF Zone.
4.2.2. Backyard Housing must comply with Section 6.10.
Community Uses
4.3. Child Care Services must comply with Section 6.40. 
4.4. Special Events must comply with Section 6.100.
Agricultural Uses
4.5. Urban Agriculture must not be the only Use in a principal building.
Sign Uses
4.6. Sign Uses must comply with Subsections 3 and 4 of Section 6.90.

 

5.1. Site Coverage must comply with Table 5.1:
Table 5.1. Site Coverage
Subsection Regulation Value
5.1.1. Maximum total Site Coverage 53%
5.1.2. Maximum Site Coverage for principal buildings 35%
5.1.3. Maximum Site Coverage for Accessory buildings and Backyard Housing 18%
5.1.4. Maximum Site Coverage for a principal building with an attached Garage 53%
5.2. Despite Subsection 5.1.1, 5.1.2, and 5.1.4, an additional Site Coverage of 2% is allowed to accommodate single Storey unenclosed front porches.
5.3. Development must comply with Table 5.3: 
Table 5.3. Site and Building Regulations
Subsection Regulation Value
Site Area
5.3.1. Minimum Site Area 125 m2/principal Dwelling
Height
5.3.2. Maximum Height 12.0 m
5.3.3. Despite Section 5.70, maximum Height for an eave line 9.0 m
Site Dimensions
5.3.4. Minimum Site Width 5.0 m
5.3.5. Minimum Site Depth 30.0 m
Density
5.3.6. Minimum Density 35 Dwellings/ha
5.4. Development must comply with Table 5.4: 
Table 5.4. Setback Regulations
Subsection Regulation Value
Front Setbacks
5.4.1. Minimum Front Setback 1.0 m
5.4.2. Maximum Front Setback, except to accommodate existing housing and trees 3.5 m
Rear Setbacks
5.4.3. Minimum Rear Setback 7.5 m
Unless 1 or more of the following applies:
5.4.4. Minimum Rear Setback on a Corner Site 4.5 m
5.4.5. Minimum Rear Setback where an attached Garage is provided 5.5 m
5.4.6. Minimum Rear Setback for buildings that are less than or equal to 7.5 m in Height 1.2 m
Side Setbacks
5.4.7. Minimum Interior Side Setback 2.0 m
5.4.8. Minimum Flanking Side Setback 3.0 m
6.1. Principal Dwellings in Semi-detached Housing must be individually defined through a combination of architectural features such as: 
 
6.1.1. variations in the rooflines;
6.1.2. projection or recession of the Facade;
6.1.3. porches or entrance features;
6.1.4. building materials;
6.1.5. or other similar treatments.
6.2. 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.
6.3. Side and front Facades must include design techniques including the use of varied rooflines and variations in building Setbacks and articulation of building Facades in order to minimize the perception of massing, eliminate large uninterrupted expanses of wall and provide visual interest when the structure is viewed from an adjacent Lot or road.
6.4. Principal buildings adjacent to a Street must have an entrance feature facing the Street. 
6.5. Where a building Facade with a length of 12.2 m or greater is adjacent to a Street, all principal Dwellings along this Facade at ground level must have an entrance doorway that fronts onto the Street. Up to 2 Dwellings may share one of these entrance doorways. Sliding patio doors must not serve as this entrance.
6.6. Despite the other regulations in this Zone, rear detached Garages for Cluster Housing may exceed the maximum width and total number of Garages allowed.
6.7. Where detached rear Garages are developed, the maximum width of the building containing the Garage must not exceed:  
 
6.7.1. 25 m when 4 or fewer separate Garages are provided; or
6.7.2. 13 m when 2 or fewer separate Garages are provided.

 

3.174 GLRA - Griesbach Low Rise Apartment Zone

Residential Uses
3.1. Residential, limited to:
 
3.1.1. Duplex Housing that existed prior to August 26, 2019
3.1.2. Backyard Housing
3.1.3. Semi-detached Housing that existed prior to August 26, 2019
3.1.4. Single Detached Housing that existed prior to August 26, 2019
Commercial Uses
3.2. Body Rub Centre
3.3. Residential Sales Centre
Community Uses
3.4. Community Service
3.5. Special Event
Agricultural Uses
3.6. Urban Agriculture
Sign Uses
3.7. Freestanding Sign, limited to On-premises Advertising
3.8. Portable Sign, limited to On-premises Advertising

 

Residential Uses
4.1. Home Based Businesses must comply with Section 6.60.
Commercial Uses
4.2. Body Rub Centres must comply with Section 6.20.
4.3. All Commercial Uses
 
4.3.1. Commercial Uses must not be located above the Ground Floor.
4.3.2. The maximum Floor Area is 275 m2 for each individual establishment that does not face an Arterial Road. 
4.3.3. Commercial Uses must only be in a building with a Residential Use. 
4.3.4. Commercial Uses must have an individual separate main entrance. 
Community Uses
4.4. Child Care Services must comply with Section 6.40. 
4.5. Special Events must comply with Section 6.100.
Agricultural Uses
4.6. Urban Agriculture must not be the only Use in a principal building.
Sign Uses
4.7. Sign Uses must comply with Subsections 3 and 4 of Section 6.90. 
Floor Area and Capacity Exceptions
4.8. The Development Planner may consider a variance to the maximum Floor Area of a Use if adequate mitigation measures are used to reduce negative impacts to on-Site or Abutting Uses, including:
 
4.8.1. measures specified in Subsection 2 of Section 5.120; 
4.8.2. modification of Site plans to locate Uses or activities in a location to minimize noise, lighting, odour or other similar Nuisances; or
4.8.3. other similar measures.

 

5.1. Development must comply with Table 5.1: 
Table 5.1. Site and Building Regulations  
Subsection Regulation Value  
Height  
5.1.1. Maximum Height 18.0 m  
5.1.2. Despite Section 5.70, maximum Height for an eave line 14.0 m  
Floor Area Ratios  
5.1.3. Maximum Floor Area Ratio 2.3  
Unless the following applies:  
5.1.4. Maximum Floor Area Ratio where: 2.5 a
Front Setback  
5.1.5. Minimum Front Setback 3.0 m  
Unless the following applies  
5.1.6. Minimum Front Setback for Dwellings with direct access at Ground Level 1.0 m  
Side Setbacks  
5.1.7. Minimum Interior Side Setback 2.0 m  
5.1.8. Minimum Flanking Side Setback 3.0 m  
5.1.9. Additional minimum Interior Side Setback and Flanking Side Setback distance for each Storey or partial Storey above 2 Storeys 1.0 m  
Rear Setbacks  
5.1.10. Minimum Rear Setback 7.5 m  
Unless the following applies  
5.1.11. Minimum Rear Setback for buildings that are less than or equal to 6.5 m in Height 1.2 m  
Density  
5.1.12. Minimum Density 45 Dwellings/ha  
5.2. Despite Subsection 5.1, for buildings on a Site larger than 1.0 ha Abutting a Site zoned to allow Single Detached Housing as a Permitted Use, the following applies:
 
5.2.1. The minimum Setback along that Abutting property line is 7.5 m. This minimum Setback is permitted to be a minimum of 3.0 m where an acceptable Landscaped Buffer is provided. This Subsection does not apply where the proposed building Abuts the south property line of a neighbouring site.
5.2.2. For buildings over 10.0 m in Height, the portion of the building above this Height must have a minimum Setback of 10.0 m from that Abutting property line, except that:
 
5.2.2.1. This minimum Setback is permitted to be a minimum of 2.5 m plus 1.0 m per Storey, where variations in Yards and Stepbacks, recessed balconies, or other design techniques minimize building massing and/or shadow impacts, provide architectural interest, and are complementary to the surrounding development. This Setback cannot be less than 5.5 m. This Subsection does not apply where the proposed building Abuts the south property line of a neighbouring site.

 

6.1. Side, front, and rear Facades must include design techniques such as the use of varied rooflines, variations in building Setbacks and articulation of building Facades, in order to minimize the perception of massing, eliminate large uninterrupted expanses of wall, and provide visual interest when the structure is viewed from an adjacent Lot or road.
6.2. All principal Dwellings located on the Ground Floor must have an individual Ground Floor entrance where:
 
6.2.1. the Site Abuts a Street;
6.2.2. the building Facade that faces the Street is greater than or equal to 12.2 m in length; and
6.2.3. the Setback from the Street is less than 4.5 m.
6.3. Principal Dwellings that have an individual Ground Floor entrance:
 
6.3.1. may share one of these entrance doors between 2 Dwellings; and
6.3.2. sliding patio doors cannot serve as this entrance. 

 

Parking, Loading, Storage and Access
  
7.1. Where the Site Abuts an Alley, vehicle access must be from the Alley.  
7.2. Principal buildings adjacent to a Street must have an entrance feature facing that Street.  
7.3. Surface Parking Lots are not permitted to be located between any building and a Street. a
7.4. Parking, loading, storage, or trash collection may be permitted within the Side Setback, provided a minimum 1.5 m wide soft Landscaped Buffer is provided within the Setback and that all parking and service areas are screened from view from any Site zoned to allow Single Detached Housing as a Permitted Use.  

 

3.175 GLDF - Griesbach Low Density Residential Flex Zone

Residential Uses
4.1. Home Based Businesses must comply with Section 6.60.
4.2. Residential
 
4.2.1. Row Housing and Multi-unit Housing are limited to four Dwellings per structure.
4.2.2. The total number of Row Housing and Multi-unit Housing Dwellings must be less than or equal to 5% of the total estimated number of Dwellings in the GLDF Zone.
4.2.3. Subdivision applications for Row Housing and Multi-unit Housing must provide a calculation that determines the maximum potential number of Dwelling units in the GLDF Zone. 
4.2.4. For Semi-detached Housing, Row Housing and Multi-unit Housing development, the following applies:
 
4.2.4.1. Semi-detached Housing, Row Housing and Multi-unit Housing Dwellings must be defined through the use of architectural features that may include individual rooflines or roofline features, projection or recession of the Facade, individual porches, or entrance features and other treatments.
4.2.4.2. Each Dwelling with Street Frontage must have an entrance that faces the Street.
4.2.5. The maximum number of Dwellings is:
 
4.2.5.1. 2 principal Dwellings per Lot for Single Detached Housing;
4.2.5.2. 2 Dwellings per Lot for Semi-detached and Duplex Housing; 
4.2.5.3. 16 Dwellings per Lot for Row Housing; and 
4.2.5.4. 4 Dwellings per building for Multi-unit Housing and Row Housing.
Community Uses
4.3. Child Care Services must comply with Section 6.40.
4.4. Special Events must comply with Section 6.100.
Agricultural Uses
4.5. Urban Agriculture must not be the only Use in a principal building.
Sign Uses
4.6. Sign Uses must comply with Subsections 3 and 4 of Section 6.90.

 

5.1. Development must comply with Table 5.1:
Table 5.1. Site Regulations
Subsection Regulation Value
Minimum Site area where primary vehicle access is not from an Alley
5.1.1. Single Detached Housing 243 m2
5.1.2. Duplex Housing 189 m2
5.1.3. Semi-detached Housing 202 m2
5.1.4. Row Housing and Multi-unit Housing 135 m2
Minimum Site area where primary vehicle access is from an Alley
5.1.5. Single Detached Housing 202 m2
5.1.6. Duplex Housing 180 m2
5.1.7. Semi-detached Housing 180 m2
5.1.8. Row Housing and Multi-unit Housing 135 m2
Minimum Site Width where primary vehicle access is not from an Alley
5.1.9. Single Detached Housing 9.0 m
5.1.10. Duplex Housing 7.0 m
5.1.11. Semi-detached Housing 7.5 m
5.1.12. Row Housing and Multi-unit Housing 5.0 m
Minimum Site Width where primary vehicle access is from an Alley
5.1.13. Single Detached Housing 7.5 m
5.1.14. Duplex Housing 6.7 m
5.1.15. Semi-detached Housing 6.7 m
5.1.16. Row Housing and Multi-unit Housing 5.0 m
5.2. Development must comply with Table 5.2: 
Table 5.2. Site Coverage Regulations
Subsection Regulation Value
5.2.1. Maximum Site Coverage for principal buildings 35%
5.2.2. Maximum Site Coverage for Accessory buildings 18%
5.2.3. Maximum Site Coverage for Backyard Housing 18%
5.2.4. Maximum Site Coverage for a principal building with an attached Garage 53%
5.2.5. Maximum total Site Coverage 53%
5.3. Despite Subsection 5.2.1, 5.2.4, and 5.2.5 an additional Site Coverage of 2% is allowed to accommodate single Storey unenclosed front porches.
5.4. Development must comply with Table 5.4: 
Table 5.4. Building Regulations
Subsection Regulation Value
Height
5.4.1. Maximum Height 23.0 m
Front Setback
5.4.2. Minimum Front Setback 3.0 m
Unless the following applies:
5.4.3. Minimum Front Setback for Row Housing and Multi-unit Housing 1.0 m
Side Setbacks
5.4.4. Minimum Interior Side Setback 1.2 m
5.4.5. Minimum Flanking Side Setback 3.0 m
Rear Setbacks
5.4.6. Minimum Rear Setback 7.5 m
Unless the following applies:
5.4.7. Minimum Rear Setback for Corner Sites 4.5 m
5.4.8. Minimum Rear Setback for a rear attached Garage where any portion of the principal building within 7.5 m of the Rear Lot Line has a Height less than or equal to 4.6 m and a width of 7.5 m or less 4.5 m
Parking, Loading, Storage and Access
7.1. Vehicle access must be from an Alley where a Site Abuts an Alley.

 

3.176 GMRA - Griesbach Medium Rise Apartment Zone

Residential Uses
3.1. Residential, limited to:
 
3.1.1. Duplex Housing that existed prior to August 26, 2019
3.1.2. Backyard Housing
3.1.3. Semi-detached Housing that existed prior to August 26, 2019
3.1.4 Single Detached Housing that existed prior to August 26, 2019
Commercial Uses
3.2. Body Rub Centre
3.3. Residential Sales Centre
Community Uses
3.4. Community Service
3.5. Special Event
Agricultural Uses
3.6. Urban Agriculture
Sign Uses
3.7. Freestanding Sign, limited to On-premises Advertising
3.8. Portable Sign, limited to On-premises Advertising

 

Residential Uses
4.1. Home Based Businesses must comply with Section 6.60.
Commercial Uses
4.2. Body Rub Centres must comply with Section 6.20.
4.3. All Commercial Uses
 
4.3.1. Commercial Uses must not be located above the Ground Floor.
4.3.2. The maximum Floor Area is 275 m2 for each individual establishment that does not face an Arterial Road. 
4.3.3. Commercial Uses must only be in a building with a Residential Use. 
Community Uses
4.4. Child Care Services must comply with Section 6.40. 
4.5. Special Events must comply with Section 6.100.
Agricultural Uses
4.6. Urban Agriculture must not be the only Use in a principal building.
Sign Uses
4.7. Sign Uses must comply with Subsections 3 and 4 of Section 6.90. 
Floor Area and Capacity Exceptions
4.8. The Development Planner may consider a variance to the maximum Floor Area of a Use if adequate mitigation measures are used to reduce negative impacts to on-Site or Abutting Uses, including:
 
4.8.1. measures specified in Subsection 2 of Section 5.120; 
4.8.2. modification of Site plans to locate Uses or activities in a location to minimize noise, lighting, odour or other similar Nuisances; or
4.8.3. other similar measures.

 

5.1. Development must comply with Table 5.1: 
Table 5.1. Site and Building Regulations  
Subsection Regulation Value  
Height  
5.1.1. Maximum Height 23.0 m  
Floor Area Ratios  
5.1.2. Maximum Floor Area Ratio 3.0  
Unless the following applies  
5.1.3. Maximum Floor Area Ratio where: 3.3 a
Front Setback  
5.1.4. Minimum Front Setback 4.5 m  
Unless the following applies  
5.1.5. Minimum Front Setback for Main Street Developments 1.0 m  
5.1.6. Maximum Front Setback for Main Street Developments 3.0 m  
Side Setbacks  
5.1.7. Minimum Interior Side Setback 1.5 m  
5.1.8. Minimum Flanking Side Setback 3.0 m  
Unless the following applies  
5.1.9. Minimum Interior Side Setback for buildings greater than 10.0 m in Height 3.0 m  
5.1.10. Minimum Interior Side Setback Abutting a Site zoned to allow for Single Detached Housing as a Permitted Use for any portion of the building over 14.5 m in Height 6.0 m  
Rear Setbacks  
5.1.11. Minimum Rear Setback 7.5 m  
Unless the following applies  
5.1.12. Minimum Rear Setback for buildings that are less than or equal to 6.5 m in Height 1.2 m  
Density  
5.1.13. Minimum Density 75 Dwellings/ha  
5.2. Despite Subsection 5.1, for buildings on a Site larger than 1.0 ha Abutting a Site zoned to allow Single Detached Housing as a Permitted Use, the following applies:
 
5.2.1. The minimum Setback along that Abutting property line is 7.5 m. This minimum Setback is permitted to be a minimum of 3.0 m where an acceptable Landscaped Buffer is provided. This Subsection does not apply where the proposed building Abuts the south property line of a neighbouring site.
5.2.2. For buildings over 10.0 m in Height, the portion of the building above this Height must have a minimum Setback of 10.0 m from that Abutting property line, except that:
 
5.2.2.1. This minimum Setback is permitted to be a minimum of 2.5 m plus 1.0 m per Storey, where variations in Yards and Stepbacks, recessed balconies, or other design techniques minimize building massing and/or shadow impacts, provide architectural interest, and are complementary to the surrounding development. This Setback cannot be less than 5.5 m. This Subsection does not apply where the proposed building Abuts the south property line of a neighbouring site.
5.3. Cluster Housing on Sites greater than 1.0 ha must comply with the following:
 
5.3.1. Buildings must address all Street Frontages, and may be configured in shapes such as an ”L” or ”U” in order to reduce the perceived massing of any particular elevation.
5.3.2. On-Site pedestrian circulation must be encouraged by ensuring that Pathways, Amenity Areas, and parking areas are connected.
5.3.3. Perceived massing must be minimized through the following design elements:
 
5.3.3.1. building setback variations, building orientation, window placement, awnings, articulation around entrances, roof treatment, and the choice of exterior materials and colors;
5.3.3.2. Landscaping situated so as to mitigate the perceived mass of the Street Facade; and
5.3.3.3. the total length of any building Facade is limited to 80 m.

 

6.1. Side and front Façades must include design techniques such as the use of varied rooflines, variations in building Setbacks and articulation of building Façades, in order to minimize the perception of massing, eliminate large uninterrupted expanses of wall and provide visual interest when the structure is Abutting an adjacent road.
6.2. All principal Dwellings located on the Ground Floor must have an individual Ground Floor entrance, where:
 
6.2.1. the Site Abuts a Street;
6.2.2. the building Facade that faces the Street is greater than or equal to 12.2 m in length; and
6.2.3. the Setback from the Street is less than 4.5 m.
6.3. Principal Dwellings that have an individual Ground Floor entrance:
 
6.3.1. may share one of these entrance doors between 2 Dwellings; and
6.3.2. sliding patio doors cannot serve as this entrance. 

 

Parking, Loading, Storage and Access
  
7.1. Surface Parking Lots are not permitted to be located between any building and a Street. a
7.2. Parking, loading, storage, or trash collection may be permitted within the Side Setback, provided a minimum 1.5 m wide Landscaped Buffer, including vegetation such as trees or shrubs, is provided within the Setback and that all parking and service areas are screened from view from any Site zoned to allow Single Detached Housing as a Permitted Use.  
7.3. Where the Site Abuts an Alley, vehicle access must be from the Alley.  
7.4. Principal buildings adjacent to a Street must have an entrance feature facing that public roadway.  

 

3.180 Ellerslie Industrial Special Area

2.1. The applicable location and boundaries for Ellerslie Industrial Special Area are shown in Appendix I.  
2.2. The Ellerslie Industrial Business Zone may be applied to all lands within the Special Area and must be applied to all lands in the Special Area that are adjacent to Parsons Road SW, a commercial Zone, a residential Zone, a stormwater management facility or the private open space corridor, defined in the Ellerslie Area Structure Plan.  
2.3. The Ellerslie Medium Industrial Zone may be applied to lands within the Special Study Area that are located on Interior Sites, adjacent to local industrial roadways, and must not be applied to lands in the Special Area that are adjacent to Parsons Road SW, a commercial Zone, a residential Zone, a stormwater management facility or the private open space corridor, defined in the Ellerslie Area Structure Plan.  
2.4. Despite Subsection 2.2, the Ellerslie Business Commercial Zone may be applied to lands within the Special Study Area that are located adjacent to Parsons Road SW and north of Ellerslie Road SW, defined in the Ellerslie Area Structure Plan. a

 

4.1. The following defined terms apply to all Zones in the Ellerslie Industrial Special Area:
Term Definition
Animal Hospitals and Shelter means development used for the temporary accommodation and care or impoundment of small animals within an enclosed building. This activity does not include small animal breeding and boarding establishments.
Auctioneering Establishment means development specifically intended for the auctioning of goods and equipment, including temporary storage of such goods and equipment. This activity does not include Markets.
Automotive and Equipment Repair Shops means development used for the servicing and mechanical repair of automobiles, motorcycles, snowmobiles and similar vehicles or the sale, installation or servicing of related accessories and parts. This includes transmission shops, muffler shops, tire shops, automotive glass shops, and upholstery shops. This does not include body repair and paint shops.
Business Support Service means development used to provide support services to businesses which are characterized by one or more of the following features: the use of mechanical equipment for printing, duplicating, binding or photographic processing; the provision of office maintenance or custodial services; the provision of office security; and the sale, rental, repair or servicing of office equipment, furniture and machines.
Casinos and Other Gaming Establishment  means development providing facilities for patrons to participate in gaming opportunities as the principal use.
Commercial School means development used for training and instruction in a specific trade, skill, service or artistic endeavour.
Convenience Retail Store means development used for the retail sale of those goods required by area residents or employees on a day to day basis, from business premises which do not exceed 275 m2 in total Floor Area. This activity does not include Cannabis Retail Stores.
Equipment Rentals means development used for the rental of tools, appliances, recreation craft, office machines, furniture, light construction equipment, or similar items. This activity does not include the rental of motor vehicles or industrial equipment.
Fleet Services means development using a fleet of vehicles for the delivery of people, goods or services, where such vehicles are not available for sale or long term lease. This activity includes ambulance services, taxi services, bus lines, messenger and courier services. This activity does not include moving or cartage firms involving trucks with a gross vehicle weight of more than 3,000 kg.
General Retail Stores means development used for the retail or consignment sale of new goods or merchandise within an enclosed building, not including the sale of gasoline, heavy agricultural and industrial equipment, alcoholic beverages, or goods sold wholesale. 
Indoor Participant Recreation Services means development providing facilities within an enclosed building for sports and active recreation where patrons are predominantly participants and any spectators are incidental and attend on a non-recurring basis. 
Limited Contractor Services means development used for the provision of electrical, plumbing, heating, painting and similar contractor services primarily to individual households and the accessory sale of goods normally associated with the contractor services where all materials are kept within an enclosed building, and there are no accessory manufacturing activities or fleet storage of more than four vehicles.
Market means development used for the sale of new or used goods by multiple vendors renting tables or space either in an enclosed building or outdoors. Vendors may vary from day to day, although the general layout of space to be rented remains the same. The goods sold are generally household items, tools, electronic equipment, food products or concessions, plants, clothing and furniture. Common examples include: public markets and farmers markets.
Media Studios means development used for the creation, rehearsal, or production of audio or visual materials that are broadcasted or otherwise communicated through technological means to an off-Site consumer.
Mobile Catering Food Services means development using a fleet of three or more vehicles for the delivery and sale of food to the public.
Nightclubs means development where the primary purpose of the facility is the sale of alcoholic beverages to the public, for consumption within the premises or off the Site, in a facility where entertainment facilities take up more than 10% of the Floor Area. This activity typically has a limited menu from a partially equipped kitchen/preparation area and prohibits minors from lawfully utilizing the facility. 
Personal Service Shops means development used for the provision of personal services to an individual which are related to the care and appearance of the body, or the cleaning and repair of personal effects.
Rapid Drive-through Vehicle Services means development providing rapid cleaning, lubrication, maintenance or repair services to motor vehicles, where the customer typically remains within their vehicle or waits on the premises. Typical examples include automatic or coin operated car washes (including self-service car wash), rapid lubrication shops, or specialty repair establishments. This does not include automated teller machines.
Recycling Depots means development used for the buying and temporary storage of bottles, cans, newspapers and similar household goods for reuse where all storage is contained within an enclosed building. Such establishments must not have more than four vehicles for the pick-up and delivery of goods.
Special Industrial Uses means development used principally for one or more of the following activities:
  • the manufacture or assembly of products using innovative or advanced technology where substantial value is created or added to the product through the process of its manufacture or assembly; or
  • research and development uses in which innovative or advanced technologies are employed.
Any indoor display, office, technical, administrative or employee support areas; or the storage, transshipment, distribution or sale of product must be Accessory to the Special Industrial Use activities identified above. This activity includes the manufacture or assembly of electronic or other high technology components and products. This does not include activities which process raw materials or petrochemical materials.
Veterinary Services means development used for the care and treatment of small animals where the veterinary services primarily involve out-patient care and minor medical procedures involving hospitalization for fewer than four days. All animals must be kept within an enclosed building. 
Warehouse Sales means development used for the wholesale or retail sale of a limited range of bulky goods from within an enclosed building where the size and nature of the principal goods being sold typically require large floor areas for direct display to the purchaser or consumer. This activity includes developments where principal goods being sold are such bulky items as furniture, carpet, major appliances and building materials. 
Appendix I - Ellerslie Industrial Special Area
 
Ellerslie Industrial Special Area boundary map

3.181 EIB - Ellerslie Industrial Business Zone

To allow for light industrial businesses and high technology developments that carry out their operations such that no Nuisance factor is created or apparent outside an enclosed building and such that the Zone is compatible with any adjacent non-industrial Zone.

Commercial Uses #
2.1. Cannabis Retail Store
2.2. Custom Manufacturing
2.3. Indoor Sales and Service, limited to:
 
2.3.1. Auctioneering Establishments;
2.3.2. Business Support Services; and 
2.3.3. Equipment Rentals
2.4. Office
2.5. Vehicle Support Service, not including:
 
2.5.1. Automotive and Equipment Repair Shops; and 
2.5.2. Rapid Drive-through Vehicle Services 
Industrial Uses #
2.6. Minor Industrial, not including Fleet Services and Recycling Depots
2.7. Indoor Self Storage
Community Uses
2.8. Special Event
Sign Uses
2.9. Fascia Sign, limited to On-premises Advertising
2.10. Freestanding Sign, limited to On-premises Advertising
2.11. Projecting Sign, limited to On-premises Advertising
2.12. Portable Sign, limited to On-premises Advertising

 

Commercial Uses #
3.1. Indoor Sales and Service, limited to:
 
3.1.1. Commercial Schools;  
3.1.2. Convenience Retail Stores;
3.1.3. Limited Contractor Services;  
3.1.4. Market;  
3.1.5. Media Studios;  
3.1.6. Mobile Catering Food Services;  
3.1.7. Personal Service Shops; and  
3.1.8. Veterinary Services  
3.2. Outdoor Sales and Service  
3.3. Bar
3.4. Body Rub Centre  
3.5. Food and Drink Service  
3.6. Health Service  
3.7. Major Indoor Entertainment, limited to Nightclubs  
3.8. Minor Indoor Entertainment  
3.9. Residential Sales Centre  
3.10. Vehicle Support Services, limited to:  
 
3.10.1. Automotive and Equipment Repair Shops; and 
3.10.2. Rapid Drive-through Vehicle Services
Industrial Uses #
3.11. Minor Industrial, limited to:
 
3.11.1. Fleet Services  
3.11.2. Recycling Depots  
3.12. Crematorium  
Community Uses #
3.13. Child Care Service  
3.14. Community Service, limited to:  
 
3.14.1. Indoor Participant Recreation Services; and  
3.14.2. Religious Assembly   
3.15. Outdoor Recreation Service  
Basic Services Uses
3.16. Recycling Drop-off Centre  
Agricultural Uses
3.17. Urban Agriculture
Sign Uses
3.18. Minor Digital Sign

 

Commercial Uses
4.1. Bars, Food and Drink Services, and Nightclubs must comply with the following, where adjacent to or across an Alley from a Site zoned residential:
 
4.1.1. The maximum capacity is 200 occupants for each individual establishment.  
4.1.2. The maximum Public Space is 240 m2 for each individual establishment.  
4.2. Convenience Retail Stores, Food and Drink Services, Bars, Personal Service Shops, and Nightclubs must be part of an office or industrial project and be intended to service and support a principal Industrial or Office Use.  
4.3. Health Services must be on Sites located on major collector or higher standard Streets that provide access to a residential area or provide locational convenience to both residents and users of the industrial area.  
4.4. The size, location, screening and Landscaping of the outdoor vehicle display areas for Outdoor Sales and Services are subject to the approval of the Development Planner, who must ensure that development of the Site is compatible with the appearance of Site design of surrounding developments.  
4.5. Body Rub Centres must comply with Section 6.20.  
4.6. Cannabis Retail Stores must comply with Section 6.30.  
4.7. Vehicle Support Services and Uses with Drive-through Services must comply with Section 6.110.  
Community Uses
4.8. Child Care Services must be part of an office or industrial project and be intended to service and support a principal Industrial or Office Use.  
4.9. Community Services in the form of indoor participant recreation services and Outdoor Recreation Services must be on Sites located on major collector or higher standard Streets that provide access to a residential area or provide locational convenience to both residents and users of the industrial area.  
4.10. The following regulations apply to Community Services in the form of Religious Assembly developments:  
 
4.10.1. Sites are limited to those that are either adjacent to a major Arterial or Collector Road, or located on the periphery of the industrial area.  
4.10.2. The Development Planner may require additional building Setbacks, Landscaping, and screen planting requirements to ensure compatibility with adjacent Uses, having due regard to surrounding existing and future development allowed under this Zone.   
4.10.3. The Development Planner may refuse an application for Community Services in the form of a Religious Assembly development if the adjacent industrial development is incompatible with the proposed development, having regard to any Nuisance of the industrial development.  
4.10.4. Religious Assemblies must not include rectories, manses, dormitories, convents, monasteries, and other associated residential buildings.  
4.11. Child Care Services must comply with Section 6.40.  
4.12. Special Events must comply with Section 6.100.  
Agricultural Uses
4.13. Urban Agriculture  
 
4.13.1. With the exception of outdoor display areas of products for sale, Urban Agriculture Uses must be located within or on a building.  
4.13.2. The Development Planner may consider a variance to Subsection 4.13.1 based on the recommendations provided in an Environmental Site Assessment in compliance with Section 7.140.  
Sign Uses
4.14. Signs must comply with Subsections 3 and 6 of Section 6.90.  
Public Space and Capacity Exceptions
4.15. The Development Planner may consider a variance to the maximum Public Space or capacity of a Use if adequate mitigation measures are used to reduce negative impacts to on-Site or Abutting Uses, including:  
 
4.15.1. measures specified in Subsection 2 of Section 5.120;   
4.15.2. modification of Site plans to locate Uses or activities in a location to minimize noise, lighting, odour or other similar Nuisances; or  
4.15.3. other similar measures.  

 

5.1. Development must comply with Table 5.1:
Table 5.1. Site and Building Regulations
Subsection Regulation Value
Floor Area Ratio
5.1.1. Maximum Floor Area Ratio 1.2
Height
5.1.2. Maximum Height 12.0 m
Setbacks
5.1.3. Minimum Setback where any Lot line of a Site Abuts:
  • a Street;
  • the property line of a commercial Zone; 
  • the property line of a residential Zone; or 
  • a stormwater management facility or the private open space corridor, as defined in the Ellerslie Area Structure Plan
 6.0 m
5.1.4. Minimum Setback Abutting all other Sites 0 m
5.2. Where this Zone is applied along a major Collector or Arterial Road, the minimum Site Frontage is 30.0 m, unless access is provided from a service road.
5.3. Despite Subsection 6 of Section 7.100, the Development Planner may vary the maximum Height by increasing it up to 14.0 m to accommodate building features that are necessary to the operation of a proposed Minor Industrial Use.

 

Building Design Regulations
6.1. Where a building wall is associated with Indoor Self Storage, or is greater than 25.0 m in length and faces a Collector Road or Arterial Road, the Facade must be articulated using 2 or more design 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:
 
6.1.1. variations in rooflines;
6.1.2. vertical or horizontal building wall projection or recessions; 
6.1.3. visual breaks of building facades into smaller sections;
6.1.4. using a variety of finishing materials;
6.1.5. windows at regular intervals; and
6.1.6. other similar features.
6.2. 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.
Parking, Loading, Storage and Access
6.3. No parking, loading, storage, waste collection, outdoor service, or display area is permitted within a Setback.
6.4. Despite Subsection 6.3, parking 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.
6.5. Any waste collection area, open storage area, or outdoor service area including any loading, unloading, or vehicle service area that is visible from any adjoining Site, must be screened from view from the adjoining Site. Landscaping, planting, berming, masonry walls, wood Fencing, or other artificial features must be provided from the ground to a Height of 1.8 m to block the view from an Abutting Site.
6.6. Lighting for display, storage, and Parking Areas must be mounted on lamp standards or building walls and no exposed bulbs or strings of lights shall be used. Lighting must comply with Section 5.120.
6.7. Outdoor display areas visible from an Abutting Site in a residential Zone must be located, screened and Landscaped to be compatible with surrounding developments.

 

3.182 EIM - Ellerslie Medium Industrial Zone

To allow for a high quality industrial Zone for those manufacturing, processing, assembly, distribution, service, and repair Uses that carry out a portion of their operation outdoors or require outdoor storage areas. In general, any Nuisance factor associated with the Uses in this Zone must not extend beyond the boundaries of the Site and these Sites must be located on Interior Sites adjacent to local industrial Streets, such that these Uses are separated from nearby residential and community Zones by a higher quality industrial business zone.

Commercial Uses #
2.1. Custom Manufacturing
2.2. Indoor Sales and Service, limited to:
 
2.2.1. Animal Hospitals and Shelters;
2.2.2. Auctioneering Establishments; and
2.2.3. Equipment Rentals
Industrial Uses #
2.3. Minor Industrial, not including Fleet Services and Recycling Depots
2.4. Indoor Self Storage
Community Uses
2.5. Special Event
Agricultural Uses
2.6. Urban Agriculture
Sign Uses
2.7. Fascia Sign, limited to On-premises Advertising
2.8. Freestanding Sign, limited to On-premises Advertising
2.9. Projecting Sign, limited to On-premises Advertising
2.10. Portable Sign, limited to On-premises Advertising

 

Commercial Uses
4.1. Vehicle Support Services and Uses with Drive-through Services must comply with Section 6.110.
Community Uses
4.2. Special Events must comply with Section 6.100.
Agricultural Uses
4.3. Urban Agriculture
 
4.3.1. With the exception of outdoor display areas of products for sale, Urban Agriculture Uses must be located within or on a building.
4.3.2. The Development Planner may consider a variance to Subsection 4.3.1 based on the recommendations provided in an Environmental Site Assessment in compliance with Section 7.140.
Sign Uses
4.4. Signs must comply with Subsections 3 and 7 of Section 6.90.

 

Parking, Loading, Storage and Access
6.1. No parking, loading, storage, waste collection, outdoor service, or display area is permitted within a Setback.
6.2. Storage, waste collection and service areas must be located to the rear or sides of a principal building and be screened from view from Streets and from Abutting Sites, except where:
 
6.2.1. the Street is a Local Road serving an IH or IM Zone; or
6.2.2. the Abutting Site is within an IH or IM Zone.
6.3. Screening from Abutting Sites must be in the form of Landscaping, planting, berming, masonry walls, wood Fencing, or other artificial features.
6.4. The Height of screening specified in Subsections 6.2 and 6.3 must be a minimum of 1.8 m and a maximum of 3.7 m, except for trees and shrubs.
6.5. Lighting for display, storage, and Parking Areas must be mounted on lamp standards or building walls and no exposed bulbs or strings of lights may be used. Lighting must comply with Section 5.120.

 

3.183 ECB - Ellerslie Business Commercial Zone

To allow for commercial business Uses and limited light industrial Uses adjacent to major Streets that provide good visibility and accessibility. Light industrial Uses are intended to operate in such a manner that no Nuisance factor is created or apparent outside an enclosed building.

Commercial Uses #
2.1. Bar
2.2. Body Rub Centre
2.3. Cannabis Retail Store
2.4. Custom Manufacturing
2.5. Food and Drink Service
2.6. Health Service
2.7. Hotel
2.8. Indoor Sales and Service, limited to:
 
2.8.1. Business Support Services
2.8.2. Convenience Retail Stores
2.8.3. General Retail Stores
2.8.4. Market
2.8.5. Media Studios
2.8.6. Personal Service Shops
2.8.7. Veterinary Services
2.8.8. Warehouse Sales
2.9. Liquor Store
2.10. Major Indoor Entertainment, limited to Casinos and Other Gaming Establishments
2.11. Office
2.12. Vehicle Support Service
Industrial Uses #
2.13. Minor Industrial, limited to Special Industrial Uses
2.14. Indoor Self Storage
Community Uses #
2.15. Community Services, limited to Indoor Participant Recreation Services
2.16. Special Event
Sign Uses
2.17. Fascia Sign, limited to On-premises Advertising
2.18. Freestanding Sign, limited to On-premises Advertising
2.19. Projecting Sign, limited to On-premises Advertising
2.20. Portable Sign, limited to On-premises Advertising

 

Commercial Uses #
3.1. Indoor Sales and Service, limited to:
 
3.1.1. Auctioneering Establishments
3.1.2. Commercial Schools
3.1.3. Equipment Rentals
3.1.4. Limited Contractor Services
3.1.5. Mobile Catering Food Services
3.2. Major Indoor Entertainment, limited to Nightclubs
3.3. Minor Indoor Entertainment
3.4. Outdoor Sales and Service
3.5. Residential Sales Centre
Industrial Uses #
3.6. Minor Industrial, limited to:
 
3.6.1. Fleet Services
3.6.2. Recycling Depots
Community Uses
3.7. Child Care Service
3.8. Community Service, limited to Religious Assembly
Basic Services Uses
3.9. Recycling Drop-off Centre
Agricultural Uses
3.10. Urban Agriculture
Sign Uses
3.11. Minor Digital Sign

 

Commercial Uses
4.1. Bars must comply with the following:
 
4.1.1. The maximum Public Space is 240 m2 for each individual establishment.
4.1.2. The maximum capacity is 200 occupants for each individual establishment. 
4.2. Body Rub Centres must comply with Section 6.20.
4.3. Cannabis Retail Stores must comply with Section 6.30.
4.4. Liquor Stores must comply with Section 6.70.
4.5. Nightclubs must comply with the following, where adjacent to or across an Alley from a Site zoned residential:
 
4.5.1. The maximum Public Space is 240 m2 for each individual establishment.
4.6. Outdoor display areas are limited to Outdoor Sales and Services and Urban Agriculture.
 
4.6.1. The size, location, screening, and Landscaping of an outdoor vehicle display area is subject to the approval of the Development Planner, who must ensure that development of the Site is compatible with the appearance of Site design of surrounding developments.
4.7. Vehicle Support Services and Uses with Drive-through Services must comply with Section 6.110.
4.8. Vehicle Support Services must be located within an enclosed building.
Industrial Uses
4.9. Minor Industrial in the form of Fleet Services and Recycling Depots must be located within an enclosed building.
Community Uses
4.10. Child Care Services must comply with Section 6.40.
4.11. Special Events must comply with Section 6.100.
4.12. Religious Assemblies must not include rectories, manses, dormitories, convents, monasteries, and other associated residential buildings.
Basic Services Uses
4.13. Recycling Drop-off Centres must be located within an enclosed building.
Agricultural Uses
4.14. Urban Agriculture
 
4.14.1. With the exception of outdoor display areas of products for sale, Urban Agriculture Uses must be located within or on a building.
4.14.2. The Development Planner may consider a variance to Subsection 4.14.1 based on the recommendations provided in an Environmental Site Assessment in compliance with Section 7.140.
Sign Uses
4.15. Signs must comply with Subsections 3 and 7 of Section 6.90.
Public Space and Capacity Exceptions
4.16. The Development Planner may consider a variance to the maximum Public Space or capacity of a Use if adequate mitigation measures are used to reduce negative impacts to on-Site or Abutting Uses, including:
 
4.16.1. measures specified in Subsection 2 of Section 5.120; 
4.16.2. modification of Site plans to locate Uses or activities in a location to minimize noise, lighting, odour or other similar Nuisances; or
4.16.3. other similar measures.

 

5.1. Development must comply with Table 5.1:
Table 5.1. Site and Building Regulations
Subsection Regulation Value
Floor Area Ratio
5.1.1. Maximum Floor Area Ratio 1.4
5.1.2. Maximum Floor Area Ratio where parking is provided within an underground Parkade 2.0
Height
5.1.3. Maximum Height for flat, mansard, and gambrel roofs or any other roof type with a pitch of less than 4/12 (18.4 degrees) 14.5 m
5.1.4. Maximum Height for a roof type with a pitch of 4/12 (18.4 degrees) or greater 16.0 m
5.1.5. Maximum Height for Hotels 16.0 m
Setbacks
5.1.6. Minimum Setback where any Lot line of a Site Abuts:  6.0 m
5.1.7. Minimum Setback Abutting all other Sites 0 m
5.2. Despite Subsection 6 of Section 7.100, the Development Planner may vary the maximum Height of a Hotel by increasing it up to 30.0 m.

 

6.1. Any business premises or multiple occupancy building having a Floor Area greater than 3,000 m2 or a single wall length greater than 25.0 m visible from a Street, must comply with the following:
 
6.1.1. The roof line and building Facade must include design elements that reduce the perceived mass of the building and add architectural interest; and
6.1.2. Landscaping adjacent to exterior walls must be used to minimize the perceived mass of the building and to create visual interest.

 

Building Design Regulations
7.1. 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.
Parking, Loading, Storage and Access
7.2. No storage of equipment or materials is permitted except within an enclosed building.
7.3. Surface Parking Lots, and loading, waste collection, storage, service, and display areas must not be located within a Setback.
7.4. Despite Subsection 7.3, parking 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.
7.5. Any waste collection area, open storage area, or outdoor service area including any loading, unloading, or vehicle service area that is visible from an adjoining Site, must be screened from view from the adjoining Site. Landscaping, planting, berming, masonry walls, wood Fencing, or other artificial features must be provided from the ground to a Height of 1.8 m to block the view from the adjoining Site.
7.6. Lighting for the display, storage, and Parking Areas must be mounted on lamp standards or building walls and no exposed bulbs or strings of lights may be used.
7.7. Outdoor display areas visible from an Abutting Site in a residential Zone must be located, screened and Landscaped to be compatible with surrounding developments.