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.