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 Houses
2.2.2. Secondary Suites
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. Office
2.5. Indoor Sales and Service
2.6. Residential Sales Centre
Community Uses
2.7. Child Care Service
2.8. Community Service
2.9. Library
2.10. Special Event
Sign Uses
2.11. Fascia Sign, limited to On-premises Advertising
2.12. 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. Food and Drink Services and Bars
 
4.4.1. The maximum Public Space is 120 m2 for each individual establishment. 
4.4.2. The maximum capacity is 100 occupants for each individual establishment. 
4.5. 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 comply with Subsections 3 and 5 of Section 6.90.
Public Space and Capacity Exceptions
4.10. 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:
 
4.10.1. measures specified in Subsection 2 of Section 5.120; 
4.10.2. modification of Site plans to locate Uses or activities in a location to minimize noise, lighting, odour or other similar Nuisances; or
4.10.3. 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.