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. Exhibition and Convention Facility
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. Natural Science Exhibit
2.15. Office
2.16. Residential Sales Centre
2.17. Spectator Entertainment Establishment
2.18. Spectator Sports Establishment
Community Uses
2.19. Child Care Service
2.20. Community Service
2.21. Outdoor Recreation Service
2.22. School
2.23. Library
2.24. Park
2.25. Special Event
Sign Uses
2.26. Fascia Sign, limited to On-premises Advertising
2.27. 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 Houses
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. Nightclubs
 
4.3.1. Must not be located within 10.0 m of an existing Residential Use.
4.3.2. 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. 
4.4. Casino and Other Gaming Establishment must be located to provide a 400 m minimum separation distance from other Casino and Other Gaming Establishment Uses.
4.5. Liquor Stores are not required to comply with Section 6.70.
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 4.9.1 based on the recommendations provided in an environmental site assessment in compliance with Section 7.140.
Sign Uses
4.10. 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.
4.11. Signs must comply with the regulations found in Subsections 3 and 9 of Section 6.90, except that:
 
4.11.1. 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. 
4.11.2. Signs must be designed as an integral built form component and contribute to urban design objectives for the Zone.
4.11.3. 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.
4.11.4. 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.
4.11.5. 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.
4.11.6. Illuminated Signs must be designed, located, or screened so as to reduce visual and light impacts on adjacent off-site residential units.
4.11.7. 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:
 
4.11.7.1. full running video;
4.11.7.2. projection systems on architectural surfaces;
4.11.7.3. LED lighting embedded into structures/buildings (i.e. nightscaping);
4.11.7.4. interactive multi-media technologies; and
4.11.7.5. environmental effects (i.e. special effects with the use of water and light).
Public Space and Capacity Exceptions
4.12. 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:
 
4.12.1. measures specified in Subsection 2 of Section 5.120; 
4.12.2. modification of Site plans to locate Uses or activities in a location to minimize noise, lighting, odour or other similar Nuisances; or
4.12.3. 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.