The purpose of this zone is to develop 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.
Bars and Neighbourhood Pubs, for less than 100 occupants and 120 m2 of Public Space
Major Amusement Establishments and Minor Amusement Establishments
cc. Restaurants, for less than 100 occupants and 120 m2 of Public Space
dd. Row Housing
ee. Specialty Food Services, for less than 100 occupants and 120 m2 of Public Space
ii. Projecting On-premises Signs
jj. Temporary On-premises Signs, not including portable signs
Automotive and Minor Recreation Vehicle Sales/Rentals, within an enclosed Building.
Bars and Neighbourhood Pubs, for more than 100 occupants and 120 m2 of Public Space
Nightclubs, but not to exceed 200 occupants and 240 m2 of Public Space if the Site is adjacent to or across a Lane from a Residential zoned Site
aa. Recycled Materials Drop-off Centres
bb. Recycling Depots
cc. Restaurants, for more than 100 occupants and 120 m2 of Public Space
dd. Specialty Food Services, for more than 100 occupants and 120 m2 of Public Space
ee. Spectator Entertainment Establishments
ff. Spectator Sports Establishments
gg. Temporary Shelter Services
hh. Warehouse Sales
jj. Freestanding On-premises Signs
Bylaw 15892
October 11, 2011
Bylaw 15892
October 11, 2011
ll. Minor Digital Off-premises Signs
Bylaw 15892
October 11, 2011
mm. Minor Digital On-premises Signs
Bylaw 15892
October 11, 2011
nn. Minor Digital On-premises Off-premises Signs
The following regulations shall apply to all Permitted and Discretionary Uses.
Floor Area Ratio:
The maximum Floor Area Ratio shall be 6.0 except that, for sites with an area over 3,716 m2 an additional Floor Area Ratio of 1.0 may be allowed where the Development Officer is satisfied that new developments are compatible within the urban context of the area and that adverse environmental impacts, such as sun shadow and wind are minimized. In such cases, the application shall be processed as a Class B application.
Residential Density:
The maximum Density shall be 500 Dwellings/ha.
Maximum Height:
The maximum Height shall not exceed 50m except that, for sites with an area over 3,716 m2 an additional height of 10 m may be allowed where the Development Officer is satisfied that new developments are compatible within the urban context of the area and that adverse environmental impacts, such as sun shadow and wind are minimized. In such cases, the application shall be processed as a Class B application.
Building Setbacks:
Buildings shall have a front Setback 1.5 to 3.0 m, except that buildings shall be setback 1.5 to 4.0 m along 109 Street and 3.0 to 4.5m along 108 Street;
Buildings shall have a front Setback of 5.0 m on the south side of 104 Avenue, excluding 105 Street to 104 Street; and
Notwithstanding the above, the Development Officer shall have regard for the existing block face Setback and consideration of the Urban Design Framework for Downtown Streets within the Capital City Downtown Plan, Bylaw 15200 in determination of the Setback.
Amenity Areas
Residential Uses or residential conversions containing 3 or more dwelling units shall provide a minimum Amenity Area(s) of 3% of Gross Floor Area of Residential Uses, to a maximum total area of 6% to the satisfaction of the Development Officer, but in no case shall be less than 6 m2 per unit. Amenity Areas may include, but are not limited to, meeting rooms, fitness facilities, balconies and outdoor spaces.
A minimum of 3% of Non-residential Floor Area shall be required to provide amenity area which may include courtyards, interior landscaped open space, arcades, plazas, atriums, gardens and seating areas;
Notwithstanding the above, non-residential buildings on sites less than 1,394m² shall not be required to provide the 3% amenity area.
Vehicular Parking
Parking shall be in accordance with Section 54 of the Zoning Bylaw; except that additional parking shall not be required for Heritage Buildings, or conversion to residential development.
Landscaping
Bylaw 15735
June 20, 2011
Landscaping shall be in accordance with Section 55 of the Zoning Bylaw, except that:
Trees shall be provided in accordance with subsection 55.8. For development consisting of Residential Use Classes, the number of trees provided shall be one tree for each 25 m2 of any Yard at grade; and
For tree requirements, only deciduous species shall be allowed on any Yard abutting a Public Roadway, other than a lane.
Signs shall comply with the regulations found in Schedule 59F.
Street Interface
Buildings shall reflect the street status outlined in the Urban Design Framework for Downtown Streets within the Capital City Downtown Plan, Bylaw 15200, to enhance the pedestrian oriented character of the residential and commercial streets.
Buildings shall provide street fronting non-residential uses to strengthen 102 and 104 Avenues, 105 and 109 streets as commercial shopping streets area through the following:
The ground Storey shall have a minimum Height of 3.5m;
Architectural treatment of new developments and renovations shall ensure that each Storey has windows on the front façade of the building, and that the placement of type of windows shall allow viewing into the building; and
The ground floor elevation shall not exceed the elevation of the abutting public sidewalk by more than 0.3 m, at the discretion of the Development Officer where the grade or other site conditions require greater grade separation.
Public Amenity Area
Bylaw 15735
June 20, 2011
Yards, including useable outdoor spaces, shall continue the public sidewalk paving materials, finish, and pattern. In addition, soft landscaping may be required at the Discretion of the Development Officer.
Street Wall Design
The building façade that comprises a portion of the Street Wall shall range in Height from 12m - 26m.
Developments shall ensure ground floor dwellings that front onto a Public Roadway, other than a lane, are designed and articulated every 7.5m to differentiate individual dwelling units address and provide direct access.
At grade residential developments shall provide separate, individual access at grade and feature identifiable doorways, landscaped terraces, pedestrian lighting, and patios. They shall ensure adequate privacy through the provision of screening and at least a 0.75m grade separation above the adjacent City sidewalk.
Entrances and Corners
Non-residential Uses at grade shall open to a Public Roadway rather than an internal atrium.
In mixed use buildings, residential uses shall have access at grade that is separate from the commercial premises.
Buildings shall provide courtyards, major entry ways or distinctive architectural features consistent with the historic theme of the building.
Buildings shall be designed and oriented to face all Public Roadways, other than a lane.
Stepbacks and Tower Spacing
The portion of the building that is above the established Street Wall shall Stepback a minimum of 4.5m.
The minimum space between Towers shall be 25m. The Development Officer may vary Tower spacing in consideration of the following:
The visual, sun/shadowing, and other microclimatic impacts on adjacent residential development; and
The recommendations, and mitigative measures specified in any required technical studies.
Building Façade, Materials, and Exterior Finishing
Building façades shall incorporate architectural design details or features that reflect the predominant urban warehouse character of the area to the satisfaction of the Development Officer.
Façades shall be designed to provide the following: 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 and appropriate landscaping or a combination suitable to the architectural style of the building.
All exposed building façades shall be architecturally treated to create a unified, consistent and harmonious building exterior and finishing materials.
Building materials must be sustainable, durable, high quality and appropriate for the development within the context of the urban warehouse campus neighbourhood. The contextual fit, design, proportion, quality, texture and application of various finishing materials shall be to the satisfaction of the Development Officer.
Brick shall be used as the predominant exterior cladding material unless otherwise required by provision 910.11.5(e)(vii).
Building materials on the lower floors of buildings shall improve visual access and permeability of the building(s), and to enhance the pedestrian experience at the street level.
Infill developments shall be sensitive to the historic design character, scale, façade and materials of adjacent buildings within the block face.
Roof Tops
All mechanical equipment on a roof of any building shall be concealed by screening in a manor compatible with the architectural character of the building, or concealed by incorporating it within the building.
The roof design may include a combination of green roofs, solar panels, patios or private or public open spaces.
Public Amenity Spaces
Residential open spaces, parks, plazas furnishings and locations of art, seating areas and other amenities at grade shall be complementary to the adjacent streetscape and be visually and physically accessible to the public.
Notwithstanding Section 92, Live Work Units shall comply with the following regulations:
Live Work Units may be located above grade with or without direct access to grade;
For units at grade, the business portion of the unit shall front onto a road; and
Employee parking shall not be required.