The purpose of this zone is to provide 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.
Apartment Hotels
Bars and Neighbourhood Pubs, for less than 100 occupants and 120 m2 of Public Space
Hotels
Natural Science Exhibits
Restaurants, for less than 100 occupants and 120 m2 of Public Space
Specialty Food Services, for less than 100 occupants and 120 m2 of Public Space
aa. Temporary On-premises Signs
The following regulations shall apply to Permitted and Discretionary Uses.
Floor Area Ratio:
the maximum total Floor Area Ratio for all combined Uses shall be 5.5;
the maximum Floor Area Ratio for Residential Uses shall be 4.0; and
the maximum Floor Area Ratio for Non-residential Uses shall be 1.5.
Residential Density:
the maximum Density shall be 500 Dwellings/ha.
Building 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.
Bylaw 15735
June 20, 2011
Front Setbacks:
the minimum Front Setback for buildings fronting onto 99 Avenue shall be 0 m, or alignment with adjacent buildings;
the minimum Front Setback for buildings fronting onto 100 Avenue shall be 1.5 m, or alignment with adjacent buildings;
the minimum Front Setback for buildings fronting onto 105 Street shall be 1.5 m to 5.0 m;
the minimum Front Setback for buildings fronting onto all other Streets shall be 3.0 m;
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 Front Setback.
Bylaw 15735
June 20, 2011
Side and Rear Setbacks:
there shall be no required Rear Setback, except that residential buildings shall provide at least a 3.0 m Setback;
there shall be no required Side Setback for non-residential buildings; and
the minimum Side Setback for Residential Uses shall be 1.0 m per Storey to a maximum of 6.0 m, except that a total of at least 2.0 m shall be provided in all cases. A Side Setback shall be not less than 3.0 m where it abuts a flanking public roadway, other than a Lane.
Amenity Area:
A minimum amenity area of 3% of gross floor area of residential uses, to a maximum of 6%, shall be required for buildings over 2000m2 to the satisfaction of the Development Officer, but in no case shall be less than 6 m2 per unit. Amenity areas may include meeting rooms, fitness facilities, and outdoor spaces. The Development Officer will review amenity area provision to ensure it meets the intent.
A minimum amenity area of 3% of the non-residential floor area to a maximum of 6% shall be provided. Amenity areas may include courtyards, interior landscaped open space, arcades, plazas, atriums, gardens and seating areas.
Notwithstanding the above, non-residential buildings of sites less than 1390m² shall not be required to provide the 3% amenity area.
Amenity areas contained within the building footprint shall be exempt from FAR calculation.
Vehicular Parking
Parking shall be in accordance with Section 54 of the Zoning Bylaw; except where:
Additional parking shall not be required for Conversions to Residential Uses; and
Visitor parking may be provided at grade located at the rear of the building and accessed from the abutting lane.
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 59B.
Street Interface:
Developments in this zone shall reflect the criteria outlined in the Urban Design Framework for Downtown Streets within the Capital City Downtown Plan, Bylaw 15200, to enhance the residential mixed-use character of the area.
Along 99 Avenue and 104 Street, developments shall:
Provide a minimum ground floor Height of 3.5m;
Accommodate the conversion of smaller scale developments to pedestrian oriented retail uses such as small restaurants, cafes, specialty retail and design oriented establishments; and
Ensure, for non-residential uses, the ground floor elevation does 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 Height of the building façade that comprises a portion of the Street Wall shall range from 7m to 16m.
Buildings less than 26m in Height on sites 700m 2or less shall feature building design and façade treatment at the lower three floors to strengthen the residential ambiance of the street or block and enhance the pedestrian environment.
Ground floor units shall be designed and articulated every 7.5m to differentiate individual dwelling units address and provide direct access to the street.
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
Corner Buildings shall provide courtyards, recessed major entry ways or other distinctive architectural features.
In mixed-use buildings, residential entrances shall be designed separate from commercial or institutional entrances and address the street in a prominent manner.
Buildings shall be designed and oriented to face all Public Roadways, other than a lane.
Tower Floor Plate, Stepbacks, and Spacing
Bylaw 15735
June 20, 2011
The mid-level portion of Towers shall be sculpted to reduce building mass and augment views, light penetration at grade and privacy by utilizing building Setbacks, Tower spacing and design elements.
The Tower shall have a minimum 3.0m Setback from the Street Wall.
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.
The portion of the building that is greater than 20m in Height is limited to a maximum Floor Plate of 900m2.
Towers shall be designed, oriented and constructed to enhance the character of the neighbourhood, articulate the Downtown skyline and, maximize views and sunlight penetration in public spaces, plazas, parks and amenity areas.
Building Façade, Materials, and Exterior Finishing
Building façades shall incorporate architectural design details or features that reflect the predominant urban character of the Street, as identified in the Urban Design Framework for Downtown Streets within the Capital City Downtown Plan, Bylaw 15200.
The building façades shall be strongly articulated at regular increments to add variety rhythm and a human scaled dimension along the Block face.
Building design and façade shall strengthen and visually enhance the pedestrian experience, and contribute to the urban vibrancy by providing 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.
All exposed building faces shall have consistent and harmonious exterior finishing materials.
Building materials must be sustainable, durable, high quality and appropriate for the development within the context of the urban sub-area. The contextual fit, design, proportion, quality, texture and application of various finishing materials shall be as determined by the Development Officer for major comprehensively designed developments.
Horizontal and vertical elements and a finer grain of elements such as windows, balconies, shadow lines and textures should be used to distinguish the residential buildings from non-residential buildings.
Infill developments shall be sensitive to the rhythm, articulation, colours and textures of adjacent structures.
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 Space
Developments shall provide 5% of gross floor area as open space in the form of atriums and communal open spaces.
Personal Service Shops, Convenience Retail Stores and Professional, Financial and Office Support Services shall not be in any free standing structure and shall not be developed above the second floor, except in the case of Conversion of Dwellings to non-residential uses adjacent to 99 Avenue and 104 Street.
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.