The purpose of this Zone is to accommodate high density housing with minor local commercial uses in a predominantly residential environment and to support the concept of a livable urban village with a strong sense of identity and place, where community activities and amenities are focused on a neighbourhood main street.
Freestanding On-premises Signs, in a location where such Signs lawfully existed as of the Effective Date of this Bylaw.
Bylaw 15892
October 11, 2011
Minor Digital Off-premises Signs, in a location where such Signs lawfully existed as of the effective date of Bylaw 15892.
Bylaw 15892
October 11, 2011
Minor Digital On-premises Signs, in a location where such Signs lawfully existed as of the effective date of Bylaw 15892.
Bylaw 15892
October 11, 2011
Minor Digital On-premises Off-premises Signs, in a location where such Signs lawfully existed as of the effective date of Bylaw 15892.
Temporary On-premises Signs
The following regulations shall apply to Permitted and Discretionary Uses.
Site Area
The minimum Site area for buildings shorter than 26m in Height shall be 600 m2;
The minimum Site area for buildings taller than 26m in Height shall be 800 m2; and
Notwithstanding the above, smaller sites may be developed at the discretion of the Development Officer, provided the general intent of the zone and sub-area are met in terms of land use, building design and amenity provisions.
Floor Area Ratio (FAR)
the maximum total Floor Area Ratio for all combined Uses shall be 4.5;
the maximum Floor Area Ratio for Residential Uses shall be 4.0; and
the maximum Floor Area Ratio for non-residential Uses shall be 0.5.
Residential Density
For Sites greater than 1350 m2 the maximum Density shall be 500 dwellings/ha; and
For Sites less than 1350 m2 the maximum Density shall be 370 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
Setbacks
the minimum Front Setback shall be 3.0 m, except that buildings fronting onto 99 Avenue and 104 Street (the "local main street") shall not require a Front Setback;
the maximum Front Setback shall be 4 m;
the minimum Rear Setback shall be 3 m;
the minimum Side Setback 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 4.5 m when it abuts a flanking public roadway other than a Lane; 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.
notwithstanding the above, a minimum Setback of 4.0 m shall be provided abutting 105 Street.
Amenity Areas
An 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 the Amenity area be less than 6 m2 per unit. Amenity areas may include meeting rooms, fitness facilities, outdoor space, balconies, and shall be exempt from FAR calculations. The Development Officer will review amenity area provision to ensure it meets the intent.
A minimum Private Outdoor Amenity Area of 15m² per dwelling shall be provided where any part of the dwelling unit is contained at grade.
Developments shorter than 26m on sites 700m2 or less, shall be designed to provide common outdoor open space at grade, podium level or roof level and shall have a minimum amenity area of 45m2.
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 buildings and accessed from abutting lanes.
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 in any Setback area 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 incorporate the street characteristics outlined in the Urban Design Framework for Downtown Streets within the Capital City Downtown Plan, Bylaw 15200, emphasizing the residential character of the neighbourhood.
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 that, 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 not exceed 20m, and may be composed of townhouses, stacked town houses, apartment units or non-residential uses, or parkade.
Ground oriented dwellings shall feature identifiable doorways, landscaped terraces, pedestrian lighting and patios.
Entrances and Corners
In mixed-use buildings, residential entrances shall be designed separately from commercial or institutional entrances and address the street in a prominent manner.
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.
Tower Floor Plate, Stepbacks, and Spacing
Towers, whether in the form of freestanding independent structures, or a number of associated structures within a complex shall be designed, oriented and constructed to foster the residential character of the neighbourhood, articulate the Downtown skyline and, maximize views as well as sunlight penetration in public spaces, plazas, parks and amenity areas.
The mid-level of Towers shall employ building stepback, Tower spacing and sculpting to reduce building mass and augment views, light and privacy.
Towers shall Stepback from the front podium wall a minimum of 3.0m.
The portion of the Tower which is greater than 20m in Height, is limited to a maximum Floor Plate of 900 m2, but in no case shall exceed 80% of the podium Floor Plate, to the satisfaction of the Development Officer.
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
The lower portion of the façades of buildings, including bases and podiums must be strongly articulated at regular increments to add variety, rhythm and a human scaled dimension along the street. This may include:
The provision of awnings, canopies, window openings, reveals, offsets, multiple entrances arcades, columns, pilasters, materials and colour or other architectural features; and
The provision of quality materials, interesting design, fenestrations, inviting entrances and superior landscaping.
All exposed building faces shall have consistent and harmonious exterior finishing materials.
Building materials must be sustainable, timeless, 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 Development Officer.
Building materials on the lower floors of mid and high rise developments and along secondary commercial streets shall be used so as to improve visual quality and permeability of the building.
Residential and mixed-use infill developments shall transition to and be compatible with the design character, scale, façade and materials of adjacent buildings within the Block.
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 Spaces
Developments shall provide 5% of the site area as open space in the form of atriums and communal open spaces for the benefit of residents or tenants.
Bylaw 15735
June 20, 2011
A Public Space, in the form of a park, plaza furnishings and location 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 to the satisfaction of the Development Officer. The Public Space may be located within any Yard.
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.
Any Setback abutting a public roadway, other than a lane, may require an additional landscaping at the discretion of the Development Officer.
The Development Officer shall ensure that the streetscape designs adjacent to 105 Street and 97 Avenue shall provide design measures to reduce the environmental impacts of higher levels of vehicular traffic on the pedestrian experience.