The purpose of this Zone is to provide a Zone that accommodates at-grade, predominantly retail commercial, office and service Uses suitable for the Downtown’s Main Street, Jasper Avenue, and to ensure that infill developments and the retrofitting and preservation of historical and older buildings incorporate human scale design characteristics to enhance a revitalized, dynamic Main Street atmosphere.
Apartment Hotels
Apartment Housing
Bars and Neighbourhood Pubs, for less than 200 occupants and 240m2 of Public Space
Business Support Services
General Retail Stores
Hotels
Major Amusement Establishments and Minor Amusement Establishments
bb. Fascia On-premises Signs
cc. Projecting On-premises Signs
dd. Temporary On-premises Signs, not including portable signs
Auctioneering Establishments
Automotive and Minor Recreation Vehicle Sales/Rentals, within an enclosed Building
Bars and Neighbourhood Pubs, for more than 200 occupants and 240 m2 of Public Space
Minor Impact Utility Services
Minor Secondhand Stores
Bylaw 15892
October 11, 2011
Bylaw 15892
October 11, 2011
Bylaw 15892
October 11, 2011
Bylaw 15892
October 11, 2011
The following regulations shall apply to Permitted and Discretionary Uses.
Floor Area Ratio:
the maximum Floor Area Ratio shall be 7.0. An additional Floor Area Ratio of 3.0 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.
Building Height:
the maximum Height shall be 70m. An additional Height of 15m 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.
Buildings Setbacks:
Buildings abutting Jasper Avenue shall have a front Setback of zero to 2.5m;
Buildings abutting 109 Street shall be have a Setback of 1.5 to 4.0m;
Buildings abutting 108 Street shall have a Setback of 3.0 to 4.5m;
Buildings abutting all other streets shall have a Setback of zero to 2.5m;
Buildings shall be built to the side property lines; 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 in determination of the Setback.
Amenity Areas:
For Residential Uses, a minimum amenity area of 3% of gross floor area, to a maximum of 6% shall be required for buildings over 2000m2 to the satisfaction of the Development Officer. 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.
Non-residential buildings on sites of less than 1350m2 shall not be required to provide Amenity Area.
Non-residential or mixed-use buildings on sites greater than 1350m2 shall provide a minimum amenity area of 3% on the non-residential uses, to a maximum of 6%. Such Amenity Area may include interior landscaped open spaces, arcades, atriums, plazas and gardens and shall be exempt from FAR calculations.
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
Developments in this zone shall reflect the requirements outlined in the Urban Design Framework for Downtown Streets within the Capital City Downtown Plan, Bylaw 15200, emphasizing specific boulevard treatments to enhance the pedestrian oriented character of Jasper Avenue.
Developments shall provide multiple points of interaction in the form of doorways, operable windows, and large display windows to facilitate pedestrian interaction.
Developments shall provide the opportunity for street fronting convenience retail and service uses to strengthen Jasper Avenue and abutting side Streets as a pedestrian oriented shopping area through the following:
The ground Storey shall have a minimum Height of 3.5m;
Allowing conversions of large scale developments to pedestrian oriented retail uses such as small restaurants, cafes, specialty retail and design oriented establishments;
Providing, for larger developments over 1,860 m², smaller scale retail spaces to maintain a rhythm of fine-grained retail establishments at grade. All street level Commercial Uses that abut a Public Roadway, other than a lane, shall provide a primary direct access to the street;
Providing Continuous ground-level retail and commercial uses using a perceived pattern of small shop frontages no more than 32 m in width at street level; 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 portion of the building façade that comprises the Street Wall shall range in Height from 9m to 26m. This Height may be reduced at the discretion of the Development Officer to respect building Height proportionality or to accommodate podium gardens, restaurants/cafes or natural slope of the site.
The architectural treatment of the building up to the first 26m shall adhere to the general alignment of the horizontal and vertical elements of the abutting and adjacent buildings along the same block face.
Infill developments shall ensure that the Height of the building façade or podium base is within 7m of the adjacent buildings façade or podium.
Entrances and Corners
Ground level retail uses shall open to the Public Roadway, other than a lane, rather than an internal atrium.
Buildings at corners shall provide courtyards, major entry ways or distinctive architectural features consistent with the style of the building or influences on the other corners of the intersection to enhance pedestrian circulation and, where applicable, enhance axial views
Buildings shall be designed and oriented to face all Public Roadways, other than a lane.
Entrances for Apartments and Mixed-use Buildings shall be separate from Commercial Entrances and provide access at grade and feature identifiable doorways, landscaped terraces and pedestrian lighting to ensure adequate privacy.
Tower Floor Plate, Stepbacks, and Spacing
The typical built form along Jasper Avenue shall reflect retail commercial uses on the lower two floors, with residential or office Towers above, setback from the established Street Wall to create a continuous enclosure for the street.
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 mid-level of Towers shall be stepped back a minimum of 4.5m from the Street Wall and sculpted to reduce building mass and augment views, light and privacy at this level.
Stepbacks above the first and second floors of non residential buildings may be allowed to a maximum of 6m per level to accommodate restaurants, nightclubs, bars and entertainment activities.
Tower Floor Plates shall be permitted to a maximum area of 900 m2, but in no case shall exceed 85% of the podium Floor Plate.
Buildings 26m or less are not required to provide Stepbacks
Towers shall be allowed in the form of a podium plus Tower composition or other configuration that ensures design treatments are compatible with the façades of adjacent, older or historic buildings in the immediate area, and that maintain a human scale environment along Jasper Avenue.
Building Façade, Materials, and Exterior Finishing
Building façades shall incorporate architectural design details or features that reflect the predominant urban character of Jasper Avenue, 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 at street façade treatment shall provide awnings, canopies, window openings, reveals, offsets, multiple entrances, arcades, columns, quality materials, interesting design, fenestrations, double Height entrances, parks, plazas, appropriate landscaping, colour, or other architectural features.
All exposed building faces shall have consistent and harmonious exterior finishing materials,
Exterior finishing materials must be durable sustainable, high quality and appropriate for the development within the context of the block face. The contextual fit, design, proportion, quality, texture and application of various finishing materials.
Infill developments shall be sensitive to the design character, scale, façade and materials of adjacent buildings within the block face.
Roof Tops and Skyline Effects
The top level(s) of Towers shall contribute to the ’signature’ of the building and the City’s skyline through sculpting of the upper floors and roofs.
Rooftops of Towers shall be designed with penthouses to accommodate mechanical penthouses, reduce the heat island effect, facilitate energy efficiency and contribute to a distinctive and unique Downtown skyline. The design of the roof may include a combination of green roofs, solar panels, patios, or public or private open spaces.
All minor mechanical equipment on a roof of any building shall be concealed by screening in a manner compatible with the architectural character of the building, or concealed by incorporating it within the building.
Wherever podium roofs are visible from adjacent developments, the development shall provide enhancements to improve rooftop aesthetics. Enhancements may include patios, gardens, green roofs or additional Amenity Area.
The Tower Floor Plate(s) of the top 4 floors shall be reduced a further 10% to 15%, to the satisfaction of the development officer, through Stepbacks to create the articulation, visual interest, and reduced massing effects.
Public Spaces
Developments with frontage greater than 90m shall provide 5% of gross floor area as open space in the form of plazas, atriums and publicly accessible open spaces.
Residential Uses are not permitted at grade fronting Jasper Avenue.
Buildings fronting onto Public Roadway, other than a lane, shall provide at least 80% of at grade street frontage for Commercial Uses.