Bylaw 15039
April 15, 2009
Bylaw 17829
January 23, 2017
Bylaw 18175
November 15, 2017
Charter Bylaw 19550
February 23, 2021
The purpose of this Provision is to accommodate a predominately high-rise, high density residential development with ground oriented commercial Uses. The development shall be pedestrian friendly and compatible in scale, function, built form and urban design with surrounding developments, in accordance with Section 860 of the Zoning Bylaw, The Quarters Downtown Area Redevelopment Plan and The Quarters Downtown Urban Design.
This Provision shall apply to Area 1, Area 2, and Area 3 as shown on Appendix I.
Apartment Hotels
Bars and Neighbourhood Pubs
Breweries, Wineries and Distilleries
Business Support Services
Child Care Services
Garden Suites, where developed on a lot occupied by Single Detached Housing at the date of passage of this Provision
Lodging Houses
Live-work Unit
Major Home Based Business
Market
Minor Home Based Business
Multi-unit Housing
Private Education Services
Religious Assembly
Residential Sales Centre
Secondary Suites, where developed within existing Single Detached Housing at the date of passage of this Provision
Single Detached Housing, where existing at the date of passage of this Provision
Special Event
Supportive Housing
Temporary On-premises Signs
Urban Gardens
Urban Outdoor Farms
All Uses listed in Area 1
Business Support Services
Cannabis Retail Sales
Carnivals
Commercial Schools
Community Recreation Services
Convenience Retail Stores
Creation and Production Establishments
Extended Medical Treatment Services
General Retail Stores
Government Services
Health Services
Hotels
Indoor Participant Recreation Services
Liquor Stores
Media Studios
Minor Amusement Establishment
Mobile Catering Food Services
Nightclubs
Outdoor Amusement Establishments
Outdoor Participant Recreation Services
Personal Service Shops
Private Clubs
Professional, Financial and Office Support Services
Protective and Emergency Services
Public Education Services
aa. Public Libraries and Cultural Exhibits bb. Religious Assembly
cc. Restaurants
dd. Secondhand Stores ee. Special Event
ff. Spectator Entertainment Establishments gg. Specialty Food Services
hh. Urban Indoor Farms
ii. Veterinary Services
jj. Fascia On-premises Signs
kk. Freestanding On-premises Signs
ll. Projecting On-premises Signs
The minimum building Height shall not be less than 11.0 m.
The maximum building Height shall not exceed 85.0 m, subject to Section 860 of the Zoning Bylaw.
The minimum Floor Area Ratio shall be 3.0, subject to Section 860 of the Zoning Bylaw. The maximum Floor Area Ratio shall be 8.0, subject to Section 860 of the Zoning Bylaw.
The minimum building Height shall not be less than 11.0 m.
The maximum building Height shall not exceed 85.0 m, subject to Section 860 of the Zoning Bylaw and Section 810 of the Zoning Bylaw.
The minimum Floor Area Ratio shall be 3.0, subject to Section 860 of the Zoning Bylaw.
The maximum Floor Area Ratio shall be 8.0, subject to Section 860 of the Zoning Bylaw.
The minimum building Height shall not be less than 11.0 m.
The maximum building Height shall not exceed 150.0 m, subject to Section 860 of the Zoning Bylaw and Section 810 of the Zoning Bylaw.
The minimum Floor Area Ratio shall be 3.0, subject to Section 860 of the Zoning Bylaw.
The maximum Floor Area Ratio shall be 13.5, subject to Section 860 of the Zoning Bylaw.
The minimum Site area shall be 600 m2; excepting that the minimum Site area for a Tower is 860 m2.
The second and third Storeys of developments located in the areas identified for Commercial Uses may be used exclusively for either Residential Uses or Commercial Uses.
Residential and Live Work Units shall occupy no less than 33.3% of the Floor Area in new buildings.
For Areas 2 and 3, all on-Site resident and tenant parking shall be provided within a structure. Visitor and customer parking may be provided at ground level to a maximum of 2 stalls per 10.0 m of Site Frontage.
Notwithstanding the Incentive System provided for in Section 860 of the Zoning Bylaw, prior to the issuance of a Development Permit for any base level development, the Development Officer shall ensure a signed agreement exists between the City and the Owner providing the City the option to purchase 5% of the proposed number of residential Dwellings at 85% of the market price, OR to address affordable housing contributions as prescribed by City Council policy C582.
Parking shall be provided in accordance with Section 860 of the Zoning Bylaw.
Signage
Signs shall be developed in accordance with Section 59 and Schedule 59B of the Zoning Bylaw.
Temporary On-premises Signs shall only be allowed as part of a Residential Sales Centre and shall not include Changeable Copy
Freestanding Signs shall be limited to neighbourhood identification signage.
Site planning shall be in accordance with The Quarters Downtown Urban Design Plan.
In Area 1, a minimum 4.5 m Setback shall be required from any Lot line abutting a Lane, except for entrances to underground parkades.
In Area 1, a minimum 1.0 m Setback shall be required from Lot lines internal to a block for every Storey of buildings up to 6 Storeys in Height. A minimum 7.5 m Setback shall be required from Lot lines internal to a block for buildings greater than 6 Storeys in Height.
In Areas 2 and 3, a minimum 1.5 m Setback shall be required from any Lot line abutting a Lane, except for entrances to underground parkades.
In Areas 1 and 2, additional building Setbacks shall be provided at the discretion of the Development Officer to ensure new development is Setback in manner consistent with existing heritage buildings.
Buildings at the intersection of Jasper Avenue NW, 95 Street NW and 102 Avenue NW shall be Setback to the satisfaction of the Development Officer as follows:
The first 8.0 m (2 floors) of every building at the intersection of Jasper Avenue NW and 95 Street NW shall be Setback a minimum of 35.0 m from where the centrelines of Jasper Avenue NW and 95 Street NW intersect.
Additional building Setbacks shall be provided to address sight lines at roadway intersections to the satisfaction of the Development Officer in consultation with Subdivision and Development Coordination (Transportation).
Where the ground floor of any development is designed for Commercial Uses, buildings shall be built to the Front and Side Lot Lines. The Development Officer may allow a front Setback to accommodate street related activities such as sidewalk cafes, architectural features and Landscaping.
Stepbacks
In Area 2 and 3, no Stepbacks are required adjacent to streets and avenues.
In Areas 2 and 3, a minimum 3.0 m Stepback shall be required for Towers adjacent to Lane at approximately 11.0 m of building Height
In Areas 2 and 3, a minimum 7.5 m Stepback shall be required for Towers adjacent to internal Lot lines at approximately 11.0 m of building Height.
At the discretion of the Development Officer, Stepbacks may be required adjacent to streets, avenues, and Lot lines internal to a block having regard to the character of the surrounding built form, the objectives of The Quarters Downtown Urban Design Plan, and Crime Prevention Through Environmental Design principles.
Parking areas shall be developed in accordance with Section 860 of the Zoning Bylaw.
Building Entrances shall be developed in accordance with Section 860 of the Zoning Bylaw.
Weather Protection shall be provided in accordance with Section 860 of the Zoning Bylaw.
Architectural Control shall be in accordance with Section 860 of the Zoning Bylaw.