1. General Purpose
The purpose of the TC-C Zone is to create a high quality, pedestrian-friendly commercial development in accordance with the Objectives and Policies of the Heritage Valley Town Centre Neighbourhood Area Structure Plan. This Zone will allow for a mix of large, medium and/or small format retail, office, entertainment, cultural and institutional Uses recognizing the proximity and prominence of the transit node (LRT station and bus facilities) within the Heritage Valley Town Centre.
2. Permitted Uses
Charter Bylaw 18525
September 5, 2018
Charter Bylaw 18882
June 17, 2019
Charter Bylaw 18613
November 26, 2018
Bylaw 16224
September 10, 2012
aa. Rapid Drive-through Vehicle Services
cc. Restaurants
Charter Bylaw 18613
November 26, 2018
dd. Special Event
ff. Spectator Entertainment Establishments
gg. Temporary On-premises Signs
Bylaw 17901
March 6, 2017
hh. Urban Gardens
Bylaw 17403
October 19, 2015
Effective date: February 1, 2016
Bylaw 17527
February 17, 2016
ll. Warehouse Sales
Bylaw 18171
September 11, 2017
At the Development Permit stage, a generalized, non-binding concept plan shall be submitted for all new building development or substantial redevelopment for the purpose of illustrating how the proposed development will integrate with existing and future surrounding and on-Site development. The concept plan shall show the location of existing and future buildings, parking areas, vehicular and pedestrian routes and Amenity area(s).
Bylaw 16120
June 18, 2012
The following Uses are not permitted within Area "A", as illustrated on Appendix II, which portrays an area approximately 400 m of the LRT Station:
Automotive and Equipment Repair Shops
Drive-in Food Services
Gas Bars
Hotels
Minor Service Stations
Rapid Drive-through Vehicle Services
Warehouse Sales
Bylaw 16120
June 18, 2012
No single Use with a gross floor area of 3,500 m2 or greater shall be permitted to be wholly located within Area "A", as illustrated on Appendix II.
The maximum Floor Area Ratio shall be 1.0.
The maximum Building Height shall be 15.0 m.
Bylaw 17727
August 22, 2016
A detailed Landscaping plan shall be submitted prior to the approval of any Development Permit. This plan shall include pedestrian connection and Fencing details, exterior lighting and street furniture elements, pedestrian seating areas, and varied sizes and species of new plantings in accordance with Section 55 of the Zoning Bylaw.
A landscaped Yard of minimum 4.5 m shall be provided along James Mowatt Trail, 26 Avenue SW, 119 Street SW, and 30 Avenue SW.
No parking, loading, storage, trash collection, outdoor service or display area shall be permitted within a required Yard. Loading, storage and trash collection areas shall be located to the rear or sides of the principal building and shall be screened from view from any adjacent Sites, public or internal roadways, and Light Rail Transit lines, in accordance with the provisions of subsection 55.4 of the Zoning Bylaw. Loading areas shall not encroach onto public right-of-ways. If the rear or sides of a Site are used for parking, an outdoor service or display area, or both, and Abut a Residential Zone or a Lane serving a Residential Zone, such areas shall be screened in accordance with the provisions of subsection 55.4 of the Zoning Bylaw.
All mechanical equipment, including roof mechanical units, shall be concealed from street level view by screening in a manner compatible with the architectural character of the building or by incorporating it within the building.
A minimum Amenity area of 1.0 m2 shall be provided for every 10 surface parking spaces in the form of landscaped parking islands.
An additional Amenity area of 1.0 m2 shall be provided for every 100m2 of commercial floor space.
Barrier-free Design principles shall be used to guide the design of all buildings and public facilities, ensuring a high degree of accessibility to persons with disabilities.
CPTED principles shall be used to guide the design of all public and private spaces and facilities, focusing on natural surveillance and access control.
Bylaw 17403
October 19, 2015
Effective date: February 1, 2016
Urban Indoor Farms shall comply with Section 98 of this Bylaw.
Urban Outdoor Farms shall comply with Section 98 of this Bylaw.
Charter Bylaw 18525
September 5, 2018
Cannabis Retail Sales shall comply with Section 70 of this Bylaw
Site Planning and Design
Buildings shall generally be designed to:
frame the corners of prominent intersections bordering the Site;
frame major vehicular and pedestrian access points into the Site; and
permit views into the Site along the axis of roadways and Walkways intersecting the Abutting perimeter public roadways.
Private internal roadways shall be provided through the Site. These roadways shall provide vehicular and pedestrian connections between James Mowatt Trail and 119 Street, and between 26 Avenue and 30 Avenue. The alignment of the roadways shall be confirmed at the Development Permit stage.
Bylaw 16120
June 18, 2012
A Common Amenity area, intended to create a ”sense of place” and an inviting image of the development, shall be provided within the area shown on Appendix II. This Amenity area may include design features including but not limited to: public art (this may include a water feature); public seating areas and street furniture; and ornamental planting beds.
Buildings adjacent to the Common Amenity area shall be oriented and designed to frame and enhance the Amenity area and provide opportunity for passive surveillance.
No part of the Site shall be developed as a fully enclosed shopping mall. The primary means of pedestrian circulation shall be outdoor Walkways and/or sidewalks.
Buildings shall be of high quality and be designed in an aesthetically pleasing manner. Chain architecture should generally be limited to corporate logos and signage, and identifiable building features.
The massing of building walls greater than 20 m in length shall be reduced through architectural elements such as columns, ribs, pilasters or piers, changes in plane (e.g., recesses and projections), changes in building finishes, materials and textures, or features that create an identifiable pattern and sense of human scale.
Building façades (all sides) shall include design elements, finishing materials and variations that will reduce any perceived mass and linearity of buildings and add architectural interest. At the Development Permit stage, coloured elevation plans and a detailed materials list is to be submitted consistent with the purpose of this Zone and the Heritage Valley Town Centre NASP.
Buildings located along Amenity areas and major pedestrian Walkways shall emphasize architectural elements and façade enhancements, particularly to the first and second levels of a project to create a pedestrian-friendly environment. Design elements may include the placement of windows to allow for viewing into the building by pedestrians; entrance features; street furniture; canopies, features that lend visual interest and a human scale.
Building(s) located at the corner of 30 Avenue and 119 Street shall be enhanced architecturally in consideration of this prominent location close to MU LRT 2 and LRT corridor. These buildings should be placed such that they allow for a strong pedestrian connection from the intersection into the Site.
Buildings shall incorporate decorative exterior lighting to enhance building architecture, landscaping elements and the Amenity area.
Building entries shall be readily identifiable and use recesses, projections, columns and distinctive materials and colours to distinguish them from other parts of the façade.
A strong landscaped pedestrian connection through the Site, linking James Mowatt Trail and 119 Street, shall be provided to facilitate pedestrian movement towards the LRT station, transit stops, and the Main Street Retail area.
Enhanced parking islands with Walkways shall be provided to facilitate safe pedestrian movement from the parking areas to the buildings. Remedial treatments such as raised pedestrian crossings, decorative landscaping, special paving, light or bollards shall be provided at significant points of pedestrian and vehicular crossings.
Attractive landscaped sidewalks in front of buildings and main entrances shall be developed to a minimum 2 m width, to reduce pedestrian conflict and facilitate pedestrian movement and activities.
A minimum 1.5 m wide sidewalk with boulevard landscaping shall be provided on at least one side of the Private internal roadway to help connect parking lots, building entrances, external public sidewalks, amenity areas and transit stops. It is recognized that the sidewalk will be interrupted at multiple points to accommodate drive aisles.
On-street parking shall be permitted along Private internal roadways.
Private internal roadways shall provide high-quality urban street furniture at appropriate intervals. This street furniture may include, but is not limited to: benches, lighting, pedestrian-level lighting, banners, waste receptacles, bicycle racks, bollards, and way-finding signage.
Large parking areas shall be ”broken up” by means of landscaped islands, on-Site private roads, amenity spaces, and/or pedestrian Walkways.
Bylaw 16120
June 18, 2012
A maximum of 40 percent of the frontages Abutting the landscaped Yard along the public roadways may be developed with surface parking, except that a maximum of 25 percent of the frontages Abutting the landscaped Yard within Area A and along 119 Street SW may be developed with surface parking.
Bylaw 16120
June 18, 2012
Private internal roadways, as shown on Appendix II - Concept Plan, will function as access and service corridors within the Town Centre Commercial Zone. Private internal roadways are intended to replace common functions of local roadways. Multiple access points will be provided along their lengths to accommodate access to parking drive aisles as well as to provide a variety of options for service delivery, such as garbage collection, delivery vehicles, loading zones, etc.
A Public Access Easement shall be registered on the Site to ensure public access.
A high quality landscape plan prepared by a registered landscape architect shall be submitted prior to the approval of any Development Permit. This plan shall illustrate landscaping internal to the Site, amenity areas and pedestrian linkages. Outdoor amenity spaces shall be landscaped for the purpose of achieving pedestrian connectivity, opportunities for play and social interaction. In addition to landscaping, this shall be achieved through the use of park benches, pedestrian level lighting, waste receptacles and other means integrated with the landscaping and placed along public walking routes through the Site.
Site entrances and landscaped edges along James Mowatt Trail and 28 Avenue shall receive special design attention to ensure that the development presents an attractive and inviting face to surrounding areas, while allowing views of buildings/building signs within the Site.
Bylaw 17727
August 22, 2016
Coordinated and complementary streetscape enhancements shall be developed through the Site, including street trees, Fencing, pedestrian-scale lighting, street furniture and other elements.
Landscaping shall be used to highlight major circulation patterns, pedestrian linkages, and the overall development.
The required Amenity areas may be developed as courtyard, interior landscaped open space, arcade, plaza, parkette, square, or outdoor seating area. The amenity areas may be developed with landscaping, planting beds, public art, street furniture, water features, or other enhancing features. Amenity areas shall be located in more accessible areas of the Site.
Signs shall comply with the regulations found in Schedule 59E.
Signs shall be designed in an aesthetically pleasing manner and in harmony with the architecture theme of the respective building.
Directional signage is encouraged to provide information at critical locations relating to primary tenants, parking lots, loading zones and pick up areas, entrances, exits and amenity areas.