Edmonton Zoning Bylaw 12800

910.12 (AED) - ARENA & ENTERTAINMENT DISTRICT ZONE

Bylaw 15489

January 18, 2011

1.           General Purpose

The purpose of this Zone is to provide for a vibrant mixed-Use district that will accommodate a multi-purpose sports and entertainment complex complemented by a variety of entertainment, retail, service, office, institutional and Residential Uses that will strengthen the Downtown Core as a regional destination point. The area will be characterized by an accessible, pedestrian-friendly street environment, innovative signage, iconic architecture and exceptional urban design to create a strong sense of place in the Downtown Core and an exciting new image for Edmonton. 

2.         Permitted Uses

Bylaw 16224

September 10, 2012

  1. Apartment Hotels

  2. Auctioneering Establishments

  3. Bars and Neighbourhood Pubs, not to exceed 200 occupants and 240m2 of Public Space

  4. Business Support Services

Charter Bylaw 18387

June 12, 2018

  1. Cannabis Retail Sales

  1. Carnivals

  2. Casino and Other Gaming Establishment  not to be located closer than 400 meters from any other Casinos and Other Gaming Establishment Use

  3. Child Care Services

  4. Commercial Schools

  5. Community Recreation Services

  6. Convenience Retail Stores

  7. Convenience Vehicle Rentals, limited to indoor locations only

  8. Exhibition and Convention Facilities

  9. General Retail Stores

  10. Government Services

  11. Health Services

  12. Hotels

  13. Indoor Participant Recreation Services

  14. Limited Contractor Services

Charter Bylaw 18882

June 17, 2019

  1. Liquor Stores

  1. Live Work Units

Charter Bylaw 18613

November 26, 2018

  1. Market

Bylaw 16224

September 10, 2012

  1. Media Studios

  1. Minor Amusement Establishments

  1. Minor Home Based Business

  2. Major Home Based Business

Charter Bylaw 18967

August 26, 2019

aa.       Multi-unit Housing

bb.       Natural Science Exhibits

cc.       Outdoor Participant Recreation Services

dd.       Personal Service Shops

ee.       Professional, Financial and Office Support Services

ff.        Private Education Services

gg.       Public Education Services

hh.       Private Clubs

ii.         Public Libraries and Cultural Exhibits

jj.        Public Park

kk.       Religious Assembly

ll.         Residential Sales Centres

mm.     Restaurants

Charter Bylaw 18613

November 26, 2018

nn.       Special Event

oo.       Specialty Food Services

pp.       Spectator Entertainment Establishment

qq.       Spectator Sports Establishment

Bylaw 17901

March 6, 2017

rr.        Urban Gardens

ss.       Fascia On-premises Signs

tt.        Projecting On-premises Signs

uu.       Roof On-premises Signs

vv.       Temporary On-premises Signs, not including portable signs

3.         Discretionary Uses

Bylaw 16224

September 10, 2012

  1. Automotive and Minor Recreation Vehicle Sales/Rentals, limited to indoor locations only and not adjacent to residential or residential related Uses

  2. Bars and Neighbourhood Pubs, exceeding 200 occupants and 240m2 of Public Space

Bylaw 18171

September 11, 2017

  1. Breweries, Wineries and Distilleries

Bylaw 15953

November 13, 2012

Bylaw 16224

September 10, 2012

  1. Creation and Production Establishments

  2. Extended Medical Treatment Services

Bylaw 15953

November 13, 2012

  1. Lodging Houses

  2. Major Amusement Establishments

  3. Minor Impact Utility Services

  4. Mobile Catering Food Services

  5. Nightclubs within 10 m of a site zoned for Residential Uses

  6. Non-accessory Parking

Bylaw 16224

September 10, 2012

  1. Pawn Stores

  2. Protective and Emergency Services

Bylaw 16224

September 10, 2012

  1. Secondhand Stores

Bylaw 17901

March 6, 2017

  1. Urban Indoor Farms

  2. Veterinary Services

  3. Warehouse Sales

  4. Fascia Off-premises Signs

  5. Freestanding Off-premises Signs

  6. Freestanding On-premises Signs

Bylaw 15892

October 11, 2011

  1. Major Digital Signs

Bylaw 15892

October 11, 2011

  1. Minor Digital Off-premises Signs

Bylaw 15892

October 11, 2011

  1. Minor Digital On-premises Signs

Bylaw 15892

October 11, 2011

  1. Minor Digital On-premises Off-premises Signs

  2. Projecting Off-premises Signs

  3. Roof Off-premises Signs

  4. Temporary Off-premises Signs, not including portable signs

4.         Development Regulations for Permitted and Discretionary Uses

The Development Officer shall ensure that new developments and major renovations reflect the Urban Design Policies of the Capital City Downtown Plan and the following Regulations. Where a conflict arises, the AED zoning regulations shall prevail.

 

The following regulations shall apply to all Permitted and Discretionary Uses:

  1. Floor Area Ratio

  1. The maximum Floor Area Ratio (FAR) shall be 12.0.

Charter Bylaw 18967

August 26, 2019

  1. Notwithstanding the above, Hotels and Multi-unit Housing shall be allowed an additional Floor Area Ratio of 4.0 where the Development Officer is satisfied that new developments fit within the urban context of the area and that adverse environmental impacts such as sun shadow and wind are minimized.

  1. Building Height

Bylaw 16973

November 3, 2014

Bylaw 16733

July 6, 2015

Bylaw 17642

May 25, 2016

 

The maximum building Height shall be as follows and in accordance with Section 52:

  1. 180 m for land north of 104 Avenue NW;

  2. 195 m for land south of 104 Avenue NW; and

  3. Notwithstanding Section 910.12(4)(b)(ii), above, one development, including a Tower, with a Height not exceeding 275 m, shall be allowed abutting the north side of 103 Avenue NW between 102 Street NW and 103 Street NW.

Bylaw 16859

June 24, 2014

  1. Building Setbacks

Bylaw 16584

December 9, 2013

  1. Buildings shall have a zero to 2.5 m Setback where abutting a public roadway, excepting lanes and:

  1. Buildings shall have a zero to 4.5 m Setback along 104 Avenue. The Development Officer, however, may increase the Setback for the purposes of public realm improvements.  The Setback shall not be used for roadway widening.

  2. Buildings shall not be required to provide a setback along 105 Avenue between 102 and 104 Street.

  1. Buildings shall be built to the side property lines south of 104 Avenue.

  2. Notwithstanding the above, a greater setback may be provided to accommodate a particular architectural style or to provide opportunities for such features as sidewalk cafes, patios or a piazza .

  3. Where a setback is provided, architectural features and structures, including the building envelope and weather protection features including awnings, canopies and arcades may project to the property line.

Bylaw 18303

February 26, 2018

  1. Amenity Area

  1. Notwithstanding subsection 46(2), Amenity Area shall be provided in accordance with the following:

  1. A minimum Amenity Area of 3% of the gross floor area of residential uses to a maximum of 10% shall be required for buildings over 2000m2 to the satisfaction of the Development Officer.  Amenity Areas may include meeting rooms, fitness facilities, outdoor space, and shall be exempt from FAR calculations.

  2. Non-residential buildings on sites of less than 1350m² shall not be required to provide Amenity Area.

  3. Non-residential or mixed use buildings on sites greater than 1350m² shall provide a minimum Amenity Area of 4% of the gross floor area on the non-residential uses to a maximum of 10% and may be aggregated on the whole site. Such Amenity Area may include, but is not limited to, interior and exterior landscaped open spaces, arcades, Rooftop Terraces, atriums and plazas, and shall be exempt from FAR calculations.

Bylaw 16733

July 6, 2015

Charter Bylaw 18381

May 7, 2018

 

  1. Required open space shall achieve design excellence and may be located at or above ground level or on rooftops. Parking Areas, Driveways and service access shall not be included as open space.

  2. A diversity of open space shall be provided throughout the development, designed to accommodate year-round use.  Open space shall include, but is not limited to: space devoted to public gatherings, pedestrian movement and other social and recreational functions.

  3. Public spaces shall support a variety of outdoor activities such as standing, sitting, strolling, conversing and dining.

  1. Landscaping

Landscaping shall be in accordance with Section 55 of the Zoning Bylaw except that:

Bylaw 16733

July 6, 2015

Charter Bylaw 18381

May 7, 2018

  1. For development consisting of Residential Uses, the number of trees provided shall be a minimum of one tree for each 25m2 of any required Setback at finished grade.

Bylaw 15735

June 20, 2011

  1. For tree requirements, only deciduous species shall be allowed on any Yard abutting a Public Roadway, other than a lane.

  2. Within the required Setback along 104 Avenue, a 2.5 m sidewalk with flanking rows of deciduous shade trees shall be provided. Where an arena building abuts 104 Avenue, a 2.5 m sidewalk shall be maintained within road right of way, with shade tolerant plantings. A flanking row of deciduous trees shall not be required.

  3. Landscaping on the Site shall consider the use of plant materials and architectural features that provide colour, texture and visual interest throughout the year to enhance the appearance of the development and create comfortable, attractive and sustainable environments for the benefit and enjoyment of its many stakeholders.

Bylaw 16032

March 24, 2012

  1. At each Development Permit stage, a detailed Landscape Plan for the subject development permit stage shall be submitted.  The Landscape Plan must be completed by a registered landscape architect registered to practice in the Province of Alberta and must be to the satisfaction of the Development Officer in consultation with Sustainable Development and City of Edmonton Parks and Biodiversity prior to approval of any Development Permit.  The landscape plans shall incorporate all previous development permit stages, resulting in an overall landscape plan at the final development permit stage.  The plans shall include, but are not limited to:

  1. all existing and proposed utilities within any road right-of-way;

  2. pavement materials;

  3. exterior lighting;

  4. street furniture elements;

  5. pedestrian seating areas;

  6. gathering places;

  7. pedestrian linkages and connections;

  8. sizes and species of new tree plantings; and

  9. other landscaping elements as applicable.

Bylaw 16032

March 12, 2012

  1. The Landscape Plan submitted with each Development Permit stage must show proposed off-site landscaping on public property adjacent to the site, to the satisfaction of the Development Officer in consultation with Sustainable Development, City of Edmonton Parks and Biodiversity and Transportation Services.  The streetscape improvements may include, but are not limited to, new sidewalks, streetlights, boulevard landscaping, boulevard trees, street furniture, and/or the relocation of utilities underground.

  1. Signage

Signage within the Arena and Entertainment District Zone is intended to consist of an array of high-quality, expressive signage that serves a primary role in establishing the character of the district as a unique place in the city, promotes and supports activities fostering a sense of arrival and excitement, and serving a wayfinding function. Large-format signage is imagined as an integral component of the district’s design and character.

Signs shall comply with the regulations found in Section 59 and Schedule 59H of the Zoning Bylaw, except that:

  1. At each Development Permit stage, a Comprehensive Sign Design Plan and Schedule for the subject development permit stage shall be submitted in support of the land use concept and design that are integral in establishing the special character and ambiance associated with major destination sports, retail and entertainment Uses for approval of the Development Officer.  The sign plans shall be designed to contribute to the special character envisioned for each sub-area through the use of innovative, unique and high quality signage that contribute to a lively, colourful and exciting pedestrian environment.  The sign plans shall incorporate all previous development permit stages, resulting in an overall sign plan at the final development permit stage. 

  2. Signage shall be designed as an integral built form component and contribute to urban design objectives for the Zone.

  3. Landmark signage shall be located at key visual sites such as corners and view terminus sites, and shall be of the highest architectural quality and design.

  4. Gateway signage shall be located at key entry points to the district to strengthen the district identity and to function as wayfinding elements.

Bylaw 17062

July 9, 2015

  1. The size, Height, placement, animation, illumination and number of signs shall be in accordance with the required Comprehensive Sign Design Plan, to the satisfaction of the Development Officer.

  2. Illuminated signs shall be designed, located or screened so as to reduce visual and light impacts on adjacent off-site residential units.

Bylaw 16584

December 9, 2013

  1. Theatrically Programmed Environment (TPE System) signage can be incorporated into publicly-accessible open space, the facades and/or roof structures of buildings within the AED Zone as a Sign Use Class, most notably Major and Minor Digital Signs   The TPE System may include, but is not limited to, features such as:

  1. Full running video;

  2. Projection systems on architectural surfaces;

  3. LED lighting embedded into structures/buildings (i.e. nightscaping);

  4. Interactive multi-media technologies; and

  5. Environmental effects (i.e. special effects with the use of water and light).

5.        Urban Design

  1. General Design Regulation

  1. Developments in this zone shall reflect a coherent architectural style and urban character emphasizing design excellence, quality materials and sustainable features, consistent with planning and urban design principles approved in the Capital City Downtown Plan to enhance the Arena and Entertainment District.

  2. Street Interface

The interface between buildings and streets is important in achieving street environments that are welcoming to pedestrians and encourage increased activity at the sidewalk level.

  1. Buildings, shall generally reflect the street types identified in the Urban Design Framework for Downtown Streets within the Capital City Downtown Plan, emphasizing specific boulevard treatments to enhance the pedestrian oriented character of the Arena and Entertainment District.

  2. Pedestrian linkages and crossings shall be identifiable through decorative paving, stamping, patterned concrete or brick.

  3. Pedestrian oriented streetscape elements such as pedestrian level street lighting, landscaping, benches and street furniture shall be provided throughout the site.

  4. Buildings designed to accommodate Commercial Uses shall strengthen the pedestrian-oriented shopping experience by:

Bylaw 16584

December 9, 2013

  1. Designing the ground Storey to a minimum Height of 3.5m;

Bylaw 16733

July 6, 2015

Charter Bylaw 18381

May 7, 2018

  1. Developing major shopping complexes and large-format stores over 3000m² to contain smaller scale retail spaces with ground level street Frontage as to establish a rhythm of fine-grained street oriented retail establishments.  Large format stores over 2000m² shall be an integral part of a comprehensive design and not developed as a stand-alone building;

  2. Individual Commercial Uses shall not have a greater frontage than 70 m for each blockface;

Charter Bylaw 18381

May 7, 2018

  1. Providing a minimum of 60% at-Grade street Frontage for retail, services, and other commercial uses. The frontage of the arena building shall be exempt from the calculation of this requirement; and

Bylaw 16733

July 6, 2015

Charter Bylaw 18381

May 7, 2018

  1. Ensuring that above ground parking structures are screened from public roadways at ground level in a way that does not disrupt the continuity of the street wall and the character of the zone. Screens may include, but are not limited to, public art, street fronting retail uses or other mechanisms or Uses satisfactory to the Development Officer.

  1. Public Amenity Area

  1. The development of the abutting public realm shall be in accordance with the standards outlined in the Urban Design Framework for Downtown Streets within the Capital City Downtown Plan.

  2. Building setback areas shall improve the public realm and may include, among other amenities, appropriate seating areas, distinctive paving materials, fountains or public art.

  1. Pedestrian Circulation

Bylaw 16032

March 12, 2012

  1. In addition to the public right-of -way, a setback shall be provided to ensure safe pedestrian stacking room and convenient movement through the District.  This setback shall be determined at the Development Permit stage through the submission of a pedestrian circulation study, to the satisfaction of the Development Officer, in consultation with Transportation Services.  The study shall recommend appropriate setbacks based on:

  1. Location of public entrances to major traffic generators within the District;

  2. Location of street crossings; and

  3. Pattern and intensity of pedestrian movement at peak times.

  1. Pedestrian connections and linkages shall be provided to Light Rail Transit entrances.

Bylaw 16733

July 6, 2015

Charter Bylaw 18381

May 7, 2018

 

  1. Pedestrian connections and linkages shall be provided through the site from 104 Avenue to 105 Avenue. Pedestrian connections may be provided at or above ground level, or a combination of both.

  2. In large developments, through access shall be provided to facilitate pedestrian access to other Walkways, linkages or interior courtyards.

  3. Street Wall Design

Bylaw 17062

July 9, 2015

  1. The façade of commercial and residential buildings, excluding the arena building, that comprise a portion of the Street Wall shall range in Height from 9m to 26m. The Development Officer may vary the street wall Heights in consideration of the following:

  1. The visual, sun/shadowing, and other microclimatic impacts on adjacent residential development;

  2. The recommendations and mitigative measures specified in any required technical studies;

Bylaw 17062

July 9, 2015

  1. Respect of building Height proportionality;

  2. The accommodation of podium gardens, restaurants/cafes; and

  3. Consistency with the design of the District.

  4. Entrances and Corners

  1. Ground level retail Uses shall open to the street rather than exclusively to an internal atrium.

Bylaw 16733

July 9, 2015

Charter Bylaw 18381

May 7, 2018

 

  1. In mixed-Use buildings, residential Uses shall have access at ground level that is separate from the commercial premises.

  2. 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 appropriate, enhance axial views.

  3. Buildings shall be designed and oriented to face the front property line with entrances that are clearly visible, except on double fronting streets where the building shall be designed to front both the street and the avenue.

  1. Tower Floor Plate, Stepbacks, and Spacing

  1. Buildings containing Uses other than Spectator Sports Establishments greater than 26m in Height 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 other buildings in the District.

  2. The mid-level of tall buildings or Towers shall employ building stepbacks, tower spacing and sculpting to reduce building mass and augment views, light and privacy.

  3. Towers shall stepback from the front podium wall a minimum of 4.5 m.

  4. The minimum space between non-residential Towers shall be 20m.

  5. The minimum space between a residential Tower and any other Tower shall be 25 m.

  6. Notwithstanding the regulations on Spacing, the Development Officer may vary the Tower spacing in consideration of the following:

  1. The visual sun/shadowing and other microclimatic impacts on the adjacent residential development; and

  2. The recommendations and mitigative measures specified in any required technical studies.

  1. 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 articulation, visual interest and reduced massing effects.

Bylaw 16584

December 9, 2013

  1. Notwithstanding 5(g)(vii) the reduction of the tower floor plates of the top 4 floors may be reduced or removed where the Tower top is visually articulated through techniques such as architectural features, variation of materials/colour or other means and shall be to the satisfaction of the Development Officer

Bylaw 17642

May 26, 2016

  1. Notwithstanding the above (5(g)(i), (ii) and (iii) ) the Development Officer may use discretion in approving a Tower which does not include Stepbacks or reduced tower floor plates.

  2. High rise structures, whether in the form of point Towers, multiple developments or an entire complex shall be designed, oriented and constructed to maximize views, articulate the downtown skyline, and allow sunlight penetration at the street level, in public spaces, plazas, parks and amenity areas.

  1. Building Façade, Materials and Exterior Finishing

  1. Building façades shall incorporate architectural design details or features that recognize the predominant urban character of the street, as identified in the Urban Design Framework for Downtown Streets within the Capital City Downtown Plan.

  2. A façade shall not extend greater than 10m without some manner of articulation at street-level, with the exception of the 105 Avenue façade for which articulation at least approximately every 15m is required.  Articulation may be provided in the form of arcades, variations in building materials, colour changes, signage, building breaks or setbacks, or other methods suitable to the architectural style of the building which provide visual interest.

  3. Building design and façade shall incorporate 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.

  4. Where practical, weather protection in the form of a canopy at least 2.0 m wide or any other method suitable to the architectural style of the building or street theme shall be provided one Storey above sidewalk level to provide protection from inclement weather. 

  5. Buildings shall emphasize horizontal and vertical elements as well as finer grain elements including windows, balconies, shadow lines and textures to distinguish between residential and non-residential buildings.

  6. Building materials shall be sustainable, durable, high quality and appropriate for the development within the context of the Arena and Entertainment District.

  1. Roof Tops and Skyline Effects

Bylaw 16584

December 9, 2013

  1. The Towers shall contribute to the ’signature’ of the building and the City’s skyline through treatment of the upper floors and roofs. The Tower shall provide articulation, visual interest and reduced massing effects by combination of sculpting of the building, variation of materials/colour or other means and shall be to the satisfaction of the Development Officer

  1. Exterior Lighting

Bylaw 16733

July 6, 2015

Charter Bylaw 18381

May 7, 2018

  1. Enhanced lighting at ground level shall be provided to improve the pedestrian environment and address the long night associated with a winter city. Detailed lighting plans shall be submitted with each Development Permit stage.

  2. Large-scale architectural lighting:

  1. Shall be used to highlight or accentuate vertical, horizontal or other architectural elements of buildings; and

  2. May change hues and mark special seasons, weather and events with unique colour arrangements, and may make use of dramatic lighting elements in order to create a dynamic and exciting event atmosphere.

  3. Exterior lighting associated with the development shall be designed such that illumination is minimized beyond the boundaries of the development site, thereby limiting or preventing light pollution and intrusion.

6.         Additional Development Regulations for Specific Uses and Streets

Bylaw 16224

September 10, 2012

  1. The following regulations shall apply to Automotive and Minor Recreational Vehicle Sales/Rentals and Convenience Vehicle Rentals:

  1. There shall be no servicing, except for exterior and interior washing and detailing, and repair operations; and

  2. All sales, display and storage shall be contained within the building.

  1. Notwithstanding Section 91 of the Zoning Bylaw, the following regulations shall apply to Flea Markets:

  1. No minimum distance from residential development shall be required;

  2. No additional parking shall be required;

  3. No direct vehicular access to arterial roadways shall be required; and

  4. May be of a temporary nature.

Bylaw 16224

September 10, 2012

  1. May be located outdoors.

  1. The following regulations shall apply to Bars and Neighbourhood Pubs and Nightclubs:

  1. Where Bars and Neighbourhood Pubs and Nightclubs are located within the same building as residential, consideration shall be given to the adverse effects of Bars and Neighbourhood Pubs and Nightclubs.  Design techniques to mitigate the effects of noise and light shall be provided, to the satisfaction of the Development Officer.

Bylaw 16224

September 10, 2012

  1. Nightclubs shall not be located within 10 m of an existing Residential Use.

Charter Bylaw 18224

December 10, 2018

  1. The following regulations shall apply to Liquor stores:

  1. Subsections 85(1), (2), (3), (5), (6), (7), (8) and (9) of this Bylaw shall not apply to Liquor Stores.

  2. Notwithstanding Section 85(4) of the Bylaw, Liquor Stores may be located within 100 meters of any Site being used for community or recreational activities, as defined in section 85(4)(b) of this Bylaw, and such a location shall not require the Development Officer to grant a variance.         

Bylaw 16224

September 10, 2012

Bylaw 17831

November 28, 2016

7.         Environmental

Bylaw 17832

November 28, 2016

  1. With the exception of excavation, the Development Officer, in consultation with the Environmental Planning Group, shall impose any conditions necessary to ensure the area that is subject to the Development Permit is suitable for the full range of Uses contemplated in the Development Permit Application.