Edmonton Zoning Bylaw 12800

 

960.5 (CSCa) Ambleside Shopping Centre Zone

1. General Purpose

The purpose of this Zone is to establish a high quality commercial precinct

accommodating large format Uses designed in accordance with the Ambleside

architectural and urban design objectives to serve the Windermere community, as

well as a larger trade area. Residential, office, entertainment and cultural Uses

may also be included within the commercial precinct as larger shopping complexes

or stand-alone pads comprehensively designed to improve the pedestrian and

shopping environment.

2. Permitted Uses

  1. Business Support Services

Charter Bylaw 18519

September 5, 2018

  1. Cannabis Retail Sales

  2. Child Care Services

  3. Commercial Schools

  4. Convenience Retail Stores

  5. Drive-in Food Services

  6. Fascia On-premises Signs

  7. Freestanding On-premises Signs

  8. Gas Bars

  9. General Retail Stores

  10. Government Services

  11. Health Services

  12. Indoor Participant Recreation Services

Charter Bylaw 18882

June 17, 2019

  1. Liquor Stores

  1. Major and Minor Amusement Establishments

Charter Bylaw 18613

November 26, 2018

  1. Market

  2. Minor Service Stations

  3. Neighbourhood Pubs, for less than 200 occupants and 240 m2 of Public Space

  4. Nightclubs, for less than 200 occupants and 240 m2 of Public Space, on a Site 2 ha or larger

  5. Personal Service Shops 

  6. Professional, Financial and Office Support Services Public Libraries and Cultural Exhibits

  7. Restaurants, for less than 200 occupants and 240 m2 of Public Space

  8. Residential Sales Centre

  9. Projecting On-premises Signs 

Charter Bylaw 18613

November 26, 2018

  1. Special Event

  2. Specialty Food Services, for less than 100 occupants and 120 m2 of Public Space

aa.       Spectator Entertainment Establishments

bb.       Temporary On-premises Signs

Bylaw 17901

March 6, 2017

cc.       Urban Gardens

3.             Discretionary Uses

  1. Apartment Hotels

  2. Automotive and Equipment Repair Shops

  3. Bars and Neighbourhood Pubs, for more than 200 occupants and 240 m2 of Public Space

Bylaw 18171

September 11, 2017

  1. Breweries, Wineries and Distilleries

  1. Carnivals

Bylaw 16224

September 10, 2012

  1. Creation and Production Establishments

  1. Equipment Rentals, provided that all equipment and goods for rent are contained within an enclosed building

  2. Hotels

Bylaw 16224

September 10, 2012

  1. Media Studios

  1. Mobile Catering Food Services

Charter Bylaw 18967

August 26, 2019

  1. Multi-unit Housing

  2. Nightclubs, for more than 200 occupants and 240 m2 of Public Space, on a site 2 ha or larger

  3. Private Clubs

  4. Rapid Drive-through Vehicle Services

  5. Recycled Materials Drop-off Centres

  6. Religious Assembly

  7. Residential Sales Centre

  8. Restaurants, for more than 200 occupants and 240 m2 of Public Space, on a Site 2 ha or larger

Bylaw 16224

September 10, 2012

  1. Secondhand Stores

  1. Specialty Food Services for more than 100 occupants and 120 m2 of Public Space

Bylaw 17901

March 6, 2017

  1. Urban Indoor Farms

Bylaw 17901

March 6, 2017

  1. Urban Outdoor Farms

  1. Veterinary Services

  2. Warehouse sales

  3. Fascia Off-premises Signs

  4. Freestanding Off-premises Signs

Bylaw 15892

October 11, 2011

aa.      Minor Digital Off-premises Signs

Bylaw 15892

October 11, 2011

bb.       Minor Digital On-premises Signs

Bylaw 15892

October 11, 2011

cc.       Minor Digital On-premises Off-premises Signs

dd.       Roof Off-premises Signs

ee.       Roof On-premises Signs

Bylaw 16313

January 21, 2013

ff.        Temporary Off-premises Signs

4.              Development Regulations for Permitted and Discretionary Uses

  1. All Uses shall be part of a purpose-designed shopping precinct developed in accordance with the Development and Design Regulations established herein.

  2. The maximum Floor Area Ratio shall be 1.0.

Bylaw 16733

July 6, 2015

Bylaw 17062

July 6, 2015

  1. The maximum building Height shall be 14.0 m for commercial / retail Uses. This Height may be extended to 40.0 m for stand alone non-commercial / retail Uses or where the portion of the building above 14.0 m is non commercial / retail Uses.

Bylaw 15735

June 20, 2011

  1. A minimum contiguous Setback of 3.0 m shall be required where the Site abuts 9th Avenue NW.

Bylaw 15735

June 20, 2011

  1. A Setback, a minimum of 7.5 m shall be required where the site borders on Anthony Henday Drive and 170th Street / Terwillegar Drive, except for the areas developed for public utility purposes.

Bylaw 17727

August 22, 2016

  1. A detailed Landscaping plan shall be submitted in accordance with Section 55 of the Zoning Bylaw 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, varied sizes and species of new plantings.

Bylaw 15735

June 20, 2011

  1. All Setbacks shall contain minimum plantings as outlined in the following:

Bylaw 16733

July 6, 2015

  1. one tree for each 17.5 m2 and one shrub for each 10 m2 of Setback area at grade.

  2. one tree for each 17.5 m2 and one shrub for each 7.5 m2 of required parking area islands. In no case shall there be less than one tree per required parking area island.

  1. All planting shall conform to the following:

  1. the proportion of deciduous to coniferous trees and shrubs shall be approximately 50:50 and the  following mix of tree sizes shall be used:

  2. 100% of required deciduous trees shall be a minimum 75 mm caliper; and

Bylaw 17062

July 6, 2015

  1. 75% of required coniferous trees shall be a minimum of 2.5 m in Height and 25% shall be a minimum 3.5 m in Height.

Bylaw 15735

June 20, 2011

  1. No parking, loading, storage, trash collection, outdoor service or display area shall be permitted within a Setback. 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 roadways or Light Rail Transit lines, in accordance with the provisions of subsection 55.4 of this Bylaw. 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 this Bylaw.

  2. Signs shall comply with the regulations found in Schedule 59E of the Zoning Bylaw.

Charter Bylaw 18967

August 26, 2019

  1. Multi-unit Housing may be permitted above an office or retail/commercial component of a mixed Use building or shopping centre complex. Stand alone Multi-unit Housing will only be permitted adjacent to 9 Avenue N.W, transit stations or stormwater lakes. The residential component of any mixed Use development shall be designed and sited so as to minimize any impacts from the commercial component related to noise, traffic circulation or loss of privacy.

Bylaw 17527

February 17, 2016

  1. Urban Indoor Farms shall comply with Section 98 of this Bylaw.

Bylaw 17527

February 17, 2016

  1. Urban Outdoor Farms shall comply with Section 98 of this Bylaw.

Charter Bylaw 18519

September 5, 2018

  1. Cannabis Retail Sales shall comply with Section 70 of this Bylaw

  1.       Design Regulations

The Development Officer shall ensure that the following architectural and site design regulations are incorporated in all developments within this zone to ensure that the design and distribution of land Use activities associated with large format commercial operations support a pedestrian friendly, aesthetically pleasing and functional environment and reduce the visual impact from public roadways.

  1. Site Planning and Design

  1. Large format buildings should be located at the perimeter of this commercial precinct, specifically adjacent to 170 Street and Anthony Henday Drive, and oriented or grouped to frame views, constructed amenities, public streets, or entrance corridors, where practical.  Variable building setbacks, and the placement and design of the rear façade of structures should minimize long expanses of walls, a monotonous appearance or exposed service areas.

  2. Unless part of a larger complex or mixed Use development, small format or single Use sites should be oriented toward the primary interior access roads and designed to complement adjacent developments to maintain (or establish) a clear building edge. Parking will typically be in the interior of the block or behind the buildings. If designed as a shopping street or multi-bay unit, some parallel or angled parking may be allowed in front of the commercial building.

  3. Building orientation at the intersection of access streets along the south edge of the commercial precinct shall be arranged to frame the corner of the intersection to create a ”r;sense of place”, using building design, decorative architectural wall, landscaping and other focal points and site amenities, and arrival into the commercial centre.

  4. A diversity of Site Amenities and pedestrian landscaping facilities such as public art, seating areas, street furniture, small parks, squares, plazas and greens should be encouraged to create an inviting image for the development.

  5. The design of the project shall establish an architectural theme with complementary design elements, finishing materials and colours being applied to each building regardless of the staging sequence of the project.

  6. Site amenities may be constructed as focal points, with complementary materials to the architecture of the development and within walking distance to transit stops and major tenants in the complex.

  7. Parking should not dominate street frontages or access entry areas.  Off-street parking should be provided as surface parking lots in interior lots. To reduce the scale of parking and walking distance, parking may be located at the rear or sides of buildings not flanking access streets.

  8. The storage of materials and the piling of snow on parking surface lots shall be in a location away from the public roadway to improve safety and visibility.

  9. No part of the site shall be developed as an enclosed shopping mall. The primary means of pedestrian circulation shall be outdoor Walkways.

  1. Building Design and Architectural Standards

  1. Buildings and site amenities should emphasize architectural elements and façade enhancements, particularly to the first and second levels of a project to create a pedestrian friendly environment.  Lower floors should be strongly articulated to add variety, interest and a human scale dimension. Design elements may include placement of windows to allow for viewing into the building by pedestrians; entrance features; street furniture; canopies; features that lend visual interest and create a human scale.

  2. Smaller buildings are required to incorporate a similar level of architectural quality, materials and detailing as the larger format developments.

  3. Development adjacent to Anthony Henday Drive and 170th Street / Terwillegar Drive shall ensure appropriate and high quality architectural and landscape design elements to ensure an attractive interface providing visual interest and relief.

  4. Design techniques including, but not limited to, variations in building setbacks and articulation of building facades shall be employed in order to minimize the perception of massing of the building when viewed from adjacent Sites and public roadways.

  5. Building facades (all sides) shall include design elements, finishing materials and variations that will reduce any perceived mass and linearity of large buildings and add architectural interest.

  6. The roof line of buildings shall consist of: sloped roofs of varying pitches which may be finished in any combination of metal, wood shakes, asphalt shingles, clay tiles, or roof materials having a similar texture and appearance; OR flat roofs where they are concealed by parapet walls that include articulation and use of design elements that are in harmony with the principal architectural theme that reduce any perceived mass and linearity of large buildings and add architectural interest;

  7. To reduce any perceived mass and linearity of large buildings and add architectural interest, the exterior finishing materials shall incorporate combinations of brick, stone or other masonry materials, concrete, stucco, glazing or siding, having a similar character, with wood or metal trim, having regard to the objective of ensuring that the development is of a high quality, complementary theme.

  8. Buildings are encouraged to incorporate exterior and decorative lighting to enhance building architecture, landscaping elements and focal points.

  1. Pedestrian Environment.

  1. Development within this zone shall ensure that the design of the pedestrian environment is comfortable, convenient, visually attractive and safe for human activity.

  2. A diversity of Site Amenities and pedestrian oriented facilities such as public art, seating areas, street furniture, small parks, squares, plazas and greens should be provided to create an inviting image for the development.

  3. Building facades should have pedestrian friendly features including transparency, decorative windows, wall niches, seating areas and entrances to complement an interesting pedestrian streetscape.

  4. Pedestrian pathways to building entrances, amenities and transit should be convenient, safe and well lit, with special paving or landscaping to define the connections.

  5. Pedestrians should be protected by weather protection or building entrances in the form of awnings, canopies, overhang, or covered Walkways where practical.

  1. Access, Circulation and Parking

  1. Access to developments within this zone from public roadways or primary internal access routes shall provide safe, convenient vehicular and pedestrian access and circulation patterns between parking, shopping and amenity areas.

  2. Establish pedestrian friendly corridors and linkages connecting the adjacent designated UVCa areas to shopping and amenities through the utilization of clearly demarcated Walkways, lighting and signage systems to reduce pedestrian conflict and create a more pedestrian friendly image.

  3. All developments shall provide adequate Walkways along primary buildings, as well as pedestrian connections to parking areas, site amenities, public perimeter sidewalks and bus stops.

  4. Parking areas should be designed for a safe and orderly flow of traffic as well as pedestrians to avoid pedestrian/vehicular conflict and to include appropriate landscaping to reduce the visual impact from public roadways, amenity areas and pedestrians.

  5. Allow vehicular and pedestrian cross lot access and circulation within the commercial precinct to facilitate direct access to shopping.

  6. A range of parking options should be explored including shared, multilevel and underground parking.

  1. Landscaping

Bylaw 17727

August 22, 2016

  1. Coordinated and complementary streetscape enhancements should be applied through out the commercial precinct, including street trees, Fencing, pedestrian scaled lighting, street furniture and other amenities

  2. Landscaping should be used to highlight major circulation patterns, pedestrian pathways and the overall development.

  3. Landscaping in both the public and private realm should be coordinated to provide a cohesive appearance. 

  4. Along 170 Street and Anthony Henday Drive, the rear of private properties shall reflect a more formalized landscape treatment to enhance views or screen parking lots and service areas from the traveling public.

  1. Signage

  1. Signs shall be designed to reflect an aesthetically pleasing and cohesive approach to complement the architectural features of all buildings and create a unique and identifiable image for the entire precinct.

  2. 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.

  1. CPTED and Accessibility

  1. CPTED principles shall be used to design all public and private spaces and facilities, focusing natural surveillance and access control to lessen the likelihood of crime within the precinct.

  2. All buildings and public facilities shall be designed to be accessible to persons in wheelchairs, motorized scooters and strollers.