Bylaw 16258
October 29, 2012
The purpose of this Zone is to provide for facilities of an educational or institutional nature, within mature areas of the city, that could include additional Uses that would complement the institutional development.
Charter Bylaw 18721
February 25, 2019
Apartment Hotels, for less than 100 units
Charter Bylaw 18721
February 25, 2019
Bars and Neighbourhood Pubs, for less than 140 m2 of Public Space
Bylaw 16314
January 21, 2013
General Retail Stores, for less than 500 m2 of Public Space
Charter Bylaw 18613
November 26, 2018
Charter Bylaw 18721
February 25, 2019
Restaurants, for less than 240 m2 of Public Space
Charter Bylaw 18613
November 26, 2018
Bylaw 17403
October 19, 2015
Effective date: February 1, 2016
Bylaw 17901
March 6, 2017
Bylaw 16314
January 21, 2013
Charter Bylaw 18721
February 25, 2019
Charter Bylaw 18721
February 25, 2019
Discretionary Uses are listed in the Appendices.
Bylaw 16733
July 6, 2015
Whenever this Zone is to be applied to a property not currently zoned UI, a new site-specific Appendix shall be amended to this Zone that provides Discretionary Uses and any additional development regulations to the satisfaction of the City of Edmonton.
Bylaw 16314
January 21, 2013
Bars and Neighbourhood Pubs, Media Studios, Business Support Services, Convenience Retail Stores, Extended Medical Treatment Services, General Retail Stores, Government Services, Health Services, Personal Service Shops, Professional Financial and Office Support Services, Restaurants and Specialty Food Services shall:
not comprise more than 20% of the Gross Floor Area of an individual building;
not comprise more than 10% of the Gross Floor Area of the Site; and
be separated by a minimum 10 m from a property line Abutting a Residential Zone.
Charter Bylaw 18721
February 25, 2019
Apartment Hotels shall be limited to no more than one establishment.
Charter Bylaw 18721
February 25, 2019
Bars and Neighbourhood Pubs shall be limited to no more than one establishment.
Charter Bylaw 18721
February 25, 2019
Freestanding On-Premises Signs shall be limited to institutional purposes.
Charter Bylaw 18721
February 25, 2019
Temporary On-Premises Signs shall not include portable signs.
Vehicular-oriented or Drive-Through Uses are prohibited.
buildings shall be built to the Front and Side Lot Lines. Where, in the opinion of the Development Officer, additional building setbacks are warranted due to characteristics fundamental to the nature of the Use, the Development Officer may relax this condition as required.
Notwithstanding subsection 574.4.4, a minimum Setback of 7.5 m shall be required where the Rear or Side Lot Line of a Site Abuts the lot line of a Site in a Residential Zone.
Notwithstanding subsection 574.4.4, a minimum Setback of 1.5 m shall be required where the Rear or Side Lot Line is separated from a Site in a Residential Zone by a Lane.
Bylaw 17062
July 9, 2015
The maximum building Height shall be 55 m. Where, in the opinion of the Development Officer, additional Height is warranted due to characteristics fundamental to the nature of the Use, the Development Officer may relax this condition as required 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 maximum Floor Area Ratio (FAR) shall be 10.0.
A minimum of 3% of Non-residential Floor Area shall be required to provide amenity area which may include courtyards, interior landscaped open space, arcades, plazas, atriums, gardens and seating areas. Amenity areas shall be exempt from FAR calculations.
All new development and major renovations shall create a pedestrian-friendly environment on public streets, which may include such things as entrance features, outdoor sitting areas, canopies, landscaping and other features that lend visual interest and a human scale to development along the street.
Architectural treatment of new developments and substantial renovations shall ensure that each Storey has windows on the front façade of the building, and that the placement and type of windows shall allow viewing into the building to promote a positive pedestrian-oriented public street.
Buildings shall be designed and oriented to face the Front Lot Line with entrances that are clearly visible, except on Corner Lots where the building shall be designed and oriented to front onto both public roadways with entrances that are clearly visible and the façade treatment shall wrap around the side of the building to provide a consistent profile facing both public roadways.
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.
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.
Building façades shall be articulated at regular increments to add variety, rhythm, and a human-scaled dimension along the block face.
Building materials shall be of high quality, durable, compatible with, and appropriate for the development within the context of site. The contextual fit, design, proportion, quality, texture and application of various finishing materials shall be to the satisfaction of the Development Officer.
All minor mechanical equipment on a roof of any building shall be concealed by incorporating it within the building to the satisfaction of the Development Officer.
For all new development and expansions to existing structures of more than 500 m2, the development shall provide enhancements to improve rooftop aesthetics wherever roofs are visible from adjacent developments. Enhancements may include patios, gardens, green roofs, other Amenity Areas, architectural treatments or other measures that in the opinion of the Development Officer serve to enhance rooftop aesthetics.
Signs shall comply with the regulations found in Section 59 and Schedule 59H of the Zoning Bylaw.
Bylaw 16888
August 25, 2014
The lands legally described as:
Plan 1025859, Block 20, Lot 100;
Plan 2656HW, Block 11, Lots A, B and C;
Plan 5665CL, Block 10, Lots 157 and 158;
Plan 0828645, Block 9C, Lot 2;
Plan 4506HW, Block 8, Lot 158; and
generally bounded by 105 Street NW, 112 Street NW,104 Avenue NW and 105 Avenue NW, as illustrated on Map 1.
Apartment Hotels, for 100 units or more
Bars and Neighbourhood Pubs, for 100 occupants and 140 m2 of Public Space or more, or more than 1 establishment
General Retail Stores, for 500 m2 of Public Space or more
Charter Bylaw 18967
August 26, 2019
Charter Bylaw 19275
June 23, 2020
Effective: July 2, 2020
Restaurants, for 200 occupants and 240 m2 of Public Space or more
Bylaw 17901
March 6, 2017
Temporary On-Premises Signs, where an application includes a trailer mounted sign and/or signs with changeable copy
Site Specific Development Regulations for Permitted and Discretionary Uses
Bars and Neighbourhood Pubs, Media Studios, Business Support Services, Convenience Retail Stores, Extended Medical Treatment Services, General Retail Stores, Government Services, Health Services, Personal Service Shops, Professional Financial and Office Support Services, Restaurants and Specialty Food Services:
shall be permitted to comprise up to 100% of the gross Floor Area of any building existing prior to August 25, 2014; and
if the Floor Area is greater than 10% of the gross Floor Area of the Site and/or 20% of the gross Floor Area of an individual building, such Floor Area shall be developed on a temporary basis only, with the validity of an approved Development Permit limited to a maximum period of 10 years.
These requirements shall apply to the following titled parcels:
Plan 5665CL, Block 10, Lots 157 and 158;
Plan 4506HW, Block 8, Lot 158; and
Plan 0421753, Block 8, Lots 1 and 2
Notwithstanding section 574.4.4 of the Zoning Bylaw, the following building Setbacks shall apply:
A minimum Setback of 10.0 m shall be required where the Site Abuts 104 Avenue NW.
A minimum Setback of 3.0 m shall be required where the Site Abuts 105 Avenue NW. The Development Officer may increase this Setback to a maximum of 9.0 m where an active-Use space is provided in front of the building (i.e., plaza, café seating, etc.) within the Setback area, or in locations where a main building entrance is provided. The portion of the building which is set back more than 3.0 from the property line shall be a maximum of 30% of the building Façade.
A minimum Setback of 3.0 m shall be required where the Site Abuts 105 Street NW, 109 Street NW and 112 Street NW. If required to maintain adequate sightlines through the 112 Street NW shared use path corridor, an additional 3.0 m setback may be required along the west property line of Plan 2656HW, Block 11, Lots A & B, at the discretion of the Development Officer.
Notwithstanding the above, the Development Officer shall have regard for the architectural expression of individual buildings in determination of the block face Setback. The Owner shall enter into appropriate encroachment agreements with the City of Edmonton, where applicable.
Charter Bylaw 19275
June 23, 2020
Effective: July 2, 2020
On-Site Vehicle Parking shall be provided in accordance with Section 54 of the Zoning Bylaw, except that:
Vehicle Parking shall be provided to a maximum of 3,000 Vehicle Parking spaces.
Charter Bylaw 19413
September 22, 2020
Any Development Permit for a Vehicle Parking in the form of a Surface Parking Lot shall be for a temporary period of ten (10) years from the date of third reading of this Bylaw amendment. For greater clarity, after September 22, 2030, Surface Parking Lots shall no longer be an allowable form of Vehicle Parking. Where a Surface Parking Lot is developed, the following regulations shall apply:
A minimum 3 m landscaped Setback shall be required from any property line Abutting a public roadway, other than a Lane;
Every on-Site Vehicle Parking space and access provided or required, including the area contained within City-owned land from which access or egress is obtained, shall be Hardsurfaced;
All Vehicle Parking facilities shall be clearly demarcated, have adequate storm water drainage and storage facilities;
Every on-Site Parking Area shall incorporate landscaped open space within the Parking Area, calculated on the basis of 2.0 m2 of landscaped island area per Vehicle Parking parking space provided. This shall be landscaped in accordance with the Zoning Bylaw. Landscaped islands shall be placed to provide visual relief, to assist vehicular circulation and to organize large areas of Vehicle Parking into smaller cells. The number of islands provided shall be to the satisfaction of the Development Officer.
The storage of materials inclusive of accumulated snow on a Surface Parking Lot shall be in a location away from the public roadway to improve safety and visibility; and
Lighting of on-Site Vehicle Parking facilities shall be provided, and the lighting shall be arranged, installed and maintained to deflect, shade and focus light away from any adjacent land Uses as well as provide a safely lit pedestrian environment.
Access to vehicular Underground Parkade, Above Ground Parkade, or Surface Parking Lot from 105 Avenue NW shall be in accordance with the 105 Avenue Corridor Study and to the satisfaction of the Development Officer in consultation with Transportation Services.
No portion of an above Grade Parking Garage above the ground floor of the podium portion of a building shall be allowed for a minimum depth of 6.0 m from any building Façade facing 105 Avenue NW.
No portion of Above Ground Parkade above the first Storey of the podium portion of a building shall be allowed for a minimum depth of 6.0 m from any building Façade facing 105 Avenue NW.
Bicycle Parking shall be provided in accordance with Section 54.5 of the Zoning Bylaw, except that:
Bicycle Parking spaces shall be provided to a minimum of 10% of the number of vehicular parking spaces provided on Site, or 200 Bicycle Parking spaces, whichever is greater.
A minimum of 25% of the total number of Bicycle Parking spaces shall be provided as secure parking within a building or Parking Areas. Secure parking may include any of the following: bicycle storage rooms, bike lockers, bike cages, or other similar bicycle storage areas that provide limited access.
Charter Bylaw 19275
June 23, 2020
Effective: July 2, 2020
On-Site Vehicular Loading Facilities shall be provided in accordance with Section 54 of the Zoning Bylaw, except that:
A centralized loading facility shall be provided with a minimum of 4 on-Site loading spaces.
Landscaping shall be provided in accordance with Section 55 of the Zoning Bylaw, except that:
Within the required Setback along 104 Avenue NW, a minimum 2.5 m sidewalk with flanking rows of deciduous boulevard trees shall be provided. These shall be coordinated with sidewalk and tree planting within the adjacent public right-of-way. The overall intent is to develop and maintain the tree-lined esplanade as a continuous pedestrian open space between 105 Street NW and 112 Street NW.
The proportion of deciduous to coniferous trees and shrubs shall be approximately 3:1.
One tree for each 25 m2 shall be required in a Yard or Setback at Grade.
Where the street vista of 106 Street NW, 107 Street NW, 108 Street NW or 111 Street NW terminates on a building, special architectural design of the building shall be provided on axis to the satisfaction of the Development Officer.
Direct, major north-south pedestrian connections shall be provided through the site at 106 Street NW, 107 Street NW, 108 Street NW and 111 Street NW to the satisfaction of the Development Officer. The Owner shall enter into appropriate public access agreements with the City of Edmonton, where applicable.
A north-south shared use path connection shall be provided through the site from 104 Avenue NW to 105 Avenue NW between 109 Street NW and 112 Street NW, to the satisfaction of the Development Officer and Transportation Services. The specific route of this connection shall be determined with consideration for the ability of pedestrians and cyclists to cross 104 Avenue NW.
Where applicable, the Site Plan submitted with a Development Permit application shall indicate the coordination between development on the subject Site and the adjacent 105 Avenue NW corridor, in accordance with the 105 Avenue Corridor Study.
A minimum of 30% of the building Façade Abutting 105 Avenue NW shall step back a minimum of 3.0 m above the fourth storey. Such Stepback space may be utilized to create outdoor above-grade Amenity Area.
Where a Commercial Use is provided at ground level Abutting 105 Avenue NW, the principal entrance to the unit shall have direct external access to the adjacent public sidewalk.
A minimum of 50% of the ground floor level portion of the Façade Abutting 105 Avenue NW shall be comprised of clear, non-reflective glazing to promote pedestrian interaction and safety.
All new buildings located along 105 Avenue NW shall be designed to strengthen the pedestrian character of the street through Uses and spaces at the ground floor that allow viewing into the building, passive surveillance of the street and/or direct pedestrian access to the street. This shall be achieved by a combination of any or all of the following:
Retail uses that open to the street rather than an internal atrium;
Building entrances and atria;
Hallways and circulation spaces;
Administrative offices;
Teaching spaces; and
Any other suitable design strategies or Uses, at the discretion of the Development Officer.
Development Abutting 105 Avenue NW shall incorporate functional and decorative lighting to enhance the appearance of the building during the winter months, and to provide additional lighting for the 105 Avenue NW Corridor. Main building entrances for any Use shall be designed for universal accessibility. Level changes from the sidewalk to entrances of buildings shall be minimized. Sidewalk furniture and other elements shall be located out of the travel path to ensure they are not obstacles to building access.
For Sub-Area 1, as depicted on Maps 2a and 2b, the following regulations shall apply:
A Risk Management Plan for Polycyclic Aromatic Hydrocarbons shall be submitted, reviewed and approved to the satisfaction of the Development Officer in consultation with the Environmental Planning Unit prior to the issuance of any Development Permit within the sub-area.
Bylaw 16733
July 6, 2015
Required remediation work, as described in the Thurber January 13, 2011 Phase I Environmental Site Assessment, and further described in the August 29, 2012 Addendum No. 1 to that report, shall be undertaken and verified to the satisfaction of the Development Officer in consultation with the Environmental Planning Unit prior to the issuance of any building Permit within the sub-area, excepting any excavation building Permit. The Development Officer shall not release the Development Permit for the purposes of a building Permit other than an excavation building Permit until this regulation has been adequately satisfied.
Required remediation work, as described in the Thurber Engineering January 13, 2011 Phase I Environmental Site Assessment, and further described in the August 29, 2012 Addendum No. 1 to that report, shall be undertaken and verified to the satisfaction of the Development Officer in consultation with the Environmental Planning Unit prior to the issuance of any building Permit within the sub-area, excepting any excavation building Permit. The Development Officer shall not release the Development Permit for the purposes of a building Permit other than an excavation building Permit until this regulation has been adequately satisfied.
A Phase II Environmental Site Assessment shall be submitted, reviewed and approved to the satisfaction of the Development Officer in consultation with the Environmental Planning Unit for any development within this sub-area that creates a new building footprint or expands an existing building footprint by more than 250 m2, prior to the issuance of any building Permit within the sub-area, excepting any excavation building Permit. The Development Officer shall not release the Development Permit for the purposes of a building Permit other than an excavation building Permit until this regulation has been adequately satisfied. The Phase II Environmental Site Assessment shall encompass the area of the proposed building footprint or building footprint expansion plus an additional 5 m from the edge of the proposed building footprint or building footprint expansion.
Charter Bylaw 19275
June 23, 2020
Effective: July 2, 2020
For Sub-Area 4, as depicted on Maps 2a and 2b and legally described in Section 4.4(c) of this Appendix, the following regulations shall apply:
A Risk Management Plan to address those substances that do not meet Alberta Environment and Sustainable Resource Development remediation requirements shall be submitted, reviewed and approved to the satisfaction of the Development Officer in consultation with the Environmental Planning Unit prior to the issuance of any Development Permit for Vehicle Parking on any titled parcel within the sub-area.
Required remediation work, as described in the Thurber May 5, 2014 Master Environmental Document, and further described in the July 7, 2014 Addendum No. 1 to that report, shall be undertaken and verified to the satisfaction of the Development Officer in consultation with the Environmental Planning Unit prior to the issuance of any building Permit within the sub-area, excepting any excavation building Permit or any Vehicle Parking building Permit. The Development Officer shall not release the Development Permit for the purposes of a building Permit other than an excavation building Permit or Vehicle Parking building Permit until this regulation has been adequately satisfied.
These requirements shall apply to the following titled parcels within the sub-area:
Plan 0828645, Block 9C, Lot 2 (Thurber Parcel 5);
Plan 2656HW, Block 11, Lot C (Thurber Parcel 7);
Plan 2656HW, Block 11, Lots A & B (Thurber Parcel 8);
111 Street NW segment south of 105 Avenue NW (Thurber Parcel 9); and
Lane segment between 108 Street NW and 109 Street NW south of 105 Avenue NW (Thurber Parcel 10).
For Sub-Area 5, as depicted on Maps 2a and 2b and legally described in Section 4.5(c) of this Appendix, the following regulations shall apply:
A Risk Management Plan to address those substances that do not meet Alberta Environment and Sustainable Resource Development remediation requirements shall be submitted, reviewed and approved to the satisfaction of the Development Officer in consultation with the Environmental Planning Unit prior to the issuance of any Development Permit for Vehicle Parking on any titled parcel within the sub-area.
Required remediation work, as described in the Thurber May 5, 2014 Master Environmental Document, and further described in the July 7, 2014 Addendum No. 1 to that report, shall be undertaken and verified to the satisfaction of the Development Officer in consultation with the Environmental Planning Unit prior to the issuance of any building Permit within the sub-area, excepting any excavation building Permit, any Vehicle Parking building Permit or any building Permit for uses contained within the footprint of a building existing on the site prior to January 1, 2014. The Development Officer shall not release the Development Permit for the purposes of a building Permit other than an excavation building Permit, Vehicle Parking building Permit or building Permit for Uses contained within the footprint of a building existing on the site prior to January 1, 2014 until this regulation has been adequately satisfied.
These requirements shall apply to the following titled parcels within the sub-area:
Plan 0421753, Block 8, Lot 1 (Thurber Parcel 3);
Plan 4506HW, Block 8, Lot 158 (Thurber Parcel 4); and
Plan 5665CL, Block 10, Lots 157 & 158 (Thurber Parcel 6).
For the purposes of this Appendix, building footprint shall mean the surface space occupied by a building at or below grade.
Bylaw 16958
October 6, 2014
Map 2a
Map 2b
Bylaw 16573
September 3, 2013
Charter Bylaw 19724
June 8, 2021
The lands legally described as Block F, Plan 992 6758, and Lots 11, 12 & 13, Block 3, Plan 7196ET, located south of 112 Avenue NW and 73 Street NW, as shown on Map 3 of this Appendix.
Charter Bylaw 18967
August 26, 2019
Bylaw 17901
March 6, 2017
Lodging Houses and Multi-unit Housing shall be allowed on a site that also contains Private Education Services or Public Education Services
The minimum west Side Setback shall be 6.0 m between 109 Avenue and Ada Boulevard.
The minimum west Side Setback shall be 3.0 m between 112 Avenue and 109 Avenue.
The minimum east Side Setback shall be 3.0 m
The minimum north Setback abutting 112 Avenue shall be 6.0 m
The minimum south Setback abutting Ada Boulevard shall be 6.0 m
Existing trees within 4.5 metres of the west Lot Line adjacent to 73 Street shall be retained or relocated on the Site when possible, and shall be protected during construction.
Screening, such as a Fence or Landscaping, shall be provided along the west side of the property, adjacent to 73 Street.
Landscaping shall be provided in accordance with Section 55 of the Zoning Bylaw.
The maximum building Heights shall be 14.5 m for Sub-area 1; 21.75 m for Sub-area 2; and 29.0 m for Sub-area 3, as depicted on Map 3B
Notwithstanding Section 574.4.12 of the Zoning Bylaw, the maximum Floor Area Ratio (FAR) shall be 5.0.
A continuous walkway corridor not less than 6.0 m wide for public pedestrian access across the Site between 112 Avenue and Ada Boulevard, shall be provided to the satisfaction of the Development Officer in consultation with Subdivision and Development Coordination (Transportation). The walkway alignment may be altered in the future to accommodate new campus development while maintaining continuous routing from 112 Avenue to Ada Boulevard.
To ensure ongoing analysis of transportation related issues throughout the development of the lands within this area of application, a Transportation Impact Assessment may be requested in consultation with Subdivision and Development Coordination (Transportation) to support a Development Permit application for a principal building in the area of application. The Development Officer shall have regard for existing Transportation Impact Assessments available at the time of Development Permit review and only request additional information, as required, in response to changes in conditions since the analysis for existing assessments was done.
When the Development Officer receives a Development Permit Application for a building with a height of 8.0 m or more, within the dimensions of the Wangerin House as shown on Map 3B, the Development Officer shall send notice to the municipal addresses and assessed owners of the land wholly or partially located within 60.0 m of the Site of the proposed development and the President of each Community League.
The Development Officer shall not render a decision on the Development Permit application until 21 days after notice has been sent, unless the Development Officer is satisfied that the applicant has conducted consultations with the recipient parties and included a summary of such consultations together with the Development Permit Application. The Development Officer shall consider any comments directly related to the proposed development when determining whether to grant a variance to the Regulations contained in this Zone.
Bylaw 16573
August 28, 2017
The lands legally described as Plan 7921194, Block 2, Lot 11, located east of 156 Street NW and north of 100 Avenue NW, as illustrated on Map 4.
General Retail Stores, for 500 m2 of Public Space or more
Charter Bylaw 19275
June 23, 2020
Effective: July 2, 2020
Temporary On-Premises Signs, where an application includes a trailer mounted sign and/or signs with changeable copy
Notwithstanding section 574.4.2, the combined total floor area of Media Studios, Business Support Services, Convenience Retail Stores, General Retail Stores, Government Services, Health Services, Personal Service Shops, and Professional Financial and Office Support Services shall not comprise more than 60% of the Gross Floor Area of the Site.
Notwithstanding section 574.4.2, Health Services shall not comprise more than 200 m2, and Extended Medical Treatment Services shall not comprise more than than 50 m2.
Notwithstanding section 574.4.7, the maximum Height shall be 25 m.
Notwithstanding section 574.4.8, the maximum Floor Area Ratio (FAR) shall be 2.0.
Notwithstanding section 574.4.4, 574.5.1, and 574.5.3, the frontage on 100 Avenue NW, and on 155 Street NW, is not required to provide active street frontage.
Notwithstanding section 574.4.4, 574.5.1, and 574.5.3, a minimum setback of 5 m is required where the site Abuts 100 Avenue NW, and a minimum setback of 5 m is required where the site Abuts 155 Street NW.
Notwithstanding section 91.1, Flea Markets may be developed within 50.0 m of a Residential Zone.
Off-street Vehicular parking shall be provided in accordance with Section 54 of the Zoning Bylaw, except that:
Vehicular parking shall be provided to a maximum of 200 spaces.
Charter Bylaw 18721
February 25, 2019
Charter Bylaw 20089
May 10, 2022
Area of Application
The lands legally described as:
Lot 5, Block 3C, Plan 162 1813
Lot 3, Block 3C, Plan 122 1513
Lot C, Plan 002 0707
Lots 2, 3 and 3A, Block 7, Plan 5518NY
Lot 15A, Block 5C, Plan 812 2142
Lot 15B, Block C, Plan 812 2142
Lot 14, Block 5C, Plan 5426KS
as illustrated on Map 5.
Discretionary Uses:
Apartment Housing
Bars and Neighbourhood Pubs greater than 140 m2 of Public Space
General Retail Stores for 500 m2 of Public Space or more
Lodging Houses
Commercial Schools
Community Recreation Services
Essential Utility Services
General Industrial Uses
Minor Impact Utility Services
Media Studios
Mobile Catering Food Services
Temporary Storage
Vehicle Parking
Religious Assembly
Restaurants for 240 m2 of Public Space or more
Urban Indoor Farms
Major Digital On-premise Signs
Temporary On-Premise Signs
Site Specific Development Regulations for Permitted and Discretionary Uses
All uses shall be designed as integral component of the NAIT Campus and, as such, shall be primarily oriented to serve the educational or residential needs of NAIT students.
Notwithstanding subsection 574.4(4) a minimum Setback of 3.0 m shall be required where the Site Abuts 106A Street, Princess Elizabeth Avenue, 118 Avenue, 106 Street and 109 Street.
Bicycle Parking shall be provided in accordance with Section 54.5 of the Zoning Bylaw, except that:
A minimum of 250 Bicycle Parking spaces shall be required. The minimum requirement of 250 Bicycle Parking spaces shall be considered to represent the bicycle parking requirements for all uses located within the area of application as depicted on Map 5. At least 25 of these spaces shall be constructed in association with a Development Permit for a principal building within the area of application as depicted on Map 5;
Bicycle Parking may take the form of short term spaces or long term spaces, but a minimum of 40% of the Bicycle Parking spaces must be long term spaces;
Long term spaces shall be provided in Parking Garages or another secure location that is easily accessible to cyclists via access ramps, or a route through the building(s) which facilitates easy and efficient transportation of bicycles; and
Short term spaces may be provided within common bicycle parking facilities located within 400 metres of the proposed development.
Vehicle parking shall be provided in accordance with Section 54 of the Zoning Bylaw, except that:
A maximum of 6300 off-street vehicular parking spaces shall be provided for the area shown on Map 5;
Required off-street parking may be provided within common parking facilities located on-site or off-Site within the area shown Map 5; and
A variance of the parking rate, minimum, or the maximum number of parking spaces may be granted by the Development Officer in consultation with Subdivision and Development Coordination with the submission, review and approval of a parking study.
On-Site vehicle loading facilities shall be provided in accordance with Section 54 of the Zoning Bylaw, except that:
A centralized loading facility serving development within the areas of Map 5 may be used to satisfy the required loading spaces.
For new building construction, or the expansion of existing structures, vehicular loading requirements may be varied upon the submission of vehicular loading demand study to the satisfaction of the Development Officer in Consultation with Subdivision and Development Coordination.
Notwithstanding subsection 574.4(4), two Bars and Neighbourhood Pubs shall be permitted within the areas shown on Map 5.
For Sub-Area 4, as depicted on Map 5, the following regulations shall apply:
The maximum Height shall not exceed 23.0 m.
The maximum Floor Area Ratio (FAR) shall be 2.5.
A minimum 3.0 m stepback shall be provided from the rear property line at a maximum height of 10.0 m. Projections or balconies shall not be permitted within the stepback area.
Design techniques including, but not limited to, the use of sloped roofs, variations in building setbacks and materials or colors and articulation of building façades, shall be employed in order to minimize the perception of massing of the building when viewed from adjacent residential areas and roadways.
Vehicle access to the Site shall be from the Abutting Lanes.
Parking shall be located underground or at the rear of the building and shall be accessed from the Abutting Lane.
All mechanical equipment shall be screened in a manner compatible with the architectural character of the building or concealed by incorporating it within the building.
Specific Regulations for Temporary Storage
The following regulations shall apply to Temporary Storage:
Shall only be permitted within the location identified in Sub-Area 2 as depicted on Map 5;
Any Temporary Storage Use shall be screened from view from a public roadway, and from adjacent Sites, by building walls, freestanding walls, landscape materials, berms, screen Fences or a combination of these;
Except for landscape materials, screening materials shall have a maximum height of 3.7 m.
Shall not be subject to Section 574.5 of the Zoning Bylaw
A Development Permit for Temporary Storage Use shall be limited to a maximum of 10 years in duration. Any subsequent Development Permit for Temporary Storage on the same Site shall be limited to 5 years in duration.
Specific Regulations for General Industrial Uses
The following regulations shall apply to General Industrial Uses:
Shall be restricted to storage facilities only;
Shall only be permitted within Sub-Area 2 as depicted on Map 5;
Storage may be provided both indoors and/or outdoors. Where provided outdoors, storage areas
shall be located away from public roads either internally or to the rear of the site;
shall be screened from view from public roadways through methods such as but not limited to fencing, landscaping, or other similar methods;
Except for landscape materials, screening materials shall have a maximum height of 3.7 m.
Shall not be subject to Section 574.5 of the Zoning Bylaw.
Environmental Site Assessment and Risk Management Regulations
For Sub-Areas 2 and 3 as depicted on Map 5, the following shall apply:
Prior to the issuance of a Development Permit, excluding a development permit for demolition, excavation or signs, a Phase II Environmental Site Assessment and any subsequent work may be required, at the discretion of the Development Officer in consultation with the Environmental Planner, to be submitted, reviewed and approved to the satisfaction of the Development Officer for any development that creates a new building footprint or expands an existing building footprint by more than 250 m2.
Other Regulations
To ensure ongoing analysis of transportation related issues throughout the development of the lands within this area of application, a Transportation Impact Assessment will be required to support any Development Permit application for a principal building in the area of application, with the exception of Temporary Storage and General Industrial Uses for storage purposes, as depicted on Map 5. The scope of the Transportation Impact Assessment will build off other studies in the area, and shall be to the satisfaction of the Development Officer in consultation with Subdivision and Development Coordination (Transportation). The Development Office may impose conditions requiring improvements to the adjacent roadway network, including 118 Avenue, 120 Avenue, 106 Street and 109 Street based on the findings of the Transportation Impact Assessment.
Charter Bylaw 19844
September 8, 2021
The lands legally described as Portions of Lot 2, Block 6A, Plan 9220135. as illustrated on Map 6.
Apartment Hotels, for 100 units or more
Commercial Schools
Community Recreation Services
Fraternity and Sorority Housing
Lodging Houses
Media Studios
Minor Impact Utility Services
Multi-Unit Housing
Vehicle Parking
Religious Assembly
Urban Indoor Farms
Major Digital On-premise Signs
Temporary On-Premise Signs
Apartment Hotels, for 100 units or more
Media Studios
Multi-Unit Housing
Lodging Houses
Religious Assembly
Apartment Hotels, for 100 units or more
Bars and Neighbourhood Pubs, for 140 m2 of Public Space or more
Commercial Schools
Community Recreation Services
General Retail Stores, for 500m2 of Public Space or more
Lodging Houses
Media Studios
Minor Impact Utility Services
Multi-unit Housing
Religious Assembly
Restaurants, for 240 m2 of Public Space or more
Urban Indoor Farms
Vehicle Parking
Major Digital On-premise Signs
Temporary On-Premise Signs
Notwithstanding 574.4.3, up to one Apartment Hotel shall be allowed in each sub area.
Notwithstanding 574.4.4, Bars and Neighbourhood Pubs shall be limited to no more than one establishment per sub-area.
Site Specific Development Regulations for Sub-Area A (Campus Academic):
Notwithstanding Section 574.4 of the Zoning Bylaw, the following building Setbacks shall apply:
A minimum Setback of 2.0 m, to a maximum of 3.0 m, shall be required where the Site Abuts the LRT corridor or other public right-of-way, with the exception of 109 Street and 120 Avenue.
A minimum Setback of 3.0 m, to a maximum of 5.0 m, shall be required where the Site Abuts 109 Street or 120 Avenue, to accommodate primary building entrances or to allow street oriented activities such as outdoor seating.
Notwithstanding Section 574.4 of the Zoning Bylaw:
the maximum Height shall be 55.0 m;
the minimum Height shall be 16.0 m where the site is adjacent to an LRT Station; and
The minimum height shall be 8.0 m where the Site Abuts the LRT corridor.
For buildings taller than 20.0 m in Height which Abut the LRT corridor, a minimum Stepback of 2.0 m shall be required above 20.0 m.
The maximum Floor Area Ratio shall be 6.0.
For buildings Abutting the LRT corridor, building massing shall be designed such that the length of each Frontage is visually differentiated at a maximum interval of 65.0 m. This shall be achieved through the use of significant material and architectural changes that give the appearance of smaller buildings and/or physical breaks in the building.
For buildings facing any public right-of-way a minimum of 60% of the Façade shall form a Street Wall.
For buildings Abutting the LRT corridor, a minimum of 70% of the linear Frontage shall consist of transparent and unobstructed glazing. Linear Frontage shall be measured at 1.5 m above the finished Grade of the Abutting sidewalk.
Buildings Abutting the LRT corridor shall be designed to front that Abutting Lot line with active Frontages and/or Amenity Areas.
Primary entrances shall be provided adjacent to the LRT Station, and primary or secondary entrances shall be provided along the LRT corridor, in accordance with the following:
Entrances provided along the LRT corridor shall provide student and public access and be oriented to the corridor and cannot include maintenance or emergency accesses;
Entrances shall be clearly indicated with architectural details such as canopies, signage, articulation of the Façade, etc.; and
Entrances shall be provided a minimum of every 60.0 m.
Buildings facing the LRT corridor shall be designed in accordance with the following:
The first Storey must be differentiated from the rest of the building, using glazing, material changes, Stepbacks or overhangs, canopies, etc.;
The first Storey shall be a minimum of 3.5 m in Height;
Architectural elements may project to a maximum of 2.0 m into the building Setback; and
Ground floor architectural elements shall be provided at a maximum Height of 4.0 m.
Exterior finishing materials must be durable, high quality, and appropriate for the development within the context of the surrounding area. Appropriate materials include brick, split face architectural block, smooth face masonry, metal panels, architectural metal, cementitious paneling and siding, and composite wood. Cultured stone, and vinyl siding as a finishing material shall not be permitted. Smooth or sand float finish stucco shall be permitted for less than 30% of any Façade.
Vehicle parking shall be provided in accordance with Section 54 of the Zoning Bylaw, except that:
Off-street vehicular parking spaces shall be provided to a maximum rate of 1 stall per 200 m2 of Floor Area.
Required off-street parking may be provided within common parking facilities.
Surface parking and parking structures must not be visible from the LRT corridor or other public paths and streets.
Parking shall be developed in conjunction with buildings and shall not be provided as an interim Use.
Surface Parking Lots shall be limited to a maximum of 100 stalls each.
Parking structures shall not have direct access to/from 119 or 120 Streets.
Parking shall be accessed from 109 Street or Private Lanes only.
Bicycle Parking shall be provided in accordance with Section 54.5 of the Zoning Bylaw, except that Bicycle Parking spaces shall be provided to a minimum of 40% of the number of vehicular parking spaces provided on Site, and required Bicycle Parking spaces may be provided within common Bicycle Parking facilities located within 400 m of a proposed development.
Where private Lanes are provided, they shall be in accordance with the following:
Private Lanes shall not be provided along the LRT corridor and shall not have access to/from the LRT corridor.
Private Lanes shall not be provided adjacent to any public right-of-way.
Private Lanes shall only be accessed from 109 Street.
Landscaping, lighting, and Amenity Areas shall be provided in accordance with the following:
A publicly accessible private Walkway shall be provided between the north end of the LRT station and 109 Street, as generally indicated on Map 6.
A publicly accessible private Walkway shall be provided aligning with Blatchford Road to connect 118 Avenue, as generally indicated on Map 6.
Publicly accessible Walkways shall:
Be a minimum of 6.0 m wide;
Include a 3.0 m wide shared use path; and
Include pedestrian lighting and a landscaped buffer from adjacent buildings.
For buildings Abutting the LRT corridor, building Setbacks shall be integrated with the public realm by providing seating, Landscaping, and planting that contributes to the pedestrian-oriented character of the area. The design shall not hinder the movement of pedestrians from the public realm to the buildings.
Site Specific Development Regulations for Sub-Area B (Residences):
Notwithstanding Section 574.4 of the Zoning Bylaw, a minimum Setback of 2.0 m, to a maximum of 3.0 m, shall be required. An increased Setback to a maximum of 4.5 m shall be allowed at entrances or to accommodate street-oriented amenities such as street furniture and public art.
Notwithstanding Section 574.4 of the Zoning Bylaw, the maximum Height shall be 45.0 m.
The maximum Floor Area Ratio shall be 6.0.
Non-residential Uses shall only be permitted where they are Accessory to the Residential Use.
Where a building exceeds 16.0 m in Height, a minimum 2.5 m Stepback shall be required above a Height of 14.0 m, on all sides Abutting a public right-of-way.
Urban design shall be in accordance with the following:
Building massing shall be designed such that the length of each Frontage is visually differentiated at a maximum interval of 65.0 m. This shall be achieved through the use of significant material and architectural changes that give the appearance of smaller buildings and/or physical breaks in the building.
Building massing above the podium shall provide a separately defined mass for every 1,000 m2 of Floor Area, using articulation, Stepbacks, and/or materiality.
For buildings facing any public right-of-way, a minimum of 75% of the Façade shall form a Street Wall.
A minimum of 30% of the Frontage of Residential and Residential-related Uses shall consist of transparent and unobstructed glazing. Frontage shall be measured as the horizontal area between 0.9 m and 2.1 m above the finished Grade of the Abutting sidewalk.
A minimum of 70% of the Linear Frontage for any Common Amenity Area or non-Residential Use shall consist of transparent and unobstructed glazing. Linear Frontage shall be measured at 1.5 m above the finished Grade of the Abutting sidewalk.
Building entrances shall be designed in accordance with the following:
Ground floor Residential Uses shall provide an individual or shared external entrance from the street, a maximum of 15.0 m apart.
Individual and shared external entrances shall be oriented and clearly visible to be readable from the public roadway using features such as, but not limited to, porches, staircases, and stoops.
Sliding doors shall not serve as entrances.
Entrances shall be designed to provide a semi-private outdoor area that establishes a transition area between the Dwelling and publicly accessible land using landscape features such as decorative fencing, change in grade, shrub beds, planters, rock gardens and/or other built elements.
Entrances shall not have solid Fences or other solid screening elements higher than 1.2 m in Height. Landscaping, retaining walls or other low Height elements may be utilized to visually separate the semi-private courtyards facing the public streets.
Common Amenity Areas shall have access to the street through primary or secondary entrances.
The first Storey and podiums of buildings shall be designed in accordance with the following:
The first Storey shall be a maximum of 1.0 m above the adjoining and/or Abutting public land;
Podiums shall be well-defined to support transitions to adjacent Residential Uses, such as distinct architecture, architectural projections, and varying Setbacks and Stepbacks;
Canopies and other architectural elements may project in to building Setbacks to define the human scale of the ground floor and entrances. Canopies and other architectural elements shall be provided at a maximum Height of 4.0 m;
To create attractive streetscapes and interfaces, podium Façades and rooflines shall be designed with detail and articulation to a maximum of 15.0 m intervals, through the use of materials, Setbacks, and architectural features (see sketch below):
and;
Blank Walls exceeding 12.0 m in length shall not be provided adjacent to any public right-of-way.
Exterior finishing materials must be durable, high quality, and appropriate for the development within the context of the surrounding area. Appropriate materials include brick, split face architectural block, smooth face masonry, metal panels, architectural metal, cementitious paneling, and composite wood. Cultured stone, stucco and vinyl siding as a finishing material shall not be permitted.
Vehicle parking shall be provided in accordance with Section 54 of the Zoning Bylaw, except that:
Off-street vehicular parking spaces shall be provided to a maximum rate of 0.5 stalls per Sleeping Unit.
Off-street parking may be provided within common parking facilities.
No parking shall be required for visitor, Commercial, Residential-related Uses and Non-Residential Uses.
Vehicular parking must be provided underground, with a maximum surface Parking Area of 10% Site coverage allowed if screened from public roads with active building Frontage.
Parkade access points shall not exceed one access per 90 linear metres and shall not be provided within 50 linear metres of a private Lane access.
Entrances to parking garages from public streets other than a Lane shall minimize the physical and visual impacts of the entrances and doors to the adjacent public realm by requiring the ramp to be located entirely within the building and through the design and materials of the entrance and surrounding Façade.
Bicycle Parking shall be provided in accordance with Section 54.5 of the Zoning Bylaw, except that Bicycle Parking shall be provided at a minimum of 0.5 Bicycle Parking spaces per Sleeping Unit.
Where private Lanes are provided, they shall be in accordance with the following:
Private Lanes shall not be provided along the LRT corridor.
Private Lanes shall not be provided adjacent to any public right-of-way.
Private Lane access points shall not exceed one access per 90 linear metres and shall not be provided within 50 linear metres of a parkade access.
Landscaping, lighting, and Amenity Areas shall be provided in accordance with the following:
A publicly-accessible private Walkway must be provided as a mid-block pedestrian access, as generally indicated on Map 6.
Outdoor Amenity Areas shall be designed to minimize light, and sound impacts on adjacent residential through the use of screening such as architectural screens, trees, and shrubs.
Building Setbacks that do not provide private or semi-private Amenity Areas shall be integrated with the pedestrian oriented public realm by providing seating, Landscaping, and planting that contributes to the pedestrian oriented character of the area. The design shall not hinder the movement of pedestrians from the public realm to the buildings.
Site Specific Development Regulations for Sub-Area C (Market District):
Notwithstanding Section 574.4 of the Zoning Bylaw, the following building Setbacks shall apply:
A minimum Setback of 1.2 m, to a maximum of 3.0 m, shall be required.
Increased Setbacks shall be allowed for up to 25% of the Façade, only to provide for pedestrian-oriented activities adjacent to entrances such as seating areas.
Notwithstanding Section 574.4 of the Zoning Bylaw, the maximum Height shall be 45.0 m, except that the maximum Height for a building with frontage onto the plaza shall be 55.0m.
The maximum Floor Area Ratio shall be 6.0.
The urban design within the Market District shall complement and enhance the surrounding Market District design, through the following:
Active frontages shall be provided at grade to ensure lively street relationships and integration with adjacent land uses.
Where a building exceeds 20.0 m in Height, a minimum 2.5 m Stepback shall be required above 20.0 m.
Building massing shall be designed such that the length of each Frontage is visually differentiated at a maximum interval of 65.0 m. This shall be achieved through the use of significant material and architectural changes that give the appearance of smaller buildings and/or physical breaks in the building.
For buildings facing the plaza, a minimum of 90% of the Façade shall form a Street Wall.
For buildings facing any public right-of-way, a minimum of 75% of the Façade shall form a Street Wall.
Where street spacing exceeds 160 m, a mid-block pedestrian connection shall be provided through the block to maintain walkability and connectivity to nodal destinations.
A minimum of 70% of the Frontage shall consist of transparent and unobstructed glazing. Frontage shall be measured as the horizontal area between 0.6 m and 3.0 m above the finished Grade of the Abutting sidewalk.
Pitched roofs shall not be permitted.
Building entrances shall be provided in accordance with the following:
A minimum of four entrances shall be provided from the plaza; and
Building entrances shall be provided at a minimum of every 30.0 m and shall be provided for any separate Uses on the first Storey.
The first Storey and podiums of buildings shall be designed in accordance with the following:
The first Storey shall have an elevation a maximum of 0.3 m above the adjoining and/or Abutting public land.
The first Storey shall be differentiated from the rest of the building, using glazing, materials, Stepbacks, overhangs, canopies, etc.
Canopies and other architectural elements may project in to building Setbacks to define the human scale of the ground floor and entrances. Canopies and other architectural elements shall be provided at a maximum Height of 4.0 m.
Architectural projections above the ground floor shall be limited to a maximum projection of 2.0 m from the ground floor Façade and shall be a maximum of 10.0 m in length and comprise less than 40% of the overall Façade length, in order to promote a pedestrian scale and to avoid a tunnel effect at the street.
Podium Façades shall be designed with detail and articulation to a maximum of 12.0 m intervals, to create attractive streetscapes and interfaces.
Exterior finishing materials must be durable, high quality, and appropriate for the development within the context of the surrounding area. Appropriate materials include brick, split face architectural block, smooth face masonry, metal panels, architectural metal, cementitious paneling, and composite wood. Cultured stone, stucco and vinyl siding as a finishing material shall not be permitted.
Vehicle parking shall be provided in accordance with Section 54 of the Zoning Bylaw, except that:
Parking spaces may be provided to a maximum rate of 1 stall per 100 m2 of Floor Area.
Off-street parking may be provided within common parking facilities.
Any provided vehicular parking shall be located underground.
Parkade access points shall not exceed one access per 90 linear m and shall not be provided within 50 linear m of a private Lane access.
Entrances to parking garages from public streets other than a Lane shall minimize the physical and visual impacts of the entrances and doors to the adjacent public realm by requiring the ramp to be located entirely within the building and through the design and materials of the entrance and surrounding Façade.
Bicycle Parking shall be provided in accordance with Section 54.3 of the Zoning Bylaw, except that Bicycle Parking shall be provided at a minimum of 1 Bicycle Parking space per 100 m2 of Floor Area.
Where private Lanes are provided, they shall be in accordance with the following:
Private Lanes shall not be provided adjacent to any public right-of-way.
Private Lane access points shall not exceed one access per 90 linear m and shall not be provided within 50 linear m of a parkade access.
Landscaping, lighting, and Amenity Areas shall be provided in accordance with the following:
A publicly accessible private Walkway shall be provided, aligning with Blatchford Road to connect to 118 Ave, as generally indicated on Map 6.
A publicly accessible private Walkway shall be provided as a mid-block pedestrian access, as generally indicated on Map 6.
Publicly accessible Walkways shall:
Be a minimum of 6.0 m wide;
Include a 3.0 m wide shared use path; and
Include pedestrian lighting and a landscaped buffer from adjacent buildings.
Building Setbacks shall be integrated with the pedestrian oriented public realm by providing seating, Landscaping, and planting that contributes to the pedestrian-oriented character of the area. The design shall not hinder the movement of pedestrians from the public realm to the buildings.
Sustainability and Environmental Regulations
A minimum of 50% of roof areas shall be used as amenity space, solar photovoltaic panels, Green Roofs, and/or other renewable energy production.
A Phase
II Environmental Site Assessment and any subsequent work may be required
for any development within Sub-Area B and C that creates a new building
at the discretion of the Development Officer in consultation with
the City of Edmonton’s Environmental and Energy Coordination Unit.
