Bylaw 15039
April 15, 2009
Bylaw 17829
January 23, 2017
Bylaw 18175
November 15, 2017
The purpose of this Provision is to accommodate a predominately high-rise, high density residential development with ground oriented commercial Uses. The development shall be pedestrian friendly and compatible in scale, function, built form and urban design with surrounding developments, in accordance with Section 860 of the Zoning Bylaw, The Quarters Downtown Area Redevelopment Plan and The Quarters Downtown Urban Design
This Provision shall apply to the lands shown on Appendix I.
Apartment Hotels
Apartment Housing
Bars and Neighbourhood Pubs
Breweries, Wineries and Distilleries
Child Care Services
Garden Suites, where developed on a lot occupied by Single Detached Housing at the time this Provision was adopted
Lodging Houses
Minor Home Based Business
Private Education Services
Residential Sales Centres
Single Detached Housing, where existing at the time this Provision was adopted
Temporary On-premises Signs
Stacked Row Housing
Secondary Suites, where developed within existing Single Detached Housing at the time this Provision was adopted
Urban Gardens
Urban Outdoor Farms
All uses in Area 1
Media Studios
Business Support Services
Commercial Schools
Convenience Retail Stores
Extended Medical Treatment Services
General Retail Stores
Health Services
Hotels
Indoor Participant Recreation Services
Minor Alcohol Sales
Minor Amusement Establishment
Nightclubs
Personal Service Shops
Private Clubs
Professional, Financial and Office Support Services
Protective and Emergency Services
Public Education Services
Public Libraries and Cultural Exhibits
Religious Assembly
Residential Sales Centre
Row Housing
Secondhand Stores
Stacked Row Housing
Restaurants
Specialty Food Services
Veterinary Services
bb. Fascia On-premises Signs
cc. Projecting On-premises Signs
The minimum building Height shall not be less than 11.0 m, nor 3 Storeys.
The maximum building Height shall not exceed 85.0 m, nor 28 Storeys, subject to Section 860 of the Zoning Bylaw.
The minimum Floor Area Ratio shall be 3.0, subject to Section 860 of the Zoning Bylaw. The maximum Floor Area Ratio shall be 8.0, subject to Section 860 of the Zoning Bylaw.
The minimum building Height shall not be less than 11.0m, nor 3 Storeys.
The maximum building Height shall not exceed 85.0m, nor 28 Storeys, subject to Section 860 of the Zoning Bylaw and Section 810 of the Zoning Bylaw.
The minimum Floor Area Ratio shall be 3.0, subject to Section 860 of the Zoning Bylaw.
The maximum Floor Area Ratio shall be 8.0, subject to Section 860 of the Zoning Bylaw.
The minimum building Height shall not be less than 11.0m, nor 3 Storeys.
The maximum building Height shall not exceed 150.0m, nor 45 Storeys, subject to Section 860 of the Zoning Bylaw and Section 810 of the Zoning Bylaw.
The minimum Floor Area Ratio shall be 3.0. subject to Section 860 of the Zoning Bylaw.
The maximum Floor Area Ratio shall be 11.0, subject to Section 860 of the Zoning Bylaw.
Bars and Neighbourhood Pubs and Restaurants shall not exceed a capacity of 100 Occupants or 120m2 of Public Space.
Nightclubs shall not exceed a capacity of 200 Occupants or 240m2 of Public Space.
Specialty Food Services shall not exceed a capacity of 100 Occupants or 150m2 of Public Space.
Stacked Row Housing must be combined with other Permitted Uses.
Temporary On-premises Signs shall be limited to project advertising and residential sale purposes only. Trailer mounted Signs and/or Signs with changeable copy shall not be permitted.
The minimum Site area shall be 600 m2; excepting that the minimum Site area for a Tower is 860 m2.
The second and third Storeys of developments located in the areas identified for Commercial Uses may be used exclusively for either Residential Uses or Commercial Uses.
Residential and Live Work Units shall occupy no less than 33.3% of the Floor Area in new buildings.
For Areas 2 and 3, all on-Site resident and tenant parking shall be provided within a structure. Visitor and customer parking may be provided at Grade to a maximum of 2 stalls per 10.0 m of Site frontage.
Notwithstanding the Incentive System provided for in Section 860 of the Zoning Bylaw, prior to the issuance of a Development Permit for any base level development, the Development Officer shall ensure a signed agreement exists between the City and the Owner providing the City the option to purchase 5% of the proposed number of residential Dwellings at 85% of the market price, OR to address affordable housing contributions as prescribed by City Council policy C582.
Parking shall be provided in accordance with Section 860 of the Zoning Bylaw.
Signage shall be developed in accordance with Section 860 of the Zoning Bylaw.
Site planning shall be in accordance with The Quarters Downtown Urban Design Plan.
In Area 1, a minimum 4.5 m Setback shall be required from any laneway property line, except for entrances to underground parkades.
In Area 1, a minimum 1.0 m Setback shall be required from Lot lines internal to a block for every Storey of buildings up to 6 Storeys in Height. A minimum 7.5 m Setback shall be required from Lot lines internal to a block for buildings greater than 6 Storeys in Height.
In Areas 2 and 3, a minimum 1.5 m Setback shall be required from any laneway property line, except for entrances to underground parkades.
In Areas 1 and 2, additional building Setbacks shall be provided at the discretion of the Development Officer to ensure new development is Setback in manner consistent with existing heritage buildings.
Buildings at the intersection of Jasper Avenue NW, 95 Street NW and 102 Avenue NW shall be Setback to the satisfaction of the Development Officer as follows:
The first 8.0 m (2 floors) of every building at the intersection of Jasper Avenue NW and 95 Street NW shall be Setback a minimum of 35.0 m from where the centrelines of Jasper Avenue NW and 95 Street NW intersect.
Additional building Setbacks shall be provided to address sight lines at roadway intersections to the satisfaction of the Development Officer in consultation with Transportation Planning and Engineering.
Where the ground floor of any development is designed for Commercial Uses, Buildings shall be built to the front and side property lines. The Development Officer may allow a front Setback to accommodate street related activities such as sidewalk cafes, architectural features and Landscaping.
Stepbacks
In Area 2 and 3, no Stepbacks are required adjacent to Streets and Avenues.
In Areas 2 and 3, a minimum 3.0 m Stepback shall be required for Towers adjacent to laneways at approximately 11.0 m of building Height.
In Areas 2 and 3, a minimum 7.5 m Stepback shall be required for Towers adjacent to internal Lot lines at approximately 11.0 m of building Height.
At the discretion of the Development Officer, Stepbacks may be required adjacent to Streets, Avenues, and Lot lines internal to a block having regard to the character of the surrounding built form, the objectives of The Quarters Downtown Urban Design Plan, and Crime Prevention Through Environmental Design principles.
Parking areas shall be developed in accordance with Section 860 of the Zoning Bylaw.
Building Entrances shall be developed in accordance with Section 860 of the Zoning Bylaw.
Weather Protection shall be provided in accordance with Section 860 of the Zoning Bylaw.
Architectural Control shall be in accordance with Section 860 of the Zoning Bylaw.
APPENDIX I