Edmonton (Alta.) - 1980 - Coliseum-Stadium station area redevelopment plan bylaw (1980-02) by Edmonton Tower Resource Centre Online Library

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coliseum stadium station area redevelopment plan bylaw

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PLANNING LIBRARY 02 80

ARCHIVES 1980 - 5

DO NOT REMOVE FROM LIBRARY

This Bylaw has been prepared by: THE CITY OF EDMONTON PLANNING DEPARTMENT with the assistance of: DU TOIT ASSOCIATES LTD. 47 COLBORNE STREET TORONTO, ONTARIO CANADA M5E 1P8 416 864-1876

APPENDIX 1

TABLE OF CONTENTS

PLAN AREA (Schedule A)

PURPOSE

PLAN OBJECTIVES

1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17.

Community Integrity Density and Building Form Scale of Development Residential Security Landscaped Edges Energy Conservation Exhibition Grounds Residential Development Retail Development Office Space Mixed Use Industry Schools and Neighbourhood Parks Major Recreation Open Space Pedestrian Circulation Automobile Circulation Commuter Parking

4 6 8 9 11 12 14 16 17 18 19 20 21 22 23 25 27

PLAN OF LAND USE DISTRICTS (Schedule B)

PLAN OF CIRCULATION SYSTEMS (Schedule C)

6. DISTRICT REGULATIONS/STATUTORY PLAN OVERLAYS 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16.

Single Detached Residential District Low Density (Residential) Redevelopment District Row Housing District Stacked Housing District Residential Mixed Use: Low Rise High Density Apartments (R1IX1) Residential Mixed-Use (RMX2, 3, 4, 5). Neighbourhood Convenience Commercial District Low Intensity Business District Commercial Office District Highway Corridor District Commercial Mixed-Use Industrial Business District Metropolitan Recreation District Public Parks District Urban Services District Public Utility District

30 32 35 37 40 43 51 54 58 61 64 69 71 74 75 77

UTILITIES

SPECIAL STUDY AREAS

REDEVELOPMENT LEVY

10. DEFINITIONS

I 1

1. PLAN AREA

The area designated as the Coliseum/Stadium Redevelopment Area is shown as Schedule A on the following page. The extent of the redevelopment area is based on a 1,500 ft. radius drawn around each station (representing a five minute walking distance), and has been adjusted so as to incorporate the complete sites of major land uses and areas bounded by arterial roads.

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2. PURPOSE OF THIS PLAN

To promote the efficient operation of light rail transit, automobile and pedestrian traffic in Northeast Edmonton.

To establish a pattern of land use and development which will favour ridership of the light rail transit. This involves the provision of higher densities close and convenient to the stations and a general land use change from the existing industrial uses adjacent to the tracks to residential and commercial uses.

To preserve the scale and character of the major portion of existing neighbourhoods by minimizing the adverse impact of additional

traffic and development.

To maximize the benefits of increased transit accessibility and road re-alignments in new and existing development.

To establish guidelines for the application of Land Use Bylaw Districts and for the exercise of discretion by the Development Officer.

To provide a clear allocation of municipal and private opportunities and responsibilities concerning redevelopment of the Coliseum/ Stadium Redevelopment Area.

PLAN OBJECTIVES

The following planning objectives describe the major land use planning concepts that will shape the physical content, character and organization of the Redevelopment Area.

3.1

COMMUNITY INTEGRITY The heart of existing residential neighbourhoods should be preserved and protected from the intrusion of through traffic and excessive new development, the bulk of which should occur at the edges of the neighbourhoods, not the centres. Sites in need of community repair will be given high priority for development approvals. Redevelopment of currently healthy and attractive buildings, particularly those with historic value, will be discouraged.

Action: (a) Preserve the major portion of each existing neighbourhood as a single family housing land use. Within this major area, low scale redevelopment of slightly higher density will be permitted in areas requiring community repair. (b) Relocate arterials to the periphery of neighbourhoods. Modify the local road grid or traffic pattern to discourage through traffic within neighbourhoods. (c) Require the provision of suitable landscape edges between incompatible land uses; e.g. residential communities and industry or parking lots (see objectives 5 and 7).

(d) Control the quantity and distribution of new development in order to avoid displacing existing healthy housing, and restrict major redevelopment sites to the edges of the neighbourhoods. (e) Protect the existing community scale and character against the intrusion of inappropriate new development by means of transition zoning (see objective 2). (f) Encourage the provision of additional family housing in neighbourhoods facing declining school enrollments.

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3.2

DENSITY AND BUILDING FORM Higher density redevelopment should concentrate around points of high accessibility at the stations, and scale down further away so that there is a transition zone between high density and existing low density neighbourhoods. Building massing should be organized so as to maximize usable open space at grade. This encourages low rise, courtyarded, higher density building forms.

Action: (a) High rise development has a ten storey height limit. (b) Low rise high density development has a five storey height limit, with a top floor setback. (c) Low rise medium density multiple family housing has a four storey height limit. (d) Row housing has a two and half storey height limit. These forms to be combined so that higher buildings are buffered by lower buildings.

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(e) Encouragement of continuous courtyarded building forms to create more usable open space. (f)

Reduction of residential parking standards adjacent to L.R.T. stations.

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3.3

SCALE OF DEVELOPMENT Land Use Districts should be precise and applied in a fine grain manner, rather than spread over large portions of the city. Within this general provision, larger and comprehensive development parcels are restricted to the immediate vicinity of the stations - selective or infill development will be permitted further out.

Action: Permissible locations for development by type and density are shown on SCHEDULE B:

Land Use Districts.

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3.4

RESIDENTIAL SECURITY New medium and high density residential projects should be designed using principles of crime prevention through urban design. This will encourage designs with well-defined outdoor space between buildings that seem to "belong" to residents, that are overlooked by them, and it should be obvious to an outsider that this is the case.

Action: (a) Encourage designs which assign outdoor space to small and homogeneous user groups for their own use and control. (b) Encourage the design of outdoor space so that it can be easily defined, so that residents will easily adopt proprietory attitudes towards it. (c) Encourage the design of exterior spaces which can be surveyed from

the dwelling interiors. (d) Encourage the design of dwelling entries along the streets so that the street will seem to be part of the residential environment.

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3.5

LANDSCAPED EDGES A landscaped edge should be provided between the C.N.R./L.R.T. right-of-way and adjacent development to create a pleasant view from the trains and the buildings. Similar landscape edges should be provided between residential areas and incompatible uses such as industry, the Exhibition Grounds, Clarke Field, and major parking areas.

Action: (a) A landscaped edge along the L.R.T. right-of-way (i.e. screening of parking lots, storage yards, and service-areas, and the provision of a safety barrier) shall be incorporated in new developments as stated in Section 69.3 of the Land Use Bylaw. (b) A landscape edge, a minimum of 5 metres in width, shall be provided around the Exhibition Grounds. (c) A 3 metre landscaped strip shall be provided around all major parking areas.

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3.6

ENERGY CONSERVATION Medium to high density development projects should be laid out, and the buildings designed to conserve energy, and make use of the sun's warmth. This results in medium density arrangements of buildings which are low (so as to prevent overshadowing), continuous (so as to conserve heat), and south facing (so as to absorb the sun's warmth).

Action: (a) Encourage low rise medium to higher density concentrations of building form. (b) Encourage mixed use projects to facilitate the transfer of spare energy from one use to another. (c) Encourage building geometrics which minimize the ratio between the surface area and internal volume compatible with other objectives

such as building character. (d) Orient buildings so that sunlight can fall on them if this is an energy advantage. (e) Around buildings, plant deciduous trees to provide summer shade and coniferous trees to provide shelter from winter winds. (f) Promote higher densities with direct and easy access to efficient modes of transport such as walking, bicycling, and transit.

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EXHIBITION GROUNDS The internal development of the Exhibition Grounds are not subject to this Bylaw, with the exception of the minimum 5 metre perimeter landscape edge requirement. The present Exhibition Grounds boundary may be expanded in future to that approved in 1972 and shown in Figure 12. Access should be limited to major arterials, and the impact of parking on the surrounding residential areas should be controlled.

Action: (a) As transportation plans are revised, access to the site should be limited to entrances from 111 Avenue, 79th Street and 73rd Street (via 112 Avenue) and from 116 Avenue (via the Capilano Freeway). A parking ban similar to the one in effect in the Stadium area should be established. (b) Approval of redevelopment or expansion will be contingent upon the provision of a 5 metre landscape edge at the perimeter of the site, with the exception of the western edge of the Grounds abutting the LRT right-of-way, which shall be subject to the screen planting requirements of Section 69.3 of the Land Use Bylaw.

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3.8

RESIDENTIAL DEVELOPMENT The greatest development components around the station areas will be housing; adult-oriented around the stations; family-oriented further away from the stations.

Action: (a) Locate housing in areas shown below.

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3.9

RETAIL DEVELOPMENT Commercial strips should be reinforced, convenience shopping should occur at the stations, and retail outlets located in industrial zones should be environmentally up-graded.

Action: (a) Establish a master plan for the 118 Avenue commercial strip. (b) Establish a development plan for the Stadium Station Demonstration Project. (c) Locate retail development in areas shown below.

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3.10 OFFICE SPACE Sufficient amounts of office space should be permitted adjacent to the L.R.T. stations in order to encourage transit passenger movement in both directions. Office space should be encouraged in mixed use projects next to the stations.

Action: (a) Locate offices in areas shown below.

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3.11 MIXED USE Wherever possible, retail, office and residential uses should be combined in projects located immediately adjacent to the stations.

Action: (a) Locate mixed-use projects in areas adjacent to the L.R.T. stations and provide for air-rights development over the station and bus transfer facilities, where appropriate. (b) Develop city-owned land as mixed-use demonstration projects, incorporating a social housing component where possible. (c) Allow addition of compatible alternative uses to most districts.

3.12 INDUSTRY Presently zoned industrial land should be rezoned to residential use, or upgraded to commercial park or light industrial district standards, where appropriate.

Action: (a) Consolidate industrial development in the areas shown below.

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3.13 SCHOOLS AND NEIGHBOURHOOD PARKS These should be retained and preserved. Where appropriate, schools and parks may be combined. Land acquisition for expansion of existing facilities or new construction will be funded by the Redevelopment Levy. New locations for additional park space will be established when the need for them arises and funds for their purchase are available.

Action: (a) The forthcoming Community Plan for Parkdale will define locations for new or expanded facilities in this area. (b) When arterial traffic on the Fort Road is relocated to the periphery of neighbourhoods, and if sections of the existing Fort Road are closed, these may make appropriate park areas. (c) Additional parkland and community-oriented recreation facilities commensurate with increases in population, will be provided on the basis of 1.8 acres per 1,000 population as per the Parks and Recreation Master Plan (1979-1983).

3.14 MAJOR RECREATIONAL OPEN SPACE

Existing open space in the North Saskatchewan River Valley and Borden Park should be preserved and linked to nearby residential areas and recreational facilities by means of pedestrian walkways and bike routes.

Action: (a) Develop the North Saskatchewan River Valley in accordance with the Parks and Recreation Master Plan (1979-'83), and Bylaw No. 4054 regulating residential development abutting the river valley and the ravine system.

3.15 PEDESTRIAN CIRCULATION

A pedestrian priority zone is established within a five-minute walking distance from the L.R.T. stations. Within each zone a strong pedestrian network integrating public and private properties should be developed. Pedestrian linkages should be established between zones.

Action: (a) Within the pedestrian priority zones delineated in Schedule C (Circulation Systems) applicants for a development permit shall submit plans to the Development Officer showing how the pedestrian walkway provisions of the Area Redevelopment Plan Bylaw have been

achieved, in accordance with Section 15.3 and 15.4 of the Land Use Bylaw.

(b) Responsibility for the cost and construction of the designated pedestrian walkways on private property shall be assumed by the Developer by means of a development agreement, as specified in Section 17.4.b of the Land Use Bylaw. (c) External and sheltered pedestrian walkway development should generally comply with the construction specifications for minor walkways, described in the City's Standard Servicing Manual.

(d) Adjacent private developments should be co-ordinated with each other in order to insure continuity of pedestrian circulation.

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3.16 AUTOMOBILE CIRCULATION Provide an efficient and rational arterial grid, accommodating increases in traffic while diverting it to the periphery of neighbourhoods. Arterial road/L.R.T. track crossings shall be grade separated, but the arterial road layout should minimize the number of track underpasses required. Vehicular through traffic, with the exception of buses travelling designated routes, should be discouraged within neighbourhoods (see Objective 1).

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3.17 COMMUTER PARKING In order to encourage efficient transit usage, and promote the use of the bus system to bring passengers to the stations, permanent commuter parking should not, as a rule, be permitted at the Stadium and Coliseum L.R.T. stations. An exception to this case is the park-and-ride facility operated as a supplementary use to the major events bus parking area located adjacent to the Stadium L.R.T. Station.

The demand for commuter parking should be closely monitored and, if necessary, a parking ban should be established to prevent on-street commuter parking in the adjoining neighbourhoods.

PLAN OF LAND USE DISTRICTS

The type and distribution of land uses within the Redevelopment Area is illustrated in Schedule B: Land Use Districts. This land use districting is based upon the N.E.L.R.T.C.S. Council-approved recommendations and responds to the plan objectives outlined in the previous section.

The major policy proposals implemented by this plan are: 1.

Land Use Change From Industrial to Residential: Smaller and relatively marginal industrial uses parallelling the rail right-of-way within the Station Areas have been reclassified to encourage residential development and employee-intensive light industrial type uses.

Development of Transit-oriented Sub-centres: Through the process of selective redistricting in the immediate vicinity of the L.R.T. Stations, a higher density, mixed-use nucleus of development is encouraged.

Re-enforcement of Other Land Uses: Existing low-density residential areas have retained their existing zoning by means of equiva-

lent land use district designations in an effort to preserve neighbourhood units.

PLAN OF CIRCULATION SYSTEMS

Schedule C: Circulation Systems does not satisfactorily meet the objectives stated in this Bylaw, but is a statement of the current state. When a transportation plan is further developed for the area, it should be guided by the Transportation objectives stated in this Bylaw.

6.1 SINGLE DETACHED RESIDENTIAL DISTRICT (RF1) 1.

General Purpose 1.1 To provide a district primarily for Single detached Housing.

Permitted Uses 2.1 Single detached Housing.

Discretionary Uses 3.1 Semi-detached Housing, where the side lot line abuts a lot in an Industrial, Commercial, Row Housing, or Apartment District, or is not separated from it by a street or lane more than 10 m (32.8 feet) wide. 3.2 Homecrafts 3.3 Offices-in-the-Home.

3.4 Group Homes 3.5 Foster Homes 3.6 Daytime Child Care Services 3.7 Religious Assembly, where lawfully existing on a site in this District at the effective date of the Land Use Bylaw, on the same site only. 4.

Development Regulations for Permitted and Discretionary Uses 4.1 The minimum site area shall be 360 m per dwelling.

(3,875.0 sq. ft.)

4.2 The minimum site width shall be 12 m (39.4 ft.). 4.3 The minimum site depth shall be 30 in (98.4 ft.). 4.4 The maximum height shall not exceed 10 m (32.8 ft.) nor 2 1/2 storeys. 4.5 The maximum total site coverage shall not exceed 40%, with a maximum of 28% for a principal building and a maximum of 12% for accessory buildings. Where a garage is attached to or designed as an integral part of a dwelling, the maximum for the principal building shall be 40%. 4.6 The minimum front yard shall be 6 m (19.7 ft).

4.7 The minimum rear yard shall be 7.5 m (24.6 ft.), except in the case of a corner site, it shall be 4.5 m (14.8 ft.). 4.8 Side yards shall be established on the following basis: 4.8.1

Side yards shall total at least 20% of the site width, with a minimum side yard of 1.2 m (3.94 ft.), except that the minimum side yard for buildings over 7.5 m (24.6 ft.) in height shall be 2 m (6.6 ft.).

4.8.2

Where there is no lane abutting the site, one side yard shall be at least 3 m (9.8 ft.) for vehicular access, unless there is an attached garage or a garage which is an integral part of a dwelling.

4.8.3

On a corner site where the building fronts on the front yard the minimum side yard abutting the flanking street shall be 20% of the site width, to a maximum of 4.5 m (14.8 ft.).

4.8.4

On a corner site where the building fronts on

the flanking street, the minimum side yard abutting the flanking street shall be 4.5 m

(14.8 ft.). 5.

Additional Development Regulations for Discretionary Uses 5.1 Notwithstanding Subsection 4, Semi-detached Housing in this District shall be developed in accordance with the provisions of the R12 District only. 5.2 Offices-in-the-Home shall be developed in accordance with Section 84 of the Land Use Bylaw. 5.3 Homecrafts shall be developed in accordance with Section 85 of the Land Use Bylaw.

6.2 LOW DENSITY (RESIDENTIAL) REDEVELOPMENT DISTRICT (RF3) 1.

General Purpose 1.1 To provide a district to retain Single detached housing while allowing small-scale conversion and infill redevelopment at a slightly higher density.

Permitted Uses 2.1 Single detached housing 2.2. Semi-detached housing. 2.3 Duplex Housing, where the side lot line of the site abuts a lot in an Industrial, Commercial, Row Housing, or Apartment District, or is not separated from it by a street or lane more than 10 m (32.8 ft.) wide.

Discretionary Uses 3.1 Duplex Housing, other than those which are permitted.

3.2 Row Housing in buildings of up to 4 dwellings, each dwelling having a street frontage. 3.3

Apartment Housing, containing not more than 4 dwellings.

3.4 Homecrafts. 3.5 Offices-in-the Home. 3.6 Group Homes. 3.7 Foster Homes. 3.8 Daytime Child Care Services. 3.9 Boarding and Lodging Houses. 3.10 Greenhouses and Plant Nurseries where lawfully existing on a site in this District at the effective date of the Land Use Bylaw, on the same site only. 3.11 Religious Assembly, where lawfully existing on a site in this District on the effective date of the Land Use Bylaw, on the same site only.

Development Regulations for Permitted and Discretionary Uses 4.1 The minimum site area shall be provided as follows: 4.1.1

2 360 m (3,875.0 sq. ft.) for each single detached dwelling;

4.1.2

2 300 m (3,229.2 sq. ft.) for each semi-detached or duplex dwelling;

4.1.3

2 250 m (2,691.0 sq. ft.) for each Row Housing and dwelling which is not a semi-detached dwelling;

4.1.4

2 150 m (1,614.6 sq. ft.) for each Row Housing internal dwelling; and

4.1.5

2 800 m (8,611.1 sq. ft.) for each Apartment Housing development.

4.2 The minimum site width shall be provided as follows: 4.2.1

4.2.2

12 m (39.4 ft.) for each single detached dwelling; 7.5 m (24.6 ft.) for each semi detached or -

duplex dwelling; 4.2.3

7 m (23.0 ft.) for each Row Housing end dwelling which is not a semi detached dwelling; -

4.2.4

5 m (16.4 ft.) for each Row Housing internal dwelling; and

4.2.5

20 m (65.6 ft.) for each Apartment Housing development.

4.3 The minimum site depth shall be 30 m (98.4 ft.). 4.4 The maximum height shall not exceed 10 m (32.8 ft.) nor 2 1/2 storeys. 4.5 The maximum total site coverage shall not exceed 40%, with a maximum of 28% for a principal building and a maximum of 12% for accessory buildings. Where a garage is attached to or designed as an integral part of a dwelling, the maximum for the principal building is 40%. 4.6 The minimum front yard shall be 6 m (19.7 ft.). 4.7 The minimum rear yard shall be 7.5 m (24.6 ft.), except in the case of a corner site, it shall be 4.5 m (14.8 ft.).

4.8 Side yards shall be established on the following basis: 4.8.1

4.8.2

On a corner site where the building fronts on the front yard, the minimum side yard abutting the flanking street shall be 20% of the site width, to a maximum requirement of 4.5 m (14.8 ft.).

4.8.3

On a corner site where the building fronts on the flanking street, the minimum side yard abutting the flanking street shall be 4.5 m (14.8 ft.).

4.9 Separation Space shall be provided where any two dwellings on a site face each other . 5.

Additional Development Regulations for Discretionary Uses 5.1

Offices-in-the-Home shall be developed in accordance with Section 84 of the Land Use Bylaw.

5.2 Homecrafts shall be developed in accordance with Section 85 of the Land Use Bylaw. 5.3 For Boarding and Lodging Houses, the following regulations shall apply: 5.3.1

5.3.2

5.3.3

no more than four sleeping units may be developed, whether or not in combination with a dwelling; 2 The minimum site area shall be 100 m (1,076.9 sq. ft.) for e2ch sleeping unit, provided that at least 360 m (3,875.0 sq. ft.) shall be provided in all cases; and The Development Officer shall exercise his discretion with respect to the number of sleeping units developed having regard to the character and density of existing residential uses.

6.3 ROW HOUSING DISTRICT (RF5) 1.

General Purpose 1.1 To provide a district for relatively low to medium density multiple family housing, generally as row housing.

Permitted Uses 2.1 Row housing, including Linked Housing and Semi-detached Housing, on a site of 1.4 ha. (3.46 acres) or less in size.

Discretionary Uses 3.1 Row Housing, including Linked Housing and Semi-detached Housing, on a site larger than 1.4 ha (3.46 acres). 3.2 Single detached Housing. 3.3 Homecrafts.

3.4 Offices in the Home. 3.5 Group Homes.

3.6 Foster Homes. 3.7 Daytime Child Care Services. 4.

Development Regulations for Permitted and Discretionary Uses 4.1 The maximum density shall be 42 dwellings/ha (17.0 dwellings/acre). 4.2 The maximum height shall not exceed 10 m (32.8 feet) nor 2-1/2 storeys. 4.3 The maximum total site coverage shall be 40%, with a maximum of 28% for a principal building and a maximum of 12% for accessory buildings. Where a garage is designed attached to or as an integral part of a dwelling, the maximum for the principal building shall be 40%. 4.4 The minimum front yard shall be 6 m (19.7 ft.). 4.5 The minimum rear yard shall be 7.5 m (24.6 ft.). 4.6 Minimum side yards of 2 m (6.6 ft.) each shall be provided, except where the side yard abuts a flanking street, not less than 4.5 m (14.8 ft.) shall be provided.

4.7 Separation spaces shall be provided. 4.8 Minimum Private Outdoor Amenity Areas, at grade, of 30 m (322.9 sq. ft.) per dwelling unit shall be provided.

4.9 Except for developments where all dwellings have frontage on a public roadway, or those 2which contain less than 20 dwellings, a minimum of 2.5 m (26.9 sq. ft.) of Amenity Area per dwelling shall be provided, developed as children's play space or other communal recreational space, and aggregated into areas of not less than 50 m (538.0 sq. ft.) 5.

Additional Development Regulations For Discretionary Uses 5.1 Notwithstanding Subsection 4, Single Detached Housing in this District shall be developed in accordance with the provisions of the RF1 District only. 5.2 Offices-in-the-Home shall be developed in accordance with Section 84 of the Land Use Bylaw. 5.3 Homecrafts shall be developed in accordance with Section

85 of the Land Use Bylaw.

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6.4 STACKED HOUSING DISTRICT (RF6) 1.

General Purpose

1.1 To provide a district for medium density multiple family housing, where some units may not be at grade. 2.

Permitted Uses

2.1 Stacked Row Housing, including Row Housing, Linked Housing, Semi-detached Housing and Duplex Housing, on a site 1.4 ha. (3.46 acres) or less in size. 3.

Discretionary Uses

3.1 Stacked Row Housing, including Row Housing, Linked Housing, Semi-detached Housing, and Duplex Housing, on a site larger than 1.4 ha (3.46 acres). 3.2 Single detached Housing. 3.3 Homecrafts.

3.4 Offices-in-the Home. 3.5 Group homes. 3.6 Foster Homes. 3.7 Daytime Child Care Services. 3.8 Personal Service Shops. 3.9 Convenience Sales. 4.

Development Regulations for Permitted and Discretionary Uses

4.1 The maximum density shall be 80 dwellings/ha (32.4 dwellings/acre). 4.2 The maximum height shall not exceed 14 m (45.9 ft.) nor 4 storeys. 4.3 The maximum total site coverage shall be 40%, with a maximum of 28% for a principal building and a maximum of 12% for accessory buildings. Where a garage is attached to or designed as an integral part of a dwelling, the maximum for the principal building shall be 40%. 4.4 The minimum front yard shall be 6 m (19.7 ft.).

4.5 The minimum rear yard shall be 7.5 m (24.6 ft.). 4.6 Minimum side yards of 1 m (3.3 ft.) for each storey or partial storey shall be provided, except that a total of at least 2 m (6.6 ft.) shall be provided in all cases. A side yard shall be not less than 4.5 m (19.8 ft.) where it abuts a flanking street.

4.7 Separation space shall be provided. 2 4.8 Minimum Private Outdoor Amenity Area of 30 m (322.9 sq. ft.) per dwelling for dwellings, any par of which is contained in the lowest storey, and 15 m (161.5 sq. ft.) per dwelling for dwellings no part of which is contained in the lowest storey.

Additional Development Regulations for Discretionary Uses 5.1 Notwithstanding Subsection 4, Single detached Housing in this District shall be developed in accordance with the provisions of the RF1 District only. 5.2 Offices-in-the Home shall be developed in accordance with Section 84 of the Land Use Bylaw. 5.3 Homecrafts shall be developed in accordance with Section 85 of the Land Use Bylaw. 5.4 (1) The total gross floor area of all Personal Service Shops and Co2venience Sales on any site shall not exceed 275 m (2,960.0 sq. ft.). (2) Personal Service Shops and Convenience Sales shall not be permitted in any freestanding structure separate from a structure containing residential uses. The principal entrance to any Personal Service Shops and Convenience Sales shall be a separate, outside entrance.

Statutory Plan Overlay #1 6.1 General Purpose

6.1.1

As stated in RF6 District.

I I I I I I I I I I I I I I 1 I I

6.2 Permitted Uses 6.2.1

As stated in RF6 District.

6.3 Discretionary Uses 6.3.1

As stated in RF6 District.

6.4 Development Regulations 6.4.10

Parking shall be provided as follows: 1.1 Space for each two bedroom unit. 1.3 Space for each three bedroom unit or larger. 1.0 visitor space for every ten units.

6.5 RESIDENTIAL MIXED-USE: LOW-RISE HIGH DENSITY APARTMENT DISTRICT (RMX-1)

General Purpose 1.1 To provide a district allowing a development involving a mixture of Residential Use Classes, or Residential Use Classes with Residential Related; Commercial; Basic Services; and Community, Educational, Recreational and Cultural Services Use Classes according to the guidelines of an Area Structure Plan or an Area Redevelopment Plan.

Permitted Uses 2.1 None

Discretionary Uses 3.1 Residential. 3.2 Residential Related.

3.3 Commercial. 3.4 Basic Services.

3.5 Community, Educational, Recreational and Cultural Services. 4.

Development Regulations 4.1 As described in Statutory Plan Overlay #1

4.2 Separation Space shall be provided in accordance with the requirements of Section 58 of the Land Use Bylaw. 5.

Additional Development Regulations for Specified Uses 5.1 Notwithstanding the provisions of this District, Single detached Housing shall be developed in accordance with the provisions of the RF1 District only. 5.2 Any use other than a Residential or Residential Related Use may, where existing, redevelop on its present site, provided that its gross floor area is not increased by more than 10% of its existing gross floor area. 5.3 Except as provided in Clause 5.2 above, any use other than a Residential or Residential Related Use may develop only when designed as an integral and secondary component of a development consisting primarily of Residential or Residential Related Uses. Any use other than a Residential or Residential Related Use shall, in this case, not exceed 40% of the gross floor area of the combined development.

5.4 A minimum Amenity Area of 7.5 m 2 (80.76 sq. ft.) per dwelling shall be provided in accordance with Section 56 of the Land Use Bylaw.

1 6.

Statutory Plan Overlay #1 6.1 General Purpose 6.1.1

To provide for higher density ground-related multiple housing in close proximity to the Transit Stations up to a maximum height of 5 storeys. It is intended that a mix of family units and conventional apartment accommodation be provided.

6.2 Permitted Uses 6.2.1

None.

6.3 Discretionary Uses 6.3.1

Apartment Housing.

6.3.2

Single detached and semi-detached housing, and duplexes, all subject to the provisions of the RF2 District.

6.3.3

Stacked row housing subject to the provisions of the RF6 District.

6.3.4

Personal service shops and convenience 2 sales, up to a maximum gross floor area of 190 2m (2,045 sq. ft.) up to an aggregate of 465 m (5,005 sq. ft.) as approved by the Municipal Planning Commission.

6.3.5

Conversion of single detached or semi-detached dwellings, or duplexes to professional offices.

6.3.6

Homecrafts.

6.3.7

Offices-in-the-Home.

6.3.8

Group Homes.

6.3.9

Foster Homes

6.3.10

Daytime Child Care Services.

6.4 Development Regulations 6.4.1

The maximum floor area ratio shall be 1.25. Dwellings on the lower two storeys meeting the minimum outdoor private amenity area and access requirements of the RF6 Stacked Housing District shall not be included in the computation of the floor area ratio.

6.4.2

The maximum density shall be 135 dwellings/ha.

6.4.3

The maximum height shall not exceed five storeys or 15 metres. In the case of a five storey structure, at least 75% of the fifth floor exterior wall area shall be further setback a minimum of 2 metres from the principal exterior walls of the building.

6.4.4

Under the provisions of the maximum allowable floor area ratio, apartment dwellings shall be limited to a maximum of 60 percent of the gross floor area with ground related family dwellings limited to a maximum of 40 percent of the gross

floor area. Limited retail commercial space shall be permitted as per item 6.3.4. 6.4.5

The minimum front yard shall be 6 m (19.7 ft.).

6.4.6

The minimum rear yard shall be 7.5 m (24.6 ft.).

6.4.7

The minimum side yard shall be 1 m (3.3 ft.) for each storey or partial storey up to a maximum of 4.5 m (14.8 ft.) except that at least 2 m (6.6 ft.) shall be provided in all cases. A side yard shall not be less than 4.5 m (19.9 ft.) when it abuts a flanking street.

6.4.8

Parking shall be provided as follows: .75 space for each bachelor unit. .75 space for each one bedroom unit. 1.1 space for each two bedroom unit. 1.3 space for each three bedroom unit or larger. 1.0 visitor parking space for every ten units.

6.6 RESIDENTIAL MIXED USE (RMX 2, 3, 4, 5) 1.

Permitted Uses 2.1 None.

Discretionary Uses 3.1 Residential. 3.2 Residential Related. 3.3 Commercial.

3.4 Basic Services. 3.5 Community, Educational, Recreational, and Cultural Services 4.

Development Regulations for Permitted and Discretionary Uses 4.1 As stated in Statutory Plan Overlay Districts #2, 3 and 4 and 5. 4.2 Separation Space shall be provided in accordance with the requirements of Section 58 of the Land Use Bylaw.

5.4 A minimum Amenity Area of 7.5 m2 (80.76 sq. ft.) per dwelling shall be provided in accordance with Section 56 of the Land Use Bylaw. 6.

Statutory Plan Overlay #2 (RMX2) 6.1 General Purpose 6.1.1

As stated in RMX District.

6.2 Permitted Uses 6.2.1

None.

6.3 Discretionary Uses 6.3.1

Apartment Housing.

6.3.2

Stacked Row Housing, including Row Housing, Linked Housing, Semi-detached Housing and Duplex Housing.

6.3.3

Single detached Housing

6.3.4

Convenience Retail Stores.

6.3.5

General Retail Stores.

6.3.6

Minor Eating and Drinking Establishments.

6.3.7

Personal Service Shops.

6.3.8

Professional, Financial and Office Support Services.

6.3.9

Homecrafts.

6.3.10

Office-in-the Home.

6.3.11

Daytime Child Care Services.

6.4 Development Regulations 6.4.1

The maximum floor area ratio shall be 2.0.

6.4.2

The maximum density shall be 270 dwellings/ha.

6.4.3

The maximum building height shall be 32 m or 10 storeys.

6.4.4

The minimum front yard shall be 6 m (19.7 ft).

6.4.5

The minimum rear yard shall be 7.5 m (24.6 ft.).

6.4.6

The minimum side yard shall be 1 m (3.3 ft.) for each storey or partial storey, up to a maximum of 7.5 m (24.6 ft.), except that a total of at least 2 m (6.6 ft.) shall be provided in all cases. A side yard shall not be less than 4.5 m (14.8 ft.) where it abuts a flanking street.

6.4.7

Notwithstanding Subsection 4, Semi-detached and Duplex Housing in this District shall be developed in accordance with the provisions on the RF4 District.

6.4.8

Homecrafts shall be developed in accordance with Section 85 of the Land Use Bylaw.

6.4.9

Parking shall be provided as follows: .75 space per bachelor unit.

Residential:

.75 space per 1 bedroom unit. 1.1

space per 2 bedroom unit.

1.3

space per 3 bedroom unit.

1.0

visitor parking space per 10 units.

Commercial:

1 space per 1,000 sq. ft. g.f.a.

These requirements may be relaxed if the proponent can demonstrate negligible impact upon street parking in the vicinity of the site. 7.

Statutory Plan Overlay #3 (RMX3) 7.1 General Purpose 7.1.1

As stated in RMX District.

7.2 Permitted Uses 7.2.1

None.

7.3 Discretionary Uses 7.3.1

Apartment Housing.

7.3.2

Row Housing.

7.3.3

Stacked Housing.

7.3.4

Convenience Retail Stores.

7.3.5

General Retail Stores.

7.3.6

Minor Eating and Drinking Establishments.

7.3.7

Personal Service Shops.

7.3.8

Professional, Financial and Office Services.

7.3.9

Homecrafts.

7.3.10

Office-in-the Home.

7.3.11

Daytime Child Care Services.

7.4 Development Regulations

For Apartment Housing:

7.4.1

7.4.1.1

The maximum floor area ratio shall be 2.0.

7.4.1.2

The maximum density shall be 270 dwellings/ha.

7.4.1.3

The maximum building height shall be 32 m or 10 storeys.

7.4.1.4

The minimum front yard shall be 6 m (19.7 ft.).

7.4.1.5

The minimum rear yard shall be 7.5 m (24.6 ft.).

7.4.1.6

The minimum side yard shall be 1 m (3.3 ft.) for each storey or partial storey, except that a total of at least 2 m (6.6 ft.) shall be provided in all cases. A side yard shall not be less than 4.5 m (14.8 ft.) where it abuts a flanking street.

7.4.2

Row Housing shall be developed in accordance with the provisions of the RF5 District.

7.4.3

Stacked Housing shall be developed in accordance with the provisions of the RF6 District.

7.4.4

Apartments shall be limited to fifty percent of the total number of dwellings provided, with family units comprising the balance.

7.4.5

Parking shall be provided as follows:

Residential:

.75 space per bachelor unit. .75 space per 1 bedroom unit.

Commercial:

1.1

space per 2 bedroom unit.

1.3

space per 3 bedroom unit.

1.0

visitor parking space per 10 units.

1 space per 1,000 sq. ft. g.f.a.

These requirements may be relaxed if the proponent can demonstrate reglible impact upon street parking in the vicinity of the site. 8.

Statutory Plan Overlay #4 (RMX4) 8.1 General Purpose 8.1.1

As stated in RMX District.

8.2 Permitted Uses 8.2.1

None.

8.3 Discretionary Uses 8.3.1

Apartment Housing.

8.3.2

Row Housing.

8.3.3

Stacked Housing.

8.3.4

Convenience Retail Stores.

8.3.5

General Retail Stores.

8.3.6

Minor Eating and Drinking Establishments.

8.3.7

Personal Service Shops.

8.3.8

Professional, Financial, and Office Support Services.

8.3.9

Homecrafts.

8.3.10

Office-in-the-Home.

8.3.11

Daytime Child Care Services.

8.4

Development Regulations

8.4.1

For Apartment Housing: 8.4.1.1

The maximum floor area ratio shall be 2.0

8.4.1.2

The maximum density shall be 270 dwellings/ ha.

8.4.1.3

The maximum building height shall be 32 m or 10 storeys, except that in the case of a building fronting onto a single family row housing district (RF5) or residential district of lesser density, the maximum height shall be limited to 4 storeys.

8.4.1.4

The minimum front yard shall be 6 m (19.7 ft.).

8.4.1.5

The minimum rear yard shall be 7.5 m (24.6 ft.).

8.4.1.6

8.4.2

Row Housing shall be developed in accordance with the provisions of the RF5 District.

8.4.3

Stacked Housing shall be developed in accordance with the provisions of the RF6 District.

8.4.4

Apartments shall be limited to fifty percent of the total number of dwellings provided, with family units comprising the balance.

8.4.5

Parking shall be provided as follows: .75 space per bachelor unit .75 space per one bedroom unit 1.1

space per two bedroom unit

1.3

space per three bedroom unit

1.0

visitor parking space per ten units.

Statutory Plan Overlay #5 (RMX5) 9.1 General Purpose 9.1.1

To provide a district for high rise apartments up to a maximum building height of ten storeys.

9.2 Permitted Uses 9.2.1

None

9.3 Discretionary Uses

9.3.1

Apartment Housing

9.3.2

Stacked Row Housing, including Row Housing, Linked Housing, Semi-detached Housing and Duplex Housing.

9.3.3

Homecrafts

9.3.4

Group Homes

9.3.5

Daytime Child Care Services

9.3.6

Private Clubs

9.3.7

Apartment Hotels

9.3.8

Personal Service Shops, Convenience Sales, Professional Offices and Clinics

9.4 Development Regulations 9.4.1

The maximum density shall be 270 dwellings/ha.

9.4.2

The maximum floor area ratio shall be 2.0.

9.4.3

The maximum building height shall be 32 m or ten storeys.

9.4.4

The minimum front yard shall be 6 m (19.7 ft.).

9.4.5

The minimum rear yard shall be 7.5 m (24.6 ft.).

9.4.6

9.4.7

Notwithstanding Subsection 9.4.1 - 9.4.6, Semidetached and Duplex Housing in this District shall be developed in accordance with the provisions of the R4 District.

9.4.8

Personal Service Shops, Convenience Sales, Professional Offices and Clinics shall not be in any freestanding structure separate from a structure containing a residential use, and shall not be developed above the lowest storey.

9.4.9

Parking shall be provided as follows: .75 space per bachelor unit .75 space per one bedroom unit 1.1

space per two bedroom unit

1.3

space per three bedroom unit

1.0

visitor parking space per ten units.

6.7 NEIGHBOURHOOD CONVENIENCE COMMERCIAL DISTRICT (CNC) 1.

General Purpose 1.1 To establish a district for convenience commercial and personal service uses which are intended to serve the day to day needs of residents within new or established neighbourhoods.

Permitted Uses 2.1 Convenience Retail Stores. 2.2 Health Services. 2.3 Minor Eating and Drinking Establishments. 2.4 Personal Service Shops. 2.5 Professional, Financial and Office Support Services.

Discretionary Uses 3.1 Individual business premises for a permitted use having gross floor area greater than 275 m (2,960.07 sq. ft.).

3.2 Apartment Housing. 3.3 Commercial Schools. 3.4 Daytime Child Care Services. 3.5 Gas Bars. 3.6 General Retail Stores. 3.7 Indoor Amusement Establishments. 3.8 Indoor Participant Recreation Services. 3.9 Minor Service Stations. 4.

Development Regulations for Permitted and Discretionary Uses 4.1 The maximum gross floor area of any individual buspess premise for a Permitted Use shall not exceed 275 m (2,960.07) sq. ft.). 4.2 The maximum gross floor area of an individual business 2 premise for a Discretionary Use shall not exceed 1,000 m (10,763.90 sq. ft.), except that a grocery store or superma5ket may be permitted a gross floor area of up to 2,500 m (26,909.75 sq. ft.

4.3 The maximum site area for a shopping centre shall be 2.0 hectares (4.94 acres). 4.4 The maximum floor area ratio shall be 1.0. 4.5 A minimum yard of 3 m (9.84 ft.) shall be required where a site abuts a public thoroughfare other than a lane except: 4.5.1

where adjacent commercial buildings abut the property line to form a pedestrian oriented shopping street, no yard shall be required;

4.5.2

where there is no vehicular access to the site from the public thoroughfare, the minimum yard shall be not less than 1.5 m (4.92 ft.).

4.5.3

where altered by a Statutory Plan Overlay.

4.6 A minimum yard of 3 m (9.84 ft.) shall be required where the rear or side lot line of the site abuts the lot line of a site in a Residential District.

4.7 Where the site has street frontage contiguous with that of a Residential District, the minimum building setback shall be equal to that required for the Residential

District, unless the building is sited in accordance with Clause 4.5.1 above. 4.8 No parking, loading, storage, trash collection outdoor service or display area shall be permitted within a required yard. Loading, storage, and trash collection areas shall be located to the rear or sides of the principal building and shall be screened from view from any adjacent sites, public roadways, including a lane or Light Rail Transit lines in accordance with the provisions of Section 69.3 of the Land Use Bylaw. If the rear or sides of a site are used for parking or an outdoor service or display area or both, and abut a Residential District or a lane serving a Residential District, they shall be screened in accordance with the provisions of Section 69.3 of the Land Use Bylaw. 4.9 The maximum building height shall be 10 m (32.80 ft.) or 2-1/2 storeys. 5.

Additional Development Regulations for Discretionary Uses 5.1 The following regulations shall apply to Apartment Housing developments: 5.1.1

Apartment Housing shall be permitted only in buildings where the first storey is used for commercial purposes.

5.1.2

The housing component shall have access at grade which is separate from the access for the commercial premises.

5.1.3

If a development contains two or more dwelling 2 units, a minimum of 7.5 m (80.72 sq. ft.) of Amenity Area is required per unit, in accordance with the provisions of Section 56 of the Land Use Bylaw.

5.2 Indoor Participant Recreation Services may be permitted on larger commercial sites provided they do not adversely affect the amenity and privacy of any adjacent low density residential development by reason of building scale or traffic circulation.

6.8 LOW INTENSITY BUSINESS DISTRICT (CB1) 1.

General Purpose 1.1 To establish a district for low intensity commercial, office and service uses located along arterial roadways that border or traverse residential areas.

Permitted Uses 2.1 Business Support Services. 2.2 Commercial Schools. 2.3 Equipment Rentals, provided that all equipment and goods for rent are contained within an enclosed building. 2.4 Gas Bars. 2.5 General Retail Stores up to a maximum gross floor area of 2 1,000 m (10,763.40 sq. ft.).

2.6 Health Services. 2.7 Household Repair Services. 2.8 Indoor Amusement Enterprises. 2.9 Minor Eating and Drinking Establishments. 2.10 Minor Service Stations. 2.11 Personal Service Shops. 2.12 Professional, Financial, and Office Support Services.

Discretionary Uses 3.1 Apartment Housing. 3.2 Auctioneering Establishments, provided that all goods and equipment to be auctioned are stored and displayed within an enclosed building. 3.3 Automotive Equipment and Repair Shops, where lawfully existing on a site in this District at the effective date of the Land Use Bylaw, on the same site only. 3.4 Automotive/Minor Recreational Vehicle Sales/Rentals.

3.5 Custom Manufacturing. 3.6 Drive-in Food Services. 3.7 Funeral Services. 3.8 General Retap Stores with a gross floor area greater than 1,000 m (10,763.90 sq. ft.). 3.9 Greenhouses and Plant Nurseries. 3.10 Hotels, where lawfully existing on a site in this District. at the effective date of the Land Use Bylaw, on the same site only. 3.11 Indoor Participant Recreation Services. 3.12 Limited Contractor Services. 3.13 Minor Veterinary Services. 3.14 Mobile Catering Food Services.

3.15 Motels where lawfully existing on a site in this District at the effective date of the Land Use Bylaw, on the same site only. 3.16 Non-accessory Parking. 3.17 Private Clubs.

3.18 Recycling Depots. 3.19 Religious Assembly, where lawfully existing on a site in this District at the effective date of the Land Use Bylaw, on the same site only. 3.20 Second Hand Stores. 3.21 Spectator Entertainment Establishments. 4.

Development Regulations for Permitted and Discretionary Uses 4.1 The maximum gross floor area for a retail store shall be 2,500 m (26,909.75 sq. ft.). 4.2 The maximum floor area ratio shall be 2.0. 4.3 A minimum yard of 3 m (9.84 ft.) shall be required where a site abuts a public thoroughfare other than a lane except: 4.3.1

where adjacent commercial buildings abut the property line to form a pedestrian oriented shopping street, no yard shall be required;

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4.3.2

where there is no vehicular access to the site from the public roadway, the minimum yard shall be not less than 1.5 m (4.92 ft.).

4.3.3

where altered by a Statutory Plan Overlay.

4.4 A minimum yard of 3 m (9.84 ft.) shall be required where the rear or side lot line of the site abuts the lot line of a site in a Residential District. 4.5 No parking, loading, storage, trash collection, outdoor service or display area shall be permitted within a required yard. Loading, storage, and trash collection areas shall be located to the rear or sides of the principal building and shall be screened from view from adjacent sites and public roadways, including a lane or light rail transit line in accordance with the provisions of Section 69.3 of the Land Use Bylaw. If the rear or sides of a site are used for parking and/or an outdoor service area and abut a Residential District or a lane serving a Residential District, they shall be screened in accordance with the provisions of Section 69.3 of the Land Use Bylaw.

4.6 The maximum building height shall be 11 m (36.08 ft.). 5.

Additional Development Regulations for Discretionary Uses 5.1 The following regulations shall apply to Apartment Housing developments; 5.1.1

Apartment Housing shall be permitted only in buildings where the first storey is used for commercial purposes;

5.1.2

the housing component shall have access at grade which is separate from the access for the commercial premises;

5.1.3

where a development contains ydo or more dwelling units a minimum of 7.5 m (80.7 sq. ft.) of Amenity Area is required per unit, in accordance with the provisions of Section 56 of the Land Use Bylaw.

5.2 The following regulations shall apply to Automotive/Minor Recreational Vehicle Sales/Rentals developments: 5.2.1

the maxplum site area for a business shall be 2,000 m (21,527.80 sq. ft.);

5.2.2

servicing and repair operations shall be permitted only as incidental to the sales establishment;

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5.2.3

all storage, display or parking areas shall be hard surfaced in accordance with Section 67.3 of the Land Use Bylaw.

5.2.4

all outdoor display areas which abut a Residential District or a lane serving a residential district shall be obscured from direct view by providing a visual screen at least 1.8 m (6 ft.) in height in accordance with the provisions of Section 69.3 of the Land Use Bylaw.

5.2.5

lighting for the display area shall be mounted on lamp standards and no exposed bulbs or strings of lights shall be used.

Statutory Plan Overlay #1 6.1 General Purpose

6.1.1

As stated for CB1 District.

6.2 Permitted Uses

6.2.1 6.3

As stated for CB1 District.

Discretionary Uses

6.3.1

As stated for CB1 District.

6.4 Development Regulations 6.4.8

Parking shall be provided on the basis of one space per 1,000 sq. ft. g.f.a. of office or retail commercial space and in the case of residential uses, according to the following schedule: .75 space per bachelor unit .75 space per one bedroom unit 1.1 space per two bedroom unit 1.3 space per three bedroom unit 1.0 visitor parking space per ten units.

6.9 COMMERCIAL OFFICE DISTRICT (CO) 1.

General Purpose

1.1 To establish a District for medium intensity office development on the periphery of the Downtown, around light rail transit station areas or other locations offering good accessibility by both private automobile and transit. 2.

Permitted Uses

2.1 Business Support Services. 2.2 Commercial Schools. 2.3 Health Services. 2.4 Minor Eating and Drinking Establishments. 2.5 Professional, Financial and Office Support Services.

Discretionary Uses 3.1

Convenience Retail Stores.

3.2 Daytime Child Care Services. 3.3 Funeral Services.

3.4

General Retail Stores.

3.5 Indoor Participant Recreation Services. 3.6 Major Eating and Drinking Establishments. 3.7 Non-Accessory Parking. 3.8 Personal Service Shops. 3.9 Private Clubs. 3.10 Religious Assembly, where lawfully existing on a site in this District at the effective date of the Land Use Bylaw, on the same site only. 3.11 Minor Impact Utilities (L.R.T. Stations and bus-transfer facilities). 4.

Development Regulations for Permitted and Discretionary Uses

4.1 The maximum floor area ratio shall be 4.0.

4.2 A minimum yard of 4.5 m (14.76 ft.) shall be required where a site abuts a public roadway, other than a lane or the site abuts the lot line of a site in a Residential District except: 4.2.1

where adjacent commercial buildings abut the property line to form a pedestrian oriented shopping street, no yard shall be required;

4.2.2

where there is no vehicular access to the site from the public roadway, the minimum yard shall be not less than 3 m (9.84 ft.).

4.3 In addition to the yard requirements in Clause 4.2 above, the Development Officer may require an additional setback for that portion of any development which exceeds 14 m (45.93 ft.) in height in order to protect the privacy of any adjacent low density residential development. The Development Officer shall not require a total setback greater than the height of the building. 4.4 No parking, loading, trash collection, outdoor service or display area shall be permitted within a required yard.

Loading, storage, and trash collection areas shall be

located to the rear or sides of the principal building and shall be screened from view adjacent sites and public roadways including a lane or light rail transit lines in accordance with the provisions of Section 69.3 of the Land Use Bylaw. If the rear or sides of a site are used for parking and/or an outdoor service or display area and abut a Residential District or a lane serving a Residential District, they shall be screened in accordance with the provisions of Section 69.3 of the Land Use Bylaw. 4.5 The maximum building height shall be 23 m (75.45 ft.) or 6 storeys, except that the Development Officer may, at his discretion, allow a greater height to a maximum of 40 m (131.20 ft.) or 10 storeys where, in his opinion, this would not adversely affect the privacy and amenity of any adjacent residential development. 5.

Statutory Plan Overlay #1 5.1 General Purpose 5.1.1

To provide a District for medium intensity office development up to a maximum building height of 10 storeys.

5.2 Permitted Uses 5.2.1

As stated in CO District.

5.3 Discretionary Uses 5.3.1

As stated in CO District.

5.4 Development Regulations 5.4.6

Parking shall be provided on the basis of 1 space per 1,000 square feet of gross floor area. Surface parking shall not exceed 25% of the site area.

6.10 HIGHWAY CORRIDOR DISTRICT (CHY) 1.

General Purpose 1.1 To establish a district for high quality commercial development along those roadways which serve as entrance routes to the City or along limited access routes intended to provide a connection to entrance routes.

Permitted Uses 2.1 Gas bars. 2.2 Hotels. 2.3 Minor Eating and Drinking Establishments. 2.4 Minor Service Stations. 2.5 Motels.

Discretionary Uses

3.1 Business Support Services. 3.2 Convenience Retail Stores. 3.3 Daytime Child Care Services. 3.4 Drive-In Food Services. 3.5 General Industrial Uses. 3.6 Indoor Participant Recreation Services. 3.7 Major Eating and Drinking Establishments. 3.8 Major Service Stations. 3.9 Personal Service Shops. 3.10 Professional, Financial and Office Support Services. 3.11 Rapid Drive-through Vehicle Services. 3.12 Tourist Campsites. 4.

Development Regulations for Permitted and Discretionary Uses 4.1 The minimum site frontage shall be 30 m (98.42 ft.), unless access is provided from a service road.

4.2 The maximum floor area ratio shall be 1.0, except where altered by a Statutory Plan Overlay. 4.3 A minimum yard of 7.5 m (24.60 ft.) shall be required where a site abuts a public thoroughfare, including a lane which serves a Residential District or where a site abuts the lot line of a site in a Residential District. 4.4 In addition to the yard requirements of Clause 4.3 above, the Development Officer may require an additional setback for that portion of any development which exceeds 14 m (45.93 ft.) in height in order to protect the privacy of any adjacent low density residential development. The Development Officer shall not require a total setback greater than the height of the building. 4.5 No parking, loading, storage, trash collection, outdoor service or display area or signs shall be permitted within a required yard, except that the Development officer may permit the erection of directional signs. 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, including a lane or Light Rail Transit lines in accordance with the provisions of Section 69.3 of the Land Use Bylaw. If the rear or sides of a site

are used for parking and/or an outdoor service or display area and abut a Residential District or a lane serving a Residential District, they shall be screened in accordance with the provisions of Section 69.3 of the Land Use Bylaw. 4.6 The maximum building height shall be 14 m (45.93 ft.) except: 4.6.1

the maximum height for a Hotel shall be of 30 m (98.42 ft.);

4.6.2

where altered by a Statutory Plan Overlay up to a maximum of 30 m (98.42 ft.).

4.7 All exposed building faces shall have a consistent and harmonious exterior finishing materials. 5.

Additional Development Regulations for Discretionary Uses 1 5.1 Convenience Retail Stores and Personal Service Shops may be developed only as uses ancilliary to an office, motel, hotel, gas bar, minor or major service station development. 5.2 Indoor Participant Recreation Establishments may be developed only as ancillary to a hotel, motel or office development.

5.3 General Industrial Uses may be permitted only where the site is located on the periphery of an industrial district or land designated for future industrial use in a Statutory Plan. General Industrial uses shall comply with the performance standards of the IB District. 5.4 The siting and access for the following developments shall be to the satisfaction of the City Engineer, who shall ensure that such developments do not prejudice the safety and transportation function of highway entrance and limited access routes: 5.4.1

Drive-in Food Services.

5.4.2

Major Eating and Drinking Establishments.

5.4.3

Professional, Financial and Office Support Services.

5.4.4

Rapid Drive-through Vehicle Services.

6.11 COMMERCIAL MIXED USE DISTRICT (CMX1) 1.

General Purpose 1.1 To establish a district for developments involving a mixture of Commercial Use Classes, or a mixture of Commercial Use Classes with Residential; Residential Related; Basic Services; and Community, Educational, Recreation and Cultural Services Use Classes according to the guidelines of an Area Structure Plan or Area Redevelopment Plan.

Permitted Uses None.

Discretionary Uses 3.1 Residential. 3.2 Residential Related. 3.3 Commercial. 3.4 Industrial. 3.5 Basic Services. 3.6 Community, Educational, Recreational and Cultural Services.

Development Regulations 4.1 As stated in Statutory Plan Overlay #1. 4.2. Separation Space shall be provided in accordance with the requirements of Section 58 of the Land Use Bylaw.

Additional Development Regulations for Specified Uses 5.1 The following uses may, where existing, redevelop at their present location or relocate to a new site within the District, provided that the gross floor area is not increased by more than 10%; or may otherwise occur as a new development when designed as an integral and secondary component of a development which consists primarily of any use not listed below or within Section 370.6, Clause (2) of the Land Use Bylaw:

I I I I $

I I I j I $

I I I I

5.1.1

Extended Medical Treatment Facilities.

5.1.2

Minor Impact Utility Services.

5.1.3

Natural Science Exhibits.

5.1.4

Private Education Services.

5.1.5

Protective and Emergency Services.

5.1.6

Public Libraries and Cultural Exhibits.

5.1.7

Public Park.

5.2 The following uses may, where existing, redevelop at their present location or relocate to a new site within the District, provided that the gross floor area is not increased by more than 10%; but shall not otherwise occur as a new development: 5.2.1

Automotive and Equipment Repair Shops.

5.2.2

Automotive and Minor Recreation Vehicle Sales/Rentals.

5.2.3

Cremation and Interment Services.

5.2.4

Drive-in Food Services.

5.2.5

Equipment Rentals.

5.2.6

Fleet Services.

5.2.7

General Industrial Uses.

5.2.8

Limited Contractor Services.

5.2.9

Major Service Stations.

5.2.10

Mobile Food Catering Services.

5.2.11

Rapid Drive-Through Vehicle Services.

5.2.12

Recycling Depots.

5.2.13

Truck and Mobile Home Sales/Rentals.

5.3 Notwithstanding the provisions of this District, Single detached Housing shall be developed in accordance with the provisions of the RF1 District only. 2 5.4 A minimum Amenity Area of 7.5 m (80.76 sq. ft.) per dwelling shall be provided in accordance with Section 56 of the Land Use Bylaw.

I I I I I I

I .1 'I I I I I .1 I I I

5.5 General Industrial Uses developed in accordance with Subsection 5.2 shall comply with the Performance Standards for the IB Industrial District as specified in Section 73 of the Land Use Bylaw. 6.

Statutory Plan Overlay #1 6.1 General Purpose As stated in CMX District.

6.1.1

6.2 Permitted Uses None.

6.2.1

6.3 Discretionary Uses Residential.

6.3.1

6.3.1.1

Apartment Housing.

6.3.1.2

Duplex Housing.

6.3.1.3

Linked Housing.

6.3.1.4

Row Housing.

6.3.1.5

Semi-Detached Housing.

6.3.1.6

Single Detached Housing.

6.3.1.7

Stacked Housing.

6.3.2

6.3.3

Residential Related. 6.3.2.1

Apartment Hotels.

6.3.2.2

Boarding and Lodging Homes.

6.3.2.3

Foster Homes.

6.3.2.4

Fraternity and Sorority Housing.

6.3.2.5

Group Homes.

6.3.2.6

Homecrafts.

6.3.2.7

Offices-in-the-Home.

Commercial.

6.3.3.1

Broadcasting and Motion Picture Studios.

6.3.3.2

Business Support Services.

6.3.3.3

Commercial Schools.

6.3.3.4

Convenience Retail Stores.

6.3.3.5

Cremation and Interment Services.

6.3.3.6

Custom Manufacturing Establishments.

6.3.3.7

Funeral Services.

6.3.3.8

General Retail Stores.

6.3.3.9

Health Services.

6.3.3.10 Hotels. 6.3.3.11 Household Repair Services. 6.3.3.12 Indoor Amusement Establishments.

6.3.3.13 Limited Contractor Services. 6.3.3.14 Major and Minor Eating and Drinking Establishments. 6.3.3.15 Personal Services Shops. 6.3.3.16 Professional, Financial and Office Support Services. 6.3.3.17 Spectator Entertainment Establishments. 6.3.3.18 Warehouse Sales. 6.3.4

6.3.5

Basic Services. 6.3.4.1

Extended Medical Treatment Services.

6.3.4.2

Government Services.

6.3.4.3

Minor Impact Utility Services (LRT Stations and bus-transfer facilities).

6.3.4.4

Protective and Emergency Services.

Community, Education, Recreational and Cultural Services.

6.3.5.1

Community Recreation Services.

6.3.5.2

Daytime Child Care Services.

6.3.5.3

Indoor Participant Recreation Services.

6.3.5.4

Private Clubs.

6.3.5.5

Private Education Services.

6.3.5.6

Public Libraries and Cultural Exhibits.

6.3.5.7

Public Park.

6.3.5.8

Religious Assembly.

6.4 Development Regulations 6.4.1

The maximum floor area ratio shall be 3.0. This maximum shall be the sum of all the component uses proposed, but shall not include the area occupied by public pedestrian walkways along the routes shown in Schedule C.

6.4.2

The maximum residential density shall be 270 dwellings/ha.

6.4.3

The maximum height shall be 40 m or 10 storeys for commercial uses permitted under the provisions of the Commercial Office District (CO). The maximum height permitted for residential uses shall be 32 m or 10 storeys.

6.4.4

The minimum yard requirements as specified in the RA9 High Rise Apartment District and the CO Commercial Office District shall apply to residential and commercial uses respectively.

6.12 INDUSTRIAL BUSINESS DISTRICT (IB) 1.

General Purpose 1.1 To provide a district for industrial businesses which carry out their operations such that no nuisance factor is created or apparent outside an enclosed building and such that the district is compatible with any adjacent non-industrial district.

Permitted Uses 2.1 Auctioneering Establishments, provided that all goods and equipment to be auctioned are stored and displayed within an enclosed building. 2.2 Business Support Services. 2.3 Equipment Rentals, provided that all equipment and goods for rent are contained within an enclosed building. 2.4 Gas bars.

2.5 General Industrial Uses. 2.6 Minor and Major Service Stations. 2.7 Professional, Financial and Office Support Services. 3.

Discretionary Uses 3.1 Convenience Retail Stores. 3.2 Cremation and Interment Services. 3.3 Daytime Child Care Services. 3.4 Drive-in Food Services. 3.5 Greenhouses and Plan Nurseries.

3.6 Health Services. 3.7 Indoor Participant Recreation Services. 3.8 Minor and Major Eating and Drinking Establishments. 3.9 Minor Veterinary Clinics. 3.10 Mobile Catering Food Services.

3.11 Outdoor Participant Recreation Services. 3.12 Personal Service Shops. 3.13 Warehouse Sales. 4.

Development Regulations 4.1 Where this District is applied along a major collector or higher standard roadway the minimum site frontage shall be 30 m (98.42 ft.), unless access is provided from a service road. 4.2 The maximum floor area ratio shall be 1.2. 4.3 A minimum yard of 6 m (19.68 ft.) shall be required where any lot lone of a site abuts a public thoroughfare, other than a lane or abuts the property line of a Residential District. 4.4 No parking, loading, storage, trash collection, outdoor service or display area shall be permitted within a required yard.

4.5 The maximum building height shall be 10 m (32.80 ft), except that the Development Officer shall permit a greater height for a single storey building housing a general

industrial use up to a maximum of 14 m (45.92 ft.). 4.6 All developments shall comply with the Performance Standards of Section 73 of the TB District. 5.

Additional Development Regulations for Discretionary Uses Convenience Retail Stores, Daytime Child Care Services, Drivein Food Services, Health Services, Indoor Participant Recreation Services, Minor and Major Eating and Drinking Establishments, Outdoor Participant Recreation Services and Personal Service Shops shall be sited in accordance with the following: 5.1 as part of a comprehensively planned and managed group of five or more office or industrial buildings where such discretionary uses are intended to service and support the principal industrial or office use; or 5.2 in an area designated for such uses in an Area Structure or Area Redevelopment Plan; or 5.3 on sites located at the intersection of major collector or higher standard roadways centrally located in an industrial area.

6.13 METROPOLITAN RECREATION DISTRICT (A) 1.

General Purpose 1.1 To preserve natural areas and parkland along the river, creeks and ravines and other designated areas for active and passive recreational uses and environmental protection.

Permitted Uses 2.1 Farms on a site of not less than 8 ha (19.77 acres). 2.2 Single detached housing on a site of not less than 8 ha (19.77 acres). 2.3 Public Parks.

Discretionary Uses 3.1 The following uses, subject to the approval of the Municipal Planning Commission: 3.1.1

Natural Science Exhibits.

3.1.2

Tourist Campsites.

3.1.3

Spectator Sports Establishments.

3.1.4

Spectator Entertainment Establishments.

3.1.5

Community Recreation Services.

3.1.6

Outdoor Participant Recreation Services.

3.1.7

Indoor Participant Recreation Services.

3.1.8

Protective Emergency Services.

3.1.9

Natural Resource Development.

3.1.10

Carnivals or fairs sponsored by a non-profit community organization for periods not in excess of seven (7) days.

3.1.11

Homecrafts and Offices-in-the-Home.

3.1.12

Minor Impact Utility Services.

3.1.13

Cultural Exhibits and Public Library Services.

3.1.14

Daytime Childcare Services.

3.1.15

Exhibition and Convention Facilities.

3.1.16

Greenhouses and Plan Nurseries.

3.2 The following uses, where lawfully existing on a site in this District at the effective date of this Bylaw on the same site only and subject to the approval of the MPC:

3.2.1

Religious Assembly.

3.2.2

Private Education Services.

3.2.3

Extended Medical Treatment Services.

Development Regulations for Permitted and Discretionary Uses 4.1 The minimum front yard shall be 7.5 m (24.61 ft.). 4.2 The minimum rear yard shall be 7.5 m (24.61 ft.). 4.3 The minimum side yard shall be 4.5 m (14.76 ft.).

4.4 The maximum building height shall be 10 m (32.81 ft.) unless otherwise approved by the Municipal Planning Commission where deemed appropriate for the use. 4.5 All development proposals for discretionary uses, may be required to submit an environmental impact assessment as determined by the Municipal Planning Commission. The assessment shall provide the following information. 4.5.1

4.5.2

the adverse and beneficial impacts of the development on the natural environment: 4.5.1.1

in terms of changes in air and water quality anticipated when designed capacity of development is reached;

4.5.1.2

in terms of changes with respect to increase or decrease in bank stability;

4.5.1.3

in terms of changes in wild life, historical, scenic or geological features which occur as a result of the proposed development;

the adverse and beneficial impacts which may occur as a result of:

4.5.2.1

increased traffic on approach roads, trails and adjoining park facilities;

4.5.2.2

land consumed for uses not related to public park use and ancillary services;

4.5.2.3

the number of persons likely to be attracted to the proposed use or development;

the ways in which any adverse effects of the proposed development may be minimized and any recommended design alternatives to the proposed development.

4.5.3

4.6 The following conditions shall apply to all development: 4.6.1

design of the development shall minimize or eliminate potential instability of adjacent slopes and allow for settlement on areas of fill;

4.6.2

removal of vegetation shall be avoided or minimized and deposition of fill prohibited;

4.6.3

natural drainage lines shall be respected and surface ponding of water avoided;

4.6.4

denuded areas shall be restored to control erosions;

4.6.5

where fill has been dumped directly into the river channel, development shall be contingent upon:

4.6.5.1

removal of fill until the river channel assumes its original shape;

4.6.5.2

regradation of the river bank to the low angle of rest;

4.6.5.3

installation of gabions along the base of the slope;

4.6.5.4

revegetation of the slope area immediately behind.

6.14 PUBLIC PARKS DISTRICT (AP) 1.

General Purpose 1.1 To establish an area of public land for both active and passive recreational uses and landscaped buffers.

Permitted Uses 2.1 Public Park. 2.2 Outdoor Participant Recreation Services. 2.3 Indoor Participant Recreation Services. 2.4 Community Recreation Services. 2.5 Carnivals or fairs sponsored by a non-profit organization or community for periods not exceeding seven (7) days.

Discretionary Uses 3.1 Natural Science Exhibits; 3.2 Public Libraries and Cultural Exhibits. 3.3 Spectator Sports Establishments. 3.4 Spectator Entertainment Establishments. 3.5 Minor Eating and Drinking Establishments. 3.6 Tourist Campsites.

Development Regulations for Permitted and Discretionary Uses 4.1 The minimum front yard shall be 6 m (19.68 ft.). 4.2 The minimum rear yard shall be 7.5 m (24.6 ft.). 4.3 The minimum side yard shall be 4.5 m (14.8 ft.). 4.4 The maximum building height shall be 10 m (32.8 unless otherwise approved by the Development Officer, where deemed appropriate for the use.

15.1 URBAN SERVICES DISTRICT (US) 1.

General Purpose 1.1 To provide a district for public and privately owned facilities of an institutional or community service nature.

Permitted Uses 2.1 Community Recreation Services. 2.2 Daytime Child Care Services. 2.3 Government Services. 2.4 Public and Private Education Services. 2.5 Public Libraries and Cultural Exhibits. 2.6 Religious Assembly.

Discretionary Uses 3.1 Cemeteries. 3.2 Commercial Schools, only when a temporary or part time use of an existing Permitted Use Development. 3.3 Eating and Drinking Establishments, Minor only when integrated with another Permitted or Discretionary Use Development. 3.4 Extended Medical Treatment Services. 3.5 Indoor Participant Recreation Services. 3.6 Natural Science Exhibits. 3.7 Outdoor Participant Recreation Services. 3.8 Protective and Emergency Services. 3.9 Private Clubs. 3.10 Spectator Entertainment Establishments. 3.11 Spectator Sports Establishments. 3.12 Detention and Correction Services.

3.13 Exhibition Grounds and Convention Centres. 3.14 Temporary Shelter Facilities. 4.

Development Regulations for Permitted and Discretionary Uses 4.1 Developments in this District shall comply with the regulations governing maximum floor area ratio and height, and minimum yards and setbacks of the most restrictive abutting District. 4.2 Where, in the opinion of the Development Officer, it is impractical for a development to comply with Clause 4.1 because of characteristics fundamental to the nature of the Use, he may relax the requirements of Clause 4.1 as required. In such case, a Permitted Use shall become a Discretionary Use.

Additional Development Regulations For Discretionary Uses 5.1 Where development does comply with the requirements of subsection 4.1, its design, siting, landscaping, screening and buffering shall minimize and compensate for any objectionable aspects or potential incompatibility with

development in abutting Districts. 5.2 Where this District abuts the A District, the Development Officer, in consultation with the General Manager of the Parks and Recreation Department, may require an environmental assessment in accordance with Section 540.4, Clause (5) of the Land Use Bylaw.

16.1 PUBLIC UTILITY DISTRICT (PU) 1.

General Purpose 1.1 To provide a District for public utility installations, services and facilities.

Permitted Uses 2.1 Minor Impact Utility Services. 2.2 Protective and Emergency Services.

Discretionary Uses 3.1 Major Impact Utility Services.

Development Regulations for Permitted and Discretionary Uses 4.1 Developments in this District shall comply with the regulations governing maximum floor area ratio, height, minimum yards and setbacks of the most restrictive abutting District. 4.2 Developments in this Districts comply with the industrial performance standards applicable to the IB District. 4.3 Notwithstanding Clause 4.2, if this District is located in the interior of an industrial area abutting the IM District or IH District for the most part and does not abut any Residential District, it shall comply with the industrial performance standards applicable to the IM and IH Districts. 4.4 Where, in the opinion of the Development Officer, it is impractical for a development to comply with Clause 4.1 or 4.2 because of characteristics fundamental to the provision of infrastructure services, he may relax the requirements of Clause 4.1 as required, and he may relax the requirements of Clause 4.2, provided the development complies with the industrial performance standards in the IM and IH districts. In either case, a Permitted Use shall become a Discretionary Use.

Additional Development Regulations for Discretionary Uses 5.1 Where a development does not comply with the requirements of Subsections 520.4(1) and 520.4(2) of the Land Use Bylaw, its design, siting, landscaping, screening and buffering shall minimize and compensate for any objectionable aspects or potential incompatibility with development in abutting Districts.

5.2 Where this District abuts the A District, the Development Officer, in consultation with the General Manager of the Parks and Recreation Department, may require an environmental assessment in accordance with the requirements of Section 540.4, Clause (5) of the Land Use Bylaw.

UTILITIES

Utility services include: (a) water distribution system (b) storm sewers (c) sanitary sewers (d) street lighting, power and telephone The utility services infrastructure in Northeast Edmonton in general, and within the Area Redevelopment Plan boundaries in particular, is sufficient to meet current demand. It is anticipated, however, that major new development will require upgrading in excess of current capacities. In this regard, the extent of improvements necessary will be specifically determined as development proceeds and the developer, in each case, shall assume costs for all new services within or to the site in accordance with plans and specifications to be submitted to and approved by the appropriate City Department. It shall be a condition of all new development that all utility

lines,

including existing existing aerial power distribution lines, shall be placed underground. The provision of a zero increase run-off system is a further condition of new development. To avoid over-loading storm sewers, new development shall be designed to temporarily store extra run-off until it can be handled by the existing system capacity. Specifications for the zero run-off system design shall be submitted to the Water and Sanitation for review and approval.

SPECIAL STUDY AREAS

There are a number of on-going studies within the Redevelopment Plan Bylaw area. Furthermore, there are several planning sub-areas identified in the N.E.L.R.T.C.S. Land Use Plans that require further study. These are briefly outlined below: a.

118th Avenue Commercial Strip Master Plan: A design master plan, to include architectural guidelines, landscaping and parking standards. The objective is to create a cohesive, well-serviced shopping centre with a strong identity to better serve the needs of the trade area.

Stadium Station Demonstration Project: Formulation of a program and development plan for City-owned lands adjacent to the L.R.T. station. The intent is to develop this key site as a mixed use project in accordance with the principles set out in the N.E.L.R.T.C.S. Land Use Plans to help spur further redevelopment in the area.

Parkdale Community Services Plan: Preparation of a community services plan for the inner-city neighbourhood of Parkdale.

Exhibition Grounds Parking Ban: An assessment of the extent of on-street parking ban in the vicinity of the Exhibition Grounds similar to the one in effect in the Commonwealth Stadium Area. Implementation shall be the responsibility of the Engineering Department.

Transportation Systems Monitoring Program: The arterial road system in Northeast Edmonton shall be reviewed by the Transportation System Design Department in conjunction with the Transportation Systems Plan Monitoring Program and within the proposed District Plan System. The adequacy of the existing roads system to absorb additional capacity (as a result of new development) will be assessed, along with specific proposals for road realignments, widenings, closures, as set forth in the N.E.L.R.T.C.S. Land Use Plans.

Task Force on Industrial Zoning in the North East Corridor: A joint municipal/provincial task force will study the future of industrial development in the corridor, and specifically, examine the impact of the meat-packing industries on surrounding residential development. The feasibility of relocating these uses will be reviewed with regard to adequacy of achievable levels of pollution control.

Commercial/Industrial Park Design Guidelines: This Study will involve the formulation of specific site planning and architectural design guidelines for auto-oriented commercial and light industrial land use districts. These guidelines, developed in line with established industrial park standards, are intended to assist the Development Officer in the development application review process. They may be implemented through amendment to the Land Use Bylaw general land use regulations or where appropriate, through application of Direct Control Districts or Statutory Plan Overlays to specified areas.

City of Edmonton Parks and Recreation Master Plan (1979 - 1983): With respect to neighbourhoods in the northeast corridor, this plan recommends that priority for land acquisition to ameliorate open space deficiencies should be given to Alberta Avenue, Eastwood, and Parkdale. The Neighbourhood Improvement Plan studies underway in Alberta Avenue and Eastwood will provide recommendations regarding the location of additional park space in these areas.

9. REDEVELOPMENT LEVY

The funds attributable to the redevelopment will provide for the acquisition of additional neighbourhood park space in the amount of 1.8 acres per 1,000 population generated by new transit-oriented development. In the Coliseum-Stadium Station Redevelopment Plan Area, it is estimated that 17 acres of extra park space may ultimately be required.

10. DEFINITIONS Adult-Oriented Housing: Referred to also as "Non-family Housing", it is synonomous with conventional apartment type accommodation. Requirements with respect to private open space and unit size are less onerous than those pertaining to family type accommodation. Arterial Road: A public roadway, the function of which is to expedite the movement of through traffic to major traffic generators and from community to community, and primarily, to serve the adjacent land and distribute traffic to collector roads or directly to traffic destinations. Building Bulk: This pertains to the intensity (or density) and form (or shape) of development. Commercial Strip: A linear development located on a major roadway, varying in length from one block to several miles, and containing a diverse mix of retail stores, services, and offices. Community Repair: The process of preserving components of a physical neighbourhood which are intrinsically valuable and healthy, and improving those aspects that are of value but have suffered from neglect.

Commuter Parking: Parking reserved for the L.R.T. users. Comprehensive Redevelopment: Assembly of a land parcel equivalent in size to a city block for construction of a single large project. Coverage: The combined area of all buildings or structures on a site, including accessory buildings or structures, measured at 1 m (3.28 ft.) above grade, including open or covered porches or verandas, covered terraces, and air wells and all other space within a building, but excluding steps, eaves, cornices, and similar projections, and excluding unenclosed inner and outer courts where these are less than 1 m (3.28 ft.) above grade. Where any building or structure projects beyond the coverage of the building or structure measured at 1 m (3.28 ft.) above grade, the coverage shall then include such projection. Demonstration Project: A pilot building project embodying ememplary planning and design principles. Density: The population, or amount of built space occupying a given site in relation to the area of the site. This may be expressed in terms of people per hectare (P.P.ha.), floor area ratio (F.A.R.), or dwelling units per hectare (U.P. ha.). District: A Section contained in Part II of the Land Use Bylaw which prescribes the use and development of land as depicted on the Land Use District Map comprising Part III of the Land Use Bylaw.

Dwelling, Family-oriented: A Dwelling suitable as a residence for a household with children: (a) where the lowest storey is no higher than the third storey of a building; (b) which has no less than two bedrooms; (c) which has individual and private access to grade, and (d) which has direct access to a Private Outdoor Amenity Area. Environmental Impact: In this context, the effect of identifiable external social and physical factors upon the existing natural and manmade environment. High Rise Building: Any building exceeding 5 storeys in height. Height: When used with reference to a building or structure, the vertical distance between a horizontal plane through grade and a horizontal plane through either: (a) the highest point of the roof in the case of a building with a flat roof or deck roof; (b) the average level of a sloped roof, provided that such a roof having a slope of less than 20 degrees with a horizontal plane shall be considered a flat roof; or

(c) the average level between eaves and ridges in the case of a pitched gambrel, mansard, or hipped roof. Industrial Park: A tract of land suitable for industrial uses regulated by protective minimum requirements including landscaping in conformance with planning guidelines set for the park. All requirements are to be compatible with surrounding land uses in accordance with a comprehensive plan for the area. Infill Development: Consolidation and development of scattered vacant land parcels within an existing developed area. Landscaping: Refers to changes or modifications to the natural features of a site so as to make it more attractive by adding lawns, trees, shrubs, ornamental buildings, fencing, paving, walks, drives or other structures and materials used in landscape design. Landscape Plan: A plan which delineates all physical site features including berms, contours, walls, fences, utilities (underground and overhead), trees, shrubs, and other plan material, existing or proposed It also provides specifications for parking layout, paving, outdoor furniture, signage, and lighting. The plan shall take into account the effect of proposed development and proposed landscaping in terms of shade, wind, and other environmental considerations.

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