Edmonton (Alta.) - 1981 - Old Strathcona area redevelopment plan bylaw (1981-09) by Edmonton Tower Resource Centre Online Library

SD LIBRARY

2088 OLD STRATHCONA EDMONTON, PLANNING

CO80/9971/1981/3

Planning and Development

LIBRARY

The City of Edmonton

1756.4a1 .E3 :2S73 1981

EVELOPMENT PLAN BYLAW

CAno 9971 I9 I o/J

14.6, Aar;

OLD

:SA coNik AREA REDEVELOPMEN'F PLAN BYLAW September 1981

TABLE OF CONTENTS 1.0 2.0

Boundaries Objectives of the Plan 2.1 2.2

3.0

Basic Strategy Objectives 2.2.1 Residential 2.2.2 Commercial 2.2.3 Transportation 2.2.4 Pedestrian and Bicycle Network 2.2.5 Parking 2.2.6 Parks and Open Space 2.2.7 Historic Preservation 2.2.8 Urban Design and Built Form

Proposed Land Use

5 7 8 8 8 9 9 9 9 10 10 11

3.1 3.2

introduction Sub-Area 1 — Saskatchewan Drive Sub-Area 3.2.1 General Intent 3.2.2 Residential 3.2.3 Commercial

13 13 13 15 15

3.3

Sub-Area 2 — 84 Avenue Sub-Area 3.3.1 General Intent 3.3.2 Residential 3.3.3 Commercial

15 15 15 15

3.4

Sub-Area 3 — Public Services Sub-Area 3.4.1 General Intent 3.4.2 Public Uses

17 17 17

3.5

Sub-Area 4 — Core Commercial Sub-Area 3.5.1 General Intent 3.5.2 Commercial 3.5.3 Residential

17 17 17 17

3.6

Sub-Area 5 — L.R.T. Station Sub-Area 3.6.1 General Intent 3.6.2 Residential 3.6.3 Commercial

17 17 17 17

4.0

5.0

Proposed Roadways and Circulation 4.1 4.2

Introduction Roadways 4.2.1 General Intent 4.2.2 105 Street Bridge Approaches Local Street Alternatives 4.2.3

21 21 21 21 23

4.3

Public Transit General Intent 4.3.1 4.3.2 Transit Proposals

23 23 24

4.4

Pedestrian Circulation/Bikeways General Intent 4.4.1 Circulation Routes 4.4.2

24 24 24

Proposed Utilities and Other Services 5.1 5.2

6.0

7.0 8.0 9.0

General Intent Utility Proposals

Proposed Recreational and School Facilities

25 27 27 29

6.1 6.2

Introduction Recreation 6.2.1 General Intent 6.2.2 Parks Proposals

31 31 31 33

6.3

Schools

Reserve Land Redevelopment Levy Plan Implementation 9.1 9.2 9.3 9.4

Implementation of Land Use Policies Roadways and Circulation Utilities and Other Services Recreational and School Facilities

35 35 39 41 45 46 47

10.0 Land Use Regulations and Districts 10.1 Land Use Regulations 10.2 RF3 — Low Density Redevelopment District 10.3 RF5 — Row Housing District 10.4 RF6 — Medium Density Multiple Family District 10.5 RF6* — 1 — Saskatchewan Drive Medium Density Multiple Family District 10.6 RA7 — Low Rise Apartment District 10.7 RA7* — 1 — 84 Avenue Low Rise Apartment District 10.8 RA8 — Medium Rise Apartment District 10.9 RA9 — High Rise Apartment District 10.10 RA9* — 1 — Saskatchewan Drive High Rise Apartment District 10.11 RMX — 1 — 103 Street Residential Mixed Use District 10.12 RMX* — 2 — Whyte Avenue Residential Mixed Use District 10.13 RMX* — 3 — 81 Avenue Residential Mixed Use District 10.14 CB2* — 1 — Whyte Avenue General Businesss District 10.15 CO* — 1 — Whyte Avenue Commercial Office District 10.16 CMX* — 1 — 106 Street/Whyte Avenue Commercial Mixed Use District 10.17 CMX* — 2 — 104 Street Commercial Mixed Use District 10.18 US — Urban Services District 10.19 PU — Public Utility District 10.20 AP — Public Parks District 10.21 DC1 — 1 — Residential Direct Control District 10.22 DC1 — 2 — Commercial Direct Control District 10.23 DC1 — 3 — Institutional Direct Control District 10.24 DC2 — Comprehensively Planned Development District 10.25 DC4 — Special Public Service District

51 53 53 53 53 54 55 55 55

56 56 58 60 62 63 64

65 67 67

68 68 70 72 73 73

SCHEDULES Schedule A Plan Area Boundaries Schedule B Sub-Areas Schedule C Proposed Land Use Schedule D Circulation Systems Schedule E Public Development Schedule F Proposed Land Use Bylaw Districts

3 14 16 22 32 52

CHAPTER 1

7_7

BOUNDARIES

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The boundaries of the Old Strathcona Area Redevelopment Plan, which are shown on Schedule A, are the centre lines of Saskatchewan Drive, 101 Street, 80 Avenue and 106 Street.

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CHAPTER 2

OBJECTIVES OF THE PLAN

CHAPTER 2

OBJECTIVES OF THE PLAN 2.1 BASIC STRATEGY The aim of this Plan is to ensure that redevelopment in Strathcona takes place in ways that are compatible with the existing community. Within the context of compatible redevelopment, this Plan also aims to reinforce the opportunity provided by the South L.R.T. line to encourage development which supports the compact urban development strategy of the General Municipal Plan. The Plan will also implement the obligations of the City, required under a 1976 agreement with the Old Strathcona Foundation and Heritage Canada, to place legislation on the Plan Area protecting its historic res. ources. The strategy of the Old Strathcona Area Redevelopment Plan is outlined below:

2.1.1.

Emphasis on preserving the characteristics of the community by retaining its residential, commercial and historic functions.

2.1.2. Emphasis on provision of a wide variety of family housing, with high and medium density non-family housing being correspondingly directed to selected areas.

2.1.3. Emphasis on L.R.T. as a factor in determining the distribution of residential and commercial density.

2.1.4. Minimizing any negative impacts of major transportation proposals in the area.

2.1.5. Maintenance of the existing commercial areas and improved opportunities for commercial development.

2.1.6.

Intensification of recreational opportunities and acquisition of additional park space.

2.2:2 Commercial 2.2.2.1 To maintain and reinforce the comprehensive shopping function of Whyte Avenue by maintaining pedestrian oriented retail shopping in the core area and by emphasizing retail uses at ground level.

2.2.2.2

2.2 OBJECTIVES 2.2.1 Residential 2.2.1.1 To permit a limited increase in residential density in selected areas of Old Strathcona which is compatible with the existing scale and character of residential development, and which is consistent with the capacity of schools, parks and utilities infrastructures.

2.2.1.2 To ensure that the integrity of low-density residential areas with some historic significance is maintained.

2.2.1.3 For those areas in which residential redevelopment is to take place, to promote such redevelopment in a way which achieves a balanced population mix, and which emphasizes the provision of family suitable housing types.

2.2.1.4 To distribute residential density for redevelopment areas in a manner that supports public transit systems and provides protective transition to lower density residential areas. This objective would include the distribution of higher density, non-family apartment accommodation in the proposed L.R.T. station area.

To encourage development of general office space in locations and amounts which are compatible with the retail and residential functions of Strathcona.

2.2.2.3 To maintain the existing low scale of built forms in the commerical area by ensuring that redevelopment is in proportion with existing commercial development, and by ensuring that a transition of heights and densities in commercial areas abutting residential areas, where feasible, is achieved.

2.2.2.4 To permit a limited increase in the intensity of commercial office development in selected areas, such as in the vicinity of the proposed L.R.T. station and infill along Whyte Avenue, which is in keeping with the other objectives of this Plan.

2.2.2.5 To encourage the establishment and maintenance of a consistent theme in the commercial area, which is related to the early commercial buildings along Whyte Avenue, by such mechanisms as a streetscape improvement program, renovation/restoration of existing older structures, advertising and signage.

2.2.3, Transportation

2.2.5 Parking

2.2.3.1

2.2.5.1

To ensure that transportation proposals affecting Strathcona achieve City-wide goals with a minimum disruption of the Strathcona community, by discouraging the placement of future transportation corridors within the community where these corridors would fragment the community or create impediment to pedestrian or local vehicular traffic circulation.

To ensure that, where possible in redevelopment schemes, adequate parking is provided for commercial activities.

2.2.3.2 To ensure the safety and privacy of residential areas from through traffic, through the use of mechanisms such as one-way streets, selected street closures, forced turns, and screening/buffering techniques.

2.2.3.3 To encourage and support the use of public transit, through the establishment of residential/commercial density nodes in the vicinity of the proposed L.R.T. station, and by focusing the pedestrian walkway network on this area.

2.2.5.2 To ensure that renovation/restoration and small-scale construction within the core area is not precluded by restrictive parking requirements.

2.2.5.3 To provide a level of commercial parking which will adequately service the area in conjunction with the public transit service provided by existing transit and proposed L.R.T. systems.

2.2.5.4 To ensure that the recommendations of the Joint Committee on Traffic and Parking Changes are considered in the provision of additional future parking areas.

2.2.6 Parks and Open Space 2.2.6.1

2.2.4 Pedestrian and Bicycle Network 2.2.4.1 To promote increased pedestrian activity in the commercial area through the implementation of streetscape improvements.

2.2.4.2 To provide safe, convenient and attractive access for bicyclists to shopping, residential and recreational areas within Strathcona, for leisure and commuting.

To reduce the short fall of park space within the Plan Area. This reduction may take place through the development of additional park space on lands within the plan area presently owned by the City, and/or on lands which may be acquired by the City utilizing funds obtained through the imposition of a redevelopment levy.

2.2.6.2 To better utilize the existing park facilities through upgrading of facilities and recreation programs for parks within the Plan Area by joint use of school grounds, and by increasing the accessibility to facilities within the river valley area.

2.2.7 Historic Preservation 2.2.7.1 To ensure the retention and conservation of sites and buildings of historic and/or architectural significance within Strathcona in a manner which ensures that these buildings are retained as functional and productive elements of the community.

2.2.7.2 To promote identification, designation and preservation of historic sites, and to encourage the rehabilitation of other sites which add to the distinctive character of Strathcona by permitting a broad range of uses for such buildings, and by the application of other incentives consistent with other parts of this Plan. In the future, amendments to this Plan may take place as a result of the findings of an historical impact assessment on the effect of the Area Redevelopment Plan Bylaw on the Plan Area. This historical impact assessment may be required pursuant to Section 22 of the Alberta Historical Resources Act.

2.2.8 Urban Design and Built Form 2.2.8.1 To ensure that the major architectural and urban design elements of new construction are harmonious with the traditional forms of existing development, by reflecting the basic proportions, materials, mass and height of existing structures.

2.2.8.2 To ensure that views, which are prominent and familiar landmarks, buildings, period architecture, streetscapes and natural features associated with Strathcona are maintained, and not obscured from view or significantly shaded by new development.

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CHAPTER 3

PROPOSED LAND USE 3.1 INTRODUCTION This section describes the types of land uses which are proposed in each of the five sub-areas of Strathcona, shown on Schedule B.The distribution of the proposed land uses is shown on Schedule C. The proposed Land Use Districts are shown on Schedule F.

3.2 SUB-AREA 1 Saskatchewan Drive Sub-Area 3.2.1 General Intent -

To maintain the predominantly two storey scale and single family housing character of this area while allowing limited infill of low-density single and multiple family housing and to provide for limited conversion of housing to office uses.

87 avenue

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85 avenue

84 avenue

83 avenue

• whyte avenue

Schedule "B" Sub-Areas Sub-Areal — Saskatchewan Drive Sub-Area Sub-Area 2 — 84th Avenue Sub-Area Sub-Area 3 — Public Services Sub-Area Sub-Area 4 — Core Commercial Sub-Area Sub-Area 5 — L.R.T. Station Sub-Area

81 avenue

L 80 avenue.

3.2.2 Residential It is proposed that this sub-area remain as an area of predominantly single family detached housing. Small scale infill of other single family housing types such as duplexes, semi-detached dwellings or linked housing is intended. Low density multiple family housing (row housing or stacked row housing) is proposed on selected sites. The existing high density edge will be maintained but will not expand beyond sites already developed or approved for development.

3.3 SUB-AREA 2 84 Avenue Sub-Area 3.3.1 General Intent To maintain the role of Sub-area 2 as a transition between low density residential areas and the commercial areas by encouraging development of a mix of family and apartment housing at low and medium densities.

3.2.3 Commercial Commercial uses would be allowed for the sole purpose of maintaining architecturally or historically significant houses which might other wise be lost to the community. Commercial uses will be restricted to those which are compatible with the low density family residential character of this area. Professional offices or organizational headquarters are types which may be appropriate; no retail uses would be permitted. Under these conditions restoration of the exterior of the house would be required. A requirement to revert back to a residential use after a certain lease period for a commercial conversion, may be included in the development agreements for certain sites. Vacant sites should be developed for housing rather than commercial uses.

3.3.2 Residential It is proposed that Sub-area 2 function as a transition between the low density family residential area to the north and the commercial area along Whyte Avenue. Infill and redevelopment will involve a mix of building forms ranging from low density forms such as singles, semis and duplexes, to rowhousing, stacked rowhousing and low rise apartments. Intensity of such redevelopment will generally increase from north to south in this Sub-area, in order to achieve an effective transition. The area of vacant land between 102 and 103 Streets will redevelop comprehensively as medium density family and apartment housing (stacked row housing and deck access housing), if it is not required for transportation purposes.

3.3.3 Commercial Commercial uses are not considered appropriate in this Sub-area due to the proximity to Whyte Avenue. An exception may be allowed to provide limited commercial in comprehensive redevelopment of the C.P.R. right-of-way between 102 and 103 Streets.

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Schedule "C" Proposed Land Use Residential 1. 2. 3. 4. 5. 6. 7. 8.

single family (low density) multiple family (low density) low rise apartment medium rise apartment high rise apartment comprehensive med. density res. (family) comprehensive med. density res. mixed use residential/commercial

Commercial 9. low density street related retail/office 10. low density auto-oriented retail/office 11. comprehensive commercial

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3.4 SUB-AREA 3 Public Services Sub-Area

A minor density node will be reinforced at the intersection of 106 Street and Whyte Avenue, by means of bonusing for additional residential development on upper storeys.

3.4.1 General Intent To maintain, continue and improve the role of this area as the centre of public services and community facilities for Strathcona.

3.4.2 Public Uses It is proposed that Sub-area 3 remain the focus of cultural, recreational and educational facilities and programs for Strathcona. This area will also be a focus of the proposed pedestrian walkway network.

3.5

SUB-AREA 4

Greater emphasis will be placed on maintaining and consolidating retail uses at street level. Major improvements to the pedestrian environment will be emphasized.

3.5.3 Residential Residential uses will be allowed in the upper storeys of commercial buildings in this Sub-area. Limited infill in areas of existing low rise apartment development will be permitted.

3.6 SUB-AREA 5 L.R.T. Station Sub-Area

Core Commercial Sub-Area 3.6.1 General Intent 3.5.1 General Intent To maintain and intensify the role of Sub-area 4 as the commercial centre of Strathcona while reinforcing the scale and unique urban design and architectural character of the area.

3.5.2 Commercial It is proposed that Sub-area 4 should provide a comprehensive range of goods and services to serve both the neighbourhood and the larger trade area. The portion of this Sub-area east of 104 Street will be geared to pedestrian shopping in conjunction with the L.R.T. Urban arterial, highway oriented and special purpose shopping will be de-emphasized in the core but may be accommodated in the area west of 104 Street.

To encourage the comprehensive development of the L.R.T. Station area by providing for substantial projects of mixed office/retail uses and retail/residential uses.

3.6.2 Residential Mixed retail and residential uses are intended in the block faces fronting Whyte Avenue East of 103 Street. Retail uses should be retained at street level with high density apartment accommodation above. Between 80 Avenue and the lane north of 81 Avenue high density apartment residential development is proposed.

3.6.3 Commercial Mixed retail and office development is proposed for the block bounded by 80 and 81 Avenues and 103 and 104 Streets and the block bounded by 82 and 83 Avenues and 102 and 103 Streets. Retail uses are encouraged at-grade with offices on upper floors.

CHAPTER 4

PROPOSED ROADWAYS AND CIRCULATION 4.1 INTRODUCTION Proposed Roadways, Bike ways, Pedestrian Circulation and L.R.T. routes are shown on Schedule D.

4.2 ROADWAYS 4.2.1 General Intent To ensure that negative effects of City-wide transportation proposals on the Old Strathcona Plan Area are minimized.

4.2.2 105 Street Bridge Approaches This proposal may have major impacts on the Strathcona area, which have not been sufficiently considered in preparation of bridge approach plans. The lands presently reserved for possible bridge approaches, if used for residential purposes, could accommodate a significant portion of the projected residential demand in Strathcona. If used for parks purposes, some of these lands could significantly reduce the existing deficit. Terms of Reference have been prepared by Transportation Systems Design Department for the South Central Network Analysis and 105 Street Functional Planning Study. Phase I of this Study (Network Analysis) is to assess inner city arterial networks, and to obtain recommendations for a preferred alternative. Phase I is to commence in late March, 1981, and take 8 months to complete. Phase II (Functional Planning Study) is to develop and assess alternatives for the

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main alignment of the 105 Street Bridge and approaches. Phase II is anticipated to take seven months to complete. Phase II may or may not be initiated at the end of Phase I, depending on whether or not Phase I recommends the 105 Street Bridge crossing as the preferred alternative. Until Phase II is completed, the extent and timing of the 105 Street south approach remains uncertain. In order to minimize the potentially negative impacts on the Plan Area that the 105 Street south approach could cause, it is recommended that the following issues be addressed by the Consultant in Phase H Functional Planning Study, as outlined in Section 2.3.1 (Data and Information Assessment) of the Terms of Reference:

the design of the approach in Phase II of the Study should be sensitive to these lands and make maximum provisions for use of these lands for multiple family residential development.

4.2.3 Local Street Alternatives Local Street Alternatives are intended to maintain the safety and privacy of residential areas in the face of large volumes of through traffic. Local control measures could include diversions, barriers, forced turns and other devices to divert traffic whose destination is outside the neighbourhood. It is proposed that:

4.2.2.1.

4.2.3.1.

From a land use standpoint, 103 Street accommodating north-bound traffic only is the preferred south side bridge approach through Strathcona. Impacts to other streets if any, within the Plan Area should be minimized. This should be considered in Phase II of the Study.

Local street plans be developed if, after implementation of Stage I of Project UNI, local street volumes are in excess of 1,000 vehicles per day.

4.2.2.2. The amount of land required between 102 and 103 Streets for the 103 Street widening should be kept to a minimum, to maximize the developability of the remnant lands, and to minimize disruption of the community.

4.2.3.2. If implemented, local street plans should be on a trial basis until at least one year has elapsed after full implementation of Project UNI.

4.2.3.3. Local street options be developed using as boundaries the arterial roads which are closest to the Plan boundaries.

4.2.2.3. Maximization and continuation of the east-west traffic and pedestrian flows, such as Saskatchewan Drive and 85 Avenue should be considered.

4.2.2.4. The need for landscaping and buffering measures to protect adjacent lands visually and/or acoustically should be considered.

4.2.2.5. It is recognized that the lands between 102 and 103 Streets was initially acquired by the City for road purposes; however, it would appear that there will be lands in this area surplus to road needs. As a result

4.3 PUBLIC TRANSIT 4.3.1 General Intent To maximize the effectiveness of public transit systems within the Plan Area, and to minimize any negative effects of these systems on residential areas.

4.3.2 Transit Proposals Although noise levels of L.R.T. are considerably less than the present railroad traffic, the frequency of trains may make the L.R.T. objectionable to some adjacent properties. In addition, the "at-grade" alignment, while the least expensive option, will pose a barrier to north-south movement and require land which is suitable for residential development. It is proposed that Transportation Systems Design and Engineering Departments review the following issues during the design phase of the South L.R.T.:

4.3.2.1. Noise levels affecting properties within 30 metres of the L.R.T. line between 104 and 106 Streets should be determined after the track location is finalized, as outlined in the South Corridor L.R.T. Impact Study (Volume II: Impact Analysis) Sept. 1979, pg. 23, to determine which of these properties, if any, require noise buffering.

4.4.2 Circulation Routes The majority of the routes designated on Schedule D are along existing sidewalks and these should remain the primary means of pedestrian circulation. New routes which are proposed for implementation in this Plan are links which do not follow sidewalk alignments. It is proposed that:

4.4.2.1. Pedestrian paths be constructed as follows: a. a link along the River Valley edge; b. along the L.R.T. right-of-way between 104 and 106 Streets; c. a link through the library park to 82 Avenue; d. a mid-block link between Whyte Avenue and 81 Avenue; e. a link across the bridge approach right-of-way in the vicinity of 86 Avenue.

4.3.2.2.

4.4.2.2.

Screening requirements for "at-grade" sections of the L.R.T. line and the portal entrance should be determined.

The pedestrian network should be at-grade. Pedestrian activated signals should be located where pedestrian routes cross arterial roads.

4.3.2.3.

4.4.2.3.

The use of crossing controls at 106, 105 and 104 Streets which incorporate a soft tone bell signal interruption while the gates are horizontal, which conform to General Order E-6 of the Canadian Transport Commission.

Joint use bikeways and pedestrian paths should be developed where proposals for bikeways and pedestrian paths described in (1) above, coincide. These facilities may require land acquisition in some areas, which will be determined at the time of detailed design.

4.3.2.4. An access point to the Whyte Avenue L.R.T. Station should be provided to the proposed residential/commercial area east of the station; this access should occur in the vicinity of the alignment of 81 Avenue.

4.4 PEDESTRIAN CIRCULATION AND BIKEWAYS 4.4.1 General Intent 24

mercial and recreational centres of Strathcona. The proposed system of pedestrian routes focuses on the L.R.T. Station and the public service core.

To provide convenient and attractive pedestrian links between the major transportation, residential, corn-

4.4.2.4. Proposed pedestrian path construction should be phased to coincide with projected completion of L.R.T.

4.4.2.5. Sidewalks should be constructed on the west side of 102 Street and 103 Street.

4.4.2.6. The pedestrian network be defined in accordance with the City's Standard Subdivision Servicing Manual.

PROPOSED UTILITIES and OTHER SERVICES

CHAPTER 5

PROPOSED UTILITIES and OTHER SERVICES 5.1 GENERAL INTENT To ensure that utility systems, police and fire services to the Strathcona area are adequate to maintain normal levels of service and performance. To ensure that any utility and service upgrading requirements are identified in a timely fashion to meet needs of new development.

5.2 UTILITY PROPOSALS It is proposed that:

5.2.1.

Power, gas, water and drainage systems be monitored and upgraded as necessary to maintain normal performance levels.

5.2.2.

That storm water management systems be incorporated in all developments where specified by Water and Sanitation Department.

T1ONAL FACILITIES

CHAPTER 6

PROPOSED RECREATIONAL and SCHOOL FACILITIES 6.1 INTRODUCTION Existing and proposed parks, schools, and other public developments are shown on Schedule E.

6.2 RECREATION 6.2.1 General Intent To increase recreational opportunities available to the residents of Strathcona and to provide additional land for recreation. The major emphasis in Strathcona is upgrading of existing open space with increased emphasis on recreation programs and facilities. Most of the open space components already exist. Acquisition of additional parks property will be modest because of the limited availability of suitable vacant land and the proximity of major recreational areas in the River Valley. Accessibility of community based recreation facilities and adjacent River Valley facilities is also a priority.

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Schedule "E" Public Development

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opplimpff whyte avenue

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schools streetscape improvement existing open-space proposed park space not yet developed

iiiimuniii 81 avenue

L 32

-1

80 avenue I

6.2.2 Parks Proposals It is proposed that:

6.2.2.1. The following principles be used for future parks development: a) The primary focus of neighbourhood parks and recreation facilities on the community league grounds and adjacent school grounds; b) Joint use of community and school facilities as a means of better utilizing available recreational land; c) Increased accessibility to the River Valley; d) Accessibility between various community recreational facilities for pedestrians and bicycles; e) Development of community recreation programs and facilities to accommodate recreation programs based on the 1979 survey of park needs.

6.2.2.2. A program of land acquisition be undertaken as outlined in Chapter 9.

6.2.2.3. Land acquisition be directed toward expansion and linkage of existing facilities. The proposed open space development plan is shown on Schedule E.

6.3 SCHOOLS No additional school facilities are likely to be required in the Plan Area.

CHAPTER 7

RESERVE LAND There are no reserve lands located within the plan boundary.

CHAPTER 8

REDEVELOPMENT LEVY A redevelopment levy will be imposed for the purpose of acquisition of land for recreation facilities or parks. It is not proposed that any portion of the redevelopment levy be used to provide land for schools.

CHAPTER 9

PLAN IMPLEMENTATION 9.1

Implementation of Land Use Policies

Policy Statement

Implementational Action to be Taken

Responsible Department/ Agency

Timing

(Subject to budgetary approval)

Authority Required

Staff Resources

Budget Program & Number

• Council approval is required.

• N/A

• Section 10 of the Redevelopment Plan.

• None

• 1 man year

• Renovations Property Management Section Program #54.

• 1976 Agreement with City, Heritage Canada and the Old Strathcona Foundation.

• 1981 onward.

• Staff action and approval by Council.

• Sales Activity Marketing Section Program #67.

• Section 3.2 of Redevelopment Plan.

• Unknown

• Transportation Bylaw 4368.

CrossReference

SUB-AREA 1 • Planning • 1981 To maintain low density • Redistricting of SubArea. character of the SubArea and provide for limited conversions, and to allow limited infill, of • Restoration/renovation • Real Estate and Hous- • Inventory and evaluaof existing older low ing — liaison with Plan- tion of sites during low density residential 1981. density housing stock. ning Department and on vacant lots. Old Strathcona Foundation is required to Drafting and approval • Sale of renovated determine the extent of amending clauses to houses to the public, of renovation of indiagreement, and placeas soon as the Redevidual properties, and ment of restrictive covvelopment Plan is apwith the Law Departenants during 1981. proved and the ment to place the reproperties have restricstrictive covenants on tive covenants registhese sites. tered against title. • Consultation with the Strathcona Centre Community League.

Approval by Council • Design Completion • Design of a commu• Transportation Sysrequired. tentatively scheduled nity housing project tems Design Departfor mid 1982. Con(low-density family ment must decide on struction scheduled for units, such as townfinal design of northbound 103 Street conhousing), under the 1986-1991 period. auspices of Real Estate nection before lands and Housing Departbetween 102 and 103 ment, on lands beStreets can be acquired tween 102 and 103 by Real Estate and Housing. Streets, south of Saskatchewan Drive. • Consultation with the Strathcona Centre Community League.

• Section 3.3 of Redevelopment Plan

Policy Statement

Implementational Action to be Taken

Responsible Department/ Agency

Timing

• Planning

• 1981

• Transportation Systems Design.

• Completion of South Central Arterial Network Analysis and 105 Street Functional Planning Study tentatively scheduled for 1981-83. • Comprehensive development to take place after 1982

Authority Required

Staff Resources

Budget Program & Number

CrossReference

SUB-AREA 2 To maintain the role of • Redistricting of Subthis Sub-Area as a tranArea. sition between low-denCity owned land besity residential in Subtween 102 and 103 Streets is to be develArea 1 and the Whyte oped for mixed resiAvenue commercial dential/commercial strip, through a mix of uses at medium denfamily and apartment sity, pending decision housing at low and meon road needs by dium density. Transportation Systems Design Department.

• Consultation with the Strathcona Centre Community League.

• Approval by Council required. • Approval by Council required.

• N/A

• 2-4 man-years.

• N/A

• Section 10 of the Redevelopment Plan. • Transportation Bylaw 4368.

• Section 3.3 of Redevelopment Plan.

• Approval by Council required.

SUB-AREA 3 • To maintain, continue • Redistricting Sub-Area. • Planning and improve public services and community • Community facilities • Parks and Recreation facilities in this sub-area. will be upgraded with existing park areas. • Consultation with the Monies have been allo- Strathcona Centre cated in Parks and Community League. Recreation capital budget for improvements to the Plan Area. • Improvements to pedway network to highlight the Sub-Area as a focal point in the community. • Bikeway and tree planting will be carried out along Saskatchewan Drive and within Plan Area

• 1981 • 1981-1983

• Approval by Council required. • None

• N/A

• See Parks Implementa- • $834,000 budgeted in tion Section. Program number 226 (1979-83) budget, in 1980 dollars).

• Section 10 of the Re development Plan. • Parks and Recreation Master Plan 1979 - 83.

• Section 3.4 of Redevelopment Plan.

• 1981-83.

• None

Policy Statement

Implementational Action to be Taken

Responsible Department/ Agency

Timing

Authority Required

Staff Resources

Budget Program & Number

CrossReference

SUB-AREA 4 • To maintain and inten- • Redistricting of the • Planning sify the role of the SubSub-Area. Area as the commercial • Whyte Avenue Streetscentre of Strathcona, cape Improvement and to reinforce the Plan. scale and architectural character of the area. • Design of program is Design Committee, underway — initial with members from phase from 103 to 104 Parks and Recreation Streets to be carried and the Old Strathout in conjunction cona Foundation. with the Southside Tree Planting Program • Engineering/Power — will provide input on and road improvedesign, on request, ments to Whyte and will comment on Avenue. design when circulated.

• 1981

• Approval by council is • N/A required.

• N/A

• Section 10 of the Redevelopment Plan.

• 1981 initiation.

• Approval by various city departments.

• Unknown

• N/A

• Section 3.5 of the Redevelopment Plan.

• None

• Unknown

• N/A

• Southside Tree Planting Program Terms of Reference.

• None

• Unknown

• Phase I could be completed by 1985.

• 1981

• 1981 • Technical Review Committee will also provide input on the design. It will have members from the Old Strathcona Business and Merchants Association, the Old Strathcona Foundation, Planning,Parks and Recreation and Community League. • Funding will be obtained primarily from a special frontage assessment levy, imposed by bylaw.

• Engineering

• 1981 - 83

• Council approval of the bylaw is required.

• N/A

• Other sources may be available.

• Parks and Recreation

• 1981 - 83

• None

• N/A

• $50,000 in capital budget 1979 - 83, program number 226.

• Alberta Culture

• 1981 - 83

• Grant approval by the Minister would be required.

• N/A

• None

• N/A

• Not a municipal budget item,

• Restoration/renovation • Old Strathcona Foun- • Immediate of historic or architecdation — has currently restored Tipton and turally significant Gainer Blocks, and has buildings along Whyte Avenue. called for tenders to restore the Dominion Hotel.

Policy Statement

Implementational Action to be Taken

Responsible Department/ Agency

Timing

• Redistricting of SubArea.

• Planning

• 1981

• Construction of the South L.R.T. will be required to effectively service a high density node with adequate transit.

• Transportation Systems Design and Edmonton Transit.

• Negotiations with CF rail to resolve outstanding issues of yards and routing must be completed.

• Planning — Land Development Coordination Section.

Authority Required

Staff Resources

Budget Program & Number

CrossReference

SUB-AREA 5 • To encourage comprehensive redevelopment adjacent to the L.R.T. for mixed residential and commercial uses.

• To promote identification, designation, and preservation of historic sites.

• Approval by Council is • N/A required.

• N/A

• Section 10 of the Redevelopment Plan.

• Edmonton Transit's • Approval by Council is • Unknown 1981 budget submisrequired. sion indicates completed construction to Millwoods Town Centre by 1986. This program hinges on resolution of the negotiations with CP rail.

• Unknown

• Transportation Bylaw 4368

• Ongoing

• N/A

• An historic impact as- • Alberta Culture would • Start-up date unknown • Approval by Commis- • N/A sessment may be rerequest the assess— time line for assesssion Board is required quired pursuant to ment. Planning Dement would be apto hire Consultant. Section 22 of the partment through a proximately 6 to 12 Approval by Minister Alberta Historical Reconsultant, would months. of Culture is required sources Act, to detercarry out the to initiate request for mine the potential assessment. assessment, and for impact of the Plan on acceptance of assessthe Plan Area's hisment in final form. toric resources. In the future, amendments to the Plan may result from the findings of such an assessment.

• N/A

• Approval by Council and CF Rail is required.

• Section 3.6 of Redevelopment Plan.

• Section 2.2.7.2 of the Plan.

9.2 Roadways and Circulation Policy Statement

Imp lementational Action to be Taken

Responsible Department/ Agency

Timing

Authority Required

Staff Resources

Budget Program & Number

• Council approval is required.

• 2-4 man years

• N/A

• Transportation Bylaw 4368.

• Section 4.2 and SubArea 2 implementation section of Redevelopment Plan.

CrossReference

ROADWAYS - To ensure that the negative effects of City-wide transportation proposals on the Plan Area minimized.

• Transportation Systems Design.

• Completion of road needs study tentatively scheduled for mid-1982.

• Evaluate the impact of Project Uni on the Plan Area.

• Engineering-Traffic Systems Section.

• After full implementa- • Staff action tion of Project Uni and a 1 year monitoring period (1981-83).

• N/A

• Local street options are to be evaluated.

• Engineering

• After evaluation of Project Uni impact (1981-83).

• Staff action

• N/A

• Ancillary work required after construction of South L.R.T. (screening, berming, noise level studies).

• Engineering

• Post-1986

• Staff action

• Unknown

Finalize the road needs issue for the 1021103 Streets corridor.

PEDESTRIAN CIRCULATION • Pedestrian/bikeway • To provide convenient and attractive pedestrian networks be constructed or upgraded. links between major transportation, residential, commercial and recreational centres of the Plan Area.

• 1981-83. • Parks and Recreation will construct a 6-foot wide pedway along Saskatchewan Drive, and will upgrade some residential streets with boulevards and tree planting.

• Has been approved by • N/A Council.

• Section 4.4 of Redevel• Contained within opment Plan. Parks and Recreation's capital budget program #226.

• Consultation with the Stratbcona Centre Community League.

9.3 Utilities and Other Services Policy Statement • To ensure that utility systems, police and fire services are adequate to maintain normal levels of service and performance.

Implementational Action to be Taken

Responsible Department/ Agency

• Power, gas and water/ • Power Department sanitation systems shall be monitored and • Water and Sanitation upgraded as Department. necessary.

Timing

Authority Required

Staff Resources

Budget Program 6,r Number

• Ongoing.

• N/A

CrossReference • Section 5 of Redevelopment Plan.

9.4

Recreational and School Facilities

Policy Statement

Implementational Action to be Taken

Responsible Department/ Agency

Timing

Authority Required

Staff Resources

Budget Program Sz Number

CrossReference

PARKS • To increase recreational opportunities available to the residents of the Plan Area and to pro'vide additional land for recreation.

• Improvement of com- • Parks and Recreation. • 1981-83 munity league grounds, including an • Consultation with the air support structure Strathcona Centre for tennis. Community League.

• Has been approved by • 1/2 man-year for design. Council.

• Improvement of lands and increased accessibility to lands presently owned by the City along the River Valley. • Acquisition of new lands for park space.

• Parks and Recreation capital budget Program #226.

• Parks and Recreation Master Plan 1979-83.

• Acquisition of property for parks purposes will take place utilizing funds obtained through redevelopment levy.

• Section 6 of Redevelopment Plan.

• Subject to South L.R.T. construction.

• Closure of 86 Avenue between 101 and 102 Streets. • Develop recreational programs. • Improvements to Scona School grounds. • Links with pedway/ bikeway networks. • Landscaping the Craft cottage grounds. • Benches and tree planting programs. • Tot lot (outside Plan area, east of 99 Street). • Major playground on King Edward School site. • Whyte Avenue Streetscape Improvement Program

• 1/3 man-year for • Bylaw required for special frontage assess- design. ment levy.

• Unknown

• Section 9.1 of the Plan.

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4.7

•.41,,

; •

CHAPTER 10

LAND USE REGULATIONS

CHAPTER 10

LAND USE REGULATIONS 10.1 LAND USE REGULATIONS This Section outlines the application of the land use Districts of Bylaw 5996, the Edmonton Land Use Bylaw, to the Old Strathcona Area Redevelopment Plan. It is provided for the convenience of the public and for the guidance of the Development Officer in considering proposed development and exercising discretion pursuant to the Land Use Bylaw. Bylaw 5996, as amended, regulates and controls the use and development of land within the boundaries of the Old Strathcona Area Redevelopment Plan. The Bylaw takes precedence over any information provided in this Section 10, and the public is advised to refer directly to the regulations of Bylaw 5996, including the General Regulations and other regulations which apply irrespective of the designated land use District. Where specific provisions affecting the consideration of Discretionary Uses or regulations are indicated, the Development Officer will use these in his discretion to approve, refuse or impose appropriate conditions on the development of a Discretionary Use in order to implement the specific provisions of the Plan, pursuant to Section 17 of the Land Use Bylaw. Where specific provisions affecting the consideration of Discretionary Uses or regulations altered by Statutory Plan Overlay are not indicated, the regulations of the Land Use Bylaw pertaining to the District apply.

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40 88 avenue.

RF6 P 87avenue. L_

Schedule "F"

(area 1)

Proposed Land Use Bylaw Districts

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ftF3 Low Density Redevelopment District RF5 Row Housing District RF6 Medium Density Multiple Family District RF6* p Saskatchewan Drive Medium Density Multiple Family District RA7 Low Rise Apartment District RA7* 84 Avenue Low Rise Apartment District RA8 Medium Rise Apartment District RA9 High Rise Apartment District RA9* Saskatchewan Drive High Rise Apartment District RMX* (area 1) 103 Street Residential Mixed Use District R1V4)C* (area 2) Whyte Avenue Residential Mixed Use District RMX* (area 3) 81 Avenue Residential Mixed Use District CB2* Whyte Avenue General Business District CO* Whyte Avenue Commercial Office District CMX* (area 1) 106 Street/Whyte Avenue Commercial Mixed Use District CMX* (area 2) 104 Street Commercial Mixed Use District

86 avenue

85 avenue.

6 16.

(area 3

PU 3 even e

Ern:111M area 2

DC1

(areE

(brae 2)

US Urban Services District PU Public Utility District AP Public Parks District DC1 (area 1) Residential Direct Control District DC1 (area 2) Commercial Direct Control District DC1 (area 3) Institutional Direct Control District DC2 Comprehensively Planned Development District DC4 Special Public Service District

81 avenue

TIEM A

rvi 13

`ea 3) 80 avenue..

10.2 RF3

Low Density Redevelopment District (Section 140, Land Use Bylaw)

10.2.1 Area of Application

10.4 RF6 Medium Density Multiple Family District

10.4.1 Area of Application Portions of Sub-Area 1, located between Saskatchewan Drive and 88 Avenue, west of 101 Street, and a portion of Sub-Area 2, located between 104 Street and 106 Street, generally north of 84 Avenue, designated RF6 in Bylaw 6380, amending the Land Use Bylaw.

Portion of Sub-Area 1, located between 86 Avenue and 88 Avenue, west of 101 Street, designated RF3 in Bylaw 6380, amending the Land Use Bylaw.

10.2.2 Rationale To provide a district primarily for single detached and semi-detached housing while allowing small scale conversion and infill redevelopment in order to achieve the intent of Section 3.2 of this Plan.

10.3 RF5

Row Housing District

(Section 170, Land Use Bylaw)

10.4.2 Rationale To provide a district for medium density multiple family housing in order to achieve the intent of Sections 3.2 and 3.3 of this Plan.

10.5 RF6*

Saskatchewan Drive Medium Density Multiple Family District

(Section 160, Land Use Bylaw)

(Section 170, Land Use Bylaw)

10.3.1 Area of Application

10.5.1 Area of Application

Portion of Sub-Area 2, located on 83, 84 and 85 Avenues, between 105 and 106 Streets, and 83, 84 and 85 Avenues between 101 and 102 Streets, designated RF5 in Bylaw 6380, amending the Land Use Bylaw.

10.3.2 Rationale To provide a district for relatively low to medium density multiple family housing, generally as row housing, in order to achieve the intent of Section 3.2 of this Plan.

Portions of Sub-Area 1, located between 86 Avenue and Saskatchewan Drive, and 102 Street and 103 Street, designated RF6*in Bylaw 6380, amending the Land Use Bylaw. The potential area of land to be developed in accordance with these regulations shall be dependent on the location and extent of roadway improvements currently under study, given that these lands were acquired by the City for roadway purposes.

10.5.2 Rationale To provide a district for medium density multiple family housing at a higher density than the standard RF6 District, in order to achieve the intent of Section 3.2 of this Plan.

10.5.3 Discretionary Development Guidelines

10.5.4.2 The minimum number of off-street parking spaces required shall be in accordance with the provisions of Schedule 66A of the Land Use Bylaw except that:

Discretionary Uses which have the following characteristics are discouraged:

i) the minimum number of parking spaces per 3 bedroom dwelling or larger shall be 1.5; of the total number required, 1 guest parking space per every 10 dwellings must be readily available to an entrance of the building to be served, and must be clearly identified as guest parking.

10.5.3.1 Personal Service Shops and Convenience Retail Stores are not considered appropriate, given the proximity of such facilities on or near Whyte Avenue.

10.5.3.2 Apartments, given the low density, Family-Oriented character of the District. The Development Officer shall have regard to the following guidelines when reviewing development applications for Discretionary Uses:

10.5.3.3 An urban form shall be established such that lower buildings shall be located in the northern portion of the District, with a gradual rise in height towards the south, into stacked row housing;

10.5.3.4 Design sensitivity shall be exhibited in the layout and design of structures within the District, where adjacent to sites with historic significance such as the End of Steel or the Ritchie Mill.

10.6 RA7

Low Rise Apartment District

(Section 210, Land Use Bylaw)

10.6.1 Area of Application 10.5.4 Regulations Altered by Statutory Plan Overlay Regulations of the Land Use Bylaw pertaining to this District apply, except that the following regulations shall be substituted by means of a Statutory Plan Overlay:

10.5.4.1 The maximum density shall be 175 dwellings/ha (70.8 dwellings/acre).

Portions of Sub-Area 2, located between 84 and 85 Avenues from 105 to 106 Streets, on both sides of 83 Avenue from 105 to 106 Streets, and portions of SubArea 4, located between 80 and 81 Avenues between 105 and 106 Streets, designated RA7 in Bylaw 6380, amending the Land Use Bylaw.

10.6.2 Rationale To provide a district for low rise apartments, in order to achieve the intent of Sections 3.3 and 3.5 of this Plan.

10.7

RA7*84 Avenue Low Rise Apartment District (Section 210, Land Use Bylaw) 10.7.1 Area of Application

10.8 RA8

(Section 220, Land Use Bylaw)

10.8.1 Area of Application Portion of Sub-Area 1, located between 86 Avenue and Saskatchewan Drive, west of 103 Street, designated RA8 in Bylaw 6380, amending the Land Use Bylaw.

Portions of Sub-Area 2 generally located on 84 Avenue, between 101 to 102 Streets, designated RA7*in Bylaw 6380, amending the Land Use Bylaw.

10.7.2 Rationale

Medium Rise Apartment District

10.8.2 Rationale

To provide a district for low rise apartments, with a higher component of Family Oriented Dwellings than the standard RA7 District, in order to achieve the intent of Section 3.3 of this Plan.

To provide a district for medium rise apartments, in order to achieve the intent of Section 3.2 of this Plan.

10.7.3 Regulations Altered by Statutory Plan Overlay Regulations of the Land Use Bylaw pertaining to this District apply except that the following regulations shall be substituted by means of a Statutory Plan Overlay:

10.7.3.1 A minimum of 25% of all dwellings shall be FamilyOriented, in accordance with the requirements of Section 9, Clause (20) of the Land Use Bylaw.

10.9 RA9

High Rise Apartment District

(Section 230, Land Use Bylaw)

10.9.1 Area of Application Portions of Sub-Areas 1 and 2, located south of Saskatchewan Drive and west of 101 Street, north of 88 Avenue on 104 Street, and between 83 and 84 Avenues, east of 105 Street, designated RA9 in Bylaw 6380, amending the Land Use Bylaw.

10.9.2 Rationale To provide a district for high rise apartments, in order to achieve the intent of Sections 3.2 and 3.3 of this Plan.

10.10 RA9*

Saskatchewan Drive High Rise Apartment District

10.11 RMX*(Area 1) 103 Street Residential Mixed Use District

(Section 230, Land Use Bylaw)

(Section 240,ILand Use Bylaw)

10.10.1 Area of Application

10.11.1 Area of Application

Portion of Sub-Area 1, located between 87 Avenue and Saskatchewan Drive, east of 106 Street, designated RA9*in Bylaw 6380, amending the Land Use Bylaw.

10.10.2 Rationale To provide a district for high rise apartments, with a component of Family Oriented Dwellings in order to achieve the intent of Sections 3.2 and 3.3 of this Plan.

10.10.3 Regulations Altered by Statutory Plan Overlay Regulations of the Land Use Bylaw pertaining to this District apply, except that the following regulations shall be substituted by means of a Statutory Plan Overlay:

10.10.3.1 A minimum of 20% of all dwellings shall be Family Oriented, in accordance with the requirements of Section 9, Clause (20) of the Land Use Bylaw.

Portion of Sub-Area 2, located between 102 and 103 Streets, north of 83 Avenue, designated RMX*in Bylaw 6380, amending the Land Use Bylaw. The potential area of land to be developed in accordance with these regulations shall be dependent on the location and extent of roadway improvements currently under study, given that the lands were acquired by the City for roadway purposes.

10.11.2 Rationale To provide a district for the comprehensive development of a mixture of medium density family and apartment accommodation in low rise structures, in the form of row, stacked row or deck access housing, in order to achieve the intent of Section 3.3 of the Plan.

10.11.3 Discretionary Development Guidelines The Development Officer shall have regard to the following guidelines when reviewing development applications for Discretionary Uses:

10.11.3.1 The height of structures should generally increase from north to south, such that at least 50% of all structures within the District are 4 storeys or less in height.

10.11.3.2 The maximum length of any structure should not exceed 45 m (147.6 ft.).

10.11.3.3

Facades and architectural treatment of row and stacked row housing should ensure individuality and identification of dwelling units.

10.11.4 Discretionary Uses Deleted by Statutory Plan Overlay

10.11.5.2 A maximum

Discretionary Uses listed in Section 240.4 Clauses (1)(5) of the Land Use Bylaw are deleted by means of a Statutory Plan Overlay, except for the following:

floor area ratio of 0.2 may be used for non-residential use classes, provided that such uses are located only on the first two floors, which may include a mezzanine level.

10.11.4.1 Residential

10.11.5.3

(i) Apartment Housing (ii) Row Housing (iii) Stacked Row Housing

10.11.4.2 Commercial Convenience Retail Stores Health Services Household Repair Services Minor Eating and Drinking Establishments Personal Service Shops Professional, Financial and Office Support Services

10.11.4.3 Community, Educational, Recreational, and Cultural Services (i) Daytime Child Care Services (ii) Indoor Participant Recreation Services

Of the floor area ratio of 0.2 specified in Clause 10.11.5.2, a maximum of 800 sq. m (8611.4 sq. ft.) of gross floor area may be used for Convenience Retail Stores and Personal Service Shops, provided such uses are located on the ground floor only, notwithstanding Clause 10.11.5.2.

10.11.5.4 The maximum total residential density shall be 271 dwellings/ha (110 dwellings/acre).

10.11.5.5 The maximum building height shall not exceed 23 m ( 75.5 ft.) nor 6 storeys . In addition, no individual building shall have more than 50% of its site coverage greater than 4 storeys in height.

10.11.5.6 The minimum front yard for structures fronting on 103 Street or 83 Avenue shall be 6 m (19.7 ft.).

10.11.5 Regulations Specified by Statutory Plan Overlay Regulations of the Land Use Bylaw pertaining to this District apply, except that the following regulations shall be specified by means of a Statutory Plan Overlay:

10.11.5.1 The maximum total floor area ratio shall be 2.0.

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

10.11.5.8 Minimum side yards of 1 m (3.3 ft.) for each storey or partial storey shall be provided, up to a minimum 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.) when it abuts a flanking public roadway other than a lane.

10.11.5.9

10.11.5.13

Minimum Private Outdoor Amenity Area shall be provided in accordance with the following:

The following regulations shall apply to Personal Service Shops and Convenience Retail Stores:

(i) 30 sq. m (322.9 sq. ft.) per Family Oriented Dwelling any part of which is contained in the lowest storey. (ii) 15 sq. m (161.5 sq. ft.) per Family Oriented Dwelling no part of which is contained in the lowest storey.

(i) the gross floor area of these uses individually on any site shall not exceed 275 sq. m (2960 sq. ft.); (ii) these uses shall not be permitted in any free standing structure separate from a structure containing residential uses. The principal entrance to these uses shall be a separate outside entrance.

10.11.5.10 Minimum Amenity Area of 9.0 sq. m (96.8 sq. ft.) per Family Oriented Dwelling shall be provided and developed as children's play space for developments containing 20 or more Family Oriented or Stacked Rowhouse dwellings.

10.11.5.11

10.11.5.14 All non-residential use classes shall be located in the largest structure within this District. The Development Officer may relax this regulation if the non-residential uses are grouped around a courtyard, garden, or similar feature.

A minimum of 20% of the total dwellings shall be Family Oriented, in accordance with the requirements of Section 9, Clause (20) of the Land Use Bylaw.

10.11.5.12 The minimum number of off-street parking spaces required shall be in accordance with the provisions of Schedule 66A of the Land Use Bylaw except that: (i) the minimum number of parking spaces per 3 bedroom dwelling or larger shall be 1.5; (ii) of the total number required, 1 guest parking space per every 10 dwellings must be readily available to an entrance of the building to be served, and must be clearly identified as guest parking; (iii) for Commercial Use Classes included in Schedule 66A Clause (9) of the Land Use Bylaw parking spaces shall be provided on the basis of 1.5 parking spaces per 100 sq. m (1.4 per 1000 sq. ft.) of gross floor area regardless of the total gross floor area.

10.12 RMX* (Area 2)

Whyte Avenue Residential Mixed Use District (Section 240, Land Use Bylaw)

10.12.1 Area of Application Portion of Sub-Area 5, located between 101 and 102 Streets on 82 (Whyte) Avenue, designated RMX*in Bylaw 6380, amending the Land Use Bylaw.

10.12.2 Rationale To provide a district for high density residential uses in the vicinity of the L.R.T. Station, while retaining continuous commercial uses at grade, in order to achieve the intent of Section 3.6 of this Plan.

10.12.3 Discretionary Development Guidelines The Development Officer shall have regard to the following guidelines when reviewing development applications for Discretionary Uses: (i) non-residential uses should be oriented to the Whyte Avenue frontage (ii) a minimum of 75% of the ground floor nonresidential frontage should be built to the front lot line.

10.12.4 Discretionary Uses Deleted by Statutory Plan Overlay

10.12.5.1 The maximum total floor area ratio shall be: (i) 2.75 for any site less than 0.2 ha (0.5 ac); (ii) 3.0 for any site 0.2 ha (0.5 ac) or greater.

10.12.5.2 A Maximum: (i) floor area ratio of 1.0 be developed for non-residential use classes, located on sites of less than 0.2 ha (0.5 ac), provided such uses are located on the first two storeys only. (ii) floor area ratio of 1.25 may be developed for non-residential use classes, located on sites of 0.2 ha (0.5 ac) or greater, provided such uses are located on the first two storeys only.

Discretionary Uses listed in Section 240.4 Clauses (1) to (5) of the Land Use Bylaw are deleted by means of a Statutory Plan Overlay, except for the following:

10.12.5.3

10.12.4.1 Residential

The maximum total residential density shall be 271 dwellings/ha (110 dwellings/ac).

(i) Apartment Housing

10.12.4.2 Commercial (i) (ii) (iii) (iv) (v) (vi) (vii)

Convenience Retail Stores General Retail Stores Health Services Household Repair Services Minor Eating and Drinking Establishments Personal Service Shops Professional, Financial and Office Support Services (viii) Secondhand Stores

10.12.4.3 Community, Educational, Recreational and Cultural Services (i) Daytime Child Care Services (ii) Indoor Participant Recreation Services

10.12.5 Regulations Specified by Statutory Plan Overlay Regulations of the Land Use Bylaw pertaining to this District apply, except that the following regulations shall be specified by means of a Statutory Plan Overlay:

10.12.5.4 The maximum height shall not exceed 26 m (85 ft.) nor 8 storeys.

10.12.5.5 There shall be no minimum front yard.

10.12.5.6 There shall be no minimum side yard.

10.12.5.7 The minimum rear yard shall be 5.0 m (16.4 ft.).

10.12.5.8 Minimum Private Outdoor Amenity Area shall be provided in accordance with the following: (i) 30 sq. m (322.9 sq. ft.) per Family Oriented Dwelling any part of which is contained in the lowest storey. (ii) 15 sq. m (161.5 sq. ft.) per Family Oriented Dwelling no part of which is contained in the lowest storey.

10.12.5.9 Minimum Amenity Area of 9.0 sq. m (96.8 sq. ft.) per Family Oriented Dwelling shall be provided and developed as children's play space for developments containing 20 or more Family Oriented or Stacked Rowhouse Dwellings.

10.12.5.10 The principal front wall of the building shall be set back a minimum of 3.0 m (9.8 ft.) above the second storey.

10.12.5.11 The minimum number of off-street parking spaces required shall be in accordance with the provisions of Schedule 66A of the Land Use Bylaw except that: (i) the minimum number of parking spaces required per dwelling shall be 1.0; (ii) of the total number required, 1 guest space per every 10 dwelling units must be readily available to an entrance of a building to be served, and must be clearly identified as guest parking; (iii) for Commercial Use Classes included in Schedule 66A Clause (9) of the Land Use Bylaw, parking spaces shall be provided on the basis of 1.5 parking spaces per 100 sq. m (1.4 per 1000 sq. ft.) of gross floor area regardless of the total gross floor area.

10.12.5.12 The following regulations shall apply to Personal Service Shops and Convenience Retail Stores: (i) the total gross floor area of these uses on any site shall not exceed 275 sq. m (2960 sq. ft.); (ii) these uses shall not be permitted in any freestanding structure separate from a structure containing residential uses. The principal entrance to these shall be a separate, outside entrance.

10.13 RMX* (Area 3)

81 Avenue Residential Mixed Use District

(Section 240, Land Use Bylaw)

10.13.1 Area of Application Portion of Sub-Area 5, located between 101 and 102 Streets, north of 80 Avenue, designated RMX*in Bylaw 6380, amending the Land Use Bylaw.

10.13.2 Rationale To provide a district integrating high density residential uses in the vicinity of the L.R.T., with some support commercial functions and office development on the lower floors, in order to achieve the intent of Section 3.6 of the Plan.

10.13.3 Discretionary Development Guidelines The Development Officer shall have regard to the following guidelines when reviewing development applications for Discretionary Uses:

10.13.3.1 when the first three storeys of a mixed use development are used for non-residential uses, the residential floors above the third storey should be set back a minimum of 4.0 m (13.1 ft.) from the principal front wall of the non-residential podium.

10.13.4 Discretionary Uses Deleted by Statutory Plan Overlay Discretionary Uses listed in Section 240.4 Clauses (1) to (5) of the Land Use Bylaw are deleted by means of a Statutory Plan Overlay, except for the following:

10.13.4.1 Residential (i) Apartment Housing (ii) Stacked Row Housing

10.13.4.2 Commercial (i) (ii) (iii) (iv) (v)

Convenience Retail Stores Health Services Minor Eating and Drinking Establishments Personal Service Shops Professional, Financial and Office Support Services

10.13.4.3 Community, Educational, Recreational and Cultural Services (i) Daytime Child Care Services (ii) Indoor Participant Recreation Services

10.13.5 Regulations Specified by Statutory Plan Overlay Regulations of the Land Use Bylaw pertaining to this District apply, except the following regulations shall be specified by means of a Statutory Plan Overlay:

10.13.5.1 The maximum total floor area ratio shall be 3.5.

10.13.5.2 A maximum floor area ratio of 1.0 may be used for Professional, Financial and Office Support Services, provided such uses occur on the first three storeys only.

10.13.5.5 The maximum building height shall not exceed 45 m (147.6 ft.) nor 15 storeys.

10.13.5.6 The minimum front yard shall be 4.0 m (13.1 ft.)

10.13.5.7 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 sideyard shall be not less than 4.5 m (14.8 ft.) where it abuts a flanking public roadway other than a lane.

10.13.5.8 The minimum rear yard shall be 4.0 m (13.1 ft.).

10.13.5.9 The minimum number of off-street parking spaces required shall be in accordance with the provisions of Schedule 66A of the Land Use Bylaw except that: (i) the minimum number of parking spaces required per dwelling shall be 1.0; (ii) of the total number required, 1 guest space per every 10 dwelling units must be readily available to an entrance of a building to be served, and must be clearly identified as guest parking; (iii) for Commercial Use Classes included in Schedule 66A Clause (9) of the Land Use Bylaw, parking spaces shall be provided on the basis of 1.5 parking spaces per 100 sq. m (1.4 per 1000 sq. ft.) of gross floor area regardless of the total gross floor area.

10.13.5.3

10.13.5.10

A maximum floor area ratio of 0.5 may be used for non-residential use classes other than Professional, Financial and Office Support Services, provided such uses occur on the ground floor only.

Minimum Private Outdoor Amenity Area shall be provided in accordance with the following:

10.13.5.4 The maximum total residential density shall be 470 dwellings/ha (190 dwellings/ac).

10.13.5.11 Minimum Amenity Area of 9.0 sq. m (96.8 sq. ft.) per Family Oriented Dwelling shall be provided and developed as children's play space for developments containing 20 or more Family Oriented or Stacked Rowhouse Dwellings.

The Development Officer shall have regard to the following guidelines when reviewing development applications for Discretionary Uses:

10.14.3.3 The first two storeys of structures abutting 82 (Whyte) Avenue should be developed to the front property line, with the ground level being oriented to retail commercial uses based on 10.06 (33 ft.) modules.

10.14.3.4

10.14 CB2* General Business District

The maximum frontage in any one consolidated development should not exceed 30 m (90.4 ft.).

(Section 340, Land Use Bylaw).

10.14.1Area of Application Portions of Sub-Areas 3 and 4, located generally between 80 Avenue and 83 Avenue, from 104 Street to 106 Street, designated CB2*in Bylaw 6380, amending the Land Use Bylaw.

10.14.2 Rationale To provide a district for businesses requiring good visibility and accessibility along or adjacent to major public roadways, in order to achieve the intent of Sections 3.5 and 3.6 of this Plan.

10.14.3 Discretionary Development Guidelines

Regulations of the Land Use Bylaw pertaining to this District apply, except that the following regulations shall be substituted by means of a Statutory Plan Overlay:

10.14.4.1 The minimum frontage for lots abutting Whyte Avenue shall be 10 m (32.8 ft.).

10.14.4.2 The maximum building height for Hotel developments shall not exceed 23 m (75.4 ft.) nor 6 storeys.

10.14.4.3

Discretionary Uses which have the following characteristics are discouraged:

The principal front wall of buildings above the second storey shall be set back a minimum 6 m (19.7 ft.) from the principal front wall of the first two storeys for buildings fronting on 82 (Whyte) Avenue.

10.14.3.1

10.14.4.4

Automobile/Minor Recreational Vehicle Sales/Rentals are not considered appropriate, given the retail storefront character of the District.

The minimum number of off-street parking spaces required shall be in accordance with the provisions of Schedule 66A of the Land Use Bylaw, except that:

10.14.3.2 Hotels and Motels are not considered appropriate, given the large site areas required, and the retail storefront character of the District.

10.14.4 Regulations Altered by Statutory Plan Overlay

(i) For Professional, Financial and Office Support Services, parking spaces shall be provided on the basis of 2.5 spaces per 100 sq. m (2.3 per 1000 sq. ft.) of gross floor area.

(ii) For Commercial Use Classes included in Schedule 66A, Clause 9 of the Land Use Bylaw, spaces shall be provided on the basis of 1.5 spaces per 100 sq. m (1.4 per 1000 sq. ft.) of gross floor area regardless of the total gross floor area.

10.15.4 Regulations Altered by Statutory Plan Overlay Regulations of the Land Use Bylaw pertaining to this District apply, except that the following regulations shall be substituted by means of a Statutory Plan Overlay:

10.15.4.1 A minimum yard of 6 m (19.7 ft.) shall be required where a site abuts 103 Street.

10.15 CO* Commercial Office District (Section 360, Land Use Bylaw)

10.15.4.2 A minimum yard of 3 m (9.8 ft.) shall be required where a site abuts 102 Street.

10.15.4.3

10.15.1Area of Application Portion of Sub-Area 5, located between 102 and 103 Streets, north of Whyte Avenue, designated CO*in Bylaw 6380, amending the Land Use Bylaw. The potential area of land to be developed in accordance with these regulations shall be dependent on the location and extent of roadway improvements currently under study, given that these lands were acquired by the City for roadway purposes.

10.15.2Rationale To provide a district for medium intensity office development adjacent to the L.R.T. Station, in order to achieve the intent of Section 3.6 of the Plan.

10.15.3 Discretionary Development Guidelines The Development Officer shall have regard to the following guidelines when reviewing development applications for Discretionary Uses:

10.15.3.1 Ground floor uses should emphasize retail, personal services and minor eating and drinking establishments consistent with the intended pedestrian shopping character of commercial areas adjacent to the L.R.T. Station.

No minimum yard shall be required where a site abuts 82 (Whyte) Avenue.

10.15.4.4 The principal exterior front wall above the second storey shall be set back a minimum of 6 m (19.7 ft.) from the principal exterior front wall of the first two storeys.

10.15.4.5 The maximum building height shall not exceed 23 m (75.4 ft.) nor 6 storeys.

10.15.4.6 The minimum number of off-street parking spaces required shall be in accordance with the provisions of Schedule 66A of the Land Use Bylaw, except that: (i) For Professional, Financial and Office Support Services, parking spaces shall be provided on the basis of 2.5 spaces per 100 sq. m (2.3 per 1000 sq. ft.) of gross floor area. (ii) For Commercial Uses included in Schedule 66A, Clause 9 of the Land Use Bylaw, parking spaces shall be provided on the basis of 1.5 spaces per 100 sq. m (1.4 per 1000 sq. ft.) of gross floor area for those retail uses less than 1000 sq. m (10,764.2 sq. ft.). (iii) All parking spaces shall be enclosed in a structure and/or below-grade.

10.15.4.7 In addition to the requirements of Section 15 of the Land Use Bylaw, the applicant shall submit an urban design context plan including: (i) illustrations of the proposed development illustrating how the development would not block the view of existing buildings along Whyte Avenue (i.e. Strathcona Hotel) for persons travelling west on Whyte Avenue.

10.16.3.1 Residential (i) Apartment Housing (ii) Stacked Row Housing

10.16.3.2 Residential Related (i) Apartment Hotels (ii) Homecrafts (iii) Offices-in-the-Home

10.16.3.3 Commercial Automotive and Minor Recreational Vehicular Sales/Rentals Business Support Services Convenience Retail Stores General Retail Stores Health Services Hotels Household Repair Services Indoor Amusement Establishments Major and Minor Eating and Drinking Establishments Non-Accessory Parking Personal Service Shops Professional, Financial and Office Support Services Spectator Entertainment Establishments

10.16 CMX* (Area 1) 106 Street/Whyte Avenue Commercial Mixed Use District (Section 370, Land Use Bylaw)

10.16.1 Area of Application Portion of Sub-Area 4, located between 81 and 83 Avenues, east of 106 Street, designated CMX*in Bylaw 6380, amending the Land Use Bylaw.

10.16.2 Rationale To provide a district for the establishment of an activity node at 106 Street and Whyte Avenue, encouraging retail uses at grade, and general business functions above, and including bonuses for residential development above the ground floor, in order to achieve the intent of Section 3.5 of the Plan.

10.16.3 Discretionary Uses Deleted by Statutory Plan Overlay Discretionary Uses listed in Section 370.4 Clauses (1) to (6) of the Land Use Bylaw are deleted by means of a Statutory Plan Overlay, except for the following:

10.16.3.4 Community, Educational, Recreational and Cultural Services (i) (ii) (iii) (iv)

Daytime Child Care Services Indoor Participant Recreation Services Private Education Services Public Libraries and Cultural Exhibits

10.16.4 Regulations Specified by Statutory Plan Overlay Regulations of the Land Use Bylaw pertaining to this District apply, except that the following regulations shall be specified by means of a Statutory Plan Overlay:

10.16.4.1

The maximum floor area ratio for all other sites shall be 2.0.

provided in accordance with the following: (1) 30 sq. m (322.9 sq. ft.) per Family Oriented Dwelling any part of which is contained in the lowest storey. (ii) 15 sq. m (161.5 sq. ft.) per Family Oriented Dwelling no part of which is contained in the lowest storey.

10.16.4.3

10.16.4.12

The maximum total floor area ratio for sites abutting Whyte Avenue shall be 4.0.

10.16.4.2

A maxirnum floor area ratio of 2.0 for sites abutting Whyte Avenue may be used for Residential and Residential-Related uses.

10.16.4.4

A minimum Amenity Area of 9.0 sq. m (96.8 sq. ft.) per Family Oriented Dwelling shall be provided and developed as children's play space for development containing 20 or more Family Oriented or Stacked Rowhouse Dwellings.

The maximum floor area ratio for non-residential uses on sites not abutting Whyte Avenue shall be 0.5.

10.16.4.13

10.16.4.5

The principal front wall of a building fronting on Whyte Avenue shall be set back a minimum 4.0 m (13.1 ft.) above the second storey.

The maximum total residential density shall be 271 dwellings/ha (110 dwellings/ac).

10.16.4.14

The maximum building height for sites fronting on Whyte Avenue shall not exceed 23 m (75 ft.) nor 6 storeys.

At-grade frontage on Whyte Avenue shall be used for commercial use, except hotels. Where a hotel is to be developed, a maximum 30% of at-grade frontage shall be used for lobbies, with the remaining floor space used for other commercial uses.

10.16.4.7

10.16.4.15

The maximum building height for all other sites shall not exceed 15 m (49 ft.) nor 4 storeys.

In the event of comprehensive development involving sites abutting Whyte Avenue and other sites, there shall be no averaging of floor area ratio, residential density, or building height. In the event of a lane closure, the centre line of the lane shall be considered the dividing line for the purpose of calculating floor area ratio, density and other regulations.

10.16.4.6

10.16.4.8 There shall be no front yard requirement for sites fronting on Whyte Avenue. The minimum front yard required for all other sites shall be 4.5 m (14.8 ft.).

10.16.4.9 There shall be no side yard requirement except for a minimum side yard of 4.5 m (14.8 ft.) for a site abutting 106 Street which is greater than 800 sq. m (8796 sq. ft.).

10.16.4.10 A minimum yard of 4.5 m (14.8 ft.) shall be required when the rear lot line of the site abuts the lot line of a site in a Residential District.

10.16.4.11 Minimum Private Outdoor Amenity Area shall be

10.17 CMX* (Area 2) 104 Street Commercial Mixed Use District (Section 370, Land Use Bylaw)

10.17.1 Area of Application Portion of Sub-Area 5, located between 80 and 81 Avenues, west of 103 Street, designated CMX*in Bylaw 6380, amending the Land Use Bylaw. 65

10.17.2Rationale To provide a district for comprehensive retail commercial, office and residential development adjacent to the L.R.T. Station, in order to achieve the intent of Section 3.6 of the Plan.

10.17.3 Discretionary Development Guidelines The Development Officer shall have regard to the following guidelines when reviewing development applications for Discretionary Uses:

10.17.3.1 Ground floor uses should emphasize retail, personal service and minor eating and drinking establishments consistent with the intended pedestrian shopping character of commercial areas adjacent to the L.R.T. Station.

10.17.4 Discretionary Uses Deleted by Statutory Plan Overlay Discretionary Uses listed in Section 370.4 Clauses (1) to (6) of the Land Use Bylaw are deleted by means of a Statutory Plan Overlay, except the following:

10.17.4.1 Residential (i) Apartment Housing

10.17.4.2 Residential-Related (i) Homecrafts (ii) Offices-in-the-Home

10.17.4.3 Commercial (i) (ii) (iii) (iv) (v) (vi) (vii)

Business Support Services Convenience Retail Stores General Retail Stores Health Services Household Repair Services Indoor Amusement Establishments Major and Minor Eating and Drinking Establishments Non-Accessory Parking

(ix) Personal Service Shops (x) Professional, Financial and Office Support Services (xi) Spectator Entertainment Establishments

10.17.4.4 Community, Educational, Recreational and Cultural Services (i) Daytime Child Care Services (ii) Indoor Participant Recreation Services (iii) Public Libraries and Cultural Exhibits

10.17.5 Regulations Specified by Statutory Plan Overlay Regulations of the Land Use Bylaw pertaining to this District apply, except that the following regulations shall be specified by means of a Statutory Plan Overlay:

10.17.5.1 The maximum total floor area ratio shall be 3.75.

10.17.5.2 A maximum floor area ratio of 1.5 may be used for non-residential use classes, excluding Professional, Financial and Office Support Services.

10.17.5.3 A maximum floor area ratio of 2.5 may be used for Professional, Financial and Office Support Services, provided such uses do not occur on at-grade levels.

10.17.5.4 A maximum floor area ratio of 1.0 may be used for Residential and/or Residential-Related uses.

10.17.5.5 The maximum total residential density shall be 136 dwellings/ha (55 dwellings/ac).

10.17.5.6 The maximum building height shall not exceed 26 m (85 ft.) nor 8 storeys.

10.17.5.7 The principal front wall of buildings abutting 104 Street shall be setback a minimum 4.0 m (13.1 ft.) above the second storey.

10.18 US Urban Services District (Section 510, Land Use Bylaw)

10.18.1Area of Application Portions of Sub-Areas 2, 3 and 4 located between 105 and 106 Streets south of 84 Avenue, between 103 and 104 Streets south of 83 Avenue, between 101 and 102 Streets north of 85 Avenue and between 83 and 84 Avenues west of 104 Street, designated US in Bylaw 6380, amending the Land Use Bylaw.

10.17.5.8 No minimum yards shall be required.

10.17.5.9 The maximum site coverage shall be 75%.

10.18.2Rationale To provide a district for publicly and privately owned facilities of an institutional or community service nature, in order to achieve the intent of Sections 3.3, 3.4 and 3.5 of this Plan.

10.17.5.10 The minimum number of off-street parking spaces required shall be in accordance with the provisions of Schedule 66A of the Land Use Bylaw except that: (i) For Professional, Financial and Office Support Services, parking spaces shall be provided on the basis of 2.5 spaces per 100 sq. m (2.3 per 1000 sq. ft.) of gross floor area. (ii) For Commercial Uses included in Schedule 66A, Clause 9 of the Land Use Bylaw, parking spaces shall be provided on the basis of 1.5 spaces per 100 sq. m (1.4 per 1000 sq. ft.) of gross floor area for those uses less than 1000 sq. m (10,764.2 sq. ft.). (iii) All parking spaces shall be enclosed in a structure and/or below-grade.

10.19 PU

Public Utility District

(Section 520, Land Use Bylaw)

10.19.1 Area of Application Portion of Sub-Area 3 located between 103 and 104 Streets, north of 83 Avenue, designated PU in Bylaw 6380, amending the Land Use Bylaw.

10.19.2 Rationale To provide a district for public utility installations, services and facilities in order to achieve the intent of Section 3.4 of this Plan.

10.20 AP Public Parks District (Section 530, Land Use Bylaw)

10.20.1 Area of Application Portions of Sub-Area 3, located between 86 and 87 Avenues east of 103 Street, between 84 and 86 Avenues east of 104 Street, and between 102 and 103 Street south of 86 Avenue, designated AP in Bylaw 6380, amending the Land Use Bylaw. Within the block bounded by 85 and 87 Avenues, between 102 and 103 Streets, the potential area of land to be developed in accordance with these regulations shall be dependent on the location and extent of roadway improvements currently under study, given that these lands were acquired by the City for roadway purposes.

10.21.2 Rationale To provide a district for a low density, predominantly single detached environment, with sensitivity towards maintaining the existing scale and character of older single detached dwellings in the Plan Area. The district is also applied to any residential structure designated as an historical resource under the Alberta Historical Resources Act.

10.21.3 Uses The following uses are prescribed for lands designated DC1-1 pursuant to Section 710.3 of the Land Use Bylaw:

10.21.3.1 Single Detached Housing

10.21.3.2

10.20.2 Rationale

Semi-detached Housing To provide a district for public parks and for active and passive recreational uses and landscape buffers.

10.21.3.3 Duplex Housing

10.21.3.4 Conversion of Single Detached Housing containing not more than 4 dwelling units.

10.21.3.5 Homecrafts

10.21.3.6 Offices-in-the-Home

10.21 DC1 (Area 1) Control District

10.21.3.7

Residential Direct

(Section 710, Land Use Bylaw)

Conversion of Single Detached dwellings to Professional Offices

10.21.3.8

10.21.1Area of Application Portion of Sub-Area 1 located generally between 104 and 106 Streets south of Saskatchewan Drive, designated DC1 (Area 1) in Bylaw 6380, amending the Land Use Bylaw.

Daytime Child Care Services

10.21.3.9 Uses consistent with the rationale of this District and, where applicable, with designation as an historic resource under the Alberta Historical Resources Act.

10.21.4 Development Criteria The following development criteria shall apply to the prescribed uses pursuant to Section 710.4 of the Land Use Bylaw:

10.21.4.1 The minimum site area shall be provided as follows: (i) 360 sq. m (3875.0 sq. ft.) for each Single-Detached Dwelling; (ii) 300 sq. m ( 3229.2 sq. ft.) for each Semi-Detached or Duplex Dwelling.

10.21.4.2 The maximum density shall be 37 dwellings/ha (15 dwellings/ac).

10.21.4.3 The maximum building height shall not exceed 10.0 m (32.8 ft.) nor 2 1/2 storeys.

10.21.4.4 The minimum yard requirements shall be in accordance with the provisions of Section 140.4 Clauses (6) to (8) of the Land Use Bylaw. Notwithstanding this, the Development Officer at his discretion, may reduce the minimum requirements where one or more adjacent properties exhibit similar variations from the RF3 regulations.

10.21.4.5 The maximum total site coverage shall be 50%.

10.21.4.6 Separation space shall be provided in accordance with the provisions of Section 58 of the Land Use Bylaw.

10.21.4.7 Off-street parking shall be provided in accordance with the provisions of Section 66 of the Land Use Bylaw.

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

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

10.21.4.10 Conversion of Single Detached Dwellings to professional offices shall be in accordance with Section 88 of the Land Use bylaw.

10.21.4.11 Architectural treatment of developments shall: (i) ensure the individuality of the dwelling through

design and location of entrance, facade design and floor plan layout. ensure that elements common to the residential architecture of this area are emphasized through the inclusion of features such as the following: —dormers and bay windows —pitch and gambrel roofs and gables —porches and verandas —details of cornices and lintels —wood shingles —brick, clap board or stucco as prominent exterior finishes.

10.21.4.12 Renovation of, or additions to, existing development shall retain the original architectural elements and proportions of the existing structure, including such elements as itemized in Section 10.21.4.11(H).

10.21.4.13 In addition to the requirements of Section 10.21.4.10, the Development Officer shall use the following guidelines when reviewing an application for conversion of a Single Detached Dwelling to a non-residential use. (i) the use of the structure for residential purposes has been examined and determined inappropriate due to size, renovation cost, undesirable site characteristics, or similar rationale. (ii) sites adjacent to districts permitting high density residential uses are preferred, allowing the conversion to act as a transitional use between high and low density.

(iii) the scale of the operation shall be small and shall employ less than 10 persons. (iv) the nature of the operations shall minimize the need for personal contact. (v) a report prepared by the applicant containing the information required under Sections 10.21.4.10 and 10.21.4.13 shall be submitted to the Development Officer in addition to the requirements of Section 15 of the Land Use Bylaw.

10.22.2.4 Provide detailed control over specific sites which are, or may be in future, designated as historic resources under the Alberta Historical Resources Act. These are sites which contain structures which were originally used for primarily commercial purposes; in order to achieve the intent of Section 3.5 of this Plan.

10.22.3 Uses.

10.21.4.14 No new development for non-residential use classes shall be permitted.

The following uses are prescribed for lands designated DC1-2 pursuant to Section 710.3 of the Land Use Bylaw:

10.22.3.1 Apartment Housing above the ground floor only

10.22 DC1 (Area 2) Commercial Direct Control District

(Section 710, Land Use Bylaw)

10.22.3.2 Homecrafts

10.22.3.3

10.22.1 Area of Application Portion of Sub-Area 4, located between 103 and 105 Streets between 81 and 83 Avenues, designated DC1 (Area 2) in Bylaw 6380, amending the Land Use Bylaw.

10.22.2 Rationale This district is intended to:

10.22.2.1 Apply detailed and sensitive control of development and redevelopment within the core commercial area of Strathcona;

Offices-in-the-Home

10.22.3.4 Business Support Services

10.22.3.5 Commercial Schools

10.22.3.6 Convenience Retail Stores

10.22.3.7 General Retail Stores

10.22.3.8

10.22.2.2

Health Services

Encourage a highly pedestrian retail commercial environment, with offices and other uses on upper floors, in the immediate vicinity of the proposed L.R.T. Station at Whyte Avenue;

10.22.3.9 Hotels

10.22.3.10

10.22.2.3

Household Repair Services

Emphasize and retain the architectural and urban design elements of this area;

10.22.3.11 Indoor Amusement Establishments

10.22.3.12

10.22.4.4

Major and Minor Eating and Drinking Establishments

The maximum building height shall not exceed a maximum of 4 storeys, or the height of adjacent structures, whichever is less.

10.22.3.13 Non-Accessory Parking

10.22.4.5

10.22.3.14

Notwithstanding Section 10.22.4.4, the minimum building height shall be 2 storeys.

Personal Service Shops

10.22.4.6

10.22.3.15

The minimum rear yard shall be 4 m (13.1 ft.)

Professional, Financial and Office Support Services

10.22.4.7

10.22.3.16

Ground floor uses shall be subject to the following: (i) Uses shall not include Professional, Finance and Office Support Services, Residential Uses, or Residential-Related Uses. (ii) Buildings shall be built to the property line on the front and side exposures to maintain the existing pattern of development. (iii) Design of building facades shall be based on the 10.06 m, (33 ft.) lot frontages prevalent in this area, and development shall be designed to break the facade into 10.06 m (33 ft.) modules, where development occurs on more than one lot.

Second Hand Stores

10.22.3.17 Spectator Entertainment Establishments

10.22.3.18 Private Clubs

10.22.3.19 Public Libraries and Cultural Exhibits

10.22.3.20 Uses consistent with the rationale of this District and where applicable, with designation as an historic Resource under the Alberta Historical Resources Act

10.22.4 Development Criteria

10.22.4.8 The maximum total site coverage for new developments shall be 85%.

10.22.4.9

The maximum floor area ratio shall be 2.5

Off-Street parking shall be provided in accordance with the provisions of Section 66 of the Land Use Bylaw where redevelopment occurs. Renovation/restoration projects will only be required to maintain existing parking on-site, unless it can be demonstrated, to the satisfaction of the Development Officer, that the existing parking area is to be incorporated into a laneway pedestrian area.

10.22.4.2

10.22.4.10

A maximum 1.0 floor area ratio of the total maximum floor area ratio may be used for Residential uses.

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

10.22.4.3

10.22.4.11

The maximum total residential density shall be 136 dwelling/ha (55 dwellings/ac)

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

The following development criteria shall apply to the prescribed uses pursuant to Section 710.4 of the Land Use Bylaw:

10.22.4.1

10.22.4.12

10.23.2.1

Architectural treatment of new developments and/or renovations shall: Emphasize design elements already common in the area. Ensure that the ratio of windows and doors to walls above the ground floor is not greater 1:1, nor less than 3:7 (openings: walls). Ensure that window proportions are 2:3 (width:height) or taller. Ensure that each floor has windows on the front facade of the buildings. Emphasize such details as arches, pediments, quoins, cornices, and columns. Emphasize subdued colors in exterior finishes, with strong saturated colors being confined to signage. Ensure that exterior finishes are predominantly brick, wood or stucco. Ensure that trim and ornamentation are predominantly stone, concrete or plaster. Ensure that renovated/remodelled buildings retain the architectural features of the original design. Ensure that placement of signage occurs at a consistent height along the block faces on Whyte Avenue.

Provide a district for direct control and sensitive restoration and rehabilitation of some historic resources within the Plan Area.

10.23.2.2 Apply to designated historic structures which were originally and/or are presently, used for a use other than residential or commercial. This includes churches, schools, libraries, government offices/facilities, or railroad uses. Those historic resources which come under this district at the date of passage of this Bylaw are: (a) (b) (c) (d) (e)

the No. 6 Fire Hall — 10322 - 83 Avenue the Knox Presbyterian Church —8403 - 104 Street the Strathcona Library — 8331 - 104 Street the Connaught Armoury — 10310 - 85 Avenue the Ritchie Mill — Saskatchewan Drive at 103 Street

10.23.3 Uses The following uses are prescribed for lands designated DC1-3 pursuant to Section 730.4 of the Land Use Bylaw:

10.23.3.1 Minor Eating and Drinking Establishments

10.23.3.2

10.23 DC1 (Area 3) Control District

Spectator Entertainment EtabliShments

Institutional Direct

(Section 710, Land Use Bylaw)

10.23.1 Area of Application Portions of Sub-Areas 1, 2, and 3, located on 102 Street south of Saskatchewan Drive, on 85 Avenue west of 103 Street, on 104 Street north of 84 Avenue, and on 83 Avenue between 103 and 104 Streets, designated DC1 (Area 3) in Bylaw 6380, amending the Land Use Bylaw.

10.23.2 Rationale This district is intended to:

10.23.3.3 Indoor Participant Recreation Services

10.23.3.4 Private Clubs

10.23.3.5 Private Education Services

10.23.3.6 Public Education Services

10.23.3.7 Public Libraries and Cultural Exhibits

10.23.3.8 Public Park

10.23.3.9

10.24 DC2 Comprehensively Planned Development District (Section 720, Land Use Bylaw)

Religious Assembly

10.23.3.10 Uses consistent with the rationale of this District and, where applicable, with designation as an historic resource under the Alberta Historical Resources Act.

10.24.1 Area of Application Portion of Sub-Area 1 located between 86 Avenue and Saskatchewan Drive east of 102 Street, designated DC2 in Bylaw 6380, amending the Land Use Bylaw.

10.24.2 Rationale 10.23.4 Development Criteria The following development criteria shall apply to the prescribed uses pursuant to Section 730.4 of the Land Use Bylaw:

To recognize existing uses in which a direct control district is applied to enable major, comprehensively planned and designed development compatible within intent of this Plan.

10.23.4.1 Parking shall be proviaed in accordance with the provisons of Section 66 of the Land Use Bylaw, with the following exception: any requirement of Section 66 may be relaxed, at the discretion of the Development Officer, if meeting the regulations would jeopardize the integrity of a site as an historic resource.

10.23.4.2

10.25 DC4 Special Public Service District (Section 730, Land Use Bylaw)

Development shall be accommodated within existing structures.

10.25.1 Area of Application 10.23.4.3 Modifications to interiors/exteriors of existing structures shall only be made in the event of necessary structural reinforcement or repairs. Cosmetic alterations shall maintain the architectural theme and components of the, existing structure.

Portion of Sub-Area 5 located between 102 Street and 103 Street south of 82 (Whyte) Avenue, designated DC4 in Bylaw 6380, amending the Land Use Bylaw.

10.25.2Rationale To recognize existing uses in which a direct control district is applied to regulate and control uses and development on lands presently governed by superior legislation, in order to achieve the intent of Section 3.6 of this Plan.

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PLANNING