2.90 CN - Neighbourhood Commercial Zone

To allow for small scale activity centres to support Local Nodes, as directed by statutory plans, that become community focal points for commercial businesses, services, social gathering and limited Residential Uses that are integrated with the neighbourhood. These activity centres can accommodate both vehicle-oriented and pedestrian oriented developments.  

Commercial Uses
2.1. Bar
2.2. Body Rub Centre
2.3. Cannabis Retail Store
2.4. Custom Manufacturing
2.5. Food and Drink Service
2.6. Health Service
2.7. Hotel
2.8. Indoor Sales and Service
2.9. Liquor Store
2.10. Minor Indoor Entertainment
2.11. Office
2.12. Outdoor Sales and Service, limited to those existing as of January 1, 2024
2.13. Residential Sales Centre
2.14. Vehicle Support Service
Residential Uses
2.15. Home Based Business #
2.16. Residential, limited to:
 
2.16.1. Lodging House
2.16.2. Multi-unit Housing
2.16.3. Supportive Housing
Community Uses
2.17. Child Care Service
2.18. Community Service
2.19. Library
2.20. Park
2.21. School
2.22. Special Event
Basic Service Uses
2.23. Emergency Service
2.24. Recycling Drop-off Centre
2.25. Transit Facility
Agricultural Uses
2.26. Urban Agriculture
Sign Uses
2.27. Fascia Sign
2.28. Freestanding Sign
2.29. Major Digital Sign
2.30. Minor Digital Sign
2.31. Portable Sign
2.32. Projecting Sign

 

Non-Residential Uses
3.1. The maximum Floor Area for non-Residential Uses is: 
 
3.1.1. 500 m2 per individual establishment, where the only Streets Abutting the Site are Local Roads;
3.1.2. 1,000 m2 per individual establishment, where located on a Site Abutting one or more Collector or Arterial Roads; or
3.1.3. 2,500 m2 per individual establishment, where located on a Site greater than 1 ha Abutting one or more Arterial Roads.
Commercial Uses
3.2. Bars and Food and Drink Services
 
3.2.1. Despite Subsection 3.1, the maximum Floor Area is 500 m2 per individual establishment.
3.3. Body Rub Centres must comply with Section 6.20.
3.4. Cannabis Retail Stores must comply with Section 6.30.
3.5. Custom Manufacturing
 
3.5.1. Despite Subsection 3.1, the maximum Floor Area is 300 m2 per individual establishment, except:
 
3.5.1.1. Where Custom Manufacturing is combined with a Bar or Food and Drink Service, the maximum Floor Area is 500 m2 per individual establishment.
3.5.2. Manufacturing activities and storage must be located within an enclosed building. 
3.6. Hotels, where part of a Main Street Development, must comply with the following:
 
3.6.1. Ground Floor guest rooms must not be located adjacent to a Street.
3.7. Indoor Sales and Services
 
3.7.1. Despite Subsection 3.1, the maximum Floor Area for Grocery Stores is 2,500 m2 per individual establishment.
3.8. Liquor Stores must comply with Section 6.70.
3.9. Residential Sales Centres may be approved for a maximum of 5 years. Subsequent Development Permits for Residential Sales Centres on the same Site may only be issued as a Discretionary Development
3.10. Outdoor Sales and Services
 
3.10.1. Outdoor display and service areas visible and adjacent to a Site in a residential or mixed use Zone must be located and screened to minimize visual impacts. Screening must include a Landscape Buffer, Fencing, or other similar measures.
3.11. Vehicle Support Services and Uses with Drive-through Services must comply with Section 6.110.
Residential Uses
3.12. Home Based Businesses must comply with Section 6.60.
3.13. Residential Uses
 
3.13.1. Where provided, must be located above Ground Floor non-Residential Uses.
Community Uses
3.14. Child Care Services must comply with Section 6.40.
3.15. Special Events must comply with Section 6.100.
Basic Service Uses
3.16. Basic Service Uses must not be the only Use on a Site.
3.17. Recycling Drop-Off Centres
 
3.17.1. The maximum total area for a Recycling Drop-off Centre is 300 m2, where the only Streets Abutting the Site are Local Roads.
3.17.2. The maximum total area for a Recycling Drop-off Centre is 650 m2, where located on a Site Abutting one or more Arterial or Collector Roads.
3.17.3. Perimeter screening using Fences, Landscape Buffers, or other similar features must be provided to screen the view of drop-off areas and bins from Abutting Streets and Sites in non-industrial Zones
3.18. Transit Facilities
 
3.18.1. Despite the Setbacks specified in Table 4.1, Transit Facilities may project into a Setback Abutting a Street to integrate with transit infrastructure in the road right-of-way.
Agricultural Uses
3.19. Urban Agriculture
 
3.19.1. Despite Subsections 3.1.2 and 3.1.3, the maximum Floor Area is 600 m2 per individual establishment where located on a Site Abutting one or more Collector or Arterial Roads.
3.19.2. With the exception of outdoor display areas of products for sale, Urban Agriculture Uses must be located within or on a building.
3.19.3. The Development Planner may consider a variance to Subsection 3.19.2 based on the recommendations provided in an environmental site assessment in compliance with Section 7.140
Sign Uses
3.20. Fascia Signs, Freestanding Signs, Portable Signs, and Projecting Signs are limited to On-premises Advertising, except that: 
 
3.20.1 Off-premises Advertising is permitted where existing as of January 1, 2024.
3.21. Major Digital Signs and Minor Digital Signs are only permitted where existing as of January 1, 2024. 
3.22. Signs must comply with Section 6.90.
Uses with Total Area and Floor Area Exceptions
3.23. The Development Planner may consider a variance to the maximum total area or Floor Area of a non-Residential Use if adequate mitigation measures are used to reduce negative impacts to Abutting Uses or Sites, including:
 
3.23.1. measures specified in Subsection 2 of Section 5.120;
3.23.2. modification of Site plans to locate Uses or activities in a location to minimize visual, noise, lighting, odour or other similar Nuisances; or 
3.23.3. other similar measures. 

 

4.1. Development must comply with Table 4.1:
Table 4.1. Site and Building Regulations
Subsection Regulation Value Symbol
Site Area
4.1.1. Maximum Site area, for Lots approved for subdivision after January 1, 2024 2.0 ha  
Height
4.1.2. Maximum Height 12.0 m  
Floor Area Ratio
4.1.3. Maximum Floor Area Ratio 2.0  
Setbacks Abutting Streets
4.1.4. Minimum Setback 3.0 m A
Unless 1 or more of the following applies:
4.1.5. Minimum Setback for Main Street Developments 1.0 m -
4.1.6. Minimum Setback for Main Street Developments, where Abutting a Street with a sidewalk width 4.7 m or greater, measured from the Lot line to the curb 0 m -
Setbacks Abutting Alleys
4.1.7. Minimum Setback 0 m B
Unless the following applies:
4.1.8. Minimum Setback for new buildings and additions where the Abutting Alley is less than 6.0 m wide  1.0 m -
Setbacks Abutting Sites
4.1.9. Minimum Setback 3.0 m C
Unless the following applies:
4.1.10. Minimum Setback where Abutting a Site: 0 m D
 
Diagram for Subsection 4.1
Diagram for 2.90_4.1
Building Design Regulations 
5.1. Where a building wall has a total length greater than 20.0 m that:
 
5.1.1. faces a Street, Park, or a Site in a residential or mixed use Zone; or
5.1.2. has a main entrance facing a Parking Area internal to the Site,
the Facade must be articulated using 2 or more design techniques or features to minimize the perception of massing, eliminate large blank walls, provide visual interest, and enhance the appearance of buildings during winter months. Design techniques or features may include: variations in rooflines; vertical or horizontal building wall projections or recessions; visual breaks of building Facades into smaller sections; use of a combination of finishing materials; or other similar techniques or features. 
5.2. Subsection 5.1 does not apply to building walls facing and built to a shared Lot line in order to establish a continuous Street Wall with the Abutting Site.
5.3. On Corner Sites, the Facade design and materials must wrap around the side of the building to provide a consistent profile facing both Streets.
5.4. For new buildings and additions, main entrances must be level with, or have sloped doorway thresholds to, Abutting Pathways and public sidewalks.
5.5. Main entrances must incorporate weather protection features in the form of canopies, awnings, overhangs, vestibules, recessed entrances, or other Architectural Elements to provide all-season weather protection to pedestrians and to enhance the visibility of entrances. 
5.6. New buildings and additions must be developed as a Main Street Development where:
 
5.6.1. a Main Street Development exists on the Site as of January 1, 2024; or
5.6.2. a Main Street Development Abuts the Site.
Additional Building Design Regulations for Main Street Developments
5.7. For new buildings and additions, where a non-Residential Use is located on the Ground Floor adjacent to a Street the main entrance must be directed towards a Street.
5.8. Ground Floor Facades facing a Street must be designed to break up the appearance into sections of 11.0 m or less by incorporating 2 or more design features such as those described in Subsection 5.1. 
5.9. To promote pedestrian interaction and safety, Ground Floor non-residential Facades must comply with the following:
 
5.9.1. Where a Facade faces a Street, a minimum of 65% of the Facade area between 1.0 m and 2.0 m above ground level must be windows.
5.9.2. Despite Subsection 5.9.1, for exterior alterations to existing storefronts that involve adding or removing windows, a minimum of 50% of the Facade area between 1.0 m and 2.0 m above ground level facing a Street must be windows.
Diagram for Subsection 5.9
Diagram for 2.80_5.9
5.10. Facade design and materials for Interior Sites must wrap around the side of the building to provide a consistent profile for building corners facing Streets and Alleys, except that Facades facing an Alley do not require windows. 

 

Safe Urban Environments
6.1.  In addition to the regulations in Section 5.110, developments must include design elements that promote a safe urban environment for portions of development accessible to the public, including the following:
 
6.1.1. Primary public access to a building must be located at entrances that are visible from a Street or Surface Parking Lot.
6.1.2. A maximum of 10% of Ground Floor windows along Facades with a main entrance facing a Street or Parking Area interior to the Site may be covered by non-transparent material. The remainder must be clear, untinted and free from obstruction.
6.1.3. Landscaping must be arranged to ensure clear sightlines into Ground Floor storefronts that are visible from a Street.
Parking, Loading, Storage and Access 
6.2. Surface Parking Lots and loading, waste collection, storage, service, and display areas must not be located within a required Setback.
6.3. Surface Parking Lots and loading, waste collection, and storage areas must be located to the rear or sides of the principal building or interior to the Site.    
6.4. Despite Subsection 6.3, waste collection areas for non-Residential Uses in the form of containers with underground or semi-underground waste containment areas may be located in Parking Area islands in Surface Parking Lots.
Additional Parking and Access Regulations for Main Street Developments
6.5. Vehicle access must be from an Abutting Alley. Where there is no Abutting Alley, vehicle access must:
 
6.5.1. be from the Flanking Street for Corner Sites;
6.5.2. be designed to minimize disruption to vehicle and pedestrian circulation; and
6.5.3. be designed to minimize impacts to existing trees and the streetscape,
to the satisfaction of the Development Planner, in consultation with the City department responsible for transportation services.
6.6. Above-ground Parkade Facades facing a Street or a Park must be wrapped with Commercial or Community Uses, that have a minimum depth of 8.0 m, on the Ground Floor.
6.7. Despite Subsections 6.2 and 6.3, and the Setbacks specified in Table 4.1:
 
6.7.1. Outdoor display areas and Public Space associated with a Main Street Development may be located in a Setback Abutting a Street.
6.7.2. Surface Parking Lots, loading, and waste collection areas may project into a Setback Abutting another Site where a minimum 1.5 m wide Landscape Buffer is provided within the Setback.
6.7.3. Surface Parking Lots and loading, storage, and waste collection areas must provide a minimum 2.0 m wide Landscape Buffer where adjacent to a Street.