2.80 MU - Mixed Use Zone

To allow for varying scales of mixed use development that enables the growth and development anticipated in the Nodes and Corridors as directed by statutory plans. This Zone allows for a range of Uses and supports housing, recreation, commerce, and employment opportunities. Site and building design in this Zone promotes development that enhances the public realm and publicly accessible amenities to create vibrant, walkable destinations at a scale inviting to pedestrians.

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

 

Non-Residential Uses
3.1. On Sites with the Commercial Frontage Modifier, all Ground Floor building Frontages adjacent to a Street must consist of non-Residential Uses oriented towards the adjacent Street, except as identified in Subsection 3.4.2.
3.2. On Corner Sites that Abut an Arterial Road or Collector Road, and a Local Road, Ground Floor non-Residential Uses must be oriented towards, and include a main entrance that faces, the Abutting Arterial Road or Collector Road.
Residential Uses
3.3. Home Based Businesses must comply with Section 6.60.
3.4. Residential
 
3.4.1. Row Housing is only permitted where developed on the same Site as Multi-unit Housing or non-Residential Uses.
3.4.2. Ground Floor Residential Uses located adjacent to a Street may only be approved on a Site with the Commercial Frontage Modifier where:
 
3.4.2.1. located on a Corner Site and facing a Local Road; and
3.4.2.2. the residential Ground Floor building Frontage is not more than 70% of the total building Frontage facing the Local Road.
Commercial Uses
3.5. Body Rub Centres must comply with Section 6.20.
3.6. Cannabis Retail Stores must comply with Section 6.30.
3.7. Custom Manufacturing
 
3.7.1. The maximum Floor Area is 600 m2 per individual establishment.
3.7.2. Manufacturing activities and storage must be located within an enclosed building.
3.8. Hotels
 
3.8.1. Ground Floor guest rooms must not be located adjacent to a Street.
3.9. Liquor Stores must comply with Section 6.70.
3.10. Major Indoor Entertainment
 
3.10.1. The maximum Floor Area is 500 m2 per individual establishment, except where located on a Site greater than 1 ha.
3.11. 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
3.12. Vehicle Support Services and Uses with Drive-through Services 
 
3.12.1. Vehicle Support Services and Uses with Drive-through Services must comply with Section 6.110.
3.12.2. Uses with Drive-through Services are only permitted where existing prior to January 1, 2024.
Industrial Uses
3.13. Indoor Self Storage
 
3.13.1. Must not be developed as a standalone building. 
3.13.2. Must incorporate windows at regular intervals on all Storeys on Facades facing Abutting Streets. Windows must be clear, transparent and non-reflective.
3.13.3. The maximum Ground Floor building Frontage for Indoor Self Storage is 11.0 m. The remaining Ground Floor building Frontage must be used for Community Uses or Commercial Uses other than Vehicle Support Services.
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. Health Care Facilities
 
3.17.1. The maximum Floor Area is 1,000 m2 per individual establishment.
3.18. Recycling Drop-off Centres
 
3.18.1. The maximum total area for a Recycling Drop-off Centre on a Site is 300 m2.
3.18.2. Recycling bins and associated drive aisles and queuing lanes must not be located between a building and a Street.
3.18.3. 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
3.19. Transit Facilities
 
3.19.1. Despite the Setbacks specified in Table 4.4, Transit Facilities may project into a Setback Abutting a Street to integrate with transit infrastructure in the road right-of-way.
Agricultural Uses
3.20. Urban Agriculture
 
3.20.1. The maximum Floor Area is 600 m2 per individual establishment.
3.20.2. With the exception of outdoor display areas of products for sale, Urban Agriculture Uses must be located within or on a building.
3.20.3. The Development Planner may consider a variance to Subsection 3.20.2 based on the recommendations provided in an environmental site assessment in compliance with Section 7.140.
Sign Uses
3.21. Signs must comply with Section 6.90.
Uses with Total Area and Floor Area Exceptions
3.22. 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:
 
3.22.1. measures specified in Subsection 2 of Section 5.120;
3.22.2. modification of Site plans to locate Uses or activities in a location to minimize visual, noise, lighting, odour or other similar Nuisances; or 
3.22.3. other similar measures. 

 

4.1. Development must comply with Table 4.1:
Table 4.1. Building Regulations
Subsection Regulation Value
Height
4.1.1. Maximum Height The number (in metres) following the Modifier ‘h’ as indicated on the Zoning Map
4.1.2. Minimum Ground Floor Height for non-Residential Uses in new buildings 4.0 m
Floor Area Ratio
4.1.3. Maximum Floor Area Ratio The number following the Modifier ‘f’ as indicated on the Zoning Map
4.2. Floor Area associated with Residential Uses is excluded from the calculation of the maximum Floor Area Ratio where a minimum of 10% of all Dwellings:
 
4.2.1. comply with the inclusive design requirements of Section 5.50
4.2.2. have a Floor Area greater than 100 m2, a minimum of 3 bedrooms, are located below the 10th Storey of the building, and have: 
 
4.2.2.1. access to an outdoor Common Amenity Area designed for children of at least 50.0 m2; and
4.2.2.2. dedicated and enhanced bulk storage within the Dwelling or within the building; or
4.2.3. comply with any combination of Subsections 4.2.1 and 4.2.2.
4.3. The maximum Floor Area Ratio is increased by 1.0 where:
 
4.3.1. a minimum of 30% of all Supportive Housing Sleeping Units comply with the inclusive design requirements of Section 5.50; or
4.3.2. 1 or more buildings listed in the Inventory of Historic Resources is maintained as part of a proposed development to the satisfaction of the Development Planner, in consultation with the City department responsible for heritage planning.
4.4. Development must comply with Table 4.4:
Table 4.4. Setbacks Abutting Streets
Subsection Regulation Value Symbol
4.4.1. Minimum Setback 1.0 m -
4.4.2. Maximum Setback for Ground Floor non-Residential Uses 3.0 m A
4.4.3. Maximum Setback No maximum -
Unless 1 or more of the following applies:
4.4.4. Minimum Setback for Ground Floor non-Residential Uses where Abutting a Street with a sidewalk width 4.7 m or greater, measured from the Lot line to the curb 0 m -
4.4.5. Minimum Setback for portions of development with Residential Uses on the Ground Floor Abutting a Street, where a Treed Boulevard is present 3.0 m B
4.4.6. Minimum Setback for portions of development with Residential Uses on the Ground Floor Abutting a Street, where a Treed Boulevard is not present 4.5 m C
4.4.7 Minimum Setback for portions of development greater than 16.0 m in Height, or greater than the Height of the tallest Street Wall on an Abutting Site in a non-residential Zone where applicable, whichever is greater 4.5 m D
 
Diagram for Subsections 4.4.2, 4.4.5, 4.4.6 and 4.4.7
Diagram for 2.80_4.3.1_4.3.2_4.3.5_4.3.6_4.3.7
4.5. Development must comply with Table 4.5:
Table 4.5. Setbacks Abutting Alleys
Subsection Regulation Value
4.5.1. Minimum Setback 0 m
Unless 1 or more of the following applies
4.5.2. Minimum Setback for new buildings and additions where the Abutting Alley is less than 6.0 m wide 1.0 m
4.5.3. Minimum Setback for portions of development greater than 16.0 m in Height 3.0 m
4.6. Development must comply with Table 4.6:
Table 4.6. Minimum Setbacks from Abutting Sites
Subsection Regulation Value Symbol
4.6.1. Minimum Setback 3.0 m A
Unless 1 or more of the following applies:
4.6.2. Minimum Setback for portions of development less than or equal to 23.0 m in Height, where Abutting a Site: 0 m  
4.6.3. Minimum Setback for portions of development greater than 16.0 m in Height, where Abutting a Site in a residential Zone that has a maximum Height of 12.0 m or less 6.0 m B
 
Diagram for Subsections 4.6.1 and 4.6.3
Diagram for 2.80_4.5.3
4.6.4. Minimum Setback for portions of development greater than 23.0 m in Height 6.0 m C
 
Diagram for Subsections 4.6.1 and 4.6.4
Diagram for 2.80_4.5.4
4.7. Development must comply with Table 4.7:
Table 4.7. Tower Regulations
Subsection Regulation Value Symbol
4.7.1. Maximum Tower Floor Plate for portions of Towers greater than 23.0 m in Height  850 m2  
4.7.2. Minimum separation between Towers on the same Site or Abutting Sites, for portions of Towers greater than 23.0 m in Height 25.0 m  
4.7.3. Minimum Tower Setback from Abutting Streets for portions of Towers greater than 23.0 m in Height Setback provided at the Ground Floor plus an additional 4.5 m A
4.7.4. Despite Subsection 4.7.3, up to 1/3 of a Tower Facade facing an Abutting Street may extend to ground level -  
 
Diagram for Subsection 4.7.3 and 4.7.4
Diagram for 2.80_4.7.4
4.7.5. A Public Amenity Area must be provided between a Tower and a Street where a Podium is not provided -  
4.8. Towers must mitigate microclimatic impacts based on a Wind Impact Assessment and Sun Shadow Impact Study, where applicable, in compliance with Section 7.140.
4.9. The Development Planner may consider a variance to the regulations in Table 4.7, taking into consideration factors such as:
 
4.9.1. the orientation and placement of the Tower and associated visual, sun, shadow, and microclimatic impacts on Amenity Areas, Pathways, and Abutting residential or mixed use developments; 
4.9.2. the context of the Site in relation to the location and Height of buildings on Abutting Sites; and
4.9.3. recommendations and mitigation measures specified in any required technical studies or applicable urban design guidelines. 

 

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Building Design Regulations
5.1. Where a building wall:
 
5.1.1. faces a Street or Park;
5.1.2. has a main entrance facing a Public Amenity Area or Parking Area interior to the Site; or
5.1.3. has a total length greater than 20.0 m facing a Site in a residential or mixed use Zone,
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:
 
5.2.1. building walls facing and built to a shared Lot line to establish a continuous Street Wall with the Abutting Site; or
5.2.2. Facades of a Tower above a Podium or the Street Wall.
5.3. Ground Floor non-Residential Facades facing Streets, and any Facade with a main entrance that faces a Park, 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.
5.4. Each Storey must have windows on all building Facades facing a Street.
5.5. To promote pedestrian interaction and safety, Ground Floor non-Residential Facades must comply with the following:
 
5.5.1. 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.
5.5.2. Despite Subsection 5.5.1, 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.
5.5.3. A maximum of 10% of all Ground Floor windows facing a Street, a Park, or along Facades with a main entrance facing a Public Amenity Area or Parking Area interior to the Site may be covered by non-transparent material. The remainder must be clear, non-reflective and free from obstruction.
Diagram for Subsection 5.5
Diagram for 2.80_5.9
5.6. The Facade design and materials must wrap around the side of the building to provide a: 
 
5.6.1. consistent profile facing both Streets for Corner Sites; and 
5.6.2. consistent profile for building corners facing Streets and Alleys for Interior Sites, except that Facades facing an Alley do not require windows.
Entrance Design Regulations
5.7. Ground Floor non-Residential Uses adjacent to a Street must have separate individual entrances, but may share a common vestibule.
 
Diagram for Subsection 5.7
Diagram for 2.80_5.1
5.8. For new buildings and additions, where a Use is located on the Ground Floor adjacent to a Street, the main entrance for non-Residential Uses, and the main shared entrance for Multi-unit Housing or Supportive Housing must:
 
5.8.1. be directed towards the Street; and 
5.8.2. be level with, or have sloped doorway thresholds to, Abutting Pathways and public sidewalks.
5.9. Dwelling units with at-grade entrances must provide a semi-private space to act as a transition area from Streets. This can be established through the use of features such as fencing, Landscaping, porches, or other similar measures.
5.10. 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.

 

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Parking, Loading, Storage and Access
6.1. Vehicle access must be from an Abutting Alley. Where there is no Abutting Alley, vehicle access must:
 
6.1.1. be from a Flanking Street for Corner Sites;
6.1.2. be designed to minimize disruption to vehicle and pedestrian circulation; and
6.1.3. 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.
6.2. Despite the Setbacks specified in Table 4.4 and 4.6:
 
6.2.1. Surface Parking Lots and loading, storage, and waste collection areas must not be located between a principal building and a Street and must provide a minimum 2.0 m wide Landscape Buffer where adjacent to a Street.
6.2.2. Surface Parking Lots and loading, storage, and waste collection areas may project into, or be located within, a Setback Abutting another Site where a minimum 1.5 m wide Landscape Buffer is provided within the Setback
6.3. Above-ground Parkade Facades facing a Street or a Park must be wrapped with Commercial or Community Uses, with a minimum depth of 8.0 m, on the Ground Floor
6.4. Above-ground Parkades must be designed to be adaptable for future non-parking Uses by having:
 
6.4.1. a minimum floor to ceiling clearance of 4.0 m at ground level, and 3.1 m above the Ground Floor;
6.4.2. floors that can readily become level; and
6.4.3. drive ramps located and designed to allow for future removal without interfering with developable space.
Other Regulations
6.5. Despite the Setbacks specified in Table 4.4, outdoor display areas and Public Space may be located in a Setback Abutting a Street.