To allow for a variety of high density and quality development that accommodates office, retail, service, institutional, Residential, arts, and entertainment Uses that meet the objectives for the Commercial Cultural Core to further strengthen the Downtown’s central area by providing continuous retail at ground level, enhancing arts and entertainment activities, accommodating Residential Uses, and supporting a pedestrian friendly environment.
Residential Uses |
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2.1. | Home Based Business # | ||||||
2.2. | Residential, limited to: | ||||||
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Commercial Uses # |
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2.3. | Bar | ||||||
2.4. | Body Rub Centre | ||||||
2.5. | Cannabis Retail Store | ||||||
2.6. | Cultural Exhibit | ||||||
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. | Minor Indoor Entertainment | ||||||
2.13. | Office | ||||||
2.14. | Residential Sales Centre | ||||||
Community Uses |
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2.15. | Child Care Service | ||||||
2.16. | Community Service | ||||||
2.17. | Library | ||||||
2.18. | School | ||||||
2.19. | Special Event | ||||||
Sign Uses |
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2.20. | Fascia Sign, limited to On-premises Advertising | ||||||
2.21. | Projecting Sign, not including in the form of a Roof Sign, limited to On-premises Advertising | ||||||
2.22. | Portable Sign, limited to On-premises Advertising |
Commercial Uses |
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3.1. | Residential, limited to: | ||
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Commercial Uses # |
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3.2. | Custom Manufacturing | ||
3.3. | Exhibition and Convention Facility | ||
3.4. | Natural Science Exhibit | ||
3.5. | Nightclub | ||
3.6. | Spectator Entertainment Establishment | ||
Industrial Uses # |
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3.7. | Crematorium | ||
3.8. | Fleet Service | ||
Basic Services Uses |
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3.9. | Emergency Service | ||
3.10. | Health Care Facility | ||
3.11. | Minor Utility | ||
3.12. | Transit Facility | ||
3.13. | Recycling Drop-off Centre | ||
Agricultural Uses |
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3.14. | Urban Agriculture | ||
Sign Uses |
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3.15. | Fascia Sign, limited to Off-premises Advertising | ||
3.16. | Major Digital Sign | ||
3.17. | Minor Digital Sign | ||
3.18. | Projecting Sign, not including in the form of a Roof Sign, limited to Off-premises Signs | ||
3.19. | Portable Sign, limited to Off-premises Advertising |
Residential Uses |
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4.1. | Home Based Businesses must comply with Section 6.60. | ||||||
4.2. | Residential | ||||||
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Commercial Uses |
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4.3. | Bars | ||||||
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4.4. | Body Rub Centres must comply with Section 6.20. | ||||||
4.5. | Cannabis Retail Stores must comply with Section 6.30. | ||||||
4.6. | Liquor Stores must comply with Section 6.70. | ||||||
4.7. | Uses with Drive-through Services must comply with Section 6.110. | ||||||
Community Uses |
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4.8. | Child Care Services must comply with Section 6.40. | ||||||
4.9. | Special Events must comply with Section 6.100. | ||||||
Agricultural Uses |
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4.10. | Urban Agriculture | ||||||
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Industrial Uses |
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4.11. | Crematoriums must comply with Section 6.50. | ||||||
Sign Uses |
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4.12. | Sign Uses must comply with the regulations found in Subsections 3 and 6 of Section 6.90. | ||||||
4.13. | Despite Section 6.90, Signs containing Digital Copy are prohibited when the Copy of the sign faces the Civic Precinct area on Sites Abutting 103A Avenue NW to the north, 102 Avenue NW to the south, 99 Street NW to the east, and 100 Street NW to the west. | ||||||
Public Space and Capacity Exceptions |
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4.14. | The Development Planner may consider a variance to the maximum Public Space or capacity of a Use if adequate mitigation measures are used to reduce negative impacts to on-Site or Abutting Uses, including: | ||||||
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5.1. | Development must comply with Table 5.1: |
Table 5.1. Building Regulations | ||
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Subsection | Regulation | Value |
Floor Area Ratio | ||
5.1.1. | Maximum Floor Area Ratio east of 100 Street NW | 8.0 |
5.1.2. | Maximum Floor Area Ratio west of 100 Street NW | 12.0 |
5.1.3. | Despite Subsection 5.1.2, Maximum Floor Area Ratio for the area bounded on the east by 100 Street, on the north by Jasper Avenue, on the south by Macdonald Drive and on the west by the north/south Alley and pedestrian Pathway | 13.1 |
Height | ||
5.1.4. | Maximum Height | 150 m |
Ground Floor and Street Wall Height | ||
5.1.5. | Minimum Ground Floor Height | 3.5 m |
5.1.6. | Minimum building Street Wall Height | 9.0 m |
5.1.7. | Maximum building Street Wall Height | 26.0 m |
5.2. | Despite Subsection 6 of Section 7.100, a Development Planner may grant a variance to the Maximum Floor Area Ratio, up to an additional 4.0, for Hotels where development is compatible with the urban context of the area and adverse environmental impacts, such as sun shadow and wind are minimized. | ||||
5.3. | Despite Subsection 6 of Section 7.100, a Development Planner may grant a variance to the Maximum Height, up to an additional 50.0 m, where the development’s built form, its profile, sculpting, and detailing, as well as the quality of its material is a significant positive addition to the city’s skyline. | ||||
5.4. | Despite Subsections 5.1.6 and 5.1.7, Street Wall Height must be within 7.0 m of the Street Wall Height of adjacent buildings. | ||||
5.5. | Despite Subsections 5.1.6, 5.1.7, and 5.4, the Development Planner may vary the Street Wall Height in consideration of: | ||||
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5.6. | Despite Subsection 5.7, the Development Planner may consider a variance to the Setback regulations in consideration of the existing block face Setback and the Urban Design Framework for Downtown Streets within the Capital City Downtown Plan. | ||||
5.7. | Setbacks must comply with Table 5.7: |
Table 5.7. Setback Regulations | ||
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Subsection | Regulation | Value |
Setbacks Abutting Streets | ||
5.7.1. | Minimum Setback | 1.5 m |
5.7.2. | Maximum Setback | 2.5 m |
Unless 1 or more of the following applies: | ||
5.7.3. | Required Setback on the north side of 103A Avenue NW between 97 Street NW and 101 Street NW | 10.0 m |
5.7.4. | Required Setback on the south side of 103A Avenue between 97 Street NW and 101 Street NW | 5.0 m |
5.7.5. | Required Setback on the south side of 104 Avenue between 101 Street NW and 103 Street NW | 5.0 m |
5.7.6. | Minimum Setback for any building located west of 100 Street NW and south of 103A Avenue NW, and west of 101 Street NW and south of 104 Avenue NW that does not meet the requirements of 5.7.3, 5.7.4 or 5.7.5 | 0 m |
5.7.7. | Maximum Setback for any building located west of 100 Street NW and south of 103A Avenue NW, and west of 101 Street NW and south of 104 Avenue NW that does not meet the requirements of 5.7.3, 5.7.4 or 5.7.5 | 2.5 m |
Side Setbacks | ||
5.7.8. | Required Interior Side Setback | 0 m |
Street Interface Regulations |
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6.1. | Development must be designed in a manner consistent with the Urban Design Framework for Downtown Streets within the Capital City Downtown Plan. | ||||||||||
6.2. | Buildings must be designed to accommodate Commercial Uses to strengthen the pedestrian oriented shopping area by: | ||||||||||
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6.3. | Yards abutting a public sidewalk, including useable outdoor spaces, must continue the public sidewalk paving materials, finish, and pattern. | ||||||||||
Entrance Regulations |
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6.4. | Ground Floor Commercial Uses must open to the Street rather than exclusively to an internal atrium. | ||||||||||
6.5. | In mixed-use buildings, Residential Uses must have access at ground level that is separate from the commercial premises. | ||||||||||
6.6. | Buildings at corners must provide courtyards, major entrances, or distinctive architectural features consistent with the style of the building or influences on the other corners of the intersection to enhance pedestrian circulation and, where applicable, enhance axial views. | ||||||||||
6.7. | Buildings must be designed and oriented to face the front property line with entrances that are clearly visible, except on Corner Sites where the building must be designed to face both the street and the avenue. | ||||||||||
Tower Regulations |
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6.8. | Buildings greater than 26.0 m in Height must have a Tower and Podium configuration, except for buildings with another configuration that ensures design treatments are compatible with the Facades of other buildings in the area. | ||||||||||
6.9. | Development must comply with Table 6.9: |
Table 6.9. Tower Regulations | ||
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Subsection | Regulation | Value |
6.9.1. | Minimum Tower Stepback from the Street Wall | 4.5 m |
6.9.2. | Minimum separation between a Tower with a Residential Use and any other Tower | 25.0 m |
6.9.3. | Minimum separation between non-Residential Towers | 20.0 m |
6.10. | The Development Planner may consider a variance to Subsection 6.9.2 and 6.9.3, taking into consideration factors such as: | ||||||
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6.11. | The mid-level of Towers must provide Setbacks and articulation to minimize the impact of massing. | ||||||
6.12. | Towers must be designed, oriented, and constructed to: | ||||||
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6.13. | A minimum 10% reduction in Floor Plate area for the top 4 Storeys of any Tower is required. | ||||||
6.14. | Despite Subsection 6.13, Towers less than 26.0 m in Height on sites 700 m2 or less may not be required to provide the Floor Plate reduction under a variance. |
Facade Regulations |
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6.15. | Building Facades must incorporate architectural design details or features that recognize the predominant urban character of the Street, as identified in the Urban Design Framework for Downtown Streets within the Capital City Downtown Plan. | ||||||||
6.16. | Building Facades must be strongly articulated at regular increments to add variety, rhythm, and a human scaled dimension along the block face. | ||||||||
6.17. | Building design and Facades must incorporate treatments such as awnings, canopies, window openings, reveals, offsets, multiple entrances, arcades, columns, quality materials, interesting design, fenestrations, double Height entrances, parks, plazas, appropriate landscaping, colour, and other architectural features. | ||||||||
6.18. | Buildings must provide windows, balconies, shadow lines, textures, or similar treatments to distinguish residential portions of a building from non-residential portions of a building or non-residential buildings. | ||||||||
6.19. | Building materials must be sustainable, durable, high quality, and appropriate for the development within the context of the Commercial Cultural Core district. | ||||||||
6.20. | All exposed building Facades must have consistent and harmonious exterior finishing materials. | ||||||||
6.21. | Infill developments must be sensitive to the rhythm, articulation, design character, scale, Facade, and materials colours and textures of the block face. | ||||||||
Rooftop Regulations |
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6.22. | Rooftops of Towers must be designed with penthouses to accommodate mechanical penthouses, reduce the heat island effect, facilitate energy efficiency, and contribute to a distinctive and unique Downtown skyline. The roof design may include a combination of: | ||||||||
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6.23. | Enhancements to Podium roofs that are visible from adjacent developments are required, which may include elements such as patios, gardens, Green Roofs, or additional Amenity Area. |
Amenity Areas |
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7.1. | Despite Section 5.20, Amenity Areas must comply with the following: | ||||||
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Landscaping |
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7.2. | Despite Section 5.60, only deciduous species are allowed in any Setback area Abutting a Street. |