3.28 JAMSC - Jasper Avenue Main Street Commercial Zone

To allow for ground level retail commercial, offices, and services suitable for the Downtown’s Main Street, Jasper Avenue, and to ensure that infill developments and the retrofitting and preservation of historical and older buildings incorporate human scale design characteristics to enhance a revitalized, dynamic Main Street atmosphere.

Residential Uses
  
2.1. Home Based Business #  
2.2. Residential, limited to:  
 
2.2.1. Multi-unit Housing
2.2.2. Row Housing
 
Commercial Uses #
  
2.3. Bar  
2.4. Body Rub Centre  
2.5. Cannabis Retail Store  
2.6. Centre City Temporary Parking a
2.7. Cultural Exhibit   
2.8. Food and Drink Services  
2.9. Health Service  
2.10. Hotel  
2.11. Indoor Sales and Service  
2.12. Liquor Store  
2.13. Minor Indoor Entertainment  
2.14. Office  
2.15. Residential Sales Centre  
2.16. Spectator Entertainment Establishment  
Community Uses
  
2.17. Child Care Service  
2.18. Community Service  
2.19. School  
2.20. Library  
2.21. Special Event  
Sign Uses
  
2.22. Fascia Sign, limited to On-premises Advertising  
2.23. Projecting Sign, not including in the form of a Roof Sign, limited to On-premises Advertising  

 

Residential Uses
3.1. Residential, limited to:
 
3.1.1. Lodging House
Commercial Uses #
3.2. Custom Manufacturing
3.3. Nightclub
Basic Service Uses
3.4. Minor Utility
3.5. Transit Facility
3.6. Emergency Service
Agricultural Uses
3.7. Urban Agriculture
Sign Uses
3.8. Fascia Sign, limited to Off-premises Advertising
3.9. Freestanding Sign, limited to On-premises Advertising 
3.10. Major Digital Sign
3.11. Minor Digital Sign
3.12. Projecting Sign, not including in the form of a Roof Sign, limited to Off-premises Advertising  

 

Residential Uses
  
4.1. Home Based Businesses must comply with Section 6.60.  
4.2. Residential Uses are not permitted at ground level fronting Jasper Avenue.  
Commercial Uses
  
4.3. Bars  
 
4.3.1. The maximum Public Space is 240 m2 for each individual establishment. 
4.3.2. The maximum capacity is 200 occupants for each individual establishment. 
 
4.4. Liquor Stores must comply with Section 6.70.  
4.5. Body Rub Centres must comply with Section 6.20.  
4.6. Cannabis Retail Stores must comply with Section 6.30.  
4.7. Centre City Temporary Parking must comply with Section 6.120. a
4.8. Uses with Drive-through Services must comply with Section 6.110.  
4.9. Buildings fronting onto a Street must provide a minimum of 80% Ground Floor Street Frontage for Commercial Uses.  
Community Uses
  
4.10. Child Care Services must comply with Section 6.40.  
4.11. Special Events must comply with Section 6.100.  
Agricultural Uses
  
4.12. Urban Agriculture  
 
4.12.1. With the exception of outdoor display areas of products for sale, Urban Agriculture Uses must be located within or on a building.
4.12.2. The Development Planner may consider a variance to Subsection 4.12.1 based on the recommendations provided in an environmental site assessment in compliance with Section 7.140.
 
Sign Uses
  
4.13. Signs must comply with the regulations found in Subsections 3 and 6 of Section 6.90.   
Public Space and Capacity Exceptions
  
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:  
 
4.14.1. measures specified in Subsection 2 of Section 5.120; 
4.14.2. modification of Site plans to locate Uses or activities in a location to minimize noise, lighting, odour or other similar Nuisances; or
4.14.3. other similar measures.
 

 

5.1. Development must comply with Table 5.1:
Table 5.1. Floor Area Ratio
Subsection Regulation Value
5.1.1. Maximum Floor Area Ratio 7.0
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 3.0, where the development is compatible with the urban context of the area and adverse environmental impacts, such as sun shadow and wind, are minimized.
5.3. Development must comply with Table 5.3:
Table 5.3. Height Regulations
Subsection Regulation Value
Height
5.3.1. Maximum Height 70.0 m
Street Wall Height
5.3.2. Minimum Street Wall Height 9.0 m
5.3.3. Maximum Street Wall Height 26.0 m
5.4. Despite Subsection 6 of Section 7.100, a Development Planner may grant a variance to the Maximum Height, up to an additional 15.0 m, where development is compatible with the urban context of the area and adverse environmental impacts, such as sun shadow and wind, are minimized.
5.5. Despite Subsections 5.3.2 and 5.3.3:
 
5.5.1. the building Street Wall Height must be within 7.0 m of adjacent building Street Walls; 
5.5.2. Stepbacks above the first and second Storeys of non-Residential building Street Walls may be allowed to a maximum of 6.0 m per Storey to accommodate restaurants, nightclubs, bars and entertainment activities; and
5.5.3. the Street Wall Height may be reduced under a variance by the Development Planner to respect the building proportions or to accommodate podium gardens, restaurants, cafes, or the natural slope of the Site. 
5.6. Development must comply with Table 5.6:
Table 5.6. Setbacks
Subsection Regulation Value
Setbacks Abutting Streets
5.6.1. Minimum Setback 0 m
5.6.2. Maximum Setback 2.5 m
Unless the following applies:
5.6.3. Minimum Setback Abutting 109 Street NW 1.5 m
5.6.4. Maximum Setback Abutting 109 Street NW 4.0 m
5.6.5. Minimum Setback Abutting 108 Street NW 3.0 m
5.6.6. Maximum Setback Abutting 108 Street NW 4.5 m
Setbacks from Abutting Sites
5.6.7. Required Setback 0 m
5.7. Despite Subsection 5.6, 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.

 

Street Interface Regulations
6.1. Developments in this Zone must reflect the requirements outlined in the Urban Design Framework for Downtown Streets within the Capital City Downtown Plan, emphasizing specific boulevard treatments to enhance the pedestrian oriented character of Jasper Avenue.
6.2. Developments must provide multiple points of interaction to facilitate pedestrian interaction, in the form of: 
 
6.2.1. doorways;
6.2.2. operable windows; and 
6.2.3. large display windows. 
6.3. The minimum Ground Floor Height is 3.5 m.
6.4. Smaller scale retail spaces must be provided to maintain a rhythm of fine-grained retail at ground level for developments over 1,860 m2.
6.5. All street level Commercial Uses that Abut a Street must provide a primary direct access to the Street.
6.6. Continuous ground level retail and Commercial activities must be provided, with a perceived pattern of small shop Frontages less than or equal to 32.0 m in width at street level.
6.7. The Ground Floor elevation must be within 0.3 m of ground level. Yards adjacent to a public sidewalk must continue the paving materials, finish, and pattern of the public sidewalk. 
6.8. The architectural treatment of the building up to the first 26.0 m of Height must adhere to the general alignment of the horizontal and vertical elements of the Abutting and adjacent buildings along the same block face.
Entrance Regulations
6.9. Ground level Commercial Uses must open to the Street rather than an internal atrium.
6.10. Buildings at corners must provide courtyards, major entry ways, 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.
6.11. Buildings must be designed and oriented to face all Streets.
6.12. Entrances for Multi-unit Housing must have:
 
6.12.1. separate ground level entrances from Commercial Uses; and
6.12.2. elements such as pedestrian lighting, identifiable doorways, and terraces.
Tower Regulations
6.13. Buildings greater than 26.0 m in Height must have a Tower and Podium configuration that ensures compatibility with the Facades of adjacent, older institutional, or historic buildings.
6.14. Development must comply with Table 6.14:
Table 6.14. Tower Regulations
Subsection Regulation Value
6.14.1. Maximum Tower Floor Plate for any portion above a Podium 900 m2 or 85% of the Podium Floor Plate, whichever is lesser
6.14.2. Minimum Tower Stepback at the mid-level of Towers 4.5 m
6.14.3. Minimum separation between Towers on the same Site and Abutting Sites 25.0 m
6.15. Despite Subsection 6.14.1, Developments less than 26 m in Height are not required to provide a Floor Plate reduction. 
6.16. The Development Planner may consider a variance to Subsection 6.14.3, taking into consideration factors such as:
 
6.16.1. 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; 
6.16.2. the context of the Site in relation to the location and Height of buildings on Abutting Sites; and
6.16.3. recommendations and mitigation measures specified in any required technical studies or applicable urban design guidelines. 
6.17. The top Storeys of a Tower must contribute to the ’signature’ of the building and the city’s skyline through sculpting of the upper Storeys and roofs.
6.18. 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 design of the roof may include a combination of:
 
6.18.1. Green Roofs; 
6.18.2. Solar Collectors; 
6.18.3. patios; or 
6.18.4. public or private open spaces.
6.19. Despite Subsection 6.14.1, a minimum 10% reduction in Floor Plate area for the top 4 Storeys of any Tower is required.
6.20. Wherever Podium roofs are visible from adjacent developments, the development must provide enhancements to improve rooftop aesthetics. Enhancements may include: 
 
6.20.1. patios;
6.20.2. gardens; 
6.20.3. Green Roofs; or 
6.20.4. additional Amenity Area.
Facade Regulations
6.21. Building Facades must incorporate architectural design details or features that reflect the predominant urban character of Jasper Avenue, as identified in the Urban Design Framework for Downtown Streets within the Capital City Downtown Plan.
6.22. Building Facades must be strongly articulated at regular increments to add variety, rhythm, and a human scaled dimension along the block face.  
6.23. Buildings must provide articulation such as awnings, canopies, window openings, reveals, offsets, multiple entrances, arcades, columns, quality materials, fenestrations, double Height entrances, parks, plazas, appropriate landscaping, colour, or other architectural features.
6.24. All exposed building Facades must have consistent and harmonious exterior finishing materials.
6.25. Exterior finishing materials must be durable, sustainable, high quality, and appropriate within the context of the block face. 
6.26. Infill developments must be sensitive to the design character, scale, Facade, and materials of adjacent buildings within the block face.
Rooftop Regulations
6.27. All minor mechanical equipment on a roof of any building must be concealed by screening in a manner compatible with the architectural character of the building, or concealed by incorporating it within the building.  

 

Amenity Areas
7.1. Despite Section 5.20 Amenity Areas must be provided in compliance with the following:
 
7.1.1. For Residential Uses, a minimum Amenity Area of 3% of total Floor Area is required for buildings over 2,000 m2, which may include meeting rooms, fitness facilities, outdoor space, and balconies.
7.1.2. Non-Residential buildings on sites of less than 1,350 m2 are not required to provide an Amenity Area.
7.1.3. Non-Residential or mixed use buildings on sites greater than 1,350 m2 must provide a minimum Amenity Area of 3% of total Floor Area for the non-Residential Uses which may include interior landscaped open spaces, arcades, atriums, plazas, and gardens.
7.2. Developments with Frontage greater than 90.0 m must provide 5% of total Floor Area as open space in the form of plazas, atriums, and publicly accessible open spaces.
Landscaping
7.3. Despite Section 5.60, only deciduous species are allowed in any Setback area Abutting a Street.