3.132 MMUT - Marquis Mixed Use Transition Zone

To allow for a mixed use Zone that provides a transition from commercial areas to the residential areas. Buildings may be developed with a mix of Residential and Commercial Uses with particular attention to design, orientation and pedestrian connectivity where adjacent to the LRT station or Mass Transit Station.

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. 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. Minor Indoor Entertainment
2.13. Office
2.14. Residential Sales Centre
Community Uses
2.15. Child Care Service
2.16. Park
2.17. School
2.18. Special Event
Sign Uses
2.19. Fascia Sign, limited to On-premises Advertising
2.20. Freestanding Sign, limited to On-premises Advertising
2.21. Projecting Sign, limited to On-premises Advertising
2.22. Portable Sign, limited to On-premises Advertising

 

Residential Uses
4.1. Home Based Businesses must comply with Section 6.60.
Commercial Uses
4.2. Bars and Food and Drink Services
 
4.2.1. The maximum capacity is 200 occupants for each individual establishment. 
4.2.2. The maximum Public Space is 240 m2 for each individual establishment.
4.3. Body Rub Centres must comply with Section 6.20.
4.4. Cannabis Retail Stores must comply with Section 6.30.
4.5. Indoor Sales and Services and Custom Manufacturing, must not exceed a Floor Area of 2,000 m2. 
 
4.5.1. The Development Planner must consider, among other factors, building massing and scale as well as the pedestrian-oriented nature of an area when considering any request to vary the maximum Floor Area.
4.6. Liquor Stores must comply with Section 6.70.
Community Uses
4.7. Child Care Services must comply with Section 6.40.
4.8. Schools must not exceed a Floor Area of 2,000 m2. 
 
4.8.1. The Development Planner must consider, among other factors, building massing and scale as well as the pedestrian-oriented nature of an area when considering any request to vary the maximum Floor Area.
4.9. Special Events must comply with Section 6.100.
Agricultural Uses
4.10. Urban Agriculture
 
4.10.1. With the exception of outdoor display areas of products for sale, Urban Agriculture Uses must be located within or on a building.
4.10.2. The Development Planner may consider a variance to Subsection 4.10.1 based on the recommendations provided in an Environmental Site Assessment in compliance with Section 7.140.
Sign Uses
4.11. Signs must comply with Subsections 3 and 5 of Section 6.90.
4.12. A Comprehensive Sign Design Plan consistent with the overall intent of Subsection 3 of Section 6.90, must be prepared for the development and submitted with the Development Permit application, to be approved by the Development Planner.
4.13. Despite Section 6.90, the following regulations must apply:
 
4.13.1. Signs must be designed and located to complement the architectural theme and context of the Marquis Town Centre.
4.13.2. Portable Signs, limited to On-premises Advertising has a maximum Sign Area of 2.0 m2.
Floor Area, Public Space and Capacity Exceptions
4.14. The Development Planner may consider a variance to the maximum Floor Area, 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. Site and Building Regulations
Subsection Regulation Value
Height
5.1.1. Maximum Height 26.0 m
Floor Area Ratio
5.1.2. Maximum Floor Area Ratio for Residential Uses 5.0
5.1.3. Maximum Floor Area Ratio for non-Residential Uses 0.25
Front Setback
5.1.4. Minimum Front Setback 0 m
Rear Setback
5.1.5. Minimum Rear Setback 4.0 m
Side Setback
5.1.6. Minimum side Setback 2.0 m
5.1.7. Additional minimum side Setback distance for each Storey or partial Storey above 2 Storeys 1.0 m up to a maximum total of 4.0 m
Density
5.1.8. Maximum Density for Sites less than or equal to 885 m2 125 Dwellings/ha
5.1.9. Maximum Density for Sites greater than 885 m2 225 Dwellings/ha
5.2. Development must comply with Table 5.2:
Table 5.2. Podium and Tower Regulations
Subsection Regulation Value
5.2.1. All buildings greater than 16.0 m in Height must have a Tower and Podium configuration -
5.2.2. Minimum Podium Height 6.0 m
5.2.3. Maximum Podium Height 16.0 m
5.2.4. Minimum Tower Stepback from the edge of a Podium Facade, excluding the side directly Abutting an Alley 2.5 m
 
Diagram for Subsection 5.2.4
Diagram for 3.132.5.2.4
Site Planning and Design
6.1. Any stand alone Commercial Uses must be generally located within Area C as shown in Appendix I. Other Uses such as stand alone Residential or mixed use must be generally located within Area D as shown in Appendix I.
6.2. Surface Parking Areas must be screened from Streets with methods such as but not limited to Commercial or Residential Uses, Landscaping, or berming.
Building Design and Architectural Standards
6.3. Buildings must have consistent materials, colours, and architectural design elements to establish an architectural theme.
6.4. Exterior finishing materials must include high quality materials such as, but not limited to, brick, stone, or other masonry materials, concrete or concrete fibre board, stucco, glazing, wood, aluminum, or metal trim.
6.5. Development must articulate the building Facades with Architectural Elements such as columns, ribs, pilasters or piers, changes in plane (e.g., recesses and projections), changes in building finishes, materials and textures, or features so that no one portion of the Facade is longer than 15.0 m.
6.6. Emphasis must be placed on design elements and Facade enhancements on the first and second Storeys of buildings to create a pedestrian friendly environment. Design elements may include features such as:
 
6.6.1. placement of windows to allow for viewing into the building by pedestrians; 
6.6.2. entrance features; 
6.6.3. street furniture; and 
6.6.4. canopies.
6.7. A minimum of 70% of the Ground Floor Commercial Use Facades where the main entrance is fronting onto a Street must have clear glazing on the exterior. A maximum of 10% of the Ground Floor glazing may be covered by Signs. The remainder of the glazing must remain free from obstructions.
6.8. Residential Uses must have a separate entrance at Ground level. Entrances must be differentiated through distinct architectural treatment.
6.9. Main building entry points must be clearly identifiable through the use of recesses, outdoor patios, display windows, planters, walls, or other similar design elements.
6.10. Buildings must incorporate exterior and decorative lighting to enhance building architecture and landscaping elements.
6.11. Where feasible, developments may provide gardens or patios on the top of the Podium level and building rooftops to improve rooftop aesthetics and provide additional amenity space.
Pedestrian Environment
6.12. Direct pedestrian connections and linkages must be provided to sidewalks, in general accordance with Appendix II.
6.13. Pedestrian linkages connecting to adjacent Sites within the Marquis Town Centre must be provided by using clearly demarcated Pathways, lighting, and signage systems.
6.14. Pedestrian connections to building entrances, amenities, and transit must be convenient, safe, and well lit, with distinct paving, or Landscaping to define the connections where practical.
6.15. Site amenities such as public art, seating areas, street furniture, small parks, squares, or plazas must be provided in general conformance with Appendix I.

 

Amenity Area
7.1. A minimum private Amenity Area of 7.5 m2 per Dwelling must be provided for all Residential Uses.
7.2. Despite Subsection 7.1, the private Amenity Area may be replaced with indoor or outdoor Common Amenity Area(s) on the Site. Where a Common Amenity Area is provided, it must be a minimum of 2.5 m2 per Dwelling unit and the aggregated area must be a minimum of 50.0 m2.
Parking, Loading, Storage and Access
7.3. Loading, waste collection, storage and service areas must be located towards the rear or sides of the principal building(s) and screened from view from an Abutting Street or non-industrial Zone.
 
7.3.1. Any surface Parking Area having 40 or more parking spaces must provide a minimum 10.0 m2 Landscaped island every 40 stalls, to provide interruption of the view of the parking lot.
7.4. Surface Parking Areas must incorporate design elements such as, but not limited to, Landscaped open space, Landscaped Parking Area islands, Public Amenity Areas, private roads, or pedestrian Pathways within the Parking Area.
7.5. Parkades must be screened from view where visible from a Street, through methods such as public art, architectural screening, Landscaping, Residential Uses, Commercial Uses, or Community Uses.
7.6. A staged Access Management Plan must be provided at each Development Permit stage to the satisfaction of the Development Planner, identifying the proposed access locations to the Site. Through each Development Permit submission, the Access Management Plan must be updated resulting in an overall access plan at the final Development Permit stage.
7.7. Vehicle access to parking provided at ground level must be from an Abutting Alley or a private on-Site road.
7.8. Parking that is not associated with a principal Use is permitted:
 
7.8.1. in an above ground Parkade or an underground Parkade; or
7.8.2. at ground level as parallel or angle parking along a private roadway.