Part 6 Land Use Districts

6.1. R1 – Low Density Residential District

6.1.1. Purpose

The purpose of this district is to provide for low density residential development in the Urban Service Area.

*Notice Posting

6.1.4.         Site Standards

The following standards shall apply to every development in this district except for semi-detached dwellings.

6.1.5.         Site Standards – Semi-detached Dwelling

The following standards shall apply to semi-detached dwellings in this district.

6.1.6.         Additional Provisions – Siting

(a)       A dwelling unit shall be oriented towards the street and have its primary building entrance facing the street or public space.

6.1.7.         Additional Provisions – Architectural Elements

(a)       The width of an attached garage for a single detached dwelling shall not exceed seventy percent (70%) of the width of the principal building.

(b)       All façades fronting a street or public space shall address the public realm through the articulation of a number of elements which may include primary building entrances, porches and stairs, windows and bay windows, terraces and balconies.

(c)       The primary building entrance shall be emphasized through the use of architectural elements such as porches and similar elements.

(d)       In a semi-detached dwelling, individual dwellings shall be defined through architectural elements that may include individual rooflines or roofline features, projection or recession of the façade, individual porches or building entrance features and other similar elements.

6.2.               R1E – Estate Residential District

6.2.1.         Purpose

The purpose of this district is to provide for low density single detached residential development on larger estate parcels in the Urban Service Area.

6.2.4.         Site Standards

The following standards shall apply to every development in this district.

6.2.5.         Additional Provisions

(a)       A principal building shall be oriented towards the street and have its primary building entrance facing the street or public space.

6.2.6.         Additional Provisions – Architectural Elements

(a)       The width of an attached garage for a single detached dwelling shall not exceed seventy percent (70%) of the width of the principal building.

(b)       All façades fronting a street or public space shall address the public realm through the articulation of a number of elements which may include primary building entrances, porches and stairs, windows and bay windows, terraces and balconies.

The primary building entrance shall be emphasized through the use of architectural elements such as porches and similar elements.

6.3.               R1M – Mixed Form Low Density Residential District

6.3.1.         Purpose

The purpose of this district is to provide for a mix of low density residential development in the form of single detached dwellings and mobile homes in the Urban Service Area. This district is intended to be applied to existing residential areas developed prior to the passing of this Bylaw.

6.3.4.         Site Standards

The following standards shall apply to every development in this district except for semi-detached dwellings and mobile homes.

6.3.5.         Site Standards – Semi-detached Dwelling

The following standards shall apply to every semi-detached dwelling in this district.

6.3.6.         Site Standards – Mobile Home

The following standards shall apply to mobile homes in this district.

6.3.7.         Additional Provisions

(a)       A mobile home may be approved as zero lot line development provided that:

i.       one interior side yard is a minimum of 3.0m;

ii.      the owner of the adjacent parcel grants a 3.0m private maintenance access easement, including a 0.6m eave and footing encroachment easement, along the affected side of the parcel. Such easements are to be registered on title;

iii.    all roof drainage from the mobile home shall be contained on the parcel and diverted to the municipal storm drainage system by eavestroughs and downspouts or other suitable means. Surface drainage to the adjacent parcel will not be permitted; and,

iv.    the zero lot line side shall not be located on an exterior side yard or on the street side of a corner lot.

(b)       A mobile home shall be completely screened from view by the foundation, skirting, or by such other means satisfactory to the Development Authority.

(c)       All accessory buildings, additions, porches, and skirting shall be of a quality and appearance equivalent to the mobile home.

6.3.8.         Built Form Provisions – Architectural Elements

(a)       All façades fronting a street or public space shall address the public realm through the articulation of a number of elements which may include primary building entrances, porches and stairs, windows and bay windows, terraces and balconies.

(b)       The primary building entrance shall be emphasized through the use of architectural elements such as porches and similar elements.

(c)       Individual dwellings in a building with a semi-detached dwelling use shall be defined through architectural elements that may include individual rooflines or roofline features, projection or recession of the façade, individual porches or building entrance features and other similar elements.

6.4.               R2 – Low-Rise Medium Density Residential District

6.4.1.         Purpose

The purpose of this district is to provide for medium density residential development in the Urban Service Area.

6.4.4.         Site Standards

The following standards shall apply to every development in this district except for semi-detached dwellings and multi-unit dwellings.

6.4.5.         Site Standards – Semi-detached Dwelling

The following standards shall apply to every semi-detached dwelling in this district.

6.4.6.         Site Standards – Multi-unit Dwelling

The following standards shall apply to every multi-unit dwelling in this district.

6.4.7.         Additional Provisions- Multi-unit Dwelling

(a)       An amenity area shall be provided in accordance with Part 5, Section 5.5.

6.4.8.         Built Form Provisions – Siting

(a)       Each dwelling unit shall have individual front door access to a street, private road or a parking lot, except in the case of duplexes where ground floor access may be shared by two dwellings.

6.4.9.         Built Form Provisions – Parking

(a)       For parcels with a lane, on-site parking is to be provided at the rear of dwelling.

(b)       A maximum of twenty-five percent (25%) of the lot frontage adjacent to a street may be utilized for surface parking, up to a maximum of 20.0m.

(c)       The surface parking area abutting a road shall be setback a minimum of 1.5m.

6.4.10.      Built Form Provisions – Architectural Elements

(a)       All façades fronting a street or public space shall address the public realm through the articulation of a number of elements which may include primary building entrances, porches and stairs, windows and bay windows, terraces and balconies.

(b)       The primary building entrance shall be emphasized through the use of architectural elements such as porches and similar elements.

(c)       Individual dwellings in a building with a semi-detached dwelling use shall be defined through architectural elements that may include individual rooflines or roofline features, projection or recession of the façade, individual porches or building entrance features and other similar elements.

(d)       In the case of multi-unit dwellings, the following regulations shall apply:

i.       Individual dwellings shall be defined through architectural features that may include individual rooflines or roofline features, projection or recession of the façade, individual porches or building entrance features and other treatments. Such measures shall be employed in order to minimize the perception of massing of the building when viewed from adjacent residential areas and streets.

ii.      The maximum width of the front façade of a building containing multi-unit dwellings shall be 48.0m, with no more than six (6) horizontally attached dwellings. In the case of stacked multi-unit dwellings, twelve (12) attached dwellings are permitted.

6.5.               R3 – Mid-Rise Medium Density Residential District

6.5.1.         Purpose

The purpose of this district is to provide for the development of mid-rise medium density residential housing in the form of multi-unit dwellings, apartments and other dwelling unit types of similar density in the Urban Service Area.

6.5.4.         Site Standards – All Development

6.5.5.         Site Standards

The following standards shall apply to every development in this district except for multi-residential development and multi-unit dwellings.

6.5.6.         Site Standards – Multi-residential Development

The following standards shall apply to every multi-residential development in this district.

6.5.7.         Site Standards – Multi-unit Dwelling

The following standards shall apply to every multi-unit dwelling in this district.

6.5.8.         Additional Provisions

(a)       An amenity area shall be provided in accordance with Part 5, Section 5.5.

(b)       A barrier free paved surface is required between the front building façade and the front lot line where there are commercial uses at grade.

6.5.9.         Built Form Provisions – Siting

(a)       Unless limited by site characteristics, for buildings adjacent to the street, the primary entry door shall front onto a street, in accordance with Part 5, Section 5.2.

(b)       Where the ground level is developed with non-residential uses, the residential dwelling units shall have a building entrance that is separate from the building entrance for commercial uses. Direct access from a residential dwelling unit to a commercial use shall not be permitted, except in the case of a live-work unit.

6.5.10.      Built Form Provisions – Massing

(a)       For developments containing exclusively residential uses, where the development is more than three (3) storeys, buildings shall stepback with a minimum of 1.5m and up to a maximum of 3.0m at a height of 10.5m (three (3) storeys). This additional stepback may be used as an amenity area for the development on upper floors. The maximum building length for all development except multi-unit dwellings shall be 80.0m.

(b)       The maximum width of the front façade of a building containing multi-unit dwellings shall be 48.0m, with no more than six (6) horizontally attached dwellings. In the case of stacked multi-unit dwellings, twelve (12) attached dwellings are permitted.

6.5.11.      Built Form Provisions – Architectural Elements

(a)       In the case of multi-unit dwellings, the following regulations shall apply:

i.       Individual dwellings shall be defined through architectural features that may include individual rooflines or roofline features, projection or recession of the façade, individual porches or building entrance features and other treatments. Such measures shall be employed in order to minimize the perception of massing of the building when viewed from adjacent residential areas and streets.

(b)       In the case of an apartment, the following regulations shall apply:

i.       For all development where the façade is 30.0m or longer, the façade shall be articulated at a minimum of 30.0m intervals along the façade.

(c)       Weather protection building elements, such as awnings and canopies with a minimum depth of 1.5m, shall be provided along building entrances at the discretion of the Development Authority.

6.5.12.      Built Form Provisions – Parking

(a)       For parcels with a lane, on-site parking is to be provided at the rear of dwelling.

(b)       A maximum of twenty-five percent (25%) of the lot frontage adjacent to a street may be utilized for surface parking, up to a maximum of 20.0m.

(c)       The surface parking area abutting a street shall be setback, a minimum of 1.5m.

(d)       In the case of apartments, no parking is permitted between the street and the front façade of the building.

6.6.               R4 – High Density Residential District

6.6.1.         Purpose

The purpose of this district is to provide for high density residential development with mixed uses in the form of apartments within the Urban Service Area.

6.6.4.         Site Standards

The following standards shall apply to every development in this district.

6.6.5.         Additional Provisions

(a)       An amenity area shall be provided in accordance with Part 5, Section 5.5.

(b)       A barrier free paved surface is required between the front building façade and the front lot line where there are commercial uses at grade.

6.6.6.         Built Form Provisions – Siting

(a)       Unless limited by site characteristics, for buildings adjacent to the street, the primary entry door of the principal building shall front onto a street.

(b)       Where the ground level is developed with non-residential uses, the residential dwelling units shall have a building entrance that is separate from the access for commercial uses. Direct access from a residential dwelling unit to a commercial use shall not be permitted, except in the case of a live-work unit.

6.6.7.         Built Form Provisions – Massing

(a)       For developments containing exclusively residential uses, where the development is more than three (3) storeys, buildings shall stepback a minimum of 1.5m and up to a maximum of 3.0m at a height of 10.5m (three (3) storeys). This additional stepback may be used as an amenity area for the development on upper floors.

(b)       The maximum building length shall be 80.0m.

(c)       High-rise buildings without a podium or tower (seven to ten (7-10) storeys):

i.       The front façade of the building shall stepback after the third, fourth, or fifth storey for a maximum of 5.0m.

ii.      Where the lot abuts a low-rise residential district at the rear, a 45° angular plane shall be taken from a height of 10.5m above the 7.5m rear yard setback line and subsequent storeys shall fit within this angular plane.

(d)       High-rise tower and podium buildings (seven to fifteen (7-15) storeys):

i.       The building shall have a podium of maximum three (3) storeys (10.5m).

ii.      The tower shall be setback from the façade of the podium a minimum of 3.0m on all sides facing a street or public open space.

iii.    The maximum tower floor plate shall be 750.0sq m.

iv.    Towers shall be separated by a minimum of 25.0m. A maximum of two (2) towers are permitted per block area.

v.      Towers shall be setback a minimum of 20.0m from the lot line of any abutting R1, R1E and R2 district.

6.6.8.         Built Form Provisions – Architectural Elements

(a)       For all development where the façade is 20.0m or longer, the façade shall be articulated at a minimum of 20.0m intervals along the façade.

(b)       Weather protection building elements, such as awnings and canopies with a minimum depth of 1.5m, shall be provided along building entrances at the discretion of the Development Authority.

6.6.9.         Built Form Provisions – Parking

(a)       A maximum of twenty-five percent (25%) of the lot frontage adjacent to a street may be utilized for surface parking, up to a maximum of 20.0m.

(b)       In the case of apartments, no on-site parking is permitted between the street and the front façade of the building.

(c)       A surface parking area abutting a road shall be setback, a minimum of 1.5m from the lot line abutting the road.

(d)       For lots with a lane, on-site parking is to be provided at the rear of the building.

6.7.               RMH – Mobile Home Residential District

6.7.1.         Purpose

The purpose of this district is to provide for the development of residential subdivisions in which mobile housing is the predominant housing form, or comprehensively planned mobile home parks.

6.7.4.         Site Standards

The following standards shall apply to every development in this district.

6.7.5.         Additional Provisions

(a)       In the case of a mobile home park, all mobile home dwelling unit sites shall:

i.       abut a paved internal road and have a driveway access.

(b)      A mobile home may be approved as zero lot line, provided that:

i.       One interior side yard is a minimum of 3.8m;

ii.      the owner of the adjacent lot grants a 3.0m private maintenance access easement, including a 0.6m eave and footing encroachment easement, along the affected side of the lot. Such easements are to be registered on title;

iii.    all roof drainage from the mobile home shall be contained on the lot and diverted to the municipal storm drainage system by eavestroughs and downspouts or other suitable means. Surface drainage to the adjacent lot will not be permitted; and,

iv.    the zero lot line side shall not be located on an exterior side yard or on the street side of a corner lot.

(c)       A mobile home, including mobile homes approved as part of a mobile home park, shall be completely screened from view by the foundation, skirting, or by such other means satisfactory to the Development Authority.

(d)      All accessory buildings, additions, porches, and skirting shall be of a quality and appearance equivalent to the mobile home.

6.8.               C1 – Main Street District

6.8.1.         Purpose

The purpose of this district is to provide for pedestrian-oriented mixed use commercial and residential development, comprised of shopping streets, in proximity to residential neighbourhoods of the Urban Service Area.

6.8.4.         Site Standards

The following standards shall apply to every development in this district.

6.8.5.         Additional Provisions

(a)      Commercial and office uses shall only be permitted on the first and second storey.

(b)      Residential uses shall not be permitted on the ground floor unless it is a live-work unit.

(c)       A private amenity area such as a balcony shall be a minimum of 2.0m in depth.

(d)      Storage, trash collection areas and grease traps shall be located to the rear or sides of the principal building and shall be screened from view from any adjacent parcels and streets.

(e)      Developments in this district will conform to the built form regulations shown in Figure 6.1 and Figure 6.2.

6.8.6.         Built Form Provisions – Siting

(a)      At least fifty percent (50%) of the front building façade shall be setback a maximum of 1.0m from the front lot line; the remainder to the façade may be setback no more than 5.0m to provide for outdoor patio space or retail spill out zone.

(b)      The façade adjacent to a street shall occupy a minimum of seventy percent (70%) of the lot frontage on which the building sits, excluding any frontage that is utilized for public open space.

6.8.7.         Built Form Provisions – Massing

(a)      The maximum building length shall be 80.0m.

6.8.8.        Built Form Provisions – Architectural Elements

(a)      The façade of all development shall be articulated through the use of different materials, colours, massing, windows, projections, recessions and similar architectural treatments.

(b)      Spill out areas may include covered walkways which can be used for patios and which can extend to the front lot line.

(c)       Building entrance features, outdoor sitting areas, canopies, landscaping and other features that lend visual interest shall be provided along developments fronting streets and shall be human scaled.

(d)      Weather protection elements, such as awnings and canopies, shall be provided along building façades in developments fronting streets, public spaces and pedestrian connections, at the discretion of the Development Authority.

(e)      To create a pedestrian-friendly environment on the main street, development with sites fronting streets, key pedestrian connections, and/or public spaces shall provide along those frontages:

i.       A minimum of fifty percent (50%) of the ground floor façade of a building shall contain transparent glazing.

ii.      The primary entry door to each ground floor dwelling unit shall face the street and be accessible by the sidewalk. Secondary access may be provided from the parking lot or parking structure.

6.8.9.        Built Form Provisions – Parking

(a)      Vehicular access to properties from a street shall be restricted to the abutting lanes. Where there is no abutting lane, vehicular access shall be provided from a flanking street or through block connections.

(b)    Parking shall be accommodated only within parking structures or at the rear of the buildings. No loading, parking or similar use shall be located in the front yard or any yard abutting a street.

6.9.               C2 – Local Commercial District

6.9.1.         Purpose

The purpose of this district is to provide for the development of commercial uses that are intended to serve the day-to-day needs of residents of a neighbourhood, with limited opportunities for residential developments above commercial uses.

6.9.4.         Site Standards

The following standards shall apply to every development in this district.

6.9.5.         Additional Provisions

(a)       Loading, storage, trash collection areas and grease traps shall be located to the rear or sides of the principal building and shall be screened from view from any adjacent parcels and streets.

(b)       No residential uses shall be permitted on the ground floor of a building.

(c)       Maximum 2 storeys of residential uses are permitted above the ground floor.

(d)       Developments in this district will conform to the built form regulations shown in Figure 6.3.

6.1.6.        Built Form Provisions – Siting

(a)       Up to twenty-five percent (25%) of the development fronting onto a street may be setback by up to 5.0m to provide for outdoor patio space or spill out zone as shown in Figure 6.3. The outdoor patio space or spill out area may be covered.

(b)       For development on a corner lot, the façade shall cover a minimum of fifty percent (50%) of the total street frontage and shall have frontage on both streets.

(c)       The building and siting regulations in Part 6 Section 6.9.6 shall not apply to a service station, minor located in this district.

6.9.7.         Built Form Provisions – Architectural Elements

(a)       Weather protection building elements, such as awnings and canopies, shall be provided along building façades in development fronting public streets, public spaces and pedestrian connections, at the discretion of the Development Authority.

(b)       The façade of all development shall be articulated at a minimum of 10.0m intervals through materials, colours, massing, windows, projections, recessions and similar architectural treatments.

(c)       Spill out areas may include covered walkways which can be used for patios and which can extend to the front lot line.

6.9.8.         Built Form Provisions – Parking

(a)       No parking is permitted between the public street and the front façade of the building.

(b)    Surface parking areas facing the public street shall be screened by fencing or landscaping in accordance with Part 7 of this Bylaw.

6.10.               C3 – Community Commercial District

6.10.1.         Purpose

The purpose of this district is to provide opportunities for a mix of land uses including retail, entertainment, small office commercial, and residential. It will be located centrally in the community with easy accessibility to the surrounding neighbourhoods. Use of the Community Commercial District is limited to parcels adjacent to arterial roads in the Urban Service Area.

6.10.4.         Site Standards

The following standards shall apply to every development in this district.

6.10.5.         Additional Provisions

(a)       No residential uses shall be permitted on the ground floor of a building.

(b)       Loading, storage, trash collection areas and grease traps shall be located to the rear or sides of the principal building and shall be screened from view from any adjacent parcels and streets.

6.10.6.         Additional Provisions for Discretionary Uses

(a)       In the case of an apartment, the following regulations shall apply:

i.       Residential dwelling units and commercial uses shall not be permitted on the same storey of a building.

ii.      The residential dwelling units shall have at-grade access that is separate from the access for commercial uses. Direct access from a residential dwelling unit to a commercial use shall not be permitted.

iii.    Parking for the residential dwelling units shall be clearly marked. Shared parking or off-site parking for the residential dwelling units shall not be permitted.

(b)       Developments in this district will conform to the built form regulations shown in Figure 6.4.

6.10.7.         Built Form Provisions – Siting

(a)       Up to fifty percent (50%) of the development fronting onto a street may be setback by up to 5.0m to provide for outdoor patio space or a spill out area. The outdoor patio space or spill out area may be covered.

(b)       For development on a corner lot, the façade shall cover a minimum of seventy percent (70%) of the total street frontage and shall have frontage on both streets.

(c)       Pedestrian access should be provided to the site at convenient locations.

6.10.8.         Built Form Provisions – Massing

(a)       The maximum building length shall be 80.0m.

6.10.9.         Built Form Provisions – Architectural Elements

(a)       The façade of all development shall be articulated through the use of different materials, colours, massing, windows, projections, recessions and similar architectural treatments.

(b)       Spill out areas may include covered walkways which can be used for patios and which can extend to the front lot line.

6.10.10.      Built Form Provisions – Parking

(a)       No parking is permitted between the street and the front façade of the building.

(b)       A maximum of twenty-five percent (25%) of the lot frontage adjacent to a street may be utilized for surface parking.

6.11.               C4 – Highway Commercial District

6.11.1.         Purpose

The purpose of this district is to provide for vehicle oriented commercial development along high volume, high visibility corridors.

6.11.4.         Site Standards

The following standards shall apply to every development in this district.

6.11.5.         Additional Provisions

(a)       Loading, storage, trash collection areas and grease traps shall be located to the rear or sides of the principal building and shall be screened from view from any adjacent parcels and streets.

(b)       The Development Authority may attach conditions to all permitted and discretionary uses regarding the size, location, screening and landscaping of the outdoor display areas and storage areas, to ensure that development is compatible with surrounding developments.

6.11.6.         Additional Provisions for Commercial Guest Accommodation

(a)       In addition to the setback requirements of this district, the Development Authority may, as a condition of approval, require an additional setback for that portion of a commercial guest accommodation that exceeds 14.0m in height in order to protect the amenity and privacy of development in any abutting residential district. The Development Authority shall not require a total yard greater than the height of the building.

(b)       A commercial guest accommodation may exceed a floor area ratio of 1.5, to a maximum floor area ratio of 2.5, provided that traffic and servicing studies support the proposed density based on infrastructure capacity and shall be at the discretion of the Development Authority.

6.11.7.         Built Form Provisions – Siting

(a)       Pedestrian access should be provided to the site at convenient locations.

6.11.8.         Built Form Provisions – Massing

(a)       For developments containing exclusively residential uses, where the development is more than three (3) storeys tall but less than six (6) storeys, the building shall stepback a maximum of 3.0m at a height of 10.5m or three (3) storeys. This stepback may be used as an amenity area for the development on upper floors.

(b)       The maximum building length shall be 80.0m.

(c)       High-rise bar buildings (seven to ten (7-10) storeys):

i.       The front façade of the building shall stepback after the third, fourth, or fifth storey for a maximum of 5m.

ii.      Where the lot abuts a low-rise residential district at the rear, a 45° angular plane shall be taken from a height of 10.5m above the 7.5m rear yard setback line and subsequent storeys shall fit within this angular plane.

(d)       High-rise tower and podium buildings (seven to fifteen (7-15) storeys):

i.       The building shall have a podium of maximum three (3) storeys (10.5m).

ii.      The tower shall be setback from the façade of the podium a minimum of 3.0m on all sides facing a street or public open space.

iii.    The maximum tower floor plate shall be 750.0sq m.

iv.    Towers shall be separated by a minimum of 25.0m. A maximum of two towers are permitted per block.

(e)       Shall be oriented and designed to limit shadows on parks, schools and open spaces.

6.11.9.         Built Form Provisions – Architectural Elements

(a)       The façade of all development shall be articulated through the use of different materials, colours, massing, windows, projections, recessions and similar architectural treatments.

(b)       Building design shall positively address the arterial road and/or highway frontage through architectural detail and materials, articulation of the building façade and/or landscape treatment facing these public street corridors. The open space between the building and the highway shall be landscaped. If parking is proposed between the building façade and highway, it shall incorporate an attractive landscaped buffer.

(c)       Blank walls facing streets, public spaces or pedestrian routes shall not be permitted.

(d)       Spill out areas may include covered walkways which can be used for patios and which can extend to the front lot line.

(e)       Building entrances shall be easily accessible by pedestrian traffic and clearly defined through the use of architectural elements.

(f)        Weather protection building elements, such as awnings and canopies with a minimum depth of 1.5m, shall be provided along building entrances at the discretion of the Development Authority.

6.12.               C5 – Large Format Retail District

6.12.1.         Purpose

The purpose of this district is to provide for the development of large-scale commercial uses intended to serve a regional trade area. Development is comprehensively designed and located adjacent to arterial roads and highways in the Urban Service Area.

6.12.4.         Site Standards

The following standards shall apply to every development in this district.

6.12.5.         Additional Provisions

(a)       Vehicular access and pedestrian routes shall be located and designed to provide a clearly defined, and convenient circulation pattern. Pedestrian routes shall accommodate barrier free design.

(b)       Loading, storage, trash collection areas and grease traps shall be located to the rear or sides of the principal building and shall be screened from view from any adjacent parcels and streets.

(c)       A comprehensive sign design plan is required at development permit approval to ensure harmony and reduce sign clutter.

(d)       The minimum parking requirements shall be 4.0 stalls per 100.0sq m gross floor area.

6.12.6.         Built Form Provisions – Siting

(a)       Building design shall positively address the arterial road and/or highway frontage using materials, colours, massing, windows, projections, recessions and similar architectural treatments.

(b)       Adjoining sites shall be integrated by direct on-site access connections to facilitate convenient, efficient and free flowing vehicular traffic and pedestrian movements between sites, wherever such access is not prohibitive due to such factors as grade, site configurations and the location of existing development, including utility services, and where integration is desirable due to the existing or potential type of adjacent use. The registration on title to the affected parcels of an access easement or similar covenant may be required to facilitate such movement.

6.12.7.         Built Form Provisions – Architectural Elements

(a)       For any development where the building length is 70.0m or greater, the façade shall be articulated at a minimum of 30.0m intervals along the façade.

(b)       Blank walls facing streets, public spaces or pedestrian routes shall not be permitted.

(c)       Spill out areas may include covered walkways which can be used for patios and which can extend to the front lot line.

(d)       Building entrances shall be visually prominent and include weather protection.

6.13.               PS – Public Service District

6.13.1.         Purpose

The purpose of this district is to provide for the delivery of educational, health, government and other institutional services.

6.13.4.         Site Standards

The following standards shall apply to every development in this district.

6.13.5.         Additional Provisions

(a)       No loading, storage, garbage collection shall occur in any yard abutting a street.

6.13.6.         Built Form Provisions – Siting

(a)       Direct access to transit stops or stations shall be provided in the site at convenient locations and shall be connected to pedestrian infrastructure.

(b)       There shall be a 2.5m barrier free sidewalk from the primary building entrance to the public sidewalk or street if no sidewalk exists at perimeter of the property, and/or transit stop.

(c)       The building façade shall cover a minimum of fifty percent (50%) of the total street frontage and shall have frontage on both streets. For other lots with more than one street, the Development Authority shall determine which street shall be considered for development of publicly accessible open space.

(d)       Buildings shall be designed and oriented to face the street, with building entrances that are clearly visible, except on corner lots where the building shall be designed and oriented to front onto both streets with building entrances that are clearly visible. The corner shall act as the building forecourt.

(e)       Active at grade uses shall front onto publicly accessible open space.

(f)        Pedestrian connections shall be provided from the public sidewalk to all building entrances and from the site to any existing or proposed trail networks in the neighbourhood.

6.13.7.         Built Form Provisions – Architectural Elements

(a)       The building façade shall be articulated at a minimum of 30.0m intervals through the use of different materials, colours, massing, windows, projections, recessions and similar architectural treatments.

(b)       Spill out areas may include covered walkways which can be used for patios and which can extend to the front lot line.

(c)       Building entrance features spill out areas, canopies, landscaping and other features that lend visual interest and relate to the pedestrian scale shall be provided along the street setbacks.

(d)       Weather protection building elements, such as awnings and canopies with a minimum depth of 1.5m, shall be provided along façades in development fronting streets, public spaces and pedestrian connections at the discretion of the Development Authority.

(e)       Blank walls facing public streets, public spaces and pedestrian routes shall not be permitted.

(f)        Distinctive architectural elements such as vertical projections, bay windows, large glazed areas, prominent building entrances, canopies, and roof forms shall be used to create distinct identities for these developments within the community and enhance visibility from primary streetscapes.

(g)       A minimum of fifty percent (50%) of the ground floor façade facing the public streets shall contain transparent glazing.

(h)       For corner lots, the façade treatment shall wrap around the side of the building to provide a consistent profile facing both streets.

(i)         All minor mechanical equipment on a roof of any building shall be concealed by incorporating it within the building to the satisfaction of the Development Authority.

6.13.8.         Built Form Provisions – Massing

(a)       Rooflines shall be articulated with variations in height and roof slopes.

(b)       Buildings shall stepback a minimum of 1.5m from a height of two (2) storeys to reduce the appearance of the building’s mass adjacent to the street.

(c)       For buildings higher than 12.2m, building façades shall be articulated vertically and horizontally at a minimum of 15.0m intervals through the use of different materials, colours, massing, windows, projections, recessions and similar architectural treatments.

6.13.9.         Landscaping

(a)       Landscaping shall be included to screen parking lots from the street frontages.

(b)       Landscaping shall be provided in accordance with Part 5 Section 5.27.

6.13.10.      Parking

(a)       No parking is permitted between the street and the building façade facing the street, except in the case of educational facilities and health facilities, major. For lots facing more than one street, the Development Authority shall determine which street shall qualify for this regulation.

(b)       Drop off areas may be located between the street and the building façade facing the public street and shall incorporate landscape screening.

(c)       A maximum of twenty percent (20%) of the lot frontage adjacent to a street may be utilized for surface parking.

6.13.11.      Additional Regulations for Lots 1-5, Block 2, Plan 5030TR; Lot 12, Block 2, Plan 5030TR; Lot 1, Plan 3790 NY; Lot 15MR, Block 2, Plan 922 0240; Lot 2, Block 2, Plan 772 2192.

(a)       Where a conflict exists between the provisions contained in Part 6 Sections 6.13.5 to 6.13.10 inclusive and any provision in Part 6 Section 6.13.11 (b) to (k) inclusive, the provisions in Part 6 Section 6.13.11 (b) to (k) inclusive shall apply.

(b)       Loading, storage and trash collection area is encouraged to be located internally within the development. Where this is not possible, they shall be located to the rear or sides of the principal building and shall be screened from view from any adjacent parcels and streets.

(c)       Up to fifty percent (50%) of the development fronting onto a street may be setback up to 5.0m to provide for outdoor patio space or spill out zone.

(d)       Buildings along Franklin Avenue and King Street shall be a minimum height of 6.0m.

(e)       Blank walls facing streets or public spaces shall not be permitted.

(f)        A minimum of twenty percent (20%) of the ground floor façade of a building facing a street shall contain transparent glazing comprised of windows and building entrances.

(g)       Development facing streets shall provide weather protection in the form of awnings or canopies. And shall comply with the following:

i.       Awnings or canopies shall provide a minimum of 2.5m and a maximum of 4.0m of vertical clearance over the sidewalk.

ii.      The primary entry doors shall be located on the side of the building facing the street. Secondary building entrances can exist on the side or rear of a development.

(h)       No additional parking is permitted between the street and the front façade along Franklin Avenue and King Street.

(i)         Surface parking shall generally be located to the rear of the building.

(j)         Parking structures and surface parking lots shall be connected to public streets or primary entry doors of surrounding buildings by defined pedestrian pathways.

(k)    A parking structure is permitted to front Franklin Avenue or King Street provided that the ground floor frontage is occupied by active uses excluding any related mechanical room or pedestrian or vehicular access. These ground floor uses shall maintain a minimum depth of 12.0m.

6.14.               A – Airport District

6.14.1.         Purpose

The purpose of this district is to provide for the development and operation of the landside business industrial area of the Fort McMurray Airport as identified in the Fort McMurray Regional Airport Area Structure Plan.

6.14.4.         Site Standards

The following standards shall apply to every development in this district.

6.14.5.         Additional Provisions

(a)       All developments shall abide by all federal regulations for airports, airport operations and airport safety.

(b)       Parking requirements shall be determined based on Part 7.

(c)       Within the Airport District, development permits are not required for the sub-areas identified as such in the Fort McMurray Regional Airport Area Structure Plan Bylaw 12/009.

(d)       Any development which, in the opinion of the Development Authority, may cause a dangerous condition that could interfere with the safe and efficient operation of the airport shall be referred to Transport Canada for comment.

6.15.               PR – Parks and Recreation District

6.15.1.         Purpose

The purpose of this district is to provide for the development of land for parks and recreational facilities intended for the use and enjoyment of the public at large.

6.15.4.         Site Standards

The following standards shall apply to every development in this district.

6.15.5.         Additional Provisions – Discretionary Uses

(a)       The following uses may only be approved when accessory to a park, recreation facility, indoor or recreation facility, outdoor:

i.       Drinking establishment;

ii.      Mobile food vendor

iii.    Restaurant, major;

iv.    Restaurant, minor;

v.      Retail, convenience; and,

vi.    Retail, general.

(b)       Float plane base

i.       Accessory development may include office buildings, fuel storage, and maintenance facilities integral to the operation of the base.

ii.      Fuel storage facilities shall be located to the satisfaction of the Development Authority and in accordance with provincial regulations.

6.15.6.         Additional Provisions – Development abutting Environmental Preservation Areas

(a)       The Development Authority may require a report, to the satisfaction of the Development Authority, be prepared by a qualified professional stating the impacts of proposed development on the existing natural areas.

(b)       The Development Authority may require a report, satisfactory to the Development Authority, by a registered professional engineer, detailing the structural components of the proposal which will limit any risk to the bank stability, for the following developments:

i.       any swimming pool or wading pool;

ii.      water fountain and/or water sculpture;

iii.    water reservoir or water tank;

iv.    ornamental pond or lake; or

v.    water retaining excavation, structure or vessel that could affect sub-soil characteristics.

6.16.               EP – Environmental Preservation District

6.16.1.         Purpose

The purpose of this district is to provide for the preservation of natural open space, enhancement of naturalized areas and the protection of environmentally sensitive lands from incompatible development.

6.16.4.         Site Standards

(a)       In addition to Part 5, the regulations for the development shall be at the discretion of the Development Authority.

6.16.5.         Additional Provisions

(a)       Notwithstanding Part 3, Section 3.2, all developments in this district shall require a development permit.

(b)       Permission shall be obtained from the Development Authority prior to clearing, grading, tree cutting, trail construction, irrigation, or similar activity.

(c)       Any development permit applications or request for clearing, grading, tree cutting, trail construction, irrigation, or similar activity which requires the restoration and rehabilitation of a site upon completion of such activity shall be accompanied by detailed landscape restoration plan prepared to the satisfaction of the Development Authority and certified by a qualified professional.

(d)       The extraction of sand, gravel, or aggregate is not permitted.

6.17.               UE – Urban Expansion District

6.17.1.         Purpose

The purpose of this district is to protect land suited for future urban and hamlet expansion from premature subdivision and development.

6.17.4.         Site Standards

The following standards shall apply to every development in this district.

6.17.5.         Additional Provisions

(a)       The subdivision of one (1) lot from a quarter section may be allowed to accommodate an existing residence and related improvements, provided the balance is retained for agricultural purposes.

(b)       All other standards shall be at the discretion of the Development Authority.

6.17.6.         Additional Provisions – Discretionary Uses

(a)       The following uses may only be approved when accessory to agriculture, small scale or agriculture, extensive:

i.       mobile home;

ii.      single detached dwelling.

(b)       A mobile home shall be completely screened from view by the foundation, skirting or by such other means satisfactory to the Development Authority.

6.18.               IL – Light Industrial District

6.18.1.         Purpose

The purpose of this district is to provide for the development of a wide range of compatible commercial and industrial uses, which do not adversely affect surrounding non-industrial uses through the generation of emissions, noise, odors, vibrations, heat, bright light or dust.

6.18.4.         Site Standards

The following standards shall apply to every development in this district.

6.18.5.         Additional Provisions

(a)       All waste collection shall be screened from view in accordance with Part 5 Section 5.23 Fencing and Screening, Part 5 Section 5.24 Garbage and Recycling Enclosures, and Part 5 Section 5.27 Landscaping.

(b)       Parcels shall be entirely paved with asphalt, concrete or hard surface, not including gravel, and/or finished with landscaping.

(c)       Grading and drainage of parcels shall be in accordance with the Engineering Servicing Standards.

(d)       Outdoor activities (loading, service, storage) may occur provided they are accessory to the principal use and the scale of such activities does not unduly conflict with the primary purpose of this district or dominate the use of the site.

(e)       Outdoor activities shall only be allowed if they are screened in a way that they are not visible from the street as per Part 5 Section 5.23 Fencing and Screening.

(f)        In addition to the screening requirements of Part 6 Section 6.20.5 (e), a storage facility, outdoor facing a high visibility corridor such as a highway or arterial road shall provide a landscaped buffer between the storage area and the corridor, to the satisfaction of the Development Authority.

6.18.6.         Built Form Provisions – Siting

(a)       Outside display areas may be permitted to the side or front of the principal building provided that such displays are limited to examples of equipment or material related to the industry or business located on the site. If the outdoor display area is visible from a street, it is limited in size to thirty-three percent (33%) of the lot width, up to a maximum of 30.0m.

6.18.7.         Parking

(a)       Along all frontages facing a street, surface parking areas shall be screened in accordance with Part 5 Section 5.27 Landscaping.

(b)       Continuous, direct, barrier-free pedestrian walkways shall be provided through parking areas to building entrances in accordance with the provisions of Part 5 Section 5.2. Active Frontage.

6.18.8.         Architectural Elements

(a)       Blank walls facing streets, public spaces or pedestrian routes shall not be permitted.

(b)       The building façade shall be articulated at a minimum of 10.0m intervals through the use of different materials, colours, massing, windows, projections, recessions and similar architectural treatments.

(c)    Design techniques including, but not limited to, the use of sloped roofs, variations in building setbacks and articulation of building façades, shall be employed when viewed from adjacent residential areas and streets.

6.19.               IM – Medium Industrial District

6.19.1.         Purpose

The primary purpose of this district is to provide for industrial uses that may impact adjacent land uses. These uses may carry out a portion of their operation outdoors and may impact surrounding nonindustrial uses through the generation of emissions, noise, odors, vibrations, heat, bright light or dust.

6.19.5.         Site Standards

The following standards shall apply to every development in this district.

6.19.6.         Additional Provisions

(a)       All loading, storage, waste collection, outdoor service shall be screened from view in accordance with Part 5 Section 5.23 Fencing and Screening, Part 5 Section 5.24 Garbage and Recycling Enclosures, and Part 5 Section 5.27 Landscaping.

(b)       Outdoor Storage:

i.       Outdoor activities shall only be allowed if they are screened to the satisfaction of the Development Authority.

ii.      Whenever outdoor storage faces a highway or arterial road, it shall be screened with a landscaped buffer.

iii.    Outdoor storage visible from a highway or an arterial road shall be screened.

(c)       Restaurant, minor and retail, general may be allowed provided they are accessory to a principal use.

(d)       Outside display areas may be permitted to the side or front of the principal building provided that such displays are limited to examples of equipment or material related to the industry or business located on the site. If the outdoor display area is visible from a street, it is limited in size to thirty-three percent (33%) of the lot width, up to a maximum of 30.0m.

(e)       Accesses and driveways into a site shall be paved to the rear wall of the building or 15m of the lot depth, whichever is lesser.

(f)        Driveways may be graveled within the rear yard.

(g)       Within the boundaries of the Willow Lake Area Structure Plan, industrial uses such as bulk oil, fuel and chemical storage, service station, major and service station, minor and other similar uses that have the potential of environmental contamination shall not be permitted due to concerns pertaining to environmentally sensitive features.

(h)       Whenever outdoor storage faces a highway or arterial road, it shall be screened with a landscaped buffer.

6.19.7.         Built Form Provisions – Siting

(a)       All waste collections shall be screened from view in accordance with Part 5 Section 5.23 Fencing and Screening, Part 5 Section 5.24 Garbage and Recycling Enclosures, and Part 5 Section 5.27 Landscaping.

6.19.8.         Built Form Provisions – Architectural Elements

(a)    Blank walls facing streets shall not be permitted. The building façade shall be articulated with the use of different materials, colours, massing, windows, projections, recessions and similar architectural treatments

6.20.               IH – Heavy Industrial District

6.20.1.         Purpose

The purpose of this district is to provide for industrial uses that due to their appearance, noise, odor, risk of toxic emissions, or fire and explosion hazards, shall be located on the fringes of the Urban Service Area or in the Rural Service Area. These uses shall not interfere with the safety, use, amenity or enjoyment of any surrounding district.

6.20.4.         Site Standards

The following standards shall apply to every development in this district.

6.20.5.         Additional Provisions

(a)       Office shall not be the principal use of any building and shall not occupy more than fifty percent (50%) of the maximum permitted gross floor area of the site.

(b)       The Development Authority may attach conditions to all permitted and discretionary uses regarding the size, location, screening and landscaping of the outdoor display areas and storage areas, to ensure that development is compatible with surrounding developments.

(c)       Notwithstanding required setbacks established in Part 6 Section 6.22.4., the Development Authority may require a greater setback for those components of an industrial development that may interfere with the safety or amenity of developments upon abutting parcels.

(d)       Whenever outdoor storage faces a highway or arterial road, it shall be screened with a landscaped buffer.

6.21.               HR1 – Hamlet Residential 1 District

6.21.1.         Purpose

The purpose of this district is to maintain the existing character of established residential areas and provide for low density residential development.

6.21.4.         Site Standards

The following standards shall apply to every development in this district.

6.21.5.         Additional Provisions

(a)       A mobile home shall be completely screened from view by the foundation, skirting, or by such other means satisfactory to the Development Authority.

(b)       All accessory buildings, additions, porches, and skirting shall be of a quality and appearance equivalent to the mobile home.

6.22.               HR2 – Hamlet Residential 2 District

6.22.1.         Purpose

The purpose of this district is to provide for the development of a range of medium density residential areas within hamlets.

6.1.4.         Site Standards

The following standards shall apply to every development in this district except for apartments, multi-unit dwellings, and multi-residential developments.

6.1.5.         Site Standards - Apartments, Multi-unit Dwellings, and Multi-residential Developments

6.1.6.         Additional Provisions

(a)       The Development Authority may attach conditions to all permitted and discretionary uses regarding the size, location, screening and landscaping of the outdoor display areas and storage areas, to ensure that development is compatible with surrounding developments.

(b)       A mobile home may be approved as zero lot line development provided that:

i.       one interior side yard is a minimum of 3.0m;

ii.      the owner of the adjacent parcel grants a 3.0m private maintenance access easement, including a 0.6m eave and footing encroachment easement, along the affected side of the parcel. Such easements are to be registered on title;

iii.    all roof drainage from the mobile home shall be contained on the parcel and diverted to the municipal storm drainage system by eavestroughs and downspouts or other suitable means. Surface drainage to the adjacent parcel will not be permitted; and,

iv.    the zero lot line side shall not be located on an exterior side yard or on the street side of a corner lot.

(c)       A mobile home shall be completely screened from view by the foundation, skirting, or by such other means satisfactory to the Development Authority.

(d)    All accessory buildings, additions, porches, and skirting shall be of a quality and appearance equivalent to the mobile home.

6.23.               HR3 – Hamlet Residential 3 District

6.23.1.         Purpose

The purpose of this district is to provide for the development of medium density residential housing in the form of multi-unit dwellings and low-rise apartments on municipal serviced lots within hamlets.

6.23.4.         Site Standards

The following standards shall apply to every development in this district except for apartments, multi-unit dwellings, multi-residential developments and semi-detached dwellings.

6.23.5.         Site Standards

The following standards shall apply to semi-detached dwellings.

6.23.6.         Site Standards

The following standards shall apply to multi-unit dwellings.

6.23.7.         Site Standards

The following standards shall apply to Apartments and multi-residential developments.

6.23.8.         Additional Provisions

(a)       The Development Authority may attach conditions to all permitted and discretionary uses regarding the size, location, screening and landscaping of the outdoor display areas and storage areas, to ensure that development is compatible with surrounding developments.

(b)       A mobile home may be approved as zero lot line development provided that:

i.       one interior side yard is a minimum of 3.0m;

ii.      the owner of the adjacent parcel grants a 3.0m private maintenance access easement, including a 0.6m eave and footing encroachment easement, along the affected side of the parcel. Such easements are to be registered on title;

iii.    all roof drainage from the mobile home shall be contained on the parcel and diverted to the municipal storm drainage system by eavestroughs and downspouts or other suitable means. Surface drainage to the adjacent parcel will not be permitted; and,

i.       the zero lot line side shall not be located on an exterior side yard or on the street side of a corner lot.

(c)       A mobile home shall be completely screened from view by the foundation, skirting, or by such other means satisfactory to the Development Authority.

(d)       All accessory buildings, additions, porches, and skirting shall be of a quality and appearance equivalent to the mobile home.

6.24.               HCC – Hamlet Community Core District

6.24.1.         Purpose

The purpose of this district is to provide a variety of compatible institutional, commercial, recreational, and residential uses in the community core of a hamlet.

6.24.4.         Site Standards

The following standards shall apply to every development in this district.

6.24.5.         Additional Provisions

(a)       Loading, storage, trash collection areas and grease traps shall be located to the rear or sides of the principal building and shall be screened from view from any adjacent parcels and streets.

(b)       The Development Authority may attach conditions to all permitted and discretionary uses regarding the size, location, screening and landscaping of the outdoor display areas and storage areas, to ensure that development is compatible with surrounding developments.

(c)       A semi-detached dwelling and multi-unit dwelling may have one (1) interior side yard reduced to zero when a common wall is located on the property line;

(d)       A mobile home may be approved as zero lot line development provided that:

i.       one interior side yard is a minimum of 3.0m;

ii.      the owner of the adjacent parcel grants a 3.0m private maintenance access easement, including a 0.6m eave and footing encroachment easement, along the affected side of the parcel. Such easements are to be registered on title;

iii.    all roof drainage from the mobile home shall be contained on the parcel and diverted to the municipal storm drainage system by eavestroughs and downspouts or other suitable means. Surface drainage to the adjacent parcel will not be permitted; and,

iv.    the zero lot line side shall not be located on an exterior side yard or on the street side of a corner lot.

(e)       A mobile home shall be completely screened from view by the foundation, skirting, or by such other means satisfactory to the Development Authority.

(f)        All accessory buildings, additions, porches, and skirting shall be of a quality and appearance equivalent to the mobile home.

6.25.               HC – Hamlet Commercial District

6.25.1.         Purpose

The purpose of this district is to allow for residential uses and compatible small-scale commercial and retail uses outside of the Hamlet Community Core District.

6.25.4.         Site Standards

The following standards shall apply to every development in this district.

6.25.5.         Additional Provisions

(a)       A mobile home shall be completely screened from view by the foundation, skirting, or by such other means satisfactory to the Development Authority.

(b)       All accessory buildings, additions, porches, and skirting shall be of a quality and appearance equivalent to the mobile home.

6.26.               CR – Country Residential District

6.26.1.         Purpose

The purpose of this district is to provide for residential development that will retain the rural character of the area. The existing residential pattern and density of acreage lots is maintained. The natural environment is protected and conserved.