RCC

This part outlines specific regulation that applies to the City’s Land Use Districts.

5.10 RCC - Regional Commercial District

1. Application
   
   This section applies to the areas designated as Regional Commercial (RCC) District on the Land Use District Map, Schedule A of this Bylaw.
2. Purpose
   1. Provide a high-quality Commercial District for the sale of a wide variety of goods and services to the community and the surrounding region;
   2. Require that developments are designed to provide a safe, pleasant, and pedestrian-friendly environment; and
   3. Require that development is effectively connected to surrounding developments for all means of transportation.
3. Permitted and Discretionary Uses

4. Application Requirements
   1. In addition to the application requirements of section 2.4 of this Bylaw, an Applicant for a Development Permit Development Permit means the document issued by the Development Authority or by Council in a Direct Control District under this Bylaw or any previous Land Use Bylaw, and includes any plans or conditions of approval. within the RCC District must submit, to the satisfaction of the Development Authority Development Authority has the same meaning as set out in the MGA.:
      1. An overall conceptual site development plan for the area designated as RCC, or, if the Applicant is only developing a portion of the subject area, a site development plan in relation to the portion to be developed, in which plan the Applicant has also illustrated how the development will be integrated with the area designated as RCC;
      2. The overall conceptual site development plan, considered to be non-binding, must identify the proposed building types and locations, development phasing, vehicular and pedestrian routes, amenity areas Amenity Area means any portion of a development site intended for active or passive recreation, including landscaped areas, patios, and balconies., and signage Sign means an accessory device or structure erected or placed for the purpose of providing directions or information, and includes copy. This does not include a wall mural.; and
      3. Details regarding the architectural guidelines proposed for the development, including design drawings illustrating the colour scheme and building materials.
5. Building Height
   1. The maximum building height is 22.00 m 72.18 ft..
6. Setbacks
   1. Front yard setback Setback means the distance from the foundation wall of a building to the property line at right angles or radially to it. Where there is no foundation wall, the distance shall be measured from the exterior wall at grade, not including cantilevered wall sections or architectural projections.
      1. The minimum front yard building setback is 6.00 m 19.65 ft..
   2. Side yard setback
      1. The minimum side yard building setback is:
         1. 3.50 m 11.48 ft. adjacent to a Non-Residential District Non-Residential District includes a Commercial District, Industrial District, Special District, and any non-residential component of a Mixed-Use District. or use; and
         2. 6.00 m 19.65 ft. adjacent to a Residential District Residential District includes the LDR, SLR, LLR, FBR, MDR, HDR, MID (areas A and B), and ICC (Area A) Districts. or use.
      2. Notwithstanding section (A), a 0.00 m side yard building setback may be approved when traffic circulation or deliveries would not be adversely affected.
   3. Rear yard setback
      1. The minimum rear yard building setback is:
         1. 0.00 m adjacent to a Non-Residential District or use; and
         2. 6.00 m 19.65 ft. adjacent to a Residential District or use.
   4. Notwithstanding sections (a) through (c), the Development Authority may reduce the building setbacks Setback means the distance from the foundation wall of a building to the property line at right angles or radially to it. Where there is no foundation wall, the distance shall be measured from the exterior wall at grade, not including cantilevered wall sections or architectural projections. in order to accommodate pedestrian connectivity, streetscape continuity, or continuous storefront retail development, while having regard to on-site On-Site means a location on the site which is the subject of a development. constraints, adjacent uses, urban design considerations, and safe traffic sightlines.
7. Design, Character, and Appearance
   1. In addition to the requirements in sections 3.12 ‘Design, Character, and Appearance of a Building’ and 3.80 ‘Design, Character, and Appearance of Non-Residential Buildings,’ all buildings in this district must be finished as follows, to the satisfaction of the Development Authority Development Authority has the same meaning as set out in the MGA.:
      1. Building exteriors shall be concrete, cementitious boards or panels, exposed aggregate, stucco, glass, brick, brick veneer, natural stone, wood, or metal accents. Vinyl siding is prohibited;
         1. Notwithstanding section (i), alternative building materials may be considered if, in the opinion of the Development Authority, the proposed materials meet the overall character of the District;
      2. Façades Façade means the exterior, outward face of the building. visible from public rights-of-way, Residential District Residential District includes the LDR, SLR, LLR, FBR, MDR, HDR, MID (areas A and B), and ICC (Area A) Districts., residential use Residential Use means congregate living (level one), congregate living (level two), dwelling (apartment), dwelling (duplex), dwelling (manufactured home), dwelling (secondary), dwelling (semi-detached), dwelling (single detached), dwelling (townhouse - complex), dwelling (townhouse - plex), dwelling (townhouse - single), dwelling unit above a non-residential use, group home, secondary suite (garage), secondary suite (garden), secondary suite (internal), supportive living accommodation, or townhousing., natural areas Natural Area means land or water, identified as environmentally sensitive, that requires protection and stewardship. Examples include wetlands, watercourses, ravines, forests, meadows, grasslands, and riparian areas., or parks Park means land that is intended to be used by the public for active and passive recreation, or general enjoyment. shall be of a higher standard of design;
      3. Buildings shall feature at-grade windows and entryways placed at regular intervals; and
      4. Windows are encouraged to be located along abutting public roadways Public Roadway means a road as defined in section 616 of the MGA and does not include a private roadway or highway. and pedestrian walkways, excepting those areas that are used for loading areas, or garbage and recycling storage.
   2. Buildings within this District shall incorporate the following:
      1. Façades Façade means the exterior, outward face of the building.
         1. The massing of building walls shall be reduced through the use of architectural elements such as columns, ribs, pilasters or piers, recesses and projections, changes in building finishes, materials, textures and colours, or other features that create an identifiable pattern and sense of human scale. No uninterrupted length of any façade shall exceed 30.00 m 98.43 ft., including any façade visible from adjoining properties or public roadways Public Roadway means a road as defined in section 616 of the MGA and does not include a private roadway or highway. (Figure 5-7); and

Figure 5-7

Massing of Building Walls

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2. Ground floor front façades Façade means the exterior, outward face of the building. that face public roadways Public Roadway means a road as defined in section 616 of the MGA and does not include a private roadway or highway., public sidewalks, or internal pedestrian walkways shall incorporate visual interest through articulation and other architectural features such as arcades, display windows, entry areas, awnings Awning means a detachable, roof-like structure, covered by fabric or other flexible material, supported from a building by a fixed or retractable frame, without a supporting structure., recesses, or projections Architectural Projection means a building feature that is mounted on and/or extends from the surface of an exterior building wall or façade, typically above finished grade. Examples of architectural projections include balconies, bay windows, or cantilevered wall sections, not including eaves or chimneys.. They may also incorporate a high degree of visual interest through the use of colour change, texture change, or material module change;

2. Roofs
   1. The roof line of buildings shall consist of varying pitches, or flat roofs that include articulation, and the use of design elements that reduce any perceived mass and linearity of large buildings, and add architectural interest; and
   2. Parapets concealing flat roofs and rooftop mechanical equipment from public view shall be provided. The average height of such parapets shall not exceed 15.00% of the height of the supporting wall, and such parapets shall not at any point exceed one-third of the height of the supporting wall;
3. Entrances
   1. Entrances must coordinate with pedestrian networking and public connectivity to and through the site; and
   2. Each principal building Principal Building means a building that accommodates the principal use of a lot or site. on a site shall have clearly defined, highly visible public entrances, featuring no less than two of the following:
      1. Canopies or porticos;
      2. Overhangs;
      3. Recesses or projections;
      4. Arcades;
      5. Raised corniced parapets over the door;
      6. Peaked roof forms;
      7. Arches;
      8. Outdoor patios;
      9. Architectural details such as tile work and mouldings which are integrated into the building structure and design; or
      10. Integral planters or wing walls that incorporate landscaped areas or places for sitting.

8. Development Regulations
   1. Central feature or amenity area Amenity Area means any portion of a development site intended for active or passive recreation, including landscaped areas, patios, and balconies.
      1. The overall development shall contribute to the establishment or enhancement of public spaces by providing:
         1. At least one of the following:
            1. Patio Patio means an at-grade concrete slab or other hard surface that adjoins a dwelling unit for the purpose of outdoor gatherings. or seating area;
            2. Pedestrian plaza Plaza means an open space that provides opportunity for community gathering, events, and social interactions. with benches;
            3. Landscaped picnic area; or
            4. Transit stop with amenities (benches, shelter, etc.); and
         2. At least two of the following shall be provided:
            1. Tree, flower, or pollinator garden;
            2. Window-shopping walkway;
            3. Outdoor playground area;
            4. Kiosk area;
            5. Water feature;
            6. Art feature;
            7. Clock tower; or
            8. Other such deliberately shaped area, focal feature, or amenity, that, in the opinion of the Development Authority Development Authority has the same meaning as set out in the MGA., adequately enhances public space.
   2. Pedestrian flows
      1. Pedestrian walkways shall be designed to provide a safe and convenient route between focal points;
      2. Sidewalks shall be provided along all sides of the site that abut a public roadway Public Roadway means a road as defined in section 616 of the MGA and does not include a private roadway or highway., and all internal primary drive aisles. All sidewalks shall be continuous with other sidewalks or pedestrian walkways, both internally to the site and to adjacent developments;
      3. Continuous internal pedestrian walkways on the site shall be at least 1.80 m 5.91 ft. in width for the pedestrian thoroughfare, and provide a minimum additional 1.20 m 3.94 ft. of landscaping Landscaping means preserving, enhancing, or incorporating vegetative and other materials in a development, and includes combining new or existing vegetative materials with architectural elements, existing site features, or other development features – including fences or walls. on one or both sides of the walkway; and
      4. Sidewalks along buildings shall be:
         1. Provided along the full façade Façade means the exterior, outward face of the building. of the building, featuring a customer entrance, and along any façade abutting public parking Parking means leaving a vehicle temporarily on a lot or site. areas; and
         2. At least 3.60 m 11.81 ft. in width, of which 1.80 m 5.91 ft. will be a frontage zone for trees, benches, garbage cans, and other typical street amenities.
9. Parking and Loading Areas
   1. Parking Parking means leaving a vehicle temporarily on a lot or site. and loading areas must conform to the following requirements:
      1. A loading dock Loading Dock means a door used in connection with a loading space. shall be located in the side or rear of the site;
      2. The minimum setback Setback means the distance from the foundation wall of a building to the property line at right angles or radially to it. Where there is no foundation wall, the distance shall be measured from the exterior wall at grade, not including cantilevered wall sections or architectural projections. for a parking lot Parking Lot means a development which provides for the access, maneuvering, and parking of vehicles. or loading area is 3.00 m 9.84 ft. from any property line Property Line means a line of record bounding a lot that divides one lot from another lot, a public roadway, or any other public space. that abuts a public right-of-way, Residential District Residential District includes the LDR, SLR, LLR, FBR, MDR, HDR, MID (areas A and B), and ICC (Area A) Districts., residential use Residential Use means congregate living (level one), congregate living (level two), dwelling (apartment), dwelling (duplex), dwelling (manufactured home), dwelling (secondary), dwelling (semi-detached), dwelling (single detached), dwelling (townhouse - complex), dwelling (townhouse - plex), dwelling (townhouse - single), dwelling unit above a non-residential use, group home, secondary suite (garage), secondary suite (garden), secondary suite (internal), supportive living accommodation, or townhousing., natural area Natural Area means land or water, identified as environmentally sensitive, that requires protection and stewardship. Examples include wetlands, watercourses, ravines, forests, meadows, grasslands, and riparian areas., or park Park means land that is intended to be used by the public for active and passive recreation, or general enjoyment.;
         1. Notwithstanding section (ii), no parking lot or loading area shall be permitted within a required landscape buffer or perimeter landscape area;
      3. A parking lot or loading dock shall be screened Screening means the concealment of a development by a fence, wall, berm, landscaping, or combination thereof. Such screening is intended to mitigate any visual nuisance of the development. from the public right-of-way, Residential District, residential use, natural area, or park, to the satisfaction of the Development Authority Development Authority has the same meaning as set out in the MGA.;
      4. Soft landscaping Landscaping means preserving, enhancing, or incorporating vegetative and other materials in a development, and includes combining new or existing vegetative materials with architectural elements, existing site features, or other development features – including fences or walls. is to be used to enhance and visually break up parking areas;
      5. A landscaping ratio of 1.85 m² 19.91 sq. ft. per parking stall shall be provided;
      6. No parking stall shall be located more than 40.00 m 131.23 ft. from a landscaped area or island; and
      7. If the maximum number of parking stalls for a shopping centre Shopping Centre means a development comprised of three or more separate commercial or mixed-use buildings that operate as a unit and share a common parking area. or Warehouse store (retail) Warehouse Store (Retail) means a development with a gross floor area of 4,000.00 m² (43,055.64 sq. ft.)or greater for the wholesale or retail sale of goods. Typical development includes a large grocery store, big box store, or home improvement store. is proposed to exceed one-and-a-half times the minimum required in Part 4: Parking of this Bylaw, the Development Authority may determine that at least one of the following requirements is met:
         1. Additional parking stalls exceeding one-and-a-half times the minimum required are to be provided either in a parking structure (underground) Parking Structure (Underground) means a building or portion thereof used for the parking of vehicles, where the majority of the parking structure is contained below finished grade., in a parking structure above the retail establishment, or screened Screening means the concealment of a development by a fence, wall, berm, landscaping, or combination thereof. Such screening is intended to mitigate any visual nuisance of the development. by peripheral buildings; or
         2. A combination of low-impact development techniques is implemented throughout the parking area.