DTN

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

5.18 DTN - Downtown District

1. Application
   
   This section applies to the areas designated as Downtown (DTN) District as identified in Schedule A of this Bylaw and in Figure 5-9.

Figure 5-9

Downtown

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2. Purpose
   
   The purpose is to provide for a vibrant downtown that includes a mixture of employment, commercial, institutional, government, and medium-to high-density residential land uses, with a focus on high-quality development that engages the public realm. Development in the DTN District should be compact, pedestrian-friendly, and compatible with surrounding areas, creating a unique and recognizable neighbourhood. Buildings within this District shall provide a variety of housing options – with residential uses located predominantly above the ground floor – and include an appropriate mix of uses within the same building. A specified area north of the river, called Downtown Transition, shall provide for an orderly transition from downtown that is integrated with the Mission neighbourhood.
3. Permitted and Discretionary Uses – Downtown

4. Permitted and Discretionary Uses – Downtown Transition

5. Application Requirements
   1. In addition to the plans and information required under section 2.4, an Applicant for a multiple-site or a multiple-building development 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 Conceptual Site Development Plan means a development plan for a site or lot, which identifies how a proposed development will fit into the larger development area, including the proposed building types and location, development phasing, vehicular and pedestrian routes, connectivity, parks, amenity areas, and on-site signage. for:
         1. The entire proposed development area; or
         2. If the Applicant is only developing a portion of the proposed development area, a site development plan showing the area to be developed, illustrating how the development will be integrated with the adjacent area.
   2. The overall conceptual site development plan, considered to be non-binding, must identify the proposed building types and locations, development phasing, density Density means the number of dwelling units and live/work units on a lot, expressed in units per hectare or in units per lot, not including secondary suites. calculations, vehicular and pedestrian routes, and amenity areas Amenity Area means any portion of a development site intended for active or passive recreation, including landscaped areas, patios, and balconies. - in accordance with the purpose of this District.
6. Site Density
   1. The minimum site density Site Density means the number of dwelling units per hectare of site area. for residential uses is 70 dwelling units per net hectare and cannot exceed a maximum of 300 dwelling units per net hectare.
   2. In determining site density, the Development Authority may consider the total number of units for multiple built forms when they comprise a development on a single lot.
7. Site Density Bonus
   1. Notwithstanding section (6)(a), the maximum site density may exceed 300 dwelling units per net hectare only if the following conditions are met:
      1. A minimum of 70% of required parking Parking means leaving a vehicle temporarily on a lot or site. stalls are provided 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. or within a parking structure Parking Structure means a building or portion thereof used for the parking of vehicles, and may be located either below, at, or above finished grade. integrated within the building, including high-quality exterior finishing that matches or complements the principal building Principal Building means a building that accommodates the principal use of a lot or site. exterior, where site design permits; and
      2. A minimum of 5% of dwelling units Dwelling or Dwelling Unit means a self-contained residence comprising cooking, washroom, living, and sleeping facilities with a separate private entrance from the exterior of a building or from a common hall, lobby, or stairway inside a building, but does not include any part of a hospital, hotel, or recreation vehicle. shall be provided as affordable non-market housing Affordable Non-Market Housing is as defined in the Council Policy C-P&E-06 Affordable Housing.;
      3. In the opinion of the Development Authority, at least one of the following site improvements are provided:
         1. Wider sidewalks or walkways internal to the site, together with street furniture to the satisfaction of the Development Authority;
         2. Enhanced 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., to the satisfaction of the Development Authority;
         3. Landscaping that is drought-tolerant, reducing the need for irrigation;
         4. Green building products or technologies that reduce the carbon footprint or increase energy efficiency;
         5. Incorporate barrier-free Barrier-Free means to allow proper and safe access and use of buildings, facilities, and open areas, with a proper and safe outcome for accessibility. design into dwelling units and the exterior feature of the site;
         6. Indoor or outdoor common amenity areas Amenity Area (Common) means any portion of a development intended for active or passive recreation that is designed for the common usage of the owners and residents within a development. These areas may include one or more of the following: plazas, courtyards, recreation areas, swimming pools, tennis courts, bike storage rooms, common gathering rooms, gardens, private parks, and open spaces, including elements such as street furnishings, hard-surfacing, plantings, and architectural features that create a strong sense of communal gathering space., in addition to the minimum required common and private amenity areas Amenity Area (Private) means a balcony, patio, deck, or other similar structure which is attached to and has a private entrance from the interior of a dwelling unit., when:
            1. Provided at a ratio of 1.50 m² 16.15 sq. ft. per dwelling unit;
            2. Grouped into areas of not less than 30.00 m² 322.91 sq. ft.; and
            3. Not located in any required 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..
8. Building Height
   1. As illustrated in Figure 5-9, building height in the DTN District is as follows:
      1. Downtown Transition Area:
         1. The maximum building height is 15.00 m 49.21 ft.;
      2. Main Core:
         1. The minimum building height is 15.00 m 49.21 ft.; and
         2. The maximum building height is 25.00 m 82.02 ft.;
      3. Downtown Gateway B:
         1. The minimum building height is 15.00 m 49.21 ft.; and
         2. The maximum building height is 35.00 m 114.83 ft.;
      4. Downtown Gateway A:
         1. The minimum building height is 15.00 m 49.21 ft.; and
         2. The maximum building height is 46.00 m 150.92 ft.;
      5. Landmark sites:
         1. Building height shall be in accordance with Figure 5-9.
9. Midrise Building Design
   1. A building greater than 22.00 m 72.18 ft. but equal to or less than 35.00 m 114.83 ft. in height, shall:
      1. Provide a minimum 7.50 m 24.60 ft. high podium, but no podium shall exceed 15.00 m 49.21 ft. in height (Figure 5 10) adjacent to any 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
      2. Provide a minimum front step-back Step-Back means a horizontal recess to a building façade from the vertical façade immediately below it. from the podium of 3.00 m 9.84 ft., as measured from the building frontage Building Frontage means a wall or façade on the exterior of a building which faces a public roadway, other than a lane. of the lower storeys Storey means the space between the top of any floor above finished grade, and the top of the next floor above it and, if there is no floor above it, the part between the top of the floor and the ceiling above it. The bottom storey of a building located at street level is commonly referred to as the ground storey. For the purposes of calculating a storey, walkout basements are not included. (Figure 5-10) adjacent to any public roadway Public Roadway means a road as defined in section 616 of the MGA and does not include a private roadway or highway..
   2. Additional step-backs may be required at storeys higher in the building if, in the opinion of the Development Authority Development Authority has the same meaning as set out in the MGA., it is necessary to mitigate the building scale or wind, sun, or shadow impacts.

Figure 5-10

Downtown Podium and Step-Back

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10. High-Rise Building Design
    1. Refer to section 3.18 ‘High-Rise Building Design,’ for regulations regarding buildings greater than 35.00 m 114.83 ft. in height.
11. Building Frontage Building Frontage means a wall or façade on the exterior of a building which faces a public roadway, other than a lane.
    1. Buildings located on a corner shall comply with section 3.10 ‘Corner Lots - Traffic Sight Lines.’
    2. For a ground-floor commercial use, the front of a unit shall not be more than 15.00 m 49.21 ft. wide.
       1. Notwithstanding section (b), the Development Authority may permit a ground-floor unit frontage Frontage means the property line of a site along any public roadway except a lane. greater than 15.00 m 49.21 ft. if the façade Façade means the exterior, outward face of the building.:
          1. Is designed to maintain the continuity of the streetscape Streetscape means the area that lies between the street curb and the building frontage of the adjacent buildings, the role of which is to define the pedestrian corridor and the distinguishing character of a particular street, including landscaping, trees, lawns, sidewalks and other surfacing, lighting, street furniture, and signage.; and
          2. Creates the appearance of a series of smaller retail units.
12. Building Setbacks
    1. Downtown
       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 front yard building setback is 0.00 m;
          2. Notwithstanding section (A), the front yard building setback may be increased to up to 3.00 m 9.84 ft. to accommodate a recessed entrance, rest area, courtyard, outdoor café, amenity area (common) Amenity Area (Common) means any portion of a development intended for active or passive recreation that is designed for the common usage of the owners and residents within a development. These areas may include one or more of the following: plazas, courtyards, recreation areas, swimming pools, tennis courts, bike storage rooms, common gathering rooms, gardens, private parks, and open spaces, including elements such as street furnishings, hard-surfacing, plantings, and architectural features that create a strong sense of communal gathering space., building recess Building Recess means a recessed area at finished grade that is created by an overhanging upper part of a building at the building frontage or by setting a portion of a building back from the front property line., or similar amenity if, in the opinion of the Development Authority:
             1. The design of the building frontage Building Frontage means a wall or façade on the exterior of a building which faces a public roadway, other than a lane. maintains the continuity of the streetscape Streetscape means the area that lies between the street curb and the building frontage of the adjacent buildings, the role of which is to define the pedestrian corridor and the distinguishing character of a particular street, including landscaping, trees, lawns, sidewalks and other surfacing, lighting, street furniture, and signage.;
             2. Pedestrian amenity and connectivity are maintained; and
             3. The recessed entrance complies with the building frontages in section (11).
       2. Side yard setback
          1. The side yard building 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. is 0.00 m;
          2. Notwithstanding section (A), a side yard setback of 3.00 m 9.84 ft. or more may be permitted if, in the opinion of the Development Officer Development Officer means the Director of Planning and Development, or an individual appointed to the office of Development Officer in accordance with this Bylaw.:
             1. It is to accommodate a rest area, courtyard, outdoor cafe, amenity area (common) Amenity Area (Common) means any portion of a development intended for active or passive recreation that is designed for the common usage of the owners and residents within a development. These areas may include one or more of the following: plazas, courtyards, recreation areas, swimming pools, tennis courts, bike storage rooms, common gathering rooms, gardens, private parks, and open spaces, including elements such as street furnishings, hard-surfacing, plantings, and architectural features that create a strong sense of communal gathering space., or similar amenity;
             2. Pedestrian amenity and safety are maintained;
             3. The setback does not create a visual gap or discontinuity of the architectural form or rhythm of the streetscape Streetscape means the area that lies between the street curb and the building frontage of the adjacent buildings, the role of which is to define the pedestrian corridor and the distinguishing character of a particular street, including landscaping, trees, lawns, sidewalks and other surfacing, lighting, street furniture, and signage.; or
             4. It is to accommodate a pedestrian walkway or service lane Service Lane means a building access route for motor vehicles found at the rear or side of a building..
       3. Rear yard setback
          1. The minimum rear yard building 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. shall be determined by the Development Authority Development Authority has the same meaning as set out in the MGA., taking into account:
             1. Adjacent and on-site On-Site means a location on the site which is the subject of a development.uses;
             2. Access to service lanes Service Lane means a building access route for motor vehicles found at the rear or side of a building.; and
             3. On-site On-Site means a location on the site which is the subject of a development. parking requirements.
          2. Notwithstanding section (A), the maximum rear yard building setback shall be 50% of the lot depth Lot Depth means the distance between the front and rear property lines of the lot, as measured perpendicularly or radially from the mid-point of the front property line to the mid-point of the rear property line of the lot., as measured from the rear 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..
    2. Downtown Transition Area building setbacks:
       1. Front yard setback
          1. The minimum front yard building setback is 4.00 m 13.12 ft.;
       2. Side yard setback
          1. The minimum side yard building setback is 1.80 m 5.91 ft.; and
       3. Rear yard setback
          1. The minimum rear yard building setback is 0.00 m.
13. Design, Character, and Appearance
    1. In addition to the requirements of in sections 3.12 ‘Design, Character, and Appearance of a Building,’ 3.52 ‘Design, Character, and Appearance of Residential Buildings,’ 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. Windows
          1. The fenestration Fenestration means the design and disposition of doors, windows, and other exterior openings of a building. area for a non-residential use, on a ground-storey Storey means the space between the top of any floor above finished grade, and the top of the next floor above it and, if there is no floor above it, the part between the top of the floor and the ceiling above it. The bottom storey of a building located at street level is commonly referred to as the ground storey. For the purposes of calculating a storey, walkout basements are not included. building frontage Building Frontage means a wall or façade on the exterior of a building which faces a public roadway, other than a lane. facing 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., shall provide transparent glazing Glazing means the portion of a wall, window, or door that is made of transparent glass. for a minimum of 50% to a maximum of 70% of the fenestration area;
          2. Notwithstanding section (A) , the Development Authority may permit a lesser amount of transparent glazing on the side or rear of a building, for the following properties:
             1. Plan 212 1125, Block 3, Lot 58 (22 St. Thomas Street)
                
                Including any future revisions to this legal description based on a subdivision or condominium plan.
          3. The fenestration area shall be transparent glazing that allows interior activity to be seen from the street;
          4. Windows shall have window frame members of substantial depth, and recessed from the building frontage to provide architectural interest in the streetscape Streetscape means the area that lies between the street curb and the building frontage of the adjacent buildings, the role of which is to define the pedestrian corridor and the distinguishing character of a particular street, including landscaping, trees, lawns, sidewalks and other surfacing, lighting, street furniture, and signage.;
          5. A building must provide windows on each floor of a façade Façade means the exterior, outward face of the building. which faces 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., park Park means land that is intended to be used by the public for active and passive recreation, or general enjoyment., 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 PPI District; and
          6. A ground-storey façade of a building that faces a surface parking lot Parking Lot means a development which provides for the access, maneuvering, and parking of vehicles., lane Lane means an alley as defined in the Traffic Safety Act, RSA 2000, c.T-6., or pedestrian walkway must provide a transparent window that provides full viewing of the area.
       2. Doors and entries
          1. All non-residential ground-storey units facing a public roadway shall have, at minimum, one direct functioning public entrance from that public roadway.
          2. Development on a corner lot Corner Lot means a lot located at the intersection of two or more public roadways, but not the intersection of a street and a rear lane, or a lot that has two public road frontages. is encouraged to have its main entrance angled to the public roadway intersection.
             1. Notwithstanding section (B), if an angled entrance is not provided, then one entrance is required on each public roadway façade.
       3. Building projections and overhead weather protection
          1. Building projections must be designed to the satisfaction of the Development Authority and have regard for the following:
             1. Balconies Balcony means an above-grade exterior platform projecting from a wall and located adjacent to an entry to a dwelling unit. shall be designed as integral components of the building and shall not project over or into amenity spaces or City property;
             2. Developments are encouraged to provide continuous overhead weather protection for pedestrians along the building frontage Building Frontage means a wall or façade on the exterior of a building which faces a public roadway, other than a lane. adjoining a public sidewalk;
             3. Overhead weather protection shall maintain a minimum 0.60 m 1.97 ft. setback from the outside edge of the curb line, in keeping with the adjacent streetscape Streetscape means the area that lies between the street curb and the building frontage of the adjacent buildings, the role of which is to define the pedestrian corridor and the distinguishing character of a particular street, including landscaping, trees, lawns, sidewalks and other surfacing, lighting, street furniture, and signage.;
             4. Overhead weather protection shall have a vertical clearance of at least 2.50 m 8.20 ft. and at most 4.00 m 13.12 ft. above the sidewalk; and
             5. If overhead weather protection or its supporting structure encroaches on City property, a written encroachment agreement is required.
       4. Exterior finishing
          1. Building exteriors shall be stamped concrete, cementitious boards or panels, exposed aggregate, stucco, vinyl siding, fibre cement siding, wood siding, glass, brick, brick veneer, natural stone, wood timber, or metal accents;
             1. Notwithstanding section (A), 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. The use of vinyl siding or metal cladding on building frontages Building Frontage means a wall or façade on the exterior of a building which faces a public roadway, other than a lane. is prohibited;
          3. The exterior finishes of buildings shall provide a variation in materials and design treatments on the ground-storey Storey means the space between the top of any floor above finished grade, and the top of the next floor above it and, if there is no floor above it, the part between the top of the floor and the ceiling above it. The bottom storey of a building located at street level is commonly referred to as the ground storey. For the purposes of calculating a storey, walkout basements are not included. or pedestal of a building, to the satisfaction of the Development Authority;
          4. In addition to the requirements of sections 3.97 through 3.102, and section 3.51, walls and fencing must be constructed of wrought iron, brick, brick veneer, or a combination thereof; and
          5. A building is encouraged to include an exterior date stamp, identifying the year of construction, visible from the public street.
       5. Signs
          1. A sign 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. in this District is encouraged to be pedestrian-oriented signage Pedestrian-Oriented Signage means a sign that is designed, scaled, and located in such a way that the primary purpose of the sign is to provide information to pedestrians and bicyclists..
14. Parking and Loading Areas
    1. Vehicle Vehicle has the same meaning as ‘motor vehicle’ as defined in the Traffic Safety Act, RSA 2000, c. T-6. access from 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. shall only be permitted if, in the opinion of the Development Authority, the proposed access:
       1. Is in compliance with City of St. Albert current Municipal Engineering Standards and The Transportation Association of Canada (TAC);
       2. Is necessary because access from a service lane Service Lane means a building access route for motor vehicles found at the rear or side of a building. is not feasible;
       3. Does not front on to St. Anne Street, St. Thomas Street, or Perron Street; and
       4. Will not interfere with the continuity of the streetscape Streetscape means the area that lies between the street curb and the building frontage of the adjacent buildings, the role of which is to define the pedestrian corridor and the distinguishing character of a particular street, including landscaping, trees, lawns, sidewalks and other surfacing, lighting, street furniture, and signage., pedestrian movement, or safety along a public street.
    2. There shall be no surface parking Parking means leaving a vehicle temporarily on a lot or site. between a building and a public street.
    3. Surface parking shall be accessed from a service lane.
    4. Notwithstanding sections (a) through (c), in the Downtown Transition Area, surface parking shall be located in the front of a development and may be accessed from a public street.
    5. Where a surface parking lot is adjacent to any public roadway Public Roadway means a road as defined in section 616 of the MGA and does not include a private roadway or highway. or open space, the lot must 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. to the satisfaction of the Development Authority.
    6. Exclusive of the Downtown Transitional Area, parking for residential uses shall be provided 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., or a parking structure Parking Structure means a building or portion thereof used for the parking of vehicles, and may be located either below, at, or above finished grade. within the development site.
       1. Notwithstanding section (f), required visitor parking stalls may be provided at grade Grade means either rough grade or finished grade, depending on the application context..
    7. A parking lot or loading area shall be a minimum of 3.00 m 9.84 ft. from the 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. when adjacent to St. Albert Trail.
    8. Parking structure
       1. The building frontage Building Frontage means a wall or façade on the exterior of a building which faces a public roadway, other than a lane. of a parking structure, when adjacent to 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., park Park means land that is intended to be used by the public for active and passive recreation, or general enjoyment., or 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., shall:
          1. Be designed to resemble a fenestrated Fenestration means the design and disposition of doors, windows, and other exterior openings of a building. building for the first 7.50 m 24.60 ft. of height;
          2. Integrate with the surrounding built form and streetscape Streetscape means the area that lies between the street curb and the building frontage of the adjacent buildings, the role of which is to define the pedestrian corridor and the distinguishing character of a particular street, including landscaping, trees, lawns, sidewalks and other surfacing, lighting, street furniture, and signage.; and
          3. Have a façade Façade means the exterior, outward face of the building. composed of high-quality materials.
15. Downtown On-Site On-Site means a location on the site which is the subject of a development. Parking Waiver
    1. Any additional parking Parking means leaving a vehicle temporarily on a lot or site. requirements necessitated by a change in use of an existing building located in the DTN District may be waived by the Development Authority.
    2. Where an existing building is being enlarged in the DTN District, additional parking requirements shall be provided only for that portion of the building being enlarged.
    3. At the discretion of the Development Authority, in the DTN district, required on-site parking for a non-residential use may be reduced by up to 30% if the development lot is within 75.00 m 246.06 ft. of the public parking lot located at 6 St. Anne Street.
       1. Notwithstanding section (c), in the DTN District, on-site parking is not required for a non-residential use if the building is directly adjacent to the public parking lot located at 6 St. Anne Street.
    4. In the DTN District, the Development Authority may, at its discretion, determine the on-site On-Site means a location on the site which is the subject of a development. parking requirements based on a parking and transportation study required under section 2.5 ‘Additional Plans and Information’ of this Bylaw.
16. Vehicle and Pedestrian Circulation
    1. In addition to the regulations in sections 3.82 ‘Emergency Access Lanes’ and 3.42 ‘Vehicle Access - General,’ the following apply:
       1. In making a determination about the design of on-site On-Site means a location on the site which is the subject of a development. motor vehicle Vehicle has the same meaning as ‘motor vehicle’ as defined in the Traffic Safety Act, RSA 2000, c. T-6. and pedestrian circulation within the DTN District, the Development Authority Development Authority has the same meaning as set out in the MGA. must ensure that motor vehicle and pedestrian routes are located and designed in a manner that provides a clearly defined, safe, efficient, and convenient circulation pattern for both vehicles and pedestrians - including barrier-free Barrier-Free means to allow proper and safe access and use of buildings, facilities, and open areas, with a proper and safe outcome for accessibility. routes. Loading bays must be located in such a manner so as to not impede the safe and efficient flow of traffic and pedestrian movement, and minimize impacts on adjacent land uses;
       2. The Development Authority may impose whatever conditions it considers necessary in order to require that the Applicant:
          1. Provide connections to parking areas and public rights-of-way adjoining a development for access to transit, services, and amenities;
          2. Provide pedestrian access to ensure a development is integrated with a surrounding area;
          3. Provide pedestrian walkways along storefronts with doors or similar openings;
          4. Separate pedestrian movements and motor vehicle traffic by delineating crosswalks with special paving or, where possible, raising crosswalks; and
          5. Construct and maintain the pedestrian walkways for use by the public.
17. Townhousing
    1. For the minimum requirements for townhousing, refer to section 3.56 ‘Dwelling (Townhouse).’