MID

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

5.17 MID - Midtown District

1. Application
   1. This section applies to the areas designated as Midtown (MID) District on the Land Use District Map, Schedule A of this Bylaw.
   2. The area designated as MID District encompasses residential areas A and B, and Mixed-Use Area C, as identified in Figure 5-8.
   3. Municipal reserves owing within the MID District will be districted Public Park (PRK) to align with the South Riel ASP Area Structure Plan (ASP) means a statutory plan, as provided for in the MGA, which provides direction through policies on future development areas..
   4. The regulations of the MID District, as described within the South Riel ASP, shall apply to Lot A, Block 1, Plan 082 8697 only, including any future revisions to this legal description based on a subdivision or condominium plan.
   5. Development of the land uses within the MID District shall comply with the provisions of this Bylaw, except as otherwise stated within the MID District - in which case the MID District shall prevail.

Figure 5-8

MID District Sub-Area

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2. Purpose
   
   The purpose of the MID District is to develop a vibrant community that includes a mixture of commercial and medium- to high-density residential land uses in a comprehensively planned neighbourhood. The MID District shall be developed as bare land or a conventional condominium. The community will feature high-quality design, a broad mix of housing forms, employment opportunities, pedestrian accessibility, and a variety of public spaces. The neighbourhood will be developed into three character areas, residential areas A and B, located north of the AltaLink right-of-way, and Mixed-Use Area C - including residential and commercial uses, located south of the AltaLink right-of-way. The transition between these character areas is expected to be seamless, and connected through various pedestrian walkways and public and private roadways Private Roadway means a vehicle thoroughfare created for the purpose of vehicular access and circulation. It may include common property pursuant to the Condominium Property Act, RSA 2000, c. C-22, or be part of a lot, subject to a mutual access agreement. Private roadways include drive aisles.. The key attributes associated with the character areas include:
   1. Residential areas A and B, which will provide a variety of housing types that are built in a compact form and have direct pedestrian accesses to community amenities;
   2. Mixed-Use Area C, which will provide high-density residential areas and commercial uses that are integrated through high-quality design. The residential uses can be in standalone forms or integrated vertically with commercial uses. The commercial uses will provide goods and services to local and surrounding neighbourhoods, as well as provide employment opportunities.
3. Permitted and Discretionary Uses - Residential Areas A and B

4. Permitted and Discretionary Uses Mixed-Use Area C

2. No non-residential use is allowed above a residential use.

5. Application Requirements
   1. In addition to the plans and information required under section 2.4, 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. 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 area designated as MID District; or
         2. If the Applicant is only developing a portion of the area designated as MID District, a site development plan showing the area to be developed and illustrating how the development will be integrated with the entire area designated as MID District;
      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;
      3. Details regarding the architectural guidelines proposed for the development, including design drawings illustrating the colour scheme and building materials;
      4. Any other studies that may be requested by the Development Authority, including one or more of the following:
         1. A traffic impact analysis that demonstrates that traffic impacts are compatible with the purpose of the MID District, and do not prejudice safety and traffic movements within the MID District or on adjacent public roadways Public Roadway means a road as defined in section 616 of the MGA and does not include a private roadway or highway.;
         2. Crime Prevention Through Environmental Design (CPTED CPTED (Crime Prevention Through Environmental Design) means the broad study and design of environments to encourage desirable behaviour and functionality, and decrease undesirable behaviour and criminal actions.) study to be submitted at the time of a Development Permit application; or
         3. A geotechnical report.
   2. Changes to an approved overall conceptual site development plan may require resubmission for review by the Development Authority.
6. Urban Design Review (External) - Area C
   1. In addition to the requirements of section 3.41 ‘Urban Design Review’ an Urban Design Review (External) Urban Design Review (External) means a preliminary review of the design and architecture of a proposed development conducted by a contracted third party or an appointed review committee. is required for any development that:
      1. Has a total building footprint greater than 2,500.00 m² 26,909.78 sq. ft.;
      2. Is greater than 28.00 m 91.86 ft. in height; or
      3. In the opinion of the Development Authority, is deemed to have a significant impact on the urban design of Area C.
7. Urban Design Review (Internal) - Area C
   1. Notwithstanding section (6)(a), if a development does not require an Urban Design Review (External) Urban Design Review (External) means a preliminary review of the design and architecture of a proposed development conducted by a contracted third party or an appointed review committee., but an Applicant wishes to receive recommendations related to urban design, they may request an Urban Design Review (Internal) Urban Design Review (Internal) means a preliminary review of the design and architecture of a proposed development, conducted by internal staff designated by the Development Authority. be completed by staff designated by the Development Authority, prior to submission of an application.
8. Performance Standards
   1. In addition to the Urban Design Review Recommendations Report, all applications shall be considered with regard to the following Performance Standards:
      1. Site design contribution to 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 the character of the area;
      2. Appropriate location of uses to support active streetscape;
      3. High-quality building design integrated with streetscape and surrounding buildings;
      4. Pedestrian orientation; and
      5. Well-designed amenity areas Amenity Area means any portion of a development site intended for active or passive recreation, including landscaped areas, patios, and balconies..
9. Site Density
   1. The site density Site Density means the number of dwelling units per hectare of site area. for the MID District is as follows:
      1. The minimum site density shall be 40 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. per net hectare to a maximum of 54 dwelling units per net hectare for residential Area A;
      2. The minimum site density shall be 40 dwelling units per net hectare to a maximum of 94 dwelling units per net hectare for residential Area B;
      3. The minimum site density shall be 120 dwelling units per net hectare to a maximum of 250 dwelling units per net hectare for Mixed-Use Area C; and
      4. Notwithstanding sections (i) through (iii), the overall density for the MID District shall be 81 dwelling units per net hectare.
10. Site Density Bonus
    1. Notwithstanding section (9)(a)(iii), the maximum site density Site Density means the number of dwelling units per hectare of site area. may exceed 250 dwelling units per net hectare in Area C, 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;
       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.; and
       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. 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 incorporated into dwelling units and the exterior feature of the site; or
          6. Indoor or outdoor common amenity areas Amenity Area means any portion of a development site intended for active or passive recreation, including landscaped areas, patios, and balconies., in addition to the minimum required common and private amenity areas, 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
11. Amenity Area (Private)
    1. Each dwelling unit 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. must be provided with at least one of the following forms of an amenity area (private) 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.:
       1. A deck Deck means a raised platform, normally attached to a dwelling unit, which projects beyond the principal building, including balconies. or balcony Balcony means an above-grade exterior platform projecting from a wall and located adjacent to an entry to a dwelling unit.;
       2. A patio Patio means an at-grade concrete slab or other hard surface that adjoins a dwelling unit for the purpose of outdoor gatherings. or yard; or
       3. A recessed balcony or sunroom enclosed with exterior windows.
    2. An amenity area (private) must be located next to a habitable room Habitable Room means a bedroom, dining room, family room, or living room..
    3. An amenity area (private) must have a minimum area of 4.00 m² 43.06 sq. ft..
    4. An amenity area (private), at ground level and adjacent to public areas, must have a landscape buffer Landscape Buffer means a landscaped area with dense landscaping, intended to separate and screen adjacent differing land uses. at least 1.00 m 3.28 ft. wide or a fence Fence means a vertical physical barrier constructed to provide visual screening or to enclose a lot or site. with a minimum height of 1.20 m 3.94 ft..
    5. Notwithstanding the requirements of sections (a) through (d):
       1. Up to 25% of the required amenity area (private) 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. may be substituted for an on-site On-Site means a location on the site which is the subject of a development. 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. that is accessible to all residents, at the discretion of the Development Authority, for all dwelling units except supportive living accommodation Supportive Living Accommodation means a development, in a multiple-dwelling or sleeping-unit form, that provides residents with access to on-site professional care and daily living support, and is recognized, authorized, licensed, or certified by a public authority.; and
       2. Up to 100% of the required amenity area (private) may be substituted for an on-site amenity area (common) that is accessible to all residents, at the discretion of the Development Authority, for supportive living accommodation.
    6. Balconies Balcony means an above-grade exterior platform projecting from a wall and located adjacent to an entry to a dwelling unit. and decks Deck means a raised platform, normally attached to a dwelling unit, which projects beyond the principal building, including balconies. must be located at least 1.00 m 3.28 ft. from:
       1. All property lines 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. A roadway;
       3. A common or visitor parking stall; and
       4. A common walkway, except that portion of the walkway that provides direct access to the building.
    7. Notwithstanding the provisions under section (f), a deck may be developed to a 0.00 m 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. along the centre line of the common firewalls on a dwelling (duplex) Dwelling (Duplex) means a single building on a single lot containing two dwelling units, each with a separate direct entrance from the exterior and one or more habitable rooms above finished grade. This use does not include dwelling (semi-detached)., dwelling (semi-detached) Dwelling (Semi-Detached) means a single building containing two side-by-side dwelling units, each with its own title and direct connection to finished grade, and separated from each other by a party wall extending from foundation to roof, which is designed and constructed as two dwellings at the time of initial construction of the building. This use does not include dwelling (duplex)., and dwelling (townhouse) Dwelling (Townhouse) means a building comprised of three or more dwelling units, where each unit has a separate, direct entrance from the exterior to grade, and includes dwelling (townhouse-single), dwelling (townhouse-plex), and dwelling (townhouse-complex). Typical examples include back-to-back townhouses, stacked townhouses, and street-oriented townhouses..
12. Amenity Area (Common)
    1. The MID District shall provide an outdoor 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. as follows:
       1. Areas A, B, and C shall each provide at least two amenity area (common) spaces;
       2. Amenity area (common) may include:
          1. A rooftop amenity area or rooftop garden, not less than 30.00 m² 322.91 sq. ft.;
          2. A balcony Balcony means an above-grade exterior platform projecting from a wall and located adjacent to an entry to a dwelling unit. or terraced balcony, not less than 30.00 m² 322.91 sq. ft.;
          3. An at-grade Grade means either rough grade or finished grade, depending on the application context. amenity area, including a common garden area, not less than 30.00 m² 322.91 sq. ft.; or
          4. Some other amenity area (common), including an interior amenity area not less than 30.00 m² 322.91 sq. ft., which is common to and accessible by all residents, excluding parking Parking means leaving a vehicle temporarily on a lot or site. lots and pedestrian walkways;
       3. Each amenity area (common) shall have a minimum area of 500.00 m² 5,381.96 sq. ft., excluding parking lots and pedestrian walkways;
       4. Each amenity area (common) shall have a minimum width of 6.00 m 19.65 ft. at its narrowest point;
       5. The amenity area (common) shall not be 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.;
       6. The amenity area (common) required under section (11) is in addition to an amenity area (common) that may be provided under section (10)(e); and
       7. The Development Authority Development Authority has the same meaning as set out in the MGA. may, at its discretion, vary the requirements of sections (ii) and (iii) above, taking into account site constraints, adjacent uses, and urban design considerations.
13. Walkways
    1. All common walkways shall have a minimum width of 1.50 m 4.92 ft., except that portion of the walkway that provides direct access to the building.
14. Lot Width
    1. For residential bare land condominium development:
       1. When vehicular access is provided from the front:
          1. The minimum lot width Lot Width means the distance between the side property lines, as measured along the minimum front yard building setback, unless otherwise specified in this Bylaw. for a dwelling (duplex) Dwelling (Duplex) means a single building on a single lot containing two dwelling units, each with a separate direct entrance from the exterior and one or more habitable rooms above finished grade. This use does not include dwelling (semi-detached). is:
             1. 11.00 m 36.09 ft. on an interior lot Interior Lot means any lot other than a corner lot.;
             2. 15.80 m 51.84 ft. 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.; and
          2. The minimum lot width for a dwelling (semi-detached) Dwelling (Semi-Detached) means a single building containing two side-by-side dwelling units, each with its own title and direct connection to finished grade, and separated from each other by a party wall extending from foundation to roof, which is designed and constructed as two dwellings at the time of initial construction of the building. This use does not include dwelling (duplex). is:
             1. 5.50 m 18.04 ft. per dwelling unit on an interior lot;
             2. 10.30 m 33.79 ft. per dwelling unit on a corner lot; and
          3. The minimum lot width for dwelling (townhouse-complex) Dwelling (Townhouse-Complex) means a development comprised of one or more buildings, each containing three or more dwelling units, all on a lot, where each unit has a separate, direct entrance from the exterior to grade.  No dwelling (townhouse-complex) shall have less than five dwelling units total. This use may also include stacked townhousing, or a development of a mixed form, including townhousing incorporated with a dwelling (apartment) or dwelling unit above a non-residential use.   is:
             1. 4.30 m 14.11 ft. per townhouse (interior unit) Townhouse (Interior Unit) means a dwelling unit forming part of a townhouse building, which is not a townhouse (end unit).;
             2. 5.50 m 18.04 ft. per townhouse (end unit) Townhouse (End Unit) means the last dwelling unit forming the end of a townhouse building. on an interior lot;
             3. 10.30 m 33.79 ft. per townhouse (end unit) on a corner lot; and
       2. When vehicular access is provided from the rear:
          1. The minimum lot width Lot Width means the distance between the side property lines, as measured along the minimum front yard building setback, unless otherwise specified in this Bylaw. for a dwelling (duplex) Dwelling (Duplex) means a single building on a single lot containing two dwelling units, each with a separate direct entrance from the exterior and one or more habitable rooms above finished grade. This use does not include dwelling (semi-detached). is:
             1. 14.70 m 48.23 ft. on an interior lot Interior Lot means any lot other than a corner lot.; and
             2. 19.50 m 63.98 ft. 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.;
          2. The minimum lot width for a dwelling (semi-detached) Dwelling (Semi-Detached) means a single building containing two side-by-side dwelling units, each with its own title and direct connection to finished grade, and separated from each other by a party wall extending from foundation to roof, which is designed and constructed as two dwellings at the time of initial construction of the building. This use does not include dwelling (duplex). is:
             1. 7.40 m 24.28 ft. per dwelling unit on an interior lot;
             2. 12.20 m 40.03 ft. per dwelling unit on a corner lot; and
          3. The minimum lot width for a dwelling (townhouse-complex) Dwelling (Townhouse-Complex) means a development comprised of one or more buildings, each containing three or more dwelling units, all on a lot, where each unit has a separate, direct entrance from the exterior to grade.  No dwelling (townhouse-complex) shall have less than five dwelling units total. This use may also include stacked townhousing, or a development of a mixed form, including townhousing incorporated with a dwelling (apartment) or dwelling unit above a non-residential use.   is:
             1. 6.20 m 20.34 ft. per townhouse (interior unit) Townhouse (Interior Unit) means a dwelling unit forming part of a townhouse building, which is not a townhouse (end unit).;
             2. 7.40 m 24.28 ft. per townhouse (end unit) Townhouse (End Unit) means the last dwelling unit forming the end of a townhouse building. on an interior lot; and
             3. 12.20 m 40.03 ft.per townhouse (end unit) on a corner lot.
15. Lot Depth
    1. For residential bare land condominium development, the minimum 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. is:
       1. 16.00 m 52.49 ft. when vehicular access is provided from the front for a:
          1. Dwelling (duplex) Dwelling (Duplex) means a single building on a single lot containing two dwelling units, each with a separate direct entrance from the exterior and one or more habitable rooms above finished grade. This use does not include dwelling (semi-detached).;
          2. Dwelling (semi-detached) Dwelling (Semi-Detached) means a single building containing two side-by-side dwelling units, each with its own title and direct connection to finished grade, and separated from each other by a party wall extending from foundation to roof, which is designed and constructed as two dwellings at the time of initial construction of the building. This use does not include dwelling (duplex).; and
          3. Dwelling (townhouse-complex) Dwelling (Townhouse-Complex) means a development comprised of one or more buildings, each containing three or more dwelling units, all on a lot, where each unit has a separate, direct entrance from the exterior to grade.  No dwelling (townhouse-complex) shall have less than five dwelling units total. This use may also include stacked townhousing, or a development of a mixed form, including townhousing incorporated with a dwelling (apartment) or dwelling unit above a non-residential use.  ; and
    2. 12.00 m 39.37 ft. when vehicular access is provided from a rear lane Lane means an alley as defined in the Traffic Safety Act, RSA 2000, c.T-6. for a:
       1. Dwelling (duplex);
       2. Dwelling (semi-detached); and
       3. Dwelling (townhouse-complex).
16. Lot Coverage
    1. The maximum lot coverage Lot Coverage means the percentage of the lot area covered by buildings. for bare land condominium development is:
       1. 58% for a dwelling (duplex); dwelling (semi-detached); and townhouse (end unit) Townhouse (End Unit) means the last dwelling unit forming the end of a townhouse building.; and
       2. 70% for a townhouse (interior unit) Townhouse (Interior Unit) means a dwelling unit forming part of a townhouse building, which is not a townhouse (end unit)..
17. Lot Frontage
    1. The minimum lot frontage Lot Frontage means the width of a lot or site at the front property line adjoining a public roadway. is 25.00 m 82.02 ft. for:
       1. Conventional condominium development;
       2. Dwelling (apartment) Dwelling (Apartment) means a building containing three or more principal dwelling units with a common entrance from the exterior.; and
       3. Dwelling Unit above a non-residential use Dwelling Unit Above a Non-Residential Use means a dwelling unit, located in a mixed-use building, which is located above any non-residential use..
18. Lot Area
    1. The minimum lot area Lot Area means the area of a lot, including any area dedicated to an easement or a right-of-way, as shown on a plan of subdivision or described in a copy of a certificate of title. is 0.075 ha 0.19 acres for:
       1. Conventional condominium development;
       2. Dwelling (apartment); and
       3. Mixed-use building Mixed-Use Building means the development of a building with a variety of complementary and integrated uses, which includes a residential component and a non-residential component, in a compact, urban form. The non-residential component may include office, retail, government service, restaurant, or entertainment in a compact urban form..
19. Building Height
    1. The maximum height of a principal building:
       1. Dwelling (duplex) Dwelling (Duplex) means a single building on a single lot containing two dwelling units, each with a separate direct entrance from the exterior and one or more habitable rooms above finished grade. This use does not include dwelling (semi-detached). and dwelling (semi-detached) Dwelling (Semi-Detached) means a single building containing two side-by-side dwelling units, each with its own title and direct connection to finished grade, and separated from each other by a party wall extending from foundation to roof, which is designed and constructed as two dwellings at the time of initial construction of the building. This use does not include dwelling (duplex)., is 15.00 m 49.21 ft.;
       2. Dwelling (townhouse-complex) Dwelling (Townhouse-Complex) means a development comprised of one or more buildings, each containing three or more dwelling units, all on a lot, where each unit has a separate, direct entrance from the exterior to grade.  No dwelling (townhouse-complex) shall have less than five dwelling units total. This use may also include stacked townhousing, or a development of a mixed form, including townhousing incorporated with a dwelling (apartment) or dwelling unit above a non-residential use.  , is 18.00 m 59.06 ft.;
       3. Dwelling (apartment) Dwelling (Apartment) means a building containing three or more principal dwelling units with a common entrance from the exterior. (Area B only), is 18.00 m 59.06 ft.; and
       4. Dwelling (apartment), mixed-use building (Area C only), or non-residential building, is 25.00 m 82.02 ft..
    2. Notwithstanding section (a), at the discretion of the Development Authority Development Authority has the same meaning as set out in the MGA., the maximum building height may be increased up to 35.00 m 114.83 ft. if a development provides at least two of the following:
       1. Superior or innovative building style;
       2. High-quality exterior finishing including, brick, brick veneer, wood, natural stone, tinted or textural concrete, glass, or concrete masonry units;
       3. A distinct building base or podium with a 3.00 m 9.84 ft. minimum step-back Step-Back means a horizontal recess to a building façade from the vertical façade immediately below it. provided for upper floors, measured from the building face of the podium, with consideration for the transitions between adjacent building designs and heights;
       4. Green building products or technologies that reduce the carbon footprint or increase energy efficiency;
       5. Peaked roof; or
       6. 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..
20. Residential Bare Land Condominium Setbacks
    1. For a residential bare land condominium development of dwelling (duplex) Dwelling (Duplex) means a single building on a single lot containing two dwelling units, each with a separate direct entrance from the exterior and one or more habitable rooms above finished grade. This use does not include dwelling (semi-detached).; dwelling (semi-detached) Dwelling (Semi-Detached) means a single building containing two side-by-side dwelling units, each with its own title and direct connection to finished grade, and separated from each other by a party wall extending from foundation to roof, which is designed and constructed as two dwellings at the time of initial construction of the building. This use does not include dwelling (duplex).; and dwelling (townhouse-complex) Dwelling (Townhouse-Complex) means a development comprised of one or more buildings, each containing three or more dwelling units, all on a lot, where each unit has a separate, direct entrance from the exterior to grade.  No dwelling (townhouse-complex) shall have less than five dwelling units total. This use may also include stacked townhousing, or a development of a mixed form, including townhousing incorporated with a dwelling (apartment) or dwelling unit above a non-residential use.  :
       1. The minimum front 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:
          1. 3.00 m 9.84 ft. when vehicular access is provided from the rear;
          2. 6.00 m 19.65 ft. when vehicular access is provided from the front;
          3. 6.00 m 19.65 ft. when development is fronting LeClair Way, Levasseur Road, and Riel Drive; and
          4. The projection shall not span the entire width of the dwelling;
       2. Notwithstanding section (i), for development fronting LeClair Way, Levasseur Road, and Riel Drive, a covered stairway which only serves to provide direct access to the dwelling may project up to 2.50 m 8.20 ft. into the minimum required 6.00 m 19.65 ft. front yard setback;
       3. The minimum side yard building setback is:
          1. 0.00 m to the centre line of the interior common firewalls;
          2. 1.20 m 3.94 ft. to the outside of the exterior wall on an interior lot Interior Lot means any lot other than a corner lot.; and
          3. 2.40 m 7.87 ft. to the outside of the exterior wall 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.;
       4. 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. is:
          1. 1.50 m 4.92 ft. when vehicular access is provided from a rear lane Lane means an alley as defined in the Traffic Safety Act, RSA 2000, c.T-6.;
          2. 3.00 m 9.84 ft. when vehicular access is provided from the front; and
          3. 0.00 m for a back-to-back dwelling (townhouse-complex) Dwelling (Townhouse-Complex) means a development comprised of one or more buildings, each containing three or more dwelling units, all on a lot, where each unit has a separate, direct entrance from the exterior to grade.  No dwelling (townhouse-complex) shall have less than five dwelling units total. This use may also include stacked townhousing, or a development of a mixed form, including townhousing incorporated with a dwelling (apartment) or dwelling unit above a non-residential use.  ; and
       5. Notwithstanding section (iii), a development without an attached garage Garage means a building that is intended to provide parking for vehicles, is enclosed on all sides, and may either be attached to or detached from the principal building. and no lane must have a minimum side yard building setback of
21. Residential Conventional Condominium Setbacks
    1. For a residential conventional condominium development of dwelling (duplex) Dwelling (Duplex) means a single building on a single lot containing two dwelling units, each with a separate direct entrance from the exterior and one or more habitable rooms above finished grade. This use does not include dwelling (semi-detached). and dwelling (semi-detached) Dwelling (Semi-Detached) means a single building containing two side-by-side dwelling units, each with its own title and direct connection to finished grade, and separated from each other by a party wall extending from foundation to roof, which is designed and constructed as two dwellings at the time of initial construction of the building. This use does not include dwelling (duplex).:
       1. 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. from a 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. to the exterior of the front wall of a building is:
          1. 3.00 m 9.84 ft. when vehicular access is provided from a rear lane Lane means an alley as defined in the Traffic Safety Act, RSA 2000, c.T-6.;
          2. 6.00 m 19.65 ft. when vehicular access is provided from the front;
          3. 6.00 m 19.65 ft. when development is fronting LeClair Way, Levasseur Road, and Riel Drive; and
          4. The projection shall not span the entire width of the dwelling;
       2. Notwithstanding section (i), for development fronting LeClair Way, Levasseur Road, and Riel Drive, a covered stairway which only serves to provide direct access to the dwelling may project up to 2.50 m 8.20 ft. into the minimum required 6.00 m 19.65 ft. front yard setback;
       3. The minimum setback from the exterior of the side wall of a building is:
          1. 0.00 m to the centre line of the interior common firewalls;
          2. 1.20 m 3.94 ft. to the outside of the exterior wall on an interior lot Interior Lot means any lot other than a corner lot.; and
          3. 2.40 m 7.87 ft. to the outside of the exterior wall 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.; and
       4. 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. from the exterior of the rear wall of a building is:
          1. 1.50 m 4.92 ft. when vehicular access is provided from a rear lane Lane means an alley as defined in the Traffic Safety Act, RSA 2000, c.T-6.;
          2. 3.00 m 9.84 ft. when vehicular access is provided from the front; and
          3. 0.00 m for back-to-back dwelling (townhouse-complex) Dwelling (Townhouse-Complex) means a development comprised of one or more buildings, each containing three or more dwelling units, all on a lot, where each unit has a separate, direct entrance from the exterior to grade.  No dwelling (townhouse-complex) shall have less than five dwelling units total. This use may also include stacked townhousing, or a development of a mixed form, including townhousing incorporated with a dwelling (apartment) or dwelling unit above a non-residential use.  .
22. Residential Setbacks Adjoining A Public Roadway
    1. For a dwelling (duplex) Dwelling (Duplex) means a single building on a single lot containing two dwelling units, each with a separate direct entrance from the exterior and one or more habitable rooms above finished grade. This use does not include dwelling (semi-detached)., dwelling (semi-detached) Dwelling (Semi-Detached) means a single building containing two side-by-side dwelling units, each with its own title and direct connection to finished grade, and separated from each other by a party wall extending from foundation to roof, which is designed and constructed as two dwellings at the time of initial construction of the building. This use does not include dwelling (duplex)., and dwelling (townhouse-complex) - 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. - the side of the lot that adjoins a flanking public roadway Public Roadway means a road as defined in section 616 of the MGA and does not include a private roadway or highway. must have a minimum side yard building setback of:
       1. 6.00 m 19.65 ft. from the edge of the sidewalk nearest 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. to the face of the garage Garage means a building that is intended to provide parking for vehicles, is enclosed on all sides, and may either be attached to or detached from the principal building., where a garage faces the flanking public roadway, excluding a lane Lane means an alley as defined in the Traffic Safety Act, RSA 2000, c.T-6.; or
       2. 6.00 m 19.65 ft. from the closest edge of the roadway where there is no sidewalk to the face of the garage, where a garage faces the flanking public roadway, excluding a lane.
23. Apartment Or Mixed-Use Building Setback
    1. For a dwelling (apartment) Dwelling (Apartment) means a building containing three or more principal dwelling units with a common entrance from the exterior. or mixed-use building Mixed-Use Building means the development of a building with a variety of complementary and integrated uses, which includes a residential component and a non-residential component, in a compact, urban form. The non-residential component may include office, retail, government service, restaurant, or entertainment in a compact urban form.:
       1. The minimum front 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 3.00 m 9.84 ft.;
       2. The minimum side yard building setback is 3.00 m 9.84 ft.; and
       3. The minimum rear yard building setback is 3.00 m 9.84 ft..
24. Site Density Bonus Setback
    1. Notwithstanding sections (20), (22), and (23) for developments in Area C subject to the site density Site Density means the number of dwelling units per hectare of site area. bonus of this District, the Development Authority may determine the minimum building setbacks, taking into account adjacent uses.
25. Non-Residential Building Setback
    1. For a stand-alone, non-residential or commercial building:
       1. The minimum front 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 3.00 m 9.84 ft.;
       2. The minimum side yard building setback is 3.00 m 9.84 ft.; and
       3. The minimum rear yard building setback is 3.00 m 9.84 ft..
26. Building Separation Distance
    1. The minimum separation distance Separation Distance means an open space around dwellings, separating them from adjacent buildings or activities, and providing daylight, ventilation, and privacy. Separation distance is not a front yard building setback, side yard building setback, or rear yard building setback as defined herein. for residential buildings in areas A and B is:
       1. 10.00 m 32.81 ft. between the exterior of the front or rear wall of each building and any separate wall of any other building;
       2. 2.40 m 7.87 ft. between the exterior side wall of each building and the exterior side wall of any other building, unless a greater separation is required by the Development Authority;
       3. 1.50 m 4.92 ft. between a building and:
          1. A roadway;
          2. A common or visitor parking stall;
       4. 1.00 m 3.28 ft. between a building and a common walkway, except that portion of the walkway that provides direct access to the building; and
       5. 1.50 m 4.92 ft. between a principal building Principal Building means a building that accommodates the principal use of a lot or site. and an accessory Accessory means subordinate, incidental to, and exclusively devoted to a principal use or principal building. building, except for a common amenity building which has a minimum separation distance of 2.40 m 7.87 ft..
    2. The minimum separation distance Separation Distance means an open space around dwellings, separating them from adjacent buildings or activities, and providing daylight, ventilation, and privacy. Separation distance is not a front yard building setback, side yard building setback, or rear yard building setback as defined herein. for a dwelling (apartment) Dwelling (Apartment) means a building containing three or more principal dwelling units with a common entrance from the exterior., mixed-use building Mixed-Use Building means the development of a building with a variety of complementary and integrated uses, which includes a residential component and a non-residential component, in a compact, urban form. The non-residential component may include office, retail, government service, restaurant, or entertainment in a compact urban form., or a non-residential building in Area C is:
       1. 7.50 m 24.60 ft. between the exterior wall of a dwelling (apartment), mixed-use building, or non-residential building and any separate wall of any other dwelling (apartment), mixed-use building, or non-residential building;
       2. 1.50 m 4.92 ft. between a principal building and an accessory Accessory means subordinate, incidental to, and exclusively devoted to a principal use or principal building. building, except for a common amenity building which has a minimum separation distance of 2.40 m 7.87 ft.;
       3. 3.00 m 9.84 ft. between the exterior wall of a dwelling (apartment) or mixed-use building and:
          1. A roadway;
          2. A common or visitor parking stall; and
          3. A common walkway, except that portion of the walkway that provides direct access to the building.
27. Design, Character, and Appearance of Buildings
    1. In addition to the requirements 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:
       1. No building façade Façade means the exterior, outward face of the building. shall exceed 60.00 m 196.85 ft. in length;
          1. Notwithstanding section (i), at the discretion of the Development Authority, a building may exceed 60.00 m 196.85 ft. in length, to a maximum of 90.00 m 295.28 ft., if the building provides a public pedestrian walkthrough or frontage break along the ground floor;
       2. To reduce building massing Building Mass means the height, width, and depth of a building., building façade(s) shall be articulated by a combination of recesses, entrances, windows, projections, change in building materials, colours, roof design, or physical breaks in building mass, to create attractive streetscapes 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 interfaces at the discretion of the Development Authority. A continuous building façade without recess, balcony Balcony means an above-grade exterior platform projecting from a wall and located adjacent to an entry to a dwelling unit., or other form of articulation shall not exceed 15.00 m 49.21 ft. in horizontal direction;
       3. 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 (iii), alternative building materials may be considered if, in the opinion of the Development Authority, the proposed materials meet the overall character of the District;
       4. Building massing must respect the existing topography of the site by terracing the building where appropriate;
       5. Rooftop mechanical equipment 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. on all sides, to the satisfaction of the Development Authority;
       6. Walls, including retaining walls Retaining Wall means a wall structure which supports and contains the ground on a site. for general 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., amenity area (private) 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. and 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., and perimeter walls must be constructed or finished in a similar material and colour to that used for the principal building Principal Building means a building that accommodates the principal use of a lot or site. exterior, at the discretion of the Development Authority;
       7. All exterior pedestrian entrances to a dwelling (apartment) Dwelling (Apartment) means a building containing three or more principal dwelling units with a common entrance from the exterior. or dwelling unit above a non-residential use Dwelling Unit Above a Non-Residential Use means a dwelling unit, located in a mixed-use building, which is located above any non-residential use. must have overhead weather protection; and
       8. The principal pedestrian entrance to a dwelling (apartment) or dwelling unit above a non-residential use must have 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. access.
28. Parking
    1. This District shall comply with Part 4: Parking.
       1. Notwithstanding the on-site On-Site means a location on the site which is the subject of a development. parking Parking means leaving a vehicle temporarily on a lot or site. requirements in sections 4.3 ‘Residential On-Site Parking Requirements’ and 4.6 ‘Non-Residential On-Site Parking Requirements,’ on-site parking shall be provided as follows:

9. If a calculation under sections (b) through (h) results in a fractional number, the number shall be rounded upwards to the next whole number.
10. Notwithstanding section 4.11 ‘Parking Stall and Drive Aisle Requirements,’ parking spaces and drive aisles shall meet the following criteria:
    1. A parking stall must be a minimum of 2.60 m 8.53 ft. wide and 5.80 m 19.03 ft. deep;
    2. A parallel parking stall shall be a minimum 2.60 m 8.53 ft. wide and 7.00 m 22.97 ft. deep; and
    3. A drive aisle must be a minimum of 7.30 m 23.95 ft. wide for two-way traffic.
11. Notwithstanding section (j)(iii), the Development Authority may reduce the minimum width of a drive aisle for parking spaces provided at an angle or for one-way drive aisles.
12. Required parking stalls for all residential uses that are provided in a private driveway or garage Garage means a building that is intended to provide parking for vehicles, is enclosed on all sides, and may either be attached to or detached from the principal building. may be located in tandem, with no more than two of the total required parking spaces in tandem.
13. Small-car parking spaces may comprise a maximum of 20% of required parking for a dwelling (apartment) Dwelling (Apartment) means a building containing three or more principal dwelling units with a common entrance from the exterior. and mixed-use building Mixed-Use Building means the development of a building with a variety of complementary and integrated uses, which includes a residential component and a non-residential component, in a compact, urban form. The non-residential component may include office, retail, government service, restaurant, or entertainment in a compact urban form. only.

29. Vehicle Access
    1. There shall be no residential vehicular access onto roadways designated as neighbourhood, connector, or crosstown.
    2. Where a rear lane Lane means an alley as defined in the Traffic Safety Act, RSA 2000, c.T-6. is provided, vehicular Vehicle has the same meaning as ‘motor vehicle’ as defined in the Traffic Safety Act, RSA 2000, c. T-6. access shall only be provided from the lane, except for front-back semi-detached, or front-back duplex products where one dwelling unit 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. has vehicular access from the lane, and the other has vehicular access from the roadway.