Part 5 - Land Use Districts / Special Districts
FUD
This part outlines specific regulation that applies to the City’s Land Use Districts.
5.24 FUD - Future Urban Development District
- Application
This section applies to the areas designated as Future Urban Development (FUD) District on the Land Use District Map, Schedule A of this Bylaw. - Purpose
The purpose of the FUD District is to control land areas which are undeveloped or developed to low intensity, which may include agricultural and rural land use activities of a limited nature, and to ensure their orderly transformation to future urban expansion or intensification of development. - Discretionary Uses
| Discretionary Uses | |
|---|---|
| (i) | a) Agriculture (General) means the cultivation of soil for the growing of a crop or the raising of livestock, but does not include agriculture (intensive) or topsoil processing and sales. |
| (ii) | a) Agriculture Accessory Building means a building associated with an agricultural use on the lot on which it is located that is used for the housing of livestock, the storage of farm produce or livestock feed, or the storage and maintenance of agricultural machinery, including a grain bin or silo for the storage of on-farm produced crops, not including a building used for dwelling. |
| (iii) | a) Animal Grooming means a development entirely located within an enclosed building for the grooming of a domestic pet. This does not include animal service. |
| (iv) | a) Animal Service means a development primarily located within an enclosed building used for the accommodation, boarding, breeding, impoundment, training, and sale of a domestic pet, not including agriculture (intensive), animal grooming, or animal health. |
| (v) | a) Community Garden means an area on a whole site or part of a site where flowers, vegetables, or fruit are cultivated for consumption or distribution on a not-for-profit basis. |
| (vi) | a) Congregate Housing (Level Two) means a group of seven to 10 individuals living together communally in a dwelling (single detached). This does not include congregate housing (level one), short-term rentals, or boarding houses. |
| (vii) | a) Construction Service means a development used to provide landscaping, electrical, plumbing, heating, painting, woodworking, or similar contractor services to households or to general contractors. This use does not include equipment rental. |
| (viii) | a) Dugout means a development where earth, rock, concrete, or other material is removed in order to retain water for household, landscaping, stormwater management, or general agricultural uses, including a borrow pit, but not including a lagoon for wastewater. |
| (ix) | a) Dwelling (Single-Detached) means a building comprised of one dwelling unit on a site separated by open space from any development on an adjoining site. This does not include a dwelling (manufactured home). |
| (x) | a) Greenhouse and Plant Nursery means a development used for the growing, storage, and sale of vegetables or landscaping plants, either in a greenhouse or garden, and for the storage and sale of related gardening goods and equipment. |
| (xi) | a) Group Home means a development consisting of the use of a residential dwelling for care and supervision of occupants. A group home is intended to provide room and board for occupants requiring specialized or personal care, guidance, or supervision. The residential character of the development shall be primary, with the occupants living together as a single housekeeping group, and using cooking facilities shared in common. This does not include transitional accommodation. |
| (xii) | a) Home-Based Business (Level Two) means an Accessory Development in a dwelling unit or an accessory building, for a business that is operated by a permanent resident of the dwelling unit, and may include one employee who does not reside on the property. This use does not include animal service, automotive (service), automotive specialty, fleet service, or a dry cleaner. |
| (xiii) | a) Home-Based Business (Level Three) means an Accessory Development in a dwelling unit or an accessory building, for a business that is operated by a permanent resident of the dwelling unit, which may have four employees who do not reside on the property, with limited outdoor storage. Typical activities include contractor services, landscape supplies, commercial vehicle parking, automotive and auto body repair, and on-site light fabrication. |
| (xiv) | a) Public Utility Building means a development in which the owner or operator of a public utility maintains or houses any operation in connection with the distribution of a public utility, but does not include any development for the production of electric power or gas. |
| (xv) | a) Recreation (Outdoor) means a development used for outdoor sports or recreation. Typical development includes a picnic area, playground, pedestrian and bicycle trail, boating facility, swimming pool, spray park, golf course, athletic field, rink, or court. |
| (xvi) | a) Religious Assembly means a development used for worship and related religious, philanthropic, or social activities, and includes accessory rectories, manses, meeting rooms, and food preparation and service facilities. Typical uses include churches, chapels, mosques, temples, synagogues, parish halls, convents, or monasteries. |
| (xvii) | a) Secondary Suite (Garage) means an accessory secondary dwelling unit located above a detached garage and having an entrance separate from the vehicle entrance to the garage. A secondary suite (garage) is only allowed in conjunction with a dwelling (single detached), dwelling (semi-detached), or dwelling (duplex). This use does not include a secondary suite (internal) or secondary suite (garden). |
| (xviii) | a) Secondary Suite (Garden) means a single-storey, accessory, secondary dwelling unit that is located in a building separate from the principal dwelling. A secondary suite (garden) is only allowed in conjunction with a dwelling (single-detached), dwelling (semi-detached), or dwelling (duplex). This use does not include a secondary suite (internal) or a secondary suite (garage). |
| (xix) | a) Secondary Suite (Internal) means an accessory secondary dwelling unit that is located within a dwelling (single detached), dwelling (semi-detached), or dwelling (duplex). A secondary suite (internal) may include the development or conversion of a basement, where a portion of the suite is located below finished grade. This use does not include a secondary suite (garage) or secondary suite (garden). |
| (xx) | a) Sod Farm means a commercial farm growing sod through seeding and stripping of topsoil, and selling the final product. |
| (xxi) | a) Topsoil Processing and Sales means the act of stripping and refining raw soil for reuse as topsoil, and may include processing, stockpiling, and sales of soil. |
| (xxii) | a) Accessory means subordinate, incidental to, and exclusively devoted to a principal use or principal building. Development to any Discretionary Use |
- Use Regulations
- Each of the land uses listed in the following table shall comply with the regulations set out for that use in the applicable District as follows:
| Land Use | Applicable District | |
|---|---|---|
| (i) | Animal Service means a development primarily located within an enclosed building used for the accommodation, boarding, breeding, impoundment, training, and sale of a domestic pet, not including agriculture (intensive), animal grooming, or animal health. | ICS |
| (ii) | Construction Service means a development used to provide landscaping, electrical, plumbing, heating, painting, woodworking, or similar contractor services to households or to general contractors. This use does not include equipment rental. | ICS |
| (iii) | Dwelling (Single-Detached) means a building comprised of one dwelling unit on a site separated by open space from any development on an adjoining site. This does not include a dwelling (manufactured home). | LDR |
| (iv) | Public Utility Building means a development in which the owner or operator of a public utility maintains or houses any operation in connection with the distribution of a public utility, but does not include any development for the production of electric power or gas. | PPI |
| (v) | Religious Assembly means a development used for worship and related religious, philanthropic, or social activities, and includes accessory rectories, manses, meeting rooms, and food preparation and service facilities. Typical uses include churches, chapels, mosques, temples, synagogues, parish halls, convents, or monasteries. | PPI |
| (vi) | Regulations for all other uses not listed in section (a), but listed in section (3), will be at the discretion of the Development Authority has the same meaning as set out in the MGA.. | |
- Notwithstanding section (a), the Development Authority may refer to a corresponding conventional District or any part of the Land Use Bylaw to determine land use regulations that may be applied to a prospective 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..
- The Development Authority may refer to a corresponding conventional Land Use District, or any part of the Land Use Bylaw, to determine development regulations that may be applied to a Development Permit referenced in section (vi).
- Subdivision Regulations
- Multi-lot residential subdivision (greater than one additional lot per quarter section) shall be prohibited.
- Notwithstanding section (a), multi-lot residential subdivisions (greater than one additional lot per quarter section) are permitted in accordance with the applicable Area Structure Plan (ASP) means a statutory plan, as provided for in the MGA, which provides direction through policies on future development areas., Area Redevelopment Plan (ARP) means a statutory plan, in accordance with the MGA, which provides direction through policies on the redevelopment of existing areas., or Neighbourhood Plan (NP) means a non-statutory plan whose plan area must be located within an approved Area Structure Plan..
- Multi-lot residential subdivision (greater than one additional lot per quarter section) shall be prohibited.
- Development Regulations
- The Development Authority shall not approve a Discretionary Use that would prejudice the future subdivision, servicing, or development of the subject lands for future urban expansion or intensification development.
- The Development Authority may specify the length of time a use is permitted in the FUD District, having regard for the subdivision, staging, and development of the subject lands for urban expansion or intensification.
- Dwellings and Driveways
- The size of a site for a Dwelling (Single-Detached) means a building comprised of one dwelling unit on a site separated by open space from any development on an adjoining site. This does not include a dwelling (manufactured home). shall be between 0.99 acres and 2.47 acres.
- No Driveway means a privately owned, hard-surfaced access that connects on-site parking areas to the public roadway. shall be located closer than 328.08 ft. from the intersection of two municipal roadways, or as otherwise determined by the Development Authority in consultation with the City Engineer.
- Site Conditions
- The Development Authority, in considering an application, may impose conditions requiring the retention of trees or additional plantings of such a type and amount that are considered necessary.
- The Development Authority may prescribe one or more 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. or 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. requirements for uses that may be incompatible with adjacent land uses to minimize potential Off-Site means a location other than the site which is the subject of a development. impacts.
- The Development Authority may impose conditions requiring screening for uses that involve the Outdoor Storage means an accessory outdoor area, forming part of a development, used for the storage of equipment, goods, materials, motor vehicles, recreation vehicles, or products. This use does not include storage facility (indoor), storage facility (mini), or storage facility (recreation vehicle and equipment). of goods, machinery, vehicles, building materials, waste materials, and other comparable items.
Last edited: February 17, 2026