Part 5 - Land Use Districts / Special Districts
TRN
This part outlines specific regulation that applies to the City’s Land Use Districts.
5.25 TRN - Transitional District
- Application
This section applies to the areas designated as Transitional (TRN) on the Land Use District Map, Schedule A of this Bylaw. - Purpose
The purpose of the TRN District is to regulate land areas which are undeveloped or developed to low intensity, and to accommodate traditional agricultural operations and the supportive services they use, which do not compromise the ability for future urban intensity development to occur in an orderly and efficient manner. - Permitted Uses
| Permitted 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 Health (Rural) means a development used for the medical care, treatment, and incidental overnight accommodation of a domestic pet and livestock. Typical development includes a veterinary clinic or animal hospital, not including animal service. |
| (iv) | 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. |
| (v) | a) Dwelling (Manufactured Home) means a dwelling that is manufactured to be moved from one point to another, which provides year-round residential accommodation, and meets the requirements for a residence under the Canadian Standards Association. |
| (vi) | 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). |
| (vii) | a) Farm Help Accommodation means a temporary housing development that may include a maximum of four buildings grouped together on a site, where the occupants are persons who are an integral part of an agricultural (general), an agricultural (intensive), or an equestrian facility that is located on the same site. This use does not include a boarding house, dwelling (secondary), or secondary suite. (for lots with an area over 9.88 acres) |
| (viii) | 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. |
| (ix) | 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. |
| (x) | 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). |
| (xi) | 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). |
| (xii) | 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). |
| (xiii) | a) 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. |
| (xiv) | a) Accessory means subordinate, incidental to, and exclusively devoted to a principal use or principal building. Development to any Permitted Use |
| Discretionary uses for lots with an area of 39.54 acres and greater | Discretionary uses for lots with an area of 9.88 acres to 39.51 acres | Discretionary uses for lots with an area of less than 9.88 acres | |
|---|---|---|---|
| (i) | a) Agricultural Support Service means a use directly related to supporting or servicing the on-site agricultural industry (such as milling, drying, cleaning, sorting, slaughtering, distilling, refining). Typical development includes an abattoir, bottling dairy products, hay storage, dairy processing, not including auction (agriculture). | b) Agricultural support service | c) Agricultural support service |
| (ii) | a) Agriculture (Intensive) means a development used for the raising of livestock under confined conditions in pens or buildings. Typical development includes a hatchery, feedlot, poultry operation, hog barn, piggery, or insect farm. | b) Agriculture (intensive) | c) Animal grooming |
| (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. | b) Animal grooming | c) Animal health |
| (iv) | a) Animal Health means a development used for the medical care, treatment, and incidental overnight accommodation of a domestic pet, but not livestock. Typical development includes a veterinary clinic or animal hospital, not including animal service. | b) Animal health | c) Animal service |
| (v) | 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. | b) Animal service | c) Cannabis production and distribution facility (micro) |
| (vi) | a) Auction (Agriculture) means a development used for the auctioning of livestock and agricultural equipment, including the temporary storage of such livestock and equipment, not including auction (general). | b) Cannabis production and distribution facility (micro) | c) Community garden |
| (vii) | a) Auction (General) means a development used for the auctioning of goods, vehicles, and equipment, including the temporary storage of such goods and equipment, not including auction (agriculture). | b) Community garden | c) Construction service |
| (viii) | a) Cannabis Production and Distribution Facility (Micro) means a development where federally approved medical or non-medical (recreational) cannabis plants are grown, processed, packaged, tested, destroyed, stored, or loaded for distribution – with a plant canopy area of less than 200.00 m² (2,152.78 sq. ft.) – or as otherwise defined by the Federal Cannabis Regulations SOR/2018-144. This may include a portion of the facility, as an accessory to the principal production and distribution use, to be used for the retail sale of cannabis. This does not include retail (cannabis). | b) 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. | c) Event venue (rural) |
| (ix) | 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. | b) 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. | c) Farm help accommodation |
| (x) | 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. | b) Equestrian Facility means a development used for the training of riders or horses, and may include the boarding of horses. | c) Congregate housing (level two) |
| (xi) | 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. | b) Event venue (rural) | c) Home-based business (level three) |
| (xii) | a) Dwelling (Secondary) means a secondary dwelling on a lot, and may be a dwelling (single-detached) or dwelling (manufactured home). This use does not include farm help accommodation or a secondary suite. on a lot 80.06 acres and greater | b) Home-based business (level three) | c) 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. |
| (xiii) | a) Equestrian Facility means a development used for the training of riders or horses, and may include the boarding of horses. | b) Public utility building | c) 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. |
| (xiv) | a) Event Venue (Rural) means an accessory use to the principal use that brings additional visitors and guests to an agricultural lot for an assembly or event. This use may include the provision of facilities to enable entertainment, and/or the preparation of food and beverage services. This use does not include bed and breakfast, conference and banquet facilities, exhibition grounds, campgrounds, or home-based businesses. | b) Religious assembly | c) Sod Farm means a commercial farm growing sod through seeding and stripping of topsoil, and selling the final product. |
| (xv) | 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. | b) Sod farm | c) Accessory Development to a Discretionary Use |
| (xvi) | 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. | b) Storage facility (recreation vehicle and equipment) | |
| (xvii) | a) Sod Farm means a commercial farm growing sod through seeding and stripping of topsoil, and selling the final product. | b) Topsoil processing and sales | |
| (xviii) | a) Storage Facility (Recreation Vehicle and Equipment) means a development where the primary use is the storage of unoccupied recreation vehicles or recreation equipment. | b) Accessory Development to a Discretionary Use | |
| (xix) | b) 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. | ||
| (xx) | a) Accessory means subordinate, incidental to, and exclusively devoted to a principal use or principal building. Development to a Discretionary Use |
- Lot Coverage
- The maximum lot coverage is 15% for lots equal to or less than 39.51 acres.
- The maximum lot coverage for lots 39.54 acres or greater is at the discretion of the Development Authority has the same meaning as set out in the MGA..
-
Site Density means the number of dwelling units per hectare of site area.
- The maximum dwelling unit density shall be as follows:
- Two Principal Building means a building that accommodates the principal use of a lot or site. on a lot 80.06 acres or greater; and
- One dwelling unit on all other lots.
- The maximum dwelling unit density shall be as follows:
- Subdivision Regulations
- Single lot subdivision:
- Single lot subdivision may be allowed when subdivided from a parent lot with an area:
- Between 118.61 acres and 197.66 acres, which shall be considered equivalent to 159.88 acres, or a full quarter section; and
- Between 39.54 acres and 118.59 acres, which shall be considered equivalent to 80.06 acres, or half of a quarter section;
- Existing lots under 39.54 acres shall have no further subdivision;
- A single lot subdivision shall have a maximum area of
2.47 acres, unless a larger area is essential to meet one or both of the below:
- Encompass mature shelterbelts, existing buildings, or any other related features associated with an existing Farmstead means a development on an agricultural lot, which includes a dwelling and improvements related to the raising or production of crops or livestock. A farmstead may include accessory buildings, accessory agricultural buildings, and shelterbelts.; or
- Mitigate any site constraints which could otherwise significantly limit the development potential of a 2.47 acres lot or create land use conflicts.
- Single lot subdivision may be allowed when subdivided from a parent lot with an area:
- Four-lot subdivision maximum:
- Multi-lot country residential subdivision (greater than four lots per quarter section) shall be prohibited.
- Unless otherwise indicated within an Area Structure Plan (ASP) means a statutory plan, as provided for in the MGA, which provides direction through policies on future development areas., a quarter section of 159.88 acres in the TRN District shall contain a maximum lot density of four.
- Single lot subdivision:
- Floor Area
- The maximum
Gross Floor Area means the total area of all floors of a building located totally or partially above finished grade, and the total area of all mechanical equipment areas. The area comprising the gross floor area must be enclosed or have a roof over the area, but does not require interior finishing. Gross floor area shall be measured: 1) To the outside surface of the exterior walls; or 2) Where buildings are separated by firewalls, to the centre line of the common firewalls. for an
Accessory means subordinate, incidental to, and exclusively devoted to a principal use or principal building. building:
- For lots between 9.88 acres and 39.51 acres, is 5,005.22 sq. ft.; and
- For lots less than 9.88 acres, is 2,475.70 sq. ft..
- The maximum
Gross Floor Area means the total area of all floors of a building located totally or partially above finished grade, and the total area of all mechanical equipment areas. The area comprising the gross floor area must be enclosed or have a roof over the area, but does not require interior finishing. Gross floor area shall be measured: 1) To the outside surface of the exterior walls; or 2) Where buildings are separated by firewalls, to the centre line of the common firewalls. for an
Accessory means subordinate, incidental to, and exclusively devoted to a principal use or principal building. building:
- Building Height
- The maximum building height of a principal building or any accessory buildings is at the discretion of the Development Authority has the same meaning as set out in the MGA..
- Building Setback
- Front yard
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.
- The minimum front yard building setback for a:
- Principal Building means a building that accommodates the principal use of a lot or site. is 114.83 ft.; and
- 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. or Accessory means subordinate, incidental to, and exclusively devoted to a principal use or principal building. building is 65.62 ft..
- The minimum front yard building setback for a:
- Side yard setback
- The minimum side yard building setback for a:
- Principal building is 19.65 ft.; and
- Agriculture accessory building or accessory building is 9.84 ft..
- Notwithstanding section (b), the minimum side yard building setback for a
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. side yard that adjoins a flanking
Public Roadway means a road as defined in section 616 of the MGA and does not include a private roadway or highway.:
- For a principal building, is 114.83 ft.; and
- For an agriculture accessory building or accessory building, is 65.62 ft..
- The minimum side yard building setback for a:
- Rear yard setback
- The minimum rear yard building setback for a:
- Principal building is 19.65 ft.; and
- Agriculture Accessory Building or accessory building is 9.84 ft..
- The minimum rear yard building setback for a:
- Notwithstanding sections (a) through (c), for an agriculture (intensive) use, the Development Authority shall determine setbacks.
- Front yard
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.
- Development Regulations
- General
- Intensification of a use on lots in existence as of February 22, 2022, may trigger a planning process.
- No new uses or expansion of existing, Agriculture (Intensive) means a development used for the raising of livestock under confined conditions in pens or buildings. Typical development includes a hatchery, feedlot, poultry operation, hog barn, piggery, or insect farm. uses shall be supported in the TRN District.
- When reviewing an application for a Discretionary Use, the Development Authority shall not approve Discretionary Uses that would prejudice future subdivision.
- The Development Authority may specify the length of time a Discretionary Use is permitted in the TRN District.
- Driveways
- 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.
- Building separation
- An 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. or Farm Help Accommodation means a temporary housing development that may include a maximum of four buildings grouped together on a site, where the occupants are persons who are an integral part of an agricultural (general), an agricultural (intensive), or an equestrian facility that is located on the same site. This use does not include a boarding house, dwelling (secondary), or secondary suite. shall be set back a minimum of 6.23 ft. from the Principal Building means a building that accommodates the principal use of a lot or site..
- Farm help accommodation
- Each building may contain a maximum of eight Sleeping Unit means a room intended for human occupancy that is not equipped with self-contained cooking facilities. It may provide accommodation for not more than two persons., a common kitchen or dining area, and common bathroom facilities.
- General
- Site Conditions
- In addition to the above, the Development Authority may impose conditions requiring the retention of trees.
- The Development Authority may prescribe requirements for 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., 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., or both.
- The Development Authority may impose conditions requiring screening for uses that involve the outdoor storage of goods.
- Shipping Container
- The maximum number of
Shipping Container means an accessory development that was previously used to transport goods, and is now used for storage purposes only. This does not include a moving pod/refuse bin. allowed on a lot without a Development Permit in the TRN District is:
- Five on lots 39.54 acres or greater;
- Three on lots with an area of 9.88 acres to 39.51 acres; and
- One on lots with an area of 1.24 acres to less than 9.88 acres.
- The storage of a shipping container in excess of the maximum amount shall be considered as outdoor storage.
- Stacking of shipping containers shall not be permitted.
- The maximum number of
Shipping Container means an accessory development that was previously used to transport goods, and is now used for storage purposes only. This does not include a moving pod/refuse bin. allowed on a lot without a Development Permit in the TRN District is:
Last edited: February 17, 2026