Regional Municipality of Wood Buffalo

Transcription

1 Regional Municipality of Wood Buffalo Refinements to City Centre Land Use Bylaw DRAFT October 17,

2 Bylaw No. 12/xx Being a Bylaw of the Regional Municipality of Wood Buffalo to Amend Part 9 (the City Centre Land Use Bylaw) of Land Use Bylaw 99/059 WHRAS Section 639 of the Municipal Government Act, R.S.A., 2000, c.m-26 and amendments thereto authorizes Council to enact a bylaw adopting a Land Use Bylaw. AND WHRAS Section 191(1) of the Municipal Government Act, R.S.A., 2000, c.m-26 and amendments thereto authorizes Council to adopt a bylaw to amend a Land Use Bylaw. NOW THRFOR, the Council of the Regional Municipality of Wood Buffalo, in the Province of Alberta, in open meeting hereby enacts as follows: 1. Bylaw No. 99/059 is hereby amended as set out in the following sections. 2. Under section 9.4.1: Revise the definition of Accessory surface parking as follows: ACCSSORY SURFAC PARKING means an area of land used for parking of motor vehicles on the surface of the Site, which serves or is intended to serve the uses on the same Site, and may include but is not limited to customer parking, visitor parking and passenger pick up and drop off areas. ACCSSORY SURFAC PARKING excludes parking offered for uses not located on the Site. Delete the definition of FSTIVAL. Revise the definition of Food and beverage commercial as follows: FOOD AND BVRAG COMMRCIAL means a Development where the primary purpose is the sale of prepared food and beverages to the public for consumption on or off the premises, but does not include drive-thru food pick-up service. FOOD AND BVRAG COMMRCIAL includes, but is not limited to, DRINKING LOUNG, MINOR; FOOD SRVIC, MOBIL CATRING; FOOD SRVIC, TAK OUT RSTAURANT; FOOD SRVIC, MAJOR RSTAURANT ; and FOOD SRVIC MINOR RSTAURANT. FOOD AND BVRAG COMMRCIAL does not include DRINKING LOUNG, MAJOR; DRINKING LOUNG, MINOR; FOOD SRVIC, DRIV IN OR DRIV THROUGH; and NIGHTCLUB as defined in Section 10 of this Bylaw. Revise the definition of Mobile Food Vending Carts as follows: MOBIL FOOD VNDING UNIT CART means a readily moveable non-motorized unit, of less than 20 5 square metres in size, designed for the storage, preparation, sale and distribution of food. 2

3 Revise the Definition of Tower as follows: TOWR means a Building or a portion of a Building within the boundary of the City Centre Special Area over 5 Storeys in Height with a Gross Floor Area of less than 3,500m2 for one Storey. The Tower portion of the Building is located on top of a Podium, with the Height of the Tower extending from the top of the Podium to the top of the Building. Insert a new definition: CITY BLOCK ARA means the area located within the perimeter of the city block described by a line extending along the outside of the Lots and across the ends of the lanes that comprise the city block. 3. Add text to the end of section as follows: Reconstruction of xisting Buildings.1 Notwithstanding any of other provisions in this Bylaw, if a building or structure within the City Centre Special Area that lawfully existed at the date of adoption of this Part 9 is damaged or destroyed, then:.1 Repair or reconstruction of the building or structure that commences within 1 year after the damage or destruction occurs and is completed as soon as reasonably practicable thereafter, and.2 Continuation of uses within the building or structure that lawfully existed at the date of adoption of this Part 9 and that continue as soon as reasonably practicable after completion of the repair or reconstruction of the building or structure, are deemed to be conforming, provided that the repair or reconstruction meets the provisions of:.4 Section 60 - Development in the Floodplain (Clearwater River Athabasca River Flood Plain Area);.5 Section 61 - Development Near Water Bodies and Watercourses; and.6 Section 62 - Development Setbacks from Slopes. 4. Add a section titled xemptions xemptions 3

4 The following developments are exempt from the requirements in sections 9.7 to 9.15 inclusive and section 9.21: Within a non-conforming building, enlargements or additions to a Residential Building, that constitute less than 5% of the Building or 100m2 in Gross Floor Area, whichever is greater, provided that such extensions do not result in an increase in the number of Dwellings within the Building or on the Site; Within a Non-conforming building, enlargements or additions to a non-residential Building, that constitute less than 5% of the Building or 100m2 in Gross Floor Area, whichever is greater. Delete sections and :.1 nlargements or additions to a Residential Building, that constitute less than 5% of the Building or 100m2 in Gross Floor Area, whichever is greater, provided that such extensions do not result in an increase in the number of Dwellings within the Building or on the Site;.2 nlargements or additions to a non-residential Building, that constitute less than 5% of the Building or 100m2 in Gross Floor Area, whichever is greater. and renumber the subsections that follow..3.1 To the Street Types in order to accommodate Site specific circumstances;.4.2 To Building and Landscape Frontage Types to accommodate Site specific circumstances; and.5.3 To the required Through Block Connections in order to accommodate Site specific circumstances. 5. Add the following regulation to section Non-Conforming Buildings, as section :.2 The Development Authority may approve changes in use within a non-conforming Building without requiring the building to be brought into conformance, provided that the proposed use is a permitted or discretionary use. 6. Revise section as follows.3 The Development Authority shall not allow a variance from the maximum Floor Area Ratio except as set out in this section. The Development Authority may allow a variance of the maximum Floor Area Ratio by up to 10%. 4

5 7. Delete section :.5 The Development Authority shall not allow a variance to Building location and orientation, the location of Public Roads or Through Block Connections, or the width of vehicular entrances, which would result in a Development that would prevent access routes for fire protection at least 8m wide, available on at least two sides of a Building. And replace with:.5 With respect to access routes for fire protection, the Development Authority shall not allow a variance to: 1. Building location and orientation, 2. the location of Public Roads, 3. the location of Through Block Connections, or 4. the width of vehicular entrances, where the variance would result in a Development that does not have fire protection access routes that are at least 8m wide on at least two sides of a Building. 8. Add the following section to section 9.6.2:.6 The Development Authority shall not allow a variance to the requirements under section Downtown Primary Office mployment Area except as set out in this section. The Development Authority may allow a variance to the requirements under section Downtown Primary Office mployment Area by up to 10%, including the percentage of a Building that shall be occupied by Office Commercial. The variance may be allowed to achieve other requirements of this Bylaw including, but not limited to: Building or Landscape Frontage Types, through block connections, retail uses on the ground floor, height requirements, Floor Area Ratio requirements, parking requirements, or the special urban design regulations. 9. Revise to read as follows:.2 Within the FRA1, PRA1 and PRA2 Land Use Districts a drive-thru component proposed as part of a Development shall meet the following regulations: a. the drive-thru shall be Accessory to the Principal Use of the Development; b. the drive-thru lane shall be at the rear of the Site, located between the Building it serves and the Rear Lot Line; b. the drive thru lane shall not be located between the Building it serves and Front Lot Line or a designated Corridor; 5

6 c. If the Site is located on Lot with two Front Lot Lines, then the drive thru lane may be located between the building and the front lot line, as long as the front lot line is not adjacent to a Corridor.; d. the entrance to the drive-thru lane shall not be on Franklin Avenue, Hospital Street, or King Street; and e. the primary entrance to the Building shall be a pedestrian oriented entrance. b. the drive-thru lane shall be at the rear of the Site, located between the Building it serves and the Rear Lot Line; If no rear lot line exists, then the rear lot line is deemed as the lot line most opposite a corridor, and if located on more than one corridor, then most opposite the higher order corridor. 10. Add section ii. to the end of Section Landscaping as follows: Landscaping.1 The provisions of Section 72 of this Bylaw shall apply to all Development within this Part, except for: i. Developments where 100% Site coverage for Buildings is provided permissible within the CBD1, BOR1, SCL1, and SCL2 Districts of this Part, at the discretion of the Development Authority; and ii. Additions to existing Buildings, where the addition is less than 1,000 m2 in Gross Floor Area 11. Revise section Waste Collection and Related Services to read as follows:.1 Any trash collection area, or storage area, shall be located adjacent to the lane and shall be within the Principal Building or within a screened area directly adjacent to the Building. For Residential Developments other than Apartment Buildings, and for Commercial Developments in the Franklin Avenue Re-Urbanization Zone and for developments that are not adjacent to a lane, the trash collection area or storage area may be located separate from the Principal Building in a screened enclosure, not necessarily adjacent to a lane. 6

7 12. Revise section Green Building Standards, as shown below: Green Building Standards.1 Compliance Methods depend upon the type, size and scope of Building works being proposed. These methods are set out in table below. Where more than one compliance method is shown, the applicant may choose which compliance method to meet. Table Compliance Methods for Green Building Standards. New Construction: Compliance Method: Gross Floor Area > 1,000m 2 LD Gold ( ) Alternative A ( ) Gross Floor Area < 1,000m 2 Alternative B ( ) xisting Building Refurbishment: Compliance Method: Gross Floor Area > 1,000m 2 LD Gold ( ) Alternative A ( ) Gross Floor Area < 1,000m 2 Alternative B ( ) xisting Building xtension: Compliance Method: Greater than 30% of existing Gross Floor Area and cumulative area is > 1,000 m 2 LD Gold ( ) Alternative A ( ) Less than 30% of existing Gross Floor Area Alternative B ( ) Buildings with high process loads: ice arenas, data centres, Food and Beverage Commercial Compliance Method: ( ).2 The LD Gold Compliance Method is applicable to Buildings that meet the following criteria: 7

8 a. New construction, Gross Floor Area greater than 1,000m 2 ; b. xisting Building refurbishment of greater than 1,000m 2 ; or b. xisting Building extension greater than 30% existing Gross Floor Area and cumulative area is > 1,000m 2. The LD Gold Compliance Method requires that the Canada Green Building Council (CaGBC) LD 2009, Gold Standard, as amended, replaced or updated from time to time, be achieved with full accreditation and certification provided by the CaGBC. The choice of LD credits, energy performance, water use reduction and ventilation rates are at the discretion of the applicant. If the LD Gold Compliance Method is achieved, the mandatory performance standards in alternative A and B do not apply..3 Alternative A is applicable for Buildings that meet the following criteria: a. New construction, Gross Floor Area greater than 1,000m 2 ; or b. xisting Building refurbishment of greater than 1,000m 2 ; or b. xisting Building extensions greater than 30% existing Gross Floor Area and cumulative area is > 1,000m 2. The required performance standards are as follows:.1 Provide an energy model demonstrating a percentage cost improvement in building energy use over the MNCB (Model National nergy Code for Buildings 1997) or ASHRA ((American Society of Heating, Refrigerating and Air Conditioning ngineers) baseline. Minimum performance improvements are: MNCB 1997 ASHRA New Buildings 49% 40% xisting Building xtensions 45% 36% Calculations shall follow the methodology and guidelines required under LD NC 2009 and the current LD Canada nergy Modelling Rules..1 The energy performance standard required is the Site nergy Use Index that qualifies for 15 LD Points when utilizing LD

9 .2 The water performance standard required is to achieve a minimum of 50% less potable water use than the water use baseline as defined in the LD Guidelines..2 The development is to achieve a minimum of 50% less potable water use than the water use baseline as defined in LD NC 2009 Water fficiency Wc1: Water Use Reduction..3 Landscaping & irrigation systems shall be designed to minimise the use of potable water. Designs shall integrate the use of drought tolerant plants, drip irrigation and demand based control systems. The use of captured rain water is encouraged to further reduce potable water demand..4 The air quality performance standard required is a 20% improvement on fresh air ventilation supply under ASHRA : Ventilation for Acceptable Indoor Air Quality, as amended, replaced or updated from time to time..5 The additional energy associated with providing higher fresh air volumes shall be ameliorated through the design of the Building mechanical systems, which may include but are not limited to energy/heat recovery ventilators (RV/HRV) regenerating units with a minimum efficiency of 80%..6 Full documentation of designs, calculation and analysis shall be supplied to support this application. Approved compliance with Alternative A shall require the applicant to submit documentation; stamped and sealed by the Professional ngineer of Record..4 Alternative B is applicable for Buildings that meet the following criteria: a. New Construction, Gross Floor Area less than 1,000m 2 ; or b. xisting Building refurbishment of less than 1,000m 2 ; b. xisting Building extension less than 30% existing Gross Floor Area, but greater than 5% of the building or 100m2 in area. The required performance standards are as follows:.1 Provide an energy model demonstrating a percentage cost improvement in building energy use over the MNCB (Model National nergy Code for Buildings 1997) or ASHRA ((American 9

10 Society of Heating, Refrigerating and Air Conditioning ngineers) baseline. Minimum performance improvements are: MNCB 1997 ASHRA New Buildings 40% 30% xisting Building xtension 37% 26% Calculations shall follow the methodology and guidelines required under LD NC 2009 and the current LD Canada nergy Modelling Rules..1 The energy performance standard required is the Site nergy Use Index, when utilizing LD Guidelines, that qualifies for the following number of LD points: i. New Construction: 10 LD Points; ii. Refurbishment: 10 LD Points; ii. xtension: 10 LD Points..2 The water performance standard is to achieve a minimum of 30% less potable water use than the water use baseline as defined in the LD Guidelines..2 The development is to achieve a minimum of 30% less potable water use than the water use baseline as defined in LD NC 2009 Water fficiency Wc1: Water Use Reduction..3 Landscaping & irrigation systems shall be designed to minimise the use of potable water. Designs shall integrate the use of drought tolerant plants, drip irrigation and demand based control systems. The use of captured rain water is encouraged to further reduce potable water demand..4 The air quality performance standard required is a 20% improvement on fresh air ventilation supply under ASHRA : Ventilation for Acceptable Indoor Air Quality as amended, replaced or updated from time to time..5 The additional energy associated with providing higher fresh air volumes shall be ameliorated through the design of the Building mechanical systems, which may include but are not limited to 10

11 nergy/heat recovery ventilators (RV/HRV) regenerating units with a minimum efficiency of 80%..6 Full documentation of designs, calculation and analysis shall be supplied to support this application. Approved compliance with Alternative B shall require the applicant to submit documentation; stamped and sealed by the Professional ngineer of Record..5 Buildings with high process loads such as ice arenas, data centres, Food and Beverage Commercial use, often result in the process load dominating the Building energy use, and therefore significant energy reductions overall can be difficult. In such circumstances, the Building will be modeled with the process loads removed from the analysis, in order to test compliance with the criteria described for regular Buildings described in Table Furthermore, the equipment/machinery associated with the process load, will be required to demonstrate Best Available Technique (BAT) that meets energy efficient operation..6 The following types of Developments are exempt from meeting the green building standards set out in this section: New Residential Building with less than 1,000m 2 Gross Floor Area; and a refurbishment of an existing Residential Building with less than 1,000m 2 Gross Floor Area..7 Where an extension to a building is undertaken, the green building standards set out in this section only apply to the extension, not the entire building..8 An existing building shall not be deemed to be non-conforming only because it does not meet the green building standards in this section. In section delete the last sentence It is currently anticipated that a medium temperature system with 90 C (Flow) and 50 C (return) will be provided. Delete section All Buildings shall utilize the district heating system to create at least 25% of their chilled water requirements for air conditioning through absorption or adsorption chillers. 11

12 13. Revise section Mobile Food Vending Carts as follows: Mobile Food Vending Units Carts.1 Mobile Food Vending Units Carts are a Permitted Discretionary Use in the Downtown Major Redevelopment Zone the Franklin Avenue Re-urbanization Zone, and the Recreation Zone..2 Mobile Food Vending Units Carts are a temporary, mobile use, and are not to be stationed in a specific location as a permanent use. 14. Insert a new section Design of Through Block Connections: Design of Through Block Connections.1 Within the Downtown Major Redevelopment Zone and the Franklin Avenue Re-urbanization Zone, the Development Authority may require, as a condition of issuance of a Development Permit, that the applicant enter into an agreement with the Municipality to include public amenities such a landscaping, specific paving, lighting, seating, and other features that will enhance the use of the walkway, within the design of a Through Block Connection, where the Development Site is greater than 0.3 hectares, and the Building exceeds 2.0 FAR. 15. Revise section as follows:.13 Minimum Building or Podium Height regulates the minimum Height of Buildings or Podium Structures. 16. Delete section :.18 Mid-Block Public Open Space regulates the minimum amount of mid-block public open space required and the location of the mid-block public open space. And replace with.18 Minimum Amount of Mid-Block Public Open Space regulates the minimum amount of mid-block public open space required as part of the through block connection. The Mid Block Public Open space is shown as d and e on figure The amount of Mid-block open space provided is calculated by adding area d plus the optional area e. The sum of d plus e shall not be less than the Minimum amount of Mid-block Open Space required. 12

13 .19 Required Location of Mid-block Public Open Space regulates the location of the Mid Block Public Open Space including the distance from the street, shown as f, and the maximum percentage that may be located adjacent to the street in location e, in figure Renumber to end of section Delete section :.6 Building Height.1 The Building Height is a minimum 2 Storeys, unless otherwise noted in Table of Specific Development Standards. Maximum Podium Height is 20m or 6 Storeys. Maximum Tower Height is governed by City Centre Height Map Appendix Delete Section Surface Parking Lots: Surface Parking lots are not allowed within the CBD1 District And replace with: Surface parking lots not directly serving a primary commercial, institutional, residential or other primary use on the site are not allowed within the CBD1 District 19. Add the following to section : A Low Wall and Trellis Landscape Frontage or an Urban Fence or Wall Landscape Frontage shall be provided along the boundary of surface parking lots or accessory surface parking lots adjacent to streets upon redevelopment of an existing development where the 20. Revise section as set out below:.8 Amenity Spaces.1 A minimum Amenity Space of 3% of Gross Floor Area of Residential Uses, to a maximum of 6% shall be required for Buildings over 2,000m2 to the satisfaction of the Development Authority, but in no case shall the Amenity Space be less than an average of 3m 2 6 m2 of Private Outdoor Amenity Space per Dwelling Unit (Total Private Outdoor Amenity Space for all Dwelling Units divided by the number of Dwelling Units shall be a minimum of 3m 2 ). 13

14 .2 Amenity Spaces for Residential Uses may include but are not limited to meeting rooms, fitness facilities, outdoor space, and Balconies, and the mid-block Public Open Spaces adjacent to Through Block Connections, and shall be exempt from Floor Area Ratio calculations..3 A minimum Private Outdoor Amenity Space of 15m² shall be provided for each Dwelling Unit where any part of the Dwelling Unit is located at grade..4 Non-Residential Buildings on Sites of less than 1,350m² shall not be required to provide Amenity Space..5 Non-Residential or mixed-use Buildings on Sites greater than 1,350 m² shall provide a minimum Amenity Space of 3% of the non-residential uses to a maximum of 6% of the Gross Floor Area of the Development. Amenity Spaces may include interior landscaped open spaces, arcades, atriums, plazas, and gardens, and shall be exempt from Floor Area Ratio calculations. 21. Revise Table as follows: In the row entitled Vehicle ntrances Permitted delete the words, No Driveways Permitted and replace with Driveways are Discretionary under the columns Morrison Street, Hardin Street North, and Hardin Street South. In the row entitled Rear Yard Setback, delete the text: Min 1.5m if adjoining rear lane. 0m for attached Buildings. And replace with Min. 0m in all Columns. Revise the title of the row Minimum Podium Height to Minimum Building or Podium Height. Delete the row entitled Mid-block Public Open Space and replace with the two rows set out below for all columns: Minimum amount of Mid-Block Public Open Space Required Required location of Mid-block Public Open Space 600m 2 located adjacent to through block connection, a minimum of 25 m from street, however up to 20% of the midblock public open space may be located adjacent to the street. In the row entitled Building and Landscape Frontage Types Permitted Add Urban Fence or Wall to all columns in the table 14

15 22. Delete section :.4 In addition to the mapped Streets (existing and future) illustrated in the Districts and Corridors Map, any block face longer than 140m block length must provide an additional connection through the block, as illustrated in figure This additional connection may be any one of the permitted Through Block Connections in accordance with this section, and may be located no closer than 15m to an adjacent Street intersection. These new connections should align with other existing Streets or planned new Streets. And replace with:.4 In addition to the mapped Streets (existing and future) illustrated in the Districts and Corridors Map, the Development Authority may require, for any development within a block face longer than 140m block length, the applicant enter into an agreement with the Municipality to provide an additional connection through the block, as illustrated in figure This additional connection may be any one of the permitted Through Block Connections in accordance with this section, and should be located no closer than 15m to an adjacent Street intersection. These new connections should align with other existing Streets or planned new Streets to facilitate the development and continuity of the pedestrian network. 23. Delete section :.6 The required setback from the Front Lot line to the Build-To Line is 1m along Public Roads designated as Corridors, except for Hardin Street North where it is 3m. The required setback from the Front Lot line to the Build-To Line is 0 m along Public Roads that are not designated as Corridors. And replace with:.6 The minimum setback from the Front Lot line to the Build-To Line is 1m along Public Roads designated as Corridors, except for Hardin Street North where it is 3m. The minimum setback from the Front Lot line to the Build-To Line is 0 m along Public Roads that are not designated as Corridors. 15

16 24. Delete Figure Prairie Loop Boulevard West and replace with the following Figure: Figure Prairie Loop Boulevard West 16

17 25. Delete section :.1 The Podium Building Frontage, as set out in Figure , is a façade at the base of a Tower. The Tower is stepped back a minimum of 3m from the Build-To Line. The Podium has a minimum Height of 2 Storeys or 6m, and a maximum Height of 6 Storeys or 20m. and replace with:.1 The Podium Building Frontage, as set out in Figure , is a façade at the base of a Tower, or a façade as part of a Podium Building without a Tower. The Tower is stepped back a minimum of 3m from the Street facing façade of the Podium as illustrated in figure The Podium has a minimum Height of 2 Storeys or 6m along corridors, and a maximum Height of 6 Storeys or 20m. 26. Delete section The Podium Building Frontage, as set out in Figure , is a façade at the base of a Tower. The Tower is stepped back a minimum of 3m from the Build-To Line. The Podium has a minimum Height of 2 Storeys or 6m or, and a maximum Height of 6 Storeys or 20m. and replace with the following:.1 The Podium Building Frontage, as set out in Figure , is a façade at the base of a Tower, or a façade as part of a Podium Building without a Tower. The Tower is stepped back a minimum of 3m from the Street facing façade of the Podium as illustrated in figure The Podium has a minimum Height of 2 Storeys or 6m along corridors, and a maximum Height of 6 Storeys or 20m. 27. Delete section The Podium Building Frontage, as set out in Figure , is a façade at the base of a Tower. The Tower is stepped back a minimum of 3m from the Build-To Line. The Podium has a minimum Height of 2 Storeys or 6m, and a maximum Height of 6 Storeys or 20m. and replace with the following:.1 The Podium Building Frontage, as set out in Figure , is a façade at the base of a Tower, or a façade as part of a Podium Building without a Tower. The Tower is stepped back a minimum of 3m from the Street facing façade of the Podium as illustrated in figure The Podium has a minimum Height of 2 Storeys or 6m along corridors, and a maximum Height of 6 Storeys or 20m. 17

18 28. Revise section to read as follows: Medium sized Developments on existing Sites.1 The Building and Landscape Frontage types shall be provided as set out in this Bylaw for Development that meets the lesser of the following criteria:.1 the total cumulative additions or new Buildings on the Site exceeds 15% 30% of the Gross Floor Area of the Building that existed on the Site as of the date of adoption of this Part 9; or.2 additions and/or new Buildings exceed 1,000 m2 2,000m2 in Gross Floor Area..2 For Developments greater than 100 m2 and less than or equal to 1,000m2 in Gross Floor Area, or where the total cumulative additions and/or new Buildings on the Site is greater than 5% and less than or equal to 15% of the Gross Floor Area of the Building that existed on the Site as of the date of adoption of this Part 9, the following requirements apply:.1 As an exception to providing the Building or Landscape Frontage Type for the entire site, A Low Wall and Trellis Landscape Frontage or an Urban Fence or Wall Landscape Frontage may be provided along the boundary of surface parking lots or accessory surface parking lots adjacent to streets or adjacent to a through block connection..3 For Developments between 1,000m2 and 2000 m2 in Gross Floor Area, or where the total cumulative additions and/or new Buildings on the Site is between 15% and 30% of the Gross Floor Area of the Building that existed on the Site as of the date of adoption of this Part 9, the following requirements apply:.1 As an exception to providing the Building Frontage Type on the entire Site, the Building Frontage Type is only required on the front of the addition and /or new Building; and.2 As an exception to providing the Landscape Frontage Type for the entire Site, the Landscape Frontage Type is only required along the length of the Site along the entire Street frontage faced by the addition and/or new Building; or.3 If the Site is adjacent to a Corridor, as an exception to providing the Landscape Frontage Type for the entire Site, the Landscape Frontage Type is only required along the length of the Site along the Corridor. 18

19 29. In sections to section replace: Minimum Building Height with Minimum Building Height along Corridors 30. Revise section as follows:.2 Courtyard Length: The Courtyard portion of a Forecourt shall span a minimum of 6m along the Primary Street Frontage façade and shall comprise no more than 50% of the Build-To Line Primary Street Building Frontage. 31. Revise section as set out below:.7 Amenity Spaces.1 A minimum Amenity Space of 3% of Gross Floor Area of Residential Uses, to a maximum of 6% shall be required for Buildings over 2,000m2 to the satisfaction of the Development Authority, but in no case shall the Amenity Space be less than an average of 3m2 6 m2 of Private Outdoor Amenity Space per Dwelling Unit. Some units may have less that 3m2 of Private Outdoor Amenity Space, but the amount of Private Outdoor Amenity Space divided by the number of units shall be a minimum of 3m2..2 Amenity Spaces for Residential Uses may include but are not limited to meeting rooms, fitness facilities, outdoor space, and Balconies, and the mid-block Public Open Spaces adjacent to Through Block Connections, and shall be exempt from Floor Area Ratio calculations..3 A minimum Private Outdoor Amenity Space of 15m² shall be provided for each Dwelling Unit where any part of the Dwelling Unit is located at grade..4 Non-Residential Buildings on Sites of less than 1,350m² shall not be required to provide Amenity Space..5 Non-Residential or mixed-use Buildings on Sites greater than 1,350 m² shall provide a minimum Amenity Space of 3% of the non-residential uses to a maximum of 6% of the Gross Floor Area of the Development. Amenity Spaces may include interior landscaped open spaces, arcades, atriums, plazas, and gardens, and shall be exempt from Floor Area Ratio calculations. 19

20 32. In Table In the Row entitled Side Yard Setback delete the text : Min. 1.2m side yard adjoining another Lot Min 0m allowed for attached Buildings and replace with Min 0m in all columns. In the row entitled Rear Yard Setback, delete the text: Min 1.5m if adjoining rear lane. 0m for attached Buildings. And replace with Min. 0m in all Columns. Revise the title of the row Minimum Height to Minimum Building Height. 33. Delete section :.4 Through Block Connections: In addition to the mapped Streets (existing and future) illustrated in the Districts and Corridors Map, any block face longer than 140m block length must provide an additional connection through the block, as illustrated in figure This additional connection may be any one of the permitted Through Block Connections in accordance with this section, and may be located no closer than 15m to an adjacent Street intersection. These new connections should align with other existing Streets or planned new Streets. And replace with:.4 In addition to the mapped Streets (existing and future) illustrated in the Districts and Corridors Map, the Development Authority may require, for any development within a block face longer than 140m block length, the applicant enter into an agreement with the Municipality to provide an additional connection through the block, as illustrated in figure This additional connection may be any one of the permitted Through Block Connections in accordance with this section, and should be located no closer than 15m to an adjacent Street intersection. These new connections should align with other existing Streets or planned new Streets to facilitate the development and continuity of the pedestrian network. 34. Delete section :.6 The required setback from the Front Lot line to the Build-To Line is 1m along Public Roads designated as Corridors. The required setback from the Front Lot line to the Build-To Line is 0m along Public Roads that are not designated as Corridors. And Replace with:.6 The minimum setback from the Front Lot line to the Build-To Line is 1m along Public Roads designated as Corridors, except Prairie Loop Boulevard. The minimum setback from the Front Lot line to the Build-To Line is 0m along Prairie Loop Boulevard and Public Roads that are 20

21 not designated as Corridors. The maximum setback from the Front Lot line to the Build-To Line is 3m along Public Roads 35. Delete Figure Prairie Loop Boulevard ast and replace with the following Figure: Figure Prairie Loop Boulevard ast 21

22 36. Add text to Figure The parking street illustration is representational in nature. Landscaping may be provided on one side only, parking may be angled, perpendicular, or parallel, drive lanes may be two way, or one way. While a range of configurations are possible, the parking street should provide a pedestrian corridor, landscaping and access to parking. Revise the table to indicate that the minimum sidewalk width is 2.0m and the minimum Planting strip width is 1.7m 37. Revise section to read as follows: Medium sized Developments on existing Sites.1 The Building and Landscape Frontage types shall be provided as set out in this Bylaw for Development that meets the lesser of the following criteria:.1 the total cumulative additions or new Buildings on the Site exceeds 15% 30% of the Gross Floor Area of the Building that existed on the Site as of the date of adoption of this Part 9; or.2 additions and/or new Buildings exceed 1,000 m2 2,000m2 in Gross Floor Area..2 For Developments greater than 100 m2 and less than or equal to 1,000m2 in Gross Floor Area, or where the total cumulative additions and/or new Buildings on the Site is greater than 5% and less than or equal to 15% of the Gross Floor Area of the Building that existed on the Site as of the date of adoption of this Part 9, the following requirements apply:.1 As an exception to providing the Landscape or Building Frontage Type on the entire Site, A Low Wall and Trellis Landscape Frontage or an Urban Fence or Wall Landscape Frontage may be provided along the boundary of surface parking lots or accessory surface parking lots adjacent to streets or adjacent to a through block connection..3 For Developments between 1,000m2 and 2000 m2 in Gross Floor Area, or where the total cumulative additions and/or new Buildings on the Site is between 15% and 30% of the Gross Floor Area of the Building that existed on the Site as of the date of adoption of this Part 9, the following requirements apply:.1 As an exception to providing the Building Frontage Type on the entire Site, the Building Frontage Type is only required on the front of the addition and /or new Building; and 22

23 .2 As an exception to providing the Landscape Frontage Type for the entire Site, the Landscape Frontage Type is only required along the length of the Site along the entire Street frontage faced by the addition and/or new Building; or.3 If the Site is adjacent to a Corridor, as an exception to providing the Landscape Frontage Type for the entire Site, the Landscape Frontage Type is only required along the length of the Site along the Corridor. 38. In sections to replace Minimum Building Height with Minimum Building Height along Corridors. 39. Revise section 9.14 Height as follows: 9.14 HIGHT.1 The maximum Height of Buildings is set out in the City Centre Height Map in Appendix 3. On the City Centre Height map: (a) For areas indicated with Height as Up to 3 Storeys, the maximum Height is 3 Storeys. (a) (b) For areas indicated with Height as Up to 5 Storeys, the maximum Height is 5 Storeys. (b) (c) For areas indicated with Height as Up to 10 Storeys, the maximum Height is 10 Storeys. (c) (d) For areas indicated with Height as Up to 15 Storeys, the maximum Height is 15 Storeys. (d) (e) For areas indicated with Height as Up to 25 Storeys, the maximum Height is 25 Storeys. (e) (f) For areas indicated with Height as unlimited, no maximum Height shall apply. 40. Revise section to read as follows: 2. Areas located within the area identified with a maximum Floor Area Ratio of 10, as shown on the City Centre Floor Area Ratio Map Appendix 2, shall have a maximum Floor Area Ratio of 2.0 for Sites less than or equal to 0.3 hectares in area; and a maximum Floor Area Ratio of 10.0 for Sites greater than 0.3 hectares in area. 3. Areas located within the area identified with a maximum Floor Area Ratio of 7.5, as shown on the City Centre Floor Area Ratio Map Appendix 2, shall have a maximum Floor Area Ratio of 2.0 for Sites less than or equal to 0.3 hectares in area; and a maximum Floor Area Ratio of 7.5 for Sites greater than 0.3 hectares in area. 23

24 For buildings located within the area identified with a maximum Floor Area Ratio of 10, as shown on the City Centre Floor Area Ratio Map Appendix 2, the Maximum Floor Area ratio is as follows: 1. For sites greater than 0.3 hectares in area, the maximum Floor Area Ratio is For sites less than or equal to 0.3 hectares in area, where an addition is proposed to an existing building that has a floor area ratio of 2.0 or greater, the maximum Floor Area Ratio is For sites less than or equal to 0.3 hectares in area, where no building exists or where the existing building has a floor area ratio of less than 2.0, the maximum Floor Area Ratio is 2.0. For buildings located within the area identified with a maximum Floor Area Ratio of 7.5, as shown on the City Centre Floor Area Ratio Map Appendix 2, the Maximum Floor Area ratio is as follows: 1. For sites greater than 0.3 hectares in area, the maximum Floor Area Ratio is For sites less than or equal to 0.3 hectares in area, where an addition is proposed to an existing building that has a floor area ratio of 2.0 or greater, the maximum Floor Area Ratio is For sites less than or equal to 0.3 hectares in area, where no building exists or where the existing building has a floor area ratio of less than 2.0, the maximum Floor Area Ratio is The provisions limiting the maximum Floor Area Ratio to 2.0 for Sites less than or equal to 0.3 hectares in area, as set out in sections and , do not apply when the City Block Area is less than 0.7 hectares. 41. Add to section (d) iv. Buildings constructed to a Floor Area Ratio of 2.0 or less; v. Additions of less than 1,000 m2 to Buildings existing at the date of adoption of this Part 9; e. If only a portion of a Building is located within the Downtown Primary Office mployment Area, then: Office Commercial shall be the Principal Use occupying a portion of the Gross Floor Area of the entire Building in an amount equal to: o at least 60% of the Gross Floor Area of the portion of the Building that is located in the Downtown Primary Office mployment Area. 24

25 The minimum Office Commercial Use requirement may be met with the amount of Office Commercial Use located throughout the entire Building even though only a portion of the Building is located within the Downtown Primary Office mployment Area. [For example if 10,000 m2 of a 50,000 m2 Building projects into the Downtown Primary Office mployment Area, then at least 60% of the 10,000 m2 = 6,000 m2 shall be Office Commercial in the entire 50,000 m2 Building]. 42. Revise Titles for section as follows: Delete the title for section Regulations and replace with the following title: Permitted and Discretionary Uses Delete the title for section Regulations and replace with the following title: Permitted and Discretionary Uses Delete the title for section Regulations and replace with the following title: Permitted and Discretionary Uses Delete the title for section Regulations and replace with the following title: Permitted and Discretionary Uses 43. Delete table and replace with the following revised Table in order to add Tourism Commercial Use as a Permitted Use in the BOR1, SCL1 and SCL2 Districts 25

26 Table Land Use Districts within the Downtown Major Redevelopment Zone Land Use Districts CBD1 Central Business District BOR1 - Borealis SCL1 Snyeside /Clearwater Core SCL2 Snyeside /Clearwater High Density Land Uses Food and Beverage Commercial = Permitted Use = Discretionary Use Institutional and Civic Neighbourhood Commercial Office Commercial Park Parking Structure Recreation Commercial Residential Retail Commercial (<5,000m 2 GFA) Retail Commercial, Large Format (>5,000m 2 GFA) Restricted Commercial Service Commercial Tourism Commercial Home Occupation Home Business Accessory Surface Parking Accessory Building or Use 26

27 44. Delete Festival as a row name and permitted use in table , table and table In table allow Institutional and Civic as a permitted use in the PS-CC Public Services City Centre District. 46. Revise the introductory clause for section as follows:.2 In addition to the above regulations, the development of a float plane base in the PR-CC Parks and Recreation City Centre district is a discretionary use subject to the following: 47. Add to table : under PS-CC Public Services City Centre, the following: Fuel sales associated with boating facilities as a discretionary use 48. Add to table : the following: Fuel sales associated with boating facilities as a discretionary use 49. Revise the introductory clause for section as follows:.2 In addition to the above regulations, the development of a float plane base in the RIVF Riverfront district is a discretionary use subject to the following: 50. Add the following to section 9.20 Parking and Loading Add section For specific uses set out in Part 7 that do not appear in this section 9.20, the parking requirements in Part 7 shall prevail. Insert a new section : Off Site Parking in City Centre Special Area Notwithstanding Section 130.5(a) of Part 7, in the City Centre Special Area, except for Residential uses, the Development Authority may allow for the provision of required parking stalls on a site other than the proposed development site provided that the following conditions are met:.1 the alternative site is within m of the approved use, is used exclusively as a parking area and can be secured for a time period equal to that of the approved use;.2 there is a convenient walkway from the off-site parking to the development that is the subject of the development permit application; 27

28 .3 the owner of the development proposing to use an off-site parking space has ownership and control of the site where the parking is proposed and has dedicated the site to parking for the benefit of the development in question. In such cases, a condition of the development permit for the development may require that a restrictive covenant or caveat be registered against the title to the site on which parking spaces are located. The restrictive covenant or caveat shall stipulate that the parking spaces shall be maintained exclusively for the parking requirements of the development. The restrictive covenant or caveat may only be discharged with the Development Authority s approval. 51. Amend the legend for Table to read as follows: Legend: DRZ - Downtown Major Redevelopment Zone FRZ Franklin Avenue Re-Urbanization Zone NSZ Neighbourhood Stabilization Zone RZ Recreation Zone 52. Revise the column in table headed with FRZ to read FRZ; NSZ and RZ 53. Amend Table to include parking requirements for Cottage Cluster developments and for secondary suites Cottage Cluster Residential Minimum parking requirement per unit Maximum parking requirement per unit Secondary Suite Minimum parking requirement per unit Maximum parking requirement per unit Amend table to increase the maximum Parking space requirements for Food Service / Restaurant from 2.0 per 100 m2 to 1.0 per 3.5m2, as follows: Food Service / Restaurant Minimum parking space requirement Maximum parking space requirement 1.0 per 100m 2 Public Floor Area 2.0 per 100m per 3.5m 2 Public Floor Area 1.0 per 100m 2 Public Floor Area 2.0 per 100m per 3.5m 2 Public Floor Area 28

29 55. Amend table to revise parking requirements for schools: lementary / Junior High Schools Minimum parking space requirement 1.0 per employee 1.4 per classroom, plus auditorium requirements set out below 1.0 per employee 1.4 per classroom, plus auditorium requirements set out below Senior High School Minimum parking space requirement College / University Minimum parking space requirement 1.0 per employee 1.4 per classroom, plus 1.0 per 12 student capacity, plus auditorium requirements set out below 1.0 per 12 classroom seats plus auditorium requirements set out below 1.0 per employee 1.4 per classroom, plus 1.0 per 12 student capacity, plus auditorium requirements set out below 1.0 per 10 classroom seats plus auditorium requirements set out below 56. Amend table to delete Arena from the last row and add another row: Arena / Auditorium / Conference Centre / xhibition Hall Minimum parking space requirement Maximum parking space requirement 1 space per 10 seats or 1 per 5m 2 of floor area used by patrons, whichever is less 1 space per 3.5 seats or 1 per 3m 2 of floor area used by patrons, whichever is greater 1 space per 10 seats or 1 per 5m 2 of floor area used by patrons, whichever is less 1 space per 3.5 seats or 1 per 3m 2 of floor area used by patrons, whichever is greater Arena Minimum parking space requirement Maximum parking space requirement 0 parking spaces (no minimum is required) 1 space per 3.5 seats or 1 per 3m 2 of floor area used by patrons, whichever is greater 0 parking spaces (no minimum is required) 1 space per 3.5 seats or 1 per 3m 2 of floor area used by patrons, whichever is greater 29

30 57. Revise Section as follows:.5 Public Art. Consider Including include public art that meets a high standard of quality and permanence as part of a through block connection the Building and Site, ensuring that while the public art may be located on private land, it is visible and accessible to the public. ncourage Public Art as an integral part of larger developments and sites. 58. Add to section the following: Within the SCL 2 areas, encourage development of buildings of various heights to create variation along the skyline in these areas, and to reduce shadow impacts on adjacent parkland. Development of rows of buildings with similar heights in these areas is not encouraged. " Renumber the sections that follow. 59. Replace the following maps:.1 Appendix 1 - City Centre Districts and Corridors Map.2 Appendix 2 - City Centre Floor Area Ratio Map.3 Appendix 3 - City Centre Height Map With the revised maps attached as schedule XX:.1 Appendix 1 - City Centre Districts and Corridors Map.2 Appendix 2 - City Centre Floor Area Ratio Map.3 Appendix 3 - City Centre Height Map 30

31 RGIONAL MUNCIPALITY OF WOOD BUFFALO DAT: APRIL 2012 INFOSOURC: RGIONAL MUNICIPALITY OF WOOD BUFFALO ct DR ob A e r FT Corridors King North PR-CC - Parks and Recreation - City Centre AB1 - Alberta Birchgrove Railway King South PS-CC - Public Services - City Centre K - King Morrison Prairie Loop West CBD1 - Central Business District LBL-R4 - Longboat Landing R4 Main Prairie Loop ast BOR1 - Borealis DCHR - Direct Control High Density Residential Hardin North Franklin West SCL1 - Snyeside/Clearwater Core RG - Riverside General Hardin South Franklin ast SCL2 - Snyeside/Clearwater High Density RB1 - Railway Bulyea Father Mercredi MacDonald RIVF - Riverfront WG1 - Waterways General PRA1 - Prairie West of Queen Mixed Use WMH - Waterways Manufactured Home PRA2 - Prairie ast of Queen Mixed Use P - nvironmental Protection FRA1 - Franklin Core DC - Direct Control SR1 - South Riverfront DC-U - Direct Control Urban state Residential O Hospital Special Planning Areas Downtown Primary Office mployment Area RIVF SCL2 DNHOLM GAT PRAIRI LOOP BOULVARD HI LL AVN N HIGH AS P NT U AVN T ST R HUG H S T A AV NU AVN STR T S T R BULY U PR-CC U DC-U C NT AL D R WO AU R OD D RIV P IV AT HA P DR S OR N CR A PL AC R ND AM AL M O BAC ONW O OD P LAC NH CO A B S C L C NT CR RIV A B T OR UF D ILL BAVRL ODG CLOS A B AC A CI A DR IV ABAS A ND DRIV BA SC A CR S C WG1 U PAR K CLIFF IV RB1 AVN HUG GAR D ON D RIV DR IV NT DR C S OO D CR LT SW AU OT T N AB B AR S PR-CC RAIL WAY BISH OP BA Y AV R Y THICKT DRIV PAR S AY NU B T CO AV DC AC GR OV PARK PLAC PL U R WMH M AA V N IS RO AD LAC SC PARAD NT HA RP BA AL D C IN AT HA S PR-CC PS-CC T IV DR IO N AC GIPSY PL CR PR-CC A GR LAN AL B ON GR AY LIN G RD GA Recreation Zone ATK INS ATKINS ON ROAD IV Neighbourhood Stabilization Zone K RIVF STR T KING STRT N DR ALXANDR CRSCNT R SC N L TO RUMPL PLAC RL YC City Centre Zones Legend Franklin Avenue Re-urbanization Zone GOLOSKY AVNU MARSHALL STRT QUN STRT CNTNNIAL DRIV K N RYAN LA RO BIN SO NL AN BA Y RI C RG MILLS AVNU SON ON DS AR NT LBL-R4 TOM LIN LA N RI CH AB1 MO B Downtown Major Re-development Zone SR1 IV AD S C PS-CC K DR RO CR FRA1 MCC OR M IC ST BL L FRA1 PNHORWOOD STRT NIXON STRT R FO FITZGRALD AVNU PR-CC RA CRSCNT IN SI L AB1 DCHR PRA2 FRA1 BIRCH ROAD MAY CRSCNT BIGGS AVNU CHARLS AVNU LA N FRA1 BIGGS AVNU BIGGS AVNU FRASR AVNU MANNING AVNU FRANKLIN AVNU PS-CC WILLOW SQUAR PRA2 PR-CC KING STRT FRA1 PRA2 PRAIRI LOOP BOULVARD BNNTT CRSCNT FRA1 CBD1 SAUNDRSON AVNU RO Y PRA1 HOSPITAL STRT BIGGS AVNU ALBRTA DRIV HAINAULT STRT CBD1 PRA1 MCKINNON STRT MANNING AVNU HARDIN STRT MORRISON STRT MACDONALD AVNU MCLOD STRT MANNING AVNU PR-CC GORDON AVNU GORDON WHIT AVNU POND CRSCNT HILL DRIV SCL1 MAIN STRT MANNING AVNU RICHARD STRT ay tw ig h Kn RICHARD STRT A. C. FRASR AVNU SCL1 SCL1 MACIVR STRT SCL1 CBD1 SCL1 SCL1 GORDON AVNU BOR1 SCL2 RIDL STRT IV FATHR MRCRDI STRT BOR1 DR Snyeside/Clearwater Residential Area PR-CC DMRS DRIV O OT RIM MO SC R N T P BAVRGLN CLOS B TH ACCURACY & COMPLTNSS OF INFORMATION SHOWN ON THIS DRAWING IS NOT GUARANTD. IT WILL B TH RSPONSIBILITY OF TH USR OF TH INFORMATION SHOWN ON THIS DRAWING TO LOCAT & STABLISH TH PRCIS LOCATION OF ALL XISTING INFORMATION WHTHR SHOWN OR NOT. BACONSFILD ROAD U:\Projects_KL\2375\D-Drafting-Design-Analysis\GIS\Projects\MXD\Current\Appendix 1 Districts and Corridors.mxd Last updated by bpauls on October at 9:16:08 AM Bulyea Districts ,000 Meters BAVRIDG CLOS M AU T ON CR C S N T M M O M M O RI AL DR DRA PR RO A D CITY CNTR DISTRICTS AND CORRIDORS MAP BYLAW NO. XX CITY CNTR LAND US BYLAW APPNDIX RI AL IV DR IV -S NO O UT RT H H 1

32 QUN STRT BYLAW NO. XX CITY CNTR LAND US BYLAW DAT: APRIL 2012 INFOSOURC: RGIONAL MUNICIPALITY OF WOOD BUFFALO RGIONAL MUNCIPALITY OF WOOD BUFFALO U:\Projects_KL\2375\0017\01\D-Drafting-Design-Analysis\GIS\Projects\MXD\Current\Appendix 2 Floor Area Ratio.mxd Last updated by bpauls on October at 11:11:50 AM SILIN FORST ROAD THICKT DRIV Draft October TH ACCURACY & COMPLTNSS OF INFORMATION SHOWN ON THIS DRAWING IS NOT GUARANTD. IT WILL B TH RSPONSIBILITY OF TH USR OF TH INFORMATION SHOWN ON THIS DRAWING TO LOCAT & STABLISH TH PRCIS LOCATION OF ALL XISTING INFORMATION WHTHR SHOWN OR NOT. C.A. Knight Way 5 ROY LAN RICHARD STRT RICHARD STRT RICHARDSON LAN FRASR AVNU RIC BAY MANNING AVNU MORRISON STRT ROBINSON LAN MACDONALD AVNU RYAN LAN 7.5 RUMPL PLAC GORDON AVNU MAIN STRT 7.5 MORIMOTO DRIV BIGGS AVNU MANNING AVNU 10 HARDIN STRT SAUNDRSON AVNU ,000 Meters ALXANDR CRSCNT HILL DRIV DMRS DRIV HAINAULT STRT 7.5 FATHR MRCRDI STRT 5 ATKINSON LAN BIGGS AVNU ATKINSON ROAD MANNING AVNU 7.5 FITZSIMMONS AVNU WAGNR STRT NIXON STRT MACIVR STRT ALBION DRIV ALBRTA DRIV MCLOD STRT POND CRSCNT ABASAND DRIV GORDON WHIT AVNU 5 LLS CRSCNT ALMOND CRSCNT AVRY BAY RIDL STRT GORDON AVNU POPLAR CRSCNT ATHABASCA AVNU ACACIA DRIV BIGGS AVNU ALDRWOOD DRIV ARSNAULT CRSCNT AURORA PLAC BIGGS AVNU ABBOTTSWOOD DRIV AMRN DRIV 7.5 WILLOW SQUAR HOSPITAL STRT ATHABASCA CRSCNT ALDRGROV AVNU MCKINNON STRT BLL CRSCNT ASPNHILL DRIV 5 FRANKLIN AVNU FITZGRALD AVNU MAY CRSCNT PRAIRI LOOP BOULVARD BIRCH ROAD CNTNNIAL DRIV MOBRLY CRSCNT GIPSY PLAC RA CRSCNT BNNTT CRSCNT GRAYLING CRSCNT GARDINR PLAC FRASR AVNU MANNING AVNU GRAHAM PLAC 7.5 KING STRT KING STRT TOLN DRIV 5 MARSHALL STRT BACONSFILD ROAD 5 GOLOSKY AVNU PNHORWOOD STRT BACONWOOD PLAC BAVRGLN CLOS BAVRLODG CLOS 7.5 BAVRIDG CLOS PRAIRI LOOP BOULVARD MILLS AVNU DNHOLM GAT PARADIS ROAD BACON HILL DRIV BAUFORT CRSCNT BAL CRSCNT PLICAN DRIV BAUMONT CRSCNT PARK PLAC COT BAY PARSON DRIV MMORIAL DRIV-SOUTH MMORIAL DRIV-NORTH MCCORMICK DRIV CLIFF AVNU TOMLINSON STRT HIGH AVNU BISHOP STRT RAILWAY AVNU HUGGARD STRT BULYA AVNU HUGHS AVNU PARK STRT Maximum Floor Area Ratio of 10.0 Maximum Floor Area Ratio of 7.5 Maximum Floor Area Ratio of 5.0 DRAPR ROAD CITY CNTR FLOOR ARA RATIO MAP APPNDIX 2

33 QUN STRT BYLAW NO. XX CITY CNTR LAND US BYLAW DAT: APRIL 2012 INFOSOURC: RGIONAL MUNICIPALITY OF WOOD BUFFALO Draft October RGIONAL MUNCIPALITY OF WOOD BUFFALO Up to 3 Storeys Up to 10 Storeys Up to 15 Storeys Up to 25 Storeys Unlimited Intensification Node - Up to 15 Storeys Up to 25 Storeys U:\Projects_KL\2375\0017\01\D-Drafting-Design-Analysis\GIS\Projects\MXD\Current\Appendix 3 Height.mxd Last updated by bpauls on October at 11:12:45 AM SILIN FORST ROAD THICKT DRIV TH ACCURACY & COMPLTNSS OF INFORMATION SHOWN ON THIS DRAWING IS NOT GUARANTD. IT WILL B TH RSPONSIBILITY OF TH USR OF TH INFORMATION SHOWN ON THIS DRAWING TO LOCAT & STABLISH TH PRCIS LOCATION OF ALL XISTING INFORMATION WHTHR SHOWN OR NOT. C.A. Knight Way Up to 15 Storeys Up to 25 Storeys ROY LAN RICHARD STRT RICHARD STRT RICHARDSON LAN FRASR AVNU RIC BAY MANNING AVNU MORRISON STRT MACDONALD AVNU Unlimited ROBINSON LAN RYAN LAN RUMPL PLAC GORDON AVNU MAIN STRT MORIMOTO DRIV BIGGS AVNU MANNING AVNU HARDIN STRT SAUNDRSON AVNU HILL DRIV Up to 15 Storeys ,000 Meters ALXANDR CRSCNT DMRS DRIV HAINAULT STRT FATHR MRCRDI STRT BIGGS AVNU CHARLS AVNU ATKINSON LAN ATKINSON ROAD FITZSIMMONS AVNU WAGNR STRT MANNING AVNU NIXON STRT ALBION DRIV MACIVR STRT MCLOD STRT ALBRTA DRIV POND CRSCNT Up to 10 Storeys ABASAND DRIV GORDON WHIT AVNU LLS CRSCNT ALMOND CRSCNT AVRY BAY RIDL STRT GORDON AVNU POPLAR CRSCNT ATHABASCA AVNU ACACIA DRIV BIGGS AVNU ALDRWOOD DRIV ARSNAULT CRSCNT AURORA PLAC Up to 15 Storeys (areas located within 100m of parcel corner) BIGGS AVNU ABBOTTSWOOD DRIV WILLOW SQUAR AMRN DRIV HOSPITAL STRT ATHABASCA CRSCNT ALDRGROV AVNU MCKINNON STRT BLL CRSCNT Up to 3 Storeys ASPNHILL DRIV FRANKLIN AVNU FITZGRALD AVNU MAY CRSCNT PRAIRI LOOP BOULVARD BIRCH ROAD CNTNNIAL DRIV MOBRLY CRSCNT GIPSY PLAC RA CRSCNT GRAYLING CRSCNT GARDINR PLAC FRASR AVNU MANNING AVNU GRAHAM PLAC BNNTT CRSCNT KING STRT KING STRT TOLN DRIV MARSHALL STRT BACONSFILD ROAD GOLOSKY AVNU PNHORWOOD STRT BACONWOOD PLAC BAVRGLN CLOS BAVRLODG CLOS BAVRIDG CLOS Up to 10 Storeys PRAIRI LOOP BOULVARD MILLS AVNU DNHOLM GAT PARADIS ROAD BACON HILL DRIV BAUFORT CRSCNT BAL CRSCNT Up to 10 Storeys PLICAN DRIV BAUMONT CRSCNT PARK PLAC COT BAY PARSON DRIV MMORIAL DRIV-SOUTH MMORIAL DRIV-NORTH MCCORMICK DRIV CLIFF AVNU HIGH AVNU BISHOP STRT RAILWAY AVNU TOMLINSON STRT HUGGARD STRT Up to 3 Storeys BULYA AVNU HUGHS AVNU PARK STRT DRAPR ROAD CITY CNTR HIGHT MAP APPNDIX 3