BYLAW NO. 15/026 A BYLAW OF THE REGIONAL MUNICIPALITY OF WOOD BUFFALO TO AMEND THE LAND USE BYLAW NO. 99/059

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1 Attachment 2 BYLAW NO. 15/026 A BYLAW OF THE REGIONAL MUNICIPALITY OF WOOD BUFFALO TO AMEND THE LAND USE BYLAW NO. 99/059 WHEREAS Section 639 of the Municipal Government Act requires every municipality to enact a Land Use Bylaw; AND WHEREAS Section 191 (1) of the Municipal Government Act authorizes Council to adopt a bylaw to amend a Land Use Bylaw; NOW THEREFORE the Regional Municipality of Wood Buffalo, in open Council assembled, enacts as follows: 1. Bylaw No. 99/059, the Land Use Bylaw, is hereby amended by inserting the following text into Section 113 PS Public Service District: The following regulations apply to any new development on Lots 1-5, Block 2, Plan 5030TR; Lot 12, Block 2, Plan 5030TR; Lot 1, Plan 3790 NY; Lot 15MR, Block 2, Plan ; Lot 2, Block 2, Plan as identified in the in the area shown in Figure Figure Keyano College Clearwater Campus site map Regional Municipality of Wood Buffalo Page 1 of 5

2 (a) Purpose The purpose of this type of Node is to provide more detailed urban design direction and development standards for the successful integration of a higher density mixed-use, walkable, transit-oriented node associated with, but extending beyond, the existing regulations of the Public Service District. (b) General Regulations Where a conflict exists between the regulations contained within this overlay district and the underlying Public Service District, the regulations contained within this overlay district shall apply. (c) Permitted Uses Notwithstanding the Permitted Uses of the Public Service District, within the Public Service Keyano College Node the following additional uses shall apply: Retail Store, General and Convenience Office Food Service, Major Restaurant Food Service, Minor Restaurant Food Service, Take Out Restaurant Commercial Entertainment Facility (d) Discretionary Uses Development Officer Notwithstanding the Discretionary Uses of the Public Service District, within the Public Service Keyano College Node the following additional uses shall apply: Drinking Lounge, Major Drinking Lounge, Minor (e) Site Provisions In additional to the General Regulations contained in Part 5, the following standards shall apply to every development in this district. i) Front Yard Setback (minimum): 1.0 m ii) Front Yard Setback (maximum): 3.0 m iii) Side Yard: 0.0 m iv) Rear Yard: 0.0 m v) Building Height (maximum): 12 Storeys Regional Municipality of Wood Buffalo Page 2 of 5

3 vi) Landscaping: 10% vii) Floor Area Ratio (maximum): 5 FAR (f) Additional Regulations i) There shall be a minimum 2.5 m barrier free sidewalk where there are active atgrade frontages. This sidewalk can be provided in the municipal boulevard where there is sufficient width available. ii) No residential uses shall be permitted on the ground floor of a building. iii) Loading, storage and trash collection area is encouraged to be located internally within the development. However where this is not possible, they shall be located to the rear or sides of the principal building and shall be screened from view from any adjacent Sites and public streets. iv) Along with transit-oriented development principles, sites larger than 1.0 ha must plan for integrating a bus stop on site along the Franklin Avenue and King Street corridors. v) No Storage, loading or similar use may occur within the front yard setback. (g) Built Form Regulations i) City Blocks a) A Mid-Block opening into the campus shall be provided for blocks exceeding m in length, or after every m interval. b) Through Block Connections for pedestrians, bikes and parking access shall be a minimum width of 5.0 m to accommodate both pedestrian and bicycle access. ii) Siting a) Along Franklin Avenue and King Street, development shall front the public street and be located within 3.0 m of the property line. b) Notwithstanding the above, up to 50% of the development fronting onto a public street may be setback up to 5.0 m to provide for outdoor patio space or a retail spill-out zone. The outdoor patio space or spill-out may be covered with an arcade or cantilever. c) Direct access to transit stops or stations shall be provided in the site at convenient locations and shall be connected to pedestrian infrastructure. d) There shall be a direct, uninterrupted barrier free sidewalk from the front entrance of the building to the public sidewalk, or road right-of-way if no sidewalk exists at the perimeter property, and/or transit stop. Regional Municipality of Wood Buffalo Page 3 of 5

4 iii) Massing a) Buildings along Franklin Avenue and King Street shall be a minimum height of 6.0 m. b) The ground floor of any development within this district shall have a minimum ground floor building height of 4.5 m. c) Development within this Node shall consist of a podium and tower. The podium level of a building can extend upwards to a maximum height of 6 storeys. Development of more than 6 storeys shall stepback a minimum of 3.0 m to a maximum of 5.0 m. This stepback can be accommodated anywhere within, or at the 6th storeys of a development. A stepback can be reduced to 1.5 m at the discretion of the development authority if the building design provides a visual break through design, materials, and/or colours. (h) Architectural Elements i) The building face of all development shall be articulated by recession and/or architectural projections at a minimum of 20.0 m intervals. ii) Blank walls facing public streets or public spaces shall not be permitted. iii) A minimum of 60% of the ground floor façade of a building facing a public street shall contain transparent glazing comprised of windows and entrances. iv) Non-residential development facing public streets shall provide weather protection in the form of awnings or canopies for a minimum of 80% of the overall Building Frontage and must comply with the following: a) Awnings or canopies must project a minimum of 1.5 m and a maximum of 2.5 m over the public side walk along Franklin Avenue and King Street. b) Awnings or canopies must provide a minimum of 2.5 m and a maximum of 4.0 m of vertical clearance over the sidewalk. v) The Primary Entry Doors must be located on the side of the building facing the public streets. Secondary entrances can exist on the side or rear of a development. (i) Parking i) No additional parking is permitted between the public street and the front facade along Franklin Avenue and King Street. ii) Surface parking shall generally be located to the rear of the building. iii) Parking structures and surface parking lots shall be connected to public streets or Primary Entry Doors of surrounding buildings by defined pedestrian pathways. iv) A parking structure is permitted to front Franklin Avenue or King Street provided that 100% of the ground floor of the parking structure fronting onto Franklin Avenue or King Street, excluding any related mechanical room or pedestrian or Regional Municipality of Wood Buffalo Page 4 of 5

5 vehicular access, is occupied by active uses such as retail, food and beverage commercial, or office. These ground floor uses must maintain a minimum depth of 12.0 m. v) Site access will be limited to 3 curb cuts per 180 m. Access must be a minimum of 12.0 m from an intersection and a maximum of 9.0 m wide for surface parking or 14.0 m wide for garage access. 2. This bylaw shall be effective when passed. READ a first time this 18 th day of November, A.D READ a second time this day of, A.D READ a third and final time this day of, A.D SIGNED and PASSED this day of, A.D Mayor Chief Legislative Officer Regional Municipality of Wood Buffalo Page 5 of 5