7. COMMERCIAL ZONE REGULATIONS

Transcription

1 7. COMMERCIAL ZONE REGULATIONS PART 7A PURPOSE OF CHAPTER (1) The purpose of this Chapter is to provide detailed regulations for individual commercial zones and for specific commercial uses, over and above the general regulations provided in Chapters 4 and 5. (2) The intent is to: (d) ensure that sufficient space is provided to meet the needs of commercial developments in appropriate locations; encourage the development of a variety of commercial enterprises which diversify the economy of the City, and also meet the needs of the present and future residents of the City; ensure that the type and density of commercial developments are compatible with adjoining land uses; and protect the character and intent of the commercial zones and neighbourhoods. [1992/9250]

2 Page 7.2 COMMERCIAL ZONE REGULATIONS Chapter 7 PART 7B REGULATIONS FOR ALL COMMERCIAL ZONES 7B.1 APPLICATION Every land use in a commercial zone shall comply with the regulations in this Part. [1995/9736] 7B.2 YARD REQUIREMENTS Notwithstanding the requirements in Table 5.7, Chapter 5, the provisions of this Subpart shall apply to developments in commercial zones. 2.1 DEVELOPMENTS ADJACENT TO RESIDENTIAL ZONE OR RESIDENTIAL USE [1999/10113; ] A building located in a commercial zone on a lot that is adjacent to a residential zone or property developed as a multi-unit dwelling shall be located to provide: a side or rear yard adjacent to the residential zone or property developed as an apartment which is at least one-half (½) the height of the vertical wall of the building to a maximum of 3 metres; and [1997/9904] a front yard depth of at least one-half (½) the front yard required for a building on the adjacent residential lot. 7B.3 YARD REDUCTIONS 3.1 SIDE YARD VARIANCE FOR LOTS ABUTTING ALLEYS (1) The minimum width of a required side yard abutting an alley or road right-of-way may be reduced by one-half (½) of the width of an abutting alley or road right-of-way. (2) The width of the side yard after the reduction mentioned in subsection (1) shall not be less than 450 millimetres. (3) The total width of all side yards on the lot required in Chapter 5 shall be provided in all zones except in the NC, LC1, LC2, MAC, MS, MX, DSC and D zones.

3 Chapter 7 COMMERCIAL ZONE REGULATIONS Page REAR YARD VARIANCE FOR LOTS ABUTTING ALLEY (1) The minimum depth of rear yard required in this Bylaw may be reduced by one-half (½) the width of any abutting public alley or utility right-of-way. 3.3 EXTENSION OF BUILDINGS INTO REAR YARDS (1) Subject to subsections (2) and (3), the minimum required rear yard depth may be reduced for: an apartment building; or a use in a MAC zone by extension of the building or a portion of it into the otherwise required minimum rear yard except for residential development in the DSC zone. [2002-6] (2) In no case shall the actual resulting rear yard depth be less than 1.5 metres. (3) An area equivalent to the area of the otherwise required rear yard which is covered by the extended building or use shall: in the case of an apartment, be added to the area of the required minimum side yard; and in the case of a use in a MAC zone, be added to the area of the required minimum front yard. 7B.4 EXCEPTIONS TO HEIGHT REQUIREMENTS (1) Subject to subsection (2), any height limitation in this Bylaw shall not apply to: church spires, belfries, cupolas, penthouses and domes which are not used for human occupancy; or chimneys, ventilators, skylights, water tanks, bulkheads, radio, television or microwave towers and antenna and similar features or necessary mechanical appurtenances usually situated above the roof level. (2) The features mentioned in subsection (1) shall be erected only to such height or area as is necessary to accomplish the purpose they are to serve.

4 Page 7.4 COMMERCIAL ZONE REGULATIONS Chapter 7 7B.5 ENCROACHMENTS ON BUFFERS AND EASEMENTS No structure shall encroach on a City buffer or easement unless the prior approval of the City is obtained and an agreement entered into with the City pursuant to Section 235 of The Act.. [ ] 7B.6 PERMITTED YARD ENCROACHMENTS 6.1 RESIDENTIAL DWELLING Residential dwellings in commercial zones may encroach on required yards in accordance with the provisions in Subpart 6B.7 (Chapter 6). [1992/9250] 6.2 COMMERCIAL USE All non-residential developments in commercial zones may encroach on required yards in accordance with sections 6.3 to 6.6 of this Subpart. [1992/9250; ] 6.3 FIRE ESCAPE (1) A fire escape may project into any required yard. (2) Where a commercial development abuts a lot zoned residential, the fire escape may only project 1.5 metres into any required yard, but not closer than 150 millimetres to a lot line. [1992/9250] 6.4 UNCOVERED PLATFORMS (1) Balconies, steps or other uncovered platforms may project into any required front or rear yard, except where the commercial development abuts a lot zoned residential, in which case a projection of only 1.5 metres shall be allowed. (2) Uncovered platforms or decks that are not more than 300 millimetres in height do not require setbacks. [1992/9250] 6.5 WHEELCHAIR RAMP 6.6 PORCH Wheelchair ramps may encroach into any required yard. [1992/9250] A porch that does not exceed three square metres may project into the required front yard. [1992/9250]

5 Chapter 7 COMMERCIAL ZONE REGULATIONS Page 7.5 PART 7C REGULATIONS FOR SPECIFIC COMMERCIAL ZONES 7C.1 NEIGHBOURHOOD CONVENIENCE ZONE (NC) 1.1 INTENT (1) This zone is designed to provide locations for business establishments that serve the day to day commercial and personal service needs of households and residents of new or established residential neighbourhoods. (2) The size of permitted establishments in the zone is limited to 300 square metres to prevent the generation of large volumes of vehicular and pedestrian traffic. Major arterial and collector streets are the preferred locations for this zone. (3) The zone implements the Development Plan objective for neighbourhood commercial developments in residential areas to be located on major arterial or collector streets. [1992/9250] 1.2 PERMITTED USES As specified in Table 5.2 of Chapter 5. [1992/9250] 1.3 DISCRETIONARY USES As specified in Table 5.2 of Chapter 5. [1992/9250] 1.4 DEVELOPMENT STANDARDS (1) As specified in Table 5.7 of Chapter 5. (2) Exceptions to the requirements in Table 5.7 are specified in Part 7B, above. Refer to: Subpart 7B.2 for yard requirements for developments adjacent to residential zones; [1999/10113] Subpart 7B.3 regarding reductions to the required yard setbacks; or Subpart 7B.4 regarding exceptions to the required height of buildings. [1992/9250]

6 Page 7.6 COMMERCIAL ZONE REGULATIONS Chapter ADDITIONAL REGULATIONS (1) Eating and Drinking Place No portion of an eating or drinking establishment shall be located outside of a building. Where more than one liquor-licensed use is combined in a single establishment, the maximum capacity shall not exceed 50 persons. [1992/9250] (2) Repealed. [2003-1] (3) General Development Regulations The general development regulations in Chapter 4 shall apply to developments in this zone. (4) Overlay Zones The Overlay Zone regulations in Chapter 10 shall apply to any portion of this zone that lies within an overlay zone. (5) Accessory Uses Accessory uses in this zone shall be subject to the regulations in Chapter 11. (6) Temporary Uses Temporary uses in this zone shall be subject to the regulations in Chapter 12. (7) Non-conforming Uses Non-conforming uses in this zone shall be subject to the provisions in Chapter 13. (8) Parking and Loading Parking and loading facilities in this zone shall be provided in accordance with the provisions in Chapter 14. (9) Landscaping and Buffering Landscaping and buffering in this zone shall be provided in accordance with the provisions in Chapter 15.

7 Chapter 7 COMMERCIAL ZONE REGULATIONS Page 7.7 (10) Signs The erection of signs in this zone shall be in accordance with the provisions in Chapter 16. (11) Public Amenities The development of public amenities in this zone in exchange for floor area bonuses shall be in accordance with the regulations in Chapter 17. (12) Development Permits Applications for development permits in this zone shall be made in accordance with the provisions in Chapter 18. [1992/9250] 7C.2 LOCAL COMMERCIAL ZONE (LC1) 2.1 INTENT (1) This zone is intended to provide commercial and personal service uses at moderate intensity to serve areas beyond the immediate residential neighbourhood served by the NC zone. (2) It is also designed to allow not only the retailing of convenience goods and the furnishing of personal services, but also the retailing of durable fashion goods, as well as all types of office uses. (3) The zone is restricted to established neighbourhoods, and to locations on minor arterial and collector streets. The size of permitted establishments is also limited to 300 square metres to minimize their undesirable impacts on adjacent residential neighbourhoods. (4) The zone reflects the Development Plan objective to integrate neighbourhood shopping facilities in residential areas. [1992/9250] 2.2 PERMITTED USES As specified in Table 5.2 of Chapter 5. [1992/9250] 2.3 DISCRETIONARY USES As specified in Table 5.2 of Chapter 5. [1992/9250] 2.4 DEVELOPMENT STANDARDS (1) As specified in Table 5.7 of Chapter 5.

8 Page 7.8 COMMERCIAL ZONE REGULATIONS Chapter 7 (2) Exceptions to the requirements in Table 5.7 are specified in Part 7B, above. Refer to: Subpart 7B.2 for yard requirements for developments adjacent to residential zones; [1999/10113] Subpart 7B.3 regarding reductions to the required yard setbacks; or Subpart 7B.4 regarding exceptions to the required height of buildings. [1992/9250] 2.5 ADDITIONAL REGULATIONS (1) Eating and Drinking Place [ ] At the discretion of City Council, no portion of an eating or drinking establishment shall be located outside of a building, except in compliance with the following review criteria: (i) (ii) (iii) The outdoor area shall animate the public realm (street edge); The outdoor area shall demonstrate sensitivity to existing residential development and areas zoned for future residential development; The approval of the discretionary outdoor eating and drinking uses can include conditions that address the following: Appropriate scale for the available space; Landscaping and screening; and Compliance with relevant City bylaws and regulations as well as those of external agencies. Where more than one liquor licensed use is combined in a single establishment, the maximum capacity shall not exceed 100 persons. [1992/9250] (2) Car Wash or Automobile Sales Establishment [ ] Neither a car wash nor an automobile sales establishment is an accessory use to a gas bar or service station. [1992/9250]

9 Chapter 7 COMMERCIAL ZONE REGULATIONS Page 7.9 (3) General Development Regulations The general development regulations in Chapter 4 shall apply to developments in this zone. (4) Overlay Zones The Overlay Zone regulations in Chapter 10 shall apply to any portion of this zone that lies within an overlay zone. (5) Accessory Uses Accessory uses in this zone shall be subject to the provisions in Chapter 11. (6) Temporary Uses Temporary uses in this zone shall be subject to the regulations in Chapter 12. (7) Non-conforming Uses Non-conforming uses in this zone shall be subject to the provisions in Chapter 13. (8) Parking and Loading Parking and loading facilities in this zone shall be provided in accordance with the provisions in Chapter 14. (9) Landscaping and Buffering (10) Signs Landscaping and buffering in this zone shall be provided in accordance with the provisions in Chapter 15. The erection of signs in this zone shall be in accordance with the provisions in Chapter 16. (11) Public Amenities The development of public amenities in this zone in exchange for floor area bonuses shall be in accordance with the regulations in Chapter 17. (12) Development Permits Applications for development permits in this zone shall be made in accordance with the provisions in Chapter 18. [1992/9250]

10 Page 7.10 COMMERCIAL ZONE REGULATIONS Chapter 7 7C.3 LOCAL COMMERCIAL ZONE (LC2) 3.1 INTENT (1) This zone is intended for the establishment of commercial and personal service uses at moderate intensity in new neighbourhoods rezoned from peripheral agricultural or urban holding to an urban use after January 16, (2) It is designed to allow not only retailing of convenience goods and provision of personal services, but also the retailing of durable fashion goods, as well as all types of office uses. (3) A greater range of establishments is allowed in this zone than the LC1 zone because potential land use conflicts associated with commercial developments can be avoided at the initial design stage. (4) The zone is restricted to minor arterial and collector streets, and the size of permitted establishments is restricted to 300 square metres to minimize their undesirable impacts on adjacent residential neighbourhoods. (5) The zone reflects the Development Plan objective to integrate neighbourhood shopping facilities in residential areas. [1992/9250] 3.2 PERMITTED USES As specified in Table 5.2 of Chapter 5. [1992/9250] 3.3 DISCRETIONARY USES As specified in Table 5.2 of Chapter 5. [1992/9250] 3.4 DEVELOPMENT STANDARDS (1) As specified in Table 5.7 of Chapter 5. (2) Exceptions to the requirements in Table 5.7 are specified in part 7B. Refer to: Subpart 7B.2 for yard requirements for developments adjacent to residential zones; [1999/10113] Subpart 7B.3 regarding reductions to the required yard setbacks; or Subpart 7B.4 regarding exceptions to the required height of buildings. [1992/9250]

11 Chapter 7 COMMERCIAL ZONE REGULATIONS Page ADDITIONAL REGULATIONS (1) Eating and Drinking Places No portion of an eating or drinking establishment shall be located outside of the building. Where more than one liquor licensed use is combined in a single establishment, the maximum capacity shall not exceed 100 persons. (2) Car Wash, Automobile Sales Neither a car wash nor an automobile sales lot is an accessory use to a gas bar or service station. [1992/9250] (3) General Development Regulations The general development regulations in Chapter 4 shall apply to developments in this zone. (4) Overlay Zones The Overlay Zone regulations in Chapter 10 shall apply to any portion of this zone that lies within an overlay zone. (5) Accessory Uses Accessory uses in this zone shall be subject to the provisions in Chapter 11. (6) Temporary Uses Temporary uses in this zone shall be subject to the regulations in Chapter 12. (7) Non-conforming Uses Non-conforming uses in this zone shall be subject to the provisions in Chapter 13. (8) Parking and Loading Parking and loading facilities in this zone shall be provided in accordance with the provisions in Chapter 14. (9) Landscaping and Buffering Landscaping and buffering in this zone shall be provided in accordance with the provisions in Chapter 15.

12 Page 7.12 COMMERCIAL ZONE REGULATIONS Chapter 7 (10) Signs The erection of signs in this zone shall be in accordance with the provisions in Chapter 16. (11) Public Amenities The development of public amenities in this zone in exchange for floor area bonuses shall be in accordance with the regulations in Chapter 17. (12) Development Permits Applications for development permits in this zone shall be made in accordance with the provisions in Chapter 18. [1992/9250] 7C.4 LOCAL COMMERCIAL ZONE (LC3) 4.1 INTENT (1) This zone is intended for unique areas of the City which are suitable for business development but, due to their special characteristics such as age and potential for traffic circulation hazards, require special precautions to be taken to assure appropriate business development. Accordingly, the size of permitted businesses is restricted to 150 square metres. Flexibility in building and site design is encouraged to harmonize new developments with existing building and shopping environments. (2) This zone supports the Development Plan objective to integrate neighbourhood shopping facilities in residential areas. (3) The flexibility in site design is also consistent with the Plan's objective to allow development standards that minimize the negative impacts of commercial development on residential neighbourhoods. [1992/9250] 4.2 PERMITTED USES As specified in Table 5.2 of Chapter 5. [1992/9250] 4.3 DISCRETIONARY USES As specified in Table 5.2 of Chapter 5. [1992/9250] 4.4 DEVELOPMENT STANDARDS (1) As specified in Table 5.7 of Chapter 5.

13 Chapter 7 COMMERCIAL ZONE REGULATIONS Page 7.13 (2) Exceptions to the requirements in Table 5.7 are specified in part 7B. Refer to: Subpart 7B.2 for yard requirements for developments adjacent to residential zones; [1999/10113] Subpart 7B.3 regarding reductions to the required yard setbacks; or Subpart 7B.4 regarding exceptions to the required height of buildings. [1992/9250] 4.5 ADDITIONAL REGULATIONS [2001/10264] (1) Building Setback The maximum building setback from any street line shall be 2.0 metres, except as provided in subsection (2). (2) Setback Exceptions [2014-3] In the case of a corner property that abuts a residential zone, the maximum setback from any street line shall be provided in accordance with the provisions of Subpart 7B.2 of this Chapter. Notwithstanding clause, the front yard setback of Lot 5, Block 376, Plan No. CE5560 shall be consistent with the setback regulations applicable to the adjacent properties. (3) Parking and Loading Parking and loading facilities in this zone shall be provided in accordance with the provisions in Chapter 14. Notwithstanding the provisions of that Chapter, parking shall not be permitted in the front yard of any LC3 zoned property, with the exception of Parcel A, Block 400, Plan 60R5332, Regina Subdivision. (4) Drinking Establishments Where more than one liquor licensed use is combined in a single establishment, the maximum capacity shall not exceed 50 persons. [1992/9250] (5) General Development Regulations The general development regulations in Chapter 4 shall apply to developments in this zone.

14 Page 7.14 COMMERCIAL ZONE REGULATIONS Chapter 7 (6) Overlay Zones The Overlay Zone regulations in Chapter 10 shall apply to any portion of this zone that lies within an overlay zone. (7) Accessory Uses Accessory uses in this zone shall be subject to the provisions in Chapter 11. Temporary Uses Temporary uses in this zone shall be subject to the regulations in Chapter 12. (8) Non-conforming Uses Non-conforming uses in this zone shall be subject to the provisions in Chapter 13. (9) Landscaping and Buffering (10) Signs Landscaping and buffering in this zone shall be provided in accordance with the provisions in Chapter 15. The erection of signs in this zone shall be in accordance with the provisions in Chapter 16. (11) Public Amenities The development of public amenities in this zone in exchange for floor area bonuses shall be in accordance with the regulations in Chapter 17. (12) Development Permits Applications for development permits in this zone shall be made in accordance with the provisions in Chapter 18. [1992/9250]

15 Chapter 7 COMMERCIAL ZONE REGULATIONS Page C.5 MAINSTREET ZONE (MS) 5.1 INTENT (1) This zone is intended to provide for high density developments to serve the housing, business and amenity needs of the residents of the Northwest Sector of the City. In doing so, this zone will provide high density housing development opportunities in close proximity to shopping, employment and public facilities at a minimum net density of greater than 50 units per hectare. [ ] (2) This zone implements the Development Plan objective for new residential subdivisions to provide higher densities in order to alleviate the high servicing costs, preserve prime agricultural land, and support both public transit and neighbourhood school populations. [1992/9250] 5.2 PERMITTED USES As specified in table 5.2 of Chapter 5. [1992/9250] 5.3 DISCRETIONARY USES As specified in table 5.2 of Chapter 5. [1992/9250] 5.4 DEVELOPMENT STANDARDS (1) As specified in Table 5.7 of Chapter 5. (2) Exceptions to the requirements in Table 5.7 are specified in part 7B. Refer to: Subpart 7B.2 for yard requirements for developments adjacent to residential zones; [1999/10113] Subpart 7B.3 regarding reductions to the required yard setbacks; or Subpart 7B.4 regarding exceptions to the required height of buildings. [1992/9250] 5.5 ADDITIONAL REGULATIONS (1) Density The minimum required residential net density shall be 40 units per hectare.

16 Page 7.16 COMMERCIAL ZONE REGULATIONS Chapter 7 (2) Eating and Drinking Places [ ] Outdoor eating and drinking establishments shall be permitted as an accessory use subject to compliance with the performance standards identified below: (d) The outdoor eating and drinking establishment shall not be located on a property which abuts a residential zone or a property which contains a residential use; Where an outdoor eating or drinking establishment interfaces with a residential use, school or parks and recreational space, it shall be located on a property which is a minimum of 36.5 metres from the property which contains the residential use, school or parks and recreational space. This distance shall be measured as the shortest distance between the lot lines of the two properties; Outdoor eating and drinking establishments shall only be permitted as an accessory use and shall be incidental and subordinate to the existing licensed establishment and shall comply with the regulations for accessory use identified in Chapter 11 Accessory Use Regulations of Zoning Bylaw No. 9250; and Outdoor eating and drinking establishments shall provide a sufficient amount of landscaping which shall address issues of interface and compatibility with adjacent land uses and shall be subject to the review and approval of the Development Officer. It shall be the owner's responsibility to maintain the landscaping material in perpetuity. (3) General Development Regulations The general development regulations in Chapter 4 shall apply to developments in this zone. (4) Overlay Zones The Overlay Zone regulations in Chapter 10 shall apply to any portion of this zone that lies within an overlay zone. (5) Accessory Uses Accessory uses in this zone shall be subject to the provisions in Chapter 11. (6) Temporary Uses Temporary uses in this zone shall be subject to the regulations in Chapter 12.

17 Chapter 7 COMMERCIAL ZONE REGULATIONS Page 7.17 (7) Non-conforming Uses Non-conforming uses in this zone shall be subject to the provisions in Chapter 13. (8) Parking and Loading Parking and loading facilities in this zone shall be provided in accordance with the provisions in Chapter 14. (9) Landscaping and Buffering (10) Signs Landscaping and buffering in this zone shall be provided in accordance with the provisions in Chapter 15. The erection of signs in this zone shall be in accordance with the provisions in Chapter 16. (11) Public Amenities The development of public amenities in this zone in exchange for floor area bonuses shall be in accordance with the regulations in Chapter 17. (12) Development Permits Applications for development permits in this zone shall be made in accordance with the provisions in Chapter 18. [1992/9250] 5.6 OPTIONAL DEVELOPMENT REGULATIONS (1) Uses In approving a discretionary use in the MS zone, Council may provide specific development standards with respect to that use which are based on and consistent with the general development standards set out in Chapter 4 of this Bylaw, and with the optional development regulations in this section. (2) Driveways In order to protect the integrity of peripheral landscaping, driveway accesses should be located a minimum of 50 metres apart.

18 Page 7.18 COMMERCIAL ZONE REGULATIONS Chapter 7 (3) Parking Lots In order to minimize the visual impact of parking lots, the following standards should be incorporated into the parking lot design: No more than 60 parking stalls should be located in a single parking cluster. In keeping with existing development along Rochdale Boulevard, parking areas: (i) (ii) shall be located in the rear yard of sites fronting on Rochdale Boulevard; may be located in the front or side yard: (A) (B) if it is appropriately screened from Rochdale Boulevard by fencing, landscaping or a combination of both; and provided that a portion of the principal building, including at least one entrance, is extended up to the minimum required setback along Rochdale Boulevard. (4) Residential Units Residential units should be sited in a manner that maximizes the warming effects of the sun in winter. (5) Walkways Walkways should be developed according to the following standards: provided to serve as access routes from parking lots to Rochdale Boulevard at intervals no greater than 400 metres; lit in accordance with the standards in Chapter 4, Table 4.3, to make them safe for use in the evening; and be a minimum of 1.2 metres in width. (6) Lighting Potentially hazardous places such as abrupt changes in grade, stairs or ramps should be well lit.

19 Chapter 7 COMMERCIAL ZONE REGULATIONS Page 7.19 (7) Outdoor Places The development of outdoor spaces such as plazas, public squares or various enclosed or semi-enclosed areas or other spaces serving as connectors and unifiers for areas along and around Rochdale Boulevard should be encouraged to attract pedestrian activity on the street. These spaces and/or areas should be developed according to the following standards: The maximum elevation or depression should not exceed 1.5 metres from street level. (d) No more than 50% of the area should be occupied by street furniture, benches, fountains, clock towers or other architectural features. A minimum of 25% of the surface should have the potential for sun exposure year round. Seating should be located in sheltered sunny areas with activity outlook and pleasant views. The delineation of outdoor spaces should be designed to mitigate against negative climatic effects and enhance the positive ones. [1992/9250] 7C.6 HIGHWAY COMMERCIAL ZONE (HC) 6.1 INTENT (1) This zone is designed to provide retail, business and personal services to the travelling public using the controlled-access arterials leading into the City. Towards this, businesses requiring a high level of accessibility and substantial parking would be emphasized. At the same time, in the interest of safety, businesses that generate pedestrian traffic, and uses that are typical of local or neighbourhood business zones, will be discouraged. (2) This zone will reflect two objectives of the Development Plan, namely: to direct the development of large scale shopping centre developments to the Downtown; and to develop major roadways and related commercial land uses in a manner that is compatible with other land uses. [1992/9250] 6.2 PERMITTED USES As specified in Table 5.2 of Chapter 5. [1992/9250]

20 Page 7.20 COMMERCIAL ZONE REGULATIONS Chapter DISCRETIONARY USES As specified in Table 5.2 of Chapter 5. [1992/9250] 6.4 DEVELOPMENT STANDARDS (1) As specified in Table 5.7 of Chapter 5. (2) Exceptions to the requirements in Table 5.7 are specified in part 7B. Refer to: Subpart 7B.2 for yard requirements for developments adjacent to residential zones; [1999/10113] Subpart 7B.3 regarding reductions to the required yard setbacks; or Subpart 7B.4 regarding exceptions to the required height of buildings. [1992/9250] 6.5 ADDITIONAL REGULATIONS (1) General Development Regulations The general development regulations in Chapter 4 shall apply to developments in this zone. (2) Overlay Zones The Overlay Zone regulations in Chapter 10 shall apply to any portion of this zone that lies within an overlay zone. (3) Accessory Uses Accessory uses in this zone shall be subject to the provisions in Chapter 11. (4) Temporary Uses Temporary uses in this zone shall be subject to the regulations in Chapter 12. (5) Non-conforming Uses Non-conforming uses in this zone shall be subject to the provisions in Chapter 13. (6) Parking and Loading Parking and loading facilities in this zone shall be provided in accordance with the provisions in Chapter 14.

21 Chapter 7 COMMERCIAL ZONE REGULATIONS Page 7.21 (7) Landscaping and Buffering (8) Signs Landscaping and buffering in this zone shall be provided in accordance with the provisions in Chapter 15. The erection of signs in this zone shall be in accordance with the provisions in Chapter 16. (9) Public Amenities The development of public amenities in this zone in exchange for floor area bonuses shall be in accordance with the regulations in Chapter 17. (10) Development Permits Applications for development permits in this zone shall be made in accordance with the provisions in Chapter 18. [1992/9250] 7C.7 MAJOR ARTERIAL COMMERCIAL ZONE (MAC) 7.1 INTENT (1) This zone is designed for the development of retail, service and office businesses serving the travelling public and residents of the City at large, which require locations with good visibility and accessibility along major arterial roadways. (2) In order not to undermine the role and function of the Downtown Zone as the business core of the City, permitted uses in this zone will be limited to a gross floor area of 1,000 square metres. Development regulations are also relaxed to provide additional flexibility in the development of small scale establishments. The grouping of establishments in multi-tenant and mixed-use settings are encouraged. [1995/9736] (3) This zone will be applied to the following arterial roadways or portions thereof: Albert Street (excluding the area between College and 25 th Avenues); Broad Street (College Avenue to 3 rd Avenue North); [2002-5] Dewdney Avenue (Garnet Street to Smith Street); (d) Park Street (north of 13 th Avenue to CPR Mainline); [2002-5]

22 Page 7.22 COMMERCIAL ZONE REGULATIONS Chapter 7 (e) Saskatchewan Drive (between Broad Street and Winnipeg Street); [2002-5] (f) Victoria Avenue (east of Winnipeg Street); [2002-5] (g) Winnipeg Street (between 11 th Avenue and Saskatchewan Drive); [2002-5] (h) Pasqua Street at Rochdale Boulevard; [2002-5] (i) Quance Street; [2002-5] (j) Eastgate Drive. [2002-5] (k) (l) West side of University Park Drive from Quance Street to a point approximately 60 metres north of the Arens Road street right-ofway. [ ] North side of Harbour Landing Drive, between Lewvan Drive and Harvard Way. [ ] (m) Neville Drive [ ] (n) Dakota Drive [ ] (o) Streets within the East Victoria Concept Plan Phase 1 [ ] (4) The intent of this zone is consistent with the Development Plan objective to: discourage the location of major suburban shopping centres outside the Downtown; locate neighbourhood commercial development in residential areas on major arterial or collector streets; and develop major roadways and related commercial land uses in a manner that is compatible with other land uses. [1992/9250] 7.2 PERMITTED USES As specified in Table 5.2 of Chapter 5. [1992/9250] 7.3 DISCRETIONARY USES As specified in Table 5.2 of Chapter 5. [1992/9250] 7.4 DEVELOPMENT STANDARDS (1) As specified in Table 5.7 of Chapter 5.

23 Chapter 7 COMMERCIAL ZONE REGULATIONS Page 7.23 (2) Exceptions to the requirements in Table 5.7 are specified in part 7B. Refer to: Subpart 7B.2 for yard requirements for developments adjacent to residential zones; [1999/10113] Subpart 7B.3 regarding reductions to the required yard setbacks; or Subpart 7B.4 regarding exceptions to the required height of buildings. [1992/9250] 7.5 ADDITIONAL REGULATIONS (1) General Development Regulations The general development regulations in Chapter 4 shall apply to developments in this zone. (2) Overlay Zones The Overlay Zone regulations in Chapter 10 shall apply to any portion of this zone that lies within an overlay zone. (3) Accessory Uses Accessory uses in this zone shall be subject to the provisions in Chapter 11. (4) Temporary Uses Temporary uses in this zone shall be subject to the regulations in Chapter 12. (5) Non-conforming Uses Non-conforming uses in this zone shall be subject to the provisions in Chapter 13. (6) Parking and Loading Parking and loading facilities in this zone shall be provided in accordance with the provisions in Chapter 14. (7) Landscaping and Buffering Landscaping and buffering in this zone shall be provided in accordance with the provisions in Chapter 15.

24 Page 7.24 COMMERCIAL ZONE REGULATIONS Chapter 7 (8) Signs The erection of signs in this zone shall be in accordance with the provisions in Chapter 16. (9) Public Amenities The development of public amenities in this zone in exchange for floor area bonuses shall be in accordance with the regulations in Chapter 17. (10) Development Permits Applications for development permits in this zone shall be made in accordance with the provisions in Chapter 18. [1992/9250] 7C.8 MAJOR ARTERIAL COMMERCIAL ZONE (MAC3) 8.1 INTENT (1) This zone is intended to accommodate retail, service and office developments along controlled-access roadways where vehicular access to the sites is limited, but where establishments can benefit from good visibility from the major arterial roadway. (2) Permitted retail uses allowed in this zone shall be those that are 500 square metres or less in size, generate low vehicular traffic, and will primarily serve the needs of residents of the adjoining residential neighbourhoods. [1995/9736] (3) Full direct access to and from sites and the zone shall be limited to the designated intersection, namely: Victoria Avenue East at University Park Drive/Fleet Street (between the Ring Road and Eastgate Commercial Park); and as shown in Figure 7.1. (4) The intent of this zone is consistent with the Development Plan objective to: discourage the location of major suburban shopping centres outside the Downtown; and locate neighbourhood commercial developments in residential areas on major arterial or collector streets. [1992/9250]

25 Chapter 7 COMMERCIAL ZONE REGULATIONS Page PERMITTED USES As specified in Table 5.2 of Chapter 5. [1992/9250] 8.3 DISCRETIONARY USES As specified in Table 5.2 of Chapter 5. [1992/9250] 8.4 DEVELOPMENT STANDARDS (1) As specified in Table 5.7 of Chapter 5. (2) Exceptions to the requirements in Table 5.7 are specified in part 7B. Refer to: Subpart 7B.2 for yard requirements for developments adjacent to residential zones; [1999/10113] Subpart 7B.3 regarding reductions to the required yard setbacks; or Subpart 7B.4 regarding exceptions to the required height of buildings. [1992/9250] Figure 7.1: Permitted Approach to Controlled-Access Roadways

26 Page 7.26 COMMERCIAL ZONE REGULATIONS Chapter ADDITIONAL REGULATIONS (1) General Development Regulations The general development regulations in Chapter 4 shall apply to developments in this zone. (2) Overlay Zones The Overlay Zone regulations in Chapter 10 shall apply to any portion of this zone that lies within an overlay zone. (3) Accessory Uses Accessory uses in this zone shall be subject to the provisions in Chapter 11. (4) Temporary Uses Temporary uses in this zone shall be subject to the regulations in Chapter 12. (5) Non-conforming Uses Non-conforming uses in this zone shall be subject to the provisions in Chapter 13. (6) Parking and Loading Parking and loading facilities in this zone shall be provided in accordance with the provisions in Chapter 14. (7) Landscaping and Buffering (8) Signs Landscaping and buffering in this zone shall be provided in accordance with the provisions in Chapter 15. The erection of signs in this zone shall be in accordance with the provisions in Chapter 16. (9) Public Amenities The development of public amenities in this zone in exchange for floor area bonuses shall be in accordance with the regulations in Chapter 17.

27 Chapter 7 COMMERCIAL ZONE REGULATIONS Page 7.27 (10) Development Permits Applications for development permits in this zone shall be made in accordance with the provisions in Chapter 18. [1992/9250] 7C.9 DESIGNATED SHOPPING CENTRE ZONE (DSC) 9.1 INTENT (1) This zone is designed to accommodate the development of planned shopping centres characterized by: (d) (e) unitary ownership, control or management; concentrated and compatible retail and service uses; one or more anchor type stores; common parking facilities; and design to serve the market area of one or more communities. [1997/9904] (2) This zone also provides for medium to high density residential development to implement the development plan objective encouraging infill development in order to reduce urban sprawl, utilize existing services and support both public transit and neighbourhood school population. [2002-6] 9.2 PERMITTED USES As specified in Table 5.2 of Chapter 5. [1992/9250] 9.3 DISCRETIONARY USES As specified in Table 5.2 of Chapter 5. [1992/9250] 9.4 DEVELOPMENT STANDARDS (1) As specified in Table 5.7 of Chapter 5.

28 Page 7.28 COMMERCIAL ZONE REGULATIONS Chapter 7 (2) Exceptions to the requirements in Table 5.7 are specified in part 7B. Refer to: Subpart 7B.2 for yard requirements for developments adjacent to residential zones; [1999/10113] Subpart 7B.3 regarding reductions to the required yard setbacks; or Subpart 7B.4 regarding exceptions to the required height of buildings. [1992/9250] 9.5 ADDITIONAL REGULATIONS (1) General Development Regulations The general development regulations in Chapter 4 shall apply to developments in this zone. (2) Overlay Zones The Overlay Zone regulations in Chapter 10 shall apply to any portion of this zone that lies within an overlay zone. (3) Accessory Uses Accessory uses in this zone shall be subject to the provisions in Chapter 11. (4) Temporary Uses Temporary uses in this zone shall be subject to the regulations in Chapter 12. (5) Non-conforming Uses Non-conforming uses in this zone shall be subject to the provisions in Chapter 13. (6) Parking and Loading Parking and loading facilities in this zone shall be provided in accordance with the provisions in Chapter 14. (7) Landscaping and Buffering Landscaping and buffering in this zone shall be provided in accordance with the provisions in Chapter 15.

29 Chapter 7 COMMERCIAL ZONE REGULATIONS Page 7.29 (8) Signs The erection of signs in this zone shall be in accordance with the provisions in Chapter 16. (9) Public Amenities The development of public amenities in this zone in exchange for floor area bonuses shall be in accordance with the regulations in Chapter 17. (10) Development Permits Applications for development permits in this zone shall be made in accordance with the provisions in Chapter 18. [1992/9250] (11) Development Standards for Residential and Mixed-Use Buildings Notwithstanding the development standards for front, rear and side yard setbacks and height and floor area ratio in Table 5.7 pertaining to the DSC zone, the following development standards shall apply to residential and mixed-use building in the DSC zone: The minimum setback from any property line for a residential building or residential portion of a mixed-use building in the DSC zone shall be 7.5 metres. The permitted residential or mixed-use building height in metres h at a particular point on a specific lot in the DSC zone as shown in figure 7.1 is calculated as: H = d Where: (i) (ii) d is the distance from the property line h shall not exceed 20 metres. The residential component of any building in the DSC zone shall not be included in the floor area ratio calculation. The commercial component of any building in the DSC zone shall be subject to the maximum floor area ratio in table 5.7. [2002-6]

30 Page 7.30 COMMERCIAL ZONE REGULATIONS Chapter 7 Building Envelope Maximum Height Minimum Setback P/L Figure 7.1: Application of Setback and Height Requirements [ ] 7C.10 DOWNTOWN ZONE (D) [ ] 10.1 INTENT (1) This zone is intended to strengthen Downtown Regina as the economic and cultural hub of the City by making it an attractive place to work, shop, visit, and live consistent with the vision of the Part G Regina Downtown Neighbourhood Plan of Regina Development Plan, Bylaw No (Official Community Plan). (2) The zone provides regulations, development standards, urban design standards, and development incentives to facilitate and encourage developments that contain ground floor and pedestrian-oriented streets containing clusters of retailing, personal services, entertainment, eating and drinking establishments and an active 24/7 urban environment. (3) The zone contains urban design and development standards that shape buildings in terms of height, scale, and character to create a comfortable, safe, active, attractive and dynamic urban environment.

31 Chapter 7 COMMERCIAL ZONE REGULATIONS Page 7.31 (4) This zone implements several policies of the Regina Downtown Neighbourhood Plan including that the City of Regina: will amend Regina Zoning Bylaw No to guide development to achieve the Regina Downtown Neighbourhood Plan Vision and the Public Realm Framework. The Zoning Bylaw shall include descriptions of the following topics; General Design Standards, Heritage Standards, Urban Structure, and Bonusing Framework; shall create general design standards for new development in the Downtown and incorporate the standards in the Zoning Bylaw. The goal of these standards is to create a human scaled environment, a characteristic of all great downtowns. The City of Regina shall use these standards as guidelines when evaluating the merits of new development using the following criteria: (i) (ii) (iii) (iv) (v) Makes a positive contribution to the city, to the Downtown, and to the streetscape; Relates to, and builds upon its existing context; Contributes to pedestrianism; The façade is as interactive as possible at street level, through transparency, multiple entrances, and storefront and active uses; and Will stand the test of time. (d) (e) shall consolidate a set of Heritage Standards to provide a framework for the conservation of Downtown s heritage resources and provide guidance on managing change. Their purpose is to ensure new development makes a positive contribution towards the conservation of valuable resources, thereby leveraging these resources to achieve an increasingly successful Downtown; will adopt in the Zoning Bylaw an urban structure based on precinct character areas and built form character areas to guide the shape of the Downtown as a whole, including its overall height and density, street wall heights, setbacks/build-to-lines, and distinct functional and character areas; will incorporate frontage conditions in the Zoning Bylaw to ensure development decisions result in active and animated streets, provide a critical mass of activities and neighbourhood convenience for Downtown residents, and fill the niche for one-ofa-kind stores serving the city as a whole; and

32 Page 7.32 COMMERCIAL ZONE REGULATIONS Chapter 7 (f) will incorporate build-to lines and build-to ranges in the Zoning Bylaw. (5) This zone implements several objectives and policies of Part A - Policy Plan of Regina Development Plan, Bylaw No.7877 (Official Community Plan). These include objectives to: promote the Downtown as the key element of City life containing the widest range of goods and services, and the largest concentration of commercial employment opportunities; and facilitate the development of pedestrian systems which respond to the unique characteristics of the built environment, particularly the Downtown and safe efficient and convenient movement through the urban area. (6) Specific policies that will be implemented by this zone include policies to: (d) (e) (f) (g) (h) (i) (j) encourage the retention and enhancement of the Downtown as the primary business, office, retail, cultural and administrative centre of the City; encourage the location of major office uses, hotels, convention centres, government buildings, entertainment uses and cultural facilities; encourage new high density, affordable residential development in the Downtown; improve and maintain public amenities in the Downtown area to attract new residents into the area; orient the transit system around service to the Downtown; discourage and limit long term public parking in the Downtown; provide incentives to encourage new developments to provide on-site short term parking; improve and expand on the provision of adequate public transit shelters, particularly in the Downtown and residential areas; maintain and enhance the Downtown as the principal office and retail employment centre; and limit employment nodes outside the Downtown to local services, or uses that are otherwise inappropriate in the Downtown.

33 Chapter 7 COMMERCIAL ZONE REGULATIONS Page PERMITTED USES As specified in Table 5.2, of Chapter 5, provided that the use has: A floor area ratio of less than 2; and A height of less than 12 metres DISCRETIONARY USES (1) As specified in Table 5.2 of Chapter 5. (2) In addition to the discretionary uses listed in Table 5.2 of Chapter 5, all uses listed in the permitted category in that table for this zone shall be deemed discretionary, where they exceed the Floor Area Ratio or Height limits specified in section 10.2 for permitted uses in the zone URBAN STRUCTURE (1) Character Framework The Urban Structure Character Framework guides the shape of the Downtown as a whole, including its overall Height and Floor Area Ratio, Street Wall heights, Setbacks/Build-to Lines, and distinct functional and Character Areas. The Urban Structure builds on existing and historic development characteristics and considers linkages and interfaces with the surrounding context. The Character Framework consists of precinct and Built Form character areas as illustrated in Figure 7.1 and the development standards that follow in Section 10.5 implement the objectives of the Urban Structure Character Framework. Precinct Character: The areas outlined in black are precinct areas, each characterized by a distinct combination of different uses, Built Forms, and landscapes and include: (i) Cathedral Interface: This is a transition area between the Downtown and the Cathedral Neighbourhood to the west. Maximum permitted building heights decrease at the western edge of this precinct character area to provide an appropriate transition to the existing lower height and density residential building forms in the Cathedral Neighbourhood. Future Public Realm investments in this precinct character area, particularly along Albert Street (Grand Avenue) will help facilitate this transition and development options will typically range between low to mid-rise residential building forms.

34 Page 7.34 COMMERCIAL ZONE REGULATIONS Chapter 7 (ii) (iii) (iv) (v) Core Interface: This is a transition area between the Downtown and the Heritage Neighbourhood (formerly Core Neighbourhood) to the east. Maximum permitted building heights decrease at the eastern edge of this precinct character area to provide an appropriate transition to the existing lower height and density residential building forms in the Heritage Neighbourhood (formerly the Core Neighbourhood). Future Public Realm investments in this precinct character area, particularly along Broad Street (Grand Avenue) will help facilitate this transition and development options will typically range between low to mid-rise residential building forms. Centre Square Interface: This precinct character area complements the Downtown with its mix of residential densities and forms, commercial/office development, and small businesses. Density and height permissions are more permissive than the two previous interface zones to reflect the mix of residential building forms and densities in this precinct character area and in the Centre Square Neighbourhood (formerly the Transitional Area Neighbourhood) to the south. Downtown Edge Interface: This precinct character area forms the northern edge of the Downtown adjacent to the Canadian Pacific Railway line. The only linkages to the north are at Albert and Broad Streets. By necessity, this area will tend to orient to the south, towards the Downtown until such time that redevelopment of the CPR intermodal lands occurs. Higher building forms are appropriate, consisting of both residential and commercial development. In the future, this precinct area may become a transition area to a new, more urban development to its north (when the existing CP inter-modal yard is relocated) and, therefore, future development in this area should be designed to facilitate future linkages to this area. Central Downtown: Central Downtown is the heart of the city. It has a mix of uses and is the most urban condition, where buildings are built out to the property line and density and height permissions are maximized. It is the focus of tall buildings, with a recognizable peak, and is the focus of continuous Storefront retailing. Future cultural/recreational destinations should also be concentrated here.

35 Chapter 7 COMMERCIAL ZONE REGULATIONS Page 7.35 Built Form Character: The coloured areas in Figure 7.1 represent specific built-form characteristics responding to particular streets or conditions in the Downtown and include: (i) (ii) (iii) (iv) Grand Avenues: The four arterial roads that define the edge of the Downtown are the Grand Avenues of the Downtown. Where they intersect they also define Gateways into the Downtown. Buildings along the Grand Avenues should be a little grander than most, in the sense that they will have careful attention focused on their quality and design details. Overall building Heights and Floor Area Ratios can be maximized at Gateway intersections in accordance with the bonusing provisions in Chapter 17 Development Alternatives and Incentives in this Bylaw. Cathedral/Core Neighbourhood Edge: The blocks along Angus Street and Osler Street that face Cathedral and Heritage neighbourhoods should have buildings of a scale compatible with the adjacent low-rise neighbourhoods. Centre Square Neighbourhood: The blocks south of Victoria Avenue (specifically, the laneway behind the blocks facing Victoria Avenue), east of Albert Street and west of Broad Street (and those that do not front onto these streets) is a transition area to the Centre Square Neighbourhood which is south of 13 th Avenue. Commercial buildings should be low-rise in scale while residential buildings should be mid- to high-rise, forming a transition in height between the Downtown to the north and the lowto mid-rise scale of Centre Square further south. Urban Core: All of the blocks contained by the Grand Avenues are the Urban Core. Buildings in this area will generally be located at the street edge and occupy 100% of their frontages. New buildings will tend to be built with side party walls, particularly at the Podium level, in expectation of future change or infill. Buildings within the Urban Core should be granted the greatest latitude with respect to individual design expression, while creating a pedestrian scaled environment with activity at street level.

36 Page 7.36 COMMERCIAL ZONE REGULATIONS Chapter 7 Figure 7.1 : Urban Structure Character Framework

37 Chapter 7 COMMERCIAL ZONE REGULATIONS Page DEVELOPMENT REGULATIONS (1) Floor Area Ratio Limits (d) (e) The maximum permitted Floor Area Ratio (FAR) shall be shown on Figure 7.2. For lands having a 0.0 maximum permitted FAR (Victoria Park and Queen Elizabeth II Court) buildings not exceeding 75 square metres in gross floor area and 4.25 metres in height may be considered and approved by the Development Officer provided that the buildings are accessory to the intended function of these locations for public use and gathering. All developments in the downtown are eligible for FAR density bonusing in accordance with the provisions of Chapter 17 Development Alternatives and Incentives in this Bylaw. In the area identified in Figure 7.3 as the CBD Central Business District, buildings that contain 25% of their total gross floor area as office use and that exceed the maximum permitted Street Wall height (Podium) shall be required to provide public amenity contributions in the amount of $4.00 per square foot (in 2009 dollars) of gross floor area or contribution of public amenities of equivalent value for portions of the building above podium in accordance with the provisions of Chapter 17 Development Alternatives and Incentives in this Bylaw through application of the Contribution Gradient (Table 17.1 Incentive and Amenity System) in exchange for unlimited Height and FAR. [ ] Notwithstanding any other provision in the Bylaw, the rules for calculating Floor Area Ratio in the D - Downtown zone shall be as follows: (i) (ii) all areas used for above grade parking contained within the exterior faces of the exterior walls of the building, and above grade, shall be included in the building floor area; all floor area below grade or where the floor level is below grade for at least 50% of its floor to ceiling height, shall be excluded from the building floor area.

38 Page 7.38 COMMERCIAL ZONE REGULATIONS Chapter 7 Figure 7.2: Maximum Permitted Floor Area Ratio (FAR)

39 Chapter 7 COMMERCIAL ZONE REGULATIONS Page 7.39 Figure 7.3: Central Business District (CBD)

40 Page 7.40 COMMERCIAL ZONE REGULATIONS Chapter 7 (2) Height (d) (e) (f) (g) Subject to clause, the maximum building heights shall comply with Figure 7.4. For lands having a 0.0 metre maximum permitted Height (Victoria Park and Queen Elizabeth II Court) buildings not exceeding 75 square metres and 4.25 metres in height may be considered and approved by the Development Officer provided that the buildings are accessory to the intended function of these locations for public use. City Council may provide other height-related conditions based upon the development standards and urban design standards for this zone. Areas outlined by the red dashed line in Figure 7.4 are eligible for unlimited height through bonusing in accordance with the provisions of Chapter 17 Development Alternatives and Incentives in this Bylaw. In the area identified in Figure 7.3 as the CBD Central Business District, buildings that contain 25% of their total gross floor area as office use and that exceed the maximum permitted Street Wall height (Podium) shall be required to provide public amenity contributions in the amount of $4.00 per square foot (in 2009 dollars) of gross floor area or contribution of public amenities of equivalent value for portions of the building above podium in accordance with the provisions of Chapter 17 Development Alternatives and Incentives in this Bylaw through application of the Contribution Gradient (Table 17.1 Incentive and Amenity System) in exchange for unlimited Height and FAR. [ ] New buildings in the Downtown zone shall have a minimum height of 7.25 metres (2 storeys) with the exception of public use buildings in Victoria Park and Queen Elizabeth Court in accordance with clause above. Where pedestrian level wind and/or sun/shadow conditions are indicated, such that they would adversely affect the general amenity of the area or the welfare of citizens on the surrounding streets, City Council may, at its discretion, require modifications to the development and/or establish the maximum building height in order to ameliorate such adverse conditions.

41 Chapter 7 COMMERCIAL ZONE REGULATIONS Page 7.41 Figure 7.4: Downtown Height (m) Zones

42 Page 7.42 COMMERCIAL ZONE REGULATIONS Chapter 7 (3) Change in Use The Development Officer shall issue a development permit for any change of use to a use permitted in this zone that will be entirely contained within any existing building, provided only that such change of use will not result in a reduction of existing parking and/or loading facilities associated with the existing building. (4) Frontage Condition Frontage conditions for buildings shall comply with Figure 7.5. Storefront Uses located at Street Level are encouraged along all Downtown streets. For the purposes of this section, Storefront Uses are defined as the component of commercial uses including retail, personal service establishments, restaurants, art galleries, and other uses that exhibit a greater degree of pedestrian activity and visual store front display than other commercial uses such as office use. (d) Required Street Level Storefront Frontage: Buildings along these streets shall provide Storefront Uses at Street Level. Non- Storefront features, such as common building lobbies or entrances to above-grade uses should be minimized. Convertible Frontage: Buildings along these streets shall be designed to provide a minimum 4.25 metre first storey height to accommodate potential conversion to Storefront Uses in the longterm. Priority Active Frontage: Priority active frontages shall consist of Storefront Uses, public uses, or other uses. Patios and outdoor uses shall be encouraged to locate on priority active frontages. A minimum of 70% to 90% coverage of Street Wall facades shall be clear or lightly tinted glass (Glazing).

43 Chapter 7 COMMERCIAL ZONE REGULATIONS Page 7.43 Figure 7.5: Frontage Conditions

44 Page 7.44 COMMERCIAL ZONE REGULATIONS Chapter 7 (5) Build to Lines and Build-to Ranges and Setback Requirements (d) (e) (f) Most of downtown is appropriate for buildings that are located at or near the front property line at a zero Build-to Line. The Build-to Lines and Build-to Line ranges identify where buildings shall be developed in relationship to property lines. Build-to Lines and Build-to Line Ranges are illustrated in Figure 7.6 and shall comply with the Build-to Line Ranges in Figure 7.7. As an exception to Figure 7.7, residential uses located along Secondary Streets (see Figure 7.8) that have dwelling units accessed at Street Level shall be setback between 2 to 4 metres from front property line. This requirement shall not apply to residential use components that include lobbies, building amenity areas, recreation rooms, and atrium spaces. No front, side, or rear yard shall be required with the following exceptions identified in clauses (d), (e), and (f) below. Where identified, a minimum 5 metre setback shall be required for properties in Figure 7.7 fronting Broad Street, Albert Street, Saskatchewan Drive, Victoria Avenue and a portion of Lorne Street except in situations where a desired urban design condition would warrant a partial reduction in the 5 metre setback requirement. For those properties at the intersections Broad Street and Victoria Avenue; Broad Street and Saskatchewan Drive; Albert Street and Victoria Avenue; Albert Street and Saskatchewan Drive the minimum required 5 metre setback can be satisfied wholly or partially along the front lot lines of properties fronting these intersections in any combination equating to 5 metres; Setbacks shall be provided in accordance with the regulations in Subpart 4B.8, Section 8.3 respecting encroachments on buffers and easements.

45 Chapter 7 COMMERCIAL ZONE REGULATIONS Page 7.45 Figure 7.6: Build-to Line Illustration Figure 7.7: Build-to Lines and Build-to Ranges

46 Page 7.46 COMMERCIAL ZONE REGULATIONS Chapter 7 Figure 7.8: Streetscape Typologies

47 Chapter 7 COMMERCIAL ZONE REGULATIONS Page 7.47 (6) Street Wall Height The Street Wall is the lower portion of a building or collection of buildings that defines the street edge or Public Realm and will typically range between 3 to 6 storeys in height. The Street Wall refers to the lower facade portion of the building as illustrated in Figure 7.9. Figure 7.9: Street Wall Above the defined Street Wall height, portions of building that exceed the defined Street Wall height are subject to above Street Wall step backs (see Subsection 7C.10.5(7)). The step back is the distance from the Street Wall edge to the nearest part of the taller building element, measured perpendicular to the Street Wall as illustrated in Figure The Podium is the lower portion of the building that defines the street edge or Public Realm, typically between 3 to 6 storeys in height. The Podium is distinct from the Street Wall in that it refers to the overall massing of this portion of the building as illustrated in Figure The minimum Street Wall heights and ranges shall comply with Figure Figure 7.10: Figure 7.11: Step Back Illustration Podium Illustration

48 Page 7.48 COMMERCIAL ZONE REGULATIONS Chapter 7 Figure 7.12: Street Wall Height (7) Above Street Wall and Podium Development Standards The following standards apply to taller building elements above the defined Street Wall and Podium and are illustrated in Figure A minimum 2.5 metre above Street Wall and Podium step back shall be provided to taller building elements as illustrated in Figure The above podium step back shall be applied to front and side lot lines. The above podium step back is not required at the rear of the building along the rear lot line adjacent to lanes.

49 Chapter 7 COMMERCIAL ZONE REGULATIONS Page 7.49 (d) (e) (f) (g) City Council may approve partial reductions in the minimum required above podium step back for specific design purposes including building Transition to adjacent developments and building Articulation where it is demonstrated to the satisfaction of City Council through wind analysis, sun shadowing analysis, and urban design analysis that the proposed reductions will not create a negative impact on the Public Realm and pedestrian environment and will result in an overall improved urban design condition. Portions of buildings exceeding metres in height shall be separated by a minimum distance of 20 metres from other buildings exceeding metres in height. Notwithstanding clause (d), City Council may grant relaxations to the minimum required building separation distance where it is demonstrated to the satisfaction of Council that privacy, environmental (wind and sun shadow analysis), and aesthetic considerations have been addressed. Building slab length shall not exceed 55 metres in length for those portions of buildings taller than metres. On blocks fronting the south side of Victoria Avenue, the maximum permitted building slab length shall be 55 metres for portions of buildings exceeding metres in height and less than 30 metres in height. (h) Repealed [2015-1] (i) (j) Notwithstanding Clauses (f) and (g), City Council may grant relaxations to the maximum permitted slab length standard where it is demonstrated to the satisfaction of Council that the building Massing and design has been broken up through building Articulation (see subsection 10.8(8)) and that through wind impact analysis and sun shadow analysis it is demonstrated that the slab length does not cause negative impact on the Public Realm and pedestrian environment. In circumstances where an adjacent building's party wall is built to the shared property line, the Podium of the new building shall be constructed to abut the existing party wall.

50 Page 7.50 COMMERCIAL ZONE REGULATIONS Chapter 7 Figure 7.13: Illustrations of Above Street Wall and Podium Development Standards

51 Chapter 7 COMMERCIAL ZONE REGULATIONS Page 7.51 (8) Parking and Loading Requirements Parking and loading facilities shall be provided in accordance with the provisions of Chapter 14 of this Bylaw, except as specified elsewhere in this Chapter. The location of parking facilities in the downtown shall be in accordance with Figure Figure 7.14: Parking Standards No Visible Parking and Streets with Parking Standards

52 Page 7.52 COMMERCIAL ZONE REGULATIONS Chapter 7 (d) (e) (f) On Streets with No Visible Parking new surface accessory use parking lots or above grade parking structures shall be screened by Storefront uses or other active uses along the street as illustrated in Figure On Streets with Parking Standards new parking shall conform to design standards that emphasize Storefront and active use at street level as illustrated in Figure Parking shall not be located between any building and the street edge. City Council may allow for parking to be located adjacent to the right of way subject to the following provisions: (i) (ii) (iii) (iv) (v) (vi) The parking lot is located within a parking garage; The parking lot is located adjacent to a street with no identified frontage condition pursuant Figure 7.5; The subject property is located on a corner lot; The length of parking adjacent to the streets is no greater than 20m or the typical width of a driveway and length of two parking stalls; The building is designed to allow the parking lot to be converted into commercial use, should it be viable in the future; and [ ] The applicant shall demonstrate how the exterior of the building adjacent to the parking lot contributes to the public realm through any creative placement of landscaping, public art, fenestration, outdoor display area, sidewalk café or other means. [ ]

53 Chapter 7 COMMERCIAL ZONE REGULATIONS Page 7.53 Figure 7.15: Parking Standards Streets with no visible parking: above grade structured parking is completely screened by Storefront or active uses. Figure 7.16: Parking Standards Streets with parking standards: Grade level parking is completely screened by Storefront or active uses and reviewed for consistency with the urban design guidelines for Parking Garage Building Form in subsection 10.9(5).

54 Page 7.54 COMMERCIAL ZONE REGULATIONS Chapter WIND STUDY ANALYSIS AND SUN LIGHT PENETRATION DEVELOPMENT STANDARDS (1) Purpose The following development standards are intended to provide the basis for ensuring that the Public Realm and pedestrian level conditions will not be adversely affected by new developments. (2) Application In considering a development or use in the Downtown zone, Council shall take into account the degree to which existing pedestrian level wind conditions are affected and the degree to which optimum wind conditions will be achieved when the development is completed. Unacceptable wind conditions shall be ameliorated to the greatest possible extent possible through whatever means deemed appropriate by City Council including modifications to building design and other wind mitigation design features. (3) Wind Conditions Analysis (d) All proposed developments in which any part of the building will be in excess of 20 metres in height shall be subject to a simulated wind study analysis. All costs associated with the wind study shall be borne by the developer. The wind study analysis shall be undertaken by a qualified professional wind engineer, and under laboratory conditions acceptable to the Development Officer. Notwithstanding clauses and, the City may conduct its own independent peer review of the wind study analysis by a qualified professional wind engineer and all associated costs of this independent peer review shall also be borne by the developer. (4) Building Height and Sunlight Penetration Figure 7.17 illustrates those areas within the Downtown, generally parks and other open spaces and streets and sidewalks, where pedestrian traffic is an important consideration, and where direct sunshine is of critical importance. Reference should also be made to Urban Design Standards specified in Section 10.8.

55 Chapter 7 COMMERCIAL ZONE REGULATIONS Page 7.55 (d) (e) (f) (g) In considering a development or use in this zone, Council shall take into account the degree to which the proposed development will reduce the amount of direct sunshine on the areas identified in clause above, with an objective towards maximizing the availability of direct sunshine on such areas. Restrict the degree to which tall buildings will cast shadows on the north sidewalks of 11 th and 12 th Avenues, during the months between March 21 and September 21, and between 12 noon and 2:00 p.m. Restrict the degree to which tall buildings will cast shadows on the north property line of Victoria Avenue, between Cornwall and Albert Streets, between November 10 and January 30, and between 12 noon and 2:00 p.m. Ensure that at least half of the Frederick W. Hill Mall is in direct sunshine, during the months between March 21 and September 21, and between 12 noon and 2:00 p.m. Restrict the degree to which tall buildings will cast shadows on the east boundary of Victoria Park in the 1900 block Scarth Street, during the months between March 21 and September 21, and after 10:00 a.m. Tall buildings at the east and west edges of Downtown should be constructed in such a manner as to ensure adequate daylight and sunlight penetration into adjacent neighbourhoods, in the morning hours in the case of Angus Street, and the afternoon hours in the case of Osler Street. Figure 7.17: Downtown Pedestrian Traffic Areas

56 Page 7.56 COMMERCIAL ZONE REGULATIONS Chapter ADDITIONAL REGULATIONS (1) General Development Regulations The General Development regulations in Chapter 4 shall apply to developments in this zone. (2) Overlay Zones The Overlay Zone regulations in Chapter 10 shall apply to any portion of this zone that lies within an overlay zone. (3) Accessory Uses Accessory uses in this zone shall be subject to the provisions in Chapter 11. (4) Temporary Uses Temporary uses in this zone shall be subject to the regulations in Chapter 12. (5) Non-conforming Uses Non-conforming uses in this zone shall be subject to the provisions in Chapter 13. (6) Parking and Loading Parking and loading facilities in this zone shall be provided in accordance with the provisions in Chapter 14. (7) Landscaping and Buffering (8) Signs Landscaping and buffering in this zone shall be provided in accordance with the provisions in Chapter 15. The erection of signs in this zone shall be in accordance with the provisions in Chapter 16. (9) Public Amenities Throughout the D - Downtown zone, the Floor Area Ratio and Height regulations specified in this Chapter may be further relaxed for qualifying uses by City Council in exchange for public amenities, and in accordance with Chapter 17 of this Bylaw. [1992/9250]

57 Chapter 7 COMMERCIAL ZONE REGULATIONS Page 7.57 (10) Development Permits Applications for development permits in this zone shall be made in accordance with the provisions in Chapter 18. [1992/9250] 10.8 URBAN DESIGN STANDARDS (1) Purpose The urban design standards in this section provide a qualitative basis for design interpretation, both on the part of those preparing development proposals and those charged with review and approval procedures. (2) Compliance Urban design standards cannot anticipate every possible contingency. From this perspective, the standards are be interpreted with some degree of flexibility, based on the merits of individual proposals and their unique contexts and conditions. The standards collectively establish a high expectation for design. Wherever a proposed new development cannot meet one or more specific standards, it should provide exemplary compliance with other standards. While full and complete compliance with each relevant standard is a desirable objective, this may not be possible. However, every effort should be made to address the spirit and intent of each standard and vision of the Regina Downtown Neighbourhood Plan. (3) Street Wall The Street Wall is a condition where buildings consistently line or front onto a street, defining its edge as an outdoor public space (see subsection 10.5(6)). A Street Wall example is illustrated in Figure Street Wall design standards include: (d) The Street Wall should contribute to the Fine Grain character of the streetscape by articulating the façade in a vertical Rhythm that is consistent with the prevailing character of narrow buildings and Storefronts and generally in intervals between 6 and 12 metres. The Street Wall should generally be built to occupy 100% of a property frontage along streets. Building elements developed above the Street Wall are subject to above Podium Step Backs (see subsection 10.5(7)). All street level components, including residential uses, should have a prominent presence on the street that shall have a minimum floor-to-ceiling height of 4.25 metres.

58 Page 7.58 COMMERCIAL ZONE REGULATIONS Chapter 7 (e) (f) (g) Street Walls should have many windows and doors to provide eyes on the street and a sense of animation and engagement. Blank walls and mechanical/utility functions should not be located at Street Level along any street frontage. Street Walls should be designed to have the highest possible material quality and detail. Figure 7.18: The Podium of the building above reinforces a consistent Street Wall while taller elements are stepped back (4) Orientation and Placement The orientation and placement of a building on a property creates a relationship with the adjacent context, street, and helps define the quality and character of the Public Realm (see Figure 7.19). Orientation and placement design standards include:

59 Chapter 7 COMMERCIAL ZONE REGULATIONS Page 7.59 (d) (e) Generally, all buildings should orient to and be placed at the street edge with clearly defined primary entrances that directly access the sidewalk. Alternatively, buildings should be sited to define the edges of public open spaces, including plazas and promenades. In most locations buildings should be built to the edge of the public right-of-way of streets to define their edges and create a direct relationship to the adjacent sidewalk with the exception of the Build-to Lines and Build to Line Ranges identified in subsection 10.5(5). Parking shall not be located between the building and street edge anywhere in the Downtown zone in accordance with Clause 10.5(8) (e). Setbacks for side yards generally should not be provided at street level, except where desired for Mid-block pedestrian connections or for proposals for low-rise residential building forms for properties fronting on Angus Street and Osler Street. On corner sites, buildings should be oriented towards the corner and contribute to the Public Realm along both frontages. Entrances and other building architectural treatments should be provided to define the corner. Figure 7.19: Consistent setback and orientation of buildings to the street

60 Page 7.60 COMMERCIAL ZONE REGULATIONS Chapter 7 (5) Storefront Frontages Storefront uses are most effective when located at street level and in areas of high visibility and pedestrian traffic. Correspondingly, Storefront activity helps animate a street when it is appropriately designed and focused. Examples of appropriate Storefront frontage design are illustrated in Figure Storefront frontage standards include: (d) (e) (f) Weather protection for pedestrians should be provided through the use of awnings and canopies. Where Storefront uses are not viable in the short-term, the Street Level Condition should be designed to easily accommodate adaptive re-use. Where required, Storefront uses should be located immediately adjacent to the sidewalk, with windows located along the front of the facade. Deep columns and large building projections that hide retail display and signage from view are discouraged. Storefront entrances must be located at or near street level. Split level, raised, or sunken entrances to Storefront uses are discouraged. Commercial signage should add diversity and interest to Storefront frontages. Backlit sign boxes are discouraged. In some instances, shallow (4-6 metre deep) [ ] retail façades should be considered in order to achieve Storefront uses at Street Level, while accommodating larger floor plates for other uses behind as illustrated in Figure 7.37 in subsection 10.9(3). Figure 7.20: Highly transparent Storefront uses that are immediately adjacent to the sidewalk.

61 Chapter 7 COMMERCIAL ZONE REGULATIONS Page 7.61 (6) Other Use Frontages All uses should help create an animated street environment with doors, windows, and pedestrian activity fronting and accessing directly onto the Public Realm and street as illustrated in Figure Other frontages design standards include: Non-commercial street level uses should animate the street with frequent entrances and windows. Residential street level uses are encouraged to include individual units directly accessed from the street, with appropriate front yard privacy measures such as setbacks, landscaping, and grade shifts (raised entrances such as steps, stoops, porches). Building interiors should be organized to present the most animated uses or functions (e.g. cafeterias, lobbies, common gathering areas) to the street edge. Figure 7.21: Residential frontages that are articulated at street level to accommodate potential adaptive re-use to storefronts in the future

62 Page 7.62 COMMERCIAL ZONE REGULATIONS Chapter 7 (7) Entrances An entrance to a building is often the most recognizable and used part of its façade. It is what people look for when they interact with the building. Entrances must be prominent, recognizable, and accessible as illustrated in Figure Entrances design standards include: Building entrances should be emphasized through the use of architectural form such as height changes, Massing, projection, shadow, punctuation, and/or change in roofline or materials. Modest height changes and setbacks are encouraged. Main and common building entrances should include a canopy, awning, recess, or similar device to provide pedestrian weather protection. Figure 7.22: Entrances are defined by changes in building massing, roof line, materials and lighting (8) Building Articulation The Articulation of a building is often what gives it a sense of quality, through attention to detail. Articulation implies a three-dimensional façade, where windows and other elements have depth, creating a dynamic play of light, shadows, and visual interest. Typically, Articulation will indicate Transition between floors and interior spaces, giving an attractive appeal to the façade. Articulation may also include changes in materials or in material treatments as illustrated in Figures 7.23 and Articulation design standards include: To provide architectural variety and visual interest including vertical and horizontal recesses or projections, Datum Lines, and changes in material, texture, or colour.

63 Chapter 7 COMMERCIAL ZONE REGULATIONS Page 7.63 To encourage continuity in the streetscape and to ensure horizontal breaks in the façade, buildings should be designed to reinforce the following key elements through the use of setbacks, extrusions, textures, materials, and/or detailing: Base Within the podium, a base should be clearly defined and positively contribute to the quality of the pedestrian environment through animation, Transparency, Articulation, and material quality. Middle The body of the building above the base should contribute to the physical and visual quality of the overall streetscape. Top - The roof condition should be distinguished from the rest of the building and designed to contribute to the visual quality of the building in the skyline. Street facing façades should have the highest design quality. All visible side and rear facades should, however, have a consistent design expression. Figure 7.23: Both examples above illustrate well articulated building designs with well defined building base, middle and top. The Hotel Saskatchewan at the bottom uses step backs, protrusions, and material changes to define each of these building components

64 Page 7.64 COMMERCIAL ZONE REGULATIONS Chapter 7 Figure 7.24: Illustration showing variations in architectural detailing to define base, middle, and top of the building (9) Materials A building s materials help define its character and quality and contribute to its relationships to other buildings or structures in its context. In an area where brick is predominant, new buildings will define themselves by prevalent use of brick or through a more restrained application. Longevity is an important consideration in material selection. Materials such as stone, brick, and glass will endure over time. Building materials should be chosen for their durability and for their functional and aesthetic qualities. Building materials design standards include: Exterior finishes should exhibit quality of workmanship, sustainability, and ease of maintenance. Building materials selection for new construction should consider brick, stone, wood, glass, in-situ concrete, and precast concrete. In order to achieve a unified building image, an overly varied range of building materials is discouraged in favour of a more selective approach. (d) Materials used for the front façade must be carried around the building where any façades are exposed to public view at the side or rear.

65 Chapter 7 COMMERCIAL ZONE REGULATIONS Page 7.65 (e) (f) (g) (h) (i) (j) (k) Changes in materials generally should not occur at building corners, unless the corner is a subordinate element (e.g. projection, bay, or tower) to the main massing of the building. In general, the appearance of building materials should be true to their nature and should not mimic other materials. Vinyl siding, plastic, plywood, concrete block, darkly tinted and mirrored glass, and metal siding utilizing exposed fasteners are discouraged. Provide compatible materials to adjacent buildings and hard landscapes, either as primary material or accent. Materials should have a human scale and interest, such as brick and masonry. Non-modular materials such as stucco and concrete should be articulated with design details, particularly at grade. Ensure that there are some elements of building design that carry through both base and taller building elements, such as materials, architectural features, or setbacks. New development adjacent to a heritage property as defined in subsection (1) should incorporate building materials that are compatible with the heritage property with regard to type, colour and texture. (10) Roof Line Due to the high visibility of tall buildings in downtown, the design of roof conditions must be carefully considered. Tall buildings are viewed from many locations within the downtown and around the city and they have a significant impact on the image of built environment of the downtown. See Figure Roof line design standards include: Taller buildings contribute more to the skyline of individual precincts or even to the entire Downtown. As such, for any building exceeding metres in height (5 storeys), its roof profile should be designed to contribute to the image of the city through architectural sculpting, towers, night-lighting, or other unique features. Green roofs are encouraged. All rooftop mechanical equipment must be screened from view by integrating it into the architectural design of the building and the expression of the building top.

66 Page 7.66 COMMERCIAL ZONE REGULATIONS Chapter 7 Figure 7.25: A tapered profile, use of peaked roofs and dormers, high quality materials, and integrated mechanical equipment give this building a distinct skyline profile. (11) Visually Prominent Locations Prominent sites are locations that are highly visible, occupy an important symbolic location, or have an important public function. These include View Termini, sites adjacent to significant public open spaces, street corners, and civic buildings. Since these sites help shape the image and character of a precinct area and the Downtown, they have greater civic obligations to ensure that the highest possible standards in design and material quality are met. To enhance the distinction and landmark qualities of new buildings at these locations, modest exceptions to Step backs (not to the Setback) and height restrictions are accommodated to encourage Massing and designs that accentuate the visual prominence of the site. Figure 7.26 identifies locations of visual prominence in Downtown Regina. Figure 7.27 illustrates features that have been incorporated into building design for buildings at visually prominent locations.

67 Chapter 7 COMMERCIAL ZONE REGULATIONS Page 7.67 Figure 7.26: Visual Prominence: This map shows key Downtown Gateways, View Termini, and Landmark Frontages

68 Page 7.68 COMMERCIAL ZONE REGULATIONS Chapter 7 Figure 7.27: A tapered profile, use of peaked roofs and dormers, high quality materials, and integrated mechanical equipment give this building distinct profile. View Termini Buildings, structures, or sites that are View Termini are at the end of a View Corridor, typically when looking along a street. Given their prominence within the urban context, buildings located at View Termini should provide enhanced design quality, which also serves to promote their visual importance (see Figures 7.27 above and Figure 7.28 below). View Termini standards include: (i) (ii) Distinctive architectural treatments such as spires, turrets, belvederes, porticos, arcades, or archways. Alignment of design features to the view axis which, in addition to tall elements, should include alignment of main entrances or portico openings.

69 Chapter 7 COMMERCIAL ZONE REGULATIONS Page 7.69 Figure 7.28: Examples of View Termini where taller building massing, including the main entrances define and terminate views Gateways Gateway buildings have the greatest visual prominence, since they are located at corners that are Gateways to the Downtown. Gateway buildings should provide a deliberate and significant response befitting their role. Gateway design standards include: (i) (ii) (iii) (iv) New Downtown Gateway buildings should provide a building setback, in order to appropriately address the intersection, provide a larger pedestrian realm, and define new public space. Alignment of design features to the view axis which, in addition to tall elements, should include alignment of main entrances or portico openings. New Downtown Gateway buildings should provide a massing setback from the Street Wall, in order to appropriately address the intersection, provide a larger pedestrian realm, and define new public space. The design standards for Corner buildings in clause below also apply to Gateway buildings. Corners Corner buildings have a greater visual prominence given that they terminate two Street Walls and that they can be viewed from a greater distance, at the street intersection. This special condition should be recognized through appropriate design responses (see Figure 7.29).

70 Page 7.70 COMMERCIAL ZONE REGULATIONS Chapter 7 Corner design standards include: (i) (ii) (iii) (iv) (v) A change in the building Massing at the corner should be provided, in relation to the Street Wall. Consideration should be given to providing distinctive architectural treatments such as spires, turrets, belvederes, porticos, arcades, or archways. Employ consistency in the building characteristics of the building design and/or Massing on all four intersection corners. While buildings or building elements should not be the same, they should have common references among them, such as cornice line, tower elements, and setback. A frontal design to both street frontages should be provided. Street corner buildings should respond to the visual prominence of these locations by utilizing features such as larger Massing, taller heights, entrances, and/or distinctive architectural elements at the street corner. Figure 7.29 This building responds to the corner through taller Massing, a unique roof profile, and a corner-facing entrance. (d) Existing Landmarks Landmarks contribute to the Downtown s cultural history and distinct sense of place. Examples include the church towers and iconic forms of architecture such as the bell tower at Knox Metropolitan Church, as well as tall buildings. New building placement should ensure the visual prominence of Existing Landmarks is maintained and enhanced.

71 Chapter 7 COMMERCIAL ZONE REGULATIONS Page 7.71 Existing Landmark design standards include: (i) (ii) New buildings should align to consistently create a View Corridor to Existing Landmarks. New buildings should provide Setbacks, Step backs, jogs, and other Massing voids to maintain the view or create a new view to Landmarks. (e) Landmark Frontages Landmark Frontages are the building faces defining the edges of Downtown s most important streets and open spaces (Figure 7.26). New buildings should reinforce the edges of these features and the linkages between them. Landmark Frontage design standards include: (i) New buildings should utilize building design elements such as materials, colours, or architectural features that distinguish a block or precinct area (e.g. columns, towers, bays) to create a consistent expression along the frontage. (12) Vehicular Access, Loading, and Utilities Service and utility areas are a necessary part of buildings, but often do not create a welcoming pedestrian environment. Care must be given to the design, in order to minimize their presence and impact on the public experience, by locating them to less visible parts of the building and by integrating them within the building mass. Vehicular access, circulation, parking, loading, and utility design standards include the following: Generally, all parking access, loading areas, and utility zones should be located at the rear of buildings and accessed from laneways. Where vehicular and service access via the street is necessary, ensure it has a minimal impact on the streetscape, through minimizing the width of the frontage it occupies and by designing integrated access portals and garages as illustrated in Figure All rooftop mechanical equipment must be screened from view by integrating it into the architectural design of the building and the expression of the building top.

72 Page 7.72 COMMERCIAL ZONE REGULATIONS Chapter 7 (d) (e) (f) Where access and service areas are visible from or shared with public space, high quality materials and features that can include continuous paving treatments, landscaping, and well designed doors and entrances should be provided. Loading, storage, utilities, delivery, and solid waste collection areas should be located out of view from public streets, public spaces, and residential uses. Utility mechanical equipment and metre locations should be coordinated and integrated with the design of the building using features such as roof top parapets or internal utility rooms. Figure 7.30 Parking access should be designed to minimize impact on the pedestrian environment and accessed from a laneway. Where parking is accessed from a street the access portal should be well integrated into the building façade and the width of the access minimized as much as possible. (13) Signage and Awning Guidelines Signage plays an important role in the Downtown s overall image. Signs should contribute to the quality of individual buildings and the Public Realm. They should reflect the unique characteristic of their context (see Figures 7.31 and 7.32). Sign standards include: Signs should be integrated into the design of building facades by placing them within architectural bays or Datum Lines including coordinated proportions, materials, and colours. Signs and awnings should not obscure windows, cornices, or other architectural elements.

73 Chapter 7 COMMERCIAL ZONE REGULATIONS Page 7.73 (d) (e) (f) Sign scale should reinforce the Downtown s pedestrian environment, through means such as Street Level locations for viewing from sidewalks. Alternatives to large freestanding signs (such as pylons), roof top, and large scale advertising signage forms (such as billboards) should be used. Signs on heritage buildings must be consistent with traditional sign placement such as on a sign band, through window lettering, or within architectural orders and in accordance with Heritage Conservation District requirements, where applicable. Street addresses should be clearly visible from sidewalks. Figure 7.31 Signs should be located within defined architectural spaces, such as sign bands or windows (green areas). This also includes areas that are defined by or reinforce Datum Lines or proportional characteristics of the façade (red areas) Figure 7.32 The position of these signs is consistent with the architectural features of the buildings including datum lines

74 Page 7.74 COMMERCIAL ZONE REGULATIONS Chapter 7 (14) Lighting Guidelines Night image is an important aspect of Downtown s urban character and form (see Figure 7.33). Thoughtful lighting design is encouraged throughout the downtown. Lighting standards include: (d) (e) (f) (g) (h) Seek to reduce light pollution by directing light towards intended areas, avoiding spilled light; eliminating upwardly pointing light (at the sky); and encouraging building owners to turn off unnecessary interior lights. Encourage a variety of lighting opportunities including street lighting, pedestrian lighting, building up/down lighting, internal building lighting, internal and external sign illumination (including street addressing), and decorative/display lighting. Landmark buildings and elements, such as towers or distinctive roof profiles, should be illuminated. Seek to eliminate or reduce light spill-over into adjacent low-rise residential areas. Encourage energy efficient lighting and green power sources. Attractive landscape and architectural features should be highlighted with spot lighting or general lighting placement. Encourage flood lighting on important government and institutional buildings, and on important landscape features. Encourage special pedestrian level lighting on new and existing buildings where extensive blank walls are provided or necessary at street level. Figure 7.33 Lighting of architectural features and roof tops.

75 Chapter 7 COMMERCIAL ZONE REGULATIONS Page 7.75 (15) Transition Transitions between buildings help create continuity and cohesiveness in the streetscape. Transition should be considered for new development when buildings are placed beside each other or across the street from each other and have building design elements that reference each other. New buildings should consider a variety of design elements and features to create appropriate Transitions to adjacent buildings (usually beside each other). Transitions can be Articulated through a wide range of design elements as illustrated in Figure 7.34, particularly those at a pedestrian scale and can be Articulated through a wide range of design elements (see Figures 7.35). Transition design standards include consideration of the following: (d) (e) (f) (g) (h) (i) Overall building height. Street Wall height. Building Massing including projections, roof profile, and proportion. Setback at street level particularly transitions from one building to another at street level. Transition should also include consideration of above-podium step backs. Datum lines are those lines established from which heights or depths are established. Examples of Datum Lines in buildings include floor heights, vertical divisions in the building façade and street wall, cornice lines, building base (podium), window lines, and overall proportion. Materials transition includes consideration of consistency in colours, texture, and patterns from one development to another. Entrance treatment. Window treatment including placement orientation and proportion that is consistent with window treatment of adjacent developments. Spacing and proportion of entrances.

76 Page 7.76 COMMERCIAL ZONE REGULATIONS Chapter 7 Figure 7.34 The example on the left shows two buildings adjacent to each other that have appropriate Transitions due to similar setback, Massing, Street Wall height, Datum Lines, and projections. The example on the right illustrates buildings that have different styles, massing and setbacks but have appropriate transitions due to similar materials, datum lines, and window sizes and proportions Figure 7.35 The Elements of Transition between these buildings include materials, cornice heights, and Datum Lines. Despite the differences in Massing, window sizes, and proportion these buildings have appropriate transitions 10.9 URBAN DESIGN STANDARDS FOR SPECIFIC BUILDING FORMS (1) Purpose These urban design standards provide more specific design direction for some specific building forms or types. The standards are to be used by development proponents to shape intended development proposals at specific locations. The Development Officer will use them, along with the Urban Design Standards in Section 10.8, to complete urban design evaluations of development proposals.

77 Chapter 7 COMMERCIAL ZONE REGULATIONS Page 7.77 (2) Residential and Mixed-Use Building Forms (d) (e) (f) (g) (h) (i) Where dwelling units interface directly with the street individual entrances to each unit should be provided. A single entrance with vestibule access to individual units may be provided and entrances visible from the public street are encouraged. For buildings with a single entrance, entrance prominence must be provided. Techniques may include increased height, overhang, shadow, punctuation, and/or change in roofline. Private rear yard or patio and amenity space for residents use is encouraged. Private open space for individual units provided in the form of patios, decks, balconies, or roof top decks is encouraged. For low-rise apartment buildings common open space for building tenants should be provided in the form of courtyards, or roof top decks or patios. Street Level commercial uses may be provided (e.g. retail, personal service establishment, and office). Buildings should relate to adjacent buildings in terms of scale, height, and configuration. The massing of larger residential buildings should be broken horizontally and vertically into a hierarchy of volumes. Mixed uses within buildings is encouraged. (3) Storefront: Commercial and Retail Use and Forms (d) These urban design guidelines apply to street level commercial and retail. Commercial or retail tenant floor areas of 1400 square metres or less are considered Small to Medium Format as illustrated in Figure Commercial or retail tenant floor areas exceeding 1400 square metres are considered Large Format as illustrated in Figure Street level commercial or retail units should have separate individual entrances. A common entrance for street level and above grade units may be provided.

78 Page 7.78 COMMERCIAL ZONE REGULATIONS Chapter 7 (e) Buildings should relate to adjacent buildings in terms of scale, height, and configuration. Figure 7.36 Small to medium format storefront commercial and retail use. Each units has individual access at street level with entrances clearly defined Figure 7.37 Large format storefront commercial and retail use. Small to medium format commercial uses are located facing the street while the large format commercial and retail use has a defined prominent entrance at street level with the balance of the use located behind the small to medium format storefront commercial and retail uses (4) Cultural and Institutional Building Forms These building forms include public services and amenities that contribute to the broader sense of community in the Downtown and in Regina as a whole, such as places of worship, schools, museums, community centres, libraries, hospitals, theatres, police stations, and fire halls (see Figure 7.38). One or more entrances to main floor lobby may be provided, served by one or more elevator/stair cores.

79 Chapter 7 COMMERCIAL ZONE REGULATIONS Page 7.79 (d) (e) (f) (g) (h) (i) (j) Public open space provided as a forecourt, plaza, or courtyard or integrated with the building in the form of patios, decks, balconies, or rooftop decks is encouraged. Commercial uses at Street Level may be provided, particularly for frontages that would otherwise not be animated for the majority of weekday hours (e.g. theatres). Buildings should relate to adjacent buildings in terms of scale, height, and configuration. Buildings should be placed and oriented to define street edges and public spaces. The building name through use of signage should be highly visible. Unique, Landmark building design that enhances civic prominence is encouraged and should consider large, well-proportioned public spaces including forecourts, entrances, and lobbies and utilize vernacular building techniques or details. Encourage the incorporation of public art as part of the building design or as free standing pieces. Strong design principles are encouraged for all public façades but may exhibit considerable variety. Figure 7.38 Example of design considerations for civic, public and institutional building forms.

80 Page 7.80 COMMERCIAL ZONE REGULATIONS Chapter 7 (5) Parking Garage Building Form Parking structures are required to fulfill the objectives of the Public Realm Framework in Part G - Regina Downtown Neighbourhood Plan of Regina Development Plan, by contributing to the creation of great streets and beautiful streetscapes. Above-grade parking structures share the responsibility to add to Downtown s aesthetic and to animate Downtown streets. Two approaches to creating appropriately integrated Downtown parking structures are: to integrate the parking structure façade into the design of the streetscape through the use of Articulation, fenestration, high quality materials, and the provision of active uses along public streets; and, to wrap the visible façade of the parking structure with public art. (d) (e) (f) (g) (h) Parking Garage Building Forms shall be developed in accordance with the provisions of Section 10.5(8). Pedestrian accesses to the parking garage structure should be located at street edges. Structures on corners should have a minimum of one pedestrian entrance on each street frontage. Structures exceeding 50 metres in length should provide a pedestrian access at least every 50 metres. Pedestrian accesses via stairs and/or elevators to parking levels should be highly visible and transparent from the street. Façade Articulation should be achieved by designing the façade to have a building like appearance or through wrapping the façade with public art. A cap treatment at the roof or cornice line that conceals views of roof top parking and mechanical equipments should be provided. Figure 7.38 illustrates urban design guidelines for above grade parking garages. Figure 7.39 provides examples of parking garage facade treatment to provide a building type appearance. A public art treatment of all façades facing public streets or public spaces should be undertaken; portions of the façade not covered by public art must be a part of the architectural form of the building. The public art treatment should be the dominant image of the façade, without needing to conceal the parking.

81 Chapter 7 COMMERCIAL ZONE REGULATIONS Page 7.81 (i) (j) All elements of the public art treatment must consist of high quality materials and construction, with a maintenance life span similar to architectural materials; as such, murals do not qualify as public art for parking structures. Regina s arts community may be engaged in the public art planning, design, artist selection, and/or implementation process. Figure 7.39 Above Grade Parking Garage Figure 7.40 Above grade Parking Garage design having a building appearance

82 Page 7.82 COMMERCIAL ZONE REGULATIONS Chapter 7 (k) The following design standards apply to the development of parking garages: (i) Lighting: (A) (B) Maximize daylight penetration into the parking areas. Ensure that all parking spaces, traffic aisles, pedestrian entry and exit points, stairways and elevators are well lit during the hours of darkness. The creation of dark corners, blind corners in pedestrian areas and other places where persons may hide should be avoided. Recommended parkade lighting levels in decalux are as follows: Parking Stalls 5.4 Entrance 5.4 Traffic Lanes 11.0 Stairways 20.0 Corridors, Stairwell Entrance, Unloading Area 10.0 (ii) Visibility: Maximize the visibility into and out of all stairways and elevators, both from the surrounding streets and alleys and from within the parkade itself at all levels. Greater visibility diminishes undesirable activity. Stairways and elevators should always be on the outside/street side of the parkade. (iii) Supervision: (A) Strive for the close proximity of the entry/exit point for vehicles and the main entry/exit point for persons. Parkades used by the general public generally have an attendant who is located at the vehicle entry/exit point. Having the main stairs/elevator nearby provides some supervision.

83 Chapter 7 COMMERCIAL ZONE REGULATIONS Page 7.83 (B) Ingress points should be kept to a minimum and should never occur on an unsupervised lane. For difficult situations, a closed-circuit television camera network should be considered. (iv) Accessibility: Ensure that all areas of the parkade are accessible to persons with disabilities as per Provincial and City standards and that parking spaces for persons with disabilities are located in a highly visible place. (v) Emergency: Recognize the possibility of the need for emergency vehicles and emergency personnel to gain quick access to all or any part of the facility. Multi-storey parkades should always have an easily accessible elevator. (vi) Sub-ground Parking: Encourage the use of sub-ground parking levels and spaces for monthly (commuter) parking. Monthly parkers generally arrive and leave within relatively restricted hours and therefore provide for a greater level of self supervision. (vii) Identification: Display symbols, colours, numbers or other markers clearly in order to enable persons returning from their activities to easily find their cars. (viii) Attendant: (A) (B) Ensure that attendants have direct access to toilet facilities, a telephone and a drop-safe in order to keep cash on hand to a minimum. An attendant should always be present when a parkade is open to the public. Signs should be used to advise the public when the parkade is unattended.

84 Page 7.84 COMMERCIAL ZONE REGULATIONS Chapter HERITAGE REGULATIONS AND DESIGN STANDARDS (1) Purpose For the purposes of this section heritage buildings are those designated as municipal heritage properties, properties in the Victoria Park Heritage Conservation District, or those listed on the Heritage Holding Bylaw. The heritage value of a building includes its three-dimensional character: width, depth, and height. The entire building envelope should be conserved and the Transition of new construction to, and from, heritage buildings should respect all three dimensions. Any alterations to a designated heritage building or a property listed on the Heritage Holding Bylaw would require review and approval by the appropriate authority. In the case of a municipally designated property, approval must be granted by City Council, and in the case of a provincially designated property approval must be granted by the Provincial Heritage Branch. In circumstances where the building height is not part of the heritage value and no significant heritage elements are included in the top portions of the building (e.g. rooftop or roofline), new construction may be added to the upper levels, that is in keeping with the overall heritage value and character defining elements of the district provided that all necessary approvals have been obtained as noted in the previous paragraph. In cases where additions are allowed to existing heritage buildings and where development occurs adjacent to heritage buildings the following regulations and design standards in this section shall be applied. Key to these regulations and standards is conserving the structures and landscapes that have significant heritage value and managing the introduction of new structures and landscapes in such a way that they contribute to, and are compatible with, existing heritage buildings. As a principle of Heritage Conservation, new additions, exterior alterations, or new construction should not destroy historic materials, features, and spatial relationships that characterize a property (i.e., character defining elements). The new work should be differentiated from the old and should be compatible with the materials, features, size, scale, height, proportion, and Massing to protect the integrity of the heritage property and its environment. It is not necessary, or desired, to mimic a specific historical era. New buildings should vary in style and should reflect their time. Style should not be a determinant of compatibility. Instead, urban design considerations such as Massing, facade Articulation, and material quality should be given prominence. Elements of new building design should respond to specific character defining elements with new interpretations.

85 Chapter 7 COMMERCIAL ZONE REGULATIONS Page 7.85 (2) Street Wall and Building Envelope Regulations Street Wall Heights Additions to heritage buildings should be consistent with the prevailing Street Wall (see Section 10.5(6)), as follows: (i) (ii) (iii) (iv) (v) (vi) Where an existing heritage building is one storey or two storeys in height, a building addition above it should create a Street Wall at the appropriate height to conform to the Street Wall height regulations in section 10.5(6) (see Figure 7.41). In order to ensure visual prominence of the heritage building a 1.5 metre above heritage building step back shall be provided. Above the Street Wall height, additional floors shall comply with above Street Wall step backs as the regulations in section 10.5(7). Step back distances above the Street Wall height are considered to be cumulative - including, not in addition to, the 1.5 metre step back above the heritage building (for example, a 1.5 metre heritage step back, plus a 1 metre step back above the Street Wall, would be considered to be a total Step Back of 2.5 metres from the street edge). Where an existing heritage building exceeds the maximum permitted Street Wall height, the heritage building itself is the Street Wall. Above the Street Wall height (above the existing heritage building), additional development is subject to the provisions of Section 10.5(7). A new building adjacent to a heritage building shall comply with the required Street Wall height in Section 10.5(6), no matter what the height of the heritage building.

86 Page 7.86 COMMERCIAL ZONE REGULATIONS Chapter 7 Figure 7.41 The above illustrates for heritage buildings of 1 or 2 storeys, a 1.5 metre step back, as well as an additional step back from the street edge for heritage buildings 3 storeys or taller, a step back from the street edge for additional floors above the existing heritage building, as per the step back requirements of Section 10.5(7). Setback New buildings adjacent to heritage buildings must ensure the heritage building has visual distinction. This may be accomplished in a variety of ways, three of which are illustrated in Figure The following option may be applied: (i) (ii) (iii) A physical separation between the buildings of 2 metres or more. Where the buildings are to be joined, a distinct Massing change allowing for a strong shadow line, 3 metres wide and 2 metres deep. Where the buildings are to be joined, a distinct material change through the use of transparent glass to provide visual separation of the new building from the heritage building.

87 Chapter 7 COMMERCIAL ZONE REGULATIONS Page 7.87 Figure 7.42 Illustrations showing appropriate setbacks to heritage properties Rhythm The Rhythm of a building s façade along the Street Wall refers to the recurrence, at regular intervals, of design elements that help structure the building s visual character and definition as illustrated in Figure 7.43 below. For example, a vertical line dividing buildings every 6 to12 metres will create a Rhythm for the street that supports a pedestrian scale and intimate character. New buildings adjacent to heritage buildings should be consistent with the following Rhythm features: (i) (ii) (iii) Maintain the Rhythm of the heritage building, typically at a Fine Grain scale and in a vertical proportion. For larger or longer buildings, clearly Articulate vertical divisions or bays in the façade consistent with this Rhythm. Where appropriate for consistency, provide retail bays or frontages at the same Rhythm.

88 Page 7.88 COMMERCIAL ZONE REGULATIONS Chapter 7 (iv) (v) Articulation of the horizontal Rhythm and visual Transitions between floors. New buildings should respect the significant design features and the horizontal Rhythm of adjacent buildings. Figure 7.43 The illustration at the top shows consistency and maintenance of ground level and building articulation between a heritage building and a new building. The illustration at the bottom of the page illustrates the maintenance of vertical and horizontal Rhythms (3) Heritage Design Standards Contemporary Buildings Entirely new buildings will be proposed where no previous buildings existed, where original buildings are missing, or where non-historic buildings are removed. The design intent for new buildings should not be to create a false or fake historic building; instead, the objective must be to create a sensitive, welldesigned new structure of its time that fits and is compatible with the character of the district and/or its immediate context. Designers of new buildings should carefully consider density, scale, height, setbacks, coverage, landscape open space, View Corridors, and shadowing requirements expressed throughout the Plan. New buildings within a heritage context must be consistent with the following features: Contemporary Design: New development should respectfully fit its heritage context while at the same time representing current design philosophy. Quoting the past can be appropriate. When done, it should avoid blurring the line between real heritage buildings and structures.