Edmonton (Alta.) - 1997-Unknown - Highlights from Edmonton's land use bylaw (1998-10)

October 1998

SHWhyte Avenue

Commercial Area

SHIGH

and Planning Policy Changes

IZoning From Edmonton's

Land Use Bylaw K

GENERAL PURPOSE To allow a diverse range of commercial and service uses suited to the unique character of Old Strathcona,

with additional architectural and site controlsto ensure

compatibility and"

i consistency withthe area's development styles and heritage characteristics.

and use and development in the Whyte . Avenue CommercialArea is regulated by two unique zoning instruments: a

DEFINITIONS

Area Redevelopment Plan (ARP)

-Areablishel ment Pa(ARP) a

*sestablishes and describes a oprehesive set of nd 'set of land usle comprehenlsive poliieSas n established. poliies or communi-ty

,Direct Development Control (DC1):Zone * provides',a zone for detailed,' sensitive control of the use. developnient, siting and design of buildings where this is necessary to establish,preserveor enhance areas of unique characteras identified in J an ARP

Direct Development Control (DC1) zone, and a Statutory Plan Overlay (SPO) for the General Business (CB2) zone.

Adopted on January.20, 1998, these new instruments are the result of a 2 V2 year .:planning study coordinated by the Old Strathcona Area Community Council (OSACC) '. .

BACKGROUND .

The Whyte Avenue Land Use Planning Study was initiated on July 25, 1995, as a public and comprehensive review of the changing nature of the Whyte Avenue, Commercial Area. 'traditional

Statutory -Plan 'Overlay (SPO)

At the time, zoning and planning.policies

*providesa means to alter or specify regulations for uses in -order-to achieve the planning objectives of an ARP

were complex, inconsistent and sometimes conflicting. There were 10 commercial zones and numerous policies within 3 ARPs directing development within this area.

PLA N N

IN

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AN D-.. DE V ELO PM ENT

Whyte Avenue featured a pattern of built form which reflected the area's tradition of pedestrian-oriented, small scale commercial outlets. , In addition, historically significant buildings were being rejuvenated and incorporated within the area's complex fabric.

However, other changes were occurring which resulted in undesirable impacts upon surrounding businesses and residents.

Large commercial outlets not typically found in the area, disruptions to the continuity of the pedestrian environment by vehicular access drives, parking lots and irregular setbacks for new buildings, and rapid growth of the entertainment sector were all contributing to the er6sion of the appearance and functidn"of the area, congestion, and social conflict.

In .part, the Whyie"AVehue a Use Planning Study w ni titd t: 1 * retain the.' ui ce, s'mll town commercial style an"d 'ix Continuedon other side...

DEP ART M- E NT

01 0 :E

KEY THRUSTS OF THE NEW ARP POLICIES

U P4

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M I

R

I*

S

Area Bondr Study Area Boundary

DC1

* reduce the impacts of bars, nightclubs and special events; * preserve the area's historical character,. and * ensure compatible and complementary future development.

ZONING AND POLICY The Study resulted in the development of an Action Plan for resolving issues affecting this popular commercial area and mitigating negative impacts upon the surrounding residential communities.

It called for the development guidelines to be consistent, less complex and more practical. The effect was to replace 10 land use zones and 5 SPOs for the Whyte Avenue Commercial Area with 2 zones and 1 SPO. KEY THRUSTS OF THE TWO

NEW ZONES

NEW

-B M CB2*Spedestrian SPO

DC •

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N

the area; and * community, cultural and service uses that * a maximum size for eating and drinking complement and coexist in this establishments; and * signage which compliments the kedestrian . commercial area. nature of the area.

FURTHER INFORMATION The DC1 Zone, contained in the ARP for the Strathcona area, also: * covers entire block faces where historical buildings exist, to ensure renovations and new buildings are compatible and .the area's heritage appearance is maintained; clear architectural controls through * applies aind detailed detailed the use of diagrams and the use of diagrams regulations for building materials and elements, facade features and signs; * sets a maximum size for uses, to further preserve the traditional small shop characteristic; * removes parking requirements for some uses, to promote the compact development form and pedestrian priority of the core; and

# prohibits non-accessory parking lots.

ONES2nd

The DC1 Zone in the historic commercial

The CB2* Zone SPO contained in Section

This leaflet summarizes the Whyte Avenue Commercial Area zoning and policy changes approved by City Council. Refer to the ARP for the Strathcona area and Section 820C of the Land Use Bylaw for a complete listing of the regulations.

Planning and Development Department staff are available if you wish to discuss your Development or Building Permit, or land use policies.

Please contact: Planning and Development De artment 2nd Floor, 10250 -101 Street Floor, 10250 - 101 Street Edmonton, Alberta T5J 3P4

820Cof the Edmonton Land Use Bylaw, also:

increases diversity of potential uses core and the CB2* Zone SPO in the remainderoftheWhyteAvenueCommercial allowed for future development opportunities; Area emphasize the pedestrian nature, the * encourages mixed use development; prominent built form and compatible exposed facades to *+rqie requires a building's building and site design in the area. Both uligsepsdfcdst for: include requirements zones, be consistent and include windows on all requirements for: zonesinclude floors; and . small shop (33 foot) frontages; to and front ~~floors; aeoenaedod prohibits non-accessory parking lots along * property Sdevelopment to front and side lines; Whyte Avenue.

Sa maximum building height to retain the Slow rise scale; THECTYOF LANNING AND ,1',;.

"PLANNING Sreduced parking requirements for some DEVELOPMENT

MO

on

Development Compliance Branch Telephone: '(403)496-3100 OR Planning and Policy Services Branch Telephone: (403) 496-6238 After Jan. 25, 1999 area code (403) 70 becomes area code (780) Office Hours: 8:00 a.m. to 4:30 p.m.

This and other High Lightsfrom Edmonton's Land Use Bylaw also appear on the City of Edmonton's Home Page located at:

commercial uses;

Svehicular access and on-site parking at the rear;

PLANNIN

Policies in the ARP for the Strathcona area now emphasize and encourage: * no expansion of the commercial area into the surrounding residential communities; * historical preservation and designation; preservation and compatibility of building styles; * mixed use developments and diversity of commercial uses; emphasis on and reinforcement of the environment and character of

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reserved. While expected to beaccurate, the Š 1998. All rights City of Edmonton does not warranty the quality, accuracy or completeness of this information or its use for anypurpose.

DEVELOPMENT

www.gov.edmonton.ab.ca/planning

D E P A R T M E N T