This is the exact embedded text of the captured official document.
Snapshot 374a0d28a9b9 · verified 2026-08-23 ·
original document ·
archived snapshot ·
unofficial consolidation, the official version is held by the municipal clerk.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
City of Fort Saskatchewan
LAND USE BYLAW
C23-20
City of Fort Saskatchewan
Land Use Bylaw
C23-20
This document is consolidated into a single publication for the convenience of users.
The Official Bylaw and all amendments thereto are available from the Legislative
Services Department and should be consulted in interpreting and applying this Bylaw. In
the case of any dispute, the original Land Use Bylaw must be consulted
DATE
APPROVED
BYLAW
NUMBER
BRIEF DESCRIPTON
October 13, 2020
C30-20
DC(A)-14 Direct Control - Ross Creek Crossing District
and Redistricting Lots: 1,2,3 of Plan 162 3438
January 12, 2021
C32-20
Sign, Realtor Portable Use & Regulations Updated
March 9, 2021
C2-21
Redistricting in Windsor Pointe Stage 5
March 23, 2021
C5-21
DC(A)-15 Direct Control - Urban Character Mixed Single
Detached Residential District and Redistricting - Meadows
Stage 7
March 23, 2021
C6-21
DC(A)-16 Direct Control - Innovative Street Oriented
Medium Density Housing District and Redistricting -
Meadows Stage 6
April 13, 2021
C10-21
Redistricting in Southfort Meadows Stage 6
April 13, 2021
C11-21
Omnibus Amendments - Assisted Living and Child Care
Facility uses
July 6, 2021
C15-21
Redistricting in Windsor Pointe Stage 6
July 6, 2021
C17-21
DC(A)-17 Direct Control - Town Crest Road District and
Redistricting Lots: 9 & 10, Block 5, Plan 092 0405
September 14, 2021
C28-21
Redistricting in Heartland Industrial Stage 2
February 8, 2022
C3-22
Redistricting in Windsor Pointe Stage 7
March 8, 2022
C5-22
Redistricting in Sienna Stage 6
March 8, 2022
C6-22
Redistricting in Forest Ridge Stage 12
March 8, 2022
C11-22
Redistricting in Southpointe Stage 9
March 22, 2022
C7-22
DC(A)-18 Direct Control - Forest Ridge Residential District
and Redistricting a portion of Lot B, Block 25, Plan 042
6931 - Forest Ridge Stage 12
March 22, 2022
C8-22
DC(A)-19 Direct Control - Sienna Residential District and
Redistricting - Sienna Stage 6B
March 22, 2022
C12-22
Redistricting in Meadows Stage 8
March 22, 2022
C13-22
DC(A)-20 Direct Control - Street-Oriented Small Lot
Residential District and Redistricting a portion of Lot 1,
Block 1, Plan 022 6974 and a portion of S.E. ¼ Section
19-54-22-4 - Southfort Meadows
May 10, 2022
C16-22
Redistricting in Windsor Pointe Stage 6
July 5, 2022
C22-22
Redistricting in Meadows Stage 9
September 13, 2022
C24-22
Redistricting in Windsor Pointe Stage 7 for a MR Lot
February 14, 2023
C1-23
DC(A)-21 Direct Control - Innovative Street Oriented
Medium Density Housing with Suites District and
Redistricting a portion of S.E. ¼ Section 19-54-22-4 -
Southfort Meadows
September 26, 2023
C7-23
Redistricting Lot 5, Block 1, Plan 232 0401 - Lands
adjacent to Highway 21
CITY OF FORT SASKATCHEWAN
LAND USE BYLAW C23-20
AMENDING BYLAWS
City of Fort Saskatchewan
Land Use Bylaw
C23-20
October 24, 2023
C9-23
DC(A)-22 Direct Control - Street Oriented Public Service
and Commercial Mixed Use and Redistricting a portion of
S.E. ¼ Section 19-54-22-4 - Southfort Meadows
March 12, 2024
C2-24
FRSO - Forest Ridge Street-Oriented Residential District
and Redistricting part of Lot B, Block 25, Plan 042 6931 -
Forest Ridge
May 14, 2024
C5-24
SLDR - Southpointe Low Density Residential District and
Redistricting a portion of NW ¼ Section 20-54-22-4 -
Southpointe
July 2, 2024
C12-24
Redistricting a portion of S.E. ¼ Section 19-54-22-4 -
Southfort Meadows (High Density Residential site)
August 27, 2024
C15-24
Redistricting a portion of S.W. ¼ Section 24-54-23-4; Lot
B, Block 25, Plan 042 6931; and Block A, Plan 172 3259 -
Windsor Pointe Stage 8
December 10, 2024
C14-24
SFM-MUD - Southfort Meadows Mixed Use District and
Redistricting a portion of SE ¼ Section 19-54-22-4 -
Southfort Meadows
January 14, 2025
C20-24
Redistricting a portion of Lot 1A, Block 37, Plan 6067KS
March 25, 2025
C1-25
FR-SDH - Forest Ridge Single Detached Housing District;
Deleting in its entirety Section 11.21 - DC(A)-18 Direct
Control - Forest Ridge Residential District; Replacing
Figure 6.20 in FRSO - Forest Ridge Street-Oriented
Residential District; and Redistricting a portion of Lot B,
Block 25, Plan 042 6931 - Forest Ridge Stage 14
March 25, 2025
C2-25
SSDH - Sienna Single Detached Housing District; Deleting
in its entirety Section 11.22 - DC(A)-19 Direct Control -
Sienna Residential District; and Redistricting a portion of
N.E. ¼ Section 20-54-22-4 - Sienna Stage 8
April 8, 2025
C3-25
Redistricting Lot B, Block 25, Plan 042 6931; Block A,
Plan 172 3259; and S.W. ¼ Section 24-54-23-4 - Windsor
Pointe Stage 9
July 8, 2025
C15-25
NRRS - Northeast Roseburn Residential Special District
and Redistricting a portion of N.E. ¼ Section 18-54-22-4 -
Northeast Roseburn Stage 1
January 27, 2026
C24-25
C2 - Commercial Retail and Service District - adds
Fundamental Use Provision allowing Apartment use on
land legally described Lot 186, Block 18, Plan 2420345
and adding Figure 7.8 (a)
February 24, 2026
C2-26
Redistricting a portion of Lot B, Block 25, Plan 042 6931
and updating Figure 6.20 - Forest Ridge Stage 15
April 28, 2026
C4-26
SAR - Sienna Attached Residential District and
Redistricting a portion of NE-20-54-22-W4M - Sienna
Stage 9
May 12, 2026
C8-26
Redistricting a portion of NE-18-54-22-W4M - Northeast
Roseburn Stage 1B
May 26, 2026
C18-26
SLDR - Southpointe Low Density Residential District and
DC(A)-06 Direct Control - amendments to both districts
and Redistricting a portion of NW-20-54-22-W4M -
Southpointe Stage 13
May 26, 2026
C19-26
RMM - Medium Density Multiple Residential District - adds
Child Care Facility Use with district regulations and
Redistricting a portion of S.W. ¼ Section 29-54-22-4 -
Southpointe lots fronting 94 Street
July 7, 2026
C20-26
C5 - Fort Mall Redevelopment District - adds Education
(Public) as a Discretionary Use
City of Fort Saskatchewan
Land Use Bylaw
C23-20
July 21, 2026
C17-26
EM - East Mirigal Special District and Redistricting a
portion of N.E. ¼ Section 13-54-23-4 - Mirigal Stage 1
City of Fort Saskatchewan
Land Use Bylaw
C23-20
Table of Contents
Table of Contents
1.1. Title
1.2. Purpose
1.3. Bylaw Compliance
1.4. Compliance with Other Legislation
1.5. Effective Date of Bylaw
1.6. Severability
Part 2 - Administration, Procedures and Enforcement
Administration
2.1. Development Authority
2.2. General Interpretation
2.3. Rules of Interpretation
2.4. Definitions
2.5. General Definitions
2.6. Use Definitions
2.7. Establishment of Land Use Districts
2.8. Establishment of Overlays
2.9. Land Use Map Boundaries
2.10. Public Roadway Boundaries
Procedures
2.11. Bylaw Amendment Applications
2.12. Bylaw Amendment Review
2.13. Lawfully Non-Conforming Buildings and Uses
2.14. Bylaw Contraventions and Inspection Powers
2.15. General Offences and Penalties
2.16. Stop Order
2.17. Violation Tags
2.18. Violation Tickets
2.19. Voluntary Payment
City of Fort Saskatchewan
Land Use Bylaw
C23-20
Part 3 - Development Applications and Process
3.1. Development Permits
3.2. Development Permit Not Required
3.3. Variance to Regulations
3.4. Requirements for a Development Permit Application
3.5. Notification and Community Consultation for Proposed Development
Development Approval Process
3.6. Application Completeness
3.7. Development Permit Review Process
3.8. Intermunicipal Referrals
3.9. Decision on a Development Permit
3.10. Conditions of a Development Permit
3.11. Notice of Decision
3.12. Issuance and Validity of a Development Permit
3.13. Suspension and Cancellation of a Development Permit
3.14. Guaranteed Security
3.15. Reapplication for a Development Permit
3.16. Development Appeals
3.17. Court of Appeal
Part 4 - Subdivision Applications and Process
4.1. Requirements for an Application to Subdivide
4.2. Application Completeness
4.3. Intermunicipal Referrals
4.4. Notice of Decision
Part 5 - General Regulations for All Land Use Districts
5.1. Access to Sites
5.2. Acessory Developments
5.3 Emergency Access to Buildings
5.4. Environmentally Constrained Land
5.5. Fences, Walls and Hedges
5.6. General Landscaping Requirements
City of Fort Saskatchewan
Land Use Bylaw
C23-20
5.7. Landscaping Plans
5.8. Landscaping Securities and Inspections
5.9. Lighting
5.10. Limited Hours of Operation
5.11. Multiple Uses
5.12. Relocation of Buildings and Structure
5.13. Removal and Demolition of Buildings and Structure
Site Planning and Design Standards
5.14. General Site Planning Standards
5.15. Corner Site Restrictions
5.16. Energy and Water Efficiency
5.17. Garbage and Recycling Enclosures
5.18. Safe Integration of All Modes of Transportation
5.19. Site Amenities
5.20. Subdivision of Land
Regulations for Specific Land Uses
5.21. Amateur Radio Antenna
5.22. Boarding Facilities
5.23. Breweries, Wineries, and Distilleries
5.24. Cottage Industry
5.25. Home Business
5.26. Home Office
5.27. Live Work Units
5.28. Garage Suites
5.29. Garden Suites
5.30. Secondary Suites
5.31. Show Homes and Temporary Sales Centers
5.32. Renewable Energy Device (Limited)
5.33. Renewable Energy Device
5.34. Vehicle Oriented Developments
5.35. Veterinary Clinic, Kennel and Pet Care Service Uses
City of Fort Saskatchewan
Land Use Bylaw
C23-20
5.36. Prohibited Uses
Part 6 - Residential Land Use Districts
General Regulations for all Residential Land Use Districts
6.1. Access to Residential Sites
Accessory Uses and Buildings in Residential Districts
6.2. Accessory Uses and Buildings: General
Detached Garages
Sheds
Play Equipment
Shipping Containers
Air-Supported and Fabric-Covered Structures
Swimming Pools and Hot Tubs
6.3. Building and Structure Projections in Residential Land Use Districts
6.4. Decks and Patios
6.5. Design and Appearance of Dwellings
6.6. Fences, Walls and Hedges in residential Districts
Landscaping
6.7. Landscaping Requirements for Residential Uses
6.8. Landscaping Requirements for Multi-Unit Housing Developments
6.9. Privacy Walls
Privacy Walls for Patios
Privacy Walls for Decks
Privacy Walls for Balconies
6.10. Site Planning for Residential Land Uses
6.11. Provision of Common Amenity Space
6.12. R1 - Single Detached Residential District
6.13. R2 - Semi-Detached and Duplex Residential District
6.14. RE - Residential Estate Lot District
6.15. RC - Comprehensively Planned Residential District
6.16. RML - Low Density Multiple Residential District
6.17. RMM - Medium Density Multiple Residential District
City of Fort Saskatchewan
Land Use Bylaw
C23-20
6.18. RMH - High Density Multiple Residential District
6.19. RHR - High Rise Residential District
6.20. FRSO - Forest Ridge Street-Oriented Residential District
6.21. SLDR - Southpointe Low Density Residential District
6.22. SFM-MUD - Southfort Meadows Mixed Use District
6.23. FR-SDH - Forest Ridge Single Detached Housing District
6.24. SSDH - Sienna Single Detached Housing District
6.25. NRRS - Northeast Roseburn Residential Special District
6.26. SAR - Sienna Attached Residential District
6.27. EM - East Mirigal Special District
Part 7 - Commercial Land Use Districts
General Regulations for All Commercial Land Use Districts
7.1. Accessory Developments in Commercial Districts
Shipping Containers
7.2. Design and Appearance of Buildings and Structures
7.3. Fences, Walls and Hedges in Commercial Districts
7.4. Interface with Residential Land Uses
7.5. Landscaping Requirements for Commercial Land Uses
7.6. Site Planning for Commercial Land Uses
7.7. C1 - Neighbourhood Retail and Service District
7.8. C2 - Commercial Retail and Service District
7.9. C5 - Fort Mall Redevelopment District
Part 8 - Industrial Land Use Districts
General Regulations for All Industrial Land Use Districts
8.1. Accessory Developments in Industrial Districts
8.2. Fences, Walls and Hedges in Industrial Districts
8.3. Interface with Non-Industrial Land Uses
8.4. Landscaping Requirements for Industrial Land Uses
8.5. Outdoor Storage
8.6. Setbacks for Industrial Land Uses
8.7. Site Planning and Design for Industrial Sites
City of Fort Saskatchewan
Land Use Bylaw
C23-20
8.8. Surveillance Suites
8.9. IL - Light Industrial District
8.10. IM - Medium Industrial District
8.11. IH - Heavy Industrial District
8.12. IR - Industrial Reserve District
8.13. IB - Industrial Buffer District
Part 9 - Institutional Land Use Districts
General Regulations for All Institutional Land Use Districts
9.1. Accessory Developments in Institutional Districts
9.2. Fences, Walls and Hedges in Institutional Districts
9.3. Landscaping Requirements for Institutional Land Uses
9.4. Site Planning and Design Standards for Institutional Land Uses
9.5. Shipping Containers
9.6. EP - Environmental Protection District
9.7. PS - Public Service District
9.8. PR - Parks and Recreation District
9.9. PU - Public Utility District
9.10. UR - Urban Reserve District
9.11. AG-S - Agricultural General South
Part 10 - Downtown Land Use Districts
General Regulations for all Downtown Districts
10.1. Interpretive Clauses for Part 10
10.2. Accessory Buildings in Downtown Districts
10.3 Shipping Containers
10.4. Decks and Patios
10.5. Design and Appearance of Buildings and Structures
10.6. Site Signage
10.7. Fences and Walls in Downtown Districts
10.8. Interface with Residential Land Uses Adjacent to Downtown Boundary
10.9. Landscaping Requirements for Downtown Uses
10.10. Site Planning for Downtown Land Uses
City of Fort Saskatchewan
Land Use Bylaw
C23-20
10.11. Urban Design Regulations
10.12. Waste Collection
10.13. Open Space and Linkages
10.14. CC-D - Core Commercial - Downtown
10.15. MP-D - Mall Precinct - Downtown
10.16. MU-D - Mixed Use - Downtown
10.17. RMM-D - Medium Density Multiple Residential - Downtown
10.18. TR-D - Transitional Residential - Downtown
10.19. 99C-D - 99 Commercial - Downtown
10.20. PS-D - Public Services - Downtown
10.21. HP-D - Historic Precinct - Downtown
Part 11 - Direct Control Land Use Districts
11.1 Purpose of Direct Control Land Use Districts
11.2. General Application of Direct Control Land Use Districts
11.3. Development Authority
11.4. Statutory Plans
11.5. DC(C) - Direct Control District
11.6. DC(A)-02 Direct Control - Residential (Southfort Gate - South Site)
11.7. DC(A)-04 Direct Control - 100 Avenue Industrial
11.8. DC(A)-05 Direct Control - Multi-Attached Residential (Sienna)
11.9. DC(A)-06 Direct Control - Residential (SouthPointe Stage 7)
11.10. DC(A)-07 Direct Control - Commercial Centre (HWY 21 at Pineview)
11.11. DC(A)-08 Direct Control - 99th Avenue Residential Mixed Use Centre
11.12. DC(A)-09 Direct Control - 94 Street Mixed Market Residential
11.13. DC(A)-10 Direct Control - Southpointe Neighbourhood Service District
11.14. DC(A)-11 Direct Control - Recreation and Tourism
11.15. DC(A)-12 Direct Control - Westpark Centre North Commercial Site
11.16. DC(A)-13 Direct Control - Urban Character Small Lot Residential District
11.17. DC(A)-14 Direct Control - Ross Creek Crossing District
11.18. DC(A)-15 Direct Control - Urban Character Mixed Single Detached
Residential District
City of Fort Saskatchewan
Land Use Bylaw
C23-20
11.19. DC(A)-16 Direct Control - Innovative Street Oriented Medium Density
Housing District
11.20. DC(A)-17 Direct Control - Town Crest Road District
11.21. REPEALED by Bylaw C1-25
11.22. REPEALED by Bylaw C2-25
11.23. DC(A)-20 Direct Control - Street Oriented Small Lot Residential District
11.24. DC(A)-21 Direct Control - Innovative Street Oriented Medium Density
Housing With Suites District
11.25. DC(A)-22 Direct Control - Street Oriented Public Service and Commercial
Mixed-Use District
Part 12 - Overlays
12.1. Downtown Parking Overlay
12.2. "The Drives" Overlay
12.3. Highway 15 Vicinity Overlay
12.4. IL Limited Use Overlay
Part 13 - Parking and Loading
13.1. General Parking Regulations
13.2. Minimum Parking Requirements
13.3. General Parking Regulations for Downtown
13.4. Bicycle Parking Requirements for Downtown
13.5. Alternative Compliance for Minimum Parking Requirements
13.6. Parking and Loading Requirements for Residential Land Uses
13.7. Parking for Multi-Unit Developments
13.8. Parking and Loading for Non-Residential Uses
13.9. Parking Garages
13.10. Parking Lots and Service Areas
13.11. On-Site Loading Spaces
Part 14 - Signs
14.1. General Sign Regulations
14.2. Application for Signs
14.3. Responsibilities and Duties of Sign Owner
14.4. Billboard Signs
City of Fort Saskatchewan
Land Use Bylaw
C23-20
14.5. Billboard Signs (Limited)
14.6. Electronic Message Signs
14.7. Fascia Signs
14.8. Fascia Signs (Limited)
14.9. Freestanding Signs
14.10. Freestanding Signs (Limited)
14.11. Inflatable Signs
14.12. Portable Signs
14.13. Portable Signs (Limited)
14.14. Projecting Signs
14.15. Realtor Consolidated Signs
14.16. Realtor Portable Signs
14.17. Roof Signs
Appendixes
Appendix A - Land Use Map
Appendix B - Alternative Compliance for Minimum Parking Requirements
Appendix C - Fine Schedule
Appendix A - Land Use Map
Appendix B - Alternative Compliance for Minimum Parking Requirements
Appendix C - Fine Schedule
City of Fort Saskatchewan
Land Use Bylaw
C23-20
Part 1 - Title, Purpose and Jurisdiction
1.1. TITLE
1.1.1. This Bylaw may be referred to as the City of Fort Saskatchewan Land Use Bylaw, and is
referenced as "this Bylaw" in the text herein.
1.2. PURPOSE
1.2.1
The purpose of this Bylaw is to:
(a) Establish the administrative structure and devices by which land use is to be
regulated within the City;
(b) Serve as the principal regulatory planning tool for the City by prescribing what uses
and developments may or may not be effected on each parcel of land within the
City;
(c)
Facilitate the orderly, economical and beneficial development and use of land and
buildings within the City, and for that purpose the Bylaw, among other things:
(i)
Divides the City into Land Use Districts;
(ii)
Prescribes and regulates, for each Land Use District, the purpose for
which land and buildings may be used;
(iii)
Establishes the role of the Development Authority;
(iv)
Sets out the process and requirements for application for a Development
Permit;
(v)
Establishes the method for making decisions on applications regarding
re-designation of land and Development Permits, including the issuance
of Development Permits;
(vi)
Sets out the method of appealing a decision relative to this Bylaw; and
(vii)
Provides the manner in which notice of the issuance of a Development
Permit is given.
1.2.2
This Bylaw is consistent with the Municipal Government Act (MGA), as amended.
1.2.3
Administration endeavors to maintain this Bylaw such that it is consistent with the City of
Fort Saskatchewan Municipal Development Plan (MDP), as amended, and shall be
applied in a manner that serves to implement other Statutory Plans and local plans
adopted by the City. Should a property be redistricted or a District in this Bylaw amended,
it shall conform to the MDP.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
1.3. BYLAW COMPLIANCE
1.3.1. Except as otherwise provided in Section 3.2, Development Permit Not Required, no
development shall be undertaken within the City unless a Development Permit application
has been approved, a Development Permit has been issued and the development is in
compliance with the terms and conditions of the Development Permit issued pursuant to
this Bylaw.
1.3.2. Where a Development Permit is not required, a development shall comply with all
regulations of this Bylaw and all other applicable statutes.
1.3.3. Except as otherwise provided in this Bylaw, a residential site or principal dwelling shall not
be declared as non-conforming for exceeding the maximum front yard setback provided
that:
(a) The principal dwelling was constructed prior to the adoption of this Bylaw.
1.4. COMPLIANCE WITH OTHER LEGISLATION
1.4.1
A person applying for, or in possession of, a valid development permit is not relieved from
full responsibility for ascertaining and complying with, or carrying out and shall ascertain,
comply or carry out development in accordance with:
(a) The requirements of any other federal, provincial or municipal enactment or any
other law; and
(b) The conditions of any caveat, covenant, easement or other instrument affecting a
building or land.
1.5. EFFECTIVE DATE OF BYLAW
1.5.1
This Bylaw shall come into effect at such a time as it has received third reading and has
been signed in accordance with the MGA.
1.6. SEVERABILITY
1.6.1
Each provision of this Bylaw is independent of all other provisions, and if any provision of
this Bylaw is declared invalid by a decision of court of competent jurisdiction, all other
provisions shall remain valid and enforceable.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
Part 2 - Administration, Procedures and
Enforcement
ADMINISTRATION
2.1. DEVELOPMENT AUTHORITY
2.3.1. The Development Authority is established by Bylaw pursuant to the MGA.
2.3.2. The Development Authority may include one or more of the following:
(a) Designated Officer as designated by the Chief Administrative Officer;
(b) Chief Administrative Officer.
2.3.3. The Development Authority shall exercise development power and duties on behalf of the
City.
2.2. GENERAL INTERPRETATION
2.2.1. Any enactment referred to in this Bylaw refers to an enactment of the MGA, or the Alberta
Safety Codes Act, as amended, revised, consolidated or replaced from time to time. Any
Bylaw referred to in this Bylaw refers to an enactment of Council, as amended, revised,
consolidated or replaced from time to time.
2.3. RULES OF INTERPRETATION
2.3.1
Compliance with the provisions of this Bylaw shall be interpreted and applied as follows:
(a) The word 'SHALL' means the provision is mandatory and therefore must be
complied with, without discretion, except where a variance has been granted
pursuant to the MGA or this Bylaw;
(b) The word 'SHOULD' provides direction to strive toward the specified action, but is
not mandatory. When the provision is directed to the developer, the onus is on the
applicant to justify why the desired action or result is not proposed and/or will not
be achieved;
(c)
The word 'ENCOURAGE' means to promote or support;
(d) The word 'MAY' is a discretionary term, providing notification that the provision in
question can be enforced if the City or the Development Authority chooses to do
so, and is usually dependent on the particular circumstances of the specific
development, parcel and application;
City of Fort Saskatchewan
Land Use Bylaw
C23-20
(e) A 'PERMITTED USE' means the one or more uses of land or buildings that are
permitted in a particular Land Use District. All permitted uses require the issuance
of a Development Permit provided it complies with this Bylaw in all regards;
(f)
A 'DISCRETIONARY USE' means the one or more uses of land or buildings that
may be authorized in a particular Land Use District at the discretion of the
Development Authority;
(g) The word 'EXEMPT' means development that does not require a Development
Permit if it meets all requirements of this Bylaw;
(h) Words used in the present tense also include the other tenses;
(i)
Words used in the singular also include the plural;
(j)
Words used in the masculine gender also include the feminine gender and the
neuter;
(k)
The words 'use', 'used', 'occupy' or 'occupied', when applied to any land or
building, include anything done to or arranged, designed or intended for the land or
building;
(l)
Where a regulation includes two or more conditions, provisions or events
connected by a conjunction, the following shall apply:
i.
'And' means all the connected items shall apply in combination;
ii.
'Or' means that the connected items may apply singly or in combination;
and
iii.
'Either-or' means the items shall apply singly but not in combination.
(m) In the case of any conflict between a number written in numerals and a number
written in letters, the number written in numbers shall prevail; and/or
(n) In the case of any conflict between the text of this Bylaw and any maps or
drawings used to illustrate any aspect of this Bylaw, the text shall prevail.
2.3.2
Fundamental Use Provisions within Land Use Districts are requisite qualifiers for specific
or all Permitted and Discretionary Uses within the District. The purpose and intent of
Fundamental Use Provisions are to:
(a)
Limit or restrict the nature or scope of the Use commensurate with the purpose
of the District in which the use is allowed;
(b)
Ensure that Uses achieve a particular planning objective that is characteristic
and specific to the Land Use District; and
(c)
Not be regulatory but to modify the scope of the Use as it applies to that
particular District;
(d)
That any qualifiers placed on the Use cannot be varied or relaxed
City of Fort Saskatchewan
Land Use Bylaw
C23-20
2.4. DEFINITIONS
2.4.1. The words, terms, and phrases contained in this Bylaw shall have the assigned meanings
contained within Sections 2.5 and 2.6.
2.4.2. Those words and terms in this Bylaw, which are defined in the Municipal Government Act,
have the same meaning as expressed in the Act.
2.4.3. Individual uses with common functional or physical impacts or characteristics have been
grouped into use class definition in Section 2.6. These use classes define the range of
uses that are either Permitted or Discretionary within the various districts on this Bylaw.
2.5. GENERAL DEFINITIONS
A
ABUTTING means immediately contiguous to or physically touching, and when used with respect to a lot
or site, means that the lot or site physically touches upon another lot, site or piece of land, and shares a
property line or boundary line with it.
ACTIVE STREET FRONT means a street frontage that enables direct visual and physical contact
between the pedestrian zone and the interior of the building. Clearly defined building edges including
windows, entrances and store-front features contribute to an Active Street Front.
ADJACENT means contiguous to, or would be contiguous if not for a river, stream, railway, road, utility
right-of-way or public utility lot.
AFFORDABLE HOUSING means adequate housing that does not cost more than 30% of a household's
before-tax income, or as otherwise defined by the City of Fort Saskatchewan Affordable Housing Strategy.
AIR-SUPPORTED AND FABRIC COVERED STRUCTURE means an accessory development where the
outer shell is supported by artificially produced and constantly maintained air pressure above local
atmospheric level or the outer shell is made of artificial fabric spanned across rigid trusses. This does not
include temporary structures associated with a permitted Temporary Outdoor Event.
AISLE means that portion of a parking facility that accommodates the circulation of vehicles.
AMATEUR RADIO ANTENNA AND SUPPORT STRUCTURE means an installation consisting of an
antenna or antenna array, mounted on a metal tower or support structure, designed for the purpose of the
reception and transmission of radio signals by private, federally licensed amateur radio operators.
AMENITY AREA means:
(a) In a residential development, an indoor and/or outdoor space provided for the active or
passive recreation and enjoyment of the occupants of a residential development, which may
be for private or communal use and owned individually or in common; and/or
City of Fort Saskatchewan
Land Use Bylaw
C23-20
(b) With respect to non-residential development, space provided for the active or passive
recreation and enjoyment of the public, during the hours which the development is open to the
public, which shall be owned and maintained by the owners of the development.
APPLICANT means the landowner, or an agent, person, firm or company acting on the landowner's
behalf to apply for a Development Permit, Building Permit, Subdivision or Land Use Bylaw amendment.
AREA REDEVELOPMENT PLAN means a Statutory Plan adopted by Council, prepared pursuant to the
MGA, which addresses the redevelopment or rehabilitation of established neighbourhoods or other areas.
AREA STRUCTURE PLAN means a Statutory Plan adopted by Council, prepared pursuant to the MGA,
which addresses the future development of large areas of land at a conceptual level of detail.
B
BACKGROUND AREA or SIGN AREA means the entire surface area of a sign upon which copy could be
placed. In calculating the Background area of a sign, only that face or faces which can be seen from any
one direction at one time shall be counted.
BALCONY means a platform, attached to and projecting from the face of a building with or without a
supporting structure above the first storey, normally surrounded by a balustrade or railing and used as an
outdoor Porch or sundeck where the only means of access is provided from within the building.
BASEMENT means that portion of a building that is located wholly or partially below grade, the ceiling of
which does not extend more than 1.8m above finished grade.
BAY WINDOW means a window that projects outward from the facade of a building but does not include
an opening that is intended to give access to a building.
BICYCLE PARKING means a rack, railing, locker or other structurally sound divide designed for the
securing of one or more bicycles in an orderly fashion.
BLANK WALL means an exterior building wall with a single material and uniform texture on a single plane.
BLOCK means a unit of land bounded by streets or by a combination of streets and public lands, railroad
right-of-way, waterway or any barrier to the continuity of development, but shall not include in the
calculation of the block size measurement the barriers creating the boundary.
BLOCK FACE means the portion of a block that abuts a public roadway.
BUILDING means anything constructed or placed on, in, over or under land but does not include a
highway, road or a bridge that forms part of a highway or road, as defined in the MGA, as amended.
BUSINESS means:
(a) A commercial, merchandising or industrial activity or undertaking;
(b) A profession, trade, occupation, calling or employment; or
(c) An activity providing goods or services;
City of Fort Saskatchewan
Land Use Bylaw
C23-20
whether or not for profit and however organized or formed, including a co-operative or association of
persons.
C
CANOPY means a projection extending from the outside wall of a building normally for the purpose of
shielding a part of the building from the weather.
CANTILEVER, ROOM ENHANCING means a projection of part of an exterior wall of a building not
supported by a foundation wall for the purposes of accommodating such things as a window, shelving
units, closets, a fireplace or a portion of a bathroom. At no time shall a cantilevered wall section extend
the entire length of the room.
CHANGE IN INTENSITY means, in the case of a Use, an increase or a decrease of fundamental aspects
of a particular use that may have land use implications or is otherwise regulated in this Bylaw. Such
determinates that constitute a change in intensity may include, but are not limited to, a change in floor
area, a change in seating, number of employees, a change in parking requirements, or similar.
CHANGEABLE COPY SIGN means a sign which is characterized by changeable letters, and is not
subject to copy area illumination.
CHARITABLE BINS means a container used for the collection and temporary storage of donated clothing
and small household goods.
CHATTEL means a moveable item of personal property.
CHIEF ADMINISTRATIVE OFFICER means a person appointed to a position under the MGA, as
amended.
CITY means the Municipal Authority of the City of Fort Saskatchewan, in the Province of Alberta.
COMMERCIAL VEHICLE means any motorized vehicle that is designed or used for any activity with the
main purpose of financial gain, and shall include, but is not limited to:
(a) Any vehicle licensed or used for commercial purposes and having a gross vehicle weight
(GVW) rating in excess of 4,000kg or exceeding seven metres in length or any trailer licensed
or used for commercial purposes;
(b) Any piece of construction equipment or agricultural equipment;
(c) Any vehicle not licensed as a commercial vehicle, but is used for the collection or delivery, or
both, of merchandise or commodities in the ordinary course of a business undertaking; or
(d) Any vehicle that incorporates a boom (cherry picker) or similar mechanical fitting.
COMMON VESTIBULES means the entrance area before the lobby of an apartment building that is
accessed at street level.
COMMUNICATION TOWER means a structure for transmitting or receiving television, radio, telephone,
internet or other electronic communications which is regulated by Industry Canada.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
COMPATIBILITY means the characteristic of different uses or activities or designs which allow them to be
located near or adjacent to each other in harmony. Some elements offering compatibility include height,
scale, mass and bulk of buildings and structures. Other characteristic include pedestrian or vehicular
traffic, circulation, access and parking impacts. Other important characteristics that affect compatibility
are landscaping, lighting, noise, odour and architecture. Compatibility does not mean "the same as".
Rather, compatibility refers to the sensitivity of development proposals in maintaining the character of
existing development.
CONDOMINIUM means a building or lot containing bare land units or other units and shared areas, as
defined in the Condominium Property Act, as amended.
COPY means the letters, graphics or characters that make up the message on the sign face.
COPY AREA means the total area of the sign, within one or more rectangles, in which the entire limits of
the copy is enclosed. The total copy area of any sign shall be calculated as the sum of all the individual
faces of the sign.
CORNER means the intersection of any two property lines of a site.
CORNER SITE - see SITE, CORNER
COUNCIL means the Council of the Municipality of the City of Fort Saskatchewan, as defined in the MGA,
as amended.
CURB CUT means the lowering of a curb, sidewalk or boulevard to provide vehicular access to a site.
D
DANGEROUS OR HAZARDOUS GOODS means a product, substance or organism listed in the
Dangerous Goods Transportation and Handling Act and by the Major Industrial Accidents Council of
Canada (MIACC), as amended.
DECK means an uncovered platform that is raised from finished grade.
DENSITY means the overall average number of dwelling units located on the net residential hectare (as
applicable) contained within the development and calculated on a per-hectare basis.
DESIGNATED OFFICER means the Development Authority, Peace Officer, or any other official appointed
by the Chief Administrative Officer to enforce the provisions of this Bylaw.
DEVELOPER means an owner, agent or any person, firm or company required to obtain or having
obtained a Development Permit.
DEVELOPMENT means:
(a) An excavation or stockpile and the creation of either of them;
(b) A building or an addition to or replacement or repair of a building and the construction or placing
of any of them in, on, over or under land;
City of Fort Saskatchewan
Land Use Bylaw
C23-20
(c) A change of use of land or a building or an act done in relation to land or a building that results in
or is likely to result in, a change in the use of the land or building; or
(d) A Change in Intensity of Use of land or a building or an act done in relation to land or a building
that results in, or is likely to result in, a change in the intensity of use of the land or building,
as defined in the MGA, as amended.
DEVELOPMENT AUTHORITY means a Development Authority established pursuant to the MGA, as
amended.
DEVELOPMENT FOOTPRINT means the land area covered by buildings, streets, parking areas, and
other typically impermeable surfaces.
DEVELOPMENT PERMIT means a document authorizing a development pursuant to the provisions of
this Bylaw and as defined in the MGA, as amended.
DIGITAL DISPLAY means a device intended to display copy on an Electronic Message sign using
electronic screens, projection, television, computer video monitors, liquid crystal displays (LCD), light
emitting diode (LED) displays, or any other similar electronic, computer generated or digital technology.
DISCONTINUED means the time at which, in the opinion of the Development Authority, substantial
construction activity, a non-conforming use, or a conforming use has ceased.
DISCRETIONARY USE means those uses of land, buildings or structures for which permits may be
issued only at the discretion of the Development Authority, Council or Subdivision and Development
Appeal Board (SDAB), depending on the compliance of the proposed development with regulation, and
applicable Statutory Plans and compatibility with surrounding uses and development.
DISPLAY GARDENS means an area dedicated to planting that provides privacy for residential uses, and
improves streetscape aesthetics.
DOUBLE FRONTING SITE means a site which abuts two public roadways, not including a lane, which are
parallel to or nearly parallel where abutting the site.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
DOWNTOWN means the area encompassed by the Downtown Area Redevelopment Plan, excluding the
Fort Mall or the area zoned C5 - Fort Mall Redevelopment District, the City Hall site, and the most
southeasterly portion of Lot 1A, Block 37, Plan 6067KS.
DOWNTOWN AREA REDEVELOPMENT PLAN means the City of Fort Saskatchewan Downtown Area
Redevelopment Plan, Bylaw C14-08, adopted by Council on January 27, 2009.
DRIVE-THROUGH SERVICE means the provision of rapid customer service to patrons in a motor vehicle
and may include outdoor speakers. This includes, but is not limited to drive-through financial institutions,
drive-in/through food services and similar developments providing drive-in service in which patrons
generally remain within their vehicles.
DRIVEWAY means a private area that provides vehicle access from an individual lot or site to a public
roadway.
DWELLING or DWELLING UNIT means a complete building or self-contained portion of a building used
by a household, containing sleeping, cooking and sanitary facilities intended as a permanent residence
and having an independent entrance either directly from the outside of the building or through a common
area inside the building.
E
EASEMENT means a documented and registered interest on private or public land, held by a person,
government agency or public utility company, which entitles the holder to specific limited use of the land.
ELEVATION means a drawing made in projection on a vertical plane to show a building face.
EMPLOYEES means the total number of persons reasonably anticipated to be employed in a building or
on a parcel of land during normal periods of use.
ESSENTIAL SERVICES means potable water, sanitary sewer and storm drainage systems as well as
natural gas and electricity, roads, curbs, gutter and sidewalks as per the City's Engineering Standards.
EXCAVATION means any breaking of ground but does not include landscaping for a use for which a
Development Permit has been issued, common ground care or agricultural cultivation.
EXTENT REASONABLY FEASIBLE means that, under the circumstances, reasonable efforts have been
undertaken to comply with the regulation, that the costs of compliance clearly outweigh the potential
benefits to the public or would unreasonably burden the proposed project, and reasonable steps have
been undertaken to minimize any potential harm or adverse impacts resulting from noncompliance with
the regulation.
F
FACADE means the exterior outward face of a building. Typically, the facade of interest is that surface
that serves as the front of that building and faces the primary public roadway, buildings on the corner of
two public roadways present two public facades.
FENCE means a vertical physical barrier constructed to prevent visual intrusion, sound transmission or
unauthorized access.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
FLOOD PLAIN means the area of land along a river, stream or creek that is potentially at risk of flooding
from time to time, based on a 1:100 year event as established by the City and/or the Province of Alberta.
FLOOR AREA means the sum of the areas of all above grade floors of a building measured to the
glassline, or where there is no glassline, to the outside surface of the exterior walls, or where buildings are
separated by firewalls, to the centre line of the common firewalls, and includes all mechanical equipment
areas and all open areas inside a building, including atriums, elevator shafts, stairwells, basements,
attached garages, sheds, open porches, breezeways and similar areas.
FLOOR AREA RATIO (FAR) means the numerical value of the gross floor area on all levels of all
buildings on a lot, divided by the area of the lot.
FOUNDATION means the lower portion of a building, usually composed of concrete or masonry, and
includes the footings that transfer the weight of loads on a building to the ground.
FRONT LOT LINE - see LOT LINE, FRONT
FRONT FLANKING LOT LINE - see LOT LINE, FRONT FLANKING
FRONT YARD - see YARD, FRONT
FRONT FLANKING YARD - see YARD, FRONT FLANKING
FRONTAGE means the length of a public roadway boundary measured along the front lot lines of a site.
On corner sites or double fronting sites, all sides of a site adjacent to public roadways shall be considered
frontage.
G
GARAGE means an accessory building or part of the principal building, designed and used primarily for
the storage of motor vehicles and includes a carport.
GRADE means the average elevation at the finished level of the ground at the corners of a site or at the
foundation or as otherwise established by the City.
GROSS FLOOR AREA (GFA) means the total floor area of the building or structure within the exterior and
basement walls. The gross floor area does not include basement areas used exclusively for storage or
service to the building; parking areas above or below grade; mechanical and equipment floor area;
stairwells, elevator shafts, escalators, public washrooms, commercial kitchen and similar areas.
GROSS VEHICLE WEIGHT (GVW) means the total weight of a vehicle, including its maximum allowable
load.
H
HALF STOREY - see STOREY, HALF
HARD SURFACING means asphalt, concrete, paving stone or similar material that is used in the
construction of a driveway or parking area. Gravel is not considered hard surfacing.
HEIGHT means the vertical distance between grade (at the base of the structure) and the highest point of
a structure, excluding an elevator housing, a mechanical housing, a roof stairway entrance, a ventilating
City of Fort Saskatchewan
Land Use Bylaw
C23-20
fan, a skylight, a steeple, a chimney, a smoke stack, a firewall, a parapet wall, a flagpole or similar device
not structurally essential to the building.
HIGH DENSITY RESIDENTIAL means residential development at a density of over 70 dwelling units per
net developable hectare except when located in the Downtown or C5 Districts.
HIGHWAY means a provincial highway under the Highways Development and Protection Act, as
amended.
I
INTERIOR SITE - see SITE, INTERIOR
L
LANDSCAPE BUFFER means an area landscaped with sod and any other soft landscaping elements.
LANDSCAPING means the preservation or modification of the natural features of a site through the
placement or addition of any or a combination of the following:
(a) Soft landscaping elements consisting of vegetation such as, but not limited to, trees, shrubs,
plants, gardens, lawns, xeriscaping and ornamental plantings;
(b) Hard landscaping elements such as bricks, pavers, shale, crushed rock or other suitable
materials, excluding monolithic concrete and asphalt, in the form of patios, walkways and
paths; and
(c) Architectural elements such as decorating fencing, walls and sculptures.
LANDSCAPING ACCEPTANCE CERTIFICATE (LAC) means a document issued by the City, upon
verification by the City that the landscaping approved in a Landscaping Completion Certificate (LCC) has
endured a warranty period, with respect to the overall landscaping condition as determined by the health
of the individual plantings and grassed areas, and the quality of the appearance of landscaped areas.
Landscaping Acceptance Certificates are not issued prior to one year following the date of a Landscaping
Completion Certificate, or if the landscaping is incomplete, or is considered unhealthy in any manner, as
determined by the City. A Landscaping Acceptance Certificate includes the release of any security
deposit held by the City for the landscaping of the respective site.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
LANDSCAPING COMPLETION CERTIFICATE (LCC) means a document issued by the City, upon
verification by the City that a site has been landscaped in accordance with a specific landscaping
condition on a Development Permit. Landscaping Completion Certificates are not issued for sites that
have incomplete landscaping, or landscaping that is considered unhealthy in any manner, as determined
by the City. A Landscaping Completion Certificate marks the commencement of a warranty period, which
is typically dated the same as the date of the landscaping inspection by the City.
LAND TITLES OFFICE means the Northern Alberta Land Titles Office located in the City of Edmonton.
LAND USE means the purpose or activity for which a piece of land or its buildings are designed,
arranged, developed or intended, or for which it is occupied or maintained.
LAND USE DISTRICT means an area of the City established as a Land Use District by this Bylaw.
LANE means a narrow public roadway intended chiefly to give access to the rear of buildings and parcels
of Land, also known as an alley as defined by the Traffic Safety Act, as amended.
LOADING SPACE means a space provided on a site to accommodate a commercial vehicle on a
temporary basis for loading and unloading of goods and materials.
LOT means:
(a) A quarter section;
(b) A river lot shown on an official plan, as defined in the Surveys Act, that is filed or lodged in a
Land Titles Office;
(c) A settlement lot shown on an official plan, as defined in the Surveys Act, that is filed or lodged
in a Land Titles Office ;
(d) A part of a parcel of Land described in a certificate of title if the boundaries of the part are
described in the certificate of title other than by reference to a legal subdivision; or
(e) A part of a parcel of Land described in a certificate of title if the boundaries of the part are
described in a certificate of title by reference to a plan of subdivision.
As defined in the MGA, as amended.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
LOT LINE, FRONT means the property line separating a lot from an abutting public roadway other than a
lane. In the case of a corner site, the front lot line is the shorter of the property lines abutting a public
roadway, other than a lane. In the case of a corner site formed by a curved corner, the front lot line shall
be the shorter of the two segments of the property line lying between the point determined to be the actual
corner and the two points at the extremities of that property line.
LOT LINE, FRONT FLANKING means, on a corner site, the property line separating a lot from an abutting
public roadway other than a lane that is not the front lot line. This is the longer of the property lines
abutting a public roadway, other than a lane. In the case of a corner site formed by a curved corner, the
front flanking lot line shall be the longer of the two segments of the property line lying between the point
determined to be the actual corner and the two points at the extremities of that property line.
LOT LINE, REAR means either the property line of a lot which is furthest from and opposite to the front lot
line, or, in the case of corner sites, the property line of a lot which is opposite from the shortest of the front
lot lines. For corner sites that have public roadways on three or more sides, there is no rear lot line.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
LOT LINE, SIDE means the property line of a lot other than a front lot line, flanking front lot line, or rear lot
line.
LOW DENSITY RESIDENTIAL means residential development at a density up to 36 dwelling units per net
developable hectare except when located in the Downtown or C5 Districts.
M
MAXIMUM EXTENT FEASIBLE means that no feasible and prudent alternative exists, and all possible
efforts to comply with the regulations or minimize potential harm or adverse impacts have been
undertaken.
MEDIUM DENSITY RESIDENTIAL means residential development at a density of 37-70 dwelling units
per net developable hectare except when located in the Downtown or C5 Districts.
MIXED USE DEVELOPMENT means a development that is designed to accommodate a mix of
commercial, residential and/or a limited range of light industrial uses within a single site. This type of
development is sensitive to adjacent districts that allow residential uses and provides a building form that
is street oriented at grade. This mix of uses may be either vertical or horizontal. A common example of a
vertical mixed use is street level retail, one or more floors of office use in the middle floors, and one or
more floors of residential use in the upper floors. An example of a horizontal mixed use is two buildings,
one commercial and one office, located on the same site.
MODULAR CONSTRUCTION means a building consisting of one or more sections constructed off-site
often in a factory which meets Canadian Standards Association (CSA) standards and the requirements of
the Alberta Building Code. The building is transported to a site where the sections(s) are permanently
assembled and anchored to a permanent foundation. A modular unit has no chassis, running gear or
wheels. The units or sections may be stacked horizontally or vertically and completed to form one or
more complete units for year round occupancy. Modular construction does not include a manufactured
home but any other structures can be built using modular construction.
MOTOR VEHICLE means:
(a) a vehicle propelled by any power other than muscular power, or
(b) a moped, but does not include a bicycle, a power bicycle, an aircraft, an implement of
husbandry or a motor vehicle that runs only on rails;
as defined by the Traffic Safety Act, as amended.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
MOVED-IN BUILDING means a building or other occupied structure that existed off-site in its entirety, at
some point in time, and is transported to a site for the intended placement and use thereof. This use
includes manufactured homes, but does not include modular construction.
MULCH means landscaped ground cover, other than grass, which is intentionally placed or maintained
and includes soft mulch such as wood chips or bark, and hard mulch such as rock product.
MULTI-UNIT DEVELOPMENT means a development of three or more dwellings, commercial or industrial
uses developed on a site that includes common property, such as, but not limited to, communal parking
areas, driveways, private roadways, amenity areas, or maintenance areas that are shared. Typical Multi-
unit developments include rental projects and conventional condominium developments, developed in
accordance with the Condominium Property Act.
N
NATURAL FEATURE means any tree, plant life, water feature, natural open space, rock outcropping or
view corridor which presents vistas to a natural feature. Natural features include wetlands, forests,
ravines, rivers, valleys, and associated wildlife habitat areas along the edge of, or which support
significant ecological functions within, the natural feature.
NON-CONFORMING BUILDING means a building:
(a) That is lawfully constructed or lawfully under construction at the date that a Land Use Bylaw
or any amendment thereof affecting the building or land on which the building is situated
becomes effective; and
(b) That on the date the Land Use Bylaw or amendment thereof becomes effective does not, or
when constructed will not comply with the Land Use Bylaw.
As defined in the MGA, as amended.
NON-CONFORMING USE means a lawful specific use:
(a) Being made of land or a building or intended to be made of land or a building lawfully under
construction, at the date a Land Use Bylaw or amendment thereof affecting the land or
building, becomes effective; and
(b) That, on the date the Land Use Bylaw or any amendment thereof becomes effective does not,
or in the case of a building under construction will not, comply with the uses permitted in the
Land Use Bylaw.
As defined in the MGA, as amended.
O
OBJECTIONABLE means unpleasant or offensive.
OCCUPANCY means the use or intended use of a building or part thereof for the shelter and support of
persons or property.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
ORIENT means to bring into relation to, or adjust to, the surroundings, situation or environment; to place
with the most important parts facing in certain directions; to set or arrange in a determinate position: to
orient a building.
OUTLINE PLAN means a detailed land use plan for an area of land that is typically smaller than the land
covered by an Area Structure Plan and which conforms to all Statutory Plans. An Outline Plan may be
adopted by resolution of Council pursuant to the MGA, and is otherwise equivalent to a "Conceptual
Scheme" as described in the MGA.
OVERLAY means additional regulations superimposed on specific areas of the Land Use Map (Appendix
A) which supersede or add to the regulations of the underlying Land Use District.
P
PARAPET WALL means that part of an exterior wall or firewall extending above the roof line of a building,
or a wall that serves as a guard at the edge of a balcony or roof.
PARCEL OR PARCEL OF LAND means the aggregate of the one or more areas of land described in a
certificate of title or described in a certificate of title by reference to a plan filed or registered in a Land
Titles Office, as defined in the MGA, as amended.
PARKING SPACE means that portion of a parking facility that is intended to accommodate a single
parked vehicle.
PARTY WALL means either:
(a) a wall erected at, or upon, a line separating two parcels of Land each of which is, or is
capable of being, a separate legal parcel subdivided under the Municipal Government Act; or
(b) a wall separating two dwellings or rear detached garages, each of which is, or is capable of
being, a separate legal parcel divided under the Condominium Property Act.
PATIO means a hard surfaced brick, concrete or wood outdoor area flush with or resting at grade.
PEDESTRIAN ZONE means an area dedicated to the movement of pedestrians located between the
building façade and street curb edge.
PERMITTED USE means those uses of land, buildings and structures for which Permits shall be issued if
the Development conforms to all applicable provisions of this Bylaw, and for which conditions may or may
not be imposed.
PLAN OF SUBDIVISION means a plan of survey prepared in accordance with the Land Titles Act for the
purpose of effecting a subdivision, as defined in the MGA, as amended.
PLANNED OCCUPANCY means the estimated building occupants based on planned use and industry
standards for building floor area requirements per employee. The minimum planned occupancy for multi-
unit residential buildings is 1 person for a bachelor unit, 1.5 persons for a one-bedroom unit, and 1.25
persons per bedroom for a two-bedroom or larger unit.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
PORCH means an entrance structure typically attached to the front or sides of a residential dwelling at the
ground floor entrance level, consisting of a roof and floor, where the front and sides of the structure are
enclosed by solid walls and/or windows.
PRINCIPAL BUILDING OR USE means a building or use that, in the opinion of the Development
Authority:
(a) Occupies the major or central portion of the site;
(b) Is the chief or main building or use among one or more buildings or uses on a site; and
(c) Constitutes, by reason of its use, the primary purpose for which the site is used.
There shall be no more than one principal building or use on each site, unless otherwise permitted in this
Bylaw.
PRIVACY WALL means a structure that:
(a) Provides visual screening;
(b) Is located on a balcony, deck or patio; and
(c) Does not include a railing or balustrade.
PROJECTION means structures projecting from the wall of a building. Common structures include
balconies, raised terraces, fireplaces, bay windows, and decks.
PUBLIC ROADWAY means the right-of-way for a Highway, street or lane that is registered at the Land
Titles Office and is used or intended to be used to accommodate vehicular traffic, and includes a bridge
forming part of a public roadway or any structure incidental to a public roadway as defined in the MGA, as
amended.
PUBLIC UTILITY LOT means a lot owned by the City that is designated as a utility lot with the Land Titles
Office and is designed to accommodate one or more public utilities, pedestrian walkways or multi-use
trails.
R
REAR LOT LINE - see LOT LINE, REAR
REAR YARD - see YARD, REAR
RECREATIONAL VEHICLE means a portable structure designed and built to be transported on its own
wheels or carried on a vehicle to provide temporary living accommodate for recreational or travel
purposes and/or for motorized sports activities conducted outdoors on both land and water. This use
includes, but is not limited to: motor homes or travel trailers; fifth wheel trailers; campers, whether located
on a truck or other vehicle or not; tent trailers; park model trailers; boats; off-highway vehicles, as defined
by the Traffic Safety Act, as amended; utility trailers; and a trailer used to transport any of the above.
This use does not include a manufactured home.
RESERVE LAND means environmental reserve, municipal reserve, community services reserve, school
reserve, or municipal and school reserves as defined in the MGA, as amended.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
RIGHT-OF-WAY means an interest in land, most commonly granted for municipal utilities where there is a
need for a continuous right-of-way under one or more parcels of Land, which is registered only against the
land which is subject to the interest.
ROOM-ENHANCING CANTILEVER - see CANTILEVER, ROOM-ENHANCING
S
SATELLITE DISH means an antenna and associated components used to receive signals from orbiting
satellites.
SCREENING means a fence, wall, berm or landscaping feature used to visually separate areas or
functions.
SETBACK means the distance that a development shall be set back from a lot line or any other features
on a site as specified by this Bylaw. A setback is not a yard. A setback measurement shall be taken from
the building foundation.
SHIPPING CONTAINER means an Accessory sealed unit (such as a sea can) used for the land and sea
transport of goods and materials, which may also be used for storage, where permitted.
SIDE LOT LINE - see LOT LINE, SIDE
SIDE YARD - see YARD, SIDE
SIDEWALK means a paved or asphalted path for pedestrians which is usually located adjacent to a
roadway.
SIGHT TRIANGLE means a triangular portion of land established at roadway intersections in which
nothing shall be erected, placed, planted or allowed to grow in such a manner as to limit or obstruct the
sight distance of motorists or pedestrians entering or leaving the intersection.
SIGN means any object or device, including its structure and other component parts, intended for the
purpose of advertising or calling attention to any business, organization, person, matter, thing or event.
SITE means an area of land consisting of one or more abutting Lots.
SITE AREA means the total area of a site.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
SITE COVERAGE means the ratio of the total horizontal area of all buildings and structures on a site
which are located at or higher than 0.6m above grade, including any covered projections (i.e. verandas,
Porches, enclosed/covered decks) less than 2.4m above grade on a site to the total lot area. This
definition shall not include:
(a) Steps, eaves, cornices, uncovered decks and similar uncovered projections;
(b) Driveways, aisles and parking spaces unless they are part of a parking garage which is 1.0m
or more above grade; or
(c) Unenclosed inner and outer courts, terraces and patios where these are less than 0.6m
above grade.
SITE DEPTH means the average horizontal distance between the front and rear site boundaries.
SITE, CORNER means a site located at the intersection of two public roadways, other than a lane.
SITE, INTERIOR means a site that is bounded by only one public roadway, or by one public roadway and
a lane.
SITE WIDTH means the horizontal distance between the side lot lines of a site measured at a distance
from the front site line equal to the minimum front yard setback for the Land Use District in which the site
is located. Where the side lot lines are not parallel, the site width is measured between the side lot lines
at the minimum front yard or rear yard setback for the Land Use District, whichever is the lesser.
STATUTORY PLAN means an Intermunicipal Development Plan, a Municipal Development Plan, an Area
Structure Plan and an Area Redevelopment Plan adopted by a municipality under the MGA, as amended.
STEP-BACK means a recession in the building façade from the building façade immediately below it.
STOREY means that portion of a building which is situated between the top of any floor and the top of the
floor next above it. If there is no floor above, the storey is the portion of the building which is situated
City of Fort Saskatchewan
Land Use Bylaw
C23-20
between the top of any floor and the ceiling above it. If the top of the floor directly above a basement is
more than 1.8m above grade, such basement shall be considered a storey for the purpose of this Bylaw.
STOREY, HALF means that part of any building wholly or partly within the framing of the roof, where the
habitable floor area is not more than 70% of the ground floor.
STREET means a right-of-way used for a public thoroughfare and designed for the use of vehicular and/or
pedestrian traffic, but does not include a lane.
STREETWALL means the exterior wall of buildings that directly abut or face towards a public right of way.
STRUCTURE means a building (including eaves) or other thing erected or placed in, on, over or under
land, whether or not it is so affixed to the land as to become transferred without special mention by a
transfer or sale of the land, pursuant to the MGA, as amended.
STRUCTURAL ALTERATION means any change to the supporting members of a structure, including
foundation bearing walls or partitions, columns, beams, or girders, or any structural change in the roof or
in the exterior walls.
SUBDIVISION means the division of a parcel of Land into one or smaller parcels by a plan of subdivision
or other instrument, or as defined in the MGA, as amended.
SUBDIVISION AND DEVELOPMENT APPEAL BOARD means the Subdivision and Development Appeal
Board appointed pursuant to the MGA, as amended.
SUBSEQUENT OFFENCE means an offence committed by a person after that person has been
convicted for the same offence or has voluntarily paid a fine for the same offence within the past twenty-
four (24) months.
SWIMMING POOL means a structure, basin or tank containing an artificially created pool or water that is
greater than 0.6m at any point and is used for swimming, recreation, bathing, diving, wading, or other
similar purposes and includes all buildings, equipment and facilities used in connection with it. This
includes hot tubs.
T
TEMPORARY BUILDING/DEVELOPMENT means a development for which a permit has been issued for
up to one year. Uses may include: shipping container, garage, tent, or an office trailer. These uses shall
conform to the Alberta Safety Codes Act requirements.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
TOP OF BANK means the line where the surrounding tableland is broken by a valley slope and forms the
valley crest as determined by a Geotechnical Engineer.
TRAFFIC ISLAND means an area of space set aside within a street, road, or parking area, prohibited for
use by motor vehicles and is marked or indicated by paint or physical means, to be clearly visible at all
times. Typically, islands are raised with perimeter concrete curbs and are landscaped within.
U
USE means the purpose or activity for which a site and buildings are designed, arranged, developed, or
intended, or for which it is occupied or maintained.
UTILITY means a system or works used to provide or deliver one or more of the following for public
consumption, benefit, convenience or use:
(a) Water or steam;
(b) Sewage disposal;
(c) Public transportation operated by or on behalf of the City;
(d) Irrigation;
(e) Drainage;
(f) Fuel;
(g) Electric power;
(h) Heat;
(i) Waste management;
(j) Residential and commercial street lighting; or
(k) Any building required to operate the utility as defined in the MGA, as amended.
V
VARIANCE means an alteration or change to a standard prescribed by this Bylaw that is authorized by
the Development Authority or the Subdivision and Development Appeal Board.
VERANDA means an entrance structure typically located at the front or sides of a residential dwelling at
the ground floor entry level, consisting of a roof and floor, where the front and sides of the structure
remain open to the outside elements.
VIDEO DISPLAY means a device intended to display copy on an Electronic Message sign using full
motion video, motion picture, Moving Picture Experts Group (MPEG) or any other digital video format.
VIOLATION TAG means a tag or similar document issued by the City of Fort Saskatchewan pursuant to
the MGA for the purposes of notifying a person that an offence has been committed for which a
prosecution may follow.
VIOLATION TICKET means a ticket that is issued pursuant to the Provincial Offences Procedure Act.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
W
WALKWAY means an off-street pedestrian path.
X
XERISCAPING means a method of landscaping that uses plants, soils and mulches whose natural
requirements are appropriate to the local climate, resulting in a reduction or elimination of supplemental
water, fertilizer or other maintenance.
Y
YARD means a part of a site unoccupied by any portion of a building or structure over 0.6m in height,
except for projections and accessory developments specifically permitted in this Bylaw. A yard may
contain a fence.
YARD, FRONT means:
(a) In low-density residential districts, the portion of a site abutting the front lot line extending
across the full width of the site, situated between the front lot line and the nearest wall of the
principal building.
(b) in all other cases, a lot adjoining 2 or more public roadways other than a lane is considered to
have a front yard adjoining each public roadway requiring compliance with the yard
requirements of the land use district in which the lot is located, notwithstanding that the lot is
separated from the public roadway by a public utility lot;
YARD, FRONT FLANKING means in low-density residential districts, that portion of a site on a corner site
abutting the front flanking lot line extending from the front yard to the rear yard. The front flanking yard is
situated between the front flanking lot line and the nearest wall of the principal building.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
YARD, REAR means the portion of a site abutting the rear lot line extending across the full width of the
site, situated between the rear lot line and the nearest wall of the principal building.
YARD, SIDE means that portion of a site abutting a side lot line extending from the front yard to the rear
yard. The side yard is situated between a side lot line and the nearest wall of the principal building
.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
2.6. USE DEFINITIONS
A
ABOVE GROUND FLOOR HOUSING, means a development consisting of one or more dwellings
contained within a building where a non-residential use or uses comprises the ground or street level
storey. This does not include an 'apartment'.
ACCESSORY DEVELOPMENT means a building, structure or use that is subordinate to, incidental to and
located on the same site as the principal building or use. Where a structure is attached to a principal
building on a site by a roof, an open or enclosed structure, a floor or foundation, or any structure below
grade allowing access between the building and the accessory development, it shall be considered part of
the principal building. This use may include, but is not limited to sheds, detached garages, gazebos,
private play structures, pergolas and decorative ponds.
ADULT ENTERTAINMENT FACILITY means any premises or parts thereof in which products or services
are provided that are of a sexual nature and show or display nudity or partial nudity involving exposure of
human breasts below a point immediately above the top of the areola, the genitals and/or the buttocks in a
sexually explicit or suggestive manner. This use includes, but is not limited to:
(a) Adult mini-theatres, which are any premise wherein live performances, motion pictures, video
tapes, digital video disc, slides or similar electronic or photographic reproductions are
performed or shown as a principal use or accessory use to some other business activity
which is conducted on the premises;
(b) Erotic dance clubs, which are any premise, other than Adult mini-theatres, wherein live
performances are performed or shown as a principal use or Accessory use to some other
business activity which is conducted on the premises;
(c) Adult video stores which are businesses where greater than 30% of the floor area is used to
sell, rent, lease or loan "X rated" adult video tapes, digital video discs or other similar
electronic or photographic reproductions;
(d) Love boutique/shops which are retail or wholesale businesses where greater than 30% of the
floor area is used for the display and sale of merchandise and/or products intended to be
used for sexual pleasure; and
(e) Services of which a principal feature of characteristics is the nudity or partial nudity of any
person.
AGRICULTURE means the raising of crops or rearing of livestock, either separately or in conjunction with
one another. This may include apiculture, aquaculture and vermiculture. This does not include an
equestrian centre, minor intensive livestock agriculture or intensive horticulture agriculture. This Use does
not include Cannabis Production and Distribution Facility, Retail Store (Cannabis) or any other cannabis
related uses.
AGRICULTURE, INTENSIVE HORTICULTURE means the primary and basic production and processing
(i.e. cleaning, sorting, separating, grading or packing) of horticultural products such as vegetables, herbs
and orchards, for sale on or off site. Typical uses include berry farms, tree farms, sod farms, plant
nurseries and market garden operations. This does not include minor livestock agriculture, an agricultural
City of Fort Saskatchewan
Land Use Bylaw
C23-20
product stand or a greenhouse. This Use does not include Cannabis Production and Distribution Facility,
Retail Store (Cannabis) or any other cannabis related uses.
AGRICULTURE, PRODUCT PROCESSING means a premise for the purpose of processing agricultural
products including:
(a) Mixing, drying, canning, size reduction, fermentation, heat treatments, cold treatments,
chemical treatments, biological treatments of plant matter; or
(b) Cutting, curing, smoking, aging, wrapping or freezing of meat
This Use does not include Cannabis Production and Distribution Facility, Retail Store (Cannabis)
or any other cannabis related uses.
AGRICULTURAL SUPPORT SERVICE means the use of land, buildings or structures for the purposes of
supply of goods, material or services directly and primarily to the agricultural industry. This may include,
but is not limited to the sale, cleaning and storage of seed, feed, fertilizer and chemical products and the
repair of agricultural equipment.
APARTMENT means a building, or part there-of, other than stacked multi-attached housing containing
three or more dwelling units arranged in any horizontal or vertical configuration and which have a shared
entrance facility through a common vestibule.
ASSISTED LIVING FACILITY means accommodation with flexible 24 hour on-site personal care and
oversight with scheduled access to professional services, including a Licensed Practical Nurse and
Registered Nurse. Residents receive room and board services, light housekeeping services, assistance,
personal care and social and recreational support. Settings are therapeutically designed to offer comfort
and safety to clients who are fearful, who may be at risk for wandering and who need more structure and
stimulation. Individual residential units are contained within a larger residence and may contain up to two
bedrooms and living area space. Residential units may or may not include cooking facilities.
AUCTIONEERING FACILITY means a development intended for the auctioning of goods and equipment,
including the temporary storage of such goods and equipment for a period not to exceed 30 days, but
does not include farmers/flea markets or second-hand retail stores.
B
BED AND BREAKFAST means the use of an owner-occupied dwelling whereby temporary
accommodation is provided to the public for remuneration, for up to 14 days within four or fewer guest
rooms, with or without meals.
BILLBOARD SIGN - see SIGN, BILLBOARD
BOARDING FACILITY means a development, within a standalone building, used for shared living and
containing individual units on a fee-for-service arrangement. This Use Class does not include Assisted
Living, Bed and Breakfast, Group Home, Group Home (limited), Hotel, or Motel. For the purposes of this
definition, shared living means four or more persons occupying individual units within a congregate living
setting and within a building where the occupants share access to facilities such as cooking, dining,
laundry, or sanitary facilities.
BREWERIES, WINERIES, AND DISTILLERIES means the manufacturing of beer, wine, spirits or other
alcoholic beverages. This Use may include the sale of alcoholic beverages to the public for consumption
within the premises. Retail sales of alcoholic beverages for consumption off-Site shall be limited to
City of Fort Saskatchewan
Land Use Bylaw
C23-20
alcoholic beverages that are manufactured on-Site. Accessory activities may include the preparation and
sale of food, storage, packaging, bottling, canning and shipping of products manufactured within the
premises.
BULK FUEL DEPOT means lands, buildings and structures for the bulk storage and distribution of
petroleum products and may include key lock retail sales.
BUSINESS SUPPORT SERVICE means development used to provide support services to businesses,
typical uses include but are not limited to printing establishments, testing laboratories, janitorial firms,
office equipment sales, repair establishments, and sign shops.
C
CAMPGROUND means an area which has been planned and improved to be used and maintained for a
seasonal short-term period for campers locating tents, tent trailers, holiday trailers, campers, motor
homes, and similar recreation vehicles within a defined area. Related facilities that are accessory to and
support the campground such as an administrative office, laundromat, picnic grounds, playgrounds and
boating facilities may be included on-site.
CANNABIS LOUNGE means development where the primary purpose of the facility is the sale of
Cannabis to the public, for the consumption within the premises that is authorized by provincial or federal
legislation. This Use does not include Cannabis Production and Distribution or Retail Store (Cannabis).
CANNABIS PRODUCTION AND DISTRIBUTION FACILITY means development where the primary
purpose of the facility is the production and distribution of cannabis that is authorized by provincial or
federal legislation. This Use does not include Retail Store (Cannabis) or any other cannabis related uses.
CASINO means a development used for the playing of games of chance, but does not include an Indoor
Entertainment Facility, or a drinking establishment in which fewer than 11 video lottery terminals are
located.
CEMETERY means development of a parcel of Land primarily as landscaped open space for the
entombment of the deceased, and may include the following accessory developments: crematoria,
columbaria and mausoleums. Typical uses include memorial parks, burial grounds and gardens of
remembrance.
CHILD CARE FACILITY means a development licensed by the Province to provide personal care,
maintenance, supervision or education to 7 or more children. This includes daycare centres, nurseries,
kindergartens, nursery schools and play schools and other similar uses but does not include an institution
operated by or under the authority of the Province.
COMMERCIAL SCHOOL means a development used for indoor training and instruction in a specific
trade, skill, artistic endeavour, or service for the financial gain of the individual or company owning the
school. Typical uses include secretarial, business, hairdressing, beauty, culture, art, dance or music
schools.
COMMUNITY GARDEN means a plot of land used by a group of community members to grow vegetables
and fruit for personal use and consumption.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
COMMUNITY SERVICE FACILITY means a development for use by the public or public groups for
cultural or community activities. Typical uses include museums, libraries, YM/YWCA, tourist
information/interpretive centres and multi-purpose facilities and public and Private Clubs.
CONTRACTOR SERVICE means development used for the provision of building construction,
landscaping, concrete, and electrical, excavation, drilling, heating, plumbing, paving, road, sewer or
similar services of a construction nature which require on-site storage space for materials, construction
equipment or vehicles normally associated with general contracted services. Any sales, display, office or
technical support services are accessory to the principal contractor services and are regulated in
accordance with the regulations of use and Land Use District regulations where the development is
located. This use shall not include any on-site manufacturing activities.
COTTAGE INDUSTRY means a Development for the operation of low intensity, small scale activities of a
gainful nature demanding a skilled trade or craft or related to an agricultural and/or horticultural operation
on an agricultural parcel. Cottage Industry maintains and is compatible with the agricultural character of
the surrounding landscape. Typical Cottage Industry requiring skilled trade may include workshops and
creative arts that may include space for selling custom made products or offering related services.
Typical agriculture and horticulture related Cottage Industry may include growing, packing and sale of
food products, small-scale wineries and breweries
CREMATORIUM means a development fitted with equipment for the purpose of the cremation of human
or pet remains and may include associated facilities for the preparation of the dead human body for
internment or cremation.
CUSTOM MANUFACTURING ESTABLISHMENT means development used for small scale on-site
production of goods by hand manufacturing, primarily involving the use of hand tools and provided such
developments have fewer than five production employees. Typical uses include jewelry, toy and musical
instrument manufacturing, gunsmiths, woodworking and pottery and sculpture studios.
D
DATING AND ESCORT SERVICE means any business activity that offers to provide or does provide
introductions from a person or persons to another person or persons for a period of companionship of
short duration, for which service or introduction a fee is charged or imposed for each occasion
companionship is provided or an introduction is made.
DAY HOME means an accessory use that may be licensed by the Province, in a dwelling unit that is
intended to provide temporary care, educational services and supervision to six or fewer children that
shall follow the regulations of the Province.
DETENTION AND CORRECTIONAL SERVICE means a development used to hold, confine or to provide
regulated or temporary residential facilities for minors or adults either awaiting trial on criminal charges or
as part of the disposition of criminal charges, or released from custody under the supervision of the
National Parole Board, a parole or probation Officer or similar authority. Typical uses include a remand
centre, jail or halfway house.
DUPLEX means a building containing two principal dwellings, with one of those dwellings placed over the
other in whole or in part. Each principal dwelling has separate and individual access to grade. This type
City of Fort Saskatchewan
Land Use Bylaw
C23-20
of development is to be designed and constructed as two dwellings at the time of initial construction of the
building. This land use does not include Secondary Suites.
E
EATING AND DRINKING ESTABLISHMENT means a development where prepared foods and beverages
are offered for sale to the public, for consumption by dining in or taking away. This use includes
neighbourhood pubs, restaurants, cafes, delicatessens, tea rooms, lunch rooms, refreshment stands,
outdoor cafes and patios, and take-out restaurants. This use does not include Cannabis Lounges.
EDUCATION (PRIVATE) means a development for instruction and education which is not maintained at
public expense and which may or may not offer courses of study equivalent to those offered in a public
school or private instruction. This use includes dormitory and Accessory buildings. This use does not
include Commercial Schools or Home Businesses.
EDUCATION (PUBLIC) means a development that is publicly supported and involves public assembly for
education, training or instruction purposes. This use includes dormitories and the administration offices
required for the provision of such services on the same site. Typical uses include, but are not limited to
public and separate schools, community colleges, universities and technical and vocational schools. This
use does not include private education developments and Commercial Schools.
ELECTRONIC MESSAGE SIGN - see SIGN, ELECTRONIC MESSAGE.
EMERGENCY RESPONSE SERVICE means a use where police, fire and publicly operated emergency
medical services are provided.
ENTERTAINMENT FACILITY, INDOOR means an indoor development in which the public participates in
and/ or an activity for entertainment or social purposes. This use includes the sale of food and beverages
to the patrons and may be licensed by the Province of Alberta for the on-site consumption of alcohol.
Without limiting the generality of the foregoing, this land use may include facilities for dinner theatres;
theatrical, musical or dance performances; amusement arcades; billiard/pool halls; bingo halls; indoor
miniature golf establishment; indoor arts event; indoor exhibition; indoor vegetation or museum exhibit;
indoor presentation of exhibits; and Cinemas when combined with any other entertainment facility use.
This use does not include Adult Entertainment Facility, Casino, and Late Night Club.
ENTERTAINMENT FACILITY, OUTDOOR means an outdoor development in which the public
participates in and/ or views an activity for entertainment or social purposes. This use includes the sale of
food and beverages to the patrons and may be licensed by the Province of Alberta for the on-site
consumption of alcohol. Without limiting the generality of the foregoing, this land use may include outdoor
theatrical, musical or dance performances; drive in theatres; amusement parks; go-cart tracks; outdoor
miniature golf establishments; outdoor arts events and exhibition; animals or vegetation exhibit; exhibits or
animal acts. This land use does not include a Late Night Club.
F
FARMERS/FLEA MARKET means a development used for the sale of new or used goods and food
products by multiple vendors renting tables and space either in or out of an enclosed building. Vendors
may vary from day to day, although the general layout of space to be rented generally remains the same.
Such uses are usually of a seasonal nature.
FREESTANDING SIGN - see SIGN, FREESTANDING
City of Fort Saskatchewan
Land Use Bylaw
C23-20
FUNERAL HOME means a development used for the preparation of the dead for burial or cremation, and
the holding of funeral services.
G
GARAGE SUITE means a dwelling located above a detached garage; or a one to two-storey dwelling
attached to the side or rear of a detached garage. This land use does not include Secondary Suites or
Garden Suites.
GARDEN SUITE means a single storey dwelling which is separate from the principal use which is single
detached housing. This land use does not include Secondary Suites or Garage Suites.
GENERAL ADVERTISING SIGN - see SIGN, GENERAL ADVERTISING
GENERAL INDUSTRIAL USE - see INDUSTRIAL USE, GENERAL
GOVERNMENT SERVICE means a development providing Crown Corporation, or municipal, provincial or
federal government services directly to the public. Typical uses include, but are not limited to taxation
offices, courthouses, postal stations, manpower and employment offices, food banks and social service
offices. This use does not include emergency response service, detention and correctional service or
education facilities.
GREENHOUSE means a development for the growing, acclimating, propagating, harvesting, displaying
and selling of bedding, edible, household and ornamental plants and may include accessory uses relating
to the storage, displaying, and selling of gardening, nursery and related products. This Use does not
include Cannabis Production and Distribution Facility, Retail Store (Cannabis) or any other cannabis
related uses.
GROUP HOME means a development using a dwelling unit as a facility which is authorized, licensed or
certified by a Provincial Authority to provide room and board for seven or more residents, for foster
children or for physically, mentally, socially, developmentally, or behaviourally challenged persons and
which may be for the personal rehabilitation of its residents either through self-help or professional care,
guidance and supervision. The residential character of the development shall be maintained with the
residents of the group home living together as a single housekeeping group using shared kitchen
facilities. A group home may incorporate accommodations for residential staff as an accessory use.
GROUP HOME (LIMITED) means a development using a dwelling unit as a facility that is recognized,
authorized, licensed or certified by a Provincial Authority as a social care facility intended to provide
interim room and board for four to six residents, exclusive of staff, for foster children or disabled persons,
or for persons with medical, physical, mental, social or behavioural problems and which may be for the
personal rehabilitation of its residents either through self-help or professional care, guidance and
supervision. The residential character of the development shall be primary, with residents living together
as a single housekeeping group with shared kitchen facilities. This use does not include homes or half-
way houses for persons under the jurisdiction of the Federal or Provincial Justice Systems or services
such as drug and alcohol addiction treatment centres.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
H
HEALTH SERVICE means a building or part of a building used for the medical, dental, surgical or
therapeutic treatment of human beings, but does not include a public or private hospital or a professional
office of a doctor located in his residence. Typical uses include a clinic.
HEAVY INDUSTRIAL USE - see INDUSTRIAL USE, HEAVY
HOME BUSINESS means the accessory use of a principal dwelling, or a combination of a principal
dwelling and an accessory building, in a residential neighbourhood to operate an enterprise or related
uses. This use does not include any cannabis related uses.
HOME OFFICE means an accessory use located within a dwelling unit for the purpose of office uses. This
use does not include any cannabis related uses.
HOSPITAL means an institutional development used to provide in-patient and out-patient health care to
the public. Typical developments include a community health centre and a full service hospital.
HOTEL means a development used for the provision of rooms or suites for temporary or short-term
accommodation where the rooms have access from a common interior corridor and may be equipped with
individual kitchen facilities, and may include accessory eating and drinking establishments, meeting
rooms, personal services and retail stores.
I
INDOOR ENTERTAINMENT FACILITY - see ENTERTAINMENT FACILITY, INDOOR
INDOOR RECREATION FACILITY - see RECREATION FACILITY, INDOOR
INDUSTRIAL USE, GENERAL means a use which may involve one or more of the following activities:
(a) The processing of raw or finished materials;
(b) The manufacturing or assembly of goods, products or equipment;
(c) The cleaning, servicing, repairing or testing of materials, goods and equipment normally
associated with industrial or commercial businesses or the cleaning, servicing and repair of
goods and equipment associated with household use, where such operations have impacts
that would typically make them incompatible in non-industrial Land Use Districts;
(d) The storage or transshipping of materials, goods and equipment;
(e) the distribution and sale of materials, goods and equipment to institutions or industrial and
commercial businesses for their direct use or to General Retail Stores or other sales Use
Classes defined in this Bylaw for resale to individual customers; or
(f) The training of personnel in general industrial operations.
This use does not include Cannabis Production and Distribution Facility, Retail Store (Cannabis) or any
other cannabis related uses.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
Notwithstanding the above, General Industrial Uses may include any indoor display, office, technical or
administrative support areas or any sales operation accessory to the General Industrial Use.
INDUSTRIAL USE, HEAVY means a manufacturing or processing activity that:
(a) May consume large quantities of land, energy, water or other natural resources in its
operation, or that requires access to transportation facilities capable of handling bulk
materials or commodities; and
(b) By the nature of its operation may have off-site effects such as noise, vibration, light, dust,
odour, humidity, smoke, fumes, or heavy truck traffic and other impacts affecting the safety,
use, amenity and enjoyment of adjacent sites.
Notwithstanding the above, Heavy industrial uses may include any indoor display, office, technical or
administrative support areas or any sales operation accessory to the Heavy Industrial Use.
INFLATABLE SIGN - See SIGN, INFLATABLE
K
KENNEL means a development for the purpose of boarding small animals normally considered to be
household pets, generally for periods of greater than 24 hours, and includes enclosures, pens, runs or
exercise areas. This land use may also include training, grooming, impounding/quarantining facilities,
animal shelters and retail sale of associated products.
L
LATE NIGHT CLUB means any premises or part thereof, the primary purpose of which is to host regular
dances, entertainment performances or other live events where:
(a) No alcohol or alcoholic beverages are available on the premises for consumption or sale;
(b) 20 or more patrons are assembled at any time between 2:00 a.m. and 6:00 a.m.;
(c) The events are held for the purpose of gain or profit;
(d) Tickets are sold or an entrance or attendance fee is charged for persons to attend; and
(e) Music, noise or sound of any kind or source is emitted, including but not limited to the
performing or playing of live music, amplified recorded or computer generated sounds.
LIVE WORK UNIT means a unit that contains one Dwelling, in addition to dedicated floor space for the
purpose of conducting work. The work component may or may not be separate and distinct from the
Dwelling. This use does not include a Home Office or Home Business.
M
MANUFACTURED HOME means a prefabricated detached dwelling unit that meets Canadian Standards
Association (CSA) standards and meets the requirements of the Alberta Building Code. This applies to
City of Fort Saskatchewan
Land Use Bylaw
C23-20
both single section and multi-section models, but does not apply to modular construction, recreational
vehicles or industrial camp trailers.
MOTEL means development used for the provision of rooms or suites for temporary lodging or light
housekeeping, where each room or suite has its own exterior access. Motels may include Accessory
Eating and Drinking Establishments and Personal Services.
MULTI-ATTACHED HOUSING means a residential building containing three or more dwelling units
separated by common walls and located either on a single lot or with each unit on an individual lot, each
dwelling unit having at least one separate entrance. Typical uses include townhouse, row houses,
N
NATURAL CONSERVATION USE means land areas set aside for outdoor recreation or to protect
sensitive natural features and or areas of cultural or scenic value. Without restricting the generality of the
foregoing, this use may include parks, environmentally sensitive areas, wilderness areas, natural areas,
ecological reserves and archaeological sites.
NATURAL RESOURCE DEVELOPMENT means development for the on-site removal, extraction and
primary processing of raw materials found on or under the site or accessible from the City. Typical uses
include gravel pits, sand pits, clay pits, oil and gas wells, coal mining and stripping of topsoil. This use
does not include the processing of raw materials transported to the site.
NATURAL RESOURCE PROCESSING means development for the processing of raw materials extracted
either on a site or transported from another site. Typical uses include petroleum upgrading and gravel
processing.
O
OUTDOOR ENTERTAINMENT FACILITY - see ENTERTAINMENT FACILITY, OUTDOOR
OUTDOOR RECREATION FACILITY - see RECREATION FACILITY, OUTDOOR
OUTDOOR STORAGE means a development used for the outdoor storage of goods and materials where
such storage of goods and materials is Accessory to the principal use of the site.
OUTDOOR STORAGE FACILITY means a site primarily used for the outdoor storage of goods, materials
or equipment. Un-serviced buildings or structures are considered Accessory buildings.
P
PARK means land developed for recreational activities that do not require major buildings or facilities, and
may include picnic areas, playgrounds, pedestrian and bicycle paths, landscaped areas and associated
public washrooms.
PARKING FACILITY means the area set aside for the storage and parking of vehicles and includes
parking spaces, parkades, loading spaces, aisles, entrances and exits to the area, and traffic islands
where they are part of the parking facility. This land use may be the principal use on a site or an
accessory use. This use includes underground parking facilities and park and ride facilities.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
PARK MODEL TRAILER means a recreational unit designed for seasonal use. Park Model Trailers are
built on a single chassis mounted on wheels, are designed to facilitate occasional relocation and must be
connected to utilities to operate installed fixtures and appliances.
PAWN SHOP means the use of premises for the retailing of goods and chattels in pawn.
PERSONAL SERVICE means a development used for the provision of personal services to an individual
which are related to the care and appearance of the body, or the cleaning and repair of personal effects
and may include such uses as: barbershops, hairdressers, tattoo parlours, beauty salon, tanning salons,
shoe repair shops, laundromats, dry cleaning outlets, but does not include Health Services, retail stores,
Service Stations or Adult Entertainment Facilities.
PET CARE SERVICE means a development where small animals normally considered as household pets
are washed, groomed, trained and/or boarded, but not overnight. This land use may also include the
retail sales of associated products.
PLACE OF WORSHIP means a development, including any meeting halls, used for spiritual worship and
related religious, charitable, educational or social activities, but does not include a School. Typical uses
include churches, chapels, mosques, temples, synagogues, parishes, convents and monasteries.
PORTABLE SIGN - see SIGN, PORTABLE
PRIVATE CLUB means development used for the meeting, social or recreational activities of members of
a non-profit philanthropic, social service, and athletic, business or fraternal organization, without on-site
residences. Private Clubs may include lodges as well as rooms for eating, drinking and assembly.
PROFESSIONAL, FINANCIAL and OFFICE SERVICE means development primarily used for the
provision of professional, management, administrative, consulting, and financial services. Typical uses
include: the offices of lawyers, accountants, engineers, and architects; offices for real estate and
insurance firms; clerical, secretarial, employment, telephone answering, and similar office support
services; and banks, credit unions, loan offices and similar financial uses.
PROJECTING SIGN - see SIGN, PROJECTING
PUBLIC FACILITY means any land or buildings owned by the City including lands that are used as public
utility lots, playgrounds, recreational areas, public parks, municipal reserves, buffers, boulevards,
parkways, ornamental areas or squares.
R
RECREATION FACILITY, INDOOR means a development providing facilities that are available to the
public for sports and recreational activities conducted indoors. Typical uses include indoor swimming
pools, hockey rinks, gymnasiums, indoor tennis courts, and indoor athletic fields but does not include
indoor gun ranges.
RECREATION FACILITY, INDOOR (RESTRICTED) means a development providing facilities that are
available to the public for indoor gun ranges. This does not include Recreation Facility, Indoor.
RECREATION FACILITY, OUTDOOR means a development providing facilities that are available to the
public for sports and recreational activities conducted outdoors. Typical uses include golf courses,
City of Fort Saskatchewan
Land Use Bylaw
C23-20
outdoor swimming pools, hockey rinks, sports fields, outdoor tennis courts, unenclosed ice surfaces or
rinks, athletic fields, boating facilities, bowling greens, and fitness trails but does not include outdoor gun
ranges.
RECYCLING DEPOT means a development used for the buying, collecting, sorting and storage of bottles,
cans, newspapers and similar household goods for reuse, where all storage is contained within an
enclosed building or screened outdoor storage area.
RECYCLING DROP-OFF means a development used for the collection and temporary storage of bottles,
cans, newspapers and similar household goods in unattended containers placed in public areas. All
materials shall be contained within the recycling containers and removed periodically for transfer to
another facility. This use does not include a recycling depot.
RENEWABLE ENERGY DEVICE means a device where energy is derived from sources that are not
depleted by using them, such as solar, geothermal, wind and co-generation production of electricity.
Typical uses include wind or solar farms.
RENEWABLE ENERGY DEVICE (LIMITED) means a device where energy is derived from sources that
are not depleted by using them, such as solar, geothermal and wind energy. Typical uses include solar
panels mounted or attached to a roof or accessory building.
RESEARCH AND DEVELOPMENT FACILITY means a premise used for the purpose of conducting low
risk research and development of products or services, but does not include retail or wholesale of these
products. Businesses locating in a building or part thereof are generally used by raw material
development and testing firms; processed products development and testing firms; and chemical and
biological products development and testing firms.
RETAIL, OFFICE, AND ENTERTAINMENT means a single Development that includes any one of
Business Support Service; Personal Service; Professional, Financial and Office Service; Retail Store
(Convenience); Retail Store (General); and Eating and Drinking Establishment. This Use class is
intended for specific Districts within the Downtown.
RETAIL STORE (CANNABIS) means a retail store licensed by the Province to sell cannabis and cannabis
accessories to the public, for consumption elsewhere. This use does not include Cannabis Production
and Distribution Facility or any other cannabis related uses.
RETAIL STORE (CONVENIENCE) means a development used for the retail sale of those goods required
by area residents on a day-to-day basis in an enclosed building which does not exceed 371.6m2 of public
floor area. Typical uses include small food stores, drug stores, video sales and rentals, and variety stores
selling confectionery, tobacco, groceries, beverages, pharmaceuticals, and personal care items, hardware
or printed matter. This use does not include an Adult Entertainment Facility, Retail Store (Drug
Paraphernalia), Retail Store (Cannabis), Cannabis Production and Distribution Facility or any other
cannabis related uses.
RETAIL STORE (DRUG PARAPHERNALIA) means a development used for the retail sale of any product,
equipment, thing or material of any kind primarily used or intended to be used to produce, process,
package, store, inject, ingest, inhale or otherwise introduce into the human body a controlled substance
as defined in the Controlled Drugs and Substances Act. This use does not include Retail Store
(Cannabis), Cannabis Production and Distribution Facility or any other cannabis related uses.
RETAIL STORE (GENERAL) means a development used for the retail sale of groceries, household
goods, furniture and appliances, clothing, hardware, printed matter, confectionery, tobacco,
City of Fort Saskatchewan
Land Use Bylaw
C23-20
pharmaceutical and personal care items, video sales and rentals, automotive parts and accessories,
office equipment, stationary and similar goods from within an enclosed building. This use does not include
Retail Store (Cannabis), Cannabis Production and Distribution Facility or any other cannabis related uses.
RETAIL STORE (LIQUOR) means a retail store licensed by the Province to sell alcoholic beverages to
the public, for consumption elsewhere. Typical uses include spirits, wine and beer stores.
S
SEASONAL GARDEN CENTRE means a temporary structure, which may or may not include fencing,
erected on the site of an existing retail store, for the purpose of selling gardening related goods on a
seasonal basis.
SECONDARY SUITE means development consisting of a dwelling unit located within and accessory to a
principal residential use. This use class includes the development or conversion of basement space or
above-grade space to a separate dwelling, or the addition of new floor space to an existing Single
Detached Housing. A Secondary Suite does not include Semi-detached Housing, Apartment, Garage
Suites, Garden Suites, or Boarding Facilities.
SEMI-DETACHED HOUSING means a building containing only two principal dwelling units side by side
with neither of those dwellings being placed over another in whole or in part. Each principal dwelling has
individual and separate entrances to grade. Each dwelling is separate from the adjoining dwelling by a
vertical party wall which is insulated against sound transmission.
SEMI-DETACHED SUITE means development consisting of a dwelling unit located within and accessory
to a principal semi-detached residential use. This use class includes the development or conversion of
basement space to a separate dwelling within a semi-detached housing in the DC(A)-21 District.
SERVICE STATION means development used for the servicing, washing and repairing of vehicles; and
the sale of gasoline (both self-serve and full serve), other petroleum products and a limited range of
vehicle parts and accessories. Service station may include Eating and Drinking Establishments and/or a
Retail Store (Convenience). Typical uses include truck stops and highway service stations. Total above
ground storage of all fuel shall be in an amount of 30,000L or less.
SERVICE STATION (LIMITED) means development used for the servicing, washing and repairing of
vehicles with a gross vehicle weight of 4,000kg or less; and for the sale of gasoline (both self-serve and
full serve), other petroleum products and a limited range of automotive parts and accessories. Service
Station (Limited) may include Eating and Drinking Establishments and/or Retail Store (Convenience).
This use does not include a Vehicle Repair Facility.
SHOW HOME means a permanent dwelling that is constructed for the temporary purpose of illustrating to
the public the type or character of a dwelling or dwellings to be constructed in other parts of a subdivision
or development area. Show homes may contain offices for the sale of other lots or dwellings in the area.
A show home may not be occupied by any person for the purpose of residency. This use may include a
show suite in a multi-unit development.
SIGN, BILLBOARD means a sign directing attention to a business, commodity, service or entertainment
and have a copy area greater than or equal to 5.0m2, to a maximum of 30.0m2.
SIGN, BILLBOARD (LIMITED) means a sign directing attention to a business, commodity, service or
entertainment and have may not have a copy area greater than 5.0m2.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
SIGN, ELECTRONIC MESSAGE means a sign that displays copy by means of a digital display but does
not contain copy that is full motion video, motion picture, Moving Picture Experts Group (MPEG) or any
other digital video format.
SIGN, FASCIA means a sign painted on or attached to an exterior building wall, or any other permitted
structure, running parallel to the face of the building. Typical fascia signs include painted signs, wall signs,
channel lettering, fence cups, and banners. Fascia Signs have a copy area greater than or equal to 2.0m2.
SIGN, FASCIA (LIMITED) means a sign painted on or attached to an exterior building wall, or any other
permitted structure, running parallel to the face of the building. Typical fascia signs include painted signs,
wall signs, channel lettering, fence cups, and banners. Fascia Signs (Limited) have a copy area less than
2.0m2.
SIGN, FREESTANDING means a sign which is supported by one or more columns, uprights or braces in
or upon the grade independently of a building. Typical Freestanding Signs include revolving signs, pylon
signs and flag signs.
SIGN, FREESTANDING (LIMITED) means a sign which is supported by one or more columns, uprights or
braces in or upon the grade independently of a building. Typical freestanding signs include revolving
signs, pylon signs, feather signs, and flag signs. Freestanding Signs (Limited) may not have a copy area
greater than 3.0m2.
SIGN, INFLATABLE means a temporary air-inflated sign.
SIGN, PORTABLE means a sign mounted on a frame/trailer/stand or similar support that can be relocated
to another location, and may include copy that can be changed manually through the use of detachable
characters. A-board signs shall be considered as a Portable Sign. Portable Signs may not have a have a
copy area greater than 5.0m2.
SIGN, PORTABLE (LIMITED) means a sign mounted on a frame/trailer/stand or similar support that can
be relocated to another location, and may include copy that can be changed manually through the use of
detachable characters. A-board signs shall be considered as a Portable Sign. Portable Signs (Limited)
may not have a have a copy area greater than 2.0m2.
SIGN, PROJECTING means a sign which is attached to a building or structure so that part of the sign
projects from the face of the building or structure.
SIGN, REALTOR CONSOLIDATED means a type of permanent sign used to display multiple realtor signs
on one lot that is located in a development that has multiple dwellings on site.
SIGN, REALTOR PORTABLE means a temporary portable sign within a residential land use district and a
total copy of 1.5m2 on one side and for the purpose of providing notice to passersby that the property, to
which the sign is located, is for sale. Signs are typically fastened to a stake or a structure. This does not
include a Sign, Portable; Sign, Portable (Limited); or Sign, Realtor Consolidated.
SIGN, ROOF means a Sign erected upon, against or above a roof, or on top of or above the parapet of a
Building.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
SIGN STRUCTURE means any structure that supports a sign, including materials used to conceal or
improve the visual appearance of the structural parts.
SINGLE DETACHED HOUSING means a building containing one dwelling unit. This use does not
include a Manufactured Home.
STORAGE FACILITY means a self-contained building or group of buildings, containing lockers available
for rent for the storage of personal goods or a facility used exclusively to store bulk goods of a non-
hazardous nature.
SURVEILLANCE SUITE means a single residential unit, forming part of a development, which is
accessory to the principal use and is used solely to accommodate persons whose official function is to
provide surveillance required for the maintenance and safety of the development.
T
TEMPORARY OUTDOOR EVENT means a temporary development and associated temporary structures
incidental to the principal and permitted use of the site on which they are located. This use shall last no
longer than five consecutive days, including the time needed erect and dismantle any temporary
structures. Typical uses in Residential Land Use Districts may include, but are not limited birthday
parties, block parties, weddings and other social, cultural, entertainment and worship events. Typical
uses in Commercial Land Use Districts may include but are not limited to customer appreciation events,
grand openings, sales, Farmers/Flea Markets and other commercial events. Typical uses in Institutional
Land Use Districts may include but are not limited to organized sporting events, festivals, carnivals,
Farmers/Flea Markets, outdoor church services, and other social, cultural, worship or recreational events.
TEMPORARY SALES CENTRE means a temporary building, other than a show home, used for a limited
period of time for the purpose of marketing residential land and buildings.
TEMPORARY SHELTER SERVICE means the provision of communal, transient accommodation
sponsored or supervised by a public authority or non-profit agency intended to provide basic lodgings for
persons requiring immediate shelter and assistance for a short period of time.
U
UTILITY SERVICE, MAJOR means development for public utility infrastructural purposes which is likely to
have a major impact on the environment or adjacent land uses by virtue of its emissions, appearance,
noise, size, traffic generation or operational characteristics. Typical uses include sanitary landfill sites,
sewage treatment plants, sewage lagoons, sludge disposal beds, garbage transfer and compacting
stations, power generating stations, cooling plants, district heating plants, incinerators and waste recycling
plants.
UTILITY SERVICE, MINOR means development for public utility infrastructural purposes that are likely to
have some impact on the environment or adjacent land uses by virtue of its appearance, noise, size,
traffic generation or operational characteristics. Typical uses include vehicle, equipment and material
storage yards for utilities and services; light rail transit stations; transit bus terminals, depots and transfer
facilities; surface reservoirs; storm water management facilities, including lakes, wetlands and dry ponds;
water towers; power terminal and distributing substations.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
V
VEHICLE AND EQUIPMENT STORAGE means development used exclusively for outdoor storage of
vehicles, derelict vehicles or parts. Un-serviced buildings or structures are considered Accessory
buildings. Typical uses include vehicle or equipment storage compounds.
VEHICLE REPAIR FACILITY means a development where mechanical repairs, painting and structural
changes or repairs are made to motor vehicles and recreational vehicles including automobiles, trucks,
farm machinery, recreational vehicles and heavy equipment, and the sale, installation, servicing or
storage of related accessories and parts. This includes truck and heavy equipment shops, body shops,
and recreational vehicle repair shops.
VEHICLE REPAIR FACILITY (LIMITED) means a development used for the servicing and mechanical
repair of motor vehicles with a gross vehicle weight of less than 4,000kg in weight including automobiles,
light trucks, utility vehicles, motorcycles, snowmobiles and similar vehicles and the sale, installation or
servicing of related accessories and parts. This includes transmission shops, muffler shops, tire shops,
automotive glass shops, and upholstery shops. Vehicle Repair Facility (Limited) may operate a Vehicle
Wash as an accessory use. This does not include body repair and paint shops.
VEHICLE SALES, LEASING OR RENTAL FACILITY means development used for the retail sale, service
and rental of new or used commercial and industrial vehicles, including farm and heavy equipment related
to the agricultural community; including, but not limited to heavy duty trucks, dump trucks, vacuum and
welding trucks, cargo and flatbed trailers, tractors, harvesting or threshing machinery, spraying machinery
for agricultural use, grain trucks, and all-terrain vehicles.
VEHICLE SALES, LEASING OR RENTAL FACILITY (LIMITED) means a development used for the retail
sale or rental of new or used motor vehicles with a gross vehicle weight of less than 4,000kg including
automobiles, recreational vehicles, motorcycles, snowmobiles, tent trailers, boats, travel trailers or similar
light vehicles or crafts, together with incidental maintenance services and sale or parts. This land use
includes automobile dealerships, rental agencies, and motorcycle dealerships, but does not include
dealerships for the sale of recreational vehicles, manufactured homes or large trucks with a gross vehicle
weight rating greater than 4,000kg.
VEHICLE WASH means development providing cleaning services to motor vehicles where the customer
remains within his vehicle or waits on the premises, unless the facility includes self-service wand wash.
Typical uses include automatic/drive through or coin/time operated car washes.
VETERINARY CLINIC means a development for the purpose of providing medical care and treatment to
small animals normally considered as household pets. The animals shall not be boarded overnight,
except for animals in the care of the use where overnight stays are necessary for medical observation or
recovery of the animal and the development shall not have any outside enclosures, pens, runs or exercise
areas. This land use may also include the retail sale of associated products.
W
WAREHOUSE, DISTRIBUTION AND STORAGE means a single building Storage Facility in which all
storage is indoors with an exterior loading and unloading dock. Exterior storage is not permitted except
for licensed vehicles that may be parked for extended periods of time, but does not include recreational
vehicles. It includes moving companies, trucking terminals and intermodal transfer areas.
WAREHOUSE SALES means development used for the wholesale or retail sale of a limited range of bulk
goods from within an enclosed building where the size and nature of the principal goods being sold
City of Fort Saskatchewan
Land Use Bylaw
C23-20
typically require large floor areas for direct display to the purchaser or consumer. This land use includes
developments where principal goods being sold are such bulky items as furniture, carpet, major
appliances and building materials. This land use does not include Flea Markets or developments used for
the retail sale of food or a broad range of goods for personal or household use.
2.7. ESTABLISHMENT OF LAND USE DISTRICTS
2.7.1. Land Use Districts and the associated District provisions are established for the City in
accordance with Parts 6 through 11 of this Bylaw.
2.7.2. Provisions in Part 5 - General Regulations for all Land Use Districts, Part 13 - Parking and
Loading and Part 14 - Signs, comprising all general and specific development regulations,
shall also govern any permitted or discretionary use in any Land Use District.
2.8. ESTABLISHMENT OF OVERLAYS
2.8.1. Overlays in Part 12 provide a means to alter or specify provisions for permitted and
discretionary uses in otherwise appropriate Land Use Districts in order to achieve local
planning objectives in specially designated areas throughout the City or as provided in the
City's Statutory Plans.
2.8.2. Overlays shall only be applied where specified in this Bylaw or through an amendment to
this Bylaw, which shall include:
(a) The name of any applicable Statutory Plan and its boundaries;
(b) A map of the location or neighbourhood affected by the Overlay at an appropriate
scale, which may indicate the designation, location and boundaries of each
underlying Land Use District; and
(c)
Every regulation specified or changed by the Overlay.
2.8.3. An Overlay may be used to alter development regulations pertaining to permitted or
discretionary uses.
2.8.4. An Overlay shall not be used:
(a) In conjunction with a Direct Control District or provision;
(b) Where the proposed regulations or changes to the regulations of an underlying
Land Use District:
i.
Are significant enough to be inconsistent with the general purpose of the
Land Use District and the designation of another Land Use District would be
more appropriate;
City of Fort Saskatchewan
Land Use Bylaw
C23-20
ii.
Are not merely related to local planning objectives but would have sufficient
general application to warrant an amendment to the text of the underlying
Land Use District itself; or
iii.
Are intended to provide such detailed or site specific discretionary control
over the design and siting of development that the use of a Direct Control
District would be more appropriate.
(c)
To alter the following Parts and Sections of this Bylaw:
i.
Part 1 - Title, Purpose and Jurisdiction;
ii.
Part 2 - Administration, Procedures and Enforcement;
iii.
Part 3 - Development Applications and Process, except that Section 3.4
Requirements for a Development Permit Application and Section 3.5
Notification and Community Consultation for Proposed Development may be
altered to the satisfaction of the Development Authority to address specific
features of proposed developments; and
iv.
Appendix A: Land Use Map.
2.8.5. The permitted uses specified in the underlying Land Use District are permitted and the
discretionary uses specified in the underlying Land Use District are discretionary, subject
to the regulations concerning land use as specified in the Overlay.
2.8.6. The regulations provided in an Overlay shall be substituted for the specified regulations of
the underlying Land Use District. Where there is a conflict between the provisions of the
Overlay and those of the underlying Land Use District, the provisions of the Overlay shall
prevail.
2.8.7. An Overlay may change or specify regulations and application requirements, and may
specify the conditions under which such changed or specified regulations would apply.
2.9. LAND USE MAP BOUNDARIES
2.9.1. The Land Use District and Overlay boundaries on the Land Use Map (Appendix A: Land
Use Map) shall be interpreted as follows:
(a) Where a boundary is shown as following a public roadway, railway, pipeline, power
line or utility right-of-way or easement, it shall be deemed to follow the centre line
unless otherwise indicated;
(b) Where a boundary is shown as approximately following the City boundary, it shall
be deemed to follow the City boundary;
(c)
Where a boundary is shown as approximately following the edge or shoreline of
any river, lake, creek or other water body, it shall be deemed to follow the edge or
shoreline. In the event of a change in the location of the edge or shoreline, the
boundary shall move with it;
City of Fort Saskatchewan
Land Use Bylaw
C23-20
(d) Where a boundary is shown as approximately following a parcel line or a site line,
it shall be deemed to follow the parcel line or site line;
(e) Where Land Use Districts have been established in accordance with a proposed
subdivision of land, the Land Use District shall be understood to conform to the
Certificate of Title or the Plan of Survey when registered in the Alberta Land Titles
Office. Upon registration, the Land Use District boundary shall be adjusted in
accordance with the Plan of Survey or descriptive plan;
(f)
When abutting lands are governed by different Land Use Districts, the centre of a
roadway shall be the Land Use District boundary, unless the Land Use District
boundary is shown clearly following the edge of the roadway;
(g) Where a boundary is shown as approximately following a topographic contour line
or a top of bank line, it shall be deemed to follow such line and in the event of a
change in the topographic contour or top of bank line, the boundary shall be
deemed as moving with it;
(h) Where features on the ground area are at variance with those shown on the Land
Use Map (Appendix A: Land Use Map) or in other circumstances not mentioned
above, the Development Authority shall interpret the Land Use District or Overlay
boundary; and/or
(i)
For circumstances not covered above, the location of the boundary shall be
determined by the Development Authority by any dimensions set out in this Bylaw
and by measurement of the Land Use Map (Appendix A: Land Use Map).
2.9.2. Where the application of the interpretations above does not determine the exact location
of a boundary and when the undetermined boundary in effect divides or splits a registered
parcel of Land, the Development Authority shall determine the exact location of a
boundary in doubt or in dispute in a manner consistent with the provisions of this Bylaw
and to the degree of detail as to measurements and directions as the circumstance
requires.
2.9.3. After the Development Authority has determined the exact location of a boundary, the
location of that portion of the boundary shall not be altered, except by an amendment to
this Bylaw.
2.10. PUBLIC ROADWAY BOUNDARIES
2.10.1. Notwithstanding any other provision in this Bylaw, no Land Use District shall be deemed
to apply to any public roadway and any public roadway may be designed, constructed,
widened, altered redesigned and maintained in such a manner as may be determined by
the City.
2.10.2. When a public roadway loses its designation through a Road Closure Bylaw, the roadway
lands shall have the same Land Use Designation as the most restrictive Land Use District
applicable to abutting lands, except when, immediately following the road closure the
closed roadway is consolidate with an adjoining parcel, in which case the adjoining
parcel's Land Use Designation shall apply to the affected portions of the closed public
roadway.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
PROCEDURES
2.11. BYLAW AMENDMENT APPLICATIONS
2.11.1. Any amendment may be made to this Bylaw pursuant to the MGA.
2.11.2. Any person may apply to amend this Bylaw by making an application for a redesignation
or a textual amendment and submitting it to the Development Authority for processing and
referral to Council.
2.11.3. Council may, on its own initiative and in accordance with the MGA, initiate an amendment
to this Bylaw affecting any parcel of Land without the property owner's consent.
2.11.4. Application for a Land Use Bylaw Amendment shall be made to the Development
Authority on the prescribed form which shall be signed by the applicant or the applicant's
agent, authorized in writing. The correctness of the information supplied on an application
shall, when required by the Development Authority, be verified by a Statutory Declaration.
2.11.5. The following information and documentation shall be submitted with the application and
appropriate fees:
(a) A statement of the reason for the request to amend the Bylaw;
(b) If the application involves the redistricting of land to a different Land Use District:
i.
A copy of the Certificate of Title for the lands affected, or any other
documentation satisfactory to the Development Authority, verifying that the
applicant has a legal interest in the land; and
ii.
A properly dimensioned map indicating the affected property and its
relationship to existing land uses on adjacent properties.
2.11.6. In addition to the information required in Subsection 2.11.5 above, the Development
Authority may require other information to properly evaluate the application, including but
not limited to:
(a) In the case of a redistricting, conceptual drawings of the proposed development,
including a site plan and elevation drawings of the proposed development;
(b) A statement describing how the Municipal Development Plan or any other
applicable Statutory Plan or non-Statutory Plan affecting the application and this
Bylaw have been considered; and
(c)
Any technical studies as may be required by the Development Authority as well as
an Outline Plan, Neighbourhood Design Concept and/or design forum where
considered necessary.
2.11.7. Fees payable for Bylaw Amendment applications shall be established in the City of Fort
Saskatchewan Fees and Charges Bylaw.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
2.12. BYLAW AMENDMENT REVIEW
2.12.1. Upon receipt of an amendment application, the Development Authority;
(a) May refer the application to any City Department or external agency for review and
comment; and
(b) Shall refer the application to Council for consideration for first reading.
2.12.2. The Development Authority or Council may require, prior to considering a proposed
amendment to this Bylaw, that a land owner prepare an Area Structure Plan or Area
Redevelopment Plan in accordance with the MGA or an Outline Plan in accordance with
the Municipal Development Plan. These plans, when required, shall address all those
issues considered necessary for the proper consideration of a development within the
area covered by the applicable Plan.
2.12.3. Council may, after due consideration of an application, give first reading to the proposed
Bylaw Amendment. Once first reading is given, the Development Authority shall set a
date for a public hearing to be held prior to second reading.
2.12.4. Proposed Bylaw Amendments shall be advertised and brought to public hearing as
established by the MGA, as amended.
2.12.5. Council may, after considering any presentations made at the public hearing, and
considering any Intermunicipal Development Plan, Municipal Development Plan, Area
Structure Plan, Area Redevelopment Plan or Outline Plan affecting the application and
the provisions of this Bylaw, as well as any other relevant information or documents
before Council:
(a) Approve the proposed Bylaw Amendment as submitted;
(b) Make any changes it considers necessary to the proposed Bylaw Amendment and
then approve it or refuse it during consideration for second and third reading;
(c)
Defer the proposed Bylaw Amendment for more information or further review and
change, and then reschedule the application for further consideration; and
(d) In the case of a Direct Control Bylaw Amendment, defer further readings of a
proposed Bylaw Amendment pending a Development Permit application.
2.12.6. If Council refuses an application for a Bylaw Amendment, the City may not accept another
application on the same land for the same or similar purpose for six months after the initial
date of refusal.
2.13. LAWFULLY NON-CONFORMING BUILDINGS AND USES
2.13.1. If a Development Permit has been issued on or before the effective date of this Bylaw or
an amendment hereto, and the Bylaw would make the development for which the
Development Permit was issued a non-conforming use or non-conforming building, the
Development Permit shall continue in effect in spite of the Bylaw or amendment coming
into force.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
2.13.2. A non-conforming use of land or a building may be continued, but if it is discontinued for a
period of six consecutive months or more, any future use of the land or building shall
conform to this Bylaw.
2.13.3. A non-conforming building may continue to be used, but shall not be enlarged, added to,
rebuilt or structurally altered except:
(a) To make it a conforming building;
(b) For routine maintenance of the building; or
(c)
In those instances where the Development Authority approves minor variances to
allow such alteration.
2.13.4. A non-conforming use of part of a parcel shall not be extended or transferred in whole or
in part to any other part of the parcel and no additional buildings shall be constructed on
the parcel while the non-conforming use continues.
2.13.5. If a non-conforming building is damaged or destroyed to the extent of more than 75% of
the value of the building above its foundation, the building shall not be repaired or rebuilt
except in accordance with this Bylaw.
2.13.6. The conformity of a land use or the use of a building shall not be affected by a change in
ownership or tenancy of the land or building.
2.13.7. Notwithstanding Subsection 2.13.3., the Development Authority may approve as a
discretionary use in any district, an enlargement, alteration or addition to a legal non-
conforming building if the non-conforming building complies with the uses prescribed for
that district in this Bylaw and the proposed development would not, in the opinion of the
Development Authority:
(a) Unduly interfere with the amenities of the neighbourhood; or
(b) Materially interfere with or affect the use, enjoyment or value of neighbouring
properties.
(c)
Note: 2.13.7 only applies to a non-conforming building in accordance with the
MGA. 2.13.7 cannot be applied to a non-conforming use.
2.14. BYLAW CONTRAVENTIONS AND INSPECTION POWERS
2.14.1. A person, whether an owner or occupant of a building, structure, or land, is guilty of an
offence when they cause or allow the commencement of any development:
(a) That contravenes or does not comply with the provisions of this Bylaw;
(b) That requires a Development Permit which has not been issued, has been
suspended, or cancelled;
(c) That is contrary to a Development Permit that has been issued, or a subdivision
approval that has been given, or a condition of a Permit or approval; or
City of Fort Saskatchewan
Land Use Bylaw
C23-20
(d) That contravenes a Stop Order.
2.14.2. As per the MGA, if this bylaw authorizes or requires anything to be inspected, remedied,
enforced, or done by the City, a designated officer of the City may, after giving reasonable
notice to the owner or occupier of land or the structure to be entered to carry out the
inspection, remedy, enforcement or action:
(a) Enter on that land or structure at any reasonable time, and carry out the inspection,
enforcement or action authorized or required by this bylaw;
(b) Request anything to be produced to assist in the inspection, remedy, enforcement or
action; and
(c) Make copies of anything related to the inspection, remedy, enforcement or action.
2.14.3. As per the MGA, the designated officer need not give reasonable notice or enter at a
reasonable hour and may enter without the consent of the owner or occupant in an
emergency or in extraordinary circumstances which may include, but are not limited to,
when a designated officer believes there to be an imminent danger to public safety or
damage to property.
2.14.4. The designated officer must display or produce on request identification showing that the
person is authorized to make the entry.
2.15. GENERAL OFFENCES AND PENALTIES
2.15.1. A person shall not obstruct or hinder any person in the exercise or performance of that
person's powers, pursuant to this Bylaw.
2.15.2. A person shall not provide false or misleading information to any designated officer, in
regards to any matter governed within this Bylaw.
2.15.3. All penalties for contraventions of this Bylaw shall be issued in the amount specified in
Appendix C. The designated officer will consider the cause, duration, severity, and impact
of the contravention when determining a penalty amount. Subsequent Offences shall be
no less than double the previously issued penalty amount.
(a) Notwithstanding the above, a contravention of this Bylaw may be subject to the City
Fees and Charges Bylaw, as amended.
2.16. STOP ORDER
2.16.1. Pursuant to the MGA, if the Development Authority finds that a development, land use, or
use of a building or structure is not in accordance with the MGA, this Bylaw, a
Development Permit, or a subdivision approval, the Development Authority may issue a
Stop Order to the owner, the person in possession of the land or building, or other person
responsible for the contravention, or any or all of them to:
(a) Stop the development or use of the land, building or structure in whole or in part as
directed by the Stop Order;
(b) Demolish, remove or replace the development; or
City of Fort Saskatchewan
Land Use Bylaw
C23-20
(c)
Carry out any other actions required by the Stop Order so that the development or
use of the land, building or structure complies with the MGA or regulations, this
Bylaw, a Development Permit, or a subdivision approval.
2.16.2. Orders issued under the MGA may be appealed to the Subdivision and Development
Appeal Board. The Subdivision and Development Appeal Board may confirm, revoke,
vary, make, or substitute an order issued under this section.
2.16.3. If a person fails or refuses to comply with a Stop Order, the City may, in accordance with
the MGA:
(a) Enter on the land or into the building and take such action as is necessary to carry
out the Order; or
(b) The City may register a caveat with respect to a Stop Order in the Alberta Land
Titles Office.
2.16.4. Pursuant to the MGA, a Council may add any expenses and costs incurred in carrying out
a Stop Order to the tax roll of that parcel of land.
2.16.5. The City may apply to the Court of Queen's Bench for an injunction or other order to
enforce this Bylaw, as per the MGA.
2.17. VIOLATION TAGS
2.17.1. A designated officer is hereby authorized and empowered to issue a violation tag to any
person who the designated officer has reasonable and probable grounds to believe has
contravened any provision of this Bylaw.
2.17.2. A violation tag may be issued to such person:
(a) Personally; or
(b) By mailing a copy to such person at their last known post office address.
2.17.3. A violation tag issued in respect to a violation of this bylaw shall state:
(a) The name of the person to whom the tag is issued;
(b) The offence;
(c)
The specified penalty established by this Bylaw for the offence;
(d) That the penalty shall be paid within seven (7) days of the issuance; and
(e) Any other information as may be required by the City Manager.
2.17.4. Where a violation tag is issued pursuant to this Bylaw, the person to whom the tag is
issued may, in lieu of being prosecuted for the offence, pay to the City the penalty
specified in the tag within the time period indicated on the tag.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
2.18. VIOLATION TICKETS
2.18.1. If a violation tag has been issued and if the specified penalty has not been paid within the
prescribed time, then a violation ticket may be issued pursuant to the Provincial Offences
Procedures Act.
2.18.2. Notwithstanding Section 2.19 Voluntary Payment, a designated officer is hereby
authorized and empowered to immediately issue a violation ticket pursuant to the
Provincial Offences Procedures Act to any person who the designated officer has
reasonable and probable grounds to believe has contravened any provision of this Bylaw.
2.18.3. If a violation ticket is issued in respect of an offence, the violation ticket may:
(a) Specify a penalty amount established by this Bylaw for the offence; or
(b) Require a person to appear in Court without the alternative of making a voluntary
payment.
2.19. VOLUNTARY PAYMENT
2.19.1. Where a violation tag is issued pursuant to this Bylaw, the person to whom the tag is
issued may, in lieu of being prosecuted for the offence, pay to the City the penalty
specified in the tag within the time period indicated on the tag.
2.19.2. If a violation ticket has been issued pursuant to this Bylaw, and the violation ticket
specifies a penalty amount for the offence; a voluntary payment can be made by
submitting to a Provincial Court Clerk, on or before the initial appearance date indicated
on the violation ticket, the specified fine set out on the violation ticket.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
Part 3 - Development Applications and
Process
3.1. DEVELOPMENT PERMITS
3.1.1. Pursuant to Section 3.10 Conditions of a Development Permit, when a Development
Permit is approved with conditions, all conditions, except those of a continuing nature,
shall be satisfied prior to a development commencing.
3.1.2. In addition to meeting the requirements of this Bylaw, it is the responsibility of the
applicant to obtain other Safety Code approvals or licenses that may be required by other
regulatory departments or agencies.
3.1.3. The Development Authority may advertise and shall notify adjacent property owners
about any Development Permit applications for discretionary uses and/or any
Development Permit applications involving variances.
3.1.4. No Development Permit for a permitted or discretionary use shall be issued in any newly
developed subdivision until a Construction Completion Certificate (CCC) on all essential
services has been issued by the City's Engineering Section, or a Substantial Completion
Certificate has been received by the Engineer working on behalf of the developer for the
subdivision.
3.2. DEVELOPMENT PERMIT NOT REQUIRED
3.2.1. A Development Permit is not required for the following developments (Table 3.2) provided
that the Development complies with any of the applicable provisions of this Bylaw and the
qualifier(s) identified in Table 3.2:
Table 3.2: Development, Activities and Uses for which a Development Permit is Not Required
Development, Activity or Use
Qualifier under which a Development
Permit is Not Required1
a
Accessory Buildings
Shall be less than 10.0m2 in area
b
Amateur Radio
c
Change in Seating for a Retail, Office, and
Entertainment Use
Only applies to CC-D Land Use District
d
Change in Intensity of a use for Retail,
Office, and Entertainment
Changes to any of the uses within the
definition of Retail, Office, and
Entertainment form another use within
Retail, Office, and Entertainment
e
Charitable Bins
Shall not be located in any required
setback area
f
Community Garden
Maximum area shall not exceed 0.25ha
g
Construction of public infrastructure
Shall be related to the construction of
public infrastructure as authorized by a
Development Agreement
h
Day Home
Shall not be located within an Apartment
City of Fort Saskatchewan
Land Use Bylaw
C23-20
i
Decks
Shall have a Height less than or equal to
0.6m
Shall not be included in calculation of site
coverage
j
Fences
k
Hard Surfacing
Shall be part of a development for which a
Development Permit or Development
Agreement has been issued
Shall be for vehicle or pedestrian access or
parking
l
Hot Tubs
m
Landscaping
Shall be on private property
Shall have proposed grades which do not
adversely impact the site or adjacent
property
Landscaping other than what is required by
this Bylaw or a Development Permit
n
Maintenance of a Building
Shall be routine maintenance (i.e. painting,
replacing siding, windows, roof, etc.) and
not include structural alterations. (See
3.2.2 and 3.2.3)
o
Parks
Shall be developed by either the City,
Provincial or Federal Governments
p
Play Equipment
Shall meet the required setbacks and
maximum height regulations
q
Public Improvements
Shall include the construction, alteration,
maintenance of repair of a public roadway
r
Residential Renovations
Shall not increase the number of dwelling
units
Shall not increase the building footprint
(see footnote pertaining to (l) Maintenance
of Buildings).
s
Renewable Energy Device (Limited)
Shall meet the provisions for renewable
energy devices of the Land Use District in
which they are located and may require
Safety Code Permits
t
Satellite dishes
Shall be less than 1.2m in diameter
Shall be attached directly to a roof, side
wall or balcony
u
Shipping Containers/Moving Pods
Shall be permitted in a residential district
for a maximum of 14 days for the purposes
of moving.
v
Sign
Signs pursuant to the provisions of federal,
provincial or municipal legislation
Signs erected by the City
City of Fort Saskatchewan
Land Use Bylaw
C23-20
Municipal address numbers or letters
displayed on the premises to which they
refer
Any sign painted on or affixed to the interior
of a window in a commercial area
Changing the copy of any sign for which a
valid Development Permit has been issued.
w
Signs displayed during construction
Shall be located in a Non-Residential Land
Use District
Shall be wholly situated upon the
construction site and not projecting over a
public roadway.
Shall not be more than one per site.
Shall be less than 3.0m2 in area
Shall be removed upon substantial
completion of site construction.
x
Sign, Portable (Limited)
Shall be less than 1.0m2 in area.
Shall be removed at the time that the
business the sign is advertising closes or
within one hour of the end of the event the
sign is advertising.
Shall be located in a Non-Residential Land
Use District.
y
Sign, Freestanding (Limited)
Shall be erected along a drive-thru service
aisle.
No portion of the sign conveying
advertisements shall be directed or visible
from off the site.
The non-advertising portion of the site shall
be properly finished.
Shall be less than 3.0m2 in area.
Shall be located in a Non-Residential Land
Use District.
z
Sign, Fascia (Limited)
Shall be less than 1.0m2 in area
Shall be a minimum of 1.0m above grade.
Shall be located in a Non-Residential Land
Use District.
aa
Sign, Realtor Portable
City of Fort Saskatchewan
Land Use Bylaw
C23-20
bb
Stripping, site grading or excavation
Shall be part of a development for which a
Development Permit and/or a Development
Agreement has been issued.
cc
Tents (Special Event - Residential)
Shall be in place for no more than 5 days
dd
Temporary Construction Buildings (not
including Show homes or temporary Sales
Centers)
Shall not be used for human occupancy
Shall be incidental to construction for which
a Development Permit has been issued
Shall be removed within 30 days of
substantial completion or as determined by
the Development Authority
ee
Temporary Government Services
Shall be used in connection with a federal,
provincial or municipal election, referendum
or census
ff
Temporary Modular Building (Commercial
or Industrial)
Shall be removed from site within 28 days
or less.
gg
Temporary outdoor event and associated
temporary structures
Shall be incidental to the principal and
permitted use of the site.
Shall last for no longer than five
consecutive days including the time needed
to erect and dismantle any temporary
structures
hh
Temporary swimming pools
Shall be installed on above grade on a
seasonal basis
Shall be removed during winter months
Shall meet Land Use District provisions
ii
Temporary Retail Sales
Shall be temporary
May include hawking of food products,
Christmas trees, flowers or other
miscellaneous goods
jj
Towers, Flag Poles and other Poles
Shall not exceed 15.0m in height in any
Residential Land Use District
kk
Utilities on Private Land
May include railways, pipelines, irrigation
ditches, conduit flumes and utility lines
Shall not be integral to an approved
development
ll
Utilities on Public Land
Shall be carried out on behalf of federal,
provincial or municipal authorities on land
that is publicly owned or controlled
Those developments, activities and uses exempted under the MGA and regulations
thereto
3.2.2.
Notwithstanding the qualifiers herein (entire Table 3.2), a Development Permit is required
if the Development does not adhere to, or comply with any section of this Land Use
Bylaw.
3.2.3
A Development Permit is required if painting, replacing siding, installation of windows or
any other improvements results in a breach in any provision of this Land Use Bylaw. For
example, certain Districts (such as those within the Downtown and the Urban Character
District) regulate exterior finishes on Buildings.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
3.3. VARIANCE TO REGULATIONS
3.3.1. The Development Authority may approve or conditionally approve an application for a
development that does not comply with this Bylaw, if in the opinion of the Development
Authority:
(a) The proposed development would not:
i.
Unduly interfere with the amenities of the neighbourhood; or
ii.
Materially interfere with or affect the use, enjoyment, safety or value of
neighbouring land.
and
(b) The proposed development conforms to the use prescribed for that land or building
in this Bylaw.
(c)
In consideration of the above, the Development Authority shall consider the
specific merits of the application; the general purpose and intent of the District, any
practical difficulties peculiar to the Use, character, or situation of land or a building,
which are not generally common to other land in the same district; and
(d) The Development Authority may consider if an error occurred in the situating of the
building or structure and rectifying the error would create unnecessary hardship to
the property owner.
(e) The Development Authority does not have authority to vary, waive, or relax a
Fundamental Use Provision or a Use definition.
3.3.2. Notwithstanding Section 3.3.1., the Development Authority, shall not approve:
(a) A development that does not comply with the provisions of this Bylaw in terms of
yard setbacks or site coverage, if:
i.
The development encroaches onto or over any easement, unless an
encroachment agreement has been granted in respect of it, and the
development meets all other requirements of this Bylaw; or
ii.
If the development encroaches onto or over any property line.
3.3.3. If a variance is granted, the Development Authority shall specifically detail its nature and
extent in the associated Development Permit.
3.3.4. The Development Authority shall not refuse a Development on a site that does not meet
the provisions of this Bylaw in terms of width, depth, or site area, provided that the site
was legally registered at the time of adoption of this Bylaw and that the development
meets all other requirements of this Bylaw.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
3.4. REQUIREMENTS FOR A DEVELOPMENT PERMIT APPLICATION
3.4.1. An application for a Development Permit shall include:
(a) An application made to the Development Authority on the prescribed form that shall
be signed by the applicant or the applicant's agent as well as the land owner,
authorized in writing. The correctness of the information supplied shall, when
required by the Development Authority, be verified by a Statutory Declaration; and
(b) The applicable Development Permit fee as established in the City of Fort
Saskatchewan Fees and Charges Bylaw.
(c) As per the MGA - Subdivision and Development Regulation the applicant shall
confirm the location or absence of any abandoned wells within the proposed project
area.
3.4.2. The Development Authority may also require:
(a) The proposed use or occupancy of all parts of the land and building;
(b) Fully dimensioned plans showing the elevations, floor plans and perspective of the
proposed development including a description of the exterior finishing materials
and colours;
(c) A vicinity map indicating the location of the proposed development in relation to
nearby public roadways and other significant physical features which may have
implications for the proposed development;
(d) A map showing the designated land use of the site and all properties within 90.0m
of the boundaries of the site;
(e) A copy of the current Certificate of Title indicating ownership of the site;
(f)
Two hard copies of a site plan to an engineer or architect scale and one digital copy
of a site plan showing all of the following in metric measurements:
i.
North arrow;
ii.
Scale of plan, to the satisfaction of the Development Authority;
iii.
Legal description of property;
iv.
Municipal address;
v.
Property lines shown with dimensions;
vi.
Front, side and rear yard setback areas shown with dimensions;
vii.
Dimensioned layout of existing and proposed parking areas, driveways,
paved areas, entrances and exits abutting public roadways shown and
labeled;
viii.
Location of sidewalks and curbs;
City of Fort Saskatchewan
Land Use Bylaw
C23-20
ix.
Location of existing and proposed municipal and private local improvements;
x.
Location, dimensions and height of principal building and other structures
including accessory developments, garages, carports and fences;
xi.
Location of major landscaped areas including retaining walls and existing
trees;
xii.
Site topography, drainage patterns, grade and special conditions; and
xiii.
Location of all registered utility easements and rights-of-way.
(g) Photographic prints showing the site in its existing condition;
(h) How the form, mass and character of the proposed development will relate to
neighbouring developments;
(i)
How the exterior finish of the building will relate to existing or planned facades of
neighbouring buildings;
(j)
A detailed landscaping plan of the entire site to show grading, loading and parking
areas, tree planting or removal, grassed areas, the location and species of shrubs
and trees, playgrounds and parks;
(k) A geotechnical or flood plain study prepared by a qualified engineer if, in the
opinion of the Development Authority, the site is potentially hazardous or unstable;
(l)
A Phase 1 and/or Phase 2 environmental site assessment, conducted according to
Canadian Standards Association (CSA) guidelines to determine potential
contamination and mitigation;
(m) An environmental impact assessment prepared by a qualified professional if the
proposed development may, in the opinion of the Development Authority, result in
potentially significant environmental effects;
(n) A traffic impact analysis prepared by a qualified engineer specializing in
transportation engineering. Such an analysis shall include, but not be limited to,
impacts on adjacent public roadways, pedestrian circulation on and off the site,
vehicular circulation on and off the site, turning radius diagrams for large truck
movements on and off the site, and any other information required by the
Development Authority;
(o) A parking study prepared by a qualified engineer specializing in transportation
engineering;
(p) A noise attenuation study prepared by a qualified professional;
(q) A report showing the effect of wind or shadow produced by the proposed
development;
(r)
Copies of a Plan of Survey prepared by an Alberta Land Surveyor showing the
following:
i.
the site to be developed; and
City of Fort Saskatchewan
Land Use Bylaw
C23-20
ii.
Provide all elevations derived from geodetic datum
(s) A reclamation plan for aggregate extraction or other major surface disturbances;
(t)
Information to assist in assessing the impact the proposed development may have
on utilities, services, traffic circulation within the site and on adjacent public
roadways, land use, tax base, community facilities, employment and other matters;
(u) Samples of exterior finishing materials;
(v) Elevation of any signs proposed for the development;
(w) A Risk Assessment;
(x) A Construction Fire Safety Plan;
(y) Information showing that the applicant has discussed the proposal with nearby
property owners;
(z) A Crime Prevention through Environmental Design (CPTED) assessment prepared
by a qualified professional architect or planner;
(aa) Engineering Drawings including, but not limited to lot grading, roadway plans, utility
servicing plans and storm water servicing plans;
(bb) Such other plans, photographs, or other documents and information of any kind that
the Development Authority may consider necessary to properly evaluate the
proposed development.
3.5. NOTIFICATION AND COMMUNITY CONSULTATION FOR PROPOSED
DEVELOPMENT
3.5.1. Prior to the consideration of a Development Permit application for a discretionary use or
for a development in a Direct Control District, the Development Authority may provide
notification to adjacent landowners setting out the proposed use and development in a
form prescribed by the Development Authority.
3.5.2. The notice required by the Development Authority pursuant to Section 3.5.1 above shall
state:
(a) The proposed use of the building or site;
(b) That an application respecting the proposed use will be considered by the
Development Authority; and
(c) That any person who objects to the proposed use of the site may deliver to the
Development Authority a written statement of objection to such use indicating:
i. Full name and address for service of any notice to be given in respect of the
objection; and
City of Fort Saskatchewan
Land Use Bylaw
C23-20
ii. The reasons for the objection to the proposed use. The statement of
objection must be received by the Development Authority not later than the
day specified in the notice.
3.5.3. Prior to an application being considered for development on an infill or redevelopment site
or for a development in a Direct Control District, the Development Authority may require
that the applicant carry out an appropriate community consultation as per the City of Fort
Saskatchewan Public Engagement Framework.
DEVELOPMENT APPROVAL PROCESS
3.6. APPLICATION COMPLETENESS
3.6.1. An application for a Development Permit shall not be considered complete and received
by the City until such time as the requirements of Section 3.4 Requirements for a
Development Permit Application have been met to the satisfaction of the Development
Authority. The sufficiency and quality of information and documentation for those
requirements shall be at the discretion of the Development Authority, who:
(a) May return the application form and all submissions to the applicant, together with
the appropriate refund in compliance with the fee schedule; and
(b) Shall deem the application not to have been submitted until all required information
and details have been submitted.
3.6.2. The Development Authority must, within 20 days after receipt of an application for a
development permit, make a determination whether the application is complete. An
application is complete if:
(a) In the opinion of the Development Authority, the application contains the
documents and information necessary to review the application;
(b) The Development Authority does not make a determination within 20 days.
3.6.3. Notwithstanding Section 3.6.2., the time period to determine if the application is complete
may be extended by an agreement in writing between the applicant and the Development
Authority.
3.6.4. The Development Authority must issue to the applicant in writing by either regular mail or
electronic mail:
(a) If deemed complete, acknowledgement that the application is complete within five
(5) days of the determination. The acknowledgement must specify the date on
which the application is deemed complete, identify the development subject, state
the legal land description and the applicant's name; or
(b) If deemed incomplete, a notice that the application is incomplete within the time
period specified in Section 3.6.2. The notice must provide reasons on why the
application has been determined incomplete, specify any outstanding
documentation and information necessary, and set a date by which any outstanding
items must be submitted.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
3.6.5. Notwithstanding Section 3.6.4(b), the Development Authority and the applicant may agree
on a later date for the application to be deemed complete.
3.6.6. If the applicant fails to submit all outstanding information and documentation on or before
the date referred to in Section 3.6.4(b), the application is deemed to be refused. The
Development Authority must issue the applicant a notice in accordance with Section
3.11.2.
3.7. DEVELOPMENT PERMIT REVIEW PROCESS
3.7.1. The Development Authority may refer a Development Permit application to any City
Department and to any external agency for comment and advice.
3.7.2. In reviewing a Development Permit application, the Development Authority shall consider
any technical study deemed necessary to support the land use planning review of the
application and, based on the results of such technical studies, may approve or refuse the
application and/or impose such conditions as are considered necessary to mitigate any
potential impacts.
3.7.3. Pursuant to the MGA, if a Development Authority decision has not been made on an
application within 40 days of the receipt by the applicant of an acknowledgement of
completeness issued under Section 3.6.4, the applicant may deem the application refused
unless the applicant chooses to enter into an agreement with the Development Authority
to extend the 40 day review period.
3.7.4. For an application for a Development Permit in a Direct Control District, the Development
Authority shall:
(a) Where Council has delegated the decision to the Development Authority, the
Development Authority shall consider the application and may approve the
application providing it meets the direction set out by Council in the Direct Control
District; or
(b) Where Council has not delegated the decision to the Development Authority, the
Development Authority shall refer the application to a public Council meeting, and
provide a recommendation on the application for Council's consideration.
3.8. INTERMUNICIPAL REFERRALS
3.8.1. The following applications shall be referred to Strathcona County, Sturgeon County and/or
the City of Edmonton:
(a) All re-designation and Development Permit applications that, in the opinion of the
Development Authority, may result in impacts to these adjacent municipalities; and
(b) Land Use Bylaw amendment applications that affect lands located adjacent to the
respective municipal boundary.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
3.8.2. In making a decision on an application, the Development Authority shall give due
consideration to any recommendations or comments received from the municipality or
municipalities to which it was circulated.
3.9. DECISION ON A DEVELOPMENT PERMIT
3.9.1. The Development Authority shall receive all applications for Development Permits and
determine whether or not the submitted applications are complete.
3.9.2. The Development Authority shall review each application for a Development Permit to
determine the type of use the development constitutes. The Development Authority shall
make this determination based on:
(a) The merits of the application submission regardless of the use applied for by the
applicant;
(b) The definition of the Use as expressed within Part 2 of this Bylaw; and
(c) The intent of the defined Use.
3.9.3. In making a decision on a Development Permit application for a permitted use, the
Development Authority:
(a) Shall approve, with or without conditions, the application if the proposed
development conforms to this Bylaw;
(b) May refuse the application if the proposed development does not conform to this
Bylaw; or
(c) May approve the application with variances, relaxations, or waivers to applicable
provisions within this Bylaw.
3.9.4. In reviewing a Development Permit application for a discretionary use, the Development
Authority shall have regard to:
(a) The circumstances and merits of the application, including but not limited to:
i.
The impact on properties in the vicinity from such nuisance factors such as
traffic, smoke, other airborne emissions, odours and noise; and
ii.
The design, character and appearance of the proposed development and, in
particular, whether it is reasonably compatible with, and complementary to
the surrounding properties and land use.
(b) The purpose and intent of any applicable Statutory Plan adopted by the City; and
(c) The purpose and intent of any non-statutory plan and pertinent policy adopted by
the City.
3.9.5. In making a decision on a Development Permit application for a discretionary use, the
Development Authority:
City of Fort Saskatchewan
Land Use Bylaw
C23-20
(a) May approve the application, with or without conditions, based on the merits of the
application if it conforms to the requirements of this Bylaw and any applicable
approved Statutory Plan or approved policy affecting the site;
(b) May refuse the application even if it conforms to the requirements of this Bylaw;
and/or
(c) May refuse the application if the proposed development does not conform to the
requirements of this Bylaw.
3.9.6. Notwithstanding any other provisions or requirements of this Bylaw, the Development
Authority may establish a more stringent standard or requirement for a discretionary use
when the Development Authority deems it necessary to do so.
3.9.7. Variances shall be processed and notification to adjacent owners given in accordance
with Sections 3.11.1 through 3.11.4 of this Bylaw.
3.9.8. Where a specific use does not conform to the wording of any Use Class definition or
generally conforms to the wording of two or more Use Class definitions, the Development
Authority may exercise discretion to deem that the use conforms to and is included in that
Use Class which he considers to be the most appropriate in character and purpose. In
such a case, the use shall be considered a Discretionary Use, whether or not the Use
Class is listed as Permitted or Discretionary within the applicable District.
3.10. CONDITIONS OF A DEVELOPMENT PERMIT
3.10.1. Where applicable and as considered necessary, the Development Authority may impose
such conditions on a Development Permit:
(a) To uphold the intent and objectives of the Municipal Development Plan under
preparation or as adopted;
(b) To uphold the intent and objectives of an Area Structure Plan or Area
Redevelopment Plan under preparation or as adopted;
(c) To conform to the applicable provisions of this Bylaw; and
(d) To provide security acceptable to the Development Authority to ensure
performance of the conditions imposed on the Development Permit by this Bylaw.
3.10.2. Pursuant to the MGA, the Development Authority may, as a condition of issuing a
Development Permit, require that the applicant enter into a Development Agreement with
the City to do any or all of the following:
(a) To construct or pay for the construction of a roadway required to give access to the
development;
(b) To construct or pay for the construction of:
City of Fort Saskatchewan
Land Use Bylaw
C23-20
i.
A pedestrian walkway system to serve the development or to give access to
an adjacent development, or both; and
ii.
Off-street or other parking facilities as well as loading and unloading facilities;
(c) To construct, install or pay for any local improvements and utilities which are
needed to serve the development including, but not limited to on-site storm water
management facilities and any required easements, and joint drainage and access
requirements;
(d) To repair or reinstate to original conditions any street furniture, curbing, sidewalk,
landscaping or trees that may be damaged or destroyed or otherwise harmed by
development or building operations upon the site;
(e) To provide security acceptable to the Development Authority to guarantee
performance of the conditions imposed upon the development;
(f)
To pay any off-site levy or redevelopment levy; and
(g) To attend to all other matters the Development Authority considers appropriate.
3.10.3. To ensure compliance with a Development Agreement, the City may register a caveat
against the property being developed which shall be discharged up the conditions of the
Development Agreement being met.
3.10.4. Subject to this Bylaw, any Statutory Plan and the MGA, the Development Authority may
attach whatever conditions are considered appropriate to a Development Permit for either
a permitted or discretionary use, including but not limited to, requirements regarding:
(a) Landscaping;
(b) Noise attenuation;
(c) Special parking provisions;
(d) Location, appearance and character of buildings;
(e) Grading a site to protect adjacent properties;
(f)
Conditions specified elsewhere in this Bylaw; or
(g) Any other condition to ensure that the proposed development is compatible with
surrounding land uses.
3.11. NOTICE OF DECISION
3.11.1. The decision of the Development Authority on an application for a Development Permit
shall be given to the applicant in the form prescribed by the City. The notice of decision
shall state the date on which the decision is made and be sent to the applicant via either
regular or electronic mail on the same day the decision is made.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
3.11.2. If the Development Authority refuses an application for a Development Permit, the Notice
of Decision shall contain the reasons for the refusal.
3.11.3. Notification of the issuance of a permit for a discretionary use, or for a development
permit for a permitted or discretionary use involving a variance, by the Development
Authority shall describe the Development and state the decision of the Development
Authority, and the right of appeal therefrom.
3.11.4. When an application for a Development Permit is approved for a discretionary use, for a
variance, or for a development in a Direct Control District, a Notice containing the
information specified in Section 3.11.3, shall be:
(a) Mailed within seven days to, at a minimum, assessed property owners that are
adjacent to the subject site; or
(b) Published in one (1) issue of a newspaper circulating in the City within 15 days of
the issuance of the permit.
3.12. ISSUANCE AND VALIDITY OF A DEVELOPMENT PERMIT
3.12.1. The Development Authority shall dispatch a Notice of Decision by ordinary or electronic
mail pursuant to Section 3.11 Notice of Decision.
3.12.2. Once an application for a Development Permit has been approved by the Development
Authority, the Development Permit shall not be valid unless and until:
(a) Any conditions of approval, except those of a continuing nature, have been fulfilled;
and
(b) No notice of appeal from such approval has been served on the Subdivision and
Development Appeal Board within the time specified in this Land Use Bylaw.
3.12.3. If a Development Permit has been authorized by the Subdivision and Development
Appeal Board, it shall not be valid unless and until:
(a) The Chair of the Subdivision and Development Appeal Board has signed the
decision of appeal thereby authorizing the Development; and
(b) Any conditions of approval, except those of a continuing nature, have been fulfilled.
3.12.4. A Development Permit shall be deemed to be valid 21 days after the date on which the
notice of issuance of the development permit was given in accordance with 3.12.1. If an
appeal against the Development Permit is made to the Appeal Authority, the Development
Permit shall not come into effect unless and until any conditions of approval have been
fulfilled.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
3.13. SUSPENSION AND CANCELLATION OF A DEVELOPMENT PERMIT
3.13.1. If the development authorized by an approved Development Permit is not commenced
within 12 months from the date of the issuance of the Development Permit, or if the
applicant has not obtained an approved Building Permit within 12 months of the date of
the issuance of the Development Permit, the Development Permit shall be deemed void
unless the applicant advises the Development Authority, within 30 days prior to the expiry
of such 12 month period and the Development Authority grants an extension. The
Development Authority may grant up to a one (1) year extension of a Development
Permit.
3.13.2. A development shall be completed to the satisfaction of the Development Authority within
24 months of the issuance of the Development Permit, unless the applicant, within 30
days prior to the expiry, applies for and is granted an extension from the Development
Authority. The Development Authority may grant one (1) extension of the effective period
and the extension period shall not exceed twelve (12) months.
3.13.3. The Development Authority may suspend or cancel a Development Permit following its
approval or issuance if:
(a) The Development Permit application contains a misrepresentation;
(b) Facts have not been disclosed which should have been at the time of consideration
of the application for the Development Permit;
(c) The Development Permit was issued in error;
(d) The requirements or conditions of the Development Permit have not been complied
with; or
(e) The applicant requests in writing that the Development Authority cancel the
Development Permit provided that the use, development or construction has not
commenced; or
(f)
An appeal is filed against the Development Permit.
3.13.4. Upon service on the City of Fort Saskatchewan of an application for leave to appeal the
decision of the Subdivision and Development Appeal Board, under the MGA, the
Development Authority shall suspend the Development Permit issued by the Subdivision
and Development Appeal Board.
3.13.5. If the Development Authority cancels a Development Permit, written notice shall be
provided to the applicant.
3.13.6. Upon receipt of the written notice of cancellation of a Development Permit, the applicant
shall cease all development and activities related to the development.
3.13.7. Notice of the Development Authority's decision to cancel the Development Permit, shall
be provided in writing by ordinary mail to the property owner and to the applicant of the
Development Permit and such notice shall state the reasons for cancellation of the
Development Permit.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
3.13.8. If a use to which a Building, or a portion of a Building, ceases for a period of twenty four
(24) months or less, the re-establishment of the same or similar use in the premises does
not require a Development Permit, unless:
(a) Structural changes are made or proposed to be made; or
(b) There is a change in the intensity of the use.
3.13.9. If a use to which a Building, or portion of a Building, ceases operation for more than
twenty four (24) months, the re-establishment of a use in the building requires the use to
be authorized by a new Development Permit.
3.13.10. Subsections 3.13.9 do not apply to the use of a Dwelling for residential purposes.
3.14. GUARANTEED SECURITY
3.14.1. Where required pursuant to Section 3.10.4, prior to the issuance of any Building Permit or
start of any construction, the applicant shall:
(a) Execute and deliver to the City a Development Agreement if required pursuant to
Subsection 3.10.2;
(b) Pay the off-site levy or redevelopment levy required by this Bylaw or any other
Bylaw of the City; and
(c) Deliver to the City an Irrevocable Letter of Security, an Irrevocable Letter of Credit
or a certified cheque.
3.14.2. The amount of the guaranteed security required by the Development Authority shall
depend upon the conditions of the Development Permit for which the security is intended
to ensure compliance.
3.14.3. The City shall hold the guaranteed security, without interest payable, until the conditions
of the Development Permit have been met to the satisfaction of the Development
Authority.
3.14.4. Any guaranteed security shall allow for partial draws by the City, if the conditions of the
Development Permit have not been completed to the satisfaction of the Development
Authority. The City may draw on a cash security, letter of credit or other security and the
amount thereof shall be paid to the City for its use absolutely. All expenses incurred by
the City to renew or draw upon any letter of credit or other security shall be reimbursed by
the owner or developer to the City by payment of invoice from the proceeds of the
security.
3.14.5. In the event that the owner or developer does not complete the required conditions of the
Development Permit and the cash or proceeds from the letter of credit are insufficient for
the City to complete the required work, should it elect to do so, the owner or developer
shall pay any deficiency to the City immediately upon being invoiced.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
3.14.6. Once all conditions of the Development Permit are met, the applicant shall submit a
Request for Inspection Form to the City. The securities shall be released once the
inspection has been completed by staff, and all required works have been completed to
the satisfaction of the City.
3.15. REAPPLICATION FOR A DEVELOPMENT PERMIT
3.15.1. When an application for a Development Permit is refused, deemed refused or cancelled
by the Development Authority, or upon a refusal from an appeal to the Subdivision and
Development Appeal Board, the submission of another application for the same or similar
use or development on the same parcel by the same or any other applicant shall not be
made for a period of six (6) months from the date of issuance of the refusal. If necessary,
the determination of what constitutes same or similar use or development shall be at the
discretion of the Development Authority.
3.15.2. When a Development Permit or refusal of a Development Permit is under appeal at the
Subdivision and Development Appeal Board or the Court of Appeal, the submission of
another application for the same or similar use or development on the same parcel by the
same or any other applicant shall not be made while the appeal is ongoing. If necessary,
the determination of what constitutes same or similar use or development shall be at the
discretion of the Development Authority.
3.15.3. Subsection 3.15.1 shall not apply in the case of an application for a Development Permit
for a Permitted Use if the application complies with all the regulations of this Bylaw.
3.16. DEVELOPMENT APPEALS
3.16.1. Pursuant to the MGA, Council shall establish, by Bylaw, a Subdivision and Development
Appeal Board.
3.16.2. An appeal may be launched by filing a notice with the Subdivision and Development
Appeal Board that provides the following:
(a) The legal description of the property and/or the municipal address;
(b) The address of the appellant;
(c) The reasons for the appeal and the issue, condition in the decision, or Order that is
the subject of the appeal; and
(d) The fees prescribed by the City of Fort Saskatchewan Fees and Charges Bylaw.
3.17. COURT OF APPEAL
3.17.1. Pursuant to the MGA, an appeal shall be directed to the Court of Appeal on a question of
jurisdiction or law with respect to:
(a) A decision of the Subdivision and Development Appeal Board; or
City of Fort Saskatchewan
Land Use Bylaw
C23-20
(b) The Municipal Government Board on a subdivision appeal.
3.17.2. An application for leave to appeal pursuant to Subsection 3.17.1 above shall be filed and
served within 30 days of the issuance of the decision for which an appeal is sought, and
notice of the application shall be given to:
(a) The Municipal Government Board or the Subdivision and Development Appeal
Board and the City; and
(b) Any other person that the judge directs.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
Part 4 - Subdivision Applications and
Process
4.1. REQUIREMENTS FOR AN APPLICATION TO SUBDIVIDE
4.1.1. An application proposing to subdivide land shall be in accordance with the relevant
sections of the Municipal Government Act.
4.2. APPLICATION COMPLETENESS
4.2.1. An application to subdivide land shall not be considered complete and received by the
City until the Subdivision Authority is satisfied that the documentation and information is
sufficient. The sufficiency and quality of information and documentation for those
requirements shall be at the discretion of the Subdivision Authority, who:
(a) May return the application form and all submissions to the applicant, together with
the appropriate refund in compliance with the fee schedule; and
(b) Shall deem the application not to have been submitted until all required information
and details have been submitted.
4.2.2. The Subdivision Authority must, within 20 days after receipt of an application for
subdivision approval, make a determination whether the application is complete. An
application is complete if:
(a) In the opinion of the Subdivision Authority, the application contains the documents
and information necessary to review the application; or
(b) The Subdivision Authority does not make a determination within 20 days.
4.2.3. Notwithstanding Section 4.2.2., the time period to determine if the application is complete
may be extended by an agreement in writing between the applicant and the Subdivision
Authority.
4.2.4. The Subdivision Authority must issue to the applicant in writing by either regular mail or
electronic mail:
(a) If deemed complete, acknowledgement that the application is complete within five
(5) days of the determination. The acknowledgement must specify the date on
which the application is deemed complete, and state the legal land description and
the applicant's name; or
(b) If deemed incomplete, a notice that the application is incomplete within the time
period specified in Section 4.2.2. The notice must provide reasons on why the
application has been determined incomplete, specify any outstanding
documentation and information necessary, and set a date by which any outstanding
items must be submitted.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
4.2.5. Notwithstanding Section 4.2.4.(b), the Subdivision Authority and the applicant may agree
on a later date for the application to be deemed complete.
4.2.6. If the applicant fails to submit all outstanding information and documentation on or before
the date referred to in Section 4.2.4(b), the application is deemed to be refused. The
Subdivision Authority must issue the application a notice in accordance with Section
4.4.2.
4.3. INTERMUNICIPAL REFERRALS
4.3.1. All subdivision applications that in the opinion of the Subdivision Authority, may result in
impacts to Strathcona County, Sturgeon County and/or the City of Edmonton shall be
referred to those municipalities.
4.3.2. In making a decision on an application, the Subdivision Authority shall give due
consideration to any recommendations or comments received from the municipality or
municipalities to which it was circulated.
4.4. NOTICE OF DECISION
4.4.1. The decision of the Subdivision Authority on an application to subdivide land shall be
given to the applicant in the form prescribed by the City. The notice of decision shall state
the date on which the decision is made and be sent to the applicant via either regular or
electronic mail on the same day the decision is made.
4.4.2. If the Subdivision Authority refuses an application to subdivide land, the Notice of
Decision shall contain the reasons for the refusal.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
Part 5 - General Regulations for All Land
Use Districts
5.1. ACCESS TO SITES
5.1.1. Access/Egress locations and curb crossings require the approval of the City. The
Development Authority, in consultation with appropriate City Departments, may determine
the most suitable access and egress point onto a public road for any development and/or
subdivision application.
5.1.2. Curb cuts and ramps shall be located at convenient, safe locations for the physically
disabled, for bicyclists and for people pushing strollers or carts. The location and design
of curb cuts and ramps shall avoid crossing or funneling traffic through loading areas, dive
through service lanes and outdoor trash storage/collection areas.
5.1.3. No direct vehicle access shall be permitted from a designated arterial or major collector
roadway or a public roadway that, in the opinion of the Development Authority, is
designed to accommodate major vehicular traffic flows to:
(a) Any residential site, unless the access serves three or more dwelling units;
(b) Any site, unless turning space is provided on the site such that vehicles entering
upon the site may turn before re-entering the public roadway; or
(c) Any site, where in the opinion of the Development Authority, there would be an
excessive number of access points onto the public roadway.
5.2. ACESSORY DEVELOPMENTS
5.2.1. Interpretation
(a) Developments that are naturally or normally incidental, subordinate, and strictly
devoted to the principal use is considered to be an Accessory Development;
(b) An Accessory Development falls under the Use Class of its Principal Use and
therefore is either Accessory to a Permitted Use or Accessory to a Discretionary
Use.
5.2.2. Accessory buildings attached to the Principal Building are considered to be part of the
Principal Building and shall comply with the Setbacks applicable to the principal building
for the applicable land use district.
5.3
EMERGENCY ACCESS TO BUILDINGS
5.3.1. Sites shall be designed so that appropriate access for emergency services is afforded to
all buildings.
5.4. ENVIRONMENTALLY CONSTRAINED LAND
5.4.1. The Development Authority may require a geotechnical analysis, biophysical analysis,
environmental risk assessment or environmental impact assessment for any subdivision,
Development Permit or Land Use Bylaw amendment application where, in the opinion of
the Development Authority, the proposed development may be on or adjacent to
City of Fort Saskatchewan
Land Use Bylaw
C23-20
environmentally constrained land. Such reports shall review the suitability of the
proposed development to the subject site, consider the potential impact of the
development on wildlife corridors, water bodies, water courses and/or the stability of
slopes and may recommend potential mitigation measures for the site and proposed
development.
5.4.2. The Development Authority may, based on the results of a geotechnical analysis or other
study, impose such conditions as are considered necessary to mitigate any potential
impacts or refuse the application if the site is, in the opinion of the Development Authority,
unsuitable for the proposed development. The Development Authority may require a
restrictive covenant or other environmental protection tool for the protection of the land,
pursuant to the provisions of the MGA.
5.4.3. Buildings or structures proposed adjacent to or on environmentally constrained lands,
including the banks of any water body or watercourse or on sites with a slope in excess of
10%, shall be set back:
(a) A minimum of 12.0m from the top of bank, where the bank is less than 6.0m high;
(b) A minimum of twice the height of the bank from the top of bank, where the bank is
between 6.0m and 23.0m;
(c) A minimum of 46.0m where the bank is over 23.0m high; and/or
(d) A lesser distance as recommended in a geotechnical analysis and considered
acceptable by the Development Authority.
5.4.4. Notwithstanding the above, in making a decision on the required setback from a water
body or water course, the Development Authority may refer an application to Alberta
Environment for comments prior to issuing any Permit, and may require revised setbacks
where deemed necessary.
5.4.5. With the exception of the permitted and discretionary uses in the PR - Parks and
Recreation District, no development shall be permitted within the 1:100 year flood plain of
any water body or water course, or other area prone to flooding or subsidence, unless the
applicant demonstrates to the satisfaction of the Development Authority that preventive
engineering and construction measures can be used to make the site suitable for the
proposed development.
5.4.6. The removal of trees or vegetation within 30.5m of environmentally constrained land shall
not be permitted where, in the opinion of the Development Authority, the removal could
have a negative impact on a water body, water course or stability of a slope, unless a
Development Permit has been issued for the proposed clearing.
5.4.7. The placing of fill within the 1:100 flood plain shall not be permitted unless and until
Alberta Environment has determined that the placing of fill will not have a detrimental
impact on the flow of water in the water course or on lands adjacent to the water course.
The Development Authority may also require applicants to submit a slope stability
assessment completed by a geotechnical engineer or other qualified professional prior to
the placing of fill.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
5.4.8. The foregoing provisions shall not apply to the construction of fences, gates or other
means of enclosures less than 1.8m in height.
5.5. FENCES, WALLS AND HEDGES
5.5.1. No person shall construct a fence or wall, or permit a hedge to grow on public property.
5.5.2. The height of a fence, wall or hedge shall be measured from grade.
5.5.3. The Development Authority may require common fencing be erected on private lands
adjacent to arterial or collector roadways and public open spaces.
5.6. GENERAL LANDSCAPING REQUIREMENTS
5.6.1. Landscaping required pursuant to Sections 7.5, 8.4, 9.3, and 10.9 of this Bylaw shall be
completed within the time specified in a Development Permit, at the discretion of the
Development Authority, or within two years from the date of a Development Permit,
whichever is earlier.
5.6.2. All plants used to complete landscaping required by this Bylaw shall be tolerant to District
3A and to specific site conditions, such as sun, shade, excessive wind, road salts, etc.
Landscaping shall be designed to provide for the long-term health, viability and coverage
of plantings through methods including, but not limited to size and spacing of plants,
depth and quality of soil and access to light and air.
5.6.3. Landscaping required by this Bylaw shall be provided, at the time of planting, according to
the following specifications:
(a) 50.0mm minimum caliper for deciduous trees;
(b) 2.0m minimum height for coniferous trees;
(c) 600mm minimum height and 400mm minimum spread for shrubs; and
(d) A proportion of deciduous to coniferous trees approximately equal to 60:40, unless
otherwise specified by the Development Authority.
5.6.4. Landscaping on public property shall adhere to the City's Engineering Standards.
5.6.5. In the event that the landscaping required in an approved development is inappropriate or
fails to survive within the warranty period following planting, the Development Authority
may allow or require alternative landscaping materials to be substituted.
5.6.6. The use of potable water for landscaping irrigation should be minimized through methods
including, but not limited to harvesting, processing and recycling of rainwater, stormwater
and building grey water and the use of indigenous, drought-resistant and hardy trees,
shrubs, plants and turf that require no irrigation, fertilizers, pesticides or herbicides.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
5.6.7. Landscaping should be used to enhance the quality and human experience of public
spaces and highlight major circulation patterns, pedestrian pathways and the overall
development.
5.6.8. Required landscaping shall include a variety of trees, shrubs and planted ground cover.
5.7. LANDSCAPING PLANS
5.7.1. Except in Low Density Residential Land Use Districts, where landscaping is required to be
provided for an area in excess of 500m2 by this Bylaw, the required landscaping plan shall
be prepared by a designated Landscape Architect or Landscape Architectural
Technologist.
5.7.2. Where landscaping is required by this Bylaw the applicant shall provide a detailed
landscaping Plan at the time of Development Permit application. The landscaping plan
shall include the following information:
(a) Existing and proposed site features, including but not limited to property lines,
easements, utility lines, poles and boxes, adjacent rights-of-way and public spaces,
berms, retaining walls, and fences;
(b) Existing and proposed buildings and structures;
(c) Calculations of the total landscaping area and plant quantities;
(d) Existing and proposed topography and site grading;
(e) Existing vegetation on the site and whether it is to be retained or removed;
(f)
Proposed landscaping, including the type, species, sizes and number of plant
materials and the types of hard surfaced landscaped areas; and
(g) Proposed screening of trash collection areas, open storage areas, or outdoor
services areas including any loading, unloading and vehicular service areas that
are visible from an adjoining site in a Residential or Commercial Land Use District
or from a public roadway other than a lane. Screening shall be designed to provide
a visual buffer from the ground to a height of 1.8m and the location, length,
thickness and height of screening materials shall be indicated on the landscaping
plan.
5.7.3. If a development is completed in phases, required landscaping shall be completed in
sequence with development phases. These phases shall be shown on the landscaping
plan.
5.7.4. Where a landscaping plan is required, no landscaping work shall be commenced until the
landscaping plan is approved by the Development Authority.
5.7.5. The Development Authority may approve, deny, or require changes to a landscaping plan
if, in their opinion, it is not in compliance with the requirements of this Bylaw. Provided
that the purposes of this Section are still achieved, written requests for alternative
City of Fort Saskatchewan
Land Use Bylaw
C23-20
landscaping schemes may be submitted to the Development Authority and may be
justified only when one or more of the following conditions apply:
(a) The site has space limitations or an unusual shape;
(b) Topography, soil, or other site conditions are such that full compliance is
impossible or impractical;
(c) It can be demonstrated that the alternative proposal will result in better
environmental or aesthetic quality and conditions; or
(d) Safety considerations are involved and no other alternative exists to reduce
potential hazards.
5.8. LANDSCAPING SECURITIES AND INSPECTIONS
5.8.1. As a condition of a Development Permit, a security deposit will be required, at the
discretion of the Development Authority, to be provided by the owner to the City to ensure
that landscaping required by this Bylaw is completed in accordance with this Bylaw. The
landscaping security shall be based upon 100% of the estimated total landscaping cost of
completion, as determined by the Development Authority or by a professional landscaping
contractor, and shall include the following items:
(a) Topsoil for grassed areas in accordance with the City of Fort Saskatchewan
Engineering Standards;
(b) Grass sod or seed;
(c) Trees, shrubs and perennials;
(d) Mulch; and
(e) Hard surfaced landscaping features.
5.8.2. The landscaping security deposit required pursuant to this Section shall be provided in the
form of cash, certified cheque or an automatically renewing, irrevocable letter of credit.
5.8.3. The owner shall request that the City conduct a Landscaping Completion Inspection upon
the completion of all the landscaping required by this Bylaw and a Development Permit.
A Landscaping Completion Inspection will be conducted as follows:
(a) Between the dates of June 1 and September 30; this date may be extended based
on weather conditions and subject to submission of a letter from the
applicant/landowner indicating that the landscaping has been installed in
accordance with the Development Permit requirements; or
(b) Subject to non-dormant conditions.
5.8.4. Upon completion of a Landscaping Completion Inspection, the City shall request that the
following deficiencies, if they exist, be completed, prior to the issuance of a Landscaping
Completion Certificate (LAC):
City of Fort Saskatchewan
Land Use Bylaw
C23-20
(a) Installation of missing or damaged landscaping;
(b) Replacement of landscaping that does not meet size specifications; and
(c) Replacement of unhealthy plantings
5.8.5. The owner shall request that the City conduct a Landscaping Acceptance Inspection, no
earlier than one year following the date of a Landscaping Completion Certificate. A
Landscaping Acceptance Inspection will be conducted as follows:
(a) Between the dates of June 1 and September 30; or
(b) Subject to non-dormant conditions.
5.8.6. Upon completion of a Landscaping Acceptance Inspection, the City shall request that the
following deficiencies, if they exist, be completed, prior to the issuance of a Landscaping
Acceptance Certificate:
(a) Installation of missing or damaged landscaping;
(b) Replacement of landscaping that does not meet size specifications; or
(c) Replacement of unhealthy plantings.
5.8.7. In the event that the required landscaping is not completed within the time specified in a
Development Permit or is subject to ongoing deficiencies, the City may use any portion of
the landscaping security deposit to install the landscaping in accordance with the
requirements of this Bylaw and/or a Development Permit. If the cost of installation, as
arranged by the City, exceeds the amount of the landscaping security deposit, the
difference shall be a debt due from the owner to the City.
5.8.8. A landscaping security deposit may be released in two stages, as follows:
(a) 50% of the security deposit, provided that the amount of the deposit being retained
is not less than $2,500.00, upon the issuance of a Landscaping Completion
Certificate; with
(b) The remainder of the security deposit, upon the issuance of a Landscaping
Acceptance Certificate.
5.9. LIGHTING
5.9.1. Outdoor lighting provided for security, display or attraction purposes for any development
shall be arranged so that no direct rays of light are directed at any adjoining site and do
not interfere with the effectiveness of any traffic control device.
5.9.2. No light structure in a Residential, Commercial or Institutional Land Use District shall
exceed a height of 9.14m.
5.9.3. No exterior lights attached to a building or structure in a Residential, Commercial or
Institutional Land Use District shall be placed above a height of 6.1m.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
5.9.4. A plan indicating the location of exterior lights, including the projected light patterns, shall
be provided for multi-unit residential, commercial and institutional sites located adjacent to
a residential land use.
5.9.5. Flashing lights, other than those associated with traffic control devices, are prohibited
within 30.5m of a site with a residential land use.
5.9.6. Red, green, amber or blue lights that flash, strobe or revolve are prohibited where they
are visible to a motorist or public roadway, except Christmas decorations which, in the
opinion of the Development Authority, are not distracting to motorists.
5.10. LIMITED HOURS OF OPERATION
5.10.1. The Development Authority, taking into account the nature of the land use and potential
impact of its hours of operation, may limit the hours of any land use activity. Impacts may
include, but are not limited to noise, traffic, and safety concerns.
5.11. MULTIPLE USES
5.11.1. Where any land, building or structure is used for more than one purpose; all provisions of
this Bylaw relating to each individual use shall apply. If there are conflicts between
standards for individual uses, the more stringent standard shall apply.
5.12. RELOCATION OF BUILDINGS AND STRUCTURE
5.12.1. A Development Permit and a Building Permit shall be required for the relocation of any
building or structure with a gross floor area of 10.0m2 or larger, either within a site or from
one site to another.
5.12.2. The Development Authority shall not approve a Development Permit to relocate a building
or structure, unless:
(a) The building or structure complies with the regulations of the Land Use District in
which it is to be located; and
(b) The building or structure is, in the opinion of the Development Authority, compatible
with the predominant form and character of the neighbourhood in which it is to be
located.
5.13. REMOVAL AND DEMOLITION OF BUILDINGS AND STRUCTURE
5.13.1. A Development Permit shall be required for the demolition of any building or structure with
a gross floor area of 10.0m2 or larger.
5.13.2. A Development Permit required pursuant to this Section may require the reclamation of
the site, mitigation measures such as dust control, protective barriers, restriction of
access, and other such provisions deemed appropriate by the Development Authority to
protect the public, as well as public and private property.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
5.13.3. If any demolition or removal of a structure or development may involve working on or near
public property, the applicant may be required to file with the City, in a form and in an
amount satisfactory to the City, a public Liability and Property Damage Insurance Policy in
favour of the City in respect of loss sustainable by one or more persons or damage to
property.
5.13.4. A Development Permit application in respect of the demolition of a portion of building shall
be considered to be a change in intensity of the use and/or redevelopment of the existing
building. The resultant building and use shall be subject to the provisions of this Bylaw.
SITE PLANNING AND DESIGN STANDARDS
5.14. GENERAL SITE PLANNING STANDARDS
5.14.1. Development should be designed to retain significant existing natural features and
characteristics of the site and surrounding area. The Development Authority shall review
applications with respect to their response to the physical characteristics of the site and
the contextual influences of the surrounding area.
5.14.2. The Development Authority may require the applicant to submit an analysis of the site to
determine view corridors to and from the proposed development demonstrating which
views will be preserved, framed and/or incorporated into the design. To the extent
reasonably feasible, views across or through other parcels should be maintained.
5.14.3. To the extent reasonably feasible, sites should be designed to reduce the building and
site development footprints, maximize the use of permeable surfaces and walkways,
minimize paving, and provide natural shading of buildings and paved areas with trees and
other landscape features to minimize the heat island effect.
5.15. CORNER SITE RESTRICTIONS
5.15.1. Notwithstanding any other provision of this Bylaw, no person may erect, place, maintain
or permit to grow, over or upon that portion of a site within the sight triangle determined by
the Development Authority to obstruct the view of a pedestrian, cyclist or driver of a
vehicle travelling on an adjacent right-of-way, a fence, wall, tree, hedge or other structure,
planting or object over the height of 0.91m above the corner point grade.
5.16. ENERGY AND WATER EFFICIENCY
5.16.1. To the extent reasonably feasible, buildings shall be designed to maximize natural light in
order to reduce artificial lighting and energy use for internal heating and cooling through
the use of optimized building orientation, massing, shape, design and interior colours and
finishes for day lighting.
5.16.2. To the extent reasonably feasible, buildings and sites shall be designed to minimize the
use of potable water through the application of innovative site irrigation and cooling
systems that implement on-site treatment such as harvesting, processing and recycling of
rainwater, stormwater and building grey water.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
5.17. GARBAGE AND RECYCLING ENCLOSURES
5.17.1. Areas on a site used for garbage and recycling storage shall be developed and
maintained as follows, to the satisfaction of the Development Authority:
(a) Areas for storage of garbage and recyclable materials shall be adequate in
capacity, number and distribution to serve the development;
(b) Garbage and recycling areas shall be screened appropriately from public view to
the satisfaction of the Development Authority. The screening shall take into
consideration the site characteristics and may include a freestanding enclosure,
landscaping or a combination of both.
(c) For sites with lane access, garbage and recycling storage shall not be located
within a front or flanking front yard.
(d) For commercial and industrial districted sites without lane access, the Development
Authority may require garbage and recycling storage to be located within the rear
yard taking into consideration the merits of the application and site characteristics.
5.18. SAFE INTEGRATION OF ALL MODES OF TRANSPORTATION
5.18.1. Development should provide for the safe integration of pedestrians, bicycles and vehicles
within the site. Measures to enable safe integration may include but are not limited to
special, paving, raised surfaces, pavement marking, signs or striping, bollards, median
refuge areas, traffic calming features, landscaping, location of fencing and other elements
that might impede safe vehicular sightlines, lighting or other means to clearly delineate
pedestrian areas for both day and night use.
5.19. SITE AMENITIES
5.19.1. To the extent reasonably feasible, development shall include site amenities to enhance
safety and convenience and promote walking or bicycling as an alternative means of
transportation. Site amenities may include but are not limited to bike racks, drinking
fountains, canopies and/or benches.
5.20. SUBDIVISION OF LAND
5.20.1. If an application for a Development Permit requires the subdivision of land into lots prior to
the issuance of a Development Permit, no permit may be issued until a plan of subdivision
for the land has been registered in the Alberta Land Titles Office.
REGULATIONS FOR SPECIFIC LAND USES
5.21. AMATEUR RADIO ANTENNA
5.21.1. Amateur Radio Antenna shall comply with the following development standards:
(a) Shall not be located in a front yard;
City of Fort Saskatchewan
Land Use Bylaw
C23-20
(b) Shall meet the setback requirements of the Land Use District in which it is located
or meet the setback requirements that are satisfactory to the Development
Authority;
(c) Shall not be illuminated, nor shall it have attached to it any advertising, graphics,
flags or other elements unrelated to its function as a component of a radio signal
transmitting and receiving device; and
(d) Shall be enclosed with a minimum 1.85m high fence with a locking gate.
5.21.2. Amateur Radio Antenna shall be no higher than 15.0m from grade in Residential Land
Use Districts.
5.22. BOARDING FACILITIES
5.22.1. The maximum occupancy of a Boarding Facility shall be a maximum of 6 residents.
5.22.2. No Home Business or Secondary Suite shall be permitted as part of a Boarding Facilities
development or on the Site of such development.
5.22.3. Boarding Facilities shall be of a size, scale, and outward appearance that is typical of
surrounding residential development, as determined by the Development Authority.
5.22.4. The Development Authority may condition the Development Permit to the extent
necessary to achieve specific planning objectives taking into consideration the level of
traffic generation, parking demand, and any other potential effects in relation to
characteristics common to the District in which the Boarding Facility is located and of the
area in which the Boarding Facility is proposed.
5.23. BREWERIES, WINERIES, AND DISTILLERIES
5.23.1. Breweries, Wineries, and Distilleries shall comply with the following:
(a) Any outdoor space shall not be approved if adjacent to a District under Part 6 of this
Bylaw.
(b) Must be of a size and scale that is characteristic of the District and the area in
which it is proposed.
(c) Breweries, Wineries, and Distilleries shall not generate odour or dust in excess of
that which is characteristic of the District. The Development Authority may require
the applicant to submit a noxious odour assessment.
5.24. COTTAGE INDUSTRY
5.24.1. Cottage Industry uses may be considered of, in the opinion of the Development Authority,
the potential intensity of the use is compatible with the nature and character of the area
and will not adversely impact the quality of life for the residents in neighbouring
subdivisions;
City of Fort Saskatchewan
Land Use Bylaw
C23-20
5.24.2. In addition to 5.24.1, a Cottage Industry shall not be approved if the Development
Authority is of the opinion that the Development will inhibit future development in the area;
5.24.3. The scale and intensity of the Cottage Industry use, including details of building size, use
and type, number of commercial vehicles, and the number of employees on site shall be
approved at the discretion of the Development Authority if in the Development Authority's
opinion they do not interfere with the rural and/or agricultural characteristics of the
surrounding landscape.
5.24.4. Potential adverse impacts to adjacent landowners caused by noise, odour, waste or other
Nuisances generated by the Cottage Industry use shall be adequately mitigated to the
satisfaction of the Development Authority.
5.24.5. All outdoor storage related to the Cottage Industry that may present visual impact shall be
screened by means of fencing, landscaping or locating in areas not visible to adjacent
residential dwellings.
5.24.6. The Cottage Industry use shall provide adequate on-site parking for clients and
employees.
5.24.7. The display or placement of signage on the premises for a Cottage Industry shall be in
accordance with Section 14.
5.24.8. The Development Authority may require the applicant conduct and document a public
engagement prior to submitting a development permit application for a Cottage Industry
use, if in the Development Authority's opinion the proposal may increase the intensity of
the land use relative to the surrounding areas, or may affect adjacent land uses by
increasing noise, dust, odour, emissions, waste, traffic or lighting.
5.25. HOME BUSINESS
5.25.1. A person conducting a home business shall not:
(a) Produce offensive noise, vibration, smoke, dust, odour, heat, glare, electrical or
radio disturbance;
(b) Generate pedestrian or vehicular traffic or parking which, in the opinion of the
Development Authority, is uncharacteristic of the Land Use District in which it is
located;
(c) Store materials, commodities or finished products associated with the home
business outside the dwelling unit or garage; and
(d) Use mechanical equipment in connection with the business, unless the equipment
is commonly used in a home.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
5.25.2. Not employ more than one non-resident employee or business partner working on site at
any one time.
5.25.3. The home business shall be operated as a secondary use only and shall not change the
principal character or external appearance of the dwelling unit or garage involved.
5.25.4. Have signs only in accordance with Part 14 - Signs of this Bylaw.
5.25.5. A home business shall not be permitted if the Development Authority determines that
such use would be more appropriately located in a commercial or industrial district having
regard for, among other matters, potential traffic generation and potential interference with
the residential character of the area.
5.25.6. The Development Authority may impose such conditions on the approval of an application
as, within their opinion, are necessary to ensure that home businesses permit residents of
the community a broad choice in the use of their homes as a place of livelihood and
supplemental income while protecting residential areas from potential adverse impacts.
5.26. HOME OFFICE
5.26.1. As determined by the Development Authority, home office shall:
(a) Not be a cause of inconvenience to adjacent landowners or tenants;
(b) Not employ any person on-site other than a resident of the dwelling;
(c) Not have outside storage of material, equipment or products;
(d) Not extend the business activity to the accessory buildings or outside yard;
(e) Not be detectable from outside the dwelling;
(f)
Have signs only in accordance with Part 14 - Signs of this Bylaw;
(g) Not involve any business associated visits; and
(h) Not involve any parking of commercial vehicles.
5.26.2. The Development Authority may impose such conditions on the approval of an application
as, within their opinion, are necessary to ensure that home offices permit residents of the
community a broad choice in the use of their homes as a place of livelihood and
supplemental income while protecting residential areas from potential adverse impacts.
5.27. LIVE WORK UNITS
5.27.1. The Dwelling and work components of the Live Work Unit shall not be legally separated
through a subdivision or condominium conversion.
5.27.2. Neither the Dwelling nor the work component of the Live Work Unit shall be less than 25%
of the total floor space of the Live Work Unit.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
5.27.3. There shall be internal access between the dwelling and work areas of the live work unit.
5.27.4. The number of non-resident employees or business partners working on-site shall not
exceed two per live work unit at any one time.
5.27.5. There shall be no outdoor business activity, or outdoor storage of material or equipment
associated with the Business. Indoor storage related to the business activity shall be
permitted in either the dwelling or accessory buildings.
5.27.6. Application for a Development Permit for a live work unit shall include a description of the
business to be undertaken at the premises, an indication of the number of business visits
per week, provision for vehicular and bicycle parking for visitors and employees, and the
location where any materials or equipment associated with the business are to be stored.
5.28. GARAGE SUITES
5.28.1. A Garage Suite shall be accessory to the principal dwelling unit and shall:
(a) Be located in a rear or side yard;
(b) Meet the side yard setback requirements for the principal dwelling;
(c) Meet the rear yard setback requirements for a detached garage as per Section
6.2.1.
(d) Have a maximum floor area of 75.0m2; and
(e) Be architecturally compatible with the principal dwelling unit.
5.28.2. Consideration shall be given to the privacy of the suite, the principal dwelling unit and
dwelling unit(s) on adjacent properties through the placement of windows, decks and
balconies.
5.28.3. Windows contained within a Garage Suite shall be placed and sized such that they
minimize overlook into the yards and windows of adjacent properties through one or more
of the following:
(a) Off-setting window placement to limit direct views of adjacent rear or side yard
areas, or direct view into a Garage Suite on an adjacent site;
(b) Strategic placement of windows in conjunction with landscaping or the placement
of other accessory developments; and
(c) The placement of larger windows to face a Lane, a flanking street or the larger of
any side yard adjacent to another property.
5.28.4. A garage containing a Garage Suite shall have a maximum height of 6.5m from finished
grade.
5.28.5. A Garage Suite must be located a minimum of 4.0m from the principal dwelling.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
5.28.6. Balconies may be allowed as part of a Garage Suite only where the balcony faces the
Lane or flanking street.
5.28.7. Notwithstanding any of the provisions herein, when exercising discretion in considering an
application for a Garage Suite, the Development Authority shall assess the
appropriateness of the Development including, but not limited to:
(a) The siting of the building in relation to compatibility with other developments in the
vicinity;
(b) The massing of the building in compared to other buildings on site and in the
vicinity; and
(c) The design, character, and appearance of the building.
5.28.8 Parking in accordance with Part 13.
5.29. GARDEN SUITES
5.29.1. A Garden Suite shall be accessory to the principal dwelling unit and shall:
(a) Be located in a rear or side yard;
(b) Meet the side yard setback requirements for the principal dwelling;
(c) Meet the rear yard setback requirements for a detached garage as per Section
6.2.1;
(d) Have a maximum floor area of 50.0m2; and
(e) Be architecturally compatible with the principal dwelling unit.
5.29.2. Consideration shall be given to the privacy of the suite, the principal dwelling unit and
dwelling unit(s) on adjacent properties through the placement of windows, decks and
balconies.
5.29.3. A Garden Suite shall meet the maximum height requirements for accessory buildings as
per Section 6.2.2.
5.29.4. A Garden Suite must be located a minimum of 4.0m from the principal dwelling.
5.29.5. Notwithstanding any of the provisions herein, when exercising discretion in considering an
application for a Garden Suite, the Development Authority shall assess the
appropriateness of the Development including, but not limited to:
(a) The siting of the building in relation to compatibility with other developments in the
vicinity;
(b) The massing of the building in compared to other buildings on site and in the
vicinity; and
(c) The design, character, and appearance of the building
City of Fort Saskatchewan
Land Use Bylaw
C23-20
5.29.6 Provide parking in accordance with Part 13.
5.30. SECONDARY SUITES
5.30.1. Secondary Suites shall:
(a) Be subordinate, incidental to, and exclusively devoted to a principal dwelling unit;
(b) Not be approved if a Development Permit has been issued and is still valid for a
Bed and Breakfast, Group Home, Group Home (limited), or Boarding Facility;
(c) Be restricted to a maximum of one secondary suite per dwelling;
(d) Be developed in such a manner that the exterior of the principal dwelling containing
the secondary suite shall appear as a single dwelling unit;
(e) Provide a minimum floor area of not less than 30.0m2 and not more than the total
floor area of the principal dwelling unit;
(f)
Not be separated from the principal dwelling through a condominium conversion or
subdivision;
(g) Have a separate entry from the principal dwelling unit, either from a common indoor
landing or from the exterior.
(h) Provide parking in accordance with Part 13.
5.31. SHOW HOMES AND TEMPORARY SALES CENTERS
5.31.1. A Development Permit is required for a show home or temporary sales centre and shall
be issued for no more than a maximum two year period. The Development Authority may
consider an application for an additional Development Permit after the expiration of the
initial two years.
5.31.2. Application for a Development Permit to allow the use of a building as a show home or
temporary sales centre shall be accompanied by a site plan indicating:
(a) The location of the area intended as a show home or temporary sales centre site;
(b) Parking provisions;
(c) Any exterior lighting; and
(d) Any signs, flags or other methods of identification subject to 5.31.4.
(e) Must provide a signage plan as per these regulations.
5.31.3. A show home or temporary sales centre shall be subject to the following provisions:
City of Fort Saskatchewan
Land Use Bylaw
C23-20
(a) The appearance of the building shall, in the opinion of the Development Authority,
be compatible with the architectural character of other buildings in the
neighbourhood in which it is located ;
(b) A show home may contain a temporary enclosed bridge structure to adjoin it to an
adjacent show home, provided that the bridge structure is removed prior to the
occupancy of either show home by any person;
(c) A temporary sales centre shall only be located on a Multi-unit housing site, or on a
public property, subject to the consent of the City;
(d) The setbacks for a temporary sales centre shall be consistent with the Land Use
District in which it is located, or if the building is located on public property, at the
discretion of the Development Authority; and
5.31.4. Signage on show homes or temporary sales centres shall be subject to the following
regulations:
(a) Signage shall be located on site
(b) A combination of portable, wall/fascia and freestanding limited up to a limit 4, with
no more than 2 of each sign type
(c) A temporary sales centre shall only be located on a Multi-unit housing site, or on a
public property, subject to the consent of the City;
(d) Signage shall be removed at the developers or builders expense upon expiry of the
Show Home Development Permit.
5.32. RENEWABLE ENERGY DEVICE (LIMITED)
5.32.1. The Renewable Energy Device (Limited) shall be:
(a) Of an appropriate design and specifications for this type of Use; and
(b) Installed to the manufacturers specifications.
5.32.2. A Renewable Energy Device (Limited) is considered accessory to the principal use.
5.32.3. A Renewable Energy Device (Limited) not located on the roof of a dwelling or accessory
building shall be considered a discretionary use.
5.32.4. A Renewable Energy Device (Limited) may project:
(a) If mounted on a roof, a maximum of 3.0m from the surface of the roof; or
(b) If mounted on a building wall, a maximum of 0.6m from the surface of the wall.
5.32.5. A Renewable Energy Device (Limited) shall not exceed the maximum height regulations
of the applicable Land Use District.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
5.32.6. A Renewable Energy Device (Limited) mounted on a roof shall not extend horizontally
beyond the outermost edge of the roof.
5.32.7. No more than 1 Renewable Energy Device (Limited) shall be permitted per lot.
5.32.8. A Renewable Energy Device (Limited) shall be located and mounted to ensure that no
glare is produced for neighbouring properties and streets.
5.32.9. A Renewable Energy Device (Limited) shall not be illuminated, nor have any advertising,
graphics, flags or other elements unrelated to its function unless required by regulatory
bodies.
5.33. RENEWABLE ENERGY DEVICE
5.33.1. In all cases, the process outlined in this section shall not transfer any federal decision
making authority, nor confer any rights of veto to the City in the location of the device.
5.33.2. The Renewable Energy Device shall be installed to the manufacturer's specifications.
5.33.3. Renewable Energy Devices shall be located in a manner that minimizes the impact on the
natural environment while recognizing the unique location requirements for the device.
5.33.4. A Renewable Energy Device shall not be located in a front yard.
5.33.5. Appropriate security measures shall be taken to protect the device and deter
unauthorized access.
5.33.6. A Renewable Energy Device shall not be illuminated, nor have any advertising, graphics,
flags or other elements unrelated to its function unless required by regulatory bodies.
5.34. VEHICLE ORIENTED DEVELOPMENTS
5.34.1. Vehicle oriented developments shall include car attendant services, drive-through
services, service station (limited), service station; or
Development providing rapid cleaning, lubrication, maintenance or repair services to
motor vehicles such as automatic or coin operated car washes (including self-service car
wash), rapid lubrication shops, or specialty repair establishments.
5.34.2. A Vehicle-oriented development shall provide queuing space as per the following:
(a) For drive-in or drive-through food services and other development having a drive-in
or drive-through service window, a minimum of eight inbound queuing spaces shall
be provided on-site for vehicles approaching the first service window;
(b) For drive-through Vehicle Wash services, a minimum of five inbound queuing
spaces shall be provided on-site in front of each wash bay or, in the case of a
single entrance multi-bay self-serve car wash, in front of the vehicular entrance and
a minimum of one outbound queuing spaces shall be provided prior to the point
where a vehicle may exit the site; and
City of Fort Saskatchewan
Land Use Bylaw
C23-20
(c) For other drive-through services, a minimum of five inbound queuing spaces shall
be provided on-site in front of each service bay or service window.
5.34.3. Queuing spaces shall be provided on-site and be a minimum of 5.5m in length and 3.1m
in width.
5.34.4. Queuing lanes shall be provided on-site and be of sufficient width for the maneuvering of
the vehicles intended to use the facility.
5.34.5. Additional inbound and outbound queuing spaces may be required on-site, at the
discretion of the Development Authority, having regard for the site conditions and nature
of the proposed use.
5.34.6. Drive-through services shall not disrupt access and circulation functions within the site.
Such facilities shall be located in side or rear locations on-site that do not interrupt direct
pedestrian access along connection pedestrian frontage. The design and layout of drive-
in facilities for restaurants, banks and other uses shall:
(a) Avoid potential pedestrian/vehicle conflicts;
(b) Provide adequate stacking spaces for automobiles before and after use of the
facility; and
(c) Provide adequate directional signs to ensure a free flow through the facility.
5.35. VETERINARY CLINIC, KENNEL AND PET CARE SERVICE USES
5.35.1. Veterinary clinics, Kennels and Pet Care Services shall (unless otherwise specified in the
Land Use District):
(a) Be adequately designed and located to suppress annoying emissions. Pens,
rooms and runs shall be adequately soundproofed;
(b) Be equipped with an adequate number of indoor exercise runs relative to the
maximum number of animals that can be housed overnight; and
5.35.2. Kennels shall not be within 150m of any residential development.
5.35.3. Outside enclosures, pens, runs or exercise areas shall:
(a) Not be located within a front or flanking front yard;
(b) Be visually and acoustically screened to the satisfaction of the Development
Authority; and
(c) Not be allowed if, in the opinion of the Development Authority, the existence of
outdoor pens, runs or exercise areas will materially interfere with or affect with the
use, enjoyment, or value of adjacent parcels of land;
(d) Not be permitted within Commercial Land Use Districts.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
5.36. PROHIBITED USES
5.36.1. Notwithstanding any other provision in this Bylaw, the following uses, unless specifically
listed as a permitted or discretionary use in the land use district where the site is located,
are prohibited as accessory uses to any other use:
(a) adult entertainment facility;
(b) agriculture;
(c) assisted living facility;
(d) bed and breakfast;
(e) boarding facility;
(f) campground;
(g) cannabis production and distribution facility
(h) casino;
(i) commercial school;
(j) child care facility;
(k) education (private)
(l) education (public)
(m) funeral home;
(n) general industrial
(o) group home;
(p) group home (limited);
(q) health service;
(r) heavy industrial;
(s) hospital;
(t) hotel;
(u) kennel;
(v) motel;
(w) pawn shop;
(x) pet care service;
City of Fort Saskatchewan
Land Use Bylaw
C23-20
(y) research and development facility;
(z) retail store (cannabis)
(aa) retail store (drug paraphernalia);
(ab) retail store (liquor);
(ac) vehicle repair facility;
(ad) vehicle repair facility (limited);
(ae) vehicle wash;
(af) veterinary service.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
Part 6 - Residential Land Use Districts
GENERAL REGULATIONS FOR ALL RESIDENTIAL LAND USE DISTRICTS
6.1. ACCESS TO RESIDENTIAL SITES
6.1.1. Not more than one access shall be permitted per residential site, unless otherwise
provided for in a specific Land Use District.
6.1.2. The location of the access point shall be at the discretion of the Development Authority, in
consultation with appropriate City Departments.
6.1.3. Where the Site is Abutting a Lane, vehicular access shall only be from the Lane.
ACCESSORY USES AND BUILDINGS IN RESIDENTIAL DISTRICTS
6.2. ACCESSORY USES AND BUILDINGS: GENERAL
6.2.1. Unless otherwise provided in a specific Land Use District, accessory buildings within
Residential Land Use Districts shall be located:
(a) Not within a front yard area or within a front flanking yard area;
(b) No closer than 1.2m from any other building, on-site, unless attached to or located
thereon;
(c) No closer than 1.0m from the rear property line; and
(d) No closer than 1.0m from the side property line.
6.2.2. Unless otherwise provided for in a specific Land Use District, accessory buildings shall:
(a) Not exceed 5.0m in height;
(b) Not exceed 3.0m in height for vertical exterior walls;
(c) Be finished with an exterior treatment complementing that of the principal building
with respect to colour, finish, materials and texture;
(d) Have hard surfaced access from the street to the accessory development when
intended for vehicular use; and
(e) Attached and detached garages shall meet the minimum size requirements of
Section 13.6.3.
6.2.3. Accessory buildings in Residential Land Use Districts may include, but are not limited to,
detached garages, carports, sheds, storage buildings, gazebos and swimming pools and
hot tubs not attached to the principal building. Any Accessory building not specifically
City of Fort Saskatchewan
Land Use Bylaw
C23-20
identified herein shall meet the minimum height and setback requirements for a
residential detached garage.
6.2.4. The maximum site coverage permitted in a Land Use District shall be inclusive of the
combined total area used for all accessory developments.
DETACHED GARAGES
6.2.5. Unless otherwise provided in a specific Land Use District, detached garages within
Residential Land Use Districts shall be located:
(a) No closer than 1.0m from a rear lot line or side lot line, unless:
i.
Located on a corner site, in which case in conformity with the front flanking
yard setback for a dwelling; and
ii.
Adjoining rear detached garages are constructed with a party wall.
(b) Notwithstanding Section 6.2.5(a)(i), no closer than 1.0m from the flanking property
line provided that
i.
The rear property line of the corner site is 10.0m or less; and
ii.
The detached garage is facing a rear lane and is contained within 9.0m of
the rear property line.
(c) No closer than 1.2m from a rear lane when facing a rear lane, unless otherwise
specified in the Land Use District in which it is located; and
(d) Such that a roof overhang projects no more than 0.3m into a rear or side yard
setback area.
6.2.6. Where a site requires vehicular access from the front public roadway to a detached
garage at the rear of the site, one side yard setback to the principal building shall be a
minimum of 3.0m.
SHEDS
6.2.7. Unless otherwise provided in a specific Land Use District, Sheds within Residential Land
Use Districts shall be located:
(a) No closer than 1.2m from the principal building; and
(b) Such that a roof overhang projects no more than 0.3m into the side or rear yard
setback area.
PLAY EQUIPMENT
6.2.8. Playhouses, play equipment, or any combination of playhouse, play equipment and
storage within Residential Land Use Districts shall be located:
City of Fort Saskatchewan
Land Use Bylaw
C23-20
(a) Not within the required front yard setback area;
(b) No less than 1.0m from the side and rear property boundaries; and
(c) No less than 1.2m from the principal building.
6.2.9. Playhouses, play equipment or any combination of playhouse, play equipment within
Residential Land Use Districts shall not exceed 3.7m in height.
SHIPPING CONTAINERS
6.2.10. Shipping containers shall not be located in Residential Land Use Districts.
AIR-SUPPORTED AND FABRIC-COVERED STRUCTURES
6.2.11. Air-Supported and Fabric Covered structures shall not be located in Residential Land Use
Districts.
SWIMMING POOLS AND HOT TUBS
6.2.12. Swimming pools and hot tubs in Residential Land Use District shall be located:
(a) Not within any front yard, utility right-of-way or easement;
(b) Such that the water surface is no closer than 1.0m from a property boundary; and
(c) Such that diving boards, slides and other accessory uses do not encroach on the
setback requirements.
6.2.13. Notwithstanding Section 6.2.1(b), a hot tub may be located within 1.2m of the principal
onsite building.
6.3. BUILDING AND STRUCTURE PROJECTIONS IN RESIDENTIAL LAND USE
DISTRICTS
6.3.1. Subject to the approval of the Development Authority, the following maximum projections
into required yard setback areas may be permitted (Table 6.3):
Table 6.3: Maximum Residential Building and Structure Projections
Projection
Front Yard
Setback Area
Rear Yard
Setback Area
Side Yard
Setback Area
Bay window
0.6m max
1.2m max
0.6m max
Chimney, including eave, 1.83m
in width or less
1.2m max
1.2m max
0.6m max
Eaves of a Principal Building
0.6m max
0.6m max
0.6m max
Eaves of an Accessory Building
0.3m max
0.3m max
0.3m max
Landing less than 2.5m2 in area
providing access to the main or
lower level of the dwelling to
which it is attached
To the lot line
To the lot line
To the lot line
City of Fort Saskatchewan
Land Use Bylaw
C23-20
Patio
To the lot line
To the lot line
To the lot line
Uncovered deck or balcony
1.5m max
2.4m max
Not Permitted
Unenclosed Stairway
1.2m max
1.2m max
0.6m max
Wheelchair Ramp
To the lot line
To the lot line
To the lot line
Window Well
0.6m max
0.6m max
0.6m max
6.3.2. A Room-Enhancing Cantilever may not project into any setback areas, except:
(a) Subject to the approval of the Development Authority, a Room-Enhancing
Cantilever is allowed to project up to a maximum of 0.6m in to a front flanking yard
setback area, provided that the width of any single room-enhancing cantilever does
not exceed 3.0m and that the cumulative total of all room-enhancing cantilevers
does not cover more than 50% of the front flanking building facade.
6.4. DECKS AND PATIOS
6.4.1. Decks within Residential Land Use Districts shall be located to preserve the privacy on
adjacent properties.
6.4.2. Decks within Residential Land Use Districts shall require a Development Permit if located
greater than 0.6m above grade and shall adhere to all setbacks for the principal building
when attached to the principal building, except for the projections noted in Table 6.3.
6.4.3. Decks within Residential Land Use Districts that are up to 0.6m above grade shall not be
included in the calculation of combined site coverage on a lot.
6.5. DESIGN AND APPEARANCE OF DWELLINGS
6.5.1. Residential dwellings containing more than one dwelling unit shall be designed so that at
least one entrance to a dwelling unit faces and has direct pedestrian access from an
abutting public roadway.
6.5.2. Other buildings in Residential Land Use Districts, unless part of a larger complex or
mixed-use development, shall be designed so that the primary entrance faces and has
direct pedestrian access from an abutting public roadway. Non-residential buildings in
Residential Land Use Districts shall be designed to complement adjacent residential
dwellings.
6.5.3. The design, character and appearance of a building including but not limited to all
accessory buildings and relocatable buildings, must be
City of Fort Saskatchewan
Land Use Bylaw
C23-20
(a) compatible with other buildings existing on the site and in the vicinity, unless the
building, in the opinion of the Development Authority, sets a higher standard of
design, character and appearance for the area; and
(b) consistent with the purpose and regulations of the land use district in which the
building is located.
6.5.4. The exterior finish of a building, including but not limited to single-detached housing, must
be completed within 2 years of the date the development permit is issued unless
otherwise stipulated by the development permit.
6.6. FENCES, WALLS AND HEDGES IN RESIDENTIAL DISTRICTS
6.6.1. Fences, walls or hedges within Residential Land Use Districts on interior lots shall be no
higher than:
(a) 1.85m along a rear or side yard property line; and
(b) 0.91m along the front yard property line.
6.6.2. Where a property in a Residential Land Use District abuts or faces an arterial roadway or
a railway line the Development Authority may approve a fence height greater than 1.85m.
6.6.3. Fences, walls and hedges within Residential Land Use Districts on corner or double
fronting lots may be increased to a height of 1.85m along the flanking front yard property
line, provided that the fence, wall or hedge is not located within any portion of the defined
front yard.
6.6.4. There shall be no electrification of fences nor barbed wire in Residential Land Use
Districts.
6.6.5. Notwithstanding anything in this section, no fence is permitted in the front or side yard of a
corner lot if, in the opinion of the Development Officer, the fence will block or impede
traffic sight lines.
LANDSCAPING
6.7. LANDSCAPING REQUIREMENTS FOR RESIDENTIAL USES
6.7.1. Any portion of a site located in any Residential Land Use District that is not occupied by
buildings, structures, parking, vehicular circulation, or loading areas shall be landscaped
or maintained in its natural state (if the natural portion of the site consists of a body of
water, swamp, gully, ravine, coulee, natural drainage course, or other environmentally
sensitive area).
6.7.2. No more than 75% of the front yard of any single detached, semi-detached, duplex or
multi-attached housing shall be covered in hard landscaping.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
6.7.3. Landscaping on any Residential site shall be completed to the satisfaction of the
Development Authority within thirty (30) months from the date of Occupancy certificate
approval.
6.8. LANDSCAPING REQUIREMENTS FOR MULTI-UNIT HOUSING DEVELOPMENTS
6.8.1. In addition to the provisions of Section 5.6 General Landscaping Requirements, the
following shall apply to all multi-unit housing developments:
(a) A minimum of 20% of the site area shall be landscaped, including all areas not
occupied by buildings or parking areas;
(b) Grade level parking areas accommodating 15 or more parking spaces shall
incorporate landscaped areas, at a minimum of 2.0m2 for each parking space in the
parking area. The landscaping within the parking area shall include:
i.
One tree for each 15.0m2 of landscaping; and
ii.
One shrub for each 10.0m2 of landscaping.
(c) Parking areas may not contain more than 20 contiguous parking spaces without
incorporating landscaping traffic islands;
(d) Landscaped buffers between parking, loading or other hard surfaced areas and
adjacent public roadways shall be a minimum of 2.0m in width; and
(e) Landscaped buffers between parking, loading and other hard surfaced areas and
adjacent residential sites shall be a minimum of 3.0m in width, or to the satisfaction
of the Development Authority.
6.9. PRIVACY WALLS
PRIVACY WALLS FOR PATIOS
6.9.1. Unless otherwise referenced in a specific Land Use District, a privacy wall may be located
on a patio, provided it does not exceed a height of 1.8m when measured from the surface
of the patio.
6.9.2. A privacy wall located on a patio shall not exceed 1.2m in height when measured from
grade when the privacy wall is located between the foremost front facade of the principal
building and the front property line.
PRIVACY WALLS FOR DECKS
6.9.3. Unless otherwise referenced in a specific Land Use District, a privacy wall may be located
on a deck provided that it:
(a) Shall not exceed 2.0m in height when measured from the surface of the deck; and
(b) Shall not be located between the foremost front facade of the principal building and
the front property line.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
6.9.4. A deck attached to a semi-detached or multi-attached housing within 1.2m of a party wall
may have a solid privacy wall that:
(a) Is a minimum of 2.0m in height;
(b) Is a maximum of 3.0m in height; and
(c) Extends the full depth of the deck.
PRIVACY WALLS FOR BALCONIES
6.9.5. Unless otherwise referenced in a specific Land Use District, a privacy wall may be located
on a balcony provided that it:
(a) Shall not exceed 2.0m in height when measured from the surface of the balcony;
and
(b) Shall not be located between the foremost front façade of the principal building and
the front property line.
6.9.6. A balcony attached to a semi-detached or multi-attached housing within 1.2m of a party
wall shall have a solid privacy wall that:
(a) Is a minimum of 2.0m in height;
(b) Is a maximum of 3.0m in height; and
(c) Extends the full depth of the balcony.
6.10. SITE PLANNING FOR RESIDENTIAL LAND USES
6.10.1. Residential developments shall, to the maximum extent feasible, provide a convenient,
well-connected network of sidewalks and trails within the development to create a more
inviting pedestrian environment and encourage alternative modes of transportation.
6.10.2. A trail system may be substituted for a sidewalk where, in the opinion of the Development
Authority, the function of either network is interchangeable and offers equal accessibility.
6.10.3. To the maximum extent feasible, sidewalks and trail systems shall be designed to:
(a) Provide a direct connection to adjoining public sidewalks;
(b) Provide connections to existing and future trail systems as identified in the
Recreation, Facilities and Parks Master Plan;
(c) Provide connections to transit stops, where applicable; and
(d) Provide connections to major pedestrian and bicycle destinations including, but not
limited to parks, schools, and commercial uses located within or adjacent to the
development.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
6.10.4. In order to provide the aforementioned direct pedestrian connections, additional sidewalks
or trails not associated with a street, or the extension of a sidewalk from the end of a cul-
de-sac to another street or walkway, may be required. The Development Authority may
consider other proposed alternatives.
6.11. PROVISION OF COMMON AMENITY SPACE
6.11.1. In addition to the provisions of Section 5.6 General Landscaping Requirements, the
following shall apply to medium and high density residential developments:
(a) A common outdoor amenity space that provides adequate area and opportunity for
passive and/or active recreation is to be provided on-site, to the satisfaction of the
Development Authority. This amenity area may include the following elements:
i. Playground equipment;
ii. Benches, tables or other seating;
iii. Gardens or courtyards; or
iv. Other recreation or amenity uses that would meet the needs of the residents
for the subject development.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
6.12. R1 - SINGLE DETACHED RESIDENTIAL DISTRICT
6.12.1. R1 Purpose
The purpose of this District is to provide for single-detached housing, while allowing for alternative
housing in the form of Secondary Suites, Garage, and Garden suites where considered
appropriate.
6.12.2. R1 Permitted and Discretionary Uses
(a)
Fundamental Use Provisions
The Fundamental Use Provisions as requisite qualifiers for Permitted and Discretionary
Uses listed within 6.12.2 (b) and (c) shall ensure:
i.
That Boarding Facilities shall:
A. Be located on a corner lot;
B. Be abutting an arterial or service road;
C. Have a minimum of one side lot line abutting a site zoned commercial;
D. Not be within 150m from any other Boarding Facility Use; and
E. Have a site width of no less than 16.0m.
ii.
That a Garage Suite shall be located on lots with a site width of no less than
14.5m where the principal use is that of a Single Detached Housing and shall not
be permitted accessory to any other Use class.
iii.
That a Garden Suite shall be located on lots with a site width of no less than
17.0m where the principal use is that of a Single Detached Housing and shall not
be permitted accessory to any other Use class.
iv.
Only one Secondary Suite; Garage Suite; or Garden Suite is permitted per lot.
(b)
R1 Permitted
(c) R1 Discretionary
-
Home Office
-
Secondary Suite
-
Single Detached Housing
Accessory development to any use listed in
subsection 6.12.2(b)
-
Bed and Breakfast
-
Boarding Facility
-
Garage Suite
-
Garden Suite
-
Group Home (Limited)
-
Home Business
-
Show Home
-
Temporary Sales Centre
Accessory development to any use listed
in subsection 6.12.2(c)
City of Fort Saskatchewan
Land Use Bylaw
C23-20
6.12.3. R1 Site Subdivision Regulations
Interior Site
Corner Site
(a) Site Width
11.0m minimum
11.2m minimum
(b) Site Depth
34.0m minimum
6.12.4. R1 Site Development Regulations
Interior Site
Corner Site
(a) Front Yard
Setback
6.0m minimum
7.0m maximum
Front
6.0m minimum
7.0m maximum
Flanking
3.0m minimum
4.5m maximum
(b) Rear Yard
Setback
8.0m minimum
6.0m minimum where a garage or carport is attached to the
principal building and is accessed from a lane at the rear of the
site
(c) Side Yard Setback 1.2m minimum
(d) Principal Building
Height
Two and one half (2 ½) storeys not to exceed 10.0m maximum
(e) Site Coverage
45% maximum for principal building over one storey, excluding
decks
50% maximum for principal building of one storey, excluding
decks
50% maximum for all buildings and structures where principal
building is over one storey
55% maximum for all buildings and structures where principal
building is one storey
15% maximum total lot coverage for all accessory buildings. Sites
under 493.0m2 are excluded from maximum coverage of 15%.
6.12.5. Additional Development Regulations for R1:
(a) All development and uses within this Land Use District are subject to the applicable
provisions of Part 5 - General Regulations for all Land Use Districts, Sections 6.1 to
City of Fort Saskatchewan
Land Use Bylaw
C23-20
6.11 of Part 6 - Residential Land Use Districts, Part 13 - Parking and Loading, and
Part 14 - Signs.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
6.13. R2 - SEMI-DETACHED AND DUPLEX RESIDENTIAL DISTRICT
6.13.1. R2 Purpose
The purpose of the District is to provide for primarily semi-detached housing and duplexes.
6.13.2. R2 Permitted and Discretionary Uses
(a)
Fundamental Use Provisions
The Fundamental Use Provisions as requisite qualifiers for Permitted and Discretionary
Uses listed within 6.13.2 (b) and (c) shall ensure:
i.
None
(b)
R2 Permitted
(c) R2 Discretionary
-
Duplex
-
Home Office
-
Semi-Detached Housing
Accessory development to any use listed in
subsection 6.13.2(b)
-
Group Home (Limited)
-
Home Business
-
Show Home
-
Temporary Sales Centre
Accessory development to any use listed
in subsection 6.13.2(c)
6.13.3. R2 Site Subdivision Regulations for Duplexes
6.13.4. R2 Site Subdivision Regulations for Semi-Detached Housing
Interior Site
Corner Site
(a) Site Width
9.4m minimum with a lane
10.4m minimum without a lane
10.4m minimum with a lane
12.4m minimum without a lane
(b) Site Depth
34.0m minimum
Interior Site
Corner Site
(a) Site Width
7.9m per side of each semi-
detached dwelling unit
9.7m per side of each semi-
detached dwelling unit
(b) Site Depth
34.0m minimum
City of Fort Saskatchewan
Land Use Bylaw
C23-20
6.13.5. R2 Site Development Regulations
Interior Site
Corner Site
(a) Front Yard
Setback
6.0m minimum
7.0m maximum
Front
6.0m minimum
7.0m maximum
Flanking
3.0m minimum
4.5m maximum
(b) Rear Yard
Setback
8.0m minimum
6.0m minimum where a garage or carport is attached to the
principal building and is accessed from a lane at the rear of the
site
(c) Side Yard Setback 1.2m minimum
(d) Principal Building
Height
Two and one half (2 ½) storeys not to exceed 10.0m maximum
(e) Site Coverage
40% maximum for principal building over one storey, excluding
decks
45% maximum for principal building of one storey, excluding decks
45% maximum for all buildings and structures where principal
building is over one storey
50% maximum for all buildings and structures where principal
building is one storey
6.13.6. Architectural and Design Features for lots less than or equal to 8.3 metres in width:
(a) To improve the architectural interest of the streetscape, each principal building shall be
individually defined through a combination of architectural features that may include, but
are not limited to, variations in architectural styles and rooflines, articulation of the façade,
building massing, provision of porches, verandas, and balconies, variation in building
materials, colours, and other façade enhancing treatments to the satisfaction of the
Development Authority;
(b) The side façade of a principal building on a corner lot facing a public roadway shall be
treated as a front façade;
(c) Principal buildings with similar or mirrored front elevations must be separated by a
minimum of two lots along the same side of the road;
(d) Attached Garage width cannot exceed 84% of the width of the front façade;
City of Fort Saskatchewan
Land Use Bylaw
C23-20
(e) Driveway width shall not exceed the width of the garage face; and
(f) For Semi-Detached Housing, if it includes a front attached Garage, the following shall
apply:
i. In cases where the access is provided from a fronting public roadway, the
Garage may protrude a maximum of 3.0m beyond the front exterior wall of the
main floor; and
ii. Habitable space above the attached garage must be a minimum of 75% of the
attached garage.
iii. Notwithstanding ii above, the Development Authority may consider varying the
75% if the reduction in area results in a variety of building elevations along the
block face.
6.13.7. Additional Development Regulations for R2:
(a)
All development and uses within this Land Use District are subject to the applicable
provisions of Part 5 - General Regulations for all Land Use Districts, Sections 6.1 to
6.11 of Part 6 - Residential Land Use Districts, Part 13 - Parking and Loading, and
Part 14 - Signs;
City of Fort Saskatchewan
Land Use Bylaw
C23-20
6.14. RE - RESIDENTIAL ESTATE LOT DISTRICT
6.14.1. RE Purpose
This District is generally intended to provide for single detached housing on lots under 0.8ha with
municipal water and sewer services, or on lots greater than 0.8ha without municipal water and
sewer services in neighbourhoods with more rural road and servicing standards.
6.14.2. RE Permitted and Discretionary Uses
(a)
Fundamental Use Provisions
The Fundamental Use Provisions as requisite qualifiers for Permitted and Discretionary
Uses listed within 6.14.2 (b) and (c) shall ensure:
i.
Only one Secondary Suite; Garage Suite; or Garden Suite is permitted per lot.
ii.
For Lots 1 through 23, Block C, Plan 752 1001 accessory developments may be
permitted in the front yard setback at the discretion of the Development Authority.
(b)
RE Permitted
(c) RE Discretionary
-
Home Office
-
Secondary Suite
-
Single Detached Housing
Accessory development to any use listed in
subsection 6.14.2(b)
-
Bed and Breakfast
-
Garage Suite
-
Garden Suite
-
Group Home (Limited)
-
Home Business
-
Show Home
-
Temporary Sales Centre
Accessory development to any use listed
in subsection 6.14.2(c)
6.14.3. RE Site Subdivision Regulations
Interior or Corner Site
(a) Site Area
0.15ha minimum
(b) Site Width
25.0m minimum
(c) Site Depth
60.0m minimum
City of Fort Saskatchewan
Land Use Bylaw
C23-20
6.14.4. RE Site Development Regulations
Interior or Corner Site
(a) Front Yard
Setback
Front Yard
10.0m minimum
Flanking Yard
6.5 minimum on a corner site
(b) Rear Yard
Setback
10.0m minimum
2.0m minimum for accessory developments
(c) Side Yard Setback 3.0m minimum for sites under 0.8ha
6.0m minimum for sites over 0.8ha
2.0m minimum for accessory developments
(d) Principal Building
Height
Principal building: Three storeys not to exceed 14.0m maximum
Accessory development: 7.3m maximum with a maximum wall
height of 3.7m for sites under 0.8ha
Accessory development: 8.0m maximum for sites over 0.8ha
(e) Site Coverage
35% maximum for all buildings and structures, except that the
combined building floor area for all detached garages and
Accessory buildings on a site shall not exceed: 232.3m2 in size on
lots 0.4ha in size or less; or 464.5m2 in size on lots greater than
0.4ha.
(f) Density
Maximum of one dwelling unit per site, plus one suite dwelling
where permitted
6.14.5. Additional Development Regulations for RE
(a) All development and uses within this Land Use District are subject to the applicable
provisions of Part 5 - General Regulations for all Land Use Districts, Sections 6.1 to
6.11 of Part 6 - Residential Land Use Districts, Part 13 - Parking and Loading, and
Part 14 - Signs;
(b) Notwithstanding the site subdivision regulations above, no further subdivision is
permitted for existing parcels with no municipal servicing and for which there is no
approved Statutory Plan supporting further subdivision of existing parcels. This
shall not apply to lot line adjustments or other applications which do not result in an
increase in the number of lots;
(c) Servicing requirements shall be determined by the Development Authority with
special consideration for the following:
i.
On-site water supply and sewage disposal shall not be permitted on sites
with less than 0.8 ha of area; and
City of Fort Saskatchewan
Land Use Bylaw
C23-20
ii.
For sites equal to or greater than 0.8ha, on-site water supply and sewage
disposal shall be provided to the standards required by the City of Fort
Saskatchewan and in accordance with all Provincial requirements.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
6.15. RC - COMPREHENSIVELY PLANNED RESIDENTIAL DISTRICT
6.15.1. RC Purpose
The purpose of this District is to accommodate a range and an appropriate distribution of dwelling
forms that provides for more efficient utilization of land in new neighbourhoods, while encouraging
diversity of built form within a low-density residential setting. A range of housing types consist of
low density housing including multi-attached housing under certain conditions.
6.15.2. RC Permitted and Discretionary Uses
(a) Fundamental Use Provisions
The Fundamental Use Provisions as requisite qualifiers for Permitted and Discretionary
Uses listed within 6.15.2 (b) and (c) shall ensure:
i. None
(b)
RC Permitted
(c) RC Discretionary
-
Duplex
-
Home Office
-
Multi-Attached Housing
-
Secondary Suite
-
Semi-Detached Housing
-
Single Detached Housing
Accessory development to any use listed in
subsection 6.15.2(b)
-
Bed and Breakfast
-
Group Home (Limited)
-
Home Business
-
Show Home
-
Temporary Sales Centre
Accessory development to any use listed
in subsection 6.15.2(c)
6.15.3. RC Site Subdivision Regulations for Single Detached Housing and Duplexes
Interior Site
Corner Site
(a) Site Width
9.1m minimum
10.6m minimum
(b) Site Depth
34.0m minimum
City of Fort Saskatchewan
Land Use Bylaw
C23-20
6.15.4. RC Site Subdivision Regulations for Semi-Detached Housing
6.15.5. RC Site Development Regulations for Single Detached, Duplex and Semi-Detached
Housing
Interior or Corner Site
(a) Front Yard
Setback
Front Yard
3.0m minimum with a lane
4.5m maximum with a lane
Where the use of semi-detached
housing has front vehicular access to
one unit and rear vehicular access via a
lane to the other unit, the front yard
setback for the unit with lane access
may be increased to a maximum of
7.0m
6.0m minimum without a lane
7.0m maximum without a lane
Flanking Yard
3.0m minimum on a corner site
4.5m maximum on a corner site
(b) Rear Yard
Setback
8.0m minimum
6.0m minimum where a garage or carport is attached to the
principal building and is accessed from a lane at the rear of the
property
(c) Side Yard Setback 1.2m minimum for Single Detached Housing & Duplex
1.5m minimum for Semi-Detached Housing
(d) Principal Building
Height
Three storeys not to exceed 11.0m maximum. A maximum
differential of one storey shall be allowed between adjacent sites.
(e) Site Coverage
45% maximum for principal building
52% maximum for all buildings and structures
Interior Site
Corner Site
(a) Site Width
7.3m minimum
9.1m minimum
(b) Site Depth
34.0m minimum
City of Fort Saskatchewan
Land Use Bylaw
C23-20
6.15.6. RC Site Subdivision Regulations for Multi-Attached Housing
6.15.7. RC Site Development Regulations for Multi-Attached Housing
Interior or Corner Site
(a) Front Yard
Setback
Front Yard
3.0m minimum with a lane
4.5m maximum with a lane
Where the use of semi-detached
housing has front vehicular access to
one unit and rear vehicular access via a
lane to the other unit, the front yard
setback for the unit with lane access
may be increased to a maximum of
7.0m
6.0m minimum without a lane
7.0m maximum without a lane
Flanking Yard
3.0m minimum on a corner site
4.5m maximum on a corner site
(b) Rear Yard
Setback
8.0m minimum
6.0m minimum where a garage or carport is attached
to the principal building and is accessed from a lane at the rear of
the property
(c) Side Yard Setback 1.5m minimum
(d) Principal Building
Height
Three storeys not to exceed 11.0m maximum. A maximum
differential of one storey shall be allowed between adjacent sites.
(e) Site Coverage
45% maximum for principal building
52% maximum for all buildings and structures
(f) Density
Maximum of one dwelling unit per site
Interior Site
Corner Site
(a) Site Width
6.1m minimum for an internal
unit
7.3m minimum for an end unit
8.5m minimum
(b) Site Depth
34.0m minimum
City of Fort Saskatchewan
Land Use Bylaw
C23-20
6.15.8. Additional Development Regulations for RC
(a) All development and uses within this Land Use District are subject to the applicable
provisions of Part 5 - General Regulations for all Land Use Districts, Sections 6.1 to
6.11 of Part 6 - Residential Land Use Districts, Part 13 - Parking and Loading, and
Part 14 - Signs.
6.15.9. Additional Subdivision and Development Regulations for Multi-Attached Housing
(a) Groupings of Multi-Attached Developments shall be integrated with lower density
dwelling forms to maintain a low-density residential character;
(b) Multi-Attached Housing shall not exceed four (4) units per building; and
(c) There shall be no more than three (3) Multi-Attached Buildings in succession. For
the purposes of this subsection, buildings of Multi-Attached Housing shall be
considered to be in succession if side property lines are separated by a lane.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
6.16. RML - LOW DENSITY MULTIPLE RESIDENTIAL DISTRICT
6.16.1. RML Purpose
This District is intended to provide for the development of mixed residential forms as part of site-
specific condominium developments.
6.16.2. RML Permitted and Discretionary Uses
(a) Fundamental Use Provisions
The Fundamental Use Provisions as requisite qualifiers for Permitted and Discretionary
Uses listed within 6.16.2 (b) and (c) shall ensure:
i.
Home Business and Group Home (Limited) Uses shall not occur within an
Apartment.
(b)
RML Permitted
(c) RML Discretionary
-
Duplex
-
Home Office
-
Multi-Attached Housing
-
Semi-Detached Housing
-
Sign, Billboard (Limited)
-
Sign, Freestanding (Limited)
-
Sign, Realtor Consolidated
Accessory development to any use listed in
subsection 6.16.2(b)
-
Apartment
-
Assisted Living Facility
-
Group Home (Limited)
-
Home Business
-
Show Home
-
Temporary Sales Centre
Accessory development to any use listed
in subsection 6.16.2(c)
6.16.3. RML Site Subdivision Regulations for Semi-Detached Housing
Interior Site
Corner Site
(a) Site Width
7.5m minimum per side of semi-
detached dwelling
9.3m minimum per side of semi-
detached dwelling
(b) Site Depth
34.0m minimum
City of Fort Saskatchewan
Land Use Bylaw
C23-20
6.16.4. RML Site Development Regulations for Semi-Detached Housing
Interior or Corner Site
(a) Front Yard
Setback
Front Yard
6.0m minimum
Flanking Yard
3.0m minimum on a corner site
(b) Rear Yard
Setback
8.0m minimum
6.0m minimum where a garage or Carport is attached to the
principal building and is accessed from a lane at the rear of the
property
(c) Side Yard Setback 1.2m minimum
(d) Principal Building
Height
Two and one half (2 ½) storeys not to exceed 10.0m maximum
(e) Site Coverage
45% maximum for principal building over one storey, excluding
decks
50% maximum for principal building of one storey, excluding
decks
52% maximum for all buildings and structures where principal
building is over one storey
57% maximum for all buildings and structures where principal
building is one storey
6.16.5. RML Site Subdivision Regulations for Multi-Attached Housing
Interior Site
Corner Site
(a)
Site Width
6.1m per unit
10.6m per unit
(b)
Site Depth
34.0m minimum
City of Fort Saskatchewan
Land Use Bylaw
C23-20
6.16.6. RML Site Subdivision Regulations for Apartments
6.16.7. RML Site Development Regulations for Multi-Attached Housing and Apartments
Interior Site
Corner Site
(a) Front Yard
Setback
6.0m minimum
Front
7.0m minimum
Flanking
4.5m minimum
(b) Rear Yard
Setback
8.0m minimum
(c) Side Yard Setback 2.0m minimum
(d) Principal Building
Height
Three storeys not to exceed 11.0m) maximum. A maximum
differential of one storey shall be allowed between adjacent sites.
(e) Site Coverage
35% minimum
50% maximum
6.16.8. Additional Development Regulations for RML:
(a) All development and uses within this Land Use District are subject to the applicable
provisions of Part 5 - General Regulations for all Land Use Districts, Sections 6.1 to
6.11 of Part 6 - Residential Land Use Districts, Part 13 - Parking and Loading, and Part
14 - Signs.
Interior Site
Corner Site
(a)
Site Width
21.0m minimum
27.0m minimum
(b)
Site Depth
34.0m minimum
City of Fort Saskatchewan
Land Use Bylaw
C23-20
6.17. RMM - MEDIUM DENSITY MULTIPLE RESIDENTIAL DISTRICT
6.17.1. RMM Purpose
This District is intended to provide for the development of complete neighbourhoods by permitting
a diversity of housing options with a limited range of complementary and supporting
neighbourhood level commercial and service uses. This District accommodates semi-detached
and multi-unit developments including apartments up to four storeys in height, and development is
intended to achieve a density target of between 36 and 70 dwelling units per net developable
hectare.
6.17.2. RMM Permitted and Discretionary Uses
(a) Fundamental Use Provisions
The Fundamental Use Provisions as requisite qualifiers for Permitted and Discretionary
Uses listed within 6.17.2 (b) and (c) shall ensure:
i.
Home Business Uses shall not occur within a Dwelling located within an
Apartment building.
ii.
Personal Service, Retail Store (Convenience), and Professional, Financial and
Office Service shall not exceed 1,000m² in gross floor area or 10% of the gross
floor area of the Apartment building in which they are located, whichever is less.
These uses are not permitted as a freestanding use in a stand-alone building and
shall only be located at the ground floor of an Apartment building.
iii.
Child Care Facility shall only be considered on the Site located west of 94th
Street, north of Lot 49PUL, and south of the public Park as shown in Appendix I.
(b)
RMM Permitted
(c) RMM Discretionary
-
Apartment
-
Child Care Facility
-
Home Office
-
Multi-Attached Housing
-
Sign, Billboard (Limited)
-
Sign, Freestanding (Limited)
-
Sign, Realtor Consolidated
Accessory development to any use listed in
subsection 6.17.2(b)
-
Assisted Living Facility
-
Duplex
-
Home Business
-
Semi-Detached housing
-
Personal Service
-
Professional, Financial and Office
Service
-
Retail Store (Convenience)
-
Show Home
-
Temporary Sales Centre
Accessory development to any use listed
in subsection 6.17.2(c)
City of Fort Saskatchewan
Land Use Bylaw
C23-20
6.17.3. RMM Site Subdivision Regulations for Semi-Detached Housing
6.17.4. RMM Site Subdivision Regulations for Multi-Attached Housing
6.17.5. RMM Site Development Regulations for Semi-Detached and Multi-Attached Housing
Interior or Corner Site
(a) Front Yard
Setback
Front Yard
3.0m minimum with a lane
4.5m maximum with a lane
6.0m minimum without a lane
7.0m maximum without a lane
Flanking Yard
3.0m minimum on a corner site
4.5m maximum on a corner site
(b) Rear Yard
Setback
8.0m minimum
6.0m minimum where a garage or Carport is attached to the
principal building and is accessed from a lane at the rear of the
property
(c) Side Yard Setback 1.2m minimum
Interior Site
Corner Site
(a)
Site Width
7.3m minimum per side of semi-
detached dwelling
9.1m minimum per side of semi-
detached dwelling
(b)
Site Depth
34.0m minimum
Interior Unit
External Unit
(a)
Site Width
6.1m minimum
7.6m minimum for an end unit
10.6m minimum
(b)
Site Depth
34.0m minimum
City of Fort Saskatchewan
Land Use Bylaw
C23-20
(d) Principal Building
Height
Three storeys not to exceed 11.0m maximum. A maximum
differential of one storey shall be allowed between adjacent sites.
(e) Site Coverage
45% maximum for principal building over one storey, excluding
decks
50% maximum for principal building of one storey, excluding
decks
52% maximum for all buildings and structures where principal
building is over one storey
57% maximum for all buildings and structures where principal
building is one storey
(f) Density
Minimum of 37 dwelling units per net developable hectare to a
maximum of 70 dwelling units per net developable hectare
6.17.6. RMM Site Subdivision Regulations for Apartment.
6.17.7. RMM Site Development Regulations for Apartment
Interior Site
Corner Site
(a) Front Yard
Setback
7.0m minimum
Front
7.0m minimum
Flanking
6.0m minimum
(b) Rear Yard
Setback
7.0m minimum
(c) Side Yard Setback 6.0m minimum
(d) Principal Building
Height
Four storeys not to exceed 18.2m maximum. Buildings over three
storeys shall provide appropriate transitions in height, scale and
massing to adjacent sites.
(e) Site Coverage
35% minimum
50% maximum
(f) Density
Minimum of 37 dwelling units per net developable hectare to a
maximum of 70 dwelling units per net developable hectare
Interior Site
Corner Site
(a)
Site Width
21.0m minimum
27.0m minimum
(b)
Site Depth
34.0m minimum
City of Fort Saskatchewan
Land Use Bylaw
C23-20
6.17.8. RMM Site Subdivision Regulations for Child Care Facility
6.17.9. RMM Site Development Regulations for Child Care Facility
6.17.10.
Additional Development Regulations for RMM
(a) All development and uses within this Land Use District are subject to the applicable
provisions of Part 5 - General Regulations for all Land Use Districts, Sections 6.1 to
6.11 of Part 6 - Residential Land Use Districts, Part 13 - Parking and Loading, and
Part 14 - Signs;
(b) Where the boundary of the development site is over 800m from the boundary of the
nearest C2 - Commercial Retail and Service District site, the development shall
include a site designated for C1 - Neighbourhood Retail and Service District
development;
(c) The Development Authority shall not approve buildings having blank and/or
uninterrupted walls facing areas that are intended for public and/or pedestrian
activity;
(d) Notwithstanding the site development regulations above, front yard setbacks for
multi-attached housing may be reduced to 0.0m to address internal streets, at the
discretion of the Development Authority;
(e) Child Care Facility sites must abut a public roadway;
Interior and Corner Site
(a)
Site Area
450m2 minimum
(b)
Site Width
15.0m minimum
(c)
Site Depth
34.0m minimum
Interior and Corner Site
(a)
Front Yard
Setback
4.5m minimum
6.0m maximum
(b)
Rear Yard
Setback
4.5m minimum
(c)
Side Yard
Setback
1.2m minimum
3.0m minimum when abutting residential
(d)
Principal
Building
Height
Three (3) storeys not to exceed 11.0m maximum
City of Fort Saskatchewan
Land Use Bylaw
C23-20
(f) Waste collection areas shall be screened from view from adjacent public roadways,
residential uses, and Child Care Facility to the satisfaction of the Development
Authority; and
(g) The location of proposed outdoor play spaces for a Child Care Facility shall be
reviewed so that impacts from traffic, surface parking, waste collection areas, and
proximity to mechanical equipment and exhaust systems must be mitigated to the
satisfaction of the Development Authority.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
Appendix I: Child Care Facility Permitted
City of Fort Saskatchewan
Land Use Bylaw
C23-20
6.18. RMH - HIGH DENSITY MULTIPLE RESIDENTIAL DISTRICT
6.18.1. RMH Purpose
This District is intended to provide for higher density housing forms with close access to a range
of complementary and supporting neighbourhood level commercial and service uses. This
District accommodates multi-unit developments including apartments between 5 and 12 storeys
and development is intended to achieve a density target of over 70 dwelling units per net
developable hectare.
6.18.2. RMH Permitted and Discretionary Uses
(a) Fundamental Use Provisions
The Fundamental Use Provisions as requisite qualifiers for Permitted and Discretionary
Uses listed within 6.18.2 (b) and (c) shall ensure:
i.
Home Business Uses shall not occur within an Apartment.
ii.
Personal Service, Retail Store (Convenience), and Professional, Financial and
Office Service shall not exceed 1,000m² in gross floor area or 10% of the gross
floor area of the Apartment building in which they are located, whichever is less.
These uses are not permitted as a freestanding use in a stand-alone building and
shall only be located at the ground floor of an Apartment building.
(b)
RMH Permitted
(c) RMH Discretionary
-
Apartment
-
Home Office
-
Multi-Attached Housing
-
Sign, Billboard (Limited)
-
Sign, Freestanding (Limited)
-
Sign, Realtor Consolidated
Accessory development to any use listed in
subsection 6.18.2(b)
-
Assisted Living Facility
-
Child Care Facility
-
Home Business
-
Personal Service
-
Professional, Financial and Office
Service
-
Retail Store (Convenience)
-
Show Home
-
Temporary Sales Centre
Accessory development to any use listed
in subsection 6.18.2(c)
City of Fort Saskatchewan
Land Use Bylaw
C23-20
6.18.3. RMH Site Subdivision Regulations for Multi-Attached Housing
6.18.4. RMH Site Development Regulations for Multi-Attached Housing
Interior or Corner Site
(a) Front Yard
Setback
Front Yard
3.0m minimum with a lane
4.5m maximum with a lane
6.0m minimum without a lane
7.0m maximum without a lane
Flanking Yard
3.0m minimum on a corner site
4.5m maximum on a corner site
(b) Rear Yard
Setback
8.0m minimum
(c) Side Yard Setback 1.2m minimum
(d) Principal Building
Height
Three storey not to exceed 11.0m maximum. A maximum
differential of one storey shall be allowed between adjacent sites.
(e) Site Coverage
60% maximum for all buildings and structures
(f) Density
A minimum of 70 dwelling units per net developable hectare
Interior Unit
External Unit
(a)
Site Width
6.1m minimum
10.6m minimum
(b)
Site Depth
34.0m minimum
City of Fort Saskatchewan
Land Use Bylaw
C23-20
6.18.5. RMH Site Subdivision Regulations for Apartments
6.18.6. RMH Site Development Regulations for Apartment
Interior Site
Corner Site
(a) Front Yard
Setback
7.0m minimum
Front
7.0m minimum
Flanking
6.0m minimum
(b) Rear Yard
Setback
7.0m minimum
(c) Side Yard Setback 6.0m minimum
(d) Principal Building
Height
12 storeys not to exceed 40.0m maximum. Buildings over three
storeys shall provide appropriate transitions in height, scale and
massing to adjacent sites.
(e) Site Coverage
60% maximum for all buildings and structures
(f) Density
A minimum of 70 dwelling units per net development hectare
6.18.7. Additional Development Regulations for RMH
(a) All development and uses within this Land Use District are subject to the applicable
provisions of Part 5 - General Regulations for all Land Use Districts, Sections 6.1 to
6.11 of Part 6 - Residential Land Use Districts, Part 13 - Parking and Loading, and
Part 14 - Signs;
(b) Where the boundary of the development site is over 800m from the boundary of the
nearest C2 - Commercial Retail and Service District site, the development shall
include a site designated for C1 - Neighbourhood Retail and Service District
development;
(c) design techniques including, but not limited to, the use of sloped roofs, variations in
building setbacks and articulation of building façades, shall be employed in order to
minimize the perception of massing of the building when viewed from adjacent
residential areas and roadways;
Interior or Corner Site
(a)
Site Area
1,360m2 minimum
(b)
Site Width
40.0m minimum
(c)
Site Depth
34.0m minimum
City of Fort Saskatchewan
Land Use Bylaw
C23-20
(d) building finishes shall be compatible with the exterior finishing materials and
colours typical of adjacent development;
(e) the Development Authority may require information regarding the location of
windows and amenity areas on adjacent properties to ensure the windows or
amenity areas of the proposed development are placed to minimize overlook into
adjacent properties;
(f)
Perceived massing on sites larger than 1.0ha shall be minimized through the
following design elements:
(i)
building setback variations, building orientation, window placement,
awnings, articulation around entranceways, roof treatment, and the
choice of exterior materials and colors;
(ii)
landscaping situated so as to mitigate the perceived mass of the street
façade;
(g) Notwithstanding the site development regulations above, front yard setbacks for
multi-attached housing may be reduced to 0.0m to address internal streets, at the
discretion of the Development Authority.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
6.19. RHR - HIGH RISE RESIDENTIAL DISTRICT
6.19.1. Purpose
This District is intended to provide for apartment buildings between 12 and 20 storeys and urban
design direction to effectively integrate high rise developments with the surrounding planned or
existing built form. Preferred sites will be located within close proximity (400m) to commercial
amenities and transit nodes. This district is not intended for lands included within the Downtown
Area Redevelopment Plan.
6.19.2. RHR Permitted and Discretionary Uses
(a) Fundamental Use Provisions
The Fundamental Use Provisions as requisite qualifiers for Permitted and Discretionary
Uses listed within 6.19.2 (b) and (c) shall ensure:
i.
None.
(b)
RHR Permitted
(c) RHR Discretionary
-
Apartment
-
Home Office
-
Sign, Billboard (Limited)
-
Sign, Freestanding (Limited)
-
Sign, Realtor Consolidated
Accessory development to any use listed in
subsection 6.19.2(b)
-
Assisted Living Facility
-
Child Care Facility
-
Health Service
-
Personal Service
-
Professional, Financial and Office
Service
-
Retail Store (Convenience)
-
Retail Store (General
-
Show Home
-
Temporary Sales Centre
Accessory development to any use listed
in subsection 6.19.2(c)
6.19.3. Site Subdivision Regulations
Interior or Corner Site
(a)
Site Area
1,360m2 minimum
City of Fort Saskatchewan
Land Use Bylaw
C23-20
6.19.4. Site Development Regulations
Interior or Corner Site
(a) Setbacks
7.0m minimum
(b) Unit Density
Maximum of 370 dwelling units per net developable hectare
(c) Height
Minimum of 12 storeys or 40.0m
Maximum 20 storeys or 67.0m
(d) Common Amenity
Area
Minimum of 4.5m2 per dwelling unit.
(e) Private Amenity
Area
Minimum of 3.0m² per dwelling unit to be provided by balconies.
Balconies may project a maximum of 1.0m into the minimum
setback.
6.19.5. Urban Form, Building Massing and Architectural Character
(a) The maximum building height shall be limited by the application of a 45° Angular
Plane where the RHR District abuts a District that allows low density residential. The
45° Angular Plane, as shown in Figure 6.19a, shall be taken from a height of 10.5m
above the nearest property line of the parcel that allows low density residential and
subsequent storeys must fit within this angular plane.
Figure 6.19a: 45 Degree Angular Plane for Determining Height Maximums
(b) Buildings shall provide three distinct vertical zones as per the Figure 6.19b, and
meet the following step back requirements:
i. The base zone shall be a minimum of two storeys and a maximum four
storeys and shall be integrated with townhouses, apartments or commercial
retail units;
ii. The middle zone shall provide a minimum step-back of 3.0m. To avoid
adverse massing effects, the middle zone shall be no wider than 25.0m on
any side;
City of Fort Saskatchewan
Land Use Bylaw
C23-20
iii. The top zone shall include the top three stories. The top zone shall provide
either an additional stepback or a change in material/colour or special
architectural treatment to the satisfaction of the Development Authority.
Figure 6.19b: Vertical Zones
(c) A minimum separation distance of 25.0m shall be provided between towers. The
25.0m separation distance shall be measured from the middle zone of each tower
located on the property and on any adjacent or abutting properties.
(d) Architectural treatment of all sides of the building shall create visual interest
through the use of architectural features, materials, windows and articulation.
(e) Buildings shall be finished with glass curtain wall, cement based envelope
materials, such as brick veneer, stone veneer, or other manufactured stone veneer,
and/or pre-finished metal, and/or painted metal, wood, brick or stone.
(f)
Exterior lighting shall be designed and finished in a manner consistent with the
design and finishing of the development, be provided to ensure a well-lit
environment and to highlight the development, to the satisfaction of the
Development Authority.
(g) All mechanical equipment shall be visually and acoustically screened from both the
public realm and/or adjacent developments or be concealed by incorporating it
within the roof envelope or by screening it in a way that is consistent with the
character and finishing of the development.
6.19.6. Building Articulation
(a) The building shall incorporate articulated façades, rooflines, and architectural
treatments that establish the building as a distinctive landmark for the surrounding
areas.
i.
The base zone shall incorporate continuous weather protection in the
form of a 1.8m wide canopy or any other architectural element wherever
commercial frontages exist to create a comfortable environment for
pedestrians, as per Figure 6.19c.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
Figure 6.19c: Canopies and Weather Protection
(b) The middle and top zone shall be designed to reduce both on and off the site
impacts to maintain view corridors, maximize solar penetration, and reduce
adverse microclimatic effects related to wind, precipitation and shadowing. Prior to
the acceptance of a development permit application, the following studies shall be
provided to support this objective:
i. A Wind Impact Study prepared by a qualified professional. The Study shall
be based on a computer model simulation analysis; and
ii. A Sun Shadow Impact Study prepared by a qualified professional.
6.19.7. Entrances and Street Character
(a) All ground level residential units with street frontage shall have individual entrances
that front onto the street, adjacent sidewalk, or private outdoor amenity space.
Entry transitions, such as steps, fences, gates or hedges, shall be provided to
create an appropriate relationship with, and definition of, the public realm and the
private space of dwelling units.
(b) The building shall clearly differentiate residential entrances from commercial
entrances through distinct architectural treatment, whereas:
i. Entrances for commercial and office uses shall be located at intervals of
6.0m to 10.0m along building façades fronting public roadway, as per Figure
6.19d; and
ii. To ensure the pedestrian amenity areas are maintained, entrances that are
adjacent to the public realm shall be recessed at least 1.0m from the face of
the building.
(c) Individual retail store frontages at ground floor shall not exceed 8.0m in width, as
per Figure 6.19d.
(d) To avoid monotony in architecture, all buildings shall be required to provide a
vertical articulation in the streetwall fronting public roads using a variety of colours,
materials, projections as well as recessions in the building façade, as per Figure
6.19d;
City of Fort Saskatchewan
Land Use Bylaw
C23-20
Figure 6.19d: Vertical Articulation Specifications
(e) Common Amenity Areas shall accommodate design features or street related
activities, such as architectural elements, landscaping, public art or sidewalk cafes.
6.19.8. Development Regulations for Commercial Uses
(a) Commercial uses, if developed, shall be limited to the first two storeys of the high
rise development.
(b) Non-residential listed uses shall:
i. Not be permitted as a freestanding use in a stand-alone building; and
ii. Shall have separate access at grade from residential uses.
(c) The ground floor of each commercial development shall be required to provide a
minimum of 60% transparency measured along the front facade. Tempered or
tinted glass that prohibits visibility shall be considered as opaque surface, as per
Figure 6.19e.
Figure 6.19e: Transparency in Ground Level Commercial Developments
6.19.9. Parking, Circulation, Accesses, Loading and Waste Collection
(a) Notwithstanding Part 13, if a development is located within 200m of a public transit
stop the Development Authority may reduce the required parking by 5%.
(b) Notwithstanding Part 13, if a development has a car share program the
Development Authority may reduce the required parking by 5%, or 4 parking
spaces for each car share vehicle in the residential tower, whichever is greater.
(c) Notwithstanding Part 13, bicycle parking for residents shall be located inside the
City of Fort Saskatchewan
Land Use Bylaw
C23-20
building in a common area. Bicycle parking for visitors or commercial patrons shall
be located adjacent to building entrances.
(d) Resident parking shall be provided in an above or an underground parkade. Visitor
parking may be provided at grade, and shall be located at the rear of buildings and
not within a required setback. If an aboveground parkade is located fronting a
public roadway, then the following design considerations shall be utilized:
i. The ground floor shall include retail uses with multiple entrances;
ii. Entrance to the parking facility shall be designed with architectural features
to maintain the integrity of retail frontage; and
iii. The façade of the upper storeys of the parking facility shall be designed to
reflect residential or commercial building character.
(e) Vehicular access shall be from the flanking roadway or abutting lane. In the event
there is no flanking roadway or abutting lane, the vehicular access shall be
designed in a manner that has minimal impact on abutting public roadways.
(f)
Driveway ramps shall be at grade at the property line and must not exceed a slope
of 6% for a distance of 4.5m inside the property line.
(g) Loading, storage and garbage and recycling collection areas shall be located to the
rear or sides of the principal building. These areas shall:
i. Have a minimum setback of 7.0m from a public roadway and residential
dwellings; and
ii. Be incorporated into the overall design theme of the building and screened
from public roadways using landscaping or architectural features.
6.19.10. Technical Studies and Assessments
(a) In addition to Section 3.4.2 of this Bylaw, the Development Authority shall also
request that the applicant complete and submit any or all of the following:
i. Geotechnical Assessment;
ii. Servicing Analysis; and
iii. Traffic Impact Assessment.
6.19.11. Off-site Improvements
(a) The Development Authority may condition the permit requiring that the applicant
enter into an agreement with the City to do the following improvements necessary
to serve the development and address off-site requirements.
i. Relocation of all underground and above ground utilities and maintaining
required clearances as specified by the utility companies;
ii. The construction of on-street fire hydrants;
iii. Removal of all existing accesses as necessary to the site, with the
restoration of the right-of-way;
City of Fort Saskatchewan
Land Use Bylaw
C23-20
iv. Provide sidewalk connections from the site to adjacent developments to
create a continuous pedestrian environment;
v. The improvements to adjacent intersections to facilitate traffic movements
into the area, if deemed required by a Traffic Impact Assessment; and
vi. Upgrading of adjacent right-of-ways directly abutting the site to appropriate
standards; or
vii. Any improvements determined to be necessary as identified in Section
3.10.2.
6.19.12. Additional Development Regulations for RHR
(a) All development and uses within this Land Use District are subject to the applicable
provisions of Part 5 - General Regulations for all Land Use Districts, Sections 6.1 to
6.11 of Part 6 - Residential Land Use Districts, Part 13 - Parking and Loading, and
Part 14 - Signs.
(b) In addition to Section 5.6 and Section 6.8 of this Bylaw, landscaping and site
design shall:
i. Provide a minimum of one deciduous tree every 10.0m along the street
frontage;
ii. Provide two minimum 3.0m wide walkways through the site (from the front
property line to the building and from the visitor parking area to the building)
to the satisfaction of the Development Authority.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
6.20. FRSO - FOREST RIDGE STREET-ORIENTED RESIDENTIAL DISTRICT
6.20.1 FRSO Purpose
This District is intended to allow for the development of street-oriented attached housing in Forest
Ridge that allow a greater building height and the opportunity for development on individual
compact lots where access is from a Lane.
6.20.2 FRSO Areas of Application Permitted and Discretionary Uses
The designation, location, and boundaries of each Land Use District created through this Section
may be applied within the Flexible Mixed Low and Medium Density Area identified in the
Westpark Area Structure Plan.
6.20.3 FRSO Permitted and Discretionary Uses
(a) Fundamental Use Provisions
The Fundamental Use Provisions as requisite qualifiers for Permitted and Discretionary
Uses listed within 6.20.3 (b) and (c) shall ensure:
i.
A maximum of four (4) dwelling units may be attached, for Multi-Attached
Housing.
ii.
Individual dwelling units shall be no less than 3.6m in width.
(b) FRSO Permitted
(c) FRSO Discretionary
-
Home Office
-
Multi-Attached Housing
-
Semi-Detached Housing
Accessory development to any use listed in
subsection 6.20.3(b)
-
Bed and Breakfast
-
Group Home (Limited)
-
Home Business
-
Show Home
-
Temporary Sales Centre
Accessory development to any use listed
in subsection 6.20.3(c)
6.20.4 FRSO Site Subdivision Regulations
Interior Site
Corner Site
(a) Site Width
3.6m minimum
5.6m minimum
(b) Site Depth
26.0m minimum
City of Fort Saskatchewan
Land Use Bylaw
C23-20
6.20.5 FRSO Site Development Regulations
Interior or Corner Site
(a) Front Yard
Setback
Front Yard
4.0m minimum
Flanking Yard
2.0 minimum on a corner site
(b) Rear Yard
Setback
Principal Building
6.5m minimum
Accessory Building
1.0m minimum
(c) Side Yard Setback
Principal Building
1.2m minimum
Accessory Building
0.6m minimum
(d) Building Height
Three (3) storeys not to exceed 13.0m maximum
(e) Site Coverage
The maximum total Site Coverage shall be 60%, excluding decks.
6.20.6 Additional Development Regulations for FRSO
(a)
All development and uses within this Land Use District are subject to the applicable
provisions of Part 5 - General Regulations for all Land Use Districts, Sections 6.1 to
6.11 of Part 6 - Residential Land Use Districts, Part 13 - Parking and Loading, and
Part 14 - Signs;
(b)
Notwithstanding Section 6.20.6.(a) and Part 13 - Parking and Loading, two-storey
Multi-Attached Housing and Semi-Detached Housing shall only be required to provide
one (1) on-site parking stall per unit;
(c)
Vehicular access to Sites shall only be from a Lane;
(d)
On Corner Sites, the Facades of a principal building abutting the Front Lot Line and
the Flanking Front Lot Line shall use consistent building materials and architectural
features and shall include features such as windows, doors and porches;
(e)
Notwithstanding Part 6, no fence is permitted between driveways, parking pads, or
detached garages.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
Figure 6.20: Applicable Area FRSO Forest Ridge Street-Oriented Residential District
City of Fort Saskatchewan
Land Use Bylaw
C23-20
6.21. SLDR - SOUTHPOINTE LOW DENSITY RESIDENTIAL DISTRICT
6.21.1 Purpose
The purpose of this District is to accommodate the opportunity for a mix of Single Detached,
reduced setback (0.0m side yard) Single Detached, Semi-Detached and Multi-Attached Housing
within a low-density residential setting that provides a maximum overall density of 35 dwellings
per net residential hectare. This district will support diversity of built form and efficient utilization of
land in the subject portion of Southpointe.
6.21.2 Permitted and Discretionary Uses
(a) Fundamental Use Provisions
The Fundamental Use Provisions as requisite qualifiers for Permitted and Discretionary
Uses listed within 6.21.2 (b) and (c) shall ensure:
i.
None.
(b) Permitted
(c) Discretionary
-
Duplex
-
Home Office
-
Multi-Attached Housing
-
Secondary Suite
-
Semi-Detached Housing
-
Single Detached Housing
Accessory development to any use listed in
subsection 6.21.2(b)
-
Bed and Breakfast
-
Group Home (Limited)
-
Home Business
-
Show Home
-
Temporary Sales Centre
Accessory development to any use listed
in subsection 6.21.2(c)
6.21.3 Site Subdivision Regulations for Single Detached Housing and Duplexes
Interior Site
Corner Site
(a)
Site Width
9.1m minimum
8.2m minimum where access is
from a lane at the rear of the
property and abutting a single
detached site where one side
yard is reduced to 0.0m
6.9m minimum where access is
from a lane at the rear of the
property and one side yard is
reduced to 0.0m
10.6m minimum
8.4m minimum where access is
from a lane at the rear of the
property
City of Fort Saskatchewan
Land Use Bylaw
C23-20
6.21.4 Site Subdivision Regulations for Semi-Detached Housing
6.21.5 Site Development Regulations for Single Detached Housing, Duplex and Semi-Detached
Housing
Interior or Corner Site
(a) Front Yard
Setback
Front Yard
3.0m minimum where access is from a
lane at the rear of the property
6.0m minimum where access is not from
a lane at the rear of the property
Flanking Yard
3.0m minimum on a corner site
(b) Rear Yard
Setback
8.0m minimum
6.0m minimum where a garage or carport is attached to the
principal building and is accessed from a lane at the rear of the
property
(c) Side Yard Setback
1.2m minimum for Single Detached Housing & Duplex
1.5m minimum for Semi-Detached Housing
On Single Detached Housing lots with access from a lane at the rear
of the property, one side yard setback may be reduced to 0.0m for
(b)
Site Depth
34.0m minimum
Interior Site
Corner Site
(a) Site Width
7.3m minimum
6.9m minimum where access is
from a lane at the rear of the
property
9.1m minimum
8.4 minimum where access is
from a lane at the rear of the
property
(b) Site Depth
34.0m minimum
City of Fort Saskatchewan
Land Use Bylaw
C23-20
principal buildings and detached garages where a 1.5m wide private
maintenance easement within a side yard has been registered on the
title of the property abutting the reduced setback that:
a. Authorizes the eaves of the principal building and
accessory buildings to encroach 0.3m into the
easement;
b. Authorizes the footings for the buildings to encroach 0.6m
into the easement;
c. Authorizes access to the easement area for maintenance of
the property to which the title is registered and the adjacent
property where the building setback(s) have been reduced to
0.0m;
d. Prohibits locating air conditioners, accessory uses and
buildings, general storage, or landscaping other than ground
covering within the easement;
e. No roof leader drainage shall be directed to the
maintenance easement; and
f. All roof leaders from accessory developments are to be
directed to drain to an adjacent lane.
Accessory buildings excluding detached garages must meet the
requirements of Section 6.2.5.
(d) Principal Building
Height
Three storeys not to exceed 11.0m maximum. A maximum
differential of one storey shall be allowed between adjacent sites.
(e) Site Coverage
45% maximum for principal building
53% maximum for all buildings and structures
6.21.6 Site Subdivision Regulations for Multi-Attached Housing with Lane
Interior Site
Corner Site
(a) Site Width
4.2m minimum for an internal unit
5.7m minimum for an end unit
7.2m minimum
(b) Site Depth
34.0m minimum
City of Fort Saskatchewan
Land Use Bylaw
C23-20
6.21.7
Site Development Regulations for Multi-Attached Housing
Interior or Corner Site
(a) Front Yard
Setback
Front Yard
3.0m minimum
Flanking Yard
3.0m minimum on a corner site
(b) Rear Yard
Setback
8.0m minimum
6.0m minimum where a garage or carport is attached
to the principal building and is accessed from a lane at the rear of
the property
(c) Side Yard Setback
1.5m minimum
(d) Principal Building
Height
Three storeys not to exceed 11.0m maximum. A maximum
differential of one storey shall be allowed between adjacent sites.
(e) Site Coverage
45% maximum for principal building
53% maximum for all buildings and structures
(f) Density
Maximum of one dwelling unit per site
6.21.8
Architectural and Design Features
(a) To improve the architectural interest of the streetscape, each principal building shall
be individually defined through a combination of architectural features that may
include, but are not limited to, variations in architectural styles and rooflines,
articulation of the façade, building massing, provision of porches, verandas, and
balconies, variation in building materials, colours, and other façade enhancing
treatments to the satisfaction of the Development Authority;
(b) The front façade of the building shall incorporate architectural treatments
complementary to the architectural style including features such as open gables,
dormer windows, windows with bold trims, shutters or canopies, or accent colours
and materials to the satisfaction of the Development Authority;
(c) To ensure design variability, a principal building with similar or mirrored front
elevations must be separated by a minimum of two lots along the same side of the
road, unless the finishing materials, architectural styles and treatments are
substantially different in the opinion of the Development Authority;
(d) The side façade of a principal building on a corner lot facing a public roadway,
excluding lanes, shall be treated as a front façade; and
(e) An accessory building shall follow the same exterior finishes as that of a principal
building on the same site and shall be complementary to the principal building in the
opinion of the Development Authority.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
6.21.9 Additional Development Regulations
(a) All development and uses within this Land Use District are subject to the applicable
provisions of Part 5 - General Regulations for all Land Use Districts, Sections 6.1 to
6.11 of Part 6 - Residential Land Use Districts, Part 13 - Parking and Loading, and
Part 14 - Signs.
(b) The subdivision plan for this area shall be in accordance with Appendix I - Site Plans to
the satisfaction of the Subdivision Authority.
(c) Notwithstanding Section 6.1.3, vehicular access may be provided from the front
street for a maximum of 50% of the principal dwellings per Semi-Detached Site.
(d) Notwithstanding Section 6.2.5 (a), detached garages may be located no closer than 0.6m
from the side property line, unless:
i. located on a corner site, in which case in conformity with the front
flanking yard setback for a dwelling; or
ii. they share a common party wall with a detached garage on an adjacent lot.
In the case of a townhouse development, a detached garage associated
with an end unit may share a common party wall only on one side.
Furthermore, the construction of a shared party wall for a detached garage
is permissible only when the principal building on the townhouse lot also
shares a common party wall along that same property line.
(e) Notwithstanding 6.21.9 (d) i., no closer than 1.0m from the flanking property line
provided that:
i.
the rear property line of the corner site is 10.0m or less; and
ii.
the detached garage is facing a rear lane and is contained within 9.0m of
the rear property line.
(f)
For reduced setback (0.0m side yard) Single Detached Housing, fences shall only
be permitted in the Rear Yard.
6.21.10 Additional Subdivision and Development Regulations for Multi-Attached Housing
(a)
Groupings of Multi-Attached Developments shall be integrated with lower density
dwelling forms to maintain a low-density residential character;
(b)
Multi-Attached Housing shall not exceed four (4) units per building;
(c)
There shall be no more than four (4) Multi-Attached Buildings in succession on a
local street, except where identified as Medium Density Residential in an Area
Structure Plan and/or Outline Plan. For the purposes of this subsection, buildings of
Multi-Attached Housing shall be considered to be in succession if side property lines
are separated by a lane; and
(d)
Notwithstanding Section 6.21.9(a) and Part 13 - Parking and Loading, Multi-Attached
Housing shall only be required to provide one (1) on-site parking stall per unit.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
Appendix I - Site Plans for SLDR Southpointe Low Density Residential District
City of Fort Saskatchewan
Land Use Bylaw
C23-20
City of Fort Saskatchewan
Land Use Bylaw
C23-20
6.22. SFM-MUD - SOUTHFORT MEADOWS MIXED USE DISTRICT
6.22.1 Purpose
The purpose of this District is to accommodate a variety of housing forms to create a combined
high-density development with street-oriented commercial and mixed-use development. Internal
circulation will be supported by connected private parking areas, pedestrian-friendly landscaping
and amenity areas, and shared accesses. Street-oriented design will be supported with reduced
setbacks adjacent to public roadways.
6.22.2 Areas if Application
This district applies to:
i.
A portion of SE19-54-22-W4M, as shown in Figure 6.22
6.22.3 Permitted and Discretionary Uses
(a) Fundamental Use Provisions as requisite qualifiers for allowed uses listed within
6.22.3 (b) and (c) shall ensure:
i.
Home Business Uses shall not occur within an Apartment.
ii.
Any Use which includes as drive-thru service shall be considered neither
permitted or discretionary.
(b) Southfort Meadows Allowed Uses
(c) Southfort Meadows Allowed Uses to be
considered at the discretion of the
Development Authority
-
Above Ground Floor Housing
-
Apartment
-
Child Care Facility
-
Eating and Drinking Establishment
-
Home Office
-
Health Services
-
Multi-Attached Housing
-
Personal Service
-
Professional, Financial and Office
Services
-
Recreation Facility, Indoor
-
Retail Store (Convenience)
-
Retail Store (General)
-
Retail Store (Liquor)
-
Semi-Detached Housing
-
Sign, Freestanding (Limited)
-
Sign, Realtor Consolidated
Accessory development to any use listed in
subsection 6.22.3(b)
-
Home Business
-
Live Work Unit
-
Show Home
-
Temporary Sales Centre
-
Veterinary Clinic
Accessory development to any use listed
in subsection 6.22.3(c)
City of Fort Saskatchewan
Land Use Bylaw
C23-20
6.22.4 Southfort Meadows Subdivision Regulations
6.22.5 Southfort Meadows Site Regulations for (Bareland Site)
6.22.6 Southfort Meadows Site Development Regulations (Apartment)
Interior Site
Corner Site
(a) Front Yard
Setback
4.0m minimum
Front
4.0m minimum
Flanking Yard
4.0m minimum
(b) Rear Yard
Setback
6.0m minimum
(c) Side Yard
Setback
6.0m minimum
Interior or Corner Site
(a)
Site Area
At the discretion of the Subdivision Authority
(b)
Site Width
At the discretion of the Subdivision Authority
(c)
Site Depth
At the discretion of the Subdivision Authority
Interior and End Units
(a) Front Yard
Setback
Front
4.0m minimum
Flanking Yard
2.4m minimum
(b) Rear Yard
Setback
Principal Building
4.5m minimum
Accessory Building
1.0m minimum
(c) Side Yard
Setback
Principal Building
1.2m minimum
Accessory Building
0.6m minimum
(d) Building
Height
Three (3) storeys not to exceed 13.0m maximum
(e) Site Coverage
70% maximum for principal buildings, excluding decks
City of Fort Saskatchewan
Land Use Bylaw
C23-20
(d) Building
Height
Six (6) storeys not to exceed 26.0m maximum
(e) Site Coverage
70% maximum for all buildings and structures
6.22.7
Southfort Meadows Site Development Regulations Commercial
Interior and Corner Site
(a) Front Yard
Setback
Front
3.0m minimum
Flanking Yard
2.4m minimum on a corner site
(b) Rear Yard
Setback
Principal Building
6.0m minimum
Accessory Building
1.0m minimum
(c) Side Yard
Setback
Principal Building
1.2m minimum
Accessory Building
0.6m minimum
(d) Building
Height
Three (3) storeys not to exceed 13.0m maximum
6.22.8
Residential Density
(a)
The overall Residential Density shall be a minimum of 75 du/ha for the area
highlighted in Appendix I.
6.22.9
Density Credit Applied to Parcels with Mixed Use Buildings
(a)
Notwithstanding 6.22.8, a credit may be considered for mixed-use buildings:
i.
For every 100 square metres of commercial floor space on the ground floor
in a mixed-use building, a bonus of two (2.0) residential units may be
applied for the purposes of calculating density.
ii.
The maximum number of density bonus units as determined shall not
exceed 36 units for the area highlighted in Appendix I.
iii.
The Development Authority shall not vary density requirements within this
district.
6.22.10
On-Site Parking
(a)
Parking shall be screened from view adjacent to Southridge Blvd with use of
landscaping treatments or fencing.
6.22.11
Garbage Collection
City of Fort Saskatchewan
Land Use Bylaw
C23-20
(a)
Loading and garbage collection shall be located at the rear or sides of any
development and shall be screened from view from public roadways.
6.22.12
Site Connectivity
(a)
Walkways for pedestrians shall be accommodated throughout the site and shall
provide connections to the City's trail system.
(b)
A pedestrian circulation plan for each development shall be submitted prior to
approval of a development permit. This plan shall provide for pedestrian
connections between developments such that potential conflict between
pedestrians and vehicles is minimized.
6.22.13
Landscaping
(a)
A minimum of 20% of the total site area shall be landscaped, including all areas not
occupied by building, parking areas or vehicular access areas. One tree for each
35.0m2 and one shrub for each 15.0m2 of landscape area shall be provided.
6.22.14
Common Amenity
(a)
Apartment and mixed-use developments must provide a minimum amenity area of
2.5m2 per dwelling unit to be developed as outdoor communal amenity area with a
total not less than 100m2 for the benefit of the residents.
6.22.15
Additional Development Regulations for Southfort Meadows Mixed-Use Districts
(a) Buildings adjacent to Greenfield Link will be street-oriented so that the front elevation
and non-residential entrances of the building face the street, and there be no parking
or access between the building and the road right-of-way.
(b) Street walls are activated through architectural articulation by using openings,
porches, balconies, projecting bays, chimneys, boundary treatments and other
features and changes in exterior materials distinguishing each unit as unique, at
grade.
(c) Publicly accessible outdoor space for resident and public use is designed
proportionate to the size of the buildings proposed adjacent.
(d) Notwithstanding the site development regulations 6.22.6 above, front yard setbacks
for multi-attached housing may be reduced to 0.0m to address internal streets, at the
discretion of the Development Authority
(e) Semi-Detached & Multi-Attached buildings shall have a Landscape Buffer with a
minimum separation distance of 9.0m from Apartment and Commercial Buildings.
(f) Notwithstanding the setback distance, the Development Officer shall take into
consideration the massing between bareland/non-bareland and multi-storey buildings
to mitigate massing and shadowing impacts.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
(g) Building frontages shall create a continuous street wall along public roadways.
(h) Frontages shall be activated where possible by utilizing transparency through glazing
and by integrating doorways and windows into building façades at grade level.
(i) Vertical articulations in the street wall fronting Greenfield Link and Southridge
Boulevard using a variety of colours, materials, projections, as well as recessions in
the building façade.
(j) Create a gateway into Southfort Meadows development by siting buildings located at
the intersection of Greenfield Link and Southridge Blvd to increase visual interest and
create an easily recognizable landmark.
(k) Commercial uses must be located adjacent to a public roadway.
(l) Commercial uses may occupy all ground floor area of an apartment building.
(m) All development and uses within this Land Use District are subject to the applicable
provisions of Part 5 - General Regulations for all Land Use Districts, Sections 6.1 to
6.11 of Part 6 - Residential Land Use Districts, Part 13 - Parking and Loading, and
Part 14 - Signs
City of Fort Saskatchewan
Land Use Bylaw
C23-20
Figure 6.22. Applicable Area - Southfort Meadows Mixed-Use District
City of Fort Saskatchewan
Land Use Bylaw
C23-20
Figure 6.22. Appendix I - Density Calculation Area
City of Fort Saskatchewan
Land Use Bylaw
C23-20
6.23. FR-SDH - FOREST RIDGE SINGLE DETACHED HOUSING DISTRICT
6.23.1
FR-SDH Purpose
The District is intended to accommodate street-oriented single detached housing on narrow lots with
rear lane vehicular access. The use of architectural and urban design standards are intended to
achieve a variety of design and appearance as a way to enhance the pedestrian-oriented streetscape.
6.23.2
FR-SDH Area of Application
This district applies to a portion of Lot B, Block 25, Plan 042 6931, as shown in Figure 6.23.
6.23.3
FR-SDH Permitted and Discretionary Uses
(a) The Fundamental Use Provisions as requisite qualifiers for allowed uses listed within
6.23.3 (b) and (c) shall ensure:
i.
That garages are not attached to single detached dwelling units.
(b) FR-SDH Permitted
(c) FR-SDH Discretionary
-
Home Office
-
Secondary Suite
-
Single Detached Housing
Accessory development to any use listed in
subsection 6.23.3(b)
- Bed and Breakfast
- Group Home (Limited)
- Home Business
- Show Home
- Temporary Sales Centre
Accessory development to any use listed in
subsection 6.23.3(c)
6.23.4
FR-SDH Site Subdivision Regulations
6.23.5
FR-SDH Site Development Regulations
Interior or Corner Site
(a) Front Yard Setback
Front Yard
3.5m minimum
Flanking Yard
2.4m minimum on a corner site
(b) Rear Yard Setback
8.0m minimum
(c) Side Yard Setback
Principal Building
1.2m minimum
Accessory Building
0.9m minimum
Interior Site
Corner Site
(a) Site Width
7.9m minimum
9.1m minimum
(b) Site Depth
33.0m minimum
City of Fort Saskatchewan
Land Use Bylaw
C23-20
(d) Building Height
Two and one half (2 1/2 ) storeys not to exceed 10.0m maximum
(e) Site Coverage
43% maximum for principal building over one storey, excluding
decks
53% maximum for principal building of one storey, excluding decks
53% maximum for all buildings and structures where principal
building over one storey
57% maximum for all buildings and structures where principal
building is one storey.
6.23.6
Architectural and Design Features for FR-SDH
(a)
To improve the architectural interest of the streetscape, each principal building shall
be individually defined through a combination of architectural features that may
include, but are not limited to, variations in architectural styles and rooflines,
articulation of the façade, building massing, provision of porches, verandas, and
balconies, variation in building materials, colours, and other façade enhancing
treatments to the satisfaction of the Development Authority;
(b)
The front façade of the building shall incorporate architectural treatments
complementary to the architectural style including features such as open gables,
dormer windows, windows with bold trims, shutters or canopies, and accent colours
and materials to the satisfaction of the Development Authority;
(c)
Accent materials such as stone, brick or shingles shall amount to a minimum of
4.65m2 of the total area of the front façade of a principal building;
(d)
The front façade of a principal building shall provide features such as windows, doors,
dormer windows and balconies avoiding extensive blank walls;
(e)
The side façade of a principal building on a corner lot facing a public roadway shall be
treated as a front façade;
(f)
Principal buildings with similar or mirrored front elevations must be separated by a
minimum of two lots along the same side of the road, unless the finishing materials,
architectural styles and treatments are substantially different in the opinion of the
Development Authority; and
(g)
An accessory building shall follow the same exterior finishes as that of a principal
building on the same site and shall be complimentary to the principal building in the
opinion of the Development Authority.
6.23.7
Additional Development Regulations for FR-SDH
(a)
All development and uses within this Land Use District are subject to the applicable
provisions of Part 5 - General Regulations for all Land Use Districts, Sections 6.1 to
6.11 of Part 6 - Residential Land Use Districts, Part 13 - Parking and Loading, and
Part 14 - Signs;
(b)
Notwithstanding Section 3.4 of the Bylaw, an application for a Development Permit for
Single Detached Housing shall also include the following:
i.
Colour elevations for each building façade that faces a public roadway, or a
City of Fort Saskatchewan
Land Use Bylaw
C23-20
public open space except for a lane.
Figure 6.23: Applicable Area FR-SDH Forest Ridge Single Detached Housing District
City of Fort Saskatchewan
Land Use Bylaw
C23-20
6.24. SSDH - SIENNA SINGLE DETACHED HOUSING DISTRICT
6.25.1
SSDH Purpose
The District is intended to accommodate street-oriented single detached housing on narrow lots with
rear lane vehicular access. The use of architectural and urban design standards are intended to
achieve a variety of design and appearance as a way to enhance the pedestrian-oriented streetscape.
6.25.2
SSDH Area of Application
This district applies to a portion of NE Section 20-54-22-4, as shown in Figure 6.24a.
6.25.3
SSDH Permitted and Discretionary Uses
(a) The Fundamental Use Provisions as requisite qualifiers for allowed uses listed within
6.24.3 (b) and (c) shall ensure:
i.
That garages are not attached to single detached dwelling units.
(b) SSDH Permitted
(c) SSDH Discretionary
-
Home Office
-
Secondary Suite
-
Single Detached Housing
Accessory development to any use listed in
subsection 6.24.3(b)
-
Bed and Breakfast
-
Group Home (Limited)
-
Home Business
-
Show Home
-
Temporary Sales Centre
Accessory development to any use listed in
subsection 6.24.3(c)
6.25.4
SSDH Site Subdivision Regulations
6.25.5
SSDH Site Development Regulations
Interior or Corner Site
(a) Front Yard Setback
Front Yard
3.5m minimum
Flanking Yard
2.4m minimum on a corner site
(b) Rear Yard Setback
8.0m minimum
(c) Side Yard Setback
Principal Building
1.2m minimum
Accessory Building
0.9m minimum
Interior Site
Corner Site
(a)
Site
Width
7.9m minimum
9.1m minimum
(b)
Site
Depth
33.0m minimum
City of Fort Saskatchewan
Land Use Bylaw
C23-20
(d) Building Height
Two and one half (2 ½ ) storeys not to exceed 10.0m maximum
(e) Site Coverage
43% maximum for principal building over one storey, excluding
decks
53% maximum for principal building of one storey, excluding decks
53% maximum for all buildings and structures where principal
building over one storey
57% maximum for all buildings and structures where principal
building is one storey.
6.25.6
Architectural and Design Features for SSDH
(a)
To improve the architectural interest of the streetscape, each principal building shall
be individually defined through a combination of architectural features that may
include, but are not limited to, variations in architectural styles and rooflines,
articulation of the façade, building massing, provision of porches, verandas, and
balconies, variation in building materials, colours, and other façade enhancing
treatments to the satisfaction of the Development Authority;
(b)
The front façade of the building shall incorporate architectural treatments
complementary to the architectural style including features such as open gables,
dormer windows, windows with bold trims, shutters or canopies, and accent colours
and materials to the satisfaction of the Development Authority;
(c)
Accent materials such as stone, brick or shingles shall amount to a minimum of
4.65m2 of the total area of the front façade of a principal building;
(d)
The front façade of a principal building shall provide features such as windows, doors,
dormer windows and balconies avoiding extensive blank walls;
(e)
The side façade of a principal building on a corner lot facing a public roadway shall be
treated as a front façade;
(f)
Principal buildings with similar or mirrored front elevations must be separated by a
minimum of two lots along the same side of the road, unless the finishing materials,
architectural styles and treatments are substantially different in the opinion of the
Development Authority; and
(g)
An accessory building shall follow the same exterior finishes as that of a principal
building on the same site and shall be complimentary to the principal building in the
opinion of the Development Authority.
6.25.7
Additional Development Regulations for SSDH
(a)
All development and uses within this Land Use District are subject to the applicable
provisions of Part 5 - General Regulations for all Land Use Districts, Sections 6.1 to
6.11 of Part 6 - Residential Land Use Districts, Part 13 - Parking and Loading, and
Part 14 - Signs;
(b)
Notwithstanding Section 3.4 of the Bylaw, an application for a Development Permit for
Single Detached Housing shall also include the following:
i. Colour elevations for each building façade that faces a public roadway, or a
public open space except for a lane.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
Figure 6.24a: Applicable Area SSDH Sienna Single Detached Housing District
SIENNA BLVD
RGE RD 224
City of Fort Saskatchewan
Land Use Bylaw
C23-20
6.25. NRRS - NORTHEAST ROSEBURN RESIDENTIAL SPECIAL DISTRICT
6.25.1
NRRS Purpose
The purpose of this District is to accommodate traditional low-density and street-oriented housing.
Unique shallow lot housing with separate upper and lower units shall be permitted on lots with a
reduced lot depth. Housing shall be located consistent with Appendix I & II of this District.
Traditional low-density and street-oriented housing includes single detached, semi-detached, and
townhouses. Front attached housing shall be located on local roads only, while street-oriented
housing will be rear-accessed and may be located on collector and local roads with lane access.
High Density Shallow Lot housing includes duplex and multi-attached housing with self-contained
upper and lower units with separate entrances for each unit and may be front-accessed or lane-
accessed.
6.25.2
NRRS Area of Application
This district applies to a portion of NE Section 18-54-22-4, as shown in Figure 6.25a and Appendix I -
Area of Application.
6.26.3
NRRS Permitted and Discretionary Uses
(a) The Fundamental Use Provisions as requisite qualifiers for allowed uses listed within
6.25.3 (b) and (c) shall ensure:
i.
High Density Shallow Lot Residential site subdivision regulations in Sections
6.25.5 and 6.25.7 and High Density Shallow Lot site development regulations in
Sections 6.25.10 and 6.25.12 shall only apply to areas identified in the Northeast
Roseburn NSP and Appendix I & II as "High Density Shallow Lot" housing.
ii.
Single Detached Zero Lot Line site subdivision regulations in Section 6.25.4 and
site developments regulations in Section 6.25.9 shall only apply to areas
identified in the Northeast Roseburn NSP and Appendix I & II as "Zero Lot Line"
housing.
(b) NRRS Permitted
(c) NRRS Discretionary
-
Duplex
-
Home Office
-
Multi-Attached Housing
-
Secondary Suite
-
Semi-Detached Housing
-
Single Detached Housing
Accessory development to any use listed in
subsection 6.25.3(b)
-
Home Business
-
Show Home
-
Temporary Sales Centre
Accessory development to any use listed in
subsection 6.25.3(c)
6.26.4
NRRS General Residential Site Subdivision Regulations (Single Detached)
Interior Site
Corner Site
(a)
Site Area
245m2 minimum
280m2 minimum
(b)
Site Width
9.1m minimum front access
8.5m minimum with lane
10.3m minimum front access
9.7m minimum with lane
City of Fort Saskatchewan
Land Use Bylaw
C23-20
6.26.5
NRRS High Density Shallow Lot Residential Site Subdivision Regulations (Duplex)
6.26.6
NRRS General Residential Site Subdivision Regulations (Semi-Detached)
6.26.7
NRRS High Density Shallow Lot Residential Site Subdivision Regulations (Multi-Attached
Housing)
6.26.8
NRRS General Residential Site Subdivision Regulations (Multi-Attached Housing)
7.6m minimum and 8.9m
maximum where on side
setback has been reduced to
0.0m as per section 6.25.16
8.9m minimum with lane where one
side setback has been reduced to
0.0m as per section 6.25.16
(c)
Site Depth
34.0m minimum
Interior Site
Corner Site
(a)
Site Area
213m2 minimum
211m2 minimum
(b)
Site Width
9.7m minimum
10.6m minimum
(c)
Site Depth
22.0m minimum
28.0m maximum
Interior Site
Corner Site
(a)
Site Area
248m2 minimum
266m2 minimum
(b)
Site Width
7.3m minimum per side of a
semi-detached dwelling
8.5m minimum per corner side of a
semi-detached dwelling
(c)
Site Depth
34.0m minimum
Interior Site
Corner Site
(a)
Site Area
180m2 minimum
177m2 minimum
(b)
Site Width
8.2m minimum
9.1m minimum
(c)
Site Depth
22.0m minimum
28.0m maximum
Interior Site
Corner Site
(a)
Site Area
117m2 minimum
165m2 minimum
City of Fort Saskatchewan
Land Use Bylaw
C23-20
6.26.9
NRRS General Residential Site Development Regulations (Single Detached)
Interior or Corner Site
(a) Front Yard Setback
Front Yard
6.0m minimum and 7.0m maximum
(without Lane)
3.0m minimum and 6.0m maximum
(with Lane)
Flanking Yard
2.4m minimum and 4.5m maximum on
a corner site
(b) Rear Yard Setback
8.0m minimum
(c) Side Yard Setback
1.2m minimum
1.5m minimum where one side setback has been reduced to 0.0m
as per section 6.25.16
(d) Building Height
Two and one half (2 ½ ) storeys not to exceed 10.0m maximum
(e) Site Coverage
60% maximum
15% maximum for accessory buildings
6.26.10
NRRS High Density Shallow Lot Residential Site Development Regulations (Duplex)
Interior or Corner Site
(a) Front Yard Setback
Front Yard
6.0m minimum and 7.0m maximum
(without Lane)
3.0m minimum and 6.0m maximum
(with Lane)
Flanking Yard
2.4m minimum on a corner site
(b) Rear Yard Setback
3.0m minimum (without Lane)
1.0m minimum where rear garage is attached to principal building
(c) Side Yard Setback
1.5m minimum
(d) Building Height
Two and one half (2 ½ ) storeys not to exceed 10.0m maximum
(e) Site Coverage
70% maximum
5% maximum for accessory buildings
Accessory structures are not permitted on lots where rear garage is
attached to principal building
(b)
Site Width
Fronting Collector Street
(with Lane)
4.2m minimum
5.5m minimum (end lot)
Fronting Local Street (with
Lane)
5.5m minimum
6.7m minimum (end lot)
Fronting Collector Street (with Lane)
6.7m minimum
Fronting Local Street (with Lane)
7.9m minimum
(c)
Site Depth
28.0m minimum
City of Fort Saskatchewan
Land Use Bylaw
C23-20
6.26.11
NRRS General Residential Site Development Regulations (Semi-Detached)
Interior or Corner Site
(a) Front Yard Setback
Front Yard
6.0m minimum and 7.0m maximum
(without Lane)
3.0m minimum and 6.0m maximum
(with Lane)
Flanking Yard
2.4m minimum on a corner site
(b) Rear Yard Setback
8.0m minimum
(c) Side Yard Setback
1.2m minimum
(d) Building Height
Two and one half (2 ½ ) storeys not to exceed 10.0m maximum
(e) Site Coverage
60% maximum
15% maximum for accessory buildings
6.26.12
NRRS High Density Shallow Lot Residential Site Development Regulations (Multi-
Attached Housing)
Interior or Corner Site
(a) Front Yard Setback
Front Yard
6.0m minimum (without Lane)
3.0m minimum (with Lane)
Flanking Yard
2.4m minimum on a corner site
(b) Rear Yard Setback
3.0m minimum (without Lane)
1.0m minimum where rear garage is attached to principal building
(c) Side Yard Setback
1.5m minimum
(d) Building Height
Two and one half (2 ½ ) storeys not to exceed 10.0m maximum
(e) Site Coverage
70% maximum
5% maximum for accessory buildings
Accessory structures are not permitted on lots where rear garage is
attached to principal building
6.26.13
NRRS General Residential Site Development Regulations (Multi-Attached Housing)
Interior or Corner Site
(a) Front Yard Setback
Front Yard
6.0m minimum (without Lane)
3.0m minimum (with Lane)
Flanking Yard
2.4m minimum on a corner site
(b) Rear Yard Setback
6.0m minimum
(c) Side Yard Setback
1.2m minimum
(d) Building Height
Three (3) storeys not to exceed 11.0m maximum
Three (3) storeys not to exceed 13.0m maximum when fronting onto
collector road
City of Fort Saskatchewan
Land Use Bylaw
C23-20
(e) Site Coverage
70% maximum including all accessory structures
6.26.14
NRRS Architectural and Design Features - General
(a)
To improve the architectural interest of the streetscape, each principal building shall
be individually defined through a combination of architectural features that may
include, and are not limited to, a distinct architectural style and a roofline, articulation
of the façade, and building massing, provision of porches, verandas, and balconies,
variation in building materials, colours and other façade enhancing elements to the
satisfaction of the Development Authority;
(b)
Front façades of a principal building shall incorporate architectural treatments
complementary to the architectural style including features such as open gables,
dormer windows, clearly defined entryways, windows with bold trim, shutters or
canopies, and accent colours and materials to the satisfaction of the Development
Authority;
(c)
A Building shall have the same materials, colours, and architectural details on all
facades exposed to public streets (excluding Lane), and parks and open spaces;
(d)
Principal buildings with similar or mirrored front elevations must be separated by a
minimum of two lots along the same side of the street and must not directly or
diagonally front each other, unless the finishing materials, colours, architectural styles
and treatments are substantially different in the opinion of the Development Authority;
(e)
Notwithstanding (d), townhouse and shallow lot development may have identical
elevations throughout a complete block to achieve an intentional uniform streetscape
design;
(f)
Abutting front attached garages and driveways for Duplexes or Townhouse must be
paired together to maximize separation between driveways to allow for on street
parking and operational requirements. Front attached garages and driveways shall
not be permitted off Collector and Arterial streets as shown in the Roseburn NSP;
(g)
Driveway width on front-attached single family housing products will not exceed 6.1m
at the property line but are permitted to exceed 6.1m within private property to match
garage width; and
(h)
For semi-detached lots less than 7.9m wide, no more than 80% of front façade length
shall be covered by front garage.
6.26.15
NRRS Architectural and Design Features - Shallow Lot High Density Residential
(a)
Upper and lower suites for Shallow Lot High Density Residential will feature separate
entrances;
(b)
For rear-attached Shallow Lot High Density Residential housing:
i.
in lieu of a traditional backyard, each rear-attached garage unit will be required
to have a porch (minimum width/length of 2.0m; with minimum total area of
9.0m²) to provide outdoor amenity space on private property; and
ii.
Rear attached garages shall only be permitted on lots with access to a rear
Lane;
(c)
All drainage is to be maintained within each property with no cross-lot drainage;
City of Fort Saskatchewan
Land Use Bylaw
C23-20
(d)
Fences shall not be permitted in the Front Yard or shared areas of Side Yard between
buildings;
(e)
Shared access agreements to provide unencumbered access to shared side yards
and exterior entrances shall be registered on title;
(f)
Front/Side Yards to be finished with xeriscape treatments providing a reduced
maintenance property to the satisfaction of the Development Authority;
(g)
All units are to be completed with exterior materials of high quality and durable
materials. Each unit must incorporate accent finishes for the front elevation, which
may include (but are not limited to): brick/stone accent, horizontal siding of a
complimentary colour, premium soffits for roof overhang, dark framed windows,
vibrant colored front entry doorways, enhance railing detailing on front patio. Design
shall be enforced to reasonably conform with the street elevation designs provided in
Appendices III & IV; and
(h)
In accordance with Part 13.2.3 - Parking and Loading:
i.
Duplex and Multi-Attached lane-accessed housing off-street parking within the
Shallow Lot High Density Residential policy area shall be a minimum 1 stall per
dwelling unit.
6.26.16
NRRS Detached Dwelling with Reduced Setbacks (Zero Lot Line)
(a)
Detached Dwelling development with reduced and / or no sideyard on one side shall
adhere to the following regulations:
i.
All roof drainage from Principal and Accessory buildings is directed towards a
Street, Lane, or private drainage system, and no roof leader discharge is
directed to the easement area;
ii. Fences and gates are not permitted in the Front Yard;
iii. The owners of impact Lots register on title a minimum 1.5m private easement
along the entire distance of the share Lot line. The easement shall ensure:
1. Construction of a drainage swale and an unobstructed drainage path with a
minimum width of 0.3m to be free and clear of all objects;
2. Protection of drainage of the Site, including the right for water to flow across
the lot and the requirement not to inhibit the flow of water across the Lot;
3. A 0.3m eave encroachment easement with the requirement that the eaves
must not be closer than 0.9m to the eaves of a building on an Abutting Lot;
4. A 0.6m footing encroachment easement;
5. Permission to access the easement area for maintenance of the properties;
6. Adequate access for utility maintenance, where applicable; and
7. That an Accessory building must not encroach on the easement.
6.26.17
NRRS Additional Development Regulations
(a)
Except where defined in this district, all development and uses within this Land Use
District are subject to the applicable provisions of Part 5 - General Regulations for all
Land Use Districts, Sections 6.1 to 6.11 of Part 6 - Residential Land Use Districts, Part
13 - Parking and Loading, and Part 14 - Signs;
(b)
Notwithstanding 6.25.17(a), parking and driveways shall be allowed within the front
yard setback of Shallow Lot High Density Multi-Attached housing;
(c)
Residential Sales Centres may be approved for a maximum of 5 years. Subsequent
Development Permits for Residential Sales Centres on the same Site may only be
issued as a Discretionary Development;
City of Fort Saskatchewan
Land Use Bylaw
C23-20
(d)
Front-accessed narrow lot housing on Lots 9.1m or less, shall only be located
opposite from lane accessed housing 6.1m in width or more, a flanking yard, or Parks
and Natural Areas to ensure street parking and snow storage is available on at least
one side of every street containing narrow lot housing; and
(e)
Front-accessed housing on sites 9.1m to 11.0m in width shall be across from lane
housing, other front accessed housing with sites greater than 9.1m in width, a flanking
yard, or Parks and Natural Areas.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
Figure 6.25a and Appendix I: Applicable Area NRRS Northeast Roseburn Residential District
City of Fort Saskatchewan
Land Use Bylaw
C23-20
Appendix II: NRRS Housing Types
City of Fort Saskatchewan
Land Use Bylaw
C23-20
Appendix III: NRRS High Density Shallow Lot Rear-Loaded Elevation Concept
City of Fort Saskatchewan
Land Use Bylaw
C23-20
Appendix IV: NRRS High Density Shallow Lot Front-Loaded Elevation Concept
City of Fort Saskatchewan
Land Use Bylaw
C23-20
6.26. SAR - SIENNA ATTACHED RESIDENTIAL DISTRICT
6.26.1
Purpose
This District is intended to allow for the development of attached housing in Sienna that allow a
greater building height and the opportunity for development on individual compact lots.
6.26.2
Area of Application
This designation, location and boundaries of each Land Use District created through this Section may
be applied within Medium Density Area identified in the Sienna Outline Plan.
6.26.3
Permitted and Discretionary Uses
(a) Fundamental Use Provisions
The Fundamental Use Provisions as requisite qualifiers for Permitted and
Discretionary Uses listen within 6.26.3 (b) and (c) shall ensure:
i.
A maximum of four (4) dwelling units may be attached, for Multi-Attached
Housing.
ii.
Individual dwelling units shall be no less than 3.6m in width.
(b) Permitted
(c) Discretionary
-
Home Office
-
Multi-Attached Housing
-
Semi-Detached Housing
Accessory development to any use listed in
subsection 6.26.3(b)
-
Bed and Breakfast
-
Group Home (Limited)
-
Home Business
-
Show Home
-
Temporary Sales Centre
Accessory development to any use listed in
subsection 6.26.3(c)
6.26.4
Site Subdivision Regulations
6.26.5
Site Development Regulations
Interior or Corner Site
(a) Front Yard Setback
Front Yard
4.0m minimum where lot has Lane
Flanking Yard
2.0m minimum on a corner site
(b) Rear Yard Setback
Principal Building
6.5m minimum
Accessory Building
1.0m minimum
Interior Site
Corner Site
(a)
Site Width
3.6m minimum
5.6m minimum
(b)
Site Depth
26.0m minimum
City of Fort Saskatchewan
Land Use Bylaw
C23-20
(c) Side Yard Setback
Principal Building
1.2m minimum
Accessory Building
0.6m minimum
(d) Principal Building
Height
Three (3) storeys not to exceed 13.0m maximum
(e) Site Coverage
The maximum total Site Coverage shall be 60%, excluding decks
6.26.6
Additional Development Regulations:
(a)
All development and uses within this Land Use District are subject to the applicable
provisions of Part 5 - General Regulations for all Land Use Districts, Sections 6.1 to
6.11 of Part 6 - Residential Land Use Districts, Part 13 - Parking and Loading, and
Part 14 - Signs, except where specific provisions are contained within this District;
(b)
Vehicular access to Sites shall only be from a Lane, where Site has an abutting Lane.
(c)
To improve the architectural interest of the streetscape, each principal building shall
be individually defined through a combination of architectural features that may
include, but are not limited to, variations in architectural styles and rooflines,
articulation of the façade, building massing, provision of porches, verandas, and
balconies, variation in building materials, colours, and other façade enhancing
treatments to the satisfaction of the Development Authority;
(d)
The front façade of the building shall incorporate architectural treatments
complementary to the architectural style including features such as open gables,
dormer windows, windows with bold trims, shutters or canopies, or accent colours and
materials to the satisfaction of the Development Authority;
(e)
The side façade of a principal building on a corner lot facing a public roadway,
excluding lanes, shall be treated as a front façade; and
(f)
An accessory building shall follow the same exterior finishes as that of a principal
building on the same site and shall be complementary to the principal building in the
opinion of the Development Authority.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
6.27. EM - EAST MIRIGAL SPECIAL DISTRICT
6.27.1
Purpose
The intent of the East Mirigal Special District is to facilitate the development of a low and medium
density residential housing and park spaces within NE-13-54-23-4, in accordance with the approved
Mirigal Neighbourhood Structure Plan. Low-density residential development will include Single and
Semi-Detached Housing, and medium-density residential will include Multi-Attached Housing and
Apartments. Secondary suites shall only be allowed within Single Detached Dwellings. Housing for
this Special District to be consistent with Appendix II.
6.27.2
Area of Application
This district applies to:
a) Lands legally described as NE-13-54-23-4, as shown in Appendix I - Area of Application and
Appendix II - Block Layout Map.
6.27.3
EM Permitted and Discretionary Uses
a) The Fundamental Use Provisions as requisite qualifiers for Permitted and Discretionary Uses
listed within 6.27.3 (b) and (c) shall ensure:
i.
Apartments shall only be located on Multi-Family sites as shown on Appendix II -
Block Layout Map.
ii.
Home Business shall not occur within an Apartment.
(b) EM Permitted Uses
(c) EM Discretionary Uses
-
Apartment
-
Duplex
-
Home Office
-
Multi-Attached Housing
-
Public Facility
-
Secondary Suite
-
Semi-Detached Housing
-
Single Detached Housing
Accessory development to any use
listed in subsection 6.27.3(b)
-
Garage Suite
-
Garden Suite
-
Home Business
-
Show Home
-
Temporary Sales Centre
Accessory development to any use
listed in subsection 6.27.3(c)
6.27.4
Site Subdivision Regulations for Single Detached Housing and Duplexes
Interior Site
Corner Site
(a)
Site Width
9.1m minimum
10.3m minimum
(b)
Site Depth
30.0m minimum
City of Fort Saskatchewan
Land Use Bylaw
C23-20
6.27.5
Site Subdivision Regulations for Semi-Detached Housing
6.27.6
Site Subdivision Regulations for Multi-Attached Housing
6.27.7
Site Subdivision Regulations for Mult-Attached Street Oriented Housing
6.27.8
Site Subdivision Regulations for Apartments and Public Facility
Interior Lot
Corner Lot
(a)
Site Width
6.7m minimum (with lane)
7.8m minimum (without lane)
8.0m minimum (with lane)
9.0m minimum (without lane)
(b)
Site Depth
30.0m minimum
Interior Lot
Corner Lot
(a)
Site Width
6.1m minimum
7.3m minimum (End Lot)
8.5m minimum
(b)
Site Depth
30.0m minimum
Interior Lot
Corner Lot
(a)
Site Width
5.4m minimum
6.7m minimum (End Lot)
6.7m minimum
(b)
Site Depth
30.0m minimum
Interior Lot
Corner Lot
(a)
Site Width
21.0m minimum
(b)
Site Depth
30.0m minimum
Public Facility Site Depth shall be at the discretion of the Subdivision
Authority
City of Fort Saskatchewan
Land Use Bylaw
C23-20
6.27.9
Site Development Regulations for Single Detached Housing, Semi-Detached Housing,
Duplex, Multi-Attached, and Multi-Attached Street Oriented Housing
With Lane
Without Lane
(a) Front Yard Setback
3.0m minimum
4.5m maximum
6.0m minimum
7.0m maximum
(b) Front Yard
Flanking Setback
2.4m minimum
3.0m maximum
(c) Rear Yard Setback
6.0m minimum
10.5m minimum where a garage
or carport is detached from the
principal building and is
accessed from a lane at the rear
of the property
8.0m minimum
(d) Side Yard Setback
1.2m minimum
(e) Building Height
11.0m maximum
13.1m maximum for Multi-Attached Street Oriented Housing
(f) Site Coverage
70% maximum for Multi-Attached Street Oriented Housing
60% maximum for all other uses
6.27.10
Site Development Regulations for Multi-Family (Townhouse & Apartments with Shared
Access)
With Lane
Without Lane
(a) Front Yard Setback
3.0m minimum
4.5m maximum
(b) Front Yard
Flanking Setback
2.4m minimum
3.0m maximum
(c) Rear Yard Setback
6.0m minimum
8.0m minimum
(d) Side Yard Setback
3.0m minimum when adjacent to Single Detached Housing, Semi-
Detached Housing, or Multi-Attached Housing
(e) Building Height
13.1m maximum
(f) Site Coverage
To the discretion of the Development Authority
(g) Density
Minimum of 50 dwelling units per net developable hectare to a
maximum of 69 dwelling units per net developable hectare
6.27.11
Architectural and Site Design Features - General
(a)
To improve the architectural interest of the streetscape, each principal building shall
be individually defined through a combination of architectural features that may
include, and are not limited to, a distinct architectural style and a roofline, articulation
of the façade, and building massing, provision of porches, verandas, and balconies,
City of Fort Saskatchewan
Land Use Bylaw
C23-20
variation in building materials, colours and other façade enhancing elements to the
satisfaction of the Development Authority;
(b)
A Building shall have the same materials, colours, and architectural details on all
facades exposed to public streets (excluding Lane), and parks and open spaces;
(c)
Principal buildings with similar or mirrored front elevations must be separated by a
minimum of two lots along the same side of the street and must not directly or
diagonally front each other, unless the finishing materials, colours, architectural styles
and treatments are substantially different in the opinion of the Development Authority;
(d)
Abutting front attached garages and driveways for Semi-Detached Housing must be
paired together to maximize separation between driveways to allow for on street
parking and operational requirements; and
(e)
Rear accessed detached garages shall include address numbers.
6.27.12
Access Regulations
(a)
Where a site abuts a lane at the Rear Lot Line, access must be from the lane, except
that:
i.
Vehicle accesses may be from a street for a maximum of 50% of the principal
dwellings per Site, not including Lane Dwellings;
ii.
Every building containing a non-residential use shall have at least one
dedicated pedestrian corridor within the parking area connecting to the public
entrances of the building, and
iii. Maximum of 2 Single Detached Houses located along the alleyway shall be
front accessed, as identified in Appendix II.
6.27.13
Additional Development Regulations
(a)
Except where defined in this district, all development and uses within this Land Use
District are subject to the applicable provisions of Part 5 - General Regulations for all
Land Use Districts, Sections 6.1 to 6.11 of Part 6 - Residential Land Use Districts, Part
13 - Parking and Loading, and Part 14 - Signs;
(b)
Residential Sales Centres may be approved for a maximum of 5 years. Subsequent
Development Permits for Residential Sales Centres on the same Site may only be
issued as a Discretionary Development;
(c)
Setbacks may be reduced to 0.0m to address internal streets for Multi-Family sites, at
the discretion of the Development Authority;
(d)
Multi-Attached Housing shall not exceed four (4) units per building; and
(e)
Multi-Attached Housing shall not be more than 3 buildings in succession.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
Appendix I: Area of Application
City of Fort Saskatchewan
Land Use Bylaw
C23-20
Appendix II: Block Layout Map
City of Fort Saskatchewan
Land Use Bylaw
C23-20
Part 7 - Commercial Land Use Districts
GENERAL REGULATIONS FOR ALL COMMERCIAL LAND USE DISTRICTS
7.1. ACCESSORY DEVELOPMENTS IN COMMERCIAL DISTRICTS
7.1.1. Where an accessory building is attached to the principal building by an open or enclosed
roofed structure it shall be considered part of the principal building and be subject to the
setback requirements for the principal building.
7.1.2. Accessory buildings within the C1 - Neighbourhood Retail and Service District shall be
located:
(a) Not within a front yard setback area or within a front flanking yard setback area;
(b) No closer than 1.2m from any other building, on-site, unless attached to or located
thereon;
(c) No closer than 1.0m from the rear property line;
(d) No closer than 1.0m from the side property line; and
(e) Such that eaves and foundations do not encroach onto public utility lots or
easement.
7.1.3. Accessory buildings within the C1 - Neighbourhood Retail and Service District shall:
(a) Not exceed 5.0m in height;
(b) Not exceed 3.0m in height for vertical exterior walls;
(c) Be finished with an exterior treatment complementing that of the principal building
with respect to colour, finish, materials and texture; and
(d) Have hard surfaced access from the street to the accessory building when intended
for vehicular use.
7.1.3. The height and setback of commercial accessory buildings within the C2 - Commercial
Retail and Service District shall be at the discretion of the Development Authority, subject
to the Alberta Building Code.
7.1.4. Notwithstanding the above, accessory buildings and uses shall not be located in front of
the principal building.
7.1.5. Covered decks, covered terraces and/or covered patios shall not be located in any
minimum front or side yard setback area.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
7.1.6. Uncovered decks below 0.6m from grade, uncovered terraces and/or uncovered patios
may be located within a minimum front or side yard setback area provided that:
(a) The area is used by clientele on a seasonal basis;
(b) Access to the area shall be from the principal building only; and
(c) The area shall be fenced off from adjoining public areas.
SHIPPING CONTAINERS
7.1.7. Shipping containers may be located in the C2 - Commercial Retail and Service District
provided that:
(a) There shall be no more than two shipping containers per site and they shall not be
stacked;
(b) They shall be used for storage purposes only, excluding the storage of any
dangerous or hazardous goods or materials; and
(c) They shall be located only at the rear of the principal building or in loading areas,
and painted in a colour complementing the principal building on the site, to the
satisfaction of the Development Authority.
7.2. DESIGN AND APPEARANCE OF BUILDINGS AND STRUCTURES
7.2.1. Commercial buildings and structures should be designed to:
(a) Complement and be compatible with adjacent development;
(b) Where located in a multi-unit development, utilize common characteristics and
building forms to provide a cohesive identity throughout the development;
(c) Provide interesting facades, generally avoiding blank walls over 30.0m in length,
and providing a high degree of transparency on the ground floor;
(d) Provide a similar level of architectural and design treatment on corner sites for all
street frontages;
(e) Provide appropriate transitions in height, scale and massing to adjacent lower
intensity or residential sites; and
(f)
Provide highly visible, barrier-free entrances with direct access from pedestrian
walkways and sidewalks.
7.3. FENCES, WALLS AND HEDGES IN COMMERCIAL DISTRICTS
7.3.1. Fences, walls or hedges within Commercial Land Use Districts on interior lots shall be no
higher than:
(a) 1.8m along a rear or side yard property line; and
City of Fort Saskatchewan
Land Use Bylaw
C23-20
(b) 0.9m along the front yard property line.
7.3.2. Fences, walls or hedges within Commercial Land Use Districts on corner sites shall be no
higher than 1.8m for that portion of fence that does not extend beyond the front of the
principal building abutting the front yard on the narrow frontage and 1.8m on the side yard
abutting a public roadway and lane if, in the opinion of the Development Authority, it will
not prejudice the safety or amenities of the adjoining lot.
7.3.3. There shall be no electrification of fences and no barbed wire in Commercial Land Use
Districts.
7.4. INTERFACE WITH RESIDENTIAL LAND USES
7.4.1. Where a proposed commercial use will be located on a site adjacent to a residential use,
the Development Authority may require mitigation of potential development impacts on
the residential use, including:
(a) Provision of noise attenuation walls;
(b) Increased landscaping, including a landscaped buffer in addition to the landscaping
required in Section 5.6 General Landscaping Requirements and Section 7.5
Landscaping Requirements for Commercial Land Uses;
(c) Relocation of parking areas, walkways, business entrances or other high activity
areas away from residential property lines;
(d) Screening or relocating on-site lighting to avoid spillage onto residential sites;
(e) Restricting the location of outdoor speakers; and
(f)
Changing the proposed building or structure to mitigate noise, light or glare impact.
7.5. LANDSCAPING REQUIREMENTS FOR COMMERCIAL LAND USES
7.5.1. Required yards abutting public roadways, other than a lane, and/or residential
developments shall be landscaped to buffer parking, loading and other hard surfaced
areas. The Development Authority may require screening including but not limited to
vegetation, masonry walls, earth berms or a combination thereof.
7.5.2. A minimum of 20% of the total site area of all commercial sites shall be landscaped,
including all areas not occupied by buildings, parking areas or vehicular access areas.
One tree for each 35.0m2 and one shrub for each 15.0m2 of landscape area shall be
provided.
7.5.3. Landscaped buffers between parking, loading and other hard surfaced areas and
adjacent public roadways shall be a minimum of 3.0m in width.
7.5.4. Landscaped buffers between parking, loading and other hard surfaced areas and
adjacent residential sites shall be a minimum of 6.0m in width and include shrubs or
hedges, fencing and/or berms in order to interfere with vehicle headlights shining across
property lines, to the satisfaction of the Development Authority.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
7.5.5. If existing mature trees of at least 15.0cm or larger in calliper are retained on a
development site, they may count as double towards the final number of trees required
pursuant to this Bylaw.
7.5.6. Parking Lots
As part of Section 7.5.2, landscaping within parking areas must be planted in accordance
with the following standards:
(a) Grade level parking areas accommodating 15 or more parking spaces shall
incorporate landscaped areas at a minimum of 2.0m2 for each parking space.
Landscape areas within parking areas includes landscape islands or other areas
within the parking area but shall not include landscaping within setbacks or
landscape buffers.
(b) Landscaping within the parking area shall include one tree for each 35.0m2 of
required landscaping and one shrub for each 15.0m2 of required landscaping.
(c) Landscape islands shall be provided at the beginning and end of each row of
parking stalls.
(d) Landscape islands shall be provided with no more than 20 parking stalls between
islands; and
(e) Landscape islands shall be a minimum length of at least 2.5m for single row
parking, and a minimum length of 5.0m for double row parking.
7.6. SITE PLANNING FOR COMMERCIAL LAND USES
7.6.1. Commercial sites shall be planned and designed to:
(a) Ensure a coordinated and coherent pattern of roadways, outdoor spaces,
landscaping, building forms and land uses with adjacent commercial developments;
(b) Provide appropriate transitions in scale and intensity to adjacent Residential Land
Use Districts;
(c) Provide direct pedestrian access to building entrances as well as other uses and
buildings within the site;
(d) Link on-site pedestrian walkways and sidewalks with adjacent sidewalks on public
roadways and rails; and
(e) Provide for bicycle amenities and future transit connections.
7.6.2. To the extent reasonably feasible, sites should be designed to reduce the building and
site development footprints, maximize the use of permeable surfaces and walkways,
minimize paving, and provide natural shading of buildings and paved areas with trees and
other landscape features to minimize the heat island effect.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
7.7. C1 - NEIGHBOURHOOD RETAIL AND SERVICE DISTRICT
7.7.1. Purpose
This District is intended to provide for convenience commercial and services to serve the day-to-
day needs of residents within the surrounding neighbourhood.
7.7.2. C1 Permitted and Discretionary Uses
(a) Fundamental Use Provisions
The Fundamental Use Provisions as requisite qualifiers for Permitted and Discretionary
Uses listed within 7.7.2 (b) and (c) shall ensure:
i. That Pet Care Service shall not include any outside enclosures, pens, or exercise
areas.
ii. That Retail Store (Liquor) shall not be located on parcels smaller than 0.8 ha.
iii. That any Use which includes a drive-through service shall be considered a
Discretionary Use.
(b)
C1 Permitted
(c) C1 Discretionary
-
Business Support Service
-
Child Care Facility
-
Health Service
-
Personal Service
-
Professional, Financial and Office
Service
-
Retail Store (Convenience)
-
Retail Store (General)
-
Service Station (Limited)
-
Sign, Billboard (Limited)
-
Sign, Fascia
-
Sign, Fascia (Limited)
-
Sign, Freestanding
-
Sign, Freestanding (Limited)
-
Sign, Portable
-
Sign, Portable (Limited)
-
Sign, Projecting
Accessory development to any use listed in
subsection 7.7.2(b)
-
Community Service Facility
-
Custom Manufacturing
Establishment
-
Eating and Drinking Establishment
-
Government Service
-
Pet Care Service
-
Place of Worship
-
Recreation Facility, Indoor
-
Recreation Facility, Outdoor
-
Recycling Drop-off
-
Retail Store (Liquor)
-
Vehicle Wash
-
Veterinary Clinic
Accessory development to any use listed
in subsection 7.7.2(c)
City of Fort Saskatchewan
Land Use Bylaw
C23-20
7.7.3. C1 Site Subdivision Regulations
7.7.4. C1 Site Development Regulations
Interior or Corner Site
(a) Front Yard
Setback
7.5m minimum
(b) Rear Yard
Setback
No minimum for sites abutting a non-Residential Land Use District
Minimum of 4.5m or one-half (1/2) the height of the building,
whichever is greater, for sites abutting a Residential Land Use
District
(c) Side Yard Setback
No minimum for sites abutting a non-Residential Land Use District
Minimum of 4.5m or one-half (1/2) the height of the building,
whichever is the greater, for sites abutting a Residential Land Use
District
(d) Building Height
7.0m maximum for principal building
7.7.5. Additional Development Regulations for C1:
(a) All development and uses within this Land Use District are subject to the applicable
provisions of Part 5 - General Regulations for all Land Use Districts, Sections 7.1 to
7.6 of Part 7 - Commercial Land Use Districts, Part 13 - Parking and Loading, and
Part 14 - Signs;
(b) The maximum permitted floor area of any individual business shall be 232m2;
(c) The siting and appearance of all buildings or improvements, and the landscaping of
the site shall be to the satisfaction of the Development Authority in order that there
shall be general conformity with adjacent buildings, and that there may be adequate
protection afforded to the amenities of adjacent buildings and sites. The form and
character of buildings shall complement adjacent residential character of the
neighbourhood.
Interior or Corner Site
(a)
Site Area
475m2 minimum
0.6ha maximum
(b)
Site Width
15.0m minimum
(c)
Site Depth
30.0m minimum
City of Fort Saskatchewan
Land Use Bylaw
C23-20
(d) For sites that are adjacent to residential uses and where uses that may in the opinion
of the Development Authority, generate negative impacts such as noise, light or
odours which may be noticeable on adjacent properties, the Development Authority
may exercise discretion to require that these potential impacts be minimized or
negated. This may be achieved through a variety of measures including berming or
screening, which may exceed the landscaping requirements of this Bylaw; noise
attenuation measures such as structural soundproofing; downward direction of all
exterior lighting on to the proposed development; and any other measures as the
Development Authority may deem appropriate.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
7.8. C2 - COMMERCIAL RETAIL AND SERVICE DISTRICT
7.8.1. Purpose
The purpose of this District is to provide for high quality commercial development along major
roadways which serve as entrances and through routes for the City.
7.8.2. C2 Permitted and Discretionary Uses:
(a) Fundamental Use Provisions
The Fundamental Use Provisions as requisite qualifiers for Permitted and Discretionary
Uses listed within 7.8.2 (b) and (c) shall ensure:
i.
That Pet Care Service shall not include any outside enclosures, pens, or exercise
areas.
ii.
That Kennel shall not include any outside enclosures, pens, or exercise areas.
iii.
That Eating and Drinking Establishment shall be considered a Discretionary Use
when the Site is Adjacent to a Residential Land Use District.
iv.
That an Apartment shall only be considered as a Discretionary Use on the
developable land legally described Plan 2420345; Block 18; Lot 186 as shown in
Figure 7.8(a).
(b)
C2 Permitted
-
Apartment
-
Business Support Service
-
Child Care Facility
-
Commercial School
-
Community Service Facility
-
Eating and Drinking Establishment
-
Emergency Response Service
-
Entertainment Facility, Indoor
-
Entertainment Facility, Outdoor
-
Government Service
-
Health Service
-
Parking Facility
-
Pawn Shop
-
Personal Service
-
Pet Care Service
-
Professional, Financial, and Office
Service
-
Retail Store (Convenience)
-
Retail Store (General)
-
Seasonal Garden Centre
-
Sign, Billboard (Limited)
-
Sign, Fascia
-
Sign, Fascia (Limited)
-
Sign, Freestanding
-
Sign, Freestanding (Limited)
-
Sign, Inflatable
-
Sign, Portable
-
Sign, Portable (Limited)
-
Sign, Projecting
-
Sign, Roof
-
Veterinary Clinic
Accessory development to any use listed
in subsection 7.8.2(b)
(c)
C2 Discretionary
-
Breweries, Wineries, and Distilleries
-
Casino
-
Custom Manufacturing Establishment
-
Funeral Home
-
Greenhouse
-
Service Station
-
Service Station (Limited)
-
Sign, Electronic Message
-
Vehicle Repair Facility
-
Vehicle Repair Facility (Limited)
City of Fort Saskatchewan
Land Use Bylaw
C23-20
-
Hotel
-
Kennel
-
Late Night Club
-
Motel
-
Place of Worship
-
Recreation Facility, Indoor
-
Recreation Facility, Outdoor
-
Recycling Drop-off
-
Retail Store (Cannabis)
-
Retail Store (Liquor)
-
Vehicle Sales, leasing, and rental
facility
-
Vehicle Sales, leasing, and rental
facility (Limited)
-
Vehicle Wash
-
Warehouse Sales
Accessory development to any use listed in
subsection 7.8.2(c)
7.8.3. C2 Site Subdivision Regulations
7.8.4. C2 Site Development Regulations
Interior or Corner Site
(a) Front Yard
Setback
7.5m minimum
(b) Rear Yard
Setback
3.0m minimum for sites abutting a non-Residential Land Use District
6.0m minimum for sites abutting a Residential Land Use District.
(c) Side Yard Setback
3.0m minimum for site abutting a non-Residential Land Use District.
6.0m minimum for sites abutting a Residential Land Use District.
The minimum rear yard setback may be reduced to 3.0m for sites
abutting Residential Land Use District when the use is an
apartment building.
(d) Building Height
14.0m maximum
Interior or Corner Site
(a)
Site Area
2,000m 2 minimum
(b)
Site Width
At the discretion of the Subdivision Authority
(c)
Site Depth
At the discretion of the Subdivision Authority
City of Fort Saskatchewan
Land Use Bylaw
C23-20
7.8.5. Additional Development Regulations for C2:
(a) All development and uses within this Land Use District are subject to the applicable
provisions of Part 5 - General Regulations for all Land Use Districts, Sections 7.1 to
7.6 of Part 7 - Commercial Land Use Districts, Part 13 - Parking and Loading, and
Part 14 - Signs;
(b) The siting and appearance of all buildings or improvements, and the landscaping of
the site shall be to the satisfaction of the Development Authority in order that there
shall be general conformity with adjacent buildings, and that there may be
adequate protection afforded to the amenities of adjacent buildings and sites. The
form and character of buildings shall complement adjacent residential character of
the neighbourhood;
(c) Where at least 50% of the required parking for a C2 - Commercial Retail and
Service District use is allocated in a parking garage, an additional one storey or
4.0m may be permitted in addition to the maximum building height;
(d) Except for off-street parking, loading areas and approved patios, all business
activities shall be carried out entirely within completely enclosed buildings or
structures;
(e) The required side yard shall be increased by 1.0m in depth for each storey above
the first storey (over 4.0m), when adjacent to residential; and
(f)
The required rear yard shall be increased by 1.0m in depth for each storey above
the first storey (over 4.0m), when adjacent to residential.
7.8.6. Additional Development Regulations for Apartment:
(a) Area of Application for 7.8.6 shall be Plan 2420345; Block 18; Lot 186 as shown on
figure (7.8(a))
(b) The size, location, design, character, and appearance of the building shall be
acceptable to the Development Authority having due regard to:
i.
The policies and objectives contained within the municipality's statutory
plans;
ii.
Other City plans, standards, and guidelines; and
iii.
Other factors, such as daylight, sunlight, and privacy.
(c) To ensure architectural interest, the development shall incorporate a minimum of
three of the following design elements on the building facade to the satisfaction of
the Development Authority:
i.
Use of architectural treatments appropriate to the architecture style such
as cornices, decorative columns and beams, canopies, and lighting
fixtures.
ii.
Use of bold window trims, soffits, or muntin bars
iii.
Use of building features such as clearly defined entryways, dormer
windows, bay windows, window shutters, balcony, porch, veranda,
chimney shaft, promenades, to create articulation and interest
iv.
Use of exterior materials of high quality and durable materials. Each
City of Fort Saskatchewan
Land Use Bylaw
C23-20
building in addition to a primary treatment, must have a minimum of 20%
high quality accent material on all public fronting facades, such as, but
not limited to stone, brick or decorative shingles.
v.
Use of accent colour and/or contrast in finishing materials
vi.
Use of premium soffits for roof overhang, vibrant colored front entry
doorways, enhanced railing detailing on balconies and patios.
(d) Balconies facing existing low density residential districts or developments shall not
extend beyond 1.5 m from the building facade.
(e) A minimum of 20% of the total site area shall be landscaped, including all areas not
occupied by building, parking areas or vehicular access areas. One tree for each
35.0m2 and one shrub for each 15.0m2 of landscape area shall be provided.
(f) Notwithstanding 7.8.5.(c), where at least 40% of the required parking for a C2 -
Commercial Retail and Service District use is allocated in the parking garage, an
additional one storey or 4.0m may be permitted in addition to the maximum building
height if:
i.
the Use is an Apartment; and
ii.
a minimum of four of the architectural design elements are incorporated,
as outlined in section 7.8.6.(c) to the satisfaction of the Development
Authority.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
Figure 7.8(a): Applicable Area for C2 - Apartment Housing
C2 District - Apartment Housing
Lot 186; Block 18; Plan 2420345
SUBJECT AREA
City of Fort Saskatchewan
Land Use Bylaw
C23-20
7.9. C5 - FORT MALL REDEVELOPMENT DISTRICT
7.9.1. Purpose
This District is generally intended to provide regulations for the redevelopment of the Fort Mall site
as envisioned in the Downtown Area Redevelopment Plan & Design Guidelines (Bylaw C14-08).
A variety of land uses are supported in this district including residential, commercial, and mixed-
use. Higher densities and scale greater than seen elsewhere in Fort Saskatchewan are
supported, with high rise buildings accommodated in specific locations provided that the design
ensures development relates to the adjacent areas and provides harmonious transitions. Open
space and pedestrian connections will be provided to ensure ease of movement to and from the
area, and opportunities for recreation. Special emphasis shall be given for the creation of a high
quality public realm including urban plazas, outdoor amenity areas and interactive streetscapes.
7.9.2. C5 Permitted & Discretionary Uses:
(a) Fundamental Use Provisions
The Fundamental Use Provisions as requisite qualifiers for Permitted and Discretionary
Uses listed within 7.9.2 (b) and (c) shall ensure:
i. That Child Care Facility and Home Business uses are not Permitted Uses
within an apartment.
ii. That Kennel shall not include any outside enclosures, pens, or exercise
areas.
iii. That Multi-Attached Housing shall be limited to the Periphery Zone, as per
Figure 7.9a
iv. That Pet Care Service shall not include any outside enclosures, pens, or
exercise areas.
v. That any Use which includes a drive-through service shall be considered
neither Permitted nor Discretionary Uses.
vi. That Eating and Drinking Establishment shall be considered a Discretionary
Use when the Site is Adjacent to a Residential Land Use District.
(b)
C5 Permitted
-
Apartment
-
Assisted Living Facility
-
Business Support Service
-
Child Care Facility
-
Commercial School
-
Community Service Facility
-
Eating and Drinking Establishment
-
Emergency Response Service
-
Entertainment Facility, Indoor
-
Health Service
-
Home Office
-
Hotel
-
Multi-attached Housing
-
Parking Facility
-
Personal Service
-
Pet Care Service
-
Place of Worship
-
Private Club
-
Professional, Financial, and Office
Service
-
Public Facility
-
Recreation Facility, Indoor
-
Retail Store (Convenience)
-
Retail Store (General)
-
Retail Store (Liquor)
-
Seasonal Garden Centre
-
Sign, Billboard (Limited)
-
Sign, Fascia
-
Sign, Fascia (Limited)
City of Fort Saskatchewan
Land Use Bylaw
C23-20
-
Sign, Freestanding
-
Sign, Freestanding (limited)
-
Sign, Portable
-
Sign, Portable (Limited)
-
Sign, Projecting
-
Temporary Sales Centre
Accessory development to any use listed
in subsection 7.9.2(b)
(c)
C5 Discretionary
-
Breweries, Wineries, and Distilleries
-
Casino
-
Custom Manufacturing Establishment
-
Education (Public)
-
Government Service
-
Greenhouse
-
Kennel
-
Late Night Club
-
Live Work Unit
-
Pawn Shop
-
Recreation Facility, Outdoor
-
Retail Store (Cannabis)
-
Show Home
-
Temporary Outdoor Event
-
Vehicle Sales, Leasing or Rental
Facility (limited)
-
Veterinary Clinic
Accessory development to any use listed in
subsection 7.9.2(c)
7.9.3. Site Development Regulations
Interior or Corner Site
(a) Site Area
Minimum 300m2
(b) Site Width
At the discretion of Development Authority
(c) Front Setback
Non-residential uses at ground floor
Minimum 0.0m to 1.4m to achieve a continuous pedestrian zone of
3.4m
Residential uses at ground floor
Minimum 3.0m with display gardens
Residential uses at ground floor abutting Municipal Reserve (MR)
Minimum 1.0m with display gardens in the MR
(d) Side Setback
Minimum 0.0m
City of Fort Saskatchewan
Land Use Bylaw
C23-20
(e) Rear Setback
Minimum 0.0m when abutting a Non-Residential Land Use District
Minimum 4.5m or one-half (1/2) the height of the building,
whichever is greater, for sites abutting a Residential Land Use
District
(f) Site Coverage
Maximum 70%
(g) FAR
Maximum 4.0
(h) Unit Density
Maximum 200 units per net developable hectare for sites less than
1500m²
Maximum 350 units per net developable hectare for sites greater
than 1500m²
(i) Height
As per Section 7.9.4
(j) Common Amenity
Area
Apartment
Minimum 4.5m2 per dwelling unit
All other Residential Dwellings
At the discretion of the Development Authority. This can include
indoor and outdoor amenities such as seating areas and roof top
patios
(k) Private Amenity
Area
Residential Dwellings at Grade and Above Grade
Minimum 3.0m² per dwelling unit to be provided by balconies,
decks, patios or rooftop amenity area. Private Amenity Area shall
only be provided by balconies in Apartment.
Residential Dwellings Below Grade
To be provided through the common amenity area
Urban Design Regulations
7.9.4. Urban Form
(a) Maximum building height shall be determined based upon:
i.
The location of the building in proximity to the public roadways, as per Figure
7.9a; and
ii.
Along 98 Avenue, new development shall have a minimum height of 2
storeys when located in the Periphery Zone, and a minimum height of 4
storeys in the Centre Zone, as per Figure 7.9a.
iii.
Building heights shall be transitioned through appropriate stepbacks as per
Figure 7.9a.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
Figure 7.9a: Fort Mall Site Maximum Heights Diagram
(b) The maximum building height for buildings greater than 5 storeys shall be limited
by the application of a 45 degree angular plane, as per Figure 7.9b.
Figure 7.9b: 45 Degree Angular Plane Method for Determining Height Maximums
(c) The maximum parapet height for all new buildings shall not exceed 1.5m; and
(d) Vents, mechanical rooms and equipment, elevator penthouses, etc. shall be
integrated into the architectural treatment of building roof or screened with
materials and finishes compatible with the building.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
7.9.5. Street Character and Pedestrian Realm
(a) For buildings where the ground floor is occupied by non-residential tenancy, the
front setback shall be hard surfaced with a consistent treatment and theme from the
City sidewalk to the satisfaction of the Development Authority;
(b) To avoid monotony in architecture, all buildings shall be required to provide a
vertical articulation in the streetwall fronting public roads using a variety of colours,
materials, projections as well as recessions in the building façade, as per (Figure
7.9c);
Figure 7.9c: Vertical Articulation Specifications
(c) Individual retail store frontages along 99 Avenue at ground floor shall not exceed
8.0m in width, as per Figure 7.9c;
(d) Where feasible, entrances for commercial and office uses shall be located at
intervals of 6.0m to 10.0m along building façades fronting public roadway; and
(e) For new construction, large scale commercial uses at ground floor shall be required
to provide small scale individualized tenancy fronting the public roadway, as per
Figure 7.9d.
Figure 7.9d: Small Scale Occupancy in Large Scale Commercial Uses
City of Fort Saskatchewan
Land Use Bylaw
C23-20
7.9.6. Open Space and Linkages
(a)
A minimum 15% of the Fort Mall site area shall be dedicated as publically-
accessible open space that is connected to the wider city level open space
network;
(b)
Open space shall be developed and landscaped in accordance with Section 5.6 to
5.8 of this Bylaw. In addition, street furniture such as benches, waste receptacles,
garden lighting, etc. may be required to enhance the open space to the satisfaction
of Development Authority; and
(c)
New private or public roads in this district shall be designed in a manner to re-
establish the typical block pattern and the street grid found in Fort Saskatchewan's
downtown.
7.9.7. Building Massing and Architectural Character
(a) Buildings at the intersection of the following streets shall be required to incorporate
special architectural treatment to mark entrances to the downtown and key focal
points:
i.
99 Avenue and 106 Street; and
ii.
99 Avenue and 108 Street.
(b) Buildings more than 5 storeys shall provide three distinct vertical zones, as per
Figure 7.9e, and meet the following step back requirements:
i.
The base zone shall be a minimum of two storeys and a maximum four
storeys, and shall be integrated with townhouses, apartments or commercial
retail units; and
ii.
The middle zone shall provide a minimum setback of 3.0m and a maximum
floor plate of 800m².
iii.
The top zone shall be required for high rise buildings and shall include the
top three stories. The top zone shall provide either an additional setback or
a change in material/colour or special architectural treatment to the
satisfaction of the Development Authority.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
Figure 7.9e: Vertical Zones in Mid-rise and High-rise Buildings
(c) A minimum separation distance of 25.0m measured perpendicularly to building face
shall be provided between the shafts (middle zones) of two high rise towers;
(d) Building façade on corner sites shall address both public roadways;
(e) New developments shall be encouraged to incorporate public art into building
façades; and
(f)
Large blank façades with opaque surfaces shall be minimized to the satisfaction of
the Development Authority.
7.9.8. Pedestrian Entrances
(a) Ground floor entrances for commercial/office uses shall be level with grade of the
adjacent sidewalk;
(b) Ground floor entrances for residential units fronting public road shall provide a 1.0m
grade separation from adjacent sidewalk to provide visual privacy for residential
units; and
(c) Entrances to commercial uses at ground floor and residential uses above ground
level shall be architecturally differentiated from each other.
7.9.9. Ground Floor Treatment
(a) The land uses along ground floors of all buildings shall be as per Figure 7.9f,
whereas:
i.
Ground floor uses along 99 Avenue shall be limited to commercial or
residential development; and
ii.
Ground floor uses along 98 Avenue shall be limited to residential
development.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
Figure 7.9f: Ground Floor Frontage Use Designations
(b) Facade improvement or facades for newly constructed buildings with non-
residential uses located on the ground floor facing a public street or public area
shall provide a minimum 60% transparency on the ground floor level to encourage
pedestrian interactions and safety, as per Figure 7.9g.
Figure 7.9g: Transparency in Ground Level Commercial Developments
(c) Principal entrances of dwelling units or commercial retail units provided at the
ground floor level shall provide direct access to the adjacent public sidewalk.
7.9.10. Canopies and Weather Protection
(a) A continuous weather protection of minimum 1.8m width at the ground floor of all
building façades fronting 99 Avenue shall be encouraged, as per Figure 7.9h.
Figure 7.9h: Canopies and Weather Protection
City of Fort Saskatchewan
Land Use Bylaw
C23-20
7.9.11. Building Projections
(a) Balconies on the streetwall shall be partly or fully recessed from the building face
with approximately 50% of their perimeter contained by exterior walls of the
building, as per Figure 7.9i.
Figure 7.9i: Balcony Projection
(b) Balcony projections may project beyond the floor plate restrictions or the front
streetwall up to a maximum of 1.0m but shall in no case project beyond the
property line.
7.9.12. General Parking Requirements
(a) On-site parking should be provided at the rear or sides of buildings, within
underground parkade or above-ground parking structures. Surface parking areas
should not be developed adjacent to any public roadway other than a lane, unless a
suitable interface with the abutting street is provided to the satisfaction of the
Development Authority.
(b) Corner sites may have surface parking areas located on the side of the building,
facing the flanking roadway when screened from public view.
(c) The Development Authority may consider granting additional Floor Area Ratio, if
the applicant agrees to provide underground parking stalls to meet all parking
requirements of the project.
(d) Uses and developments not specified in an approved Parking Impact Assessment
shall meet the Minimum Parking Requirements for Downtown, as per Table 13.e.
(e) Structured parking facilities shall generally be provided at locations internal to the
site. If such parking facilities are located fronting a public roadway, then the
following design considerations shall be utilized:
i. Ground floor shall include retail uses with multiple entrances;
City of Fort Saskatchewan
Land Use Bylaw
C23-20
ii. Entrance to the parking facility shall be designed with special architectural
treatment to maintain the integrity of retail frontage; and
iii. The facade of the upper storeys of the parking facility shall be designed to
reflect residential or commercial building character.
7.9.13. Circulation, Accesses, Loading and Waste Collection
a) All vehicular access to parking and on-site service areas, parking facilities, waste
storage/collection areas as well as loading facilities shall be screened from public
roadways using enhanced landscape treatment or special architectural features.
b) Where possible, vehicular entrances to underground parking facilities and passenger
drop-off areas shall be provided from the rear of buildings.
c) Internal roadway network shall be designed to improve walkability and reduce
shortcutting by vehicular traffic.
d) Garbage and recycling containers shall provide a minimum setback of 1.0m from a
property line and be screened using appropriate architectural or landscaping
treatment to the satisfaction of Development Authority.
7.9.14. Signage
a)
Buildings on corner sites shall provide signage on both building façades; and
b)
Projecting signs may project beyond the streetwall by a maximum of 1.0m and
should be restricted to ground floor only.
7.9.15. Additional Development Regulations for C5
a)
All development and uses within this Land Use District are subject to the applicable
provisions of Part 5 - General Regulations for all Land Use Districts, Sections 7.1 to
7.6 of Part 7 - Commercial Land Use Districts, Part 13 - Parking and Loading, and
Part 14 - Signs.
b)
Except for off-street parking, loading areas and approved patios, all business
activities shall be carried out entirely within completely enclosed buildings or
structures. Sidewalk sales, tent sales, or farmers markets shall be considered in the
approved open space areas such as parking lots or plazas in accordance with the
regulations for Temporary Outdoor Events; and
c)
The siting and appearance of all buildings or improvements, and the landscaping of
the site shall be to the satisfaction of the Development Authority in order that there
shall be general conformity with adjacent buildings, and that there may be
adequate protection afforded to the amenities of adjacent buildings and sites. The
form and character of buildings shall complement adjacent residential character of
the neighbourhood.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
Part 8 - Industrial Land Use Districts
GENERAL REGULATIONS FOR ALL INDUSTRIAL LAND USE DISTRICTS
8.1. ACCESSORY DEVELOPMENTS IN INDUSTRIAL DISTRICTS
8.1.1. Where an accessory building is attached to the principal building by an open or enclosed
roofed structure it shall be considered a part of the principal building and subject to the
setbacks required for the principal building.
8.1.2. Where a Land Use District does not specify a height or setback, the height and setbacks
for industrial accessory buildings shall be at the discretion of the Development Authority,
and subject to the Alberta Building Code.
8.1.3. Notwithstanding Subsection 8.1.2 above, accessory buildings in Industrial Land Use
Districts shall not be located in front of the principal building.
8.1.4. Where permitted, Air Supported or Fabric Covered structures shall:
(a) Not exceed the maximum height permitted in the Land Use District in which they
are located;
(b) Not be located in front of the principal building; and
(c) Be subject to the Alberta Building Code.
8.1.5. Shipping containers shall be considered an accessory building in Industrial Land Use
Districts.
8.1.6. Shipping Containers shall not be stacked in the IL - Light Industrial District.
8.1.7. Shipping containers located in the IM - Medium Industrial District and IH - Heavy Industrial
District may be stacked to the maximum height permitted in the Land Use District in which
they are located.
8.1.8. Shipping containers shall be used for storage purposes only, excluding any dangerous or
hazardous goods or containers.
8.2. FENCES, WALLS AND HEDGES IN INDUSTRIAL DISTRICTS
8.2.1. Fencing above 2.5m in height shall be at the discretion of the Development Authority.
8.2.2. No fencing under 1.8m in height shall be equipped with barbed wire.
8.2.3. No electrification of fences shall be permitted.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
8.3. INTERFACE WITH NON-INDUSTRIAL LAND USES
8.3.1. Where a proposed industrial use will be located on a site adjacent to a non-industrial use
or Land Use District, the Development Authority may require mitigation of potential
development impacts on the adjacent lands, including but not limited to:
(a) Provision of noise attenuating walls;
(b) Increased landscaping, including a landscaped buffer;
(c) Relocation of parking areas, walkways, business entrances or other high activity
areas away from residential property lines;
(d) Screening or relocating on-site lighting to avoid spillage onto residential sites;
(e) Restricting the location of outdoor speakers; and
(f)
Changing the proposed structure to mitigate noise, light or glare impacts.
8.4. LANDSCAPING REQUIREMENTS FOR INDUSTRIAL LAND USES
8.4.1. To ensure visual aesthetic quality in the area is not diminished, landscaping for industrial
sites shall include a minimum of one tree for each 3.0m of lot width planted adjacent to
the public roadway frontage. The Development Authority may, in consideration of
meeting the intent, reduce this requirement, or require an alternative arrangement of
trees, taking into consideration the merits of the application, site conditions, traffic, and
area context.
8.4.2. In addition to the requirements of Section 5.6 General Landscaping Requirements, all
yards of industrial sites shall be landscaped with a variety of trees, shrubs, and planted
ground cover in accordance with a landscaping plan approved by the Development
Authority. To create a soft transition between the parking area and the principal building,
the Development Authority may require a portion of the required landscaping to be
located adjacent to the principal building.
8.4.3. Landscaped buffers and areas shall be developed as follows:
(a) Landscaped buffers between parking, loading or other hard surfaced areas and
adjacent public roadways shall be a minimum of 3.0m in width.
(b) Landscape areas adjacent to principal buildings, if required under Section 8.4.2,
shall be a minimum of 2.5m in width.
(c) Landscaped areas between parking, loading or other hard surfaced areas and
adjacent residential sites shall be a minimum of 6.0m in width and include shrubs or
hedges, fencing and/or berms in order to interfere with vehicle headlights shining
across property lines, to the satisfaction of the Development Authority.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
8.4.4. The entire site shall be maintained in a neat, tidy manner including trimming and upkeep
of landscaped areas and the removal of debris and unsightly objects.
8.4.5. In addition to the requirements above, the Development Authority may require other types
of screening such as masonry walls, earth berms or a combination thereof.
8.4.6. If existing mature trees of at least 15.0 cm caliper are retained on a development site,
they may count as double towards the final number of trees required for the development.
8.5. OUTDOOR STORAGE
8.5.1. Outdoor Storage shall only be permitted on a permanent basis in conjunction with another
listed permitted or discretionary use in the district.
8.5.2. Outdoor Storage must be visually screened from adjacent roadways and adjacent Zones
through the use of building orientation and design, Landscaping, berm and fencing.
8.5.3. Notwithstanding 8.5.2, the Development Authority may waive the screening requirement
based on the site characteristics, the merit of the application, and if considered
appropriate, the findings of a Crime Prevention Through Environmental Design (CPTED)
Assessment.
8.6. SETBACKS FOR INDUSTRIAL LAND USES
8.6.1. The minimum setback requirements may be reduced at the discretion of the Development
Authority subject to:
(a) Fire Regulations;
(b) Alberta Building Code; and
(c) Development permitted or existing on adjacent sites.
8.7. SITE PLANNING AND DESIGN FOR INDUSTRIAL SITES
8.7.1. To the extent reasonably feasible, industrial sites shall be designed to:
(a) Minimize the visual impact on adjacent public roadways by locating mechanical
equipment, waste collection areas, outdoor storage areas, work operations and
vehicle servicing areas in rear or side yards to the maximum extent feasible and
screening these areas from adjacent non-industrial sites; and
(b) Take advantage of coordinated planning, access and screening with adjacent
industrial development, to the extent reasonably feasible.
8.8. SURVEILLANCE SUITES
8.8.1. A maximum of one (1) surveillance suite is permitted per site in Industrial Land Use
Districts.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
8.9. IL - LIGHT INDUSTRIAL DISTRICT
8.9.1. IL Purpose
This District is intended to provide for light industrial uses that do not adversely affect adjacent
land uses or cause any external, objectionable or dangerous conditions outside of any building on
the light industrial site. This district is also intended to provide for offices, research and
development activities, and specialized light industrial and manufacturing establishments. This
District is normally applied to sites adjacent to major roadways on the periphery of industrial areas
and may serve as a buffer between heavier industrial and other land uses.
8.9.2. IL Permitted and Discretionary Uses
(a)
Fundamental Use Provisions
The Fundamental Use Provisions as requisite qualifiers for Permitted and Discretionary Uses
listed within 8.9.2 (b) and (c) shall ensure:
i. General Industrial Uses that have the potential to create significant impacts,
adverse effects or nuisance off the site, including but not limited to smoke, gas,
odour, sound, vibration or other objectionable impacts, shall be considered as a
Discretionary Use.
ii. That notwithstanding 8.9.2(b) and (c), the following Uses are neither Permitted
nor Discretionary Uses if located within the IL Limited Use Overlay:
A.
Kennel
B.
Service Station
C.
Service Station, Bulk Fuel Depot
(b)
IL Permitted
-
Breweries, Wineries, and Distilleries
-
Bulk Fuel Depot
-
Business Support Service
-
Cannabis Production and Distribution
Facility
-
Contractor Service
-
Custom Manufacturing Establishment
-
Emergency Response Service
-
General Industrial Use
-
Greenhouse
-
Kennel
-
Pet Care Service
-
Professional, Financial and Office
Service
-
Recycling Depot
-
Recycling Drop-off
-
Research and Development Facility
-
Service Station
-
Service Station (Limited)
-
Sign, Billboard
-
Sign, Freestanding (Limited)
-
Sign, Portable
-
Sign, Portable (Limited)
-
Sign, Projecting
-
Sign, Roof
-
Storage Facility
-
Surveillance Suite
-
Vehicle and equipment storage
-
Vehicle Repair Facility
-
Vehicle Repair Facility (Limited)
-
Vehicle sales, leasing and rental
facility
-
Vehicle sales, leasing and rental
facility (Limited)
-
Vehicle Wash
-
Veterinary Clinic
-
Warehouse Distribution and Storage
-
Warehouse Sales
City of Fort Saskatchewan
Land Use Bylaw
C23-20
-
Sign, Billboard (Limited)
-
Sign, Electronic Message
-
Sign, Fascia
-
Sign, Fascia (Limited)
-
Sign, Freestanding
Accessory development to any use listed in
subsection 8.9.2(b)
(c)
IL Discretionary
-
Commercial School
-
Community Service Facility
-
Eating and Drinking Establishment
-
Entertainment Facility, Indoor
-
Entertainment Facility, Outdoor
-
Health Service
-
Outdoor Storage
-
Outdoor Storage Facility
-
Recreation Facility, Indoor
-
Recreation Facility, Indoor (Restricted)
-
Recreation Facility, Outdoor
-
Retail Store (General)
-
Renewable Energy Device
-
Renewable Energy Device (Limited)
Accessory development to any use listed in
subsection 8.9.2(c)
8.9.3. IL Site Subdivision Regulations
8.9.4. IL Site Development Regulations
Interior or Corner Site
(a) Front Yard
Setback
6.0m minimum
Flanking front yard minimum at the discretion of the Development
Authority
(b) Rear Yard
Setback
5.0m minimum
May be reduced to 4.5m at the discretion of the Development
Authority, if it can be demonstrated that the reduction would have
no adverse impacts on adjacent lands and that all Safety Code
requirements are adhered to.
Interior or Corner Site
(a)
Site Area
0.2ha minimum
(b)
Site Width
No minimum
(c)
Site Depth
30.0m minimum
City of Fort Saskatchewan
Land Use Bylaw
C23-20
(c) Side Yard Setback
4.5m minimum
Subject to Alberta Building Code and Safety Codes Act, one side
yard setback may be reduced to a minimum of 1.5m at the
discretion of the Development Authority
(d) Height
15.0m maximum for building.
30.0m for towers, structural, equipment storage or other
components of the building which may be required for the
operation (not intended to allow for an additional storey above
15.0m).
(e) Site Coverage
60% maximum for all buildings
8.9.5. Additional Development Regulations for IL
(a) All development and uses within this Land Use District are subject to the applicable
provisions of Part 5 - General Regulations for all Land Use Districts, Sections 8.1 to
8.8 of Part 8 - Industrial Land Use Districts, Part 13 - Parking and Loading, and Part
14 - Signs; and
(b) All development and uses within this Land Use District are subject to the applicable
provisions of Section 12.4 - IL Limited Use Overlay.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
8.10. IM - MEDIUM INDUSTRIAL DISTRICT
8.10.1. Purpose
This District is generally intended to establish an area of industrial uses where site regulations
require a high standard of site design, open space and landscaping. Storage areas shall either be
enclosed on all sides or shall be entirely out of the view of the general public. This District will
accommodate uses that do not cause any external, objectionable or dangerous conditions beyond
the outer limit of the site and will normally be applied as a District to buffer heavier industrial Land
Use Districts from other Land Use Districts. This District shall be served by adequate industrial
roads.
8.10.2. IM Permitted and Discretionary Uses
(a)
Fundamental Use Provisions
The Fundamental Use Provisions as requisite qualifiers for Permitted and Discretionary Uses
listed within 8.10.2 (b) and (c) shall ensure:
i.
That notwithstanding 8.10.2(b) and (c), the following Uses are considered
Discretionary Uses if located within the Highway 15 Overlay:
A. Emergency Response Service
B. Kennel
C. Vehicle Repair Facility
D. Vehicle Repair Facility (limited)
E. Vehicle Sales, Leasing or Rental Facility
F. Vehicle Sales, Leasing or Rental Facility (limited)
G. Vehicle Wash
H. Veterinary Clinic
I.
Accessory development to any Use in this list.
(b)
IM Permitted
-
Breweries, Wineries, and Distilleries
-
Bulk Fuel Depot
-
Cannabis Production and Distribution
Facility
-
Contractor Service
-
Custom Manufacturing Establishment
-
Emergency Response Service
-
General Industrial Use
-
Kennel
-
Outdoor Storage
-
Outdoor Storage Facility
-
Recycling Depot
-
Research and Development Facility
-
Service Station (Limited)
-
Sign, Billboard
-
Sign, Billboard (Limited)
-
Sign, Electronic Message
-
Sign, Portable
-
Sign, Portable (Limited)
-
Sign, Projecting
-
Sign, Roof
-
Storage Facility
-
Surveillance Suite
-
Vehicle and equipment storage
-
Vehicle Repair Facility
-
Vehicle Repair Facility (Limited)
-
Vehicle sales, leasing and rental
facility
-
Vehicle sales, leasing and rental
facility (Limited)
-
Vehicle Wash
-
Veterinary Clinic
-
Warehouse Distribution and Storage
-
Warehouse Sales
City of Fort Saskatchewan
Land Use Bylaw
C23-20
-
Sign, Fascia
-
Sign, Fascia (Limited)
-
Sign, Freestanding
-
Sign, Freestanding (Limited)
Accessory development to any use listed
in subsection 8.10.2(b)
(c)
IM Discretionary
-
Agriculture
-
Auctioneering Facility
-
Business Support Service
-
Commercial School
-
Entertainment Facility, Outdoor
-
Greenhouse
-
Professional, Financial and Office
Service
-
Renewable Energy Device
-
Renewable Energy Device (Limited)
-
Service Station
-
Those Uses subject to 8.10.2(a)(i)
Accessory development to any use listed in
subsection 8.10.2(c)
8.10.3. IM Site Subdivision Regulations
8.10.4. IM Site Development Regulations
Interior Site
Corner Site
(a) Front Yard
Setback
9.0m minimum
Flanking front yard minimum at
the discretion of the
Development Authority
(b) Rear Yard
Setback
5.0m minimum
May be reduced to 1.5m at the discretion of the Development
Authority, if it can be demonstrated that the reduction would have
Interior or Corner Site
(a)
Site Area
0.4ha minimum
The minimum site area may be reduced to 0.2ha where the parcel
frontage is at least 33.0m and, in the opinion of the Subdivision
Authority, there will be no adverse effect on adjacent parcels
(b)
Site Width
At the discretion of the Subdivision Authority
(c)
Site Depth
At the discretion of the Subdivision Authority
City of Fort Saskatchewan
Land Use Bylaw
C23-20
no adverse impacts on adjacent lands and that all federal or
provincial requirements are adhered to
(c) Side Yard Setback
6.0m minimum on one side and 1.5m minimum on the other side for
buildings up to 4.5m in height
For buildings over 4.5 in height, the 1.5m minimum side yard shall
be increased by 0.3m for each additional 1.0m of building height
(d) Height
18.0m maximum for building.
30.0m for towers, structural, equipment storage or other
components of the building which may be required for the operation
(not intended to allow for an additional storey above 18.0m).
(e) Site Coverage
60% maximum for all buildings
8.10.5. Additional Development Regulations for IM
(a) All development and uses within this Land Use District are subject to the applicable
provisions of Part 5 - General Regulations for all Land Use Districts, Sections 8.1 to
8.8 of Part 8 - Industrial Land Use Districts, Part 13 - Parking and Loading, and Part
14 - Signs;
(b) Proposed developments may be subject to a Risk Assessment to ensure
compatibility with adjacent heavy industrial uses.
(c) At the discretion of the Development Authority or based on the recommendations of
a Risk Assessment, additional safety measures may be required by the
Development Authority in order to consider a proposed development;
(d) For development adjacent to Heavy Industrial Uses, all sites and buildings shall be
designed for ease of evacuation, access by emergency services, and mechanical
systems to provide protection to occupants in the case of a significant industrial
accident; and
(e) All sites and buildings shall be designed in accordance with the principles of
Shelter-in-Place.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
8.11. IH - HEAVY INDUSTRIAL DISTRICT
8.11.1. Purpose
This District is generally intended to establish an area for industrial uses that may cause
objectionable or dangerous conditions beyond the boundary of the site. This District will be
applied in areas where there will be no adverse effects upon other Land Use Districts.
8.11.2. IH Permitted and Discretionary Uses
(a)
Fundamental Use Provisions
The Fundamental Use Provisions as requisite qualifiers for Permitted and Discretionary
Uses listed within 8.11.2 (b) and (c) shall ensure:
i.
None.
(b)
IH Permitted
(c) IH Discretionary
-
Emergency Response Service
-
General Industrial Use
-
Heavy Industrial Use
-
Natural Resource Processing
-
Outdoor Storage
-
Outdoor Storage Facility
-
Sign, Billboard
-
Sign, Billboard (Limited)
-
Sign, Electronic Message
-
Sign, Fascia
-
Sign, Fascia (Limited)
-
Sign, Freestanding
-
Sign, Freestanding (Limited)
-
Sign, Portable
-
Sign, Portable (Limited)
-
Sign, Projecting
-
Sign, Roof
Accessory development to any use listed in
subsection 8.11.2(b)
-
Agriculture
-
Natural Resource Development
-
Surveillance Suite
-
Warehouse Distribution and Storage
-
Renewable Energy Device
-
Renewable Energy Device (Limited)
Accessory development to any use listed
in subsection 8.11.2(c)
8.11.3. IH Site Subdivision and Development Regulations
All subdivision regulations are at the discretion of the Subdivision Authority and all development
regulations are at the discretion of the Development Authority, who shall have regard to the
impact of the proposal on the intended purpose of the Land Use District and the impact that any
application may have on industrial lands or those non-industrial lands adjacent to the site;
City of Fort Saskatchewan
Land Use Bylaw
C23-20
8.11.4. Additional Development Regulations for IH
(a) All development and uses within this Land Use District are subject to the applicable
provisions of Part 5 - General Regulations for all Land Use Districts, Sections 8.1 to
8.8 of Part 8 - Industrial Land Use Districts, Part 13 - Parking and Loading, and
Part 14 - Signs;
(b) Where any source within a major new heavy industrial development may present a
risk of fire, explosion or chemical release within 3.5km from the property line of the
industrial use, the risk should be quantitatively assessed by the proponent and
mitigated to reduce the cumulative risk to an acceptable level at the location of the
residence. Such assessments should be carried out as deemed appropriate by the
Alberta Energy Regulator (AER), or applicable regulatory agency;
(c) Where any source within a major new heavy industrial development may create an
impact associated with noise, light, odour or other nuisance to an existing,
permitted dwelling within 3.5km from the property line of the industrial use, the level
of nuisance should be quantitatively assessed and mitigated to reduce the
cumulative impact of each nuisance factor to a level below a standard which, in the
opinion of the Development Authority, does not represent a significant impediment
to the residential use and enjoyment of property at the location of the residence;
(d) All sites and buildings shall be designed for ease of evacuation, access by
emergency services, and mechanical systems to provide protection to occupants in
the case of a significant industrial accident; and
(e) All sites and buildings shall be designed in accordance with the principles of
Shelter-in-Place.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
8.12. IR - INDUSTRIAL RESERVE DISTRICT
8.12.1. Purpose
This District is generally intended to reserve those areas of the City which are rural in character or
land use but intended for future industrial development until such time as a plan of subdivision
has been accepted in principle or approved for other specific uses not permitted in this District.
The reclassification of land to other Land Use Districts will normally occur subsequent to the
acceptance of an Area Structure Plan where one is required by Council and subsequent to the
approval of the subdivision proposed.
8.12.2. IR Permitted and Discretionary Uses
(a)
Fundamental Use Provisions
The Fundamental Use Provisions as requisite qualifiers for Permitted and Discretionary Uses
listed within 8.12.2 (b) and (c) shall ensure:
i.
None.
(b)
IR Permitted
(c) IR Discretionary
-
Agriculture
-
Sign, Billboard
-
Sign, Billboard (Limited)
-
Sign, Portable
-
Sign, Portable (Limited)
Accessory development to any use listed in
subsection 8.12.2(b)
-
Renewable Energy Device
-
Renewable Energy Device (Limited)
Accessory development to any use listed
in subsection 8.12.2(c)
8.12.3. IR Site Subdivision and Development Regulations
All subdivision regulations are at the discretion of the Subdivision Authority and all development
regulations are at the discretion of the Development Authority, who shall have regard to the
impact of the proposal on the intended purpose of the Land Use District and the impact that any
application may have on industrial lands or those non-industrial lands adjacent to the site.
8.12.4. Additional Regulations for IR
(a) All development and uses within this Land Use District are subject to the applicable
provisions of Part 5 - General Regulations for all Land Use Districts, Sections 8.1 to
8.8 of Part 8 - Industrial Land Use Districts, Part 13 - Parking and Loading, and
Part 14 - Signs; and
(b) On-site water and sewer services shall comply with all applicable Alberta Safety
Codes Act requirements and Provincial Legislation.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
8.13. IB - INDUSTRIAL BUFFER DISTRICT
8.13.1. Purpose
This District is intended to act as a buffer between industrial and non-industrial development
within the City. This District is distinct from the IR - Industrial Reserve District in that the lands are
not intended for future industrial development.
8.13.2. IB Permitted and Discretionary Uses
(a)
Fundamental Use Provisions
The Fundamental Use Provisions as requisite qualifiers for Permitted and Discretionary Uses
listed within 8.13.2 (b) and (c) shall ensure:
i.
None.
(b)
IB Permitted
(c) IB Discretionary
-
Agriculture
-
Sign, Billboard
-
Sign, Billboard (Limited)
-
Sign, Portable
-
Sign, Portable (Limited)
Accessory development to any use listed in
subsection 8.13.2(b)
-
Renewable Energy Device
-
Renewable Energy Device (Limited)
Accessory development to any use listed
in subsection 8.13.2(c)
8.13.3. IB Site Subdivision and Development Regulations
All subdivision regulations are at the discretion of the Subdivision Authority and all development
regulations are at the discretion of the Development Authority, who shall have regard to the
impact of the proposal on the intended purpose of the Land Use District and the impact that any
application may have on industrial lands or non-industrial lands adjacent to the site;
8.13.4. Additional Regulations for IB
(a) All development and uses within this Land Use District are subject to the applicable
provisions of Part 5 - General Regulations for all Land Use Districts, Sections 8.1 to
8.8 of Part 8 - Industrial Land Use Districts, Part 13 - Parking and Loading, and
Part 14 - Signs; and
(b) On-site water and sewer services shall comply with all applicable Alberta Safety
Codes Act requirements and Provincial Legislation.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
Part 9 - Institutional Land Use Districts
GENERAL REGULATIONS FOR ALL INSTITUTIONAL LAND USE DISTRICTS
9.1. ACCESSORY DEVELOPMENTS IN INSTITUTIONAL DISTRICTS
9.1.1. Where an accessory building is attached to the principal building by an open or enclosed
roofed structure it shall be considered part of the principal building and be subject to the
setback requirements for the principal building.
9.1.2. The height and setback of institutional accessory buildings shall be at the discretion of the
Development Authority, subject to the Alberta Building Code.
9.1.3. Notwithstanding the above, accessory buildings and uses shall not be located in front of
the principal building.
9.1.4. Covered decks, hard surfaced brick, concrete or wood terraces or patios located in any
front or side yard setback area shall be at the discretion of the Development Authority.
9.2. FENCES, WALLS AND HEDGES IN INSTITUTIONAL DISTRICTS
9.2.1. Fences, walls or hedges within Institutional Land Use Districts, except for Agricultural and
Urban Reserve Districts, on interior lots shall be no higher than:
(a) 1.8m along a rear or side yard Property line; and
(b) 0.91m along the front yard Property line.
9.2.2. Fences, walls or hedges within Institutional Land Use Districts, except for Agricultural or
Urban Reserve Districts, on corner sites shall be no higher than 1.8m for that portion of
fence that does not extend beyond the front of the principal building abutting the front yard
on the narrow frontage and 1.8m on the side yard abutting a public roadway and lane if, in
the opinion of the Development Authority, it will not prejudice the safety or amenities of
the Adjoining lot.
9.2.3. There shall be no electrification of fences and no barbed wire in Institutional Land Use
Districts, except for the Urban Reserve District and the Fort Saskatchewan Correctional
Centre.
9.2.4. For sites located in an Urban Reserve District, except for on a property line adjacent to a
Residential Land Use District, the maximum height of a fence, wall or hedge shall be 1.8m
or as approved by the Development Authority.
9.2.5. The Development Authority may require fencing or screening of institutional sites where
considered necessary.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
9.3. LANDSCAPING REQUIREMENTS FOR INSTITUTIONAL LAND USES
9.3.1. A minimum of 20% of the site area shall be landscaped, including all areas not occupied
by buildings, vehicular access or parking. One tree for each 35.0m2 and one shrub for
each 15.0m2 of landscape area shall be provided.
9.3.2. Parking Lots
As part of Section 9.3.1, landscaping within parking areas must be planted in accordance
with the following standards:
(a) Grade level parking areas accommodating 15 or more parking spaces shall
incorporate landscaped areas at a minimum of 2.0m2 for each parking space.
Landscape areas within parking areas includes landscape islands or other areas
within the parking area but shall not include landscaping within setbacks or
landscape buffers.
(b) Landscaping within the parking area shall include one tree for each 35.0m2 of
required landscaping and one shrub for each 15.0m2 of required landscaping.
(c) Landscape islands shall be provided at the beginning and end of each row of
parking stalls.
(d) Landscape islands shall be provided with no more than 20 parking stalls between
islands; and
(e) Landscape islands shall be a minimum length of at least 2.5m for single row
parking, and a minimum length of 5.0m for double row parking.
9.3.3. If existing mature trees of at least 15.0cm or larger in caliper are retained on a
development site, they may count as double towards the final number of trees required
pursuant to this Bylaw.
9.4. SITE PLANNING AND DESIGN STANDARDS FOR INSTITUTIONAL LAND USES
9.4.1. Institutional sites shall be planned and designed to:
(a) Ensure a coordinated and coherent pattern of roadways, outdoor spaces,
landscaping, building forms and land uses with adjacent commercial developments;
(b) Provide appropriate transitions in scale and intensity to adjacent residential Land
Use Districts;
(c) Provide direct pedestrian access to building entrances as well as other uses and
buildings within the site;
(d) Link on-site pedestrian walkways and sidewalks with adjacent sidewalks on public
roadways and trails; and
(e) Provide for bicycle amenities and future transit connections.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
9.4.2. To the extent reasonably feasible, sites should be designed to reduce the building and
site development footprints, maximize the use of permeable surfaces and walkways,
minimize paving, and provide natural shading of buildings and paved areas with trees and
other landscaping features to minimize the heat island effect.
9.5. SHIPPING CONTAINERS
9.5.1. Shipping containers may be located in Institutional Land Use Districts provided that:
(a) There shall be no more than two shipping containers per site and they shall not be
stacked;
(b) They shall be used for storage purposes only, excluding the storage of any
dangerous or hazardous goods or materials; and
(c) They shall be located only at the rear of the principal building or in loading areas,
and painted in a colour complementing the principal building on the site, to the
satisfaction of the Development Authority.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
9.6. EP - ENVIRONMENTAL PROTECTION DISTRICT
9.6.1. Purpose
This District is intended to protect and conserve publicly owned lands with unique scenic and
natural landscapes and environmental value. Development in this District will be limited to
passive and/or light recreational uses and, where required, essential public works.
9.6.2. EP Discretionary Uses
(a)
Fundamental Use Provisions
The Fundamental Use Provisions as requisite qualifiers for Permitted and Discretionary Uses
listed within 9.6.2 (b) shall ensure:
i.
None.
(b) EP Discretionary Uses
-
Park
Accessory development to any use listed in subsection 9.6.2(b)
9.6.3. EP Site Subdivision and Development Regulations
The minimum and maximum site subdivision standards shall be at the discretion of the
Subdivision Authority and all site development standards shall be at the discretion of the
Development Authority.
9.6.4. Additional Development Regulations for EP
(a) All development and uses within this Land Use District are subject to the applicable
provisions of Part 5 - General Regulations for all Land Use Districts, Sections 9.1 to
9.5 of Part 9 - Institutional Land Use Districts, Part 13 - Parking and Loading, and
Part 14 - Signs;
(b) Any development within this District, whether a Development Permit is required or
not, shall be conditional upon:
i. The full restoration of the natural landscape to pre-construction grades or, if
pre-construction grades are not feasible, in a fashion that enhances the
amenities of the surrounding landscape; the full restoration of all natural
vegetation to pre-construction conditions; and
ii. Measures such as perimeter fencing to ensure that the subject lands will be
protected from inappropriate use.
(c) Inside or outside storage of chemicals, explosives, flammable liquids, toxic or
waste materials shall not be permitted within a Flood Risk area.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
9.7. PS - PUBLIC SERVICE DISTRICT
9.7.1. Purpose
This District is intended to provide for public and quasi-public development that serves the social,
physical, mental, cultural and religious needs of the community
.
9.7.2. PS Permitted and Discretionary Uses
(a)
Fundamental Use Provisions
The Fundamental Use Provisions as requisite qualifiers for Permitted and Discretionary Uses
listed within 9.7.2 (b) and (c) shall ensure:
i.
That any Use which includes a drive-through service shall be considered neither
Permitted nor Discretionary Uses.
(b)
PS Permitted
(c) PS Discretionary
-
Assisted Living Facility
-
Child Care Facility
-
Community Service Facility
-
Education (Private)
-
Education (Public)
-
Emergency Response Service
-
Government Service
-
Group Home
-
Health Service
-
Parking Facility
-
Place of Worship
-
Recreation Facility, Indoor
-
Recreation Facility, Outdoor
-
Sign, Billboard (Limited)
-
Sign, Electronic Message
-
Sign, Fascia
-
Sign, Fascia (Limited)
-
Sign, Freestanding
-
Sign, Freestanding (Limited)
-
Sign, Portable
-
Sign, Portable (Limited)
-
Sign, Projecting
-
Public Facility
Accessory development to any use listed in
subsection 9.7.2(b)
-
Campground
-
Cemetery
-
Detention and Correction Service
-
Eating and Drinking Establishment
-
Funeral Home
-
Hospital
-
Recycling Drop-off
-
Retail Store (Convenience)
Accessory development to any use listed
in subsection 9.7.2(c)
City of Fort Saskatchewan
Land Use Bylaw
C23-20
9.7.3. PS Site Subdivision Regulations
9.7.4. PS Site Development Regulations
Interior Site
Corner Site
(a) Front Yard
Setback
6.0m minimum
Front: 6.0m minimum
Flanking: at the discretion of the
Development Authority
(b) Rear Yard
Setback
8.0m minimum
(c) Side Yard Setback
3.0m minimum
(d) Height
14.0m maximum for a principal building
30.0m for towers or structural components of buildings not
intended for human occupation
(e) Site Coverage
60% maximum for all buildings
9.7.5. Additional Development Regulations for PS
(a) All development and uses within this Land Use District are subject to the applicable
provisions of Part 5 - General Regulations for all Land Use Districts, Sections 9.1 to
9.5 of Part 9 - Institutional Land Use Districts, Part 13 - Parking and Loading, and
Part 14 - Signs; and
(b) The Development Authority may modify the parking standards for development in
the PS - Public Service District set out in Part 13 - Parking and Loading.
Interior or Corner Site
(a)
Site Area
At the discretion of the Subdivision Authority
(b)
Site Width
At the discretion of the Subdivision Authority
(c)
Site Depth
At the discretion of the Subdivision Authority
City of Fort Saskatchewan
Land Use Bylaw
C23-20
9.8. PR - PARKS AND RECREATION DISTRICT
9.8.1. PR Purpose
This District is intended to provide for parks, open space and natural areas with minor accessory
developments to serve the active and passive recreational needs of the community.
9.8.2. PR Permitted and Discretionary Uses in the PR District
(a)
Fundamental Use Provisions
The Fundamental Use Provisions as requisite qualifiers for Permitted and Discretionary Uses
listed within 9.8.2 (b) and (c) shall ensure:
i.
That any Use which includes a drive-through service shall be considered neither
Permitted nor Discretionary Uses.
(b) PR Permitted
(c) PR Discretionary
-
Community Service Facility
-
Park
-
Parking Facility
-
Public Facility
-
Recreation Facility, Indoor
-
Recreation Facility, Outdoor
-
Sign, Billboard (Limited)
-
Sign, Fascia
-
Sign, Fascia (Limited)
-
Sign, Freestanding
-
Sign, Freestanding (Limited)
-
Sign, Portable
-
Sign, Portable (Limited)
-
Sign, Projecting
Accessory development to any use listed in
subsection 9.8.2(b)
-
Campground
-
Detention and Correction Service
-
Eating and Drinking Establishment
-
Renewable Energy Device
-
Renewable Energy Device (Limited)
-
Sign, Electronic Message
Accessory development to any use listed
in subsection 9.8.2(c)
9.8.3. PR Site Subdivision Regulations
Interior or Corner Site
(a)
Site Area
At the discretion of the Subdivision Authority
(b)
Site Width
At the discretion of the Subdivision Authority
(c)
Site Depth
At the discretion of the Subdivision Authority
City of Fort Saskatchewan
Land Use Bylaw
C23-20
9.8.4. PR Site Development Regulations
Interior Site
Corner Site
(a) Front Yard
Setback
6.0m minimum
Front: 6.0m minimum
Flanking: at the discretion of the
Development Authority
(b) Rear Yard
Setback
8.0m minimum
(c) Side Yard Setback
3.0m minimum
(d) Height
14.0m maximum
(e) Site Coverage
40% maximum for all buildings
9.8.5. Additional Development Regulations for PR
(a) All development and uses within this Land Use District are subject to the applicable
provisions of Part 5 - General Regulations for all Land Use Districts, Sections 9.1 to
9.5 of Part 9 - Institutional Land Use Districts, Part 13 - Parking and Loading, and
Part 14 - Signs; and
(b) The Development Authority may modify the parking standards for development in
the PR - Parks and Recreation District set out in Part 13 - Parking and Loading; and
(c) Development design, siting, landscaping, screening and buffering shall minimize
and compensate for any objectionable aspects or potential incompatibility with
development in abutting Land Use Districts; and the Development Authority may
modify the site development regulations in Section 9.8.4 above in order to achieve
this compatibility.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
9.9. PU - PUBLIC UTILITY DISTRICT
9.9.1. PU Purpose
This District is intended to establish areas for publicly or privately owned utility services or
corridors, primarily those which cannot be accommodated in another Land Use District. This
includes works or a system of works used to provide for public benefit or consumption, such as
water, waste management, drainage, sewage disposal, road maintenance, electricity or
telecommunications.
9.9.2. Permitted and Discretionary Uses in the PU District
(a)
Fundamental Use Provisions
The Fundamental Use Provisions as requisite qualifiers for Permitted and Discretionary Uses
listed within 9.9.2 (b) and (c) shall ensure:
i.
None.
(b) PU Permitted
(c) PU Discretionary
-
Minor Impact Utility Service
-
Park
-
Parking Facility
-
Recreation Facility, Outdoor
-
Recycling Depot
-
Recycling Drop-Off
-
Renewable Energy Device (Limited)
-
Sign, Billboard (Limited)
-
Sign, Fascia
-
Sign, Fascia (Limited)
-
Sign, Freestanding
-
Sign, Freestanding (Limited)
-
Sign, Portable
-
Sign, Portable (Limited)
Accessory development to any use listed in
subsection 9.9.2(b)
-
Major Impact Utility Service
-
Renewable Energy Device
-
Sign, Billboard
Accessory development to any use listed
in subsection 9.9.2(c)
9.9.3. PU Site Subdivision and Development Regulations
All site subdivision regulations shall be at the discretion of the Subdivision Authority and all site
development regulations shall be at the discretion of the Development Authority.
9.9.4. Additional Development Regulations for PU
(a) All development and uses within this Land Use District are subject to the applicable
provisions of Part 5 - General Regulations for all Land Use Districts, Sections 9.1 to
9.5 of Part 9 - Institutional Land Use Districts, Part 13 - Parking and Loading, and
Part 14 - Signs; and
City of Fort Saskatchewan
Land Use Bylaw
C23-20
(b) Development and site design, siting, location, building height, buffering,
landscaping and screening shall minimize any potential conflict with adjacent land
uses and development; and
(c) Provisions for parking and loading shall be at the discretion of the Development
Authority except where otherwise specified in Part 13 - Parking and Loading.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
9.10. UR - URBAN RESERVE DISTRICT
9.10.1. UR Purpose
This District is intended to reserve areas within the City which are typically rural or undeveloped
and have been identified for future subdivision and development. Interim uses may be permitted
provided they would not inhibit the convenient and economical redevelopment of the site.
9.10.2. Permitted and Discretionary Uses in the UR District
(a)
Fundamental Use Provisions
The Fundamental Use Provisions as requisite qualifiers for Permitted and Discretionary Uses
listed within 9.10.2 (b) and (c) shall ensure:
i.
None.
(b)
UR Permitted
(c) UR Discretionary
-
Sign, Portable
-
Sign, Portable (Limited)
Accessory development to any use listed in
subsection 9.10.2(b)
-
Agriculture
-
Renewable Energy Device
-
Renewable Energy Device (Limited)
-
Sign, Billboard
Accessory development to any use listed
in subsection 9.10.2(c)
9.10.3. UR Site Subdivision Regulations
Interior or Corner Site
(a)
Site Area
At the discretion of the Subdivision Authority
(b)
Site Width
At the discretion of the Subdivision Authority
(c)
Site Depth
At the discretion of the Subdivision Authority
City of Fort Saskatchewan
Land Use Bylaw
C23-20
9.10.4. UR Site Development Regulations
Interior Site
Corner Site
(a) Front Yard
Setback
7.0m minimum
Front: 7.0m minimum
Flanking: 7.0m minimum
(b) Rear Yard
Setback
7.0m minimum
(c) Side Yard
Setback
7.0m minimum
(d) Principal Building
Height
At the discretion of the Development Authority
(e) Site Coverage
40% maximum for all buildings
9.10.5. Additional Development Regulations for UR
(a) All development and uses within this Land Use District are subject to the applicable
provisions of Part 5 - General Regulations for all Land Use Districts, Sections 9.1 to
9.5 of Part 9 - Institutional Land Use Districts, Part 13 - Parking and Loading, and
Part 14 - Signs; and
(b) The Development Authority may specify the length of time that a use is permitted in
the Land Use District having regard for the servicing and future residential
development of the site; and
(c) All development shall be compatible with the Municipal Development Plan and any
applicable Area Structure Plan.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
9.11. AG-S - AGRICULTURAL GENERAL SOUTH
9.11.1. Purpose
This District is generally intended to provide for a compatible range of agricultural uses with
regulations that maintain large parcel sizes. The reclassification of land to other Land Use
Districts will normally occur subsequent to the acceptance of an Area Structure Plan where one is
required by Council and subsequent to the approval of the subdivision proposed.
9.11.2. AG-S Permitted and Discretionary Uses
(a)
Fundamental Use Provisions
The Fundamental Use Provisions as requisite qualifiers for Permitted and Discretionary Uses
listed within 9.11.2 (b) and (c) shall ensure:
i.
That the Uses of Natural Resource Development and Natural Resource Processing
shall only be considered on the following parcels legally described as:
A. Northwest quarter Section 13, Township 54, Range 23, West of the 4th Meridian;
B. Southwest quarter Section 13, Township 54, Range 23, West of the 4th Meridian;
and
C. Southeast quarter Section 14, Township 54, Range 23, West of the 4th Meridian.
(b) AG-S Permitted
(c) AG-S Discretionary
-
Agriculture
-
Garden Suite
-
Garage Suite
-
Home Office
-
Park
-
Renewable Energy Device (Limited)
-
Secondary Suite
-
Sign, Billboard (Limited)
-
Sign, Free Standing (Limited)
-
Sign, Portable
-
Sign, Portable (Limited)
-
Single Detached Housing
Accessory development to any use listed in
subsection 9.11.2(b)
-
Agricultural Support Service
-
Agriculture, Intensive Horticulture
-
Agriculture, Product Processing
-
Bed and Breakfast
-
Cottage Industry
-
Greenhouse
-
Home Business
-
Kennel
-
Natural Resource Development
-
Natural Resource Processing
-
Sign, Billboard
Accessory development to any use listed
in subsection 9.11.2(c)
City of Fort Saskatchewan
Land Use Bylaw
C23-20
9.11.3. AG-S Site Subdivision Regulations
9.11.4. AG-S Site Development Regulations
Interior Site
Corner Site
(a) Front Yard
Setback
20.0m minimum
Front: 20.0m minimum
Flanking: 20.0m minimum
(b) Rear Yard
Setback
20.0m minimum. For a first lot out of a quarter section, the
minimum setback from a rear lot line shall be 10.0m.
(c) Side Yard Setback
20.0m minimum. For a first lot out of a quarter section, the
minimum setback from a side lot line shall be 10.0m.
(d) Principal Building
Height
The maximum height shall be 10.0m except for an agricultural
structure such as a silo or grain bin
(e) Site Coverage
At the discretion of the Development Authority
9.11.5 Additional Development Regulations for AG-S
(a) All development and uses within this Land Use District are subject to the applicable
provisions of Part 5 - General Regulations for all Land Use Districts, Sections 9.1 to
9.5 of Part 9 - Institutional Land Use Districts, Part 13 - Parking and Loading, and
Part 14 - Signs; and
(b) The Development Authority may specify the length of time that a use is permitted in
the Land Use District having regard for the servicing and future residential
development of the site; and
(c) All development shall be compatible with the Municipal Development Plan and any
applicable Area Structure Plan.
Interior or Corner Site
(a) Site Area
32.0ha minimum. For an unsubdivided quarter section, the first lot
out subdivision may be considered provided the subdivision occurs
along a natural or man made severance.
(b) Site Width
At the discretion of the Subdivision Authority
(c)
Site Depth
At the discretion of the Subdivision Authority
City of Fort Saskatchewan
Land Use Bylaw
C23-20
Part 10 - Downtown Land Use Districts
Figure 10.0a: Downtown Land Use Districts
Downtown District Zoning
Non-Downtown District Zoning
CC-D Core Commercial Downtown
C5 - Fort Mall Redevelopment District
MP-D Mall Precinct District
DC(A) - Direct Control (Administration)
MU-D Mixed Use Downtown
PR - Parks and Recreation District
RMM-D Medium Density Multiple
R2 - Semi-Detached and Duplex Residential District
TR-D Transitional Residential District
99C-D Commercial Downtown
PS-D Public Service Downtown
HP-D Historic Precinct District
City of Fort Saskatchewan
Land Use Bylaw
C23-20
GENERAL REGULATIONS FOR ALL DOWNTOWN DISTRICTS
10.1. INTERPRETIVE CLAUSES FOR PART 10
10.1.1. In addition to Section 3.3, if the Development Authority is satisfied that a Development is
consistent with the District's Purpose section and enhances the streetscape as being
inviting, pedestrian-oriented, and interesting, the Development Authority may relax, waive,
or vary any provisions despite non-compliance.
10.2. ACCESSORY BUILDINGS IN DOWNTOWN DISTRICTS
10.2.1. Where an accessory development is attached to the principal building by a roofed
structure that has open or enclosed walls it shall be considered part of the principal
building and be subject to the setback requirements for the principal building.
10.2.2. Covered decks, covered terraces and/or covered patios shall not be located in any
minimum front or side setback. Covered decks, covered terraces and/or covered patios
shall be considered part of the principal building.
10.2.3. Accessory buildings shall:
(a) Not be located within a front yard or within a front flanking yard;
(b) Not be located closer than 1.2m from any other building, on-site, unless attached to
or located thereon;
(c) Not be located closer than 1.0m from the rear property line;
(d) Not be located closer than 1.0m from the side property line;
(e) Not be located such that eaves or foundation encroaches onto a public utility lot or
easement;
(f)
Not exceed 5.0m in height;
(g) Not exceed 3.0m in height for vertical exterior walls;
(h) Be finished with an exterior treatment complementing that of the principal building
with respect to colour, finish, materials and texture; and
(i)
Have hard surfaced access from the street to the accessory building when intended
for vehicular use.
10.3 SHIPPING CONTAINERS
10.3.1. Shipping containers shall not be allowed in any downtown districts except for temporary
use as waste receptacles during construction periods.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
10.4. DECKS AND PATIOS
10.4.1. Decks for residential uses shall require a Development Permit if located more than 0.6m
above grade and shall adhere to all setbacks of the principal building when attached to
the principal building, except for the projections noted in Table 6.3.
10.4.2. Decks within Residential Land Use Districts that are less than 0.6m above grade shall not
be included in the calculation of combined site coverage on a lot.
10.4.3. For non-residential uses, uncovered decks below 0.6m from grade, uncovered terraces
and/or uncovered patios may be located within a minimum front or side setback area
provided that:
(a) The area is used by clientele on a seasonal basis; and
(b) The area shall be fenced off from adjoining public areas.
10.5. DESIGN AND APPEARANCE OF BUILDINGS AND STRUCTURES
10.5.1. Exterior building finishes facing the Public Realm shall be of high quality, durable and
attractive materials such as brick, brick veneer, stone, marble, tile, or a combination
thereof. Materials such as vinyl siding, flat concrete block, and similar that face the Public
Realm is prohibited.
10.5.2. Open spaces shall be developed and landscaped in accordance with Section 5.5 to 5.8 of
this Bylaw. In addition, urban design features such as art, walls, fences, benches, waste
receptacles, garden lighting or similar may be required to enhance any design matters of
non-compliance with the Land Use Bylaw.
10.5.3. Building facades on corner sites shall address both public roadways. Large blank facades
with opaque surfaces shall be minimized to the satisfaction of the Development Authority.
10.5.4. Ground floor entrances for non-residential uses should be located with a separation of no
more than 10.0m along building facades fronting public roadway, as per Figure 10.5a.
Figure 10.5a: Maximum Separation Distance for Non-Residential Entrances
City of Fort Saskatchewan
Land Use Bylaw
C23-20
10.5.5. Redevelopment of facades or facades for newly constructed buildings with non-residential
uses located on the ground floor facing a public street or public area shall provide
minimum of 60% transparency on the ground floor level to encourage pedestrian
interaction and safety, as per Figure 10.5b.
Figure 10.5b: Ground Floor Treatment
10.5.6. Building entrances are to be visible from adjacent streets, and highlighted through the use
of architectural and landscaping devices such as benches, low walls, steps, a variety of
paving materials, planting features, architecturally-integrated canopies projecting from the
building, architectural lighting, and so forth.
10.5.7. Balcony Projections
(a) Balconies on the street wall shall be partly or fully recessed from the building face
with approximately 50% of their perimeter contained within the building face as per
Figure 10.5c
Figure 10.5c: Balcony Projection
(b) Balcony projections may project a maximum of 1.0 m beyond the street wall and
shall in no case project beyond the property line.
10.5.8. New developments may be required to provide outdoor Amenity Areas such as seating
areas, walkways and small scale corner/front plazas in accordance with the development
regulations of the specific Downtown Land Use District and to the satisfaction of the
Development Authority.
10.5.9. The landscape and street furniture elements provided for on-site outdoor Amenity Areas
should complement the architectural style of the principal buildings.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
10.6. SITE SIGNAGE
10.6.1. Signage shall be designed and built at a scale suitable for pedestrian interaction.
10.6.2. Additional signage identifying building names may be provided at the entrance areas of
buildings, or on any wall facing a public area, well-integrated with building facades and or
landscape features to the satisfaction of the Development Authority.
10.6.3. Projecting signs should be encouraged to improve the pedestrian experience.
10.7. FENCES AND WALLS IN DOWNTOWN DISTRICTS
10.7.1. Except for purposes of urban design and providing appropriate screening for waste
storage areas, fences and walls shall be prohibited in all Downtown Districts except
Transitional Residential- Downtown (TR-D) and Medium Density Residential-Downtown
(RMM-D) Districts.
10.7.2. Fences shall not be allowed in the front yard except for within the TR-D District, the RMM-
D District, and to delineate patios. All fences shall be no higher than 0.9m. Patio fences
should provide visual transparency to the satisfaction of the Development Authority.
10.8. INTERFACE WITH RESIDENTIAL LAND USES ADJACENT TO DOWNTOWN
BOUNDARY
10.8.1. Where a proposed commercial use will be located on a site adjacent to a residential Land
Use District, the Development Authority may require mitigation of potential development
impacts on the residential use, including:
(a) Provision of noise attenuation mechanisms;
(b) Increased landscaping with a landscaped buffer as directed by the Development
Authority. Additional landscaping shall meet the requirements outlined in Section
5.5 and Section 7.5;
(c) Location of parking areas, walkways, business entrances or other high activity
areas away from residential property lines;
(d) Screening or locating on-site lighting to avoid spillage onto residential sites;
(e) Restricting the location of outdoor speakers; and
(f)
Designing the proposed building or structure to mitigate noise, light or glare impact.
10.9. LANDSCAPING REQUIREMENTS FOR DOWNTOWN USES
10.9.1. The front/flanking building setbacks in Downtown Districts with commercial uses at
ground floor shall be required to provide hard landscaping. The landscaping design
should complement the design of the adjacent public sidewalk to the satisfaction of the
Development Authority.
10.9.2. Parking areas may not contain more than 25 contiguous parking spaces without
incorporating landscaped traffic islands.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
10.9.3. Landscaping buffers between parking, loading and other hard surfaced areas and
abutting a residential sites should be a minimum of 6.0m in width and include coniferous
trees or shrubs, fencing and/or berms in order to interfere with vehicle headlights shining
across property lines to the satisfaction of the Development Authority.
10.9.4. If existing mature trees of at least 15.0cm or larger in caliper are retained on a
development site, they may count as double towards the final number of trees required
pursuant to this Bylaw.
10.9.5. The required landscaping shall be at the discretion of the Development Authority.
10.10. SITE PLANNING FOR DOWNTOWN LAND USES
10.10.1. Mixed Use Commercial sites shall be planned and designed to:
(a) Ensure a coordinated and coherent pattern of roadways, outdoor spaces,
landscaping, building forms and land uses with adjacent commercial developments;
(b) Provide appropriate transitions in scale and intensity to adjacent Residential Land
Use Districts;
(c) Provide direct pedestrian access to building entrances as well as other uses and
buildings within the site;
(d) Link on-site pedestrian walkways and sidewalks with adjacent sidewalks on public
roadways and trails; and
(e) Ensure new access points and location of roadways align with surrounding road
network.
10.10.2. Developments with residential uses at ground level shall be planned and designed to:
(a) Provide a grade separation of minimum 1.0m for residential units located at the
ground floor level;
(b) Provide natural surveillance from the building to the street; and
(c) Complement the adjacent commercial developments by providing active building
frontages characterized by porches, entrances and other special architectural
features that contribute positively to pedestrian realm.
10.10.3. Developments with non-residential uses at ground level shall be planned and designed
to:
(a) Use a common vestibule level with the grade for an apartment building; and
(b) Shall be identifiable from each other through architectural design.
10.10.4. Negative impacts of parking ramps and vehicular entrances are to be minimized through
treatments such as enclosure, screening, high quality finishes, sensitive lighting, and
landscaping.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
10.10.5. Service areas are to be screened from view from the street by architecturally-compatible
solid walls or landscaping treatments. Acceptable approaches could include landscape
berms, brick masonry walls, cedar or painted wood fences, or trellises, ideally in
combination with planting initiatives.
10.10.6. In the case of those parcels that have intersecting lanes abutting on two sides of the
parcel, no buildings shall be constructed within a triangular area formed by the
intersecting rights-of-way and a straight line joining the points on a line 3.0m from the
intersection.
10.11. URBAN DESIGN REGULATIONS
10.11.1. New development may provide urban design features, such as public art within the site or
incorporate it into the building facades to the satisfaction of the Development Authority.
The Development Authority may consider such urban design features in lieu of any non-
compliance matters as set out under this part.
10.11.2. Except within the TR-D District, newly constructed buildings should provide a minimum
street wall height of 2 storeys (7.5m) to a maximum height of 4 storeys (13.5m).
10.11.3. Commercial buildings and structures shall be designed to:
(a) Complement and be compatible with adjacent development;
(b) Where located in a multi-unit development, utilize common characteristics and
building forms to provide a cohesive identity throughout the development;
(c) Provide interesting facades, avoiding blank walls over 30.0m in length, and provide a
high degree of transparency on the ground floor in accordance with Section 10.5;
(d) Provide a similar level of architectural and design treatment on corner sites for all
street frontages;
(e) Provide appropriate transitions in height, scale and massing to adjacent lower
intensity or residential sites; and
(f) Provide highly visible, barrier-free entrances with direct access from pedestrian
walkways and sidewalks.
10.11.4. Additions and alterations to existing buildings shall be compatible with the existing
architectural character of the buildings.
10.11.5. Sites shall be designed to reduce the building and site development footprints, maximize
the use of permeable surfaces and walkways, minimize paving, and provide natural
shading of buildings and paved areas with trees and other landscape features to
minimize the heat island effect.
10.11.6. All buildings shall be required to provide a vertical articulation in the street wall using
techniques to create visual interest along the street face including a variety of colours,
materials, projections or recessions in the building facade to avoid monotony, to the
satisfaction of the Development Authority. See Figure 10.11a.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
Figure 10.11a: Vertical Articulation and Building Entrances
10.11.7. The siting and appearance of all buildings or improvements, and the landscaping of the site
shall be to the satisfaction of the Development Authority in order that there shall be general
conformity with adjacent buildings, and that there may be adequate protection afforded to
the amenities of adjacent buildings and sites. The form and character of buildings shall
complement adjacent residential character of the neighbourhood.
10.12. WASTE COLLECTION
10.12.1. Waste storage areas located outside buildings shall be provided within the rear yard with
a minimum setback of 1.0m from all property lines and be screened using appropriate
architectural or landscaping treatment to the satisfaction of Development Authority.
10.12.2. Waste storage areas shall not to be placed within a front yard, side yard, or a landscape
buffer unless approved by, and at the discretion of the Development Authority, taking into
consideration architectural treatment, screening, and site characteristics.
10.12.3. Waste collection and storage areas shall not be located within the front yard along 99
Avenue, 100 Street and 100 Avenue.
10.13. OPEN SPACE AND LINKAGES
10.13.1. Sites over 2.0ha in size shall be required to provide a minimum 15% of the site area as
publicly-accessible open space that is connected to wider City level open space network
that encompasses landscaped entrance areas, outdoor patio areas, forecourts, court
yards, squares, plazas, and play areas.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
10.14. CC-D - CORE COMMERCIAL - DOWNTOWN
Figure 10.14a: Applicable Area for CC-D District
10.14.1. Purpose
This District is intended to provide mixed use commercial developments in the heart of downtown
and enhance its role as a key commercial and business centre within the City. Development in
this area, particularly at street level, will be focused on retail, office, eating and drinking
establishments, and service uses, with opportunities for residential above the ground floor of
buildings. A mix of uses and urban design standards are intended to promote walkability and
activity in the downtown core.
Downtown Boundary
District Boundary
City of Fort Saskatchewan
Land Use Bylaw
C23-20
10.14.2. CC-D Permitted and Discretionary Uses
(a) Fundamental Use Provisions
The Fundamental Use Provisions as requisite qualifiers for Permitted and Discretionary Uses
listed within 10.14.2 (b) and (c) shall ensure:
i.
That Business Support Service shall not be located on the ground floor.
ii.
That Child Care Facility shall not be located within an Above Ground Floor Housing.
iii.
That notwithstanding 10.14.2 (b) and (c) the following uses are only Discretionary
Uses if located on a site adjacent to 99 Avenue:
A. Sign, Freestanding
B. Vehicle Repair Facility (Limited)
C. Vehicle Wash
iv.
That any Use which includes a drive-through service shall be considered neither
Permitted nor Discretionary Uses.
(b)
CC-D Permitted
(c) CC-D Discretionary
-
Above Ground Floor Housing
-
Assisted Living Facility
-
Child Care Facility
-
Commercial School
-
Entertainment Facility, Indoor
-
Health Service
-
Home Office
-
Hotel
-
Parking Facility
-
Pet Care Service
-
Place of Worship
-
Public Facility
-
Retail, Office, and Entertainment
-
Retail Store (Liquor)
-
Seasonal Garden Centre
-
Show Home
-
Sign, Billboard (Limited)
-
Sign, Fascia
-
Sign, Fascia (Limited)
-
Sign, Portable
-
Sign, Portable (Limited)
-
Sign, Projecting
-
Veterinary Clinic
Accessory development to any use listed in
subsection 10.14.2(b)
-
Breweries, Wineries, and Distilleries
-
Community Service Facility
-
Custom Manufacturing
Establishment
-
Emergency Response Service
-
Entertainment Facility, Outdoor
-
Funeral Home
-
Government Service
-
Live Work Unit
-
Late Night Club
-
Pawn Shop
-
Private Club
-
Recreation Facility, Indoor
-
Recreation Facility, Outdoor
-
Recycling Drop-off
-
Retail Store (Cannabis)
-
Service Station (Limited)
-
Sign, Freestanding
-
Sign, Freestanding (Limited)
-
Temporary Outdoor Event
-
Temporary Sales Centre
-
Vehicle Repair Facility (Limited)
-
Vehicle Wash
Accessory development to any use listed in
subsection 10.14.2(c)
City of Fort Saskatchewan
Land Use Bylaw
C23-20
10.14.3. CC-D Site Subdivision Regulations
10.14.4. CC-D Site Development Regulations
Interior or Corner Site
(a) Front Setback
and Flanking
Front Setback
Minimum 0.0m to 2.0m in order to achieve a continuous pedestrian
zone.
Maximum 3.0m
(b) Side Setback
Minimum 0.0m or 2.0m
(c) Rear Setback
Minimum 0.0m for sites adjacent a Non-Residential Land Use
District.
Minimum 4.5m for sites adjacent to a Residential Land Use
District.
(d) Site Coverage
Maximum 100%
(e) FAR
CC-D Area A
Maximum 4.0
CC-D Area A Residential
Maximum 3.0
CC-D Area B
Maximum 4.0
(f) Unit Density
CC-D Area A
Maximum 250 units/ha
CC-D Area B
Interior or Corner Site
(a)
Site Area
150m2 minimum
(b)
Site Width
5.0m minimum
(c)
Site Depth
30.0m minimum
City of Fort Saskatchewan
Land Use Bylaw
C23-20
Maximum 200 units/net residential hectare for sites less than
1500m2.
Maximum 350 units/net residential hectare for sites greater than
1500m2.
(g) Building Height
CC-D Area A
Maximum 4 Storeys (13.5m)
CC-D Area B
Maximum 8 Storeys (25.5m)
(h) Common Amenity
Area
Minimum 4.5m² per dwelling unit.
(i) Private Amenity
Area
Minimum 3.0m² per dwelling unit to be provided for balconies.
Built Form Regulations
10.14.5. Building Height Limits
(a) New development shall be in accordance with the height limits established in Figure
10.14b.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
Figure 10.14b: Core Commercial District - Downtown Maximum Height Limits
(b) The maximum parapet height for the top storey shall not exceed 1.5m.
(c) Vents, mechanical rooms and equipment, elevator penthouses etc. shall be
integrated into the architectural treatment of building roof or screened with materials
and finishes compatible with the building to reduce visibility from street level.
10.14.6. Street Character and Pedestrian Realm
(a) The front setback shall be hard surfaced from the City sidewalk to the front of the
building with a consistent treatment and theme to the satisfaction of Development
Authority.
(b) Building façades and landscapes fronting 101 Street should include architectural
elements that may complement the historic buildings and landscape elements within
the Historic Precinct Site.
10.14.7. Building Massing and Architectural Character
(a) New development or redevelopment at the intersection of 99 Avenue and 101 Street
shall incorporate special architectural treatment to establish a sense of arrival to the
downtown.
(b) The base zone shall be a minimum height of 2 storeys (7.5m) and a maximum height
of 4 storeys (13.5m).
(c) For buildings above four storeys, the middle zone shall include any storeys above the
base zone and shall provide a minimum stepback of 3.0m for any façade that faces a
public realm, as per Figure 10.14c.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
(d) Buildings located on corner lots shall be designed with expressive massing and
architectural features that relate to and enforce the street corner, as per Figure
10.14c.
Figure 10.14c: Building Massing
10.14.8. Ground Floor Frontages
(a) The land uses along ground floors of all buildings in this District shall be in
accordance with Figure 10.14d, whereas:
i.
New residential development shall be required to provide non-residential
uses at the ground floor level; and
ii.
Surface and structure parking areas shall be located behind ground floor
uses, or at the rear of the building and screened from the street.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
Figure 10.14d: Core Commercial District - Downtown Ground Floor Frontage
10.14.9 Canopies and Weather Protection
(a) A continuous weather protection of minimum 1.8m width or other means of weather
protection at the discretion of the Development Authority shall be encouraged at the
ground floor of all building facades fronting 99 Avenue and 100 Avenue, as per Figure
10.14e.
Figure 10.14e: Weather Protection along 99 Avenue
Downtown
Boundary
District Boundary
Non-residential
frontages
City of Fort Saskatchewan
Land Use Bylaw
C23-20
10.14.10 Additional Development Regulations
(a) All development and uses within this Land Use District are subject to the applicable
provisions of Part 5 - General Regulations for all Land Use Districts, Sections 10.1 to
10.13 of Part 10 - Downtown Land Use Districts - General Regulations, Part 13 -
Parking and Loading, and Part 14 - Signs.
(b) Where lane access is provided, sites shall be designed to use the lane.
(c) Vehicular access to on-site parking areas of properties that front 99 Avenue, 100
Avenue, 101 Street, 102 Street, 103 Street, 104 Street, 105 Street and 106 Street
shall be from rear lanes. Where vehicle access to on-site parking areas from rear
lanes is not feasible, the Development Authority may allow access from streets
provided the applicant provides additional design features to screen the on-site
parking lot from the street.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
10.15. MP-D - MALL PRECINCT - DOWNTOWN
Figure 10.15a: Applicable Area for the MP-D District
10.15.1. Purpose
This District is intended to guide redevelopment of MP-D Areas A and B within the downtown and
allow for new medium to high density residential, commercial, office, institutional, and mixed use
developments. The area is to be integrated with the lands districted C5, south of MP-D Area A
and West of MP-D Area B. Higher densities and scales greater than seen elsewhere in Fort
Saskatchewan are supported, with high rise buildings accommodated in specific locations
provided that the design ensures development relates to the adjacent areas and provides
harmonious transitions. Open space and pedestrian connections will be provided to ensure ease
of movement to and from the area, and opportunities for recreation. Special emphasis should be
given for the creation of a high quality public realm including urban plazas, outdoor amenity areas
and interactive streetscapes.
Downtown
Boundary
District Boundary
City of Fort Saskatchewan
Land Use Bylaw
C23-20
10.15.2. MP-D Permitted and Discretionary Uses
(a) Fundamental Use Provisions
The Fundamental Use Provisions as requisite qualifiers for Permitted and Discretionary Uses
listed within 10.15.2 (b) and (c) shall ensure:
i.
That any Use which includes a drive-through service shall be considered neither
Permitted nor Discretionary Uses.
(b)
MP-D Permitted
(c) MP-D Discretionary
-
Above Ground Floor Housing
-
Apartment
-
Assisted Living Facility
-
Child Care Facility
-
Commercial School
-
Community Service Facility
-
Emergency Response Service
-
Entertainment Facility, Indoor
-
Health Service
-
Home Office
-
Hotel
-
Multi-Attached Housing
-
Parking Facility
-
Place of Worship
-
Private Club
-
Public Facility
-
Recreation Facility, Indoor
-
Retail, Office, and Entertainment
-
Retail Store (Liquor)
-
Seasonal Garden Centre
-
Show Home
-
Sign, Billboard (Limited)
-
Sign, Fascia
-
Sign, Fascia (Limited)
-
Sign, Portable
-
Sign, Portable (Limited)
-
Sign, Projecting
-
Temporary Sales Centre
-
Veterinary Clinic
Accessory development to any use listed in
subsection 10.15.2(b)
-
Breweries, Wineries, and
Distilleries
-
Custom Manufacturing
Establishment
-
Entertainment Facility, Outdoor
-
Government Service
-
Greenhouse
-
Live Work Unit
-
Late Night Club
-
Pawn Shop
-
Pet Care Service
-
Recreation Facility, Outdoor
-
Retail Store (Cannabis)
-
Service Station (Limited)
-
Sign, Electronic Message
-
Sign, Freestanding
-
Sign, Freestanding (Limited)
-
Temporary Outdoor Event
-
Vehicle sales, leasing and rental
facility (Limited)
Accessory development to any use listed
in subsection 10.15.2(c)
City of Fort Saskatchewan
Land Use Bylaw
C23-20
10.15.3. Site Subdivision Regulations
10.15.4. MP-D Site Development Regulations
Interior or Corner Site
(a) Front Setback
and Flanking
Front Setback
Minimum 0.0m to 1.4m to achieve a continuous pedestrian zone of
3.4m for buildings with non-residential uses at the ground floor.
Maximum 3.0m for residential unit developments at the ground floor
level with display gardens.
Notwithstanding 10.15.5(d)
(b) Side Setback
Minimum 0.0m
Notwithstanding 10.15.5(d)
(c) Rear Setback
Minimum 0.0m for sites adjacent a Non-Residential Land Use
District.
Minimum 4.5m or one-half (1/2) the height of the building,
whichever is greater, for sites adjacent to a Residential Land Use
District.
Notwithstanding 10.15.5(d)
(d) Site Coverage
Maximum 70%
(e) FAR
Maximum 4.0
(f) Unit Density
Maximum 200 units/net residential hectare for sites less than
1500m2.
Maximum 350 units/net residential hectare for sites greater than
1500m2.
Interior or Corner Site
(a)
Site Area
300m² minimum
(b)
Site Width
At the discretion of Subdivision Authority.
(c)
Site Depth
At the discretion of Subdivision Authority.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
(g) Building Height
Area A
Maximum 15 Storeys (46.2m)
Area B
Maximum 4 Storeys (13.5m)
Refer to Section 10.15.5
(h) Common Amenity
Area
Minimum 4.5m² per dwelling unit.
(i) Private Amenity
Area
Minimum 3.0m² per dwelling unit to be provided for balconies.
Built Form Regulations
10.15.5. Building Height Limits
(a) The maximum parapet height for all new buildings shall not exceed 1.5m.
(b) No building above 4 storeys in height shall be located within 23.0m of a property
line abutting a public roadway.
(c) Notwithstanding (b) above, the maximum building height for 5 - 15 storey buildings
shall be determined by application of 45 degree angular plane applied at the
nearest property line of the parcel that allows low density residential. Subsequent
storeys must fit within this angular plane as per Figure 10.15b.
Figure 10.15b: Application of 45 Degree Angular Plane
(d) Vents, mechanical rooms and equipment, elevator, penthouses, etc. shall be
integrated into the architectural treatment of building roof or screened with
materials and finishes compatible with the building.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
10.15.6. Street Character and Pedestrian Realm
(a) For buildings with non-residential uses at the ground floor, the front setback shall be
hard surfaced with a consistent treatment and theme to the satisfaction of
Development Authority
(b) Ground floor entrances for residential uses shall be 1.0m above grade with a display
garden incorporated in the front setback.
10.15.7. Building Massing and Architectural Character
(a) New buildings at the intersection of the following streets shall be required to
incorporate special architectural treatment in order to reinforce the street corner by
marking key focal points and entrances to the downtown through using expressive
massing and vertical elements:
i.
99 Avenue and 106 Street;
ii.
99 Avenue and 108 Street; and
iii.
99 Avenue and 104 Street.
(b) Buildings above 4 storeys shall provide three distinct vertical zones, as per Figure
10.15c:
i.
The base zone shall be a minimum height of 2 storeys and a maximum
height of 4 storeys;
ii.
For buildings above 4 storeys, the middle zone shall include any storeys
above the base zone but below the top zone and shall provide a minimum
stepback of 3.0m for any façade that faces a public realm. The floor plate
shall be a maximum of 800m2; and
iii.
For buildings above 12 storeys, the top zone shall include the top 3 storeys
and shall incorporate either an additional stepback or a change in
material/colour or special architectural treatment to the satisfaction of the
Development Authority.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
Figure 10.15c: Requirement for Distinct Vertical Zones
(c) Where 2 buildings that are 9 storeys and above are in close proximity to each other,
the minimum distance between the middle zones will equal the widest building width
measured at the building face but shall be no less than 25.0m, as per Figure 10.15d:
Figure 10.15d: Minimum Separation Distance Between Two Towers
City of Fort Saskatchewan
Land Use Bylaw
C23-20
10.15.8. Ground Floor Frontages
(a) For new construction the land uses along ground floors of all buildings in this
District shall be as per Figure 10.15e, whereas:
i.
Ground floor uses along 99 Avenue, east side of 104 Street and east side of
108 Street shall be limited to non-residential uses;
ii.
Ground floor uses along west side of 106 Street shall be limited to residential
uses; and
iii.
Surface and structure parking shall be located at the rear of buildings,
screened from public view, and located behind the pedestrian orientated
uses.
Figure 10.15e: MP-D - Ground Floor Frontages
10.15.9. Canopies and Weather Protection
(a) A continuous weather protection of minimum 1.8m width at the ground floor of all
building facades fronting 99 Avenue shall be encouraged, as per Figure 10.15f.
Downtown
Boundary
District Boundary
Non-residential
Frontages
Residential Frontages
City of Fort Saskatchewan
Land Use Bylaw
C23-20
Figure 10.15f: Weather Protection along 99 Avenue
10.15.10. Parking and Access
(a) Vehicular accesses from 99 Avenue to on-site parking areas within individual sites
shall be minimized.
(b) Where possible, vehicular entrances to underground parking facilities and
passenger drop-off areas shall be provided from the rear of buildings.
(c) Structured parking facilities shall generally be provided at locations internal to the
site. If such parking facilities are located fronting a public roadway, then the
following design considerations shall be utilized:
i.
Ground floor shall include retail uses with multiple entrances;
ii.
Entrance to the parking facility shall be designed with special architectural
treatment to maintain the integrity of retail frontage; and
iii.
The façade of the upper storeys of the parking facility shall be designed to
reflect residential or commercial building character.
(d) Landscaped buffers between parking, loading and other hard surfaced areas and
adjacent public roadways shall be a minimum of 3.0m in width.
10.15.11. Additional Development Regulations
(a) All development and uses within this Land Use District are subject to the applicable
provisions of Part 5 - General Regulations for all Land Use Districts, Sections 10.1
to 10.13 of Part 10 - Downtown Land Use Districts - General Regulations, Part 13 -
Parking and Loading, and Part 14 - Signs.
(b) Where lane access is provided, the site shall be designed to provide access to
onsite parking from the lane.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
(c) The siting and appearance of all buildings or improvements, and the landscaping of
the site shall be to the satisfaction of the Development Authority in order that there
shall be general conformity with adjacent buildings, and that there may be
adequate protection afforded to the amenities of adjacent buildings and sites. The
form and character of buildings shall complement adjacent residential character of
the neighbourhood.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
10.16. MU-D - MIXED USE - DOWNTOWN
Figure 10.16a: Applicable Area for MU-D District:
10.16.1. Purpose
This District is intended to allow for a variety of mixed use developments in the southwest corner
of the downtown. Any combination of building types such as stand-alone residential multifamily
buildings, mixed use residential/commercial buildings and stand-alone commercial buildings may
be considered. A special emphasis should be placed in promoting live work units at the ground
level.
10.16.2. MU-D Permitted and Discretionary Uses
(a) Fundamental Use Provisions
The Fundamental Use Provisions as requisite qualifiers for Permitted and Discretionary Uses
listed within 10.16.2 (b) and (c) shall ensure:
i.
That a Commercial School shall not exceed 557.4m2 in floor area.
ii.
That a 2 storey integrated Live Work Unit shall be located on the ground level and
first floor level, with the business operations contained within the ground level.
iii.
That a Live Work Unit with onsite retail sales shall be located on the ground floor
level.
iv.
That any Use which includes a drive-through service shall be considered neither
Permitted nor Discretionary Uses.
Downtown
Boundary
District Boundary
City of Fort Saskatchewan
Land Use Bylaw
C23-20
(b)
MU-D Permitted
(c) MU-D Discretionary
-
Above Ground Floor Housing
-
Apartment
-
Assisted Living Facility
-
Child Care Facility
-
Emergency Response Service
-
Health Service
-
Home Office
-
Multi-Attached Housing
-
Place of Worship
-
Public Facility
-
Retail, Office, and Entertainment
-
Show Home
-
Sign, Billboard (Limited)
-
Sign, Fascia
-
Sign, Fascia (Limited)
-
Sign, Portable
-
Sign, Portable (Limited)
-
Sign, Projecting
Accessory development to any use listed in
subsection 10.16.2(b)
-
Bed and Breakfast
-
Commercial School
-
Community Service Facility
-
Custom Manufacturing
Establishment
-
Emergency Response Service
-
Government Service
-
Group Home
-
Group Home (Limited)
-
Live Work Unit
-
Parking Facility
-
Pet Care Service
-
Retail Store (Cannabis)
-
Retail Store (Liquor)
-
Temporary Outdoor Event
-
Temporary Sales Centre
-
Veterinary Clinic
Accessory development to any use listed
in subsection 10.16.2(c)
10.16.3. MU-D Site Subdivision Regulations
Interior or Corner Site
(a)
Site Area
300m² minimum
(b)
Site Width
At the discretion of Subdivision Authority
(c)
Site Depth
At the discretion of Subdivision Authority
City of Fort Saskatchewan
Land Use Bylaw
C23-20
10.16.4. MU-D Site Development Regulations
Interior or Corner Site
(a) Front Setback
and Flanking
Front Setback
Minimum 0.0m to 3.0m to achieve a continuous pedestrian zone of
3.5m.
(b) Side Setback
Minimum 0.0m or 2.0m
(c) Rear Setback
Minimum 0.0m for sites adjacent a Non-Residential Land Use
District.
Minimum 4.5m or one-half (1/2) the height of the building,
whichever is greater, for sites adjacent to a Residential Land Use
District.
(d) Site Coverage
Maximum 70%
(e) FAR
Maximum 2.0
(f) Unit Density
Maximum 200 units/net residential hectare
(g) Building Height
Refer to Section 10.16.5
(h) Common Amenity
Area
Minimum 4.5m² per dwelling unit.
(i) Private Amenity
Area
Minimum 3.0m² per dwelling unit to be provided for balconies.
Built Form Regulations
10.16.5. Building Height Limits
(a) New development shall be in accordance with the height limits established in
Figure 10.16b:
City of Fort Saskatchewan
Land Use Bylaw
C23-20
Figure 10.16b: Mixed-Use - Downtown Maximum Height Limits
(b) The maximum parapet height for all buildings shall not exceed 1.5m.
(c) Vents, mechanical rooms and equipment, elevator, penthouses, etc. shall be
integrated into the architectural treatment of building roof or screened with
materials and finishes compatible with the building to reduce visibility from street
level.
10.16.6. Street Character and Pedestrian Realm
(a) For buildings with non-residential uses at the ground floor, the front setback shall
be hard surfaced with a consistent treatment and theme to the satisfaction of
Development Authority.
10.16.7. Pedestrian Entrances
(a) Ground floor entrances for residential uses shall be 1.0m above grade with a
display garden incorporated in the front setback.
(b) All building entrances shall be clearly visible, incorporate special architectural
features including special lighting and landscape elements to provide a strong
sense of arrival.
10.16.8. Ground Floor Frontages
(a) The land uses along ground floors of all buildings in this district shall be:
i.
Residential, commercial or integrated live work units shall be permitted at the
ground floor level;
City of Fort Saskatchewan
Land Use Bylaw
C23-20
ii.
Buildings shall accommodate a convertible space on the ground floor by
providing a minimum ceiling height of 4.0m and large doorways to
accommodate a variety of use.
(b) Structured parking facilities shall generally be provided at locations internal to the
site. If such parking facilities are located fronting a public roadway, then the
following design considerations shall be utilized:
i.
Ground floor shall include retail uses;
ii.
Entrance to the parking facility shall be designed with special architectural
treatment to maintain the integrity of retail frontage; and
(c) The façade of the upper storeys of the parking facility shall be designed to reflect
residential or commercial building character.
10.16.9. Parking and Access
(a) Surface parking area shall not be located in the front yard of the principal building.
10.16.10. Live Work Units
(a) Ground floor of live work units shall provide entrances at grade to the public
sidewalk
10.16.11. Additional Development Regulations
(a) All development and uses within this Land Use District are subject to the applicable
provisions of Part 5 - General Regulations for all Land Use Districts, Sections 10.1
to 10.13 of Part 10 - Downtown Land Use Districts - General Regulations, Part 13 -
Parking and Loading, and Part 14 - Signs.
(b) Where lane access is provided, sites shall be designed to use the lane
City of Fort Saskatchewan
Land Use Bylaw
C23-20
10.17. RMM-D - Medium Density Multiple Residential - Downtown
Figure 10.17a: Applicable Area for RMM-D District
10.17.1. Purpose
This District intended to provide medium density residential uses. The purpose of these areas is
to accommodate primarily apartment style buildings with some commercial uses. Development is
intended to support the concept of a livable urban setting with a strong sense of identity and
place.
10.17.2. RMM-D Permitted and Discretionary Uses
(a) Fundamental Use Provisions
The Fundamental Use Provisions as requisite qualifiers for Permitted and Discretionary Uses
listed within 10.17.2 (b) and (c) shall ensure:
i.
Home Business and Group Home (Limited) Uses shall not occur within an
Apartment.
ii.
That any Use which includes a drive-through service shall be considered neither
Permitted nor Discretionary Uses.
Downtown
Boundary
District Boundary
City of Fort Saskatchewan
Land Use Bylaw
C23-20
(b)
RMM-D Permitted
(c) RMM-D Discretionary
-
Apartment
-
Home Office
-
Multi-Attached Housing
-
Show Home
-
Sign, Billboard (Limited)
-
Sign, Fascia
-
Sign, Fascia (Limited)
-
Sign, Portable
-
Sign, Portable (Limited)
-
Sign, Projecting
-
Sign, Realtor Consolidated
Accessory development to any use listed in
subsection 10.17.2(b)
-
Assisted Living Facility
-
Eating & Drinking Establishment
-
Group Home (Limited)
-
Home Business
-
Live Work Unit
-
Personal Service
-
Professional, Financial and Office
Service
-
Retail Store (Convenience)
-
Temporary Outdoor Event
-
Temporary Sales Centre
Accessory development to any use listed
in subsection 10.17.2(c)
10.17.3. RMM-D Site Subdivision Regulations
10.17.4. RMM-D Development Regulations for Multi-Attached Housing
Interior or Corner Site
(a) Front Yard
Setback
Minimum 3.0m
Maximum 4.5m
(b) Side Yard
Setback
Minimum 1.5m
(c) Rear Setback
Minimum 8.0m
(d) Building Height
Refer to Section 10.17.6
Interior or Corner Site
(a) Site Area
300m² minimum
(b) Site Width
At the discretion of Subdivision Authority.
(c) Site Depth
At the discretion of Subdivision Authority.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
(e) Site Coverage
45% maximum for principal building over one storey, excluding
decks
50% maximum for principal building of one storey, excluding decks
52% maximum for all buildings and structures where principal
building is over one storey
57% maximum for all buildings and structures where principal
building is one storey
(f) FAR
Maximum 2.0
(g) Density
150 units/net hectare
10.17.5. RMM-D Development Regulations for Apartments
Interior or Corner Site
(a) Front and
Flanking Yard
Setback
Minimum 3.0m
(b) Side Yard
Setback
Minimum 3.5m
(c) Rear Setback
Minimum 7.0m
(d) Building Height
Refer to Section 10.17.6
(h) Site Coverage
50% maximum
(i) FAR
Maximum 2.0
(j) Density
150 units/net hectare
Built Form Regulations
10.17.6. Building Height Limits
(b) New development shall be in accordance with the height limits established in
Figure 10.17b.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
Figure 10.17b: Medium Density Multiple Residential - Downtown Maximum Height Limits
(b) The maximum parapet height for all new buildings shall not exceed 1.5m.
(c) Vents, mechanical rooms and equipment, elevator penthouses etc. shall be
integrated into the architectural treatment of building roof or screened with materials
and finishes compatible with the building.
10.17.7. Building Massing and Architectural Character
(a) New buildings at the intersection of the following streets shall incorporate special
architectural treatment to achieve a sense of arrival to the downtown.
i. 101 Avenue and 101 Street;
ii. 99 Avenue and 108/108A Street; and
iii. 98 Avenue and 108/108A Street.
10.17.8. Pedestrian Entrances
(a) Ground floor entrances to residential units shall be at least 1.0m above grade and
shall provide active frontages including porches, decks, or other architectural
features.
10.17.9. Ground Floor Frontages
(a) The land uses along ground floors of all buildings in this District shall be in
accordance with Figure 10.17c, whereas:
City of Fort Saskatchewan
Land Use Bylaw
C23-20
i. Ground floor uses along east side of 101 Street and south 101 Avenue shall be
limited to residential uses;
ii. Ground floor uses along the south side of 99 Avenue shall be limited to non-
residential uses; and
iii. Surface and structure parking areas shall be located at the rear of the building
and partially screened from public roadway on corner sites using appropriate
landscaping methods.
Figure 10.17c: Medium Density Multiple Residential - Downtown Street Frontages
10.17.10. Additional Development Regulations
(a) All development and uses within this Land Use District are subject to the applicable
provisions of Part 5 - General Regulations for all Land Use Districts, Sections 10.1 to
10.13 of Part 10 - Downtown Land Use Districts - General Regulations, Part 13 -
Parking and Loading, and Part 14 - Signs.
(b) Where lane access is provided, sites shall be designed to provide access to onsite
parking from the lane.
(c) Vehicular accesses from 101 Street and 101 Avenue to on-site parking areas within
individual sites shall be minimized.
Downtown
Boundary
District Boundary
Non-residential
Frontages
Residential Frontages
City of Fort Saskatchewan
Land Use Bylaw
C23-20
10.18. TR-D - TRANSITIONAL RESIDENTIAL - DOWNTOWN
Figure 10.18a: Applicable Area for TR-D District
10.18.1. Purpose
This District is intended to allow low to medium residential development and small scale
commercial developments in the northeast portion of the downtown. The District also establishes
regulations to provide appropriate transition from higher density mixed land uses in the downtown
core to lower density residential neighbourhoods located immediately adjacent to the downtown.
Infill residential redevelopment is encouraged in this area. Stand-alone small scale commercial
buildings may be considered.
Downtown
Boundary
District Boundary
City of Fort Saskatchewan
Land Use Bylaw
C23-20
10.18.2. TR-D Permitted and Discretionary Uses
(a) Fundamental Use Provisions
The Fundamental Use Provisions as requisite qualifiers for Permitted and Discretionary Uses
listed within 10.18.2 (b) and (c) shall ensure:
i.
That Multi-Attached Housing shall not exceed a maximum of four adjoined units.
ii.
That a Garage Suite shall be located on lots with a site width of no less than
14.5m where the principal use is that of a Single Detached Housing and shall not
be permitted accessory to any other Use class.
iii.
Only one Secondary Suite; or Garage Suite is permitted per lot.
iv.
That Pet Care Service shall not include any outside enclosures, pens, or exercise
areas.
(b)
TR-D Permitted
(c) TR-D Discretionary
-
Duplex
-
Home Office
-
Multi-Attached Housing
-
Secondary Suite
-
Semi-Detached Housing
-
Single Detached Housing
-
Show Home
Accessory development to any use listed in
subsection 10.18.2(b)
-
Bed and Breakfast
-
Garage Suite
-
Government Service
-
Group Home (Limited)
-
Home Business
-
Live Work Unit
-
Personal Service
-
Pet Care Service
-
Place of Worship
-
Professional, Financial and Office
Service
-
Sign, Billboard (Limited)
-
Sign, Fascia
-
Sign, Fascia (Limited)
-
Sign, Freestanding (Limited)
-
Sign, Portable (Limited)
-
Sign, Projecting
-
Temporary Outdoor Event
-
Temporary Sales Centre
Accessory development to any use listed
in subsection 10.18.2(c)
City of Fort Saskatchewan
Land Use Bylaw
C23-20
10.18.3. TR-D Subdivision Regulations for Single Detached and Duplex Dwellings
10.18.4. TR-D Subdivision Regulations for Semi-Detached Housing
10.18.5. TR-D Subdivision Regulations for Multi-Attached Housing
Interior Site
Corner Site
(a)
Site Width
9.1m minimum
10.6m minimum
(b)
Site Depth
30.0m minimum
Interior Site
Corner Site
(a)
Site Width
7.3m minimum
9.1m minimum
(b)
Site Depth
30.0m minimum
Interior Site
Corner Site
(a)
Site Width
6.1m minimum for an Internal
unit
7.3m minimum for an End unit
8.5m minimum
(b)
Site Depth
30.0m minimum
City of Fort Saskatchewan
Land Use Bylaw
C23-20
10.18.6. TR-D Development Regulations
Interior or Corner Site
(a) Site Area
Minimum 150m2
(b) Front and
Flanking Yard
Setback
Minimum 3.0m
Maximum 4.5m
(c) Side Yard
Setback
Minimum 1.5m
(d) Rear Setback
Minimum 8.0m
Minimum 6.0m where a garage or carport is attached to the
principal building and is accessed from a lane at the rear of the site.
(e) Building Height
Maximum 3 Storeys (11.0m). A maximum differential of 1 storey
shall be allowed between adjacent sites.
Refer to Section 10.18.7
(f) Site Coverage
40% maximum for principal building over one storey, excluding
decks
45% maximum for principal building of one storey, excluding decks
45% maximum for all buildings and structures where principal
building is over one storey
50% maximum for all buildings and structures where principal
building is one storey
Built Form Regulations
10.18.7. Building Height Limits
(a) The maximum parapet height for all new buildings shall not exceed 1.5m.
(b) Vents, mechanical rooms and equipment, elevator, penthouses, etc. shall be
integrated into the architectural treatment of building roof or screened with materials
and finishes compatible with the building to reduce visibility from street level.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
10.18.8. Additional Development Regulations
(a) All development and uses within this Land Use District are subject to the applicable
provisions of Part 5 - General Regulations for all Land Use Districts, Sections 10.1 to
10.13 of Part 10 - Downtown Land Use Districts - General Regulations, Part 13 -
Parking and Loading, and Part 14 - Signs.
(b) Where lane access is provided, sites shall be designed to use the lane. Where vehicle
access from the lane is not feasible, the Development Authority may allow access
from the street.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
10.19. 99C-D - 99 COMMERCIAL - DOWNTOWN
Figure 10.19a: Applicable Area for 99C-D District
10.19.1. Purpose
This District is intended to allow for a variety of commercial developments with a strong emphasis
on pedestrian friendly spaces and streetscapes. Buildings and landscapes fronting 99 Avenue
may contribute positively to improve the image of the entrance corridor leading to the downtown
core. Mixed use developments with retail at ground level and residential/office uses on upper
storeys shall be considered.
Downtown
Boundary
District Boundary
City of Fort Saskatchewan
Land Use Bylaw
C23-20
10.19.2. 99C-D Permitted and Discretionary Uses
(a) Fundamental Use Provisions
The Fundamental Use Provisions as requisite qualifiers for Permitted and Discretionary Uses
listed within 10.19.2 (b) and (c) shall ensure:
i.
None.
(b)
99C-D Permitted
(c) 99C-D Discretionary
-
Above Ground Floor Housing
-
Business Support Service
-
Child Care Facility
-
Community Service Facility
-
Eating & Drinking Establishment
-
Emergency Response Service
-
Entertainment Facility, Indoor
-
Health Service
-
Home Office
-
Parking Facility
-
Personal Service
-
Pet Care Service
-
Professional, Financial and Office
Service
-
Public Facility
-
Recreation Facility, Indoor
-
Retail Store (Convenience)
-
Retail Store (General)
-
Retail Store (Liquor)
-
Seasonal Garden Centre
-
Show Home
-
Sign, Billboard (Limited)
-
Sign, Fascia
-
Sign, Fascia (Limited)
-
Sign, Portable
-
Sign, Portable (Limited)
-
Sign, Projecting
-
Temporary Sales Centre
Accessory development to any use listed in
subsection 10.19.2(b)
-
Commercial School
-
Entertainment Facility, Outdoor
-
Government Service
-
Place of Worship
-
Recreation Facility, Outdoor
-
Service Station (Limited)
-
Sign, Electronic Message
-
Sign, Freestanding
-
Sign, Freestanding (Limited)
-
Temporary Outdoor Event
-
Vehicle Wash
-
Veterinary Clinic
Accessory development to any use listed
in subsection 10.19.2(c)
City of Fort Saskatchewan
Land Use Bylaw
C23-20
10.19.3. 99C-D Site Subdivision Regulations
10.19.4. 99C-D Site Development Regulations
Interior or Corner Site
(a) Front Setback
and Flanking
Front Setback
Minimum 4.5m
(b) Side Setback
Minimum 3.0m
(c) Rear Setback
Minimum 3.0m for sites abutting a Non-Residential Land Use
District.
Minimum 4.5m for sites abutting to a Residential Land Use
District.
(d) Site Coverage
Maximum 50%
(e) FAR
Non-Residential
Maximum 2.0
Residential
Maximum 1.5
(f) Unit Density
Maximum 150 units/net residential hectare
(g) Building Height
Maximum 4 storeys (14.0m).
(h) Common Amenity
Area
Minimum 4.5m² per dwelling unit.
(i) Private Amenity
Area
Minimum 3.0m² per dwelling unit to be provided for balconies.
Interior or Corner Site
(a)
Site Area
180m² minimum
(b)
Site Width
At the discretionary of Subdivision Authority
(c)
Site Depth
At the discretionary of Subdivision Authority
City of Fort Saskatchewan
Land Use Bylaw
C23-20
4 Storeys (13.5m)
Built Form Regulations
10.19.5. Building Height Limits
(a) New development shall be in accordance with the height limits established in Figure
10.19b.
Figure 10.19b: 99 Commercial - Downtown Maximum Height Limits
(b) The maximum parapet height for all new buildings shall not exceed 1.5m.
(c) Vents, mechanical rooms and equipment, elevator, penthouses, etc. shall be
integrated into the architectural treatment of building roof or screened with materials
and finishes compatible with the building.
10.19.6. Street Character and Pedestrian Realm
(a) The front setback along 99 Avenue shall comply with the following landscaping
requirements, as per Figure 10.19c:
i. A 1.5m wide landscaped buffer zone shall be provided along the property line;
ii. A minimum 3.0m wide sidewalk shall be provided between the building frontage
and the landscaped buffer; and
Downtown Boundary
District Boundary
City of Fort Saskatchewan
Land Use Bylaw
C23-20
iii. The landscaped buffer area shall include enhanced landscape treatment and
should be lined with trees at 6.0m interval, but not interfere with site lines at
driveways.
iv. For new construction, parking is not permitted in the front yard.
Figure 10.19c: Front Building Setback Landscape Requirements
10.19.7. Ground Floor Frontages
(a) The land uses along ground floors of all buildings in this District shall be:
i. Limited to non-residential uses along 99 Avenue, 100 Street and east side of 100
Avenue;
ii. Structure parking facilities shall generally be located internally on the site and
shall not front 99th Avenue;
iii. The rear wall of the building facing adjacent residential sites shall be
architecturally treated to provide appropriate visual transition to surrounding
residential uses.
10.19.7. Surface Parking, Loading and Storage
(a) Surface parking area shall be setback a minimum of 1.5m from the property line with
a landscape buffer between parking, loading and other hard surface areas and
adjacent roadways or lanes.
(b) Outdoor storage shall be located at the rear of building.
10.19.8. Site Connectivity
(a) Sites shall include connections from 99 Avenue to public pedestrian walkways to the
satisfaction of the Development Authority.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
10.19.9. Additional Development Regulations
(a) All development and uses within this Land Use District are subject to the applicable
provisions of Part 5 - General Regulations for all Land Use Districts, Sections 10.1 to
10.13 of Part 10 - Downtown Land Use Districts - General Regulations, Part 13 -
Parking and Loading, and Part 14 - Signs.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
10.20. PS-D - PUBLIC SERVICES - DOWNTOWN
Figure 10.20a: Applicable Area for PS-D District
10.20.1. Purpose
This District is intended to accommodate institutional uses that serve the social needs of the
community within a downtown setting.
Downtown
Boundary
District Boundary
City of Fort Saskatchewan
Land Use Bylaw
C23-20
10.20.2. PS-D Permitted and Discretionary Uses
(a) Fundamental Use Provisions
The Fundamental Use Provisions as requisite qualifiers for Permitted and Discretionary Uses
listed within 10.20.2 (b) and (c) shall ensure:
i.
None.
(b)
PS-D Permitted
(c) PS-D Discretionary
-
Assisted Living Facility
-
Child Care Facility
-
Community Service Facility
-
Education (Private)
-
Education (Public)
-
Emergency Response Service
-
Government Service
-
Health Service
-
Parking Facility
-
Public Facility
-
Sign, Billboard (Limited)
-
Sign, Fascia
-
Sign, Fascia (Limited)
-
Sign, Portable
-
Sign, Portable (Limited)
-
Sign, Projecting
Accessory development to any use listed in
subsection 10.20.2(b)
-
Entertainment Facility, Outdoor
-
Funeral Home
-
Group Home
-
Place of Worship
-
Professional, Financial and Office
Service
-
Recreation Facility, Indoor
-
Recreation Facility, Outdoor
-
Sign, Electric Message
-
Temporary Outdoor Event
Accessory development to any use listed
in subsection 10.20.2(c)
10.20.3. PS-D Site Subdivision Regulations
Interior or Corner Site
(a)
Site Area
At the discretion of Subdivision Authority.
(b)
Site Width
At the discretion of Subdivision Authority.
(c)
Site Depth
At the discretion of Subdivision Authority.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
10.20.4. PS-D Site Development Regulations
Interior or Corner Site
(a) Front Setback
and Flanking
Front Setback
Minimum 0.0m
(b) Side Setback
Minimum 3.0m
(c) Rear Setback
At the discretion of the Development Authority for sites abutting a
Non-Residential Land Use District.
Minimum 8.0m for sites abutting to a Residential Land Use
District.
(d) Site Coverage
Maximum 60%
(e) Building Height
Maximum 14.0m for a principal building
Maximum 30.0m for towers or structural components of buildings
not intended for human occupation.
Refer to Section 10.20.5.
Built Form Regulations
10.20.5. Building Height Limits
(a) New development shall be in accordance with the height limits established in Figure
10.20b.
Figure 10.20b: PS - D Maximum Height Limits
City of Fort Saskatchewan
Land Use Bylaw
C23-20
(b) The maximum parapet height for all new buildings shall not exceed 1.5m.
(c) Vents, mechanical rooms and equipment, elevator, penthouses, etc. shall be
integrated into the architectural treatment of building roof or screened with materials
and finishes compatible with the building.
10.20.6. Street Character and Pedestrian Realm
(a) The front setback shall be hard surfaced from the City sidewalk with a consistent
treatment and theme to the satisfaction of Development Authority.
(b) Commercial uses shall be limited to ground floor only.
10.20.6. Canopies and Weather Protection
(a) A continuous weather protection of minimum 1.8m width or other means of weather
protection at the discretion of the Development Authority shall be encouraged at the
ground floor of all building facades fronting 99 Avenue and 100 Avenue, as per
Figure 10.20c.
Figure 10.20c: Weather Protection
10.20.7. Additional Development Regulations
(a) All development and uses within this Land Use District are subject to the applicable
provisions of Part 5 - General Regulations for all Land Use Districts, Sections 10.1 to
10.13 of Part 10 - Downtown Land Use Districts - General Regulations, Part 13 -
Parking and Loading, and Part 14 - Signs.
(b) Where lane access is provided, sites shall be designed to use the lane.
(c) The siting and appearance of all buildings or improvements, and the landscaping of
the site shall be to the satisfaction of the Development Authority in order that there
shall be general conformity with adjacent buildings, and that there may be adequate
protection afforded to the amenities of adjacent buildings and sites. The form and
character of buildings shall complement adjacent residential character of the
neighbourhood.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
(d) Vehicular accesses 100 Avenue, 105 Street and 106 Street to on-site parking areas
within individual sites shall be minimized. Where possible, vehicular access should be
provided from rear lanes.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
10.21. HP-D - HISTORIC PRECINCT - DOWNTOWN
Figure 10.21a: Applicable Area for HP-D District
10.21.1. Purpose
This District is intended to regulate development in Fort Saskatchewan's Historic Precinct. New
developments shall preserve, rehabilitate and reuse existing historical resources, such as
buildings and landscapes, in order to create design continuity with the existing architectural
character of the Historic Precinct through respecting scale and function of the built form.
Downtown Boundary
District Boundary
City of Fort Saskatchewan
Land Use Bylaw
C23-20
10.21.2. HP-D Permitted and Discretionary Uses
(a) Fundamental Use Provisions
The Fundamental Use Provisions as requisite qualifiers for Permitted and Discretionary Uses
listed within 10.21.2 (b) and (c) shall ensure:
i.
That any Use which includes a drive-through service shall be considered neither
Permitted nor Discretionary Uses.
(b)
PS-D Permitted
(c) PS-D Discretionary
-
Community Service Facility
-
Entertainment Facility, Outdoor
-
Government Service
-
Parking Facility
-
Public Facility
-
Recreation Facility, Outdoor
-
Sign, Billboard (Limited)
-
Sign, Fascia
-
Sign, Fascia (Limited)
-
Sign, Portable
-
Sign, Portable (Limited)
-
Sign, Projecting
-
Temporary Outdoor Event
Accessory development to any use listed in
subsection 10.21.2(b)
-
Eating & Drinking Establishment
-
Education (Private)
-
Education (Public)
-
Place of Worship
-
Professional, Financial and Office
Service
-
Recreation Facility, Indoor
-
Sign, Electric Message
-
Sign, Freestanding
-
Sign, Freestanding (Limited)
Accessory development to any use listed
in subsection 10.21.2(c)
10.21.3. HP-D Site Subdivision Regulations
Interior or Corner Site
(a)
Site Area
At the discretion of Subdivision Authority.
(b)
Site Width
At the discretion of Subdivision Authority.
(c)
Site Depth
At the discretion of Subdivision Authority.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
10.21.4. HP-D Site Development Regulations
Interior or Corner Site
(a) Front Yard
Setback
Minimum 6.0m
(b) Flanking Front
Yard Setback
At the discretion of the Development Authority.
(c) Side Yard Setback
Minimum 3.0m
(d) Rear Yard Setback
Minimum 8.0m
(d) Site Coverage
At the discretion of the Development Authority.
(e) Building Height
Maximum 14.0m for a principal building
Maximum 30.0m for towers or structural components of buildings
not intended for human occupation.
(f) FAR
At the discretion of the Development Authority.
10.21.5 Additional Development Regulations
(a) All development and uses within this Land Use District are subject to the applicable
provisions of Part 5 - General Regulations for all Land Use Districts, Sections 10.1 to
10.13 of Part 10 - Downtown Land Use Districts - General Regulations, Part 13 -
Parking and Loading, and Part 14 - Signs.
(b) On-site parking for individual parcels shall be at the discretion of the Development
Authority.
(c) All development shall be consistent with the guidelines established in the Historic
Precinct Site Master Plan and the Fort Heritage Precinct branding document.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
Part 11 - Direct Control Land Use Districts
11.1 PURPOSE OF DIRECT CONTROL LAND USE DISTRICTS
Direct Control Land Use Districts are intended to apply to sites or areas that are intended to be
subdivided and/or developed under individually unique circumstances requiring site-specific
controls, where the application of a conventional Land Use District would be inappropriate or
inadequate.
11.2. GENERAL APPLICATION OF DIRECT CONTROL LAND USE DISTRICTS
11.2.4. There are two means of application for Direct Control Land Use Districts:
(a) With Regulations - The owner of a site may apply to amend this Land Use Bylaw to
add a new Direct Control Land Use District that would apply to an area or site. As
part of the Land Use Bylaw amendment, a Land Use District would be created
which would detail uses, requirements and provisions that would apply to the
subdivision and/or development of the site or area; or
(b) Without Regulations - The owner of a site may apply to redistrict a site to Direct
Control, without the creation of site or area specific uses, requirements, or
regulations. In this case, an application for a Development Permit will be
considered based upon the merits of the respective proposal that is brought
forward by the owner of the site, and would rely on the guidance and policies of any
applicable Statutory Plan.
11.2.5. The Land Use District shall only be applied where the following conditions are met:
(a) The development is, in the opinion of Council, considered appropriate for the site,
having regard to the policies and objectives of any plan, statutory or otherwise, this
Bylaw and compatibility with the scale and character of surrounding development;
(b) The use of any other Land Use District to accommodate the development would, in
the opinion of Council, result in potential conflicts with existing or future surrounding
development, should the full development potential of such a Land Use District be
utilized; and
(c) The development is of a unique form or nature not contemplated or reasonably
regulated by another Land Use District.
11.3. DEVELOPMENT AUTHORITY
11.3.4. There are two alternatives for assigning the responsibility of the Development Authority
for Direct Control Land Use Districts:
(a) DC (A) - Administration: a decision on an application for a Development Permit is
made administratively; or
City of Fort Saskatchewan
Land Use Bylaw
C23-20
(b) DC(C) - Council: a decision on an application for a Development Permit is made by
Council.
11.4. STATUTORY PLANS
11.4.4. A Development Permit in a Direct Control Land Use District is not exempt from any
Statutory Plan affecting the respective site or area.
11.5. DC(C) - DIRECT CONTROL DISTRICT
11.5.4. Purpose
The general purpose of this Land Use District is to provide for detailed, sensitive control of use,
development, siting and design of buildings and disturbance of land where this is necessary to
establish, preserve or enhance:
(a) Areas or sites of unique character or special environmental concern;
(b) Areas or sites identified as requiring sensitive or special consideration by a
Statutory Plan; and
(c) Areas or sites of special historical, cultural, paleontological, archaeological,
prehistorical, natural, scientific or aesthetic interest, as designated under the
Historical Resources Act.
11.5.5. General Requirements
(a) Council shall act as Development Authority on Development Permit applications in
the DC(C) - Direct Control District and are not subject to appeal to the Subdivision
and Development Appeal Board, with the exception of decisions regarding
Development Permit applications for signs, which will be processed by
Administration in accordance with the sign Regulations in the Land Use Bylaw.
(b) In evaluating a proposed land use or development in a DC(C) - Direct Control
District, Council shall have regard for, but not be limited to:
i.
The existing use of the lands;
ii.
The general and special regulations as contained elsewhere in this Bylaw;
iii.
The land use Regulations of adjoining Land Use Districts;
iv.
Shall comply with the MGA, subdivision and development regulations,
Municipal Development Plan and any Statutory Plan or Conceptual Scheme
in effect specifically for the purpose of directing the implementation and
administration of this Land Use District; and
v.
All parcel regulations shall be as determined by Council, who, in determining
such regulations, shall consider all information it obtains pursuant to the
provisions of this Section and comply with any applicable provisions of any
City of Fort Saskatchewan
Land Use Bylaw
C23-20
Statutory Plan in effect. This approach shall not be used for lands which
require subdivision as there are no underlying uses in this District.
(c) The design, external finish, architectural appearance, siting, landscaping,
screening and buffering of any building or structure shall be to the satisfaction of
Council so that there shall be general conformity in such matters with respect to
adjacent buildings, adequate protection afforded to the amenities of the adjacent
residential properties and any objectionable aspects or potential incompatibility with
other uses and developments in adjacent Land Use Districts is or can be
minimized.
11.5.6. Uses
A Development Permit application is subject to Part 3 of the Land Use Bylaw and may be issued
for any uses deemed appropriate by Council.
11.5.7. Information Requirements
(a) Notwithstanding any Development Permit application requirements to the contrary
in the Bylaw, and in addition to any requirements of the specified subdivision and
development regulation or any policies of the City, Council (or the Development
Authority) may specify the following additional application requirements in the case
of an application within a Direct Control District:
i.
To determine if the lands in question are suitable for and can physically
support the use or development in question, the Council or the Development
Authority may require, before accepting an application as complete,
geotechnical analysis or any other engineering, environmental or technical
assessment and information it considers necessary to properly evaluate the
application. Council or the Development Authority will ensure that the
information required is prepared or substantiated by qualified persons
licensed to practice in the Province of Alberta;
ii.
To the level of detail determined by Council or the Development Authority,
applicants shall fully disclose the precise nature and extent of the proposed
use or development, including intended hours of operation, so that their
applications can be thoroughly evaluated; and
iii.
To assist in the comprehensive evaluation of a Direct Control District
application, Council or the Development Authority may undertake, or require
that the applicant undertake in a manner satisfactory to Council or the
Development Authority, a polling of the adjacent residential and other
properties.
11.5.8. Application Process and Decision
(a) Upon receipt of a completed application pursuant to a Direct Control District,
Council or the Development Authority may, prior to a decision being made, refer the
application to any municipal department or any other external agency for comment
and may require a Surveyor's Certificate or Real Property Report, signed by an
City of Fort Saskatchewan
Land Use Bylaw
C23-20
Alberta Land Surveyor, relating to the building that is the subject of the
Development Permit application;
(b) Council will consider but shall not be bound by the comments it receives from the
referrals;
(c) At some point, as determined by Council (or the Development Authority), prior to
deciding upon the application before it, the Council (or the Development Authority)
shall provide public notice, through means and to whom it considers necessary,
that a decision on a development permit pursuant to a Direct Control District is to
be made and the Council will afford an opportunity to any interested person to
make representations on the application and shall take into account any such
representations made when giving final consideration to the application.
(d) Council may approve, with or without conditions, or refuse the application, giving
reasons for the refusal;
(e) Council may also:
i.
As a condition of approval, require that the applicant enter into a
development agreement with the City pursuant to the MGA and the Land
Use Bylaw. To ensure compliance with the conditions in the agreement, the
City may be protected by caveat registered in favor of the City;
ii.
Set a time period for which the Development Agreement is to remain in
effect;
iii.
As a condition of approval, require financial guarantees, in a form and
amount acceptable to the City, from the applicant to secure performance of
any of the conditions of the approval;
iv.
Revoke an approval in the case where satisfactory arrangements have not
been made by a developer for the supply of water, sewer, storm water and
road access, or any of them, including payment of the costs of installing or
constructing any such utility by the developer; or
v.
In the case of new construction, Council or the Development Authority may
require, as a condition of approval, that a Surveyor's Certificate or Real
Property Report, signed by an Alberta Land Surveyor, relating to the building
that is the subject of the development permit application, be submitted by the
owner/developer upon completion of the building foundation, or siting in the
case of mobile or portable units on permanent foundations, and prior to
commencement of framing or further structural construction to ensure that
the building is sited according to the provisions of the development permit
and this Bylaw.
(f)
Council may stipulate the times of day or week during which an approved use or
development may operate as well as the length of time its approval remains in
effect;
City of Fort Saskatchewan
Land Use Bylaw
C23-20
(g) As a condition of approval, Council or the Development Authority may require, to
their satisfaction, that an approved use or development be screened from public
thoroughfares and adjacent residential uses by a solid wall, fence or other means;
(h) When part of the site is to be used for outdoor display of goods or products for sale,
lease or hire, such display shall be arranged and maintained in a neat and tidy
manner;
(i)
Council may approve a temporary Development Permit where Council is of the
opinion that the proposed use is of a temporary nature; and
(j)
If at any time, in the opinion of Council or the Development Authority, any of the
provisions of this Bylaw have not been complied with, the Council or the
Development Authority may utilize the enforcement mechanisms available under
the MGA and this Bylaw.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
11.6. DC(A)-02 DIRECT CONTROL - RESIDENTIAL (SOUTHFORT GATE - SOUTH
SITE)
11.6.1. Purpose
The purpose of this site-specific direct control provision is to provide for a comprehensive
integrated development on a larger site incorporating a variety of single detached, semi-detached
and multi-attached housing forms. The regulations allow for smaller lot sizes to support more
efficient use of land and community infrastructure. Setback and site provisions within this district
both address external boundary conditions and internal setback requirements.
11.6.2. Area of Application
Condominium Plans 102 1136 and 122 1899, bordered on the east by Southfort Drive and to the
north by Southfort Boulevard, containing approximately 4.49ha as shown in (Figure 11.6).
11.6.3. DC(A)-02 Uses
(a) Fundamental Use Provisions
The Fundamental Use Provisions as requisite qualifiers for Permitted and Discretionary
Uses listed within 11.6.3 (b) and (c) shall ensure:
i.
None.
(b)
DC(A)-02 Permitted
(c) DC(A)-02 Discretionary
-
Home Office
-
Multi-Attached Housing
-
Semi-Detached Housing
-
Single Detached Housing
Accessory development to any use listed in
subsection 11.6.3(b)
-
Home Business
-
Show Home
-
Temporary Sales Centre
Accessory development to any use listed
in subsection 11.6.3(c)
City of Fort Saskatchewan
Land Use Bylaw
C23-20
11.6.4. DC(A)-02 Site Subdivision Regulations
11.6.5. DC(A)-02 Site Setbacks to External Properties and Roadways
Interior Site
Corner Site
a) Front Yard Setback
6.0m minimum
Front
6.0m minimum
Flanking
3.0m minimum
b) Rear Yard Setback
7.5m minimum*
c) Side Yard Setback
1.2m minimum**
*Decks and balconies may project up to 2.4m into this required setback.
**Where units are flanking external property boundaries or the primary internal
entrance locations, the minimum required side yard setback shall be 4.5m
11.6.6. DC(A)-02 Site Setbacks to Internal Properties and Roadways
Interior Site
Corner Site
a) Front Yard Setback
6.0m minimum
Front
6.0m minimum
Flanking
3.0m minimum
Interior Site
Corner Site
(a) Site Width (Single-Detached
Housing)
9.4m minimum
11.2m minimum
(b) Site Width (Semi-Detached
Housing )
6.1m minimum
9.2m minimum
(c) Site Depth
Minimum site depths for internal housing sites will
be based on requirements for individual units
ensuing accommodation of required front and rear
yards as well as site Coverage requirements.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
b) Rear Yard Setback
6.0m minimum*
c) Side Yard Setback
1.2m minimum
*Decks and balconies may project up to 2.4m into this required setback.
11.6.7. DC(A)-02 Site Development Regulations
Interior or Corner Site
a) Building Height
2 ½ storeys not to exceed 11.0m maximum
b) Density
24 dwelling units per hectare to a maximum of 105 dwelling units for
the parcel identified in (Figure 11.6).
11.6.8. Additional Development Regulations
All developments and uses within this Land Use District are subject to the applicable provisions of
Part 5 - General Regulations for All Land Use Districts, Sections 6.1 to 6.11 of Part 6 - Residential
Land Use Districts, and Sections 11.1 to 11.5 of Part 11 - Direct Control Land Use Districts.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
Figure 11.6: Applicable Area for DC(A)-02
City of Fort Saskatchewan
Land Use Bylaw
C23-20
11.7. DC(A)-04 DIRECT CONTROL - 100 AVENUE INDUSTRIAL
11.7.1. Purpose
The general purpose of this Land Use District is to establish a site specific development control
district for the collective development of limited light industrial land uses that do not have adverse
impacts beyond the site and remain sensitive to adjacent residential land uses to the west.
11.7.2. Area of Application
Lot C and Lot D of Plan 6976KS as shown on (Figure 11.7).
11.7.3. DC(A)-04 Uses
(a) Fundamental Use Provisions
The Fundamental Use Provisions as requisite qualifiers for Permitted and Discretionary
Uses listed within 11.7.3 (b) and (c) shall ensure:
i.
None.
(b)
DC(A)-04 Permitted
(c) DC(A)-04 Discretionary
-
Contractor Service
-
General Industrial use
-
Greenhouse
-
Sign, Billboard (Limited)
-
Sign, Fascia
-
Sign, Fascia (Limited)
-
Sign, Freestanding
-
Sign, Freestanding (Limited)
-
Sign, Portable
-
Sign, Portable (Limited)
-
Vehicle Repair Facility (limited)
-
Vehicle Wash
Accessory development to any use listed in
subsection 11.7.3(b)
-
Renewable Energy Device
-
Renewable Energy Device (Limited)
Accessory development to any use listed
in subsection 11.7.3(c)
City of Fort Saskatchewan
Land Use Bylaw
C23-20
11.7.4. DC(A)-04 Site Subdivision Regulations
Interior or Corner Site
a) Site Area
0.2ha minimum
b) Site Width
3.0m minimum
c) Site Depth
30.0m minimum
11.7.5. DC(A)-04 Site Development Regulations
Interior or Corner Site
a) Front Yard Setback
6.0m minimum
b) Rear Yard Setback
3.0m minimum
c) Side Yard Setback
4.5m minimum; however, one side may be reduced to 1.5m subject
to Alberta Building Code and Safety Codes.
d) Site Coverage
60% maximum for All buildings and structures
e) Principal Building
Height
Maximum shall not exceed 14.0m
Notwithstanding the above, the maximum height may be increased
to 30.0m for towers or structural components of buildings not
intended for human occupation
11.7.6. DC(A)-04 Additional Development Regulations
(a) All developments and uses within this Land Use District are subject to the
applicable provisions of Part 5 - General Regulations for All Land Use Districts,
Sections 8.1 and 8.6 of Part 8 - Industrial Land Use Districts and Sections 11.1 to
11.5 of Part 11 - Direct Control Land Use Districts;
(b) All manufacturing, fabrication, or other operational activities that may have an
adverse impact on adjacent residential land uses shall occur within a structure, and
shall not be permitted outdoors;
City of Fort Saskatchewan
Land Use Bylaw
C23-20
(c) Any outdoor storage of materials or equipment associated with an approved
development shall be appropriately screened as per the discretion of the
Development Authority;
(d) All proposed developments may be subject to a Risk Assessment ensuring that
they are compatible with adjacent heavy industrial uses; and
(e) Additional safety measures may be required at the discretion of the Development
Authority based on recommendations from a Risk Assessment.
(f)
All site and building designs shall be designed for ease of evacuation, access by
emergency services, and mechanical systems to provide protection to occupants in
the case of a significant industrial accident; and
(g) All sites and buildings shall be designed in accordance with the principles of
Shelter-in-Place.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
Figure 11.7 - Applicable Area for DC(A)-04 - 100 Avenue Industrial
City of Fort Saskatchewan
Land Use Bylaw
C23-20
11.8. DC(A)-05 DIRECT CONTROL - MULTI-ATTACHED RESIDENTIAL (SIENNA)
11.8.1. Purpose
The general purpose of this Land Use District is to establish a site-specific direct control provision
to provide for a comprehensively integrated development, specifically for the inclusion of multi-
attached housing with vehicular access from a rear lane. The regulations allow for reduced side
yard setbacks and slightly higher units to support more efficient use of land and community
infrastructure, while providing housing diversity.
11.8.2. Area of Application
This Direct Control District applies to Lot B, Block 25, Plan 042 6930, as shown on (Figure 11.8).
11.8.3. DC(A)-05 Uses:
(a) Fundamental Use Provisions
The Fundamental Use Provisions as requisite qualifiers for Permitted and Discretionary
Uses listed within 11.8.3 (b) and (c) shall ensure:
i.
That Multi-Attached Housing shall not exceed a maximum of four adjoined units.
(b) DC(A)-05 Permitted
(c) DC(A)-05 Discretionary
-
Home Office
-
Multi-Attached Housing
-
Semi-Detached Housing
Accessory development to any use listed in
subsection 11.8.3(b)
-
Home Business
-
Show Home
-
Temporary Sales Centre
Accessory development to any use listed
in subsection 11.8.3(c)
11.8.4. DC(A)-05 Site Subdivision Regulations
Semi-Detached Housing
Interior Site
Corner Site
a) Site Area
255m2 minimum
306m2 minimum
b) Site Width
7.5m minimum
9.3m minimum
c) Site Depth
34.0m minimum
City of Fort Saskatchewan
Land Use Bylaw
C23-20
Multi-Attached Housing
Interior Site
Corner Site
a) Site Area
207m2 minimum
301m2 minimum
b) Site Width
6.1m minimum
9.2m minimum
c) Site Depth
34.0m minimum
11.8.5. DC(A)-05 Site Development Regulations
Semi-Detached and Multi-Attached Housing
Interior Site
Corner Site
a) Front Yard Setback
4.5m minimum*
Front
4.5m minimum*
Flanking
3.0m minimum
b) Rear Yard Setback
7.5m minimum
6.0m minimum where a garage or carport is attached to the principal
building and is accessed from a lane at the rear of the site
c) Side Yard Setback
1.2m minimum
d) Site Coverage
For semi-detached housing : 45% for all buildings and structures
For multi-attached housing : 55% for all buildings and structures
e) Principal Building
Height
Two and one half (2 ½) storeys not to exceed 11.0m maximum
*Decks and balconies may encroach up to 2.5m into this required setback, at the discretion of
the Development Authority
City of Fort Saskatchewan
Land Use Bylaw
C23-20
11.8.6. DC(A)-05 Additional Development Regulations
(a) All developments and uses within this Land Use District are subject to the
applicable provisions of Part 5 - General Regulations for All Land Use Districts and
Sections 11.1 to 11.5 of Part 11 - Direct Control Land Use Districts;
(b) The exterior design of semi-detached or multi-attached housing shall ensure
individuality and variety within the Land Use District. This will require consideration
of the exterior treatment of colours, materials, textures, rooflines and wall openings.
As well, designs shall only be allowed to be repeated after every fourth building, as
illustrated by the sequence A B C D A. The developer shall be assigned the
responsibility for assuring that proper architectural controls are in place in order to
achieve a satisfactory end result; and
(c) Front yard setbacks require hard landscaping to enhance aesthetic conformity
along street frontage, and to minimize maintenance for internal lots. The developer
shall be responsible for assuring hard landscaping is completed.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
Figure 11.8: Applicable Area for DC(A)-05 - Multi-Attached Residential (Sienna)
City of Fort Saskatchewan
Land Use Bylaw
C23-20
11.9. DC(A)-06 DIRECT CONTROL - RESIDENTIAL (SOUTHPOINTE STAGE 7)
11.9.1. Purpose
This District is generally intended to accommodate a range of dwelling forms and flexibility in the
design and development of a neighbourhood not exceeding a maximum density of 35 dwelling
units per net residential hectare.
11.9.2. Area of Application
Portion of Northwest ¼ Section 20-54-22-W4M, as shown in Figure 11.9.
11.9.3. DC(A)-06 Uses:
(a) Fundamental Use Provisions
The Fundamental Use Provisions as requisite qualifiers for Permitted and Discretionary
Uses listed within 11.9.3 (b) and (c) shall ensure:
i.
None.
(b)
DC(A)-06 Permitted
(c) DC(A)-06 Discretionary
-
Duplex
-
Home Office
-
Multi-Attached Housing
-
Secondary Suite Housing
-
Semi-Detached Housing
-
Single-Detached Housing
Accessory development to any use listed in
subsection 11.9.3(b)
-
Bed and Breakfast
-
Group Home (Limited)
-
Home Business
-
Show Home
-
Temporary Sales Centre
Accessory development to any use listed
in subsection 11.9.3(c)
11.9.4. DC(A)-06 Site Subdivision Regulations for Single Detached Housing and Duplex
Dwellings
Interior Site
Corner Site
a) Site Area
309m2 minimum
342m2 minimum
b) Site Width
9.1m minimum
10.6m minimum
c) Site Depth
34.0m minimum
City of Fort Saskatchewan
Land Use Bylaw
C23-20
11.9.5. DC(A)-06 Site Subdivision Regulations for Semi-Detached Housing
Interior Site
Corner Site
a) Site Area
238m2 minimum
271m2 minimum
b) Site Width
7.3m minimum
9.1m minimum
c) Site Depth
34.0m minimum
11.9.6. DC(A)-06 Site Development Regulations for Single Detached, Duplex and Semi-
Detached Housing
Interior or Corner Site
a) Front Yard
Setback
Front Yard*
3.0m minimum with a lane
4.5m (maximum with a lane
*Where a semi-detached housing has front
vehicular access to one unit and rear vehicular
access via a lane to the other unit, the front yard
setback for the unit with lane access may be
increased to a maximum of 7.0m
6.0m minimum without a lane
7.0m maximum without a lane
Flanking Yard
3.0m minimum on a corner site
4.5m maximum on a corner site
b) Rear Yard
Setback
8.0m minimum
6.0m minimum where a garage or carport is attached to the principal
building and is accessed from a lane at the rear of the property
c) Side Yard
Setback
1.2m minimum
City of Fort Saskatchewan
Land Use Bylaw
C23-20
d) Principal Building
Height
For single detached and duplex dwellings: Two and one half (2 ½) storeys
not to exceed 10.0m maximum
For semi-detached housing : Three storeys not to exceed 11.0m
maximum. A maximum differential of one storey shall be allowed
between adjacent sites.
e) Site Coverage
45% maximum for principal building over one storey, excluding decks
50% maximum for principal building of one storey, excluding decks
52% maximum for all buildings and structures where principal building is
over one storey
57% maximum for all buildings and structures where principal building is
one storey
11.9.7. DC(A)-06 Site Subdivision Regulations for Multi-Attached Housing
Interior Site
Corner Site
a) Site Area
187m2 minimum
271m2 minimum
b) Site Width
5.5m minimum for an Internal
unit
7.0m minimum for an End unit
8.5m minimum
c) Site Depth
34.0m minimum
11.9.8. DC(A)-06 Site Development Regulations for Multi-Attached Housing
Interior or Corner Site
a) Front Yard
Setback
Front Yard**
3.0m minimum with a lane
4.5m maximum with a lane
**Where a multi-attached dwelling has
front vehicular access to one or more
dwelling units and rear vehicular access
City of Fort Saskatchewan
Land Use Bylaw
C23-20
via a lane to other units, the front yard
setback for units with lane access may be
increased to a maximum of 9.0m
6.0m minimum without a lane
7.0m maximum without a lane
Flanking Yard
3.0m minimum on a corner site
4.5m maximum on a corner site
b) Rear Yard
Setback
8.0m minimum
6.0m minimum where a garage or carport is attached to the principal
building and is accessed from a lane at the rear of the site
c) Side Yard
Setback
1.2m minimum
d) Principal
Building Height
Three storeys not to exceed 11.0m maximum. A maximum differential of
one storey shall be allowed between adjacent sites.
e) Site Coverage
45% maximum for principal building
52% maximum for all buildings and structures
f) Density
Maximum of one dwelling unit per site
11.9.9. Additional Development Regulations for DC(A)-06
(a) All development and uses within this Land Use District are subject to the applicable
provisions of Part 5 - General Regulations for all Land Use Districts, Sections 6.1 to
6.11 of Part 6 - Residential Land Use Districts, Part 13 - Parking and Loading, and
Part 14 - Signs; and
(b) No vehicular access to the street shall be permitted from the front yard when a rear
lane is provided.
(c) Notwithstanding 11.9.9(b), the Development Authority may approve vehicle access
from the front street if the lot is served by a cul-de-sac.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
11.9.10. Site Planning and Design Standards
(a) Development shall demonstrate compliance with the following principles of urban
design, to the satisfaction of the Development Authority:
i. Design sites and buildings with people as the primary focus and with
setbacks that are generally consistent with existing adjacent development;
ii. Create animated, active streetscapes with interesting building facades and
human-scale building and setbacks, particularly at the street level. Use
upper-storey stepbacks to minimize the mass and shading of multi-storey
buildings and provide additional design features on the first two storeys;
iii. Avoid blank facades and provide articulation or additional design features to
break up long solid walls;
iv. Create appropriate transitions in building scale and height to adjacent areas
of lower intensity;
v. Locate building entrances to connect directly with the public street network
and clearly articulate building entrances through design and landscaping
features;
vi. Design sites and buildings that allow for convenient, universal access and
have clear signage;
vii. Promote pedestrian comfort with appropriate landscaping, furniture, weather
protection and buffers from vehicular traffic;
viii.
Design for active and alternative transportation by providing convenient
access to buildings from transit stops, and including bicycle parking and
midblock pedestrian connections where appropriate;
ix. Design sites and buildings to facilitate social interaction by including patios,
courtyards, plazas and sidewalk amenity space to the extent reasonably
feasible, to enliven the public or semi-public realm;
x. Design sites and buildings for visual interest and maximum use in different
seasons and at different times of the day;
xi. Locate vehicle parking, access and service areas to minimize their impact on
pedestrians, surrounding properties and the public realm by:
A. Minimizing the width of driveways and curb cuts across sidewalks;
B. Providing underground parking where possible and locating surface
parking to the side or rear of buildings;
C. Locating loading or other service areas to the side or rear of
buildings and buffering or screening these areas; and
D. Integrating service connections, vents, mechanical rooms and
equipment within the architectural treatment of buildings to the
maximum extent feasible; and
xii. Ensure that parking areas, service areas and public spaces are well-lit and
visible from other locations and clearly signed if they are not visible from the
public street.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
Figure 11.9: Applicable Area DC(A)-06 - Residential (SouthPointe Stage 7)
City of Fort Saskatchewan
Land Use Bylaw
C23-20
11.10. DC(A)-07 DIRECT CONTROL - COMMERCIAL CENTRE (HWY 21 AT
PINEVIEW)
11.10.1. Purpose
The purpose of this District is to establish site specific regulations for the development of a
commercial retail and service centre. The site is to be developed in a manner that is sensitive to
the adjacent residential neighbourhood. It is also to be developed in a comprehensive manner
with high architectural and urban design standards given the site's frontage and prominence
along Highway 21.
11.10.2. Area of Application
This District applies to River Lot 15 Plan FORTSASK, as shown on Figure 11.10b.
11.10.3. DC(A)-07 Uses:
(a) Fundamental Use Provisions
The Fundamental Use Provisions as requisite qualifiers for Permitted and Discretionary
Uses listed within 11.10.3 (b) and (c) shall ensure:
i.
That any Use which includes a drive-through service shall be considered
Discretionary Uses.
(b)
DC(A)-07 Permitted
(c) DC(A)-07 Discretionary
-
Business Support Service
-
Child Care Facility
-
Commercial School
-
Community Service Facility
-
Eating and Drinking Establishment
-
Government Service
-
Health Service
-
Personal Service
-
Pet Care Service
-
Professional, Financial and Office
Service
-
Retail Store (Convenience)
-
Retail Store (General)
-
Retail Store (Liquor)
-
Seasonal Garden Centre
-
Sign, Billboard (Limited)
-
Sign, Fascia
-
Sign, Fascia (Limited)
-
Sign, Freestanding
-
Sign, Freestanding (Limited)
-
Sign, Portable
-
Entertainment Facility, Indoor
-
Parking Facility
-
Recreation Facility, Indoor
-
Service Station (Limited)
Accessory development to any use listed
in subsection 11.10.3(c)
City of Fort Saskatchewan
Land Use Bylaw
C23-20
-
Sign, Portable (Limited)
-
Sign, Projecting
-
Veterinary Clinic
Accessory development to any use listed in
subsection 11.10.3(b)
11.10.4. DC(A)-07 Site Subdivision Regulations
Interior or Corner Site
(a) Site Area
2,000m2 minimum
(b) Site Width
At the discretion of the Subdivision Authority
(c) Site Depth
At the discretion of the Subdivision Authority
11.10.5. DC(A)-07 Site Development Regulations
Interior or Corner Site
(a) Site Area
Minimum
0.2ha
(b) Front Yard Setback
Minimum
7.5m
(c) Rear Yard Setback
Minimum
7.5m
(d) Side Yard Setback
Minimum
4.5m
(e) Building Height
Maximum
14.0m
(f) Site Coverage
Maximum
70%
11.10.6. Building Height
(a) Maximum building height shall be determined based upon:
i.
The location of the building in proximity to low density residential as per
Figure 11.10a.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
Figure 11.10a Maximum Building Height Diagram
11.10.7. Architectural Design
(a) The design of each building shall establish a single architectural theme or
architectural style. Similar design elements, finishing materials, colours and roof
style shall be applied to each building regardless of the staging sequence of the
project.
(b) Buildings along Highway 21 shall have significant building orientation towards the
Highway.
(c) The roofline and building façade shall include design elements that reduce the
perceived mass of the building and add architectural interest.
(d) All mechanical equipment, including roof mechanical units, shall be concealed by
screening in a manner compatible with the architectural character of the building, or
concealed by incorporating it within the building framework.
(e) The site shall be developed to maximize aesthetic views from the adjacent roadway
and adjacent residential land use. All sides of buildings that are exposed to a
public roadway or another site shall be finished in a consistent, harmonious
manner.
(f)
The exterior wall finishing materials shall be predominantly composed of muted
colours, with strong colours limited to use as an accent.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
11.10.8. Lighting
(a) Appropriate lighting shall provide for security and visual interest. Lighting shall be
directed towards parking areas and buildings on site and shall be directed away
from the adjacent residential area.
(b) A plan indicating the location of exterior lights, including the projected light patterns,
shall be provided for multi-unit residential, commercial, and institutional sites
located adjacent to a residential land use.
11.10.9. Noise Mitigation
(a) A noise report prepared by a qualified professional shall be submitted prior to the
issuance of development permits. This report shall consider appropriate fencing
along the rear of the property in order to mitigate noise from future commercial
activities. Any recommendations from the report shall be implemented by the
applicant through the permit approval process.
(b) Loading docks shall be designed in a manner which direct associated noise away
from the residential area.
(c) Except for on-site parking, loading areas, short term marketing promotions, and
eating and drinking establishment (outdoor), all business activities shall be carried
out entirely within completely enclosed buildings or structures.
11.10.10. Pedestrian Connectivity
(a) Walkways for pedestrians shall be accommodated throughout the site and shall
provide connections to the City's trail system.
(b) A pedestrian circulation plan for each development shall be submitted prior to
approval of a development permit. This plan shall provide for pedestrian
connections between developments such that potential conflict between
pedestrians and vehicles is minimized.
11.10.11. Waste Collection
(a) Garbage and recycling containers shall not be visible from Highway 21 and shall be
screened using appropriate architectural or landscaping treatment.
(b) The site plan shall identify where garbage and storage areas are located. Areas
designated for storage, truck parking and waste collection shall have a minimum
separation distance of 25.0m from residential uses.
11.10.12. Landscaping
City of Fort Saskatchewan
Land Use Bylaw
C23-20
(a) A detailed landscape plan for each development shall be submitted and approved
by the Development Authority. These plans should include details of pavement
materials, fencing, street furniture, garbage and storage areas, pedestrian seating
areas and sizes and species of plantings.
(b) The landscape plan shall incorporate a row of trees along the rear property line for
the length of the entire site.
(c) A minimum 4.0m wide landscape buffer is required along the frontage of Highway
21. Landscaping treatment within the buffer shall contain a mixture of coniferous
and deciduous trees and shrubs to enhance the streetscape and development.
11.10.13. Construction Notification Requirements
(a) Prior to any construction on-site, the adjacent residential properties shall be notified
and provided with the contact information for the on-site construction manager.
(b) Contact information for the on-site construction manager shall be posted around
the perimeter of the site during construction.
11.10.14. Additional Development Regulations
(a) All development and uses within this Land Use District are subject to the applicable
provisions of Part 5 - General Regulations for all Land Use Districts, Sections 7.1 to
7.6 of Part 7- Commercial Land Use Districts, Part 13 - Parking and Loading, and
Part 14 - Signs. Notwithstanding, should there be conflicting regulations, the
regulations of the DC(A) District shall prevail.
(b) A master plan for the entire site shall be submitted for approval by the Development
Authority prior to the issuance of any development permits.
(c) For buildings along Highway 21, parking shall be located at the rear or along the
sides of the buildings. There shall be no parking within 6.0 m of a registered
municipal reserve lot.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
Figure 11.10b: Applicable Area for DC(A)-07- Commercial Centre (HWY 21 at Pineview)
City of Fort Saskatchewan
Land Use Bylaw
C23-20
11.11. DC(A)-08 DIRECT CONTROL - 99T H AVENUE RESIDENTIAL MIXED USE
CENTRE
11.11.1. Purpose
This District is intended for the development of a residential mixed use centre. Residential
apartment developments can include neighbourhood level commercial and retail uses.
11.11.2. Area of Application
This Direct Control District applies to Lots: 17-18, Block: 22, Plan: 152 3644, as shown in Figure
11.11d.
11.11.3. DC(A)-08 Permitted and Discretionary Uses:
(a) Fundamental Use Provisions
The Fundamental Use Provisions as requisite qualifiers for Permitted and Discretionary
Uses listed within 11.11.3 (b) and (c) shall ensure:
i.
Home Business and Live Work Unit Uses shall not occur within a Dwelling,
Apartment.
ii.
That any Use which includes a drive-through service shall be considered neither
Permitted nor Discretionary Uses.
(b)
DC(A)-08 Permitted
(c) DC(A)-08 Discretionary
- Apartment
- Assisted Living Facility
- Child Care Facility
- Home Office
- Parking Facility
- Personal Service
- Professional, Financial and Office
Service
- Retail Store (Convenience)
- Retail Store (General)
- Sign, Billboard (Limited)
- Sign, Fascia
- Sign, Fascia (Limited)
- Sign, Portable
- Sign, Portable (Limited)
- Sign, Projecting
Accessory development to any use listed in
subsection 11.11.3(b)
-
Multi-Attached Housing
-
Eating & Drinking Establishment
-
Health Services
-
Home Business
-
Live Work Unit
-
Show Home
-
Sign, Freestanding
-
Sign, Freestanding (Limited)
-
Temporary Sales Centre
Accessory development to any use listed in
subsection 11.11.3(c)
City of Fort Saskatchewan
Land Use Bylaw
C23-20
11.11.4. DC(A)-08 Site Subdivision Regulations for Apartment Dwellings
Interior or Corner Site
(a) Site Area
1,360m2 minimum
(b) Site Width
40.0m minimum
(c) Site Depth
34.0m minimum
11.11.5 DC(A)-08 Site Development Regulations for Apartment Dwellings
Interior Site
Corner Site
(a) Front Yard
Setback
7.0m minimum
Front
7.0m minimum
Flanking
6.0m minimum
(b) Rear Yard
Setback
7.0m minimum
(c) Side Yard
Setback
6.0m minimum
(d) Principal
Building
Height
12 storeys not to exceed 40.0m maximum. Buildings over four storeys
shall provide appropriate transitions in height, scale and massing to
adjacent sites as per Figure 11.11a
(e) Site Coverage
60% maximum for all buildings and structures
(f)
Density
A minimum of 70 dwelling units per net development hectare
City of Fort Saskatchewan
Land Use Bylaw
C23-20
11.11.5. DC(A)-08 Site Subdivision Regulations for Multi-Attached Dwellings
Internal Unit
External Unit
(a) Site Area
207m2 minimum
360m2 minimum
(b) Site Width
6.1m minimum
10.6m minimum
(c) Site Depth
34.0m minimum
11.11.6. DC(A)-08 Site Development Regulations for Multi-Attached Dwellings
Interior or Corner Site
(a) Front Yard
Setback
Front Yard
3.0m minimum with a lane
4.5m maximum with a lane
6.0m minimum without a lane
7.0m maximum without a lane
Flanking Yard
3.0m minimum on a corner site
4.5m maximum on a corner site
(b) Rear Yard
Setback
8.0m minimum
(c) Side Yard
Setback
1.5m minimum
(d) Principal
Building Height
Three storey not to exceed 11.0m maximum. A maximum differential of
one storey shall be allowed between adjacent sites.
(e) Site Coverage
60% maximum
(f) Density
A minimum of 70 dwelling units per net developable hectare
City of Fort Saskatchewan
Land Use Bylaw
C23-20
11.11.7. Building Height Transition
The purpose of this provision is to soften the visual transition to the street. Development
shall generally conform to these provisions.
(a) No buildings above 4 storeys in height should be fronting 99 Avenue and 95 Street,
as per Figure 11.11a
Figure 11.11a: Maximum Building Heights
11.11.8. Building Massing and Architectural Character
(a) The use of stepbacks are encouraged for the upper storeys of buildings over 4
storeys.
(b) Vertical articulations in the streetwall fronting public roads using a variety of colours,
materials, projections as well as recessions in the building façade are encouraged,
as per Figure 11.11b.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
Figure 11.11b: Vertical Articulation and Building Entrances
11.11.9. Building Façade Treatment
(a) Brick, masonry, and stone features are encouraged on the ground storey and building
entrances. Stucco and siding can be considered for the balance of the building.
11.11.10. Development Regulations for Commercial Uses
(a) Non-residential listed uses shall:
i. Not be permitted as a freestanding use in a stand-alone building;
ii. Limited to the first storey of apartment buildings; and
iii. Shall have separate access at grade from residential uses.
11.11.11. Parking, Parkades, and Accesses
(a) Surface parking should be located to the rear or side of buildings.
(b) Where possible, vehicular entrances to underground parking facilities should be
provided from the rear of buildings.
(c) Lighting for parking facilities shall not project onto neighbouring properties.
11.11.12. Additional Regulations
(a) All development and uses within this Land Use District are subject to the applicable
provisions of Part 5 - General Regulations for all Land Use Districts, Sections 6.1 to
6.11 of Part 6 - Residential Land Use Districts - General Regulations, Sections 7.1 to
7.6 of Part 7 - Commercial Land Use Districts - General Regulations, Sections 11.1 to
11.5 of Part 11 - Direct Control Land Use Districts, Part 13 - Parking and Loading, and
Part 14 - Signs.
(b) The siting and appearance of all buildings or improvements, and the landscaping of
the site shall be to the satisfaction of the Development Authority in order that there
shall be general conformity with adjacent buildings, and that there may be adequate
protection afforded to the amenities of adjacent buildings and sites. The form and
character of buildings shall complement adjacent residential character of the
neighbourhood.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
Figure 11.11d: Applicable Area for DC(A)-08- 99th Avenue Residential Mixed Use Centre
City of Fort Saskatchewan
Land Use Bylaw
C6-20
11.12. DC(A)-09 DIRECT CONTROL - 94 STREET MIXED MARKET RESIDENTIAL
11.12.1. Purpose
The purpose of this site-specific direct control provision is to provide for Seniors Housing, Mixed
Market Affordable Housing and supportive uses on a portion of the lands known as the Old Health
Care Centre site. Flexibility in seniors housing is encouraged to provide for all levels of housing
including, but not limited to, independent and assisted living. Mixed Market Housing is
encouraged to maintain economically diverse housing development patterns. Sustainable site and
building design and construction will be encouraged in support of sustainable redevelopment of
the lands within the Old Health Centre Site Redevelopment Plan.
11.12.2. Area of Application
This Direct Control District applies to Lot 16, Block 22, Plan 132 3810, Lot 8, Block 22, Plan
6180NY and Lot 1, Block 22, Plan 3610RS, as shown in Figure 11.12.
11.12.3. DC(A)-09 Permitted and Discretionary Uses
(a) Fundamental Use Provisions
The Fundamental Use Provisions as requisite qualifiers for Permitted and Discretionary
Uses listed within 11.12.3 (b) and (c) shall ensure:
i.
None.
(b)
DC(A)-09 Permitted
(c) DC(A)-09 Discretionary
- Apartment
- Assisted Living Facility
- Child Care Facility
- Home Office
- Sign, Fascia
- Sign, Fascia (Limited)
- Sign, Portable
- Sign, Portable (Limited)
- Sign, Projecting
Accessory development to any use listed in
subsection 11.12.3(b)
-
Health Services
-
Personal Service
-
Professional, Financial, and Office
Service
-
Retail Store (Convenience)
-
Sign, Electronic Message
-
Sign, Freestanding
-
Sign, Freestanding (Limited)
Accessory development to any use listed in
subsection 11.12.3(c)
City of Fort Saskatchewan
Land Use Bylaw
C23-20
11.12.4. DC(A)-09 Setbacks to External Properties or Public Roadways
Interior or Corner Site
a) Front Yard Setback
30.6m maximum
b) Rear Yard Setback
3.0m minimum
c) Side Yard Setback
3.0m minimum adjacent to the west site boundary
5.9m maximum adjacent to 95 Street
11.12.5. DC(A)-09 Building Height
(a) The maximum building height shall be four storeys not to exceed 18.3m to provide
flexibility for roof designs.
11.12.6. DC(A)-09 Landscaping and Amenity Area
(a) The minimum landscaped area shall be 20% of the site and shall be subject to applicable
provisions under Section 9.3 - Landscaping Requirements for
Institutional Land Uses and Section 5.6 General Landscape Requirements of this Bylaw;
and
(b) Rooftop gardens shall be considered landscaped area.
11.12.7. On-Site Parking
(a) Assisted Living Facility off street parking shall be a minimum of:
i.
1 stall per 2 units; and
ii.
10 stalls for staff parking
iii.
10 Visitor parking spaces for the site
(b) Dwelling, Apartment off street parking shall be a minimum of:
i.
0.8 stall per bachelor or 1 bedroom unit;
ii.
1 stall per 2 bedroom unit; and
iii.
1.5 stalls per 3 bedroom unit
iv.
1 stall per 8 units for visitors
v.
15 bicycle parking spaces
City of Fort Saskatchewan
Land Use Bylaw
C23-20
11.12.8. Additional Development Regulations
(a) All developments and Uses within this Land Use District are subject to the applicable
provisions of Part 5 - General Regulations for All Land Use Districts and Sections 11.1 to
11.5 of Part 11 - Direct Control Land Use Districts; and
(b) Parking shall be, where possible, located to the rear or side of the principal building when
viewed from the public roadway and shall be located to the satisfaction of the
Development Authority.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
Figure 11.12: Applicable Area for DC(A)-09- Direct Control 94 Avenue Mixed Market Residential
City of Fort Saskatchewan
Land Use Bylaw
C23-20
11.13. DC(A)-10 DIRECT CONTROL - SOUTHPOINTE NEIGHBOURHOOD SERVICE
DISTRICT
11.13.1. Purpose
This District is intended for the development of a neighbourhood level service node along 94
Street in the SouthPointe neighbourhood. This neighbourhood level retail site will provide services
to residential development.
11.13.2. Area of Application
This District applies to Part of NW 20-54-22 W4M, as shown on Figure 11.13. For the application
of this district, the area identified in Figure 11.13 is considered one site to be planned
comprehensively.
11.13.3. DC(A)-10 Permitted and Discretionary Uses:
(a) Fundamental Use Provisions
The Fundamental Use Provisions as requisite qualifiers for Permitted and Discretionary
Uses listed within 11.13.3 (b) and (c) shall ensure:
i.
That Pet Care Service shall not include any outside enclosures, pens, or exercise
areas.
ii.
That a Retail Store (Liquor), as a Discretionary Use, are limited to no more than
one store per site.
iii.
That any Use which includes a drive-through service shall be considered a
Discretionary Use and shall not exceed 55% of site coverage.
(b) DC(A)-10 Permitted
(c) DC(A)-10 Discretionary
-
Business Support Service
-
Child Care Facility
-
Health Service
-
Personal Service
-
Pet Care Service
-
Professional, Financial, and
Office Service
-
Retail Store (Convenience)
-
Retail Store (General)
-
Service Station (Limited)
-
Sign, Billboard (Limited)
-
Sign, Fascia
-
Sign, Fascia (Limited)
-
Sign, Freestanding
-
Sign, Freestanding (Limited)
-
Sign, Portable
-
Sign, Portable (Limited)
-
Sign, Projecting
-
Veterinary Clinic
-
Custom Manufacturing
Establishment
-
Eating and Drinking
Establishment
-
Place of Worship
-
Recreation Facility, Indoor
-
Recreation Facility, Outdoor
-
Recycling Drop-off
-
Retail Store (Liquor)
-
Vehicle Wash
Accessory development to any use listed
in subsection 11.13.3(c)
City of Fort Saskatchewan
Land Use Bylaw
C23-20
11.13.4. DC(A)-10 Site Subdivision Regulations
11.13.5. DC(A)-10 Site Development Regulations
Interior Site
a) Front Yard
Setback
4.5m minimum
b) Rear Yard
Setback
4.5m minimum
c) Side Yard
Setback
4.5m minimum
d) Building Height
9.0m maximum
11.13.6. Additional Development Regulations for DC(A)-10
(a) All development and uses within this Land Use District are subject to the applicable
provisions of Part 5 - General Regulations for all Land Use Districts, Sections 7.1 to
7.6 of Part 7 - Commercial Land Use Districts, Sections 11.1 to 11.5 of Part 11 -
Direct Control Land Use Districts, Part 13 - Parking and Loading, and Part 14 -
Signs.
Accessory development to any use listed
in subsection 11.13.3(b)
Interior Site or Corner Site
a) Site Area
475m2 minimum
1.0ha maximum
b) Site Width
15.0m minimum
c) Site Depth
30.0m minimum
City of Fort Saskatchewan
Land Use Bylaw
C23-20
(b) The maximum permitted floor area of any individual business shall be 464m2.
(c) The siting and appearance of all buildings or improvements, and the landscaping of
the site shall be to the satisfaction of the Development Authority in order that there
shall be general conformity with adjacent buildings, and that there may be
adequate protection afforded to the amenities of adjacent buildings and sites. The
form and character of buildings shall complement adjacent residential character of
the neighbourhood.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
Figure 11.13: Applicable Area DC(A)-10 - SOUTHPOINTE NEIGHBOURHOOD SERVICE DISTRICT
City of Fort Saskatchewan
Land Use Bylaw
C23-20
11.14. DC(A)-11 DIRECT CONTROL - RECREATION AND TOURISM
11.14.1. Purpose
This District is intended to accommodate campground development that supports recreation and
tourism in order to enhance and compliment the Turner Park area and the North Saskatchewan
River Valley. Minor accessory developments that are accessory to and support the campground
may be included on site.
11.14.2. Area of Application
This District applies to Part of Lot R2 and all of Lot H, Plan 3644 NY, as shown on Figure 11.14.
11.14.3. DC(A)-11 Permitted Uses:
(a) Fundamental Use Provisions
The Fundamental Use Provisions as requisite qualifiers for Permitted and Discretionary
Uses listed within 11.14.3 (b) shall ensure:
i.
None
(b) DC(A)- 11 Permitted Uses
-
Campground
-
Park
-
Retail Store (Convenience)
-
Sign, Billboard (Limited)
-
Sign, Fascia
-
Sign, Fascia (Limited)
-
Sign, Portable
-
Sign, Portable (Limited)
Accessory development to any use listed in subsection 11.14.3(b)
11.14.4. DC(A)-11 Site Development Regulations
Interior or Corner Site
a) Setback from
property line
6.0m minimum
b) Separation
distance from
parcel in a
Residential District
50.0m minimum
City of Fort Saskatchewan
Land Use Bylaw
C23-20
c) Separation
distance from a
public trail
5.0m minimum
c) Building Height
9.0m maximum
11.14.5. Development Criteria for DC(A)-11
(a) All Development and Uses within this Land Use District are subject to the
applicable provisions of Part 5 - General Regulations for all Land Use Districts,
Sections 11.1 to 11.5 of Part 11 - Direct Control Land Use Districts, and Part 13 -
Parking and Loading, Figure 13: Parking Space and Drive Aisle Specifications.
(b) In no case shall any campsite be placed within the minimum setback.
(c) The setback areas shall be maintained in accordance with the approved landscape
plan.
(d) A permanent Campground map shall be placed at the entrance to each
Campground area clearly identifying roadways, campsite numbers, parking areas,
accessory buildings and other amenities. The sign shall be kept current.
(e) Pedestrian walkways shall be provided to accessory buildings and amenities with a
minimum width of 1.2m and drained, lit and surfaced to a standard compatible with
the surrounding natural environment to the satisfaction of Council.
(f)
Driveways within a campsite shall be at least 3.0m wide for one-way traffic and
6.0m wide where the driveway is for two-way traffic.
(g) Each campsite shall have clear access and identification for emergency services.
(h) Each campsite shall include an individual amenity space running the length of the
campsite, to a minimum of 3m in width. The amenity space shall contain a picnic
table.
(i)
A minimum of 1 visitor parking stall for every 20 campsites shall be provided within
a designated area.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
Figure 11.14: Applicable Area DC(A)-11 - Recreation and Tourism
City of Fort Saskatchewan
Land Use Bylaw
C23-20
11.15. DC(A)-12 DIRECT CONTROL - WESTPARK CENTRE NORTH COMMERCIAL
SITE
11.15.1. Purpose
The general purpose of this Land Use District is to establish a site-specific development control
district for the collective development of retail and service outlets for a shopping centre
development that is intended to serve the community, district and regional trade area, with
development regulation that will ensure compatibility with the adjacent Residential Land Use
Districts to the northwest and northeast of the site.
11.15.2. Area of Application
This Direct Control District applies to Lot 49, Block 17, Plan 182 1262 as shown on (Figure 11.15).
11.15.3. DC(A)-12 Permitted and Discretionary Uses:
(a)
Fundamental Use Provisions
The Fundamental Use Provisions as requisite qualifiers for Permitted and Discretionary
Uses listed within 11.15.3 (b) and (c) shall ensure:
i.
That Pet Care Service shall not include any outside enclosures, pens, or
exercise areas.
ii.
That any Use which includes a drive-through service shall be considered a
Discretionary Use.
iii.
That Eating and Drinking Establishment shall be considered a Discretionary
Use when the Site is Adjacent to a Residential Land Use District.
(b) DC(A)-12 Permitted Uses
(c) DC(A)-12 Discretionary Uses
-
Business Support Service
-
Child Care Facility
-
Commercial School
-
Eating and Drinking Establishment
-
Emergency Response Service
-
Entertainment Facility, Indoor
-
Entertainment Facility, Outdoor
-
Government Service
-
Health Service
-
Personal Service
-
Pet Care Service
-
Professional, Financial and Office Service
-
Retail Store (Convenience)
-
Retail Store (General)
-
Sign, Billboard (Limited)
-
Sign, Electronic Message
-
Sign, Fascia
-
Recreation Facility, Indoor
-
Retail Store (Liquor)
-
Seasonal Garden Centre
-
Service Station
-
Service Station (limited)
-
Vehicle Repair Facility (limited)
-
Vehicle Wash
Accessory development to any use listed in
subsection 11.15.3(c)
City of Fort Saskatchewan
Land Use Bylaw
C23-20
-
Sign, Fascia (Limited)
-
Sign, Freestanding
-
Sign, Freestanding (Limited)
-
Sign, Portable
-
Sign, Portable (Limited)
-
Sign, Projecting
-
Sign, Roof
-
Veterinary Clinic
Accessory development to any use listed in
subsection 11.15.3(b)
11.15.4. DC(A)-12 Site Development Regulations
Interior or Corner Site
a) Front Yard Setback
7.5m minimum
b) Rear Yard Setback
7.5m or one-half (1/2) of the building height minimum,
whichever is greater*
c) Side Yard Setback
7.5m or one-half (1/2) of the building height minimum,
whichever is greater*
d) Principal Building
Height
14.0m maximum
e) Site Coverage
30% maximum
*The side and rear yard setbacks may be reduced to 6.0m for a proposed development that is
not directly abutting a residential site.
11.15.5. Additional Development Regulations for DC(A)-12
(a) All development and uses within this Land Use District are subject to the applicable
provisions of Part 5- General Regulations for all Land Use Districts, Sections 7.1 to
7.6 of Part 7- Commercial Land Use Districts, Sections 11.1 to 11.5 of Part 11 -
Direct Control Land Use Districts, Part 13 - Parking and Loading, and Part 14 -
Signs;
(b) The situating and appearance of developments shall be to the reasonable
satisfaction of the Development Authority;
(c) The site shall be developed so as to maximize aesthetic views from the adjacent
public roadways and adjacent residential land uses;
City of Fort Saskatchewan
Land Use Bylaw
C23-20
(d) The appearance of the developments shall demonstrate continuity of exterior
design in terms of colours and materials. An exception may be made to this
general requirement where an individual business promotes a specific style or
image associated with the company;
(e) All sides of buildings that are exposed to a public roadway or another site shall be
finished in a consistent harmonious manner;
(f)
The roofline and building façade shall include design elements that reduce the
perceived mass of the building and add architectural interest;
(g) The exterior wall finishing materials shall be predominantly composed of muted
colours, with strong colours limited to use as an accent; and
(h) Appropriate lighting shall provide for security and visual interest. Lighting shall be
directed away from residential areas and adjacent public roadways.
11.15.6. Vehicle Repair Facility (Limited) and Vehicle Wash
(a) Where abutting a residential site, the minimum required yard setback for this use
class is 18.3m.
11.15.7. Service Station and Service Station (Limited)
(a) Developments within this use class shall be located a minimum of 30.0 m from
adjacent residential sites;
(b) A canopy shall be incorporated over the gas pumps, to ensure that lighting is
directed downwards and not towards adjacent sites; and
(c) Overhead doors associated with buildings within this use class may not directly
face a Residential Land Use District.
11.15.8. Freestanding Signs
(a) Freestanding signs shall comply with Part 14 - Signs, and the following additional
requirements:
i. Freestanding signs shall have a maximum height to the top of sign copy, but
not including the architectural frame, of 8.75m; and
ii. Where freestanding signs abut or are within 18.3m of a Residential Land Use
District, the signage panels shall have non-white backing or non-white
background reflector panels on the portion of the sign facing the Residential
Land Use District.
11.15.9. Site Access
(a) The number and design of any accesses provided to a public roadway from a
development or service road shall be to the satisfaction of the City Engineer.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
Figure 11.15: Applicable Area for DC(A)-12
City of Fort Saskatchewan
Land Use Bylaw
C6-20
11.16. DC(A)-13 DIRECT CONTROL - URBAN CHARACTER SMALL LOT
RESIDENTIAL DISTRICT
11.16.1. Purpose
This District is intended to accommodate street-oriented single detached dwellings on narrow
lots with a side yard building setback of 0.0 metres on one side, and rear lane vehicular access.
The use of architectural and urban design standards are intended to achieve variety of design
and appearance as a way to enhance the pedestrian-orientated streetscape.
11.16.2. Areas of Application
This District applies to:
i.
A portion of NE¼ 20-54-22 W4M, as shown in Figure 11.18a.
ii.
A portion of NW¼ 20-54-22-W4M as shown in Figure 11.18b.
iii.
A portion of SE¼ 19-54-22 W4M, and a portion of Lot 1, Block 1, Plan 022 6974 as
shown in Figure 11.18c.
11.16.3. DC(A)-13 Permitted and Discretionary Uses
(a) Fundamental Use Provisions
The Fundamental Use Provisions as requisite qualifiers for Permitted and Discretionary
Uses listed within 11.16.3 (b) and (c) shall ensure:
i.
None
(b)
DC(A)-13 Permitted
(c) DC(A)-13 Discretionary
-
Single Detached Housing
-
Home Office
Accessory development to any use
listed in subsection 11.16.3(b)
-
Bed and Breakfast
-
Group Home (Limited)
-
Home Business
-
Show Home
-
Temporary Sales Centre
Accessory development to any
use listed in subsection
11.16.3(c)
City of Fort Saskatchewan
Land Use Bylaw
C23-20
11.16.4. DC(A)-13 Site Subdivision Regulations
Interior Site
Corner Site
a) Site Area
258m2 minimum
309m2 minimum
b) Site Width
7.6m minimum
9.3m maximum
9.1m minimum
11.3m maximum
c) Site Depth
34.0m minimum
11.16.5. DC(A)-13 Site Development Regulations
Interior Site
Corner Site
a) Front Yard
Setback
3.0m minimum
3.7m maximum
Front
3.7m minimum
4.5m maximum
Flanking
3.0m minimum
4.5m maximum
b) Rear Yard
Setback
8.0m minimum
c) Side Yard
Setback
1.5m minimum;
One side yard setback shall be reduced to 0.0m for principal buildings and
detached garages where a 1.5m wide private maintenance easement has
been registered on the Title of any property adjacent to the reduced
setback that:
a. Authorizes the eaves of the principal building and accessory
buildings to encroach 0.3m into the easement;
b. Authorizes the footings for the buildings to encroach 0.60m into the
easement;
c. Authorizes access to the easement area for maintenance of the
City of Fort Saskatchewan
Land Use Bylaw
C23-20
property to which the title is registered and the adjacent property
where the building setback(s) have been reduced to 0.0m; and
d. Prohibits locating air conditioners, accessory uses and buildings,
general storage, or landscaping other than ground covering within
the easement.
Accessory buildings excluding detached garages must meet the
requirements of Section 6.2.5.
d) Principal
Building
Two and one half (2 ½) storeys not to exceed 10.0m maximum
e) Site Coverage 45% maximum for principal building over one storey, excluding decks
53% maximum for principal buildings of one storey, excluding decks
53% maximum for all buildings and structures where principal building is
over one storey
57% maximum for all buildings and structures where the principal building
is one storey
11.16.6. Architectural and Design Features
(a) To improve the architectural interest of the streetscape, each principal building
shall be individually defined through a combination of architectural features that
may include, but are not limited to, variations in architectural styles and rooflines,
articulation of the façade, building massing, provision of porches, verandas, and
balconies, variation in building materials, colours, and other façade enhancing
treatments to the satisfaction of the Development Authority;
(b) The front façade of the building shall incorporate architectural treatments
complementary to the architectural style including features such as open gables,
dormer windows, windows with bold trims, shutters or canopies, and accent colours
and materials to the satisfaction of the Development Authority;
(c) Accent materials such as stone, brick or shingles shall amount to a minimum of
4.65m2 of the total area of the front façade of a principal building;
(d) The front façade of a principal building shall provide features such as windows,
doors, dormer windows and balconies avoiding extensive blank walls;
(e) The side façade of a principal building on a corner lot facing a public roadway shall
be treated as a front façade;
City of Fort Saskatchewan
Land Use Bylaw
C23-20
(f)
Principal buildings with similar or mirrored front elevations must be separated by a
minimum of two lots along the same side of the road, unless the finishing materials,
architectural styles and treatments are substantially different in the opinion of the
Development Authority; and
(g) An accessory building shall follow the same exterior finishes as that of a principal
building on the same site and shall be complementary to the principal building in
the opinion of the Development Authority.
11.16.7. Fences
(a) Fences shall only be permitted in the Rear Yard of a Lot.
11.16.8. Additional Development Regulations:
(a) All development and uses within this Land Use District are subject to the applicable
provisions of Part 5 - General Regulations for all Land Use Districts, Sections 6.1 to
6.11 of Part 6 - Residential Land Use Districts, Sections 11.1 to 11.5 of Part 11 -
Direct Control Land Use Districts, Part 13 - Parking and Loading, and Part 14 -
Signs;
(b) Notwithstanding Section 3.4 of the Bylaw, an application for a Development Permit
for a Single Detached Housing shall also include the following:
i.
Colour elevations for each building facade that faces a public roadway, or a
public open space except for a lane.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
Figure 11.16a: Applicable Area DC(A)-13- Urban Character Small Lot Residential District (Sienna Stage
7)
City of Fort Saskatchewan
Land Use Bylaw
C23-20
Figure 11.16b: Applicable Area DC(A)-13- Urban Character Small Lot Residential District (SouthPointe
Stages 7C, 7D)
City of Fort Saskatchewan
Land Use Bylaw
C23-20
Figure 11.16c: Applicable Area DC(A)-13- Urban Character Small Lot Residential District (Southfort
Meadows Stage 5B, 5C)
City of Fort Saskatchewan
Land Use Bylaw
C23-20
11.17. DC(A)-14 DIRECT CONTROL - ROSS CREEK CROSSING DISTRICT
11.17.1. Purpose
The purpose of this site-specific direct control district is to provide for high quality residential
care, mixed-use, and commercial development. Key attributes of this district include residential
care development supplemented by complimentary small scale uses on Lot 2. Commercial
development does not include large scale retail developments.
11.17.2. Areas of Application
This Direct Control District applies to Lots 1-3, Plan 162 3438, as shown on Figure 11.17.
11.17.3. DC(A)-14 Uses
(a) The Fundamental Use Provisions as requisite qualifiers for allowed uses listed within
11.17.3 (b) shall ensure:
i.
That Pet Care Service shall not include any outside enclosures, pens, or exercise
areas.
(b)
DC(A) - 14 Allowed Uses to be considered at the discretion of the Development Authority
-
Apartment
-
Assisted Living Facility
-
Business Support Service
-
Child Care Facility
-
Community Garden
-
Commercial School
-
Community Service Facility
-
Eating and Drinking Establishment
-
Entertainment Facility, Indoor
-
Government Service
-
Health Service
-
Home Office
-
Hotel
-
Parking Facility
-
Personal Service
-
Pet Care Service
-
Place of Worship
-
Professional, Financial, and Office Service
-
Recreation Facility, Indoor
-
Retail Store (Cannabis)
-
Retail Store (Convenience)
-
Retail Store (General)
-
Retail Store (Liquor)
-
Sign, Electronic Message
-
Sign, Fascia
-
Sign, Fascia (Limited)
City of Fort Saskatchewan
Land Use Bylaw
C23-20
-
Sign, Freestanding
-
Sign, Freestanding (Limited)
-
Sign, Portable
-
Sign, Portable (Limited)
-
Sign, Projecting
-
Veterinary Clinic
Accessory development to any use listed in subsection 11.17.3(b)
11.17.4. DC(A)-14 Site Subdivision Regulations
Interior or Corner Site
a) Site Area
Minimum
2,000.0m2
b) Site Width
Minimum
Maximum
At the discretion of Development Authority
At the discretion of Development Authority
c) Site Depth
Minimum
Maximum
At the discretion of Development Authority
At the discretion of Development Authority
11.17.5. DC(A)-14 Site Development Regulations
Interior or Corner Site
a) Front Setback
Minimum
3.0m
b) Side Setback
Minimum
3.0m minimum for sites abutting non-residential land Uses.
6.0m minimum for sites abutting residential land Uses.
c) Rear Setback
Minimum
3.0m minimum for sites abutting non-residential land Uses.
6.0m minimum for sites abutting residential land Uses.
d) Height
Maximum
Minimum
Eight storeys not to exceed a 26.0m maximum for residential
development.
Two storeys, not less than 8.0m.
11.17.6. On-Site Parking
In Accordance with Part 13- Parking and Loading, Assisted Living Facility off street parking shall
be a minimum of:
(a) 1 stall per 2 units; and
(b) 20 stalls (10 for staff, 10 for visitors).
City of Fort Saskatchewan
Land Use Bylaw
C23-20
11.17.7. Residential Care Amenity Area
(a) Communal indoor amenity area shall be provided within the building for use by residents
to the satisfaction of the Development Authority. Such amenity area shall include but
not be limited to library, fitness, games, music, arts and crafts, and meeting rooms.
11.17.8. Landscaping and Outdoor Amenity Area
(a)
The minimum landscaped area shall be 20% of the site and shall be subject to
applicable provisions under Section 9.3 - Landscaping Requirements for Institutional
Land Uses and Section 5.6- General Landscape Requirements of this Bylaw.
(b)
Landscaping shall consider the seasonal appearance of the site.
(c)
Developments must provide a minimum amenity area of 2.5m2 per sleeping or
dwelling unit to be developed as outdoor communal amenity area with a total not less
than 100m2 for the benefit of the residents.
(d)
Rooftop gardens shall be considered landscaped area.
(e)
The amenity area may include such elements as street furnishings, hard surfacing,
plantings, amenities, art and sculpture, and architectural features to create a strong
sense of a communal gathering place, to the approval of the Development Authority.
(f)
The amenity area must also provide for an area of overhead weather protection as a
portion of the amenity area.
(g)
Development shall be connected to 86 Avenue via pedestrian walkways to the
satisfaction of the Development Authority
11.17.9. Lighting
(a) All outdoor lighting will be in accordance with Part 5- General Regulations for All Land
Use Districts.
(b) All outdoor lighting within this District shall be of a design and style that are consistent
with the purpose of this District to the satisfaction of the Development Authority.
(c) Outdoor lighting must be provided for all amenity areas, walkways and parking areas
to the satisfaction of the Development
11.17.10. Pedestrian Connections
(a) The Development of Lot 2 shall provide for opportunities for pedestrian circulation
throughout the site and between Lots 1 and 3 by connecting walkways between
interior roadways, amenity areas, and parking areas while adhering to the principles of
Crime Prevention through Environmental Design.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
11.17.11. Additional Development Regulations:
(a)
All development and uses within this Land Use District are subject to the applicable
provisions of Part 5 - General Regulations for all Land Use Districts, Part 6- General
Regulations for Residential Land Use Districts, Sections 7.1 to 7.6 of Part 7 -
Commercial Land Use Districts, Part 13 - Parking and Loading, and Part 14 - Signs.
(b)
The siting and appearance of all buildings or improvements, and the landscaping of the
site shall be to the satisfaction of the Development Authority in order that there shall be
general conformity with adjacent buildings, and that there may be adequate protection
afforded to the amenities of adjacent buildings and sites.
(c)
Where at least 50% of the required parking for a use is allocated in a parking garage,
an additional one storey or 4.0m may be permitted in addition to the maximum building
height.
(d)
Except for off-street parking, loading areas and approved patios, all business activities
shall be carried out entirely within completely enclosed buildings or structures
City of Fort Saskatchewan
Land Use Bylaw
C23-20
Figure 11.17: Applicable Area DC(A)-14- Ross Creek Crossing District
City of Fort Saskatchewan
Land Use Bylaw
C23-20
11.18. DC(A)-15 DIRECT CONTROL - URBAN CHARACTER MIXED SINGLE
DETACHED RESIDENTIAL DISTRICT
11.18.1. Purpose
This district accommodates two types of built forms on opposing sides of the street, and
optimizes available on-street parking. Key attributes of this district include single detached
housing on narrow lots with a side yard setback of 0.0 meters on one side, restrictions on
driveway design, and architectural controls to ensure a high-quality and attractive streetscape
throughout the district.
11.18.2. Areas of Application
A portion of Lot 5, Block 1, Plan 142 4386, SE ¼-19-54-22-W4M, and Lots 18-19, Block 10, Plan
202 2479 as shown in Figure 11.18b.
11.18.3. DC(A)-15 Uses
(a) The Fundamental Use Provisions as requisite qualifiers for allowed uses listed within
11.18.3 (c) shall ensure:
ii.
The maximum number of Show Homes shall be limited to two. Only one Show
Home shall be permitted on each side of the road.
(b)
DC(A)-15 Allowed Uses
(c) DC(A)-15 Allowed Uses to be
considered at the discretion of the
Development Authority
-
Single Detached Housing
-
Home Office
-
Home Business
-
Show Home
-
Temporary Sales Centre
Accessory development to any
use listed in subsection
11.18.3(c)
11.18.4. DC(A)-15A Site Subdivision Regulations
Interior Site
Corner Site
a) Site Width
8.3m minimum
10.3m maximum
9.8m minimum
11.8m maximum
b) Site Depth
38.0m minimum
City of Fort Saskatchewan
Land Use Bylaw
C23-20
11.18.5. DC(A)-15A Site Development Regulations
Interior Site
Corner Site
a) Front Yard
Setback
7.0m minimum
8.0m maximum
Front
7.0m minimum
Flanking
8.0m minimum
b) Rear Yard
Setback
8.0m minimum
c) Side Yard
Setback
1.5m minimum;
One side yard setback shall be reduced to 0.0m for principal buildings and
detached garages where a 1.5m wide private maintenance easement has
been registered on the Title of any property adjacent to the reduced
setback that:
a. Authorizes the eaves of the principal building and accessory
buildings to encroach 0.3m into the easement;
b. Authorizes the footings for the buildings to encroach 0.60m into the
easement;
c. Authorizes access to the easement area for maintenance of the
property to which the title is registered and the adjacent property
where the building setback(s) have been reduced to 0.0m; and
d. Prohibits locating air conditioners, accessory uses and buildings,
general storage, or landscaping other than ground covering within
the easement.
Accessory buildings excluding detached garages must meet the
requirements of Section 6.2.5.
d) Principal
Building
Two and one half (2 ½) storeys not to exceed 10.0m maximum
e) Site Coverage 45% maximum for principal building over one storey, excluding decks
53% maximum for principal buildings of one storey, excluding decks
City of Fort Saskatchewan
Land Use Bylaw
C23-20
53% maximum for all buildings and structures where principal building is
over one storey
57% maximum for all buildings and structures where the principal building
is one storey
11.18.6. DC(A)-15B Site Subdivision Regulations
Interior Site
Corner Site
a) Site Width
13.0m minimum
15.4m maximum
14.8m minimum
16.6m maximum
i)
For the purposes of this district, site width is to be determined at the front
yard setback 34.0m minimum
b) Site Depth
34.0m minimum
11.18.7. DC(A)-15B Site Development Regulations
Interior Site
Corner Site
a) Front Yard
Setback
6.0m minimum
7.0m maximum
Front
6.0m minimum
7.0m maximum
Flanking
3.0m minimum
4.5m maximum
b) Rear Yard
Setback
8.0m minimum
c) Side Yard
Setback
1.2m minimum
City of Fort Saskatchewan
Land Use Bylaw
C23-20
d) Principal
Building
Two and one half (2 ½) storeys not to exceed 10.0m maximum
e) Site Coverage 45% maximum for principal building over one storey, excluding decks
50% maximum for principal buildings of one storey, excluding decks
50% maximum for all buildings and structures where principal building is
over one storey
55% maximum for all buildings and structures where the principal building
is one storey
15% maximum total lot coverage for all accessory buildings. Sites under
493.0m² are excluded from maximum coverage of 15%
11.18.8. Architectural and Design Features
(a)
To improve the architectural interest of the streetscape, each principal building
shall be individually defined through a combination of architectural features that may
include, but are not limited to, variations in architectural styles and rooflines,
articulation of the façade, building massing, provision of porches, verandas, and
balconies, variation in building materials, colours, and other façade enhancing
treatments to the satisfaction of the Development Authority;
(b)
The front façade of the building shall incorporate architectural treatments
complementary to the architectural style including features such as open gables,
dormer windows, windows with bold trims, shutters or canopies, and accent colours
and materials to the satisfaction of the Development Authority;
(c)
Within DC(A)-15A accent materials such as stone, brick or shingles shall amount to a
minimum of 4.65m² of the total area of the front façade of a principal building;
(d)
The front façade of a principal building shall provide features such as windows,
doors, dormer windows and balconies avoiding extensive blank walls;
(e)
The side façade of a principal building on a corner lot facing a public roadway shall
be treated as a front façade;
(f)
Principal buildings with similar or mirrored front elevations must be separated by a
minimum of two lots along the same side of the road, unless the finishing materials,
architectural styles and treatments are substantially different in the opinion of the
Development Authority;
City of Fort Saskatchewan
Land Use Bylaw
C23-20
(g)
An accessory building shall follow the same exterior finishes as that of a principal
building on the same site and shall be complementary to the principal building in the
opinion of the Development Authority;
(h)
Within DC(A)-15A there shall be a minimum of 1.2m of the first storey of the dwelling
that directly faces the road, excluding an attached garage;
(i)
Within DC(A)-15A habitable space shall be provided above the attached garage with
windows facing the road for a two-storey single dwelling. The second storey above
the attached garage shall be setback a maximum of 1.83m from the front façade of
the front attached garage, or a front attached garage shall not protrude more than
3.05m from the front façade of the dwelling;
(j)
Within DC(A)-15A high-quality design, streetscape, and driveway grouping shall be
enforced to conform or exceed street elevation designs provided in Appendix I at the
discretion of the Development Authority;
(k)
Within DC(A)-15B driveways shall be grouped and minimum separation provided as
per Figure 11.18.a to maximize on-street parking;
Figure 11.18.a: Grouping of Driveways in District DC(A)-15B
(l)
Within District DC(A)-15B, driveways shall be no wider than 6.20m at the property
line;
(m) Driveway width shall not exceed the width of the garage. Variances shall not be
granted; and
(n)
Fences shall only be permitted in the Rear Yard of a Lot.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
11.18.9. Additional Development Regulations:
(a)
All development and uses within this Land Use District are subject to the applicable
provisions of Part 5 - General Regulations for all Land Use Districts, Sections 6.1 to
6.11 of Part 6 - Residential Land Use Districts, Sections 11.1 to 11.5 of Part 11 - Direct
Control Land Use Districts, Part 13 - Parking and Loading, and Part 14 - Signs.
(b)
Notwithstanding Section 3.4 of the Bylaw, an application for a Development Permit for a
Single Detached Housing shall also include the following:
i.
Colour elevations for each building façade that faces a public roadway, or a
public open space except for a lane.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
Figure 11.18b: Applicable Area for DC(A)-15- Urban Character Mixed Single Detached Residential
District
City of Fort Saskatchewan
Land Use Bylaw
C23-20
Appendix I- DC(A)-15 District- Urban Character Mixed Single Detached Residential District-
DC(A)-15 A Streetscape View
City of Fort Saskatchewan
Land Use Bylaw
C23-20
11.19. DC(A)-16 DIRECT CONTROL - INNOVATIVE STREET ORIENTED MEDIUM
DENSITY HOUSING DISTRICT
11.19.1. Purpose
The purpose of this District is to accommodate street-oriented medium density housing with
attached rear garages on lots with significantly reduced rear yard setbacks. Dwellings provide
an outdoor amenity area facing the street to support social interaction, and to activate the street.
Site design with a maintenance-reduced front yard provides an appropriate transition area to
the street.
11.19.2. Areas of Application
A portion of SE19-54-22-W4M, as shown in Figure 11.19a.
11.19.3. DC(A)-16 Uses
(a) The Fundamental Use Provisions as requisite qualifiers for allowed uses listed within
11.19.3 (c) shall ensure:
i.
The maximum of one Show Home shall be permitted within this district.
(b)
DC(A)-16 Allowed Uses
(c) DC(A)-16 Allowed Uses to be
considered at the discretion of the
Development Authority
-
Semi-Detached Housing
-
Home Office
-
Home Business
-
Show Home
-
Temporary Sales Centre
11.19.4. DC(A)-16 Site Subdivision Regulations
Interior Site
Corner Site
a) Site Width
7.9m minimum per side of semi-
detached dwelling
9.1m minimum per side of semi-
detached dwelling
b) Site Depth
22.0m minimum
City of Fort Saskatchewan
Land Use Bylaw
C23-20
11.19.5. DC(A)-16 Site Development Regulations
Interior Site
Corner Site
a) Front Yard
Setback
3.0m minimum with a
lane
4.0m maximum with a
lane
Front
3.0m minimum with a lane
Flanking
2.4m minimum with a lane
b) Rear Yard
Setback
1.0m minimum
c) Side Yard
Setback
1.2m minimum;
d) Principal
Building
Two (2) storeys not to exceed 10.0m maximum
e) Site Coverage 70% maximum for principal building, excluding decks
Accessory structures shall not be permitted in this district
11.19.6. Architectural and Design Features
(a)
Each dwelling is required to have a front porch (minimum size 3.0m x 3.0m) to
provide outdoor amenity space on private property;
(b)
If the front porch amenity space is not covered, additional front exterior detailing shall
be required such as a hip roof, or a projecting detail with an accent material (ie:
stucco, hardie, stone, longboard) to break up any large areas of siding to the
satisfaction of the Development Authority;
(c)
Each residential lot shall provide a minimum of 2 trees and 10 shrubs within the
private property of each front yard to ensure a high-quality open space experience for
sidewalk users;
(d)
Front and side yards to be finished with xeriscape treatments to the satisfaction of the
Development Authority;
(e)
Each dwelling unit is to be completed with high quality and durable exterior
materials. The front façade of each dwelling unit must have a minimum 7.0m2 of
brick/stone accent. Additional enhancements to the main floor front elevation include
but not limited to: hard-style horizontal siding (such as hardie board) of a
City of Fort Saskatchewan
Land Use Bylaw
C23-20
complementary colour, premium soffits for roof overhang, dark framed windows,
vibrant coloured front entry doorways, enhanced railing detailing on front porch.
Design and materials shall be enforced to conform or exceed the street elevation
designs provided in Appendices I-V at the discretion of the Development Authority;
and
(f)
The Applicant shall physically delineate the edge of the property to the satisfaction of
the Development Authority. Examples may include decorative fencing no higher than
0.61m.
11.19.7. Additional Development Regulations
(a)
All development and uses within this Land Use District are subject to the applicable
provisions of Part 5 - General Regulations for all Land Use Districts, Sections 6.1 to
6.11 of Part 6 - Residential Land Use Districts, Sections 11.1 to 11.5 of Part 11 -
Direct Control Land Use Districts, Part 13 - Parking and Loading, and Part 14 - Signs.
(b)
Notwithstanding Section 3.4 of the Bylaw, an application for a Development Permit
for Semi-Detached Housing shall also include the following:
i.
Colour elevations for each building façade that faces a public roadway, or a
public open space except for a lane.
(c)
To ensure the tenets of street-orientated housing is achieved, the Development
Authority may exercise discretion to ensure among other things, appropriate
transitions between private and public space, and an inviting streetscape and
pedestrian experience.
(d)
The developments shall be generally in accordance with Appendices I-V to the
satisfaction of the Development Authority.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
Figure 11.19a: Applicable Area DC(A)-16- Innovative Street Oriented Medium Density Housing
City of Fort Saskatchewan
Land Use Bylaw
C23-20
Appendix I- DC(A)-16- Innovative Street Oriented Medium Density Housing
City of Fort Saskatchewan
Land Use Bylaw
C23-20
Appendix II- DC(A)-16- Innovative Street Oriented Medium Density Housing
City of Fort Saskatchewan
Land Use Bylaw
C23-20
Appendix III- DC(A)-16- Innovative Street Oriented Medium Density Housing
City of Fort Saskatchewan
Land Use Bylaw
C23-20
Appendix IV- DC(A)-16- Innovative Street Oriented Medium Density Housing
City of Fort Saskatchewan
Land Use Bylaw
C23-20
Appendix V- DC(A)-16- Innovative Street Oriented Medium Density Housing
City of Fort Saskatchewan
Land Use Bylaw
C23-20
11.20. DC(A)-17 DIRECT CONTROL - TOWN CREST ROAD DISTRICT
11.20.1. Purpose
The purpose of this site-specific direct control district is to provide for high quality residential
care, mixed-use, and commercial development. Key attributes of this district include residential
care development supplemented by complementary uses that will serve to intensify the
Highway 21 corridor.
11.20.2. Areas of Application
This Direct Control District applies to Lots 9 & 10, Block 5, Plan 0920405, as shown on Figure
11.20a.
11.20.3. DC(A)-17 Uses
(a) The Fundamental Use Provisions as requisite qualifiers for allowed uses listed within
11.20.3 (b) shall ensure:
i.
That Pet Care Service shall not include any outside enclosures, pens, or exercise
areas.
(b) DC(A) 17 Allowed Uses to be considered at the discretion of the Development
Authority
-
Apartment
-
Assisted Living Facility
-
Business Support Service
-
Child Care Facility
-
Community Garden
-
Commercial School
-
Community Service Facility
-
Eating and Drinking Establishment
-
Entertainment Facility, Indoor
-
Government Service
-
Health Service
-
Home Office
-
Hotel
-
Parking Facility
-
Personal Service
-
Pet Care Service
-
Place of Worship
-
Professional, Financial, and Office Service
-
Recreation Facility, Indoor
-
Retail Store (Cannabis)
-
Retail Store (Convenience)
-
Retail Store (General)
-
Retail Store (Liquor)
City of Fort Saskatchewan
Land Use Bylaw
C23-20
-
Sign, Electronic Message
-
Sign, Fascia
-
Sign, Fascia (Limited)
-
Sign, Freestanding
-
Sign, Freestanding (Limited)
-
Sign, Portable
-
Sign, Portable (Limited)
-
Sign, Projecting
-
Veterinary Clinic
Accessory development to any use listed in subsection 11.20.3 (b)
11.20.4. DC(A)-17 Site Subdivision Regulations
Interior or Corner Site
(a) Site Area
Minimum
2,000m2
(b) Site Width
Minimum
Maximum
At the discretion of the Subdivision Authority
At the discretion of the Subdivision Authority
(c) Site Depth
Minimum
Maximum
At the discretion of the Subdivision Authority
At the discretion of the Subdivision Authority
11.20.5. DC(A)-17 Site Development Regulations
Interior or Corner Site
(a) Front Setback
Minimum
7.5m
(b) Rear Setback
Minimum
3.0m for sites abutting a non-Residential
Land Use District
6.0m for sites abutting a Residential Land
Use District or a public park
(c) Side Setback
Minimum
3.0m for site abutting a non-Residential Land Use
District.
6.0m for sites abutting a Residential Land Use
District or a public park.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
(d) Height
Minimum
Maximum
8.0m
26.0m
11.20.6. On-Site Parking for Residential Care
Assisted Living Facility off street parking shall be a minimum of:
(a)
1 stall per 2 units;
(b)
10 stalls for staff parking; and
(c)
10 Visitor parking spaces for the site.
11.20.7. Residential Care Amenity Area
(a) Apartments and Assisted Living Facilities uses must provide communal indoor
amenity areas within the building for use by residents to the satisfaction of the
Development Authority. Such amenity area shall include but not be limited to library,
fitness, games, music, arts and crafts, swimming pool and meeting rooms.
11.20.8. Landscaping and Outdoor Amenity Area
(a) The minimum landscaped area shall be 20% of the site and shall be subject to
applicable provisions under Section 9.3 - Landscaping Requirements for Institutional
Land Uses and Section 5.6- General Landscape Requirements of this Bylaw.
(b) Landscaping shall consider the seasonal appearance of the site.
(c) Landscape buffer width along the frontage of Highway 21 shall be to the satisfaction of
the Development Authority.
(d) Developments must provide a minimum amenity area of 2.5m2 per sleeping or dwelling
unit to be developed as outdoor communal amenity area with a total not less than
100m2 for the benefit of the residents.
(e) Rooftop gardens shall be considered landscaped area.
(f) The amenity area may include such elements as street furnishings, hard surfacing,
plantings, amenities, art and sculpture, and architectural features to create a strong
sense of a communal gathering place, to the approval of the Development Authority.
(g) The amenity area must also provide for an area of overhead weather protection as a
portion of the amenity area.
(h) Parking areas shall be screened from amenity areas to the satisfaction of the
Development Authority.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
(i) Pedestrian circulation plan shall be provided for residential uses to the satisfaction of
the Development Authority.
11.20.9. Lighting
(a) All outdoor lighting will be in accordance with Part 5- General Regulations for All Land
Use Districts.
(b) All outdoor lighting within this District shall be of a design and style that are consistent
with the purpose of this District to the satisfaction of the Development Authority.
(c) Outdoor lighting must be provided for all amenity areas, walkways and parking areas
to the satisfaction of the Development Authority
11.20.10. Noise Mitigation
(a) A noise report prepared by a qualified professional may be required submitted prior to
the issuance of development permits. This report shall consider appropriate noise
attenuation measures in order to mitigate noise from Highway 21 and surrounding
commercial activities. Any recommendations from the report shall be implemented by
the applicant through the permit approval process.
(b) The Development Authority may require mitigation measures including and not limited
to:
i.
provision of noise attenuation walls;
ii.
increased landscaping, including a landscape buffer;
iii.
relocation of parking areas, loading areas, walkways, business entrances, or
other high activity areas away from residential property lines;
iv.
screening or relocating on-site lighting to avoid spillage onto residential
properties;
v.
restricting the location of outdoor speakers;
vi.
changing the proposed structure to mitigate noise, light, or glare impacts; and
vii.
these measures may not be required depending on the findings of a noise
report prepared by a qualified professional.
(c) Except for on-site parking, loading areas, short term marketing promotions, and eating
and drinking establishment (outdoor), all business activities shall be carried out
entirely within completely enclosed buildings or structures
11.20.11. Additional Development Regulations
(a)
All development and uses within this Land Use District are subject to the applicable
provisions of Part 5 - General Regulations for all Land Use Districts, Sections 6.2,
6.7, 6.8, 6.10, and 6.11 of Part 6 - Residential Land Use Districts, Part 7- Commercial
Land Use Districts, Sections 7.5.6(c) (e), Part 13 - Parking and Loading, and Part 14 -
Signs.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
(b)
A conceptual drawing shall be provided at the time of Development Permit
application.
(c)
Exterior treatment of buildings such as colour, finish, materials, and texture shall be
to the satisfaction of the Development Authority.
(d)
The siting and appearance of all buildings or improvements, and the landscaping of
the site shall be to the satisfaction of the Development Authority in order that there
shall be general conformity with adjacent buildings, and that there may be adequate
protection afforded to the amenities of adjacent buildings and sites. The form and
character of buildings shall complement adjacent character of the neighbourhood.
(e)
Where at least 50% of the required parking for a use is allocated in a parking garage,
an additional one storey or 4.0m may be permitted in addition to the maximum
building height.
(f)
Except for off-street parking, loading areas and approved patios, all business
activities shall be carried out entirely within completely enclosed buildings or
structures.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
Figure 11.20a: Applicable Area DC(A)-17- Town Crest Road District
City of Fort Saskatchewan
Land Use Bylaw
C23-20
11.21. REPEALED BY BYLAW C1-25
City of Fort Saskatchewan
Land Use Bylaw
C23-20
11.22. REPEALED BY BYLAW C2-25
City of Fort Saskatchewan
Land Use Bylaw
C23-20
11.23. DC(A)-20 DIRECT CONTROL - STREET ORIENTED SMALL LOT RESIDENTIAL
DISTRICT
11.23.1.
Purpose
This District is intended to accommodate street-oriented single detached dwellings on narrow lots with
rear lane vehicular access. The use of architectural and urban design standards are intended to achieve
variety of design and appearance as a way to enhance the pedestrian-orientated streetscape.
11.23.2.
Areas of Application
This District applies to a portion of Lot 1, Block 1, Plan 022 6974 and a portion of SE ¼ Section 19-54-22-
4, as shown in Figure 11.23a.
11.23.3.
DC(A)-20 Permitted and Discretionary Uses
(a) The Fundamental Use Provisions as requisite qualifiers for allowed uses listed within
11.23.3 (b) and (c) shall ensure:
i.
That garages are not attached to single detached dwelling units.
(b)
DC(A)-20 Permitted
(c) DC(A)-20 Discretionary
-
Single Detached Housing
-
Secondary Suite
-
Home Office
Accessory development to any use
listed in subsection 11.23.3(b)
-
Bed and Breakfast
-
Group Home (Limited)
-
Home Business
-
Show Home
-
Temporary Sales Centre
Accessory development to any
use listed in subsection
11.23.3(c)
11.23.4.
DC(A)-20 Site Subdivision Regulations
Interior Site
Corner Site
a) Site Width
7.6m minimum
9.1m minimum
b) Site Depth
34.0m minimum
c) Subdivision Design
Lots shall abut to a rear lane
City of Fort Saskatchewan
Land Use Bylaw
C23-20
11.23.5.
DC(A)-20 Site Development Regulations
Interior or Corner Site
a) Front Yard
Setback
Front
3.5m minimum
Flanking
3.0m minimum
b) Rear Yard
Setback
8.0m minimum
c) Side Yard
Setback
1.5m minimum;
One side yard setback shall be reduced to 0.0m for principal buildings and
detached garages where a 1.5m wide private maintenance easement has
been registered on the Title of any property adjacent to the reduced
setback that:
a. Authorizes the eaves of the principal building and accessory
buildings to encroach 0.3m into the easement;
b. Authorizes the footings for the buildings to encroach 0.60m into the
easement;
c. Authorizes access to the easement area for maintenance of the
property to which the title is registered and the adjacent property
where the building setback(s) have been reduced to 0.0m;
d. Prohibits locating air conditioners, accessory uses and buildings,
general storage, or landscaping other than ground covering within
the easement;
e. No roof leader drainage shall be directed to the maintenance
easement; and
f.
All roof leaders from accessory developments are to be directed to
drain to an adjacent lane.
d) Principal
Building
Height
Two and one half (2 ½) storeys not to exceed 10.0m maximum
City of Fort Saskatchewan
Land Use Bylaw
C23-20
e) Site Coverage
38% maximum for principle building over one storey, excluding decks.
53% maximum for principle building of one story, excluding decks
48% maximum for all buildings and structures where principal building is
over one storey
57% maximum for all buildings and structures where principal buildings is
one storey
There shall be a minimum of 30m2 permeable surface between the rear of
the principle building and the garage or on-site parking.
11.23.6.
Architectural and Design Features
(a)
To improve the architectural interest of the streetscape, each principal building shall be
individually defined through a combination of architectural features that may include,
but are not limited to, variations in architectural styles and rooflines, articulation of the
façade, building massing, provision of porches, verandas, and balconies, variation in
building materials, colours, and other façade enhancing treatments to the satisfaction of
the Development Authority;
(b)
The front façade of the building shall incorporate architectural treatments
complementary to the architectural style including features such as open gables,
dormer windows, windows with bold trims, shutters or canopies, and accent colours and
materials to the satisfaction of the Development Authority;
(c)
Accent materials such as stone or brick shall amount to a minimum of 4.65m2 of the
total area of the front façade of a principal building, or to the satisfaction of the
Development Authority;
(d)
To ensure design variability the principal building with similar or mirrored front
elevations must be separated by a minimum of three lots along the same side of the
road;
(e)
The side façade of a principal building on a corner lot facing a public open space or
public roadway excluding lanes shall be treated as a front façade; and
(f)
An accessory building shall follow the same exterior finishes as that of a principal
building on the same site and shall be complementary to the principal building in the
opinion of the Development Authority.
11.23.7.
Additional Development Regulations
(a)
All development and uses within this Land Use District are subject to the applicable
provisions of Part 5 - General Regulations for all Land Use Districts, Sections 6.1 to
6.11 of Part 6 - Residential Land Use Districts, Sections 11.1 to 11.5 of Part 11 - Direct
Control Land Use Districts, Part 13 - Parking and Loading, and Part 14 - Signs.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
(b)
Attached rear garages shall not be permitted.
(c)
Roof leader connections to underground stormwater systems are not permitted.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
Figure 11.23a: Applicable Area DC(A)-20- Street Oriented Small Lot Residential District
City of Fort Saskatchewan
Land Use Bylaw
C23-20
11.24. DC(A)-21 DIRECT CONTROL - INNOVATIVE STREET ORIENTED MEDIUM
DENSITY HOUSING WITH SUITES DISTRICT
11.24.1.
Purpose
The purpose of this District is to accommodate street-oriented medium density housing with attached rear
garages on lots with significantly reduced rear yard setbacks. Dwellings provide an outdoor amenity area
facing the street to support social interaction and to activate the street. Site design with a maintenance
reduced front yard provides an appropriate transition area to the street. Common access will be provided
between buildings with no fences within 1.5m (5') minimum side yards to enhance access to semi-
detached suites and usability of the side yard amenity areas.
11.24.2.
Areas of Application
This District applies to a portion of SE ¼ Section 19-54-22-4, as shown in Figure 11.24a.
11.24.3.
DC(A)-21 Uses
(a) The Fundamental Use Provisions as requisite qualifiers for allowed uses listed within
11.24.3 (b) and (c) shall ensure:
i.
A maximum of one Show Home shall be permitted within this district.
(b)
DC(A)-21 Permitted
(c) DC(A)-21 Allowed Uses to be
considered at the discretion of the
Development Authority
-
Semi-Detached Housing
-
Semi-Detached Suite
-
Home Business
-
Home Office
-
Show Home
-
Temporary Sales Centre
11.24.4.
DC(A)-21 Site Subdivision Regulations
Interior Site
Corner Site
a) Site Area
180m2
200m2
b) Site Width
8.2m minimum per side of semi-
detached dwelling
9.1m minimum per side of semi-
detached dwelling
c) Site Depth
22.0m minimum
City of Fort Saskatchewan
Land Use Bylaw
C23-20
11.24.5.
DC(A)-21 Site Development Regulations
Interior Site
Corner Site
a) Front Yard Setback
4.0m minimum with a lane 4.0m minimum with a lane
Flanking is 2.4m minimum with a lane
b) Rear Yard Setback
1.0m minimum
c) Side Yard Setback
1.5m minimum
d) Principal Building
Height
Two (2) storeys not to exceed 10.0m maximum
e) Site Coverage
70% maximum for principle building, excluding decks.
Accessory structures shall not be permitted in this district.
11.24.6.
On-Site Parking
In accordance with Part 13.2.3 - Parking and Loading:
(a)
Dwelling Semi-Detached off street parking shall be a minimum of:
i.
1 stall per dwelling unit.
(b)
Dwelling, Semi-Detached Suite off street parking shall be a minimum of:
i.
1 stall per suite.
11.24.7.
Architectural and Design Features
(a)
In lieu of a traditional backyard, each unit shall be required to have a porch (minimum
width/length of 2.0m; with minimum total area of 9.0m²) to provide outdoor amenity
space on private property;
(b)
Side Yards shall be 1.5m minimum width to support comfortable side access to semi-
detached suites;
(c)
Private sidewalks between building shall be covered by easement and used as shared
accesses and maintained by residents;
(d)
All drainage shall be maintained within each property with no cross-lot drainage within
Side Yards;
(e)
Front/Side Yards shall be finished with xeriscape treatments that provide an outdoor
maintenance free property; and
City of Fort Saskatchewan
Land Use Bylaw
C23-20
(f)
All units shall be completed with exterior materials of high quality and durable materials.
In addition to vinyl siding as a primary treatment, each unit must have a minimum 7m2
of brick/stone accent. Additional enhancements are encouraged for the front elevation
including (but not limited to): horizontal siding of a complimentary color, premium soffits
for roof overhang, dark framed windows, vibrant colored front entry doorways, enhance
railing detailing on front patio. Design and materials shall be enforced to conform with or
exceed the street elevation design provided in Appendices I-IV at the discretion of the
Development Authority.
11.24.8.
Fences
(a)
Fences shall not be permitted in the Front Yard or shared Side Yard of a Lot. There
shall be no variance to this regulation.
11.24.9.
Additional Development Regulations
(a)
The Development Authority may exercise minor variance powers if, in the opinion of the
Development Authority, the Development is consistent with the purpose, spirit, and
intent of this District and the variance is due to a practical difficulty peculiar to the Use,
character, or situation of land or building, which are not generally common to other land
in this District.
(b)
All development and uses within this Land Use District are subject to the applicable
provisions of Part 5 - General Regulations for all Land Use Districts, Sections 6.1 to
6.11 of Part 6 - Residential Land Use Districts, Sections 11.1 to 11.5 of Part 11 - Direct
Control Land Use Districts, Part 13 - Parking and Loading, and Part 14 - Signs.
(c)
Notwithstanding Section 3.4 of the Bylaw, an application for a Development Permit for
Semi-Detached Housing shall also include the following:
i.
Colour elevations for each building façade that faces a public roadway, or a
public open space except for a lane; and
ii.
To ensure 11.24.7 is met, a landscaping plan shall be submitted as part of the
development permit application package.
(d)
The development shall be generally in accordance with Appendices I-IV to the
satisfaction of the Development Authority.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
Figure 11.24a: Applicable Area DC(A)-21- Innovative Street Oriented Medium Density Housing with
Suites
City of Fort Saskatchewan
Land Use Bylaw
C23-20
Appendix I- DC(A)-21- Innovative Street Oriented Medium Density Housing with Suite
City of Fort Saskatchewan
Land Use Bylaw
C23-20
Appendix II- DC(A)-21- Innovative Street Oriented Medium Density Housing with Suite
City of Fort Saskatchewan
Land Use Bylaw
C23-20
Appendix III- DC(A)-21- Innovative Street Oriented Medium Density Housing with Suite
City of Fort Saskatchewan
Land Use Bylaw
C23-20
Appendix IV- DC(A)-21- Innovative Street Oriented Medium Density Housing with Suite
City of Fort Saskatchewan
Land Use Bylaw
C23-20
11.25. DC(A)-22 DIRECT CONTROL - STREET ORIENTED PUBLIC SERVICE AND
COMMERCIAL MIXED-USE DISTRICT
11.25.1.
Purpose
The purpose of this District is to provide for street-oriented public and quasi-public development that
serves the social, physical, mental, cultural, and religious needs of the community, and is intended
accommodate street-oriented convenience commercial and services for the day-to-day needs of residents
within the surrounding neighbourhood. Street oriented design includes 4.0m minimum building setbacks
adjacent to public roadways to support pedestrian access features and additional landscaping along
frontage for an attractive, highly permeable, and comfortable activated urban streetscape.
11.25.2.
Areas of Application
This District applies to a portion of SE ¼ Section 19-54-22-4, as shown in Figure 11.25a.
11.25.3.
DC(A)-22 Uses
(a) The Fundamental Use Provisions as requisite qualifiers for allowed uses listed within
11.25.3 (b) and (c) shall ensure:
i.
That Pet care services shall not include any outside enclosures, pens, or exercise
areas.
ii.
That any use which include a drive-through service shall be considered a
Discretionary Use.
(b)
DC(A)-22 Permitted
(c) DC(A)-22 Discretionary Uses
-
Apartment
-
Business Support Services
-
Child Care Facility
-
Eating and Drinking Establishment
-
Government Service
-
Health Service
-
Multi-attached Housing
-
Personal Service
-
Place of Worship
-
Professional Service
-
Professional, Financial, and Office
Service
-
Retail Store (Convenience)
-
Service Station (Limited)
-
Sign, Billboard (Limited)
-
Sign, Fascia
-
Sign, Fascia (Limited)
-
Sign, Freestanding
-
Sign, Portable
-
Sign, Portable (Limited)
-
Community Service Facility
-
Custom Manufacturing
-
Funeral Home
-
Pet Care Service
-
Recreation Facility (Indoor)
-
Show Home
-
Vehicle Wash
-
Veterinary Clinic
Accessory development to any use
listed in subsection 11.25.3(c)
City of Fort Saskatchewan
Land Use Bylaw
C23-20
-
Sign, Projecting
-
-
Accessory development to any use
listed in subsection 11.25.3(b)
11.25.4.
DC(A)-22 Site Subdivision Regulations
Interior Site
Corner Site
a) Site Area
714m2 minimum
748m2 minimum
b) Site Width
21.0m minimum
22.0m minimum
c) Site Depth
34.0m minimum
11.25.5.
DC(A)-22 Site Development Regulations
Interior Site
Corner Site
a) Front Yard Setback
4.0m minimum (8.0m max.) 4.0m minimum (8.0m max)
Flanking is 4.0m minimum (8.0m max)
b) Rear Yard Setback
Minimum of 3.0m or one-half (1/2) the height of the building,
whichever is greater.
c) Side Yard Setback
3.0m minimum
d) Principal Building
Height
14.0m maximum for a principal building up to two (2) storeys.
e) Site Coverage
60% maximum for all buildings, including accessory buildings.
11.25.6.
On-Site Parking
(a) To ensure street-oriented development, parking shall not be permitted within a front yard between
a principal building and a public roadway or directly adjacent to a public roadway.
(b) A minimum total of 121 parking stalls will be provide to service the site. The location of parking
shall be provided as per Appendix I - Site Plan Concept.
(c) Off-peak and Sunday Place of Worship parking is complimentary to business hour parking.
Shared parking will be permitted at all times due to low risk of conflict. All parking areas shall be
accessible between all lots for pedestrians and automobiles
City of Fort Saskatchewan
Land Use Bylaw
C23-20
11.25.7.
Architectural and Design Features
(a)
All building entrances shall face adjacent public roadways and shall be accessible
directly from the street.
(b)
All units are to be completed with exterior materials of high quality and durable
materials to the satisfaction of the Development Authority.
11.25.8.
Fences
(a)
Fences shall not be permitted in the Front Yard or shared Side Yard adjacent to a
public roadway.
11.25.9.
Additional Development Regulations
(a)
All development and uses within this Land Use District are subject to the applicable
provisions of Part 5 - General Regulations for all Land Use Districts, Sections 6.1 to
6.11 of Part 6 - Residential Land Use Districts, Sections 7.1-7.6 of Part 7 - Commercial
Land Use Districts, Sections 11.1 to 11.5 of Part 11 - Direct Control Land Use Districts,
Part 13 - Parking and Loading, and Part 14 - Signs.
(b)
The development site layout shall be generally in accordance with Appendix I - Site
Plan to the satisfaction of the Development Authority.
(c)
The development architectural treatments shall be generally in accordance with
Appendix II - Church Concept to the satisfaction of the Development Authority.
(d)
The siting and appearance of all buildings or improvements, and the landscaping of the
site shall be to the satisfaction of the Development Authority in order that there shall be
general conformity with adjacent buildings, and that there may be adequate protection
afforded to the amenities of adjacent buildings and sites.
(e)
For sites that are adjacent to residential uses and where uses that may in the opinion of
the Development Authority, generate negative impacts such as noise, light or odours
which may be noticeable on adjacent properties, the Development Authority may
exercise discretion to require that these potential impacts be minimized or negated.
This may be achieved through a variety of measures including berming or screening,
which may exceed the landscaping requirements of this Bylaw; noise attenuation
measures such as structural soundproofing; downward direction of all exterior lighting
on to the proposed development; and any other measures as the Development
Authority may deem appropriate. The Development Authority may exercise minor
variance powers if, in the opinion of the Development Authority, the Development is
consistent with the purpose, spirit, and intent of this District and the variance is due to a
practical difficulty peculiar to the Use, character, or situation of land or building, which
are not generally common to other land in this District.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
Figure 11.25a: Applicable Area DC(A)-22- Street Oriented Public Service and Commercial Mixed-Use
City of Fort Saskatchewan
Land Use Bylaw
C23-20
Appendix I- DC(A)-22- Street Oriented Public Service and Commercial Mixed-Use
City of Fort Saskatchewan
Land Use Bylaw
C23-20
Appendix II- DC(A)-22- Street Oriented Public Service and Commercial Mixed-Use
City of Fort Saskatchewan
Land Use Bylaw
C23-20
Part 12 - Overlays
12.1. DOWNTOWN PARKING OVERLAY
12.1.1.
Purpose
The purpose of this Overlay is to provide for reduced parking requirements in the Downtown Area.
12.1.2.
Applicability
This Overlay shall apply to those areas identified on the Land Use Map
(Appendix A: Land Use Map).
12.1.3.
Downtown Parking Overlay Regulations
(a) The minimum number of parking spaces required shall be determined by multiplying the
minimum number of parking spaces required by this Bylaw by 20%;
(b) Parking requirements under this section shall apply only to new development,
redevelopment, additions or enlargements to existing buildings and not to the existing
floor area of developments; and
(c) The Development Authority may consider a complete relaxation of the parking
requirements if it can be demonstrated that the lack of parking will not present a source of
inconvenience to the surrounding area. This may require the provision of a parking study
prepared by an accredited professional to demonstrate how the availability of parking in
the area of the Development is adequate to support the activities of the existing
developments in the area, as well as the proposed new development.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
12.2. "THE DRIVES" OVERLAY
12.2.1. Purpose
The purpose of this Overlay is to recognize the unique design of The Drives neighbourhood.
12.2.2. Applicability
This Overlay shall apply to those areas identified on the Land Use Map (Appendix A: Land Use
Map).
12.2.3. "The Drives" Overlay Regulations
(a) For properties that traditionally provide vehicular access from a lane or from the side of
the property facing the rear of the dwelling, the yard adjacent to the lane will be
considered the rear yard, and the yard adjacent to the public open space will be
considered the front yard;
(b) In the case of redevelopment, alteration, replacement or upgrading of existing single
detached dwellings or vacant single detached dwelling properties, the proposed new
development shall be oriented in accordance with the traditional orientation of
development in "The Drives" area (i.e. the rear of the dwelling shall orient to the lane or
primary access to the Site, and the front of the dwelling shall orient to the public open
space or front yard of the site); and
(c) All redevelopment, alteration, replacement or upgrading of existing single detached
dwellings shall be consistent with and sensitive to the form and character of the dwellings
in the area surrounding the subject site.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
12.3. HIGHWAY 15 VICINITY OVERLAY
12.3.1.
Purpose
The purpose of this Overlay is to provide for limited highway commercial uses adjacent to
Highway 15 as identified on Land Use Map (Appendix A: Land Use Map).
12.3.2.
Applicability
This Overlay shall apply to lands districted as IM - Medium Industrial and within the areas
identified on the Land Use Map (Appendix A: Land Use Map).
12.3.3.
Highway 15 Vicinity Overlay Regulations
*Any vehicle oriented use that may result in overnight stays or accommodation and drive through
services will not be permitted within the Hwy 15 Vicinity Overlay area.
(a) All proposed developments within this Overlay may be subject to a Risk Assessment
ensuring that they are compatible with adjacent uses;
(b) At the discretion of the Development Authority or based on the recommendations of a
Risk Assessment, additional safety measures may be required by the Development
Authority in order to consider a proposed development;
(c) All site and building designs shall be designed for ease of evacuation, access by
emergency services, and mechanical systems to provide protection to occupants in the
case of a significant industrial accident; and
(d) All sites and buildings shall be designed in accordance with the principles of Shelter-in-
Place.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
12.4. IL LIMITED USE OVERLAY
12.4.1.
Purpose
The purpose of this Overlay is to protect the existing residential land uses adjacent to the
industrial land uses in this area.
12.4.2.
Applicability
This Overlay shall apply to those uses specific in Section 8.9 IL - Light Industrial District where
they occur on those lands shown on the Land Use Map (Appendix A: Land Use Map) as being
within the IL Limited Use Overlay, and when they involve new structures, the expansion of the
size of existing structures beyond the present exterior walls or roof line, or addition/expanded
uses on the site.
12.4.3.
Uses Prohibited within the IL Limited Use Overlay
(a) The following uses are prohibited on lands located within the IL Limited Use Overlay:
i.
Kennel; and
ii.
Service Station or Bulk Fuel Depot
12.4.4.
Additional Landscaping Requirements
(a) In addition to the requirements of Section 5.6 General Landscaping Requirements and 8.4
Landscaping Requirements for Industrial Land Uses, a 3.0m wide landscaping Buffer
shall be provided on-site along the entire length of any rear property boundary adjacent to
park lands, public utility lots, or reserve parcels. The landscaped Buffer area shall be a
grassed or mulched area, containing coniferous tree plantings at a rate of one tree per 3.0
linear meters of the landscaped buffer length, spaced at equal intervals.
(b) The Rear Yard setback is 9.0m minimum.
(c) The maximum height for any building or structure is 15.0m.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
Part 13 - Parking and Loading
13.1. GENERAL PARKING REGULATIONS
13.1.1. The requirements of this Section shall apply to all parking, loading facilities and drive aisles
required by this Bylaw. Notwithstanding the requirements of this Section, specific standards
specified in any Land Use District may supplement or supersede the parking and loading
requirements of this Section. Parking spaces must be provided collectively for each use on a
lot in an amount that complies with the regulations in this Section.
13.1.2. Where parking and/or loading facilities are required by this Bylaw, the applicant shall
provide the required parking and/or loading space prior to the occupancy or
commencement of the use for which they are required.
13.1.3. All off-street parking areas shall be designed to provide:
(a) Adequate access to and egress from the parking area for the vehicle it is intended
to serve by means of a clearly defined driveway; and
(b) Adequate access to and egress from each parking space by means of a clearly
defined maneuvering aisle designed to the satisfaction of the Development
Authority.
13.1.4. The Development Authority may consider a reduction to the parking requirements of this
Section, by considering a parking assessment prepared by an accredited professional
which assesses the parking demand characteristics of a proposed development. Such an
assessment shall be provided at the owner/applicant's expense. Such a reduction to the
parking requirements is not a variance.
13.1.5. Except in Commercial Land Use Districts, no direct access shall be permitted from a lane
to a parking facility with more than three parking spaces unless special circumstances are
determined by the Development Authority to warrant such access.
13.2. MINIMUM PARKING REQUIREMENTS
13.2.1. The minimum required number of vehicle parking spaces for a use shall be as set out in
Tables 13a, 13b, 13c and 13d.
13.2.2. Where the calculation of the required number of parking spaces results in a fraction, the
next higher number shall apply.
13.2.3. Where a proposed development does not directly correlate with the land uses listed in this
Section, the Development Authority shall determine a specific number of required parking
spaces, having regard to requirements for similar uses provided herein.
13.2.4. Visitor parking for multi-unit residential developments shall be made readily accessible
and available for visitors to the development, to the satisfaction of the Development
Authority.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
13.2.5. Designated parking spaces for persons with physical disabilities shall be provided in
accordance with appropriate provisions of any other Provincial or Federal requirement
and shall be included as part of, and not in addition to, the applicable minimum parking
requirements.
13.2.6. Designated parking spaces for persons with physical disabilities shall be located as close
as possible to wheelchair ramps, walkways and entrances. Parking spaces shall not be
located within a wheelchair ramp access area.
13.2.7. Small car parking spaces may be permitted, provided that:
(a) Small car parking spaces shall comprise a maximum of 20% of required parking for
development in all Land Use Districts except for the R1 - Single-Detached
Residential District, R2 - Semi-Detached and Duplex Residential District, RE -
Residential Estate Lot District, and RC - Comprehensively Planned Residential
District;
(b) All small car parking spaces shall be clearly designated with signs reading: "Small
car parking only", and
(c) All small car parking spaces shall be a minimum of 2.4m by 5.0m.
13.2.8. The Development Authority may consider a reduction in the total amount of parking
required for a development where a mix of uses creates staggered peak periods of
parking demand. The Development Authority may consider the preliminary shared use
parking framework in Appendix B to determine an overall site peak parking requirement.
In no case shall shared parking include the parking required for residential uses, except in
the Downtown Districts.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
Table 13a: Minimum Parking Requirements for Residential Uses
Land Use Class
Minimum Number of Parking Spaces
Bed and Breakfast
1 per guest room plus 2 for the principal dwelling
Multi-attached Housing and Apartments
with more than four dwelling units
1 per Bachelor dwelling unit
1 per One Bedroom dwelling unit
1.5 per two bedroom dwelling unit
2 per three bedroom dwelling unit
Plus 1 for every six dwelling units for visitors
Plus for bicycle parking in multi-unit
developments that contain more than 7 dwelling
units, a minimum of 10% of the required parking
spaces or a minimum of 10 bicycle parking
spaces shall be provided, whichever is greater
Garden Suite
Garage Suite
Secondary Suite
In addition to the parking requirements for the
principal dwelling unit, 1 stall per suite and can
be tandem
Single Detached, Semi-detached, and
Duplex Housing
Multi-attached Housing with up to four
dwelling units
2 per dwelling unit
Assisted Living Facility
0.6 per dwelling unit for staff and visitor parking
Boarding Facilities
Minimum 4 Parking Stalls. No tandem parking will
be permitted.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
Table 13b: Minimum Parking Requirements for Commercial Uses
Land Use Class
Minimum Number of Parking Spaces
Breweries, Wineries, and Distilleries
1 per 9.6m2 of GFA plus 1 per 100m2 of GFA for
staff, providing a minimum of 5 for staff
Business Support Service
2.2 per 100m2 of GFA
Commercial School
3 per 100m2 of GFA for students plus 2.8 per
100m2 of GFA of administrative area, to a
minimum of 5, for staff
Child Care Facility
1 per 2 employees plus 10 for patrons
Eating and Drinking Establishment
1 for every 4 seats for customers plus 1 per
100m2 of GFA for staff, providing a minimum of 5
for staff
Entertainment Facility (Indoor and Outdoor)
10 per 100m2 of GFA for customers and staff
Health Services
2 spaces per 45m2 of GFA
Hotel, Motel
1 per room for occupants, plus 1 per 10 rooms to
a minimum of 5, for staff
Kennel
2 per 100m2 of GFA for customers (does not
include kenneling area), plus 2 for staff
Personal Service
2.2 per 100m2 of GFA for customers and staff
plus 7.5 per 100m2 of GFA of reception area
(where applicable) for customers
Pet Care Service
Where GFA is less than 2,000m2 , 2.2 per 100m2
of GFA
Where GFA is between 2,000m2 and 20,000m2 ,
3.2 per 100m2 of GFA
City of Fort Saskatchewan
Land Use Bylaw
C23-20
Where GFA is greater than 20,000m2, 4.3 per
100m2 of GFA
Professional, Financial and Office Service
2 per 100m2 of GFA for customers plus 1 per
100m2 of GFA for staff
Recreation Facility, Indoor
1 for every 5 seats for uses with fixed seating or 1
per 10m2 of GFA for uses without fixed seating
Notwithstanding the above, the Development
Authority may require additional or different
parking requirements based on the individual
characteristics or components of the recreation
facility
Recreation Facility, Outdoor
At the discretion of the Development Authority
Retail Store (Convenience), (General),
(Liquor), and (Cannabis)
Retail Store (Convenience), (General),
(Liquor), and (Cannabis)
Service Station
Service Station (Limited)
Where GFA is less than 2,000m2, 2.2 per 100m2
of GFA
Where GFA is between 2,000m2 and 20,000m2,
3.2 per 100m2 of GFA
Where GFA is greater than 20,000m2, 4.3 per
100m2 of GFA
Vehicle Repair Facility
Vehicle Repair Facility (Limited)
1 per 2 employees plus 2 per 100m2 of GFA
Vehicle Sales, Leasing and Rental Facility,
Vehicle Sales, Leasing and Rental Facility
(Limited)
2.2 per 100m2 of GFA
Veterinary Clinic
2.2 per 100m2 of GFA
City of Fort Saskatchewan
Land Use Bylaw
C23-20
Warehouse Sales
Where GFA is less than 2,000m2, 2.2 per 100m2
of GFA
Where GFA is between 2,000m2 and 20,000m2),
3.2 per 100m2 of GFA
Where GFA is greater than 20,000m2, 4.3 per
100m2 of GFA
Table 13c: Minimum Parking Requirements for Industrial Uses
Land Use Class
Minimum Number of Parking Spaces
Cannabis Production and Distribution
Facility
1 for every 3 employees during the maximum
working shift plus 0.6 per 100m2 of GFA
General Industrial Use
0.6 per 100m2 of GFA, with minimum not less
than 10
Heavy Industrial Use
At the discretion of the Development Authority
Warehouse, Distribution and Storage
1 for every 3 employees during the maximum
working shift, plus 0.6 per 100m2 of GFA
City of Fort Saskatchewan
Land Use Bylaw
C23-20
Table 13d: Minimum Parking Requirements for Institutional Uses
Land Use Class
Minimum Number of Parking Spaces
Community Service Facility
2.2 per 100m2 of GFA
Education (Public or Private) - Elementary
or Junior High Schools
1 per employee plus 10 additional spaces
Education (Public or Private) - Senior High
School or Post-Secondary
1 per employee, plus 1 for every 8 students
Hospital
1 per 4 beds plus 1.5 for every employee on
maximum working shift
Place of Worship
Funeral Home
15 per 100m2 of assembly area for occupants,
plus 2.8 per 100m2 of office area, to a minimum
of 5, for staff
City of Fort Saskatchewan
Land Use Bylaw
C23-20
13.3. GENERAL PARKING REGULATIONS FOR DOWNTOWN
13.3.1. Unless otherwise specified in the Land Use District, structured parking facilities shall
generally be provided at locations internal to the site. If such parking facilities are located
fronting a public roadway, then the following design considerations shall be utilized:
(a) Ground floor shall include retail uses positioned adjacent to the public realm with
multiple entrances;
(b) Entrance to the parking facility shall be designed with special architectural
treatment to maintain the integrity of retail frontage; and
(c) The façade of the upper storeys of the parking facility shall be designed to reflect
residential or commercial building character.
13.3.2. All surface parking lots shall be developed in accordance with the general standards
Section 13 of the Land Use Bylaw. In addition the following regulations shall apply:
(a) All surface parking lots shall be hard surfaced.
13.3.3. The Development Authority may consider granting additional Floor Area Ratio, if the
applicant agrees to provide underground parking stalls to meet all parking requirements of
the project. The applicant will be required to provide appropriate parking for the original
and additional Floor Area Ratio in accordance with parking standards established within
this Bylaw.
13.3.4. The Development Authority may consider a reduction in the total amount of parking
required for a development where a mix of uses creates staggered peak periods of
parking demand. The Development Authority may consider the preliminary shared use
parking framework in Appendix B to determine an overall site peak parking requirement.
13.3.5. Notwithstanding 13.3.4 above, authorization to share parking spaces may only be granted
by the Development Authority in the following circumstances:
(a) The development sites are within 100m of each other;
(b) The demand for parking spaces generated by each development or use is not likely
to occur at the same time; and
(c) An agreement is signed between the owners of the sites that are sharing the
parking spaces for a period of not less than 10 years, and the agreement is
registered on the Titles of the properties that are subject to the agreement.
13.3.6. Developments within the Downtown Districts shall be subject to the parking requirements
established in Table 13e.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
Table 13e: Minimum Parking Requirements for Downtown
Land Use Class
Minimum Number of Parking Spaces
Multi-attached Housing and
Apartment with more than four
dwelling units
Bachelor Unit - 0.75 spaces/dwelling unit
One Bedroom Unit - 1 space/dwelling unit
Two Bedroom Unit - 1.5 spaces/dwelling unit
Three or More Bedrooms - 1.75 spaces/dwelling
unit
Plus 1 for every seven dwelling units for visitors
Professional, Financial and Office
Service
2 spaces / 100m2 of GFA minimum
Eating and Drinking
Establishment
1 for every 4 seats plus a minimum of 5 spaces
for staff
Retail, Office, and Entertainment
2 per 100m2 of GFA
Retail Store (Cannabis),
(Convenience), (General), and
(Liquor)
2 spaces / 100m2 of GFA minimum
Other non-residential
Minimum amount of off-street parking shall be as
per the parking requirements specified in Tables
13.a-13.e less 20%.
13.4. BICYCLE PARKING REQUIREMENTS FOR DOWNTOWN
13.4.1. Sites shall be designed and maintained to provide bicycle parking and amenities to the
satisfaction of the Development Authority.
13.4.2. The bicycle station should be located where it can be safely and conveniently located to
ensure compatibility with the surrounding environment, to the satisfaction of the
Development Authority.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
13.5. ALTERNATIVE COMPLIANCE FOR MINIMUM PARKING REQUIREMENTS
13.5.1. Upon written request from the applicant and the submission of an Alternative Compliance
Parking Plan (parking impact study) prepared by a qualified professional, the
Development Authority may consider an alternative parking requirement for non-
residential, Community, education and recreation land uses, which may be substituted in
whole or in part for the requirements of this Section.
13.5.2. In reviewing an Alternative Compliance Parking Plan, the Development Authority shall
consider:
(a) The number of employees occupying the building or land use and the number of
expected customers or clients;
(b) The availability of nearby on-street parking (if any), the availability of shared
parking with abutting, adjacent or surrounding land uses (if any), and/or the
provision of purchased or leased parking spaces in a municipal or private parking
lot meeting the requirements of the City; and
(c) Any other factors that may be unique to the applicant's request.
13.5.3. The Development Authority shall only approve an Alternative Compliance Parking Plan if
it:
(a) Does not detract from continuity, connectivity, and convenient proximity for
pedestrians between or among existing or future land uses in the vicinity;
(b) Creates no physical impact on any facilities serving alternative modes of
transportation;
(c) Creates no detrimental impact on natural areas or features; and
(d) Maintains the ratio of parking spaces for persons with physical disabilities.
13.6. PARKING AND LOADING REQUIREMENTS FOR RESIDENTIAL LAND USES
13.6.1. All parking and loading spaces required by this Bylaw for residential purposes, including
all maneuvering aisles and driveways shall be:
(a) For single detached, semi-detached housing and duplexes:
i.
Located on the same site as the use requiring them;
ii.
Hard surfaced prior to occupancy;
iii.
Where vehicular access is via a public roadway or lane, provided to the rear
or side of the principal building;
iv.
Where there is no lane present, provided to the rear, side or front of the
principal dwelling; and
City of Fort Saskatchewan
Land Use Bylaw
C23-20
v.
Where vehicular access is via the front only, one side yard shall be a
minimum of 3.0m in width to accommodate a driveway for vehicular access
to the rear of the property, except where an attached garage is provided.
(b) For multi-attached housing and Apartments:
i.
Paved prior to occupancy;
ii.
Bordered and separated from adjacent areas with concrete curbing; and
iii.
Not located within the required front yard setback area of a site.
13.6.2. In the event that seasonal conditions prevent the completion of paving in accordance with
this Bylaw:
(a) The parking and loading areas shall be compacted and maintained in a manner
that allows reasonable access by emergency vehicles. In addition, the paving shall
be completed within the construction season of the following year; and
(b) The owner/applicant shall be required to provide a Security Deposit to guarantee
the completion of the paving in accordance with this Bylaw.
13.6.3. Parking stalls provided inside a garage or carport shall have the following minimum
dimensions:
(a) 3.1m in width by 6.0m in depth for the stall within a single garage or carport; or,
3.4m in width by 6.3m in depth for the exterior of a single garage or carport; and
(b) 2.9m in width by 6.0m in depth for each stall within a double garage or carport; or,
6.1m in width by 6.3m in depth for the exterior of a double garage or carport.
13.6.4. Hard surfaced parking pads intended to accommodate a garage in the future shall
accommodate the minimum dimensions noted in Section 13.6.3 above.
13.6.5. For single detached, semi-detached housing, and secondary suites, parking stall
dimensions for stalls not inside a garage or carport and not on a parking pad intended to
accommodate a future garage shall be 2.75m in width by 5.8m in depth.
13.7. PARKING FOR MULTI-UNIT DEVELOPMENTS
13.7.1. Sites with more than one use shall provide parking and loading spaces equal to the sum
of the requirements for the individual uses.
13.7.2. Notwithstanding Subsection 13.7.1 above, parking requirements for individual uses, shall
be determined using the calculations in Section 13.2 Minimum Parking Requirements.
13.7.3. At the discretion of the Development Authority, two or more uses may share parking
spaces. A maximum of 20% of the required parking for any of the uses may be combined
or shared parking.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
13.7.4. Notwithstanding Subsection 13.7.3 above, authorization to share parking spaces may
only be granted by the Development Authority in the following circumstances:
(a) The development sites are within 100m of each other;
(b) The demand for parking spaces generated by each development or use is not likely
to occur at the same time; and
(c) An agreement is signed between the owners of the sites that are sharing the
parking spaces for a period of not less than 10 years, and the agreement is
registered on the Titles of the properties that are subject to the agreement.
13.8. PARKING AND LOADING FOR NON-RESIDENTIAL USES
13.8.1. At the discretion of the Development Authority, some or all of the parking required
pursuant to this Bylaw for a non-residential use may be provided on a site different that
the site of the development for which it is required, provided that there is no more than
100.0m between the off-site parking site and the development site.
13.8.2. Off-site parking spaces provided pursuant to Subsection 13.8.1 above shall be:
(a) Located in a Land Use District that allows for parking Facilities;
(b) Subject to a Restrictive Covenant registered on the Title to the off-site parking site,
which specifies that the parking is to be provided for use of the related development
site;
(c) Used primarily for staff and overflow parking, where a portion of the parking is
provided on the development site; and
(d) Connected to the development site by a public walkway.
13.8.3. Except in the IL - Light Industrial District, IM - Medium Industrial District, IH - Heavy
Industrial District and PR - Parks and Recreation District, parking and loading spaces
required by this Bylaw for non-residential uses, including manoeuvring aisles and
driveways shall be:
(a) Paved prior to occupancy or commencement of the use; and
(b) Bordered and separated from adjacent areas with concrete curbing.
13.8.4. Access to and egress from an unpaved area of an IL - Light Industrial District, IM -
Medium Industrial District or IH - Heavy Industrial District site directly accessible from a
public roadway shall have hard surfacing equal to the width of the access/egress and
15.0m in depth within the site. In addition, the off-site portion of the access/egress shall
be hard surfaced to the satisfaction of the City.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
13.9. PARKING GARAGES
13.9.1 Parking Garages
(a) No dangerous or hazardous goods, or flammable or combustible liquids or gases
may be permitted within a parking garage, except as contained within a
permanently installed tank connected to the fuel system of a vehicle;
(b) Parking garages and interior stairwells shall be designed for easy observation from
other, more public areas. Mechanical rooms, HVAC systems, elevators, stairwells,
columns and other visual obstructions shall be located to maximize clear sightlines
of the parking spaces and primary pedestrian circulation routes; and
(c) Transparent panels shall be incorporated into all doors and walls that separate
stairwells, corridors and entrances to elevator lobbies from the main parking areas,
to allow for clear sight lines.
13.10. PARKING LOTS AND SERVICE AREAS
13.10.1. A parking lot shall be designed and located such that it:
(a) Is accessible to and appropriate for the types of vehicles using it, including but not
limited to cars, trucks, buses, bicycles and emergency vehicles ;
(b) Does not interfere with, or potentially impact, pedestrian or traffic safety travelling
on adjacent public roadways;
(c) Provides appropriate separation between pedestrians and vehicles through the
provision of sidewalks or walkways, bollards, special paving, lighting or other
means to clearly delineate pedestrian areas;
(d) Provides pedestrian drop-off areas where necessary, especially for land uses that
serve children or the elderly;
(e) Provides well-defined circulation routes that minimize potential points of conflict
between vehicles and pedestrians or bicycles;
(f)
Utilizes landscaped traffic islands, to the maximum extent feasible, with raised
curbs to define parking lot entrances, the ends of parking aisles, to delineate
circulation routes and to aid in separating pedestrian areas. Parking lots containing
more than 20 contiguous parking spaces shall incorporate landscaped traffic
islands;
(g) Large parking lots shall be divided by landscaped areas. Each section shall
contain a maximum of 200 parking spaces;
(h) Parking spaces shall be clear of obstruction, other than wheel stops;
(i)
Parking spaces shall have suitable barriers, such as wheel stops, to prevent
vehicles from encroaching off-site and into landscaped areas and to provided
separation from fences, walls and buildings; and
City of Fort Saskatchewan
Land Use Bylaw
C23-20
(j)
Where wheel stops are provided, they may not exceed 100mm in height above the
parking space surface and shall be placed perpendicular to the parking space
depth, 0.6m from the front of the parking space.
13.10.2. The size of parking spaces and drive aisles shall be in accordance with (Figure 13).
Figure 13: Parking Space and Drive Aisle Specifications
City of Fort Saskatchewan
Land Use Bylaw
C23-20
13.11. ON-SITE LOADING SPACES
13.11.1. The minimum required number of loading spaces for a use shall be as set out in (Table
13f).
13.11.2. Where the calculation of the required number of loading spaces results in a fraction, the
next higher whole number shall apply.
13.11.3. A loading space shall be designed and located so that the vehicles using it can be
parked and maneuvered entirely within the bounds of the site.
13.11.4. Unless otherwise specified in a Land Use District, a loading space shall be a minimum
width of 3.1m and a minimum depth of 9.1m with a minimum overhead clearance of
4.3m.
13.11.5. At the discretion of the Development Authority, who shall have regard for the types of
vehicles that are likely to use a loading space, the minimum loading space dimensions
may be adjusted.
13.11.6. A loading space shall not be located within a required minimum yard.
Table 13f: Minimum Required Number of Loading Spaces
Land Use Class
Minimum Number of Loading Spaces
Multi-unit Housing with 20 or more dwelling
units
1 per building
Vehicle Sales, Leasing or Rental Facility
1 per 9,300m2 of site area
Eating and Drinking Establishment, Funeral
Home, Crematorium, Health Service, Hotel,
Office, Government Service, Retail Store,
Entertainment Facility (Indoor), Warehouse
Sales
1 per 9,300m2 of GFA
General Industrial Use, Warehouse,
Distribution and Storage, Vehicle and
Equipment Storage, Storage Facility
1 per 9,300m2 of GFA
City of Fort Saskatchewan
Land Use Bylaw
C23-20
Part 14 - Signs
14.1. GENERAL SIGN REGULATIONS
14.1.1. No person shall erect, develop, paint, enlarge, relocate or alter any sign, except as
otherwise provided for in this Bylaw without first obtaining a Development Permit.
14.1.2. If trees, shrubbery or other landscaping is removed in order to place a sign, the removed
landscaping shall be replaced with similar landscaping elsewhere on the site to the
satisfaction of the Development Authority.
14.1.3. No sign shall be constructed or erected on private property without the owner's
permission.
14.1.4. To the extent reasonably feasible, any permitted sign shall be placed so as not to obstruct
or impair vision, or hinder or interfere with pedestrian or vehicular traffic on abutting roads
or walkways.
14.1.5. All sign structures shall be securely built, constructed and erected to conform to the
standards set forth in this Bylaw.
14.1.6. No sign shall be erected, operated, used or maintained that:
(a) Due to its position, shape, colour, format or illumination obstructs the view of, or
could be confused with, an official traffic sign, signal or device, as determined by
the Development Authority in consultation with the Transportation Department;
(b) Displays lights resembling the flashing lights usually associated with danger or
those by police, fire, ambulance and other emergency vehicles; and
(c) Uses spots or reflector lights directed at on-coming traffic or displays travelling or
flashing messages that, in the opinion of the Development Authority, create a
hazard to traffic on a public roadway from which the sign is visible.
14.1.7. For all Development Permit applications for signs, the Development Authority shall have
regard for the scale and architectural character of the building and the land use
characteristics of the surrounding development. The Development Authority may refuse
any Development Permit application for a sign that may adversely impact the amenities or
character of the adjacent development.
14.1.8. When a sign cannot be clearly categorized as one of the sign types defined in this Bylaw,
the Development Authority shall determine the sign type and applicable standards.
14.1.9. The Development Authority may attach conditions to a Development Permit for a sign to
ensure compliance with the regulations of this Bylaw and to mitigate any effect that a sign
may have on surrounding properties. Conditions may relate to the duration that a Permit
is valid, the landscaping associated with a sign, the maximum size of a sign, the
appearance of a sign, the lighting of a sign, and may require applicants to at any time
mitigate safety concerns identified by the City near traffic conflict points.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
14.1.10. To the extent reasonably feasible, all structural features of a sign shall be covered or
finished to the satisfaction of the Development Authority.
14.1.11. Illumination of signs shall be subject to review and approval by the Development
Authority in conjunction with affected agencies.
14.1.12. The illumination for any sign should not create a direct glare upon any residential land
use, surrounding sites or roadways.
14.1.13. Signs shall not have flashing or running lights.
14.1.14. A sign located on or at the rear or side of any building shall not be illuminated if such sign
is adjacent to a residential land use.
14.2. APPLICATION FOR SIGNS
14.2.1. Applicants shall provide the following information in addition to the requirements of
Section 3.4 Requirements for a Development Permit Application when applying for a
Development Permit for a sign:
(a) All dimensions of the sign structure, including height and projection of sign attached
to a building;
(b) Area of the copy face;
(c) Design of the copy face;
(d) Details of sign illumination;
(e) Type of construction and finishing;
(f)
Method of support;
(g) Site plan showing sign location in relation to property boundaries and buildings;
and
(h) The fees required for the Development Permit.
14.3. RESPONSIBILITIES AND DUTIES OF SIGN OWNER
14.3.1. For the purposes of this Section of this Bylaw only, the registered owner of the private
property upon which a sign is placed with a valid Development Permit shall be considered
to be the owner of the sign. For signs placed on or overhanging public property with a
valid Development Permit, the owner of the sign shall be considered to be the signatory of
the Public Liability and Property Damage Insurance Policy.
14.3.2. Neither the granting of a Development Permit, nor the approval of plans, nor inspections
made by the Development Authority shall in any way relieve the owner of a sign from full
responsibility for carrying out the work or having the work carried out relating to the
placement of a sign in accordance with this Bylaw.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
14.3.3. The owner of a sign shall comply with the provisions of this and all other Bylaws of the
City and may not deviate from the approved plans, unless such deviation is approved in
writing by the Development Authority.
14.3.4. The owner of a sign shall maintain the sign in a proper state of repair and shall:
(a) Keep it properly painted at all times;
(b) Ensure that all structural members, guy wires or other methods of support are
properly attached to the sign and building;
(c) Clean all sign surfaces as it becomes necessary due to an accumulation of dust,
dirt, and/or other debris; and
(d) The Development Authority shall have discretion for signage that may be in
disrepair.
14.3.5. An applicant or owner shall demonstrate a sign to be safe, functional, properly
illuminated, properly constructed and properly affixed to the building and/or site for which
it is proposed. The applicant should use a qualified and experienced designer to prepare
sign plans.
14.4. BILLBOARD SIGNS
14.4.1. Billboard signs shall not be an Electronic Message sign.
14.4.2. Billboard signs shall be located a minimum of:
(a) 100m from any other billboard sign facing the same oncoming traffic;
(b) 25.0m from any freestanding sign facing the same oncoming traffic;
(c) 5.0m from the property line; and
(d) 30.0m from an intersection.
14.4.3. Billboard signs shall have a minimum clearance of 1.8m from grade to the bottom of the
sign.
14.4.4. The maximum height of a billboard sign located within 200m of a Highway shall be 7.5m
above the grade of the Highway, or 15.0m above the grade of the site upon which the sign
is located, whichever is less.
14.4.5. The maximum period for which a Development Permit may be issued shall be five (5)
years.
14.4.6. All proposed Billboard Sign locations shall be reviewed in context with the surrounding
development, such as (but not limited to): the architectural theme of the area; adverse
effects on adjacent property; the requirements of any Statutory Plan; any streetscape
improvements; and proximity to residential development. The Development Authority may
City of Fort Saskatchewan
Land Use Bylaw
C23-20
require revisions to the application to mitigate the impact of a proposed Billboard Sign or
may refuse a permit adversely impacts the built environment.
14.5. BILLBOARD SIGNS (LIMITED)
14.5.1. Billboard Signs (Limited) shall be located a minimum of:
(a) 25.0m from any other sign;
(b) 1.5m from the property line;
(c) 3.0m from any access to the site; and
(d) 5.0m from an intersection.
14.5.2. The top of the sign shall not be more than 2.0m above grade.
14.5.3. Billboard Signs (Limited) may incorporate landscaping and finishing materials
complimentary to the architectural character of the building or surrounding area at the
discretion of the Development Authority.
14.6. ELECTRONIC MESSAGE SIGNS
14.6.1. An Electronic Message sign shall not be located within a Residential Land Use District
and shall not be located within 30.5m of a Residential Land Use.
14.6.2. An Electronic Message sign shall not be located within 300m from any other Electronic
Message sign facing the same oncoming traffic.
14.6.3. The maximum period for which an Electronic Message sign Development Permit may be
issued shall be three years, upon which re-assessment and a new Permit approval shall
be obtained.
14.6.4. Electronic Message signs shall be located such that the sign does not obscure a driver
decision point. The Development Authority and Transportation Department shall be
satisfied that an Electronic Message sign:
(a) Shall not physically obstruct the sightlines or view of a traffic control device or traffic
control signal for oncoming vehicular traffic;
(b) Shall not be located in the field of view near or past a traffic control device or traffic
control signal in the sightlines of oncoming vehicular traffic;
(c) Shall not be located in the field of view near or past other traffic conflict points such
as intersections, merge points, exit ramps, or curved roadways; and
(d) Shall not include illumination that may compete with or dull the contrast of a traffic
control device or traffic control signal for oncoming vehicular traffic.
14.6.5. Electronic Message signs shall not face a residential use or a Natural Conservation area
and shall only be located or constructed such that illumination from the sign does not
City of Fort Saskatchewan
Land Use Bylaw
C23-20
project onto any surrounding residential land uses or Natural Conservation Areas, to the
satisfaction of the Development Authority.
14.6.6. An Electronic Message sign located adjacent to a residential use or a Natural
Conservation area shall be turned off between the hours of 11:00 p.m. and 6:00 a.m. on
weekdays and between 11:00 p.m. and 7:00 a.m. on weekends.
14.6.7. An Electronic Message sign shall not be located on, or attached to, a roof of a building.
14.6.8. The design and character of an Electronic Message sign on any site shall be to the
satisfaction of the Development Authority who may take into consideration any of the
following aspects:
(a) Compatibility with the general architectural character and theme of the area; and
(b) Streetscape improvements.
14.6.9. The Development Authority may require application revisions to mitigate the impact of a
proposed Electronic Message sign, and may refuse a Permit that adversely impacts the
surrounding area.
14.6.10. The electrical power supply to an Electronic Message sign shall be provided
underground unless otherwise allowed by the Development Authority.
14.6.11. Photovoltaic cells, solar panels or solar collectors and ancillary equipment may be part of
the sign structure in order to provide electrical power solely to the copy area.
Photovoltaic cells, solar panels or solar collectors and ancillary equipment may extend
above the maximum sign height to the satisfaction of the Development Authority. It shall
be demonstrated by the applicant that the additional height is required to achieve
sufficient solar exposure to provide electrical power to the sign.
14.6.12. Digital displays on Electronic Message signs shall comply with the following:
(a) Copy shall be static and remain in place for a minimum of six (6) seconds before
switching to a new or the next copy;
(b) The maximum transition time between each digital copy shall not exceed 0.25
seconds;
(c) Transitions between each digital copy shall not involve any visible effects, including
but not limited to: action, motion, fading in or out, dissolving, blinking, intermittent or
flashing light or the illusion of such effects;
(d) Copy shall not be shown on the digital display using full motion video, movies,
Motion Picture Experts Group (MPEG) or any other non-static digital format and the
copy shall not be displayed using any visual effects, including but not limited to:
action, motion, fading in or out, dissolving, blinking, intermittent or flashing light or
the illusion of such effects;
City of Fort Saskatchewan
Land Use Bylaw
C23-20
(e) Copy shall not be shown in a manner that requires the copy to be viewed or read
over a series of sequential copy messages on a single digital display, or sequenced
on multiple digital displays;
(f)
The sign owner shall ensure that while the sign is in operation with the ambient light
sensor, that the light output for the digital display shall be set to operate and not
exceed the following levels at all times the sign is operating when measured from
the sign Face at its maximum brightness:
i.
A maximum of 7,500 nits from sunrise to sunset, at those times determined
by the National Research Council of Canada (sunrise/sunset calculator);
ii.
A maximum of 500 nits from sunset to sunrise at those times determined by
the National Research Council of Canada (sunrise/sunset calculator); and
iii.
The sign shall not increase light levels above around the digital display by
more than 5.0 LUX above the ambient light level;
(g) At any time, should the Development Authority determine that the brightness of the
sign should exceed those limits set out in Section 14.6.12(f), the sign owner shall
change the brightness as directed by the Development Authority;
(h) If any component on the sign fails or malfunctions in any way and fails to operate
as indicated on the approved Development Permit plans, the sign owner shall
ensure that the sign is turned off until all components are fixed and operating as
required; and
(i)
The sign owner shall provide a name and telephone contact information of a person
having access to the technology controls for the sign, who can be contacted 24
hours a day in the event that the sign malfunctions.
14.6.13. An electronic message sign shall not project beyond the property upon which the sign is
located. The sign shall be wholly situated upon the site that is subject to the advertising
displayed on the sign, and the sign shall not be located within 1.5m of any property line,
or within 3.0m of any access to the site and not within 5.0m from a corner intersection.
14.6.14. The maximum height of an electronic message sign shall be 7.9m. The Development
Authority may allow an electronic message sign up to 10.0m in height if a Residential
District is not within 60.0m from the Sign location;
14.6.15. The maximum allowable copy area for an electronic message sign shall not exceed
32.5m2.
14.6.16. The height of an electronic message sign shall be measured from the finished grade at
the base of the sign column to the uppermost part of the sign. Superficial ornamentation,
trim, column or column covers or symbol-type appendages that are non-message
bearing shall not be included in determining the height of the sign.
14.6.17. More than one electronic message sign may be permitted per site, provided that they are
placed no closer than 90.0m apart, providing they do not face the same oncoming traffic.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
14.6.18. For a site with a frontage less than 30.0m, but not less than 15.0m, one electronic
message sign, not exceeding 3.0m in height and not exceeding 3.0m2 in area, shall be
permitted. An electronic message sign shall not be permitted for a business premise or a
site with a frontage of less than 15.0m.
14.6.19. An electronic message sign may be located within a yard that separates a building from
an adjacent public roadway.
14.6.20. An electronic message sign shall have a minimum clearance of 1.8m from grade to the
bottom clearance of the sign copy area.
14.6.21. An Electronic message sign shall be located a minimum of 90.0m from any freestanding
sign.
14.7. FASCIA SIGNS
14.7.1 A fascia sign that is an electronic message sign or is illuminated from the inside by an
electric device shall have a minimum of 0.9m separation from operable windows in any
portion of the building to which the sign is attached, except where mechanical protection
is provided to protect persons from coming into contact with electrical components of the
sign.
14.7.2. A fascia sign located less than 2.4m above the finished grade shall not project more than
0.15m from the wall to which it is attached.
14.7.3. A fascia sign located in excess of 2.4m above the finished grade shall not project more
than 0.3m from the wall to which it is attached.
14.7.4. A fascia sign attached to an exterior wall shall be safely and securely attached to the
building by means of metal anchors, bolts or expansion screws. Wooden blocks or
anchorage with wood used in connection with screws or nails shall not be permitted,
except in the case of a fascia sign with an area of 3.7m2 or less that is attached to a wood
wall of a building.
14.7.5. The following standards shall apply to Fascia signs:
(a) The Background area of a sign shall not exceed 30% of the building Façade or
4.0m2 per lineal meter of the building elevation upon which the sign is placed,
whichever is greater;
(b) The copy area of the sign may not exceed 50% of the Background area of the sign
to which it is applied; and
(c) Individual letters may not exceed 30% of the total area of the building Façade to
which a sign is applied.
14.7.6. The location, height and size of copy area of fascia signs shall be to the satisfaction of the
Development Authority.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
14.8. FASCIA SIGNS (LIMITED)
14.8.1. A Fascia Sign (Limited) that is an electronic message sign or is illuminated from the inside
by an electric device shall have a minimum of 0.9m separation from operable windows in
any portion of the building to which the sign is attached, except where mechanical
protection is provided to protect persons from coming into contact with electrical
components of the sign.
14.8.2. A fascia sign located less than 2.4m above the finished grade shall not project more than
0.15m from the wall to which it is attached.
14.8.3. A fascia sign located in excess of 2.4m above the finished grade shall not project more
than 0.3m from the wall to which it is attached.
14.8.4. A fascia sign attached to an exterior wall shall be safely and securely attached to the
building by means of metal anchors, bolts or expansion screws. Wooden blocks or
anchorage with wood used in connection with screws or nails shall not be permitted,
except in the case of a fascia sign with an area of 3.7m2 or less that is attached to a wood
wall of a building.
14.8.5. The following standards shall apply to fascia signs:
(a) The Background area of a sign shall not exceed 30% of the building Façade or
4.0m2 per lineal meter) of the building elevation upon which the sign is placed,
whichever is greater;
(b) The copy area of the sign may not exceed 50% of the Background area of the sign
to which it is applied; and
(c) Individual letters may not exceed 30% of the total area of the building Façade to
which a sign is applied.
14.8.6. The location, height and size of copy area of fascia signs shall be to the satisfaction of the
Development Authority.
14.9. FREESTANDING SIGNS
14.9.1. A freestanding sign shall not project beyond the property upon which the sign is located.
The sign shall not be located within 1.5m of any property line, or within 3.0m of any
access to the site and not within 5.0m from a corner intersection.
14.9.2. The maximum height of a freestanding sign shall be:
(a) The maximum Height of a Freestanding Sign is 7.9m. The Development Authority
may allow a Freestanding Sign up to 10.0m in height if a Residential District is not
within 60.0m from the Sign location;
(b) The maximum allowable copy area for a Freestanding Sign shall not exceed
32.5m2.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
14.9.3. For Freestanding signs adjacent to Highways 15 or 21, the Development Authority may
approve a maximum total copy area of 65.0m2 and a maximum height of 12.2m provided
that the Freestanding Sign provides multi-tenant panels and is complementary with the
site's development theme.
14.9.4. For signs adjacent to Highways 15 or 21, Freestanding signs within 30.5m of a residential
land use district, the total copy area of a freestanding sign shall be no greater than 9.3m2
and the maximum height shall be 7.9m.
14.9.5. The height of a freestanding sign shall be measured from the finished grade at the base
of the sign column to the uppermost part of the sign. Superficial ornamentation, trim,
column or column covers or symbol-type appendages that are non-message bearing shall
not be included in determining the height of the sign.
14.9.6. More than one freestanding sign may be permitted per site, provided that they are placed
no closer than 90.0m apart.
14.9.7. For a site with a frontage less than 30.0m, but not less than 15.0m, one freestanding sign,
not exceeding 3.0m in height and not exceeding 3.0m2 in area, shall be permitted. A
freestanding sign shall not be permitted for a business premise or a site with a frontage of
less than 15.0m.
14.9.8. A freestanding sign may be located within a yard that separates a building from an
adjacent public roadway.
14.9.9. A freestanding sign shall have a minimum clearance of 1.8m from grade to the bottom
clearance of the sign copy area.
14.10. FREESTANDING SIGNS (LIMITED)
14.10.1. A freestanding sign shall not project beyond the property upon which the sign is located.
The sign shall not be located within 1.5m of any property line, or within 3.0m of any
access to the site and not within 5.0m from a corner intersection.
14.10.2. The maximum height of a Freestanding Sign (Limited) shall be:
(a) The maximum Height of a Freestanding Sign (Limited) is 4.5m.
14.10.3. The height of a Freestanding Sign (Limited) shall be measured from the finished grade at
the base of the sign column to the uppermost part of the sign. Superficial ornamentation,
trim, column or column covers or symbol-type appendages that are non-message
bearing shall not be included in determining the height of the sign.
14.10.4. More than one Freestanding Sign (Limited) may be permitted per site, provided that they
are placed no closer than 50.0m apart.
14.10.5. A Freestanding Sign (Limited) may be located within a yard that separates a building
from an adjacent public roadway.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
14.10.6. Signs shall be non-illuminated.
14.10.7. The maximum period for which a Development Permit may be issued shall be one (1)
year.
14.11. INFLATABLE SIGNS
14.11.1. Inflatable signs shall not project beyond any property line and shall not be located within
1.5m of any property line or within 3.0m of any access to a site or within 5.0m from a
corner intersection unless otherwise specified in this Bylaw.
14.11.2. Inflatable signs shall be a minimum of 150m apart.
14.11.3. A Development Permit for an inflatable sign shall be issued for a maximum period of
thirty (30) consecutive days, after which the sign shall be removed for a minimum of thirty
(30) consecutive days and a new Development Permit approval shall be obtained prior to
the re-placement or placement of any new inflatable sign in the same location. The
maximum period for which an inflatable sign may be displayed on a site shall be ninety
(90) days in any calendar year.
14.11.4. The maximum height of an inflatable sign, when mounted on the ground, shall be 6.0m.
14.11.5. If mounted on the roof of a building, the maximum height shall be the maximum height
permitted in the Land Use District in which the sign is located. The total height shall be
measured as the vertical dimension from grade to the uppermost part of the inflatable
sign, including the building upon which it is located.
14.11.6. Inflatable signs shall not be permitted on a building or structure with five or more storeys.
14.11.7. Inflatable signs shall be securely fastened to the ground or roof of buildings or structures
to the satisfaction of the Development Authority.
14.11.8. Inflatable signs shall not be located within 30.0m of a Residential Land Use District.
14.12. PORTABLE SIGNS
14.12.1. A portable sign shall be wholly located upon the site, and shall not be located within 1.5m
of any property line, or within 3.0m of any access to the site, or within 5.0m from a corner
intersection.
14.12.2. A portable sign shall not be illuminated and shall not be an Electronic Message sign.
14.12.3. More than one portable sign may be permitted on a site provided that they are placed no
closer than 50.0m apart. Two portable signs may be permitted on a corner site, with one
on each frontage.
14.12.4. The maximum period for which a portable sign Development Permit may be issued shall
be one (1) year.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
14.12.5. A portable sign shall not be fastened to the ground on a permanent foundation.
14.12.6 The sign height shall not exceed 3.0m.
14.13. PORTABLE SIGNS (LIMITED)
14.13.1. A portable sign shall be wholly located upon the site, and shall not be located within 1.5m
of any property line, or within 3.0m of any access to the site, or within 5.0m from a corner
intersection.
14.13.2. A portable sign shall not be illuminated and shall not be an Electronic Message sign.
14.13.3. More than one portable sign may be permitted on a site provided that they are placed no
closer than 10.0m apart.
14.13.4. The maximum period for which a portable sign Development Permit may be issued shall
be one (1) year.
14.13.5. A portable sign shall not be fastened to the ground on a permanent foundation.
14.13.6. The sign height shall not exceed 3.0m.
14.14. PROJECTING SIGNS
14.14.1. A projecting sign shall be attached to the building or structure to which it refers.
14.14.2. Visible means of support for projecting signs shall be designed to visually integrate with
the building on which they are located to the satisfaction of the Development Authority.
No framework or other supporting devices (guy wires, cables, etc.) shall be visible.
14.14.3. The minimum vertical clearance from the finished grade under the sign to the bottom of a
projecting sign shall be 2.4m.
14.14.4. A projecting sign may project a maximum of 1.5m above the building Façade to which it
is attached and shall be set back a minimum of 0.6m from the back of the curb of a public
roadway.
14.14.5. A projecting sign shall be placed so that the distance between the nearest edge of the
sign and the building to which it is attached does not exceed 0.30m.
14.15. REALTOR CONSOLIDATED SIGNS
14.15.1. A realtor consolidated post sign shall consist of no more than ten individual panels that
shall be subject to the following regulations:
(a) Limited to one consolidated post sign per lot
(b) Not exceeding 0.17m2 per individual panel sign area
City of Fort Saskatchewan
Land Use Bylaw
C23-20
(c) Not exceeding 1.8m in sign height
14.16. REALTOR PORTABLE SIGNS
14.16.1. A Realtor Portable sign shall be wholly located upon the site.
14.16.2. A Realtor Portable Sign shall not be illuminated.
14.16.3. A maximum of one Realtor Portable Sign per site.
14.16.4. Notwithstanding Section 14.16.3, a maximum of two signs may be allowed provided that
the second sign is located either in the Front Flanking Yard or in the Rear or Side Yard
abutting an EP, PS, PR or PU District.
14.16.5. A Realtor Portable Sign Height shall not exceed 1.5m.
14.17. ROOF SIGNS
14.17.1. A roof sign shall only be located on the site of the use which it advertises.
14.17.2. Roof signs shall be constructed so that it appears as an architectural feature of the
building upon which it is located and so that no supporting structure is visible.
14.17.3. Roof signs shall not exceed a height of 5.0m above the building upon which they are
located, or the maximum permitted height of a building in the Land Use District in which
they are located, whichever is less.
14.17.4. Roof signs shall not exceed an area of 20.0m2.
14.17.5. A roof sign shall be set back a minimum of 1.0m from the edge of the building upon
which it is located and no portion of the sign shall project beyond any portion of the
exterior walls of the building upon which the sign is located.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
Appendixes
APPENDIX A - LAND USE MAP
APPENDIX B - ALTERNATIVE COMPLIANCE FOR MINIMUM PARKING REQUIREMENTS
APPENDIX C - FINE SCHEDULE
City of Fort Saskatchewan
Land Use Bylaw
C23-20
APPENDIX A - LAND USE MAP
Residential - Single Detached Residential District
Commercial - Commercial Retail and Service District
Light Industrial
Medium Industrial
Public Service
Environmental Protection
Heavy Industrial
Downtown Parking Overlay
Residential - Semi-Detached & Duplex Residential District
Commercial - Neighbourhood Retail and Service District
FORT SASKATCHEWAN LAND USE BYLAW: C23-20 LAND USE DISTRICTS
R1
R2
C5
C1
C2
IL
IM
PS
EP
IH
Industrial Buffer
IB
Public Utility
PU
Direct Control (Administration)
DC(A)
City Corporate Limits
IL - Limited Use Overlay
Residential - Low Density Multiple Residential District
RML
Residential - High Density Multiple Residential District
RMH
Residential - Medium Density Multiple Residential District
RMM
Industrial Reserve
IR
Residential - Comprehensively Planned Residential District
RC
The Drives Overlay
DC(C)
Direct Control (Council)
Residential - Residential Estate Lot District
RE
Highway 15 Vicinity Overlay
Parks Recreation
PR
Urban Reserve
UR
Commercial - Fort Mall Redevelopment District
MP-D
Mall Precinct - Downtown
Mixed-Use - Downtown
Core Commercial - Downtown
MU-D
CC-D
99 Commercial - Downtown
99C-D
Historic Precinct - Downtown
HP-D
Public Service - Downtown
PS-D
Transitional Residential - Downtown
TR-D
Medium Density Multiple Residential - Downtown
RMM-D
Agricultural General South
AG-S
Drawing Scale: Not to Scale
Residential - Forest Ridge Street-Oriented Residential District
FRSO
Residential - Southpointe Low Density Residential District
SLDR
Residential - Southfort Meadows Mixed-Use District
SFM-MUD
Residential - Forest Ridge Single Detached Housing District
FR-SDH
Residential - Sienna Single Detached Housing District
SSDH
Residential - Northeast Roseburn Residential Special District
NRRS
Residential - East Mirigal Special District
EM
N
o
rt
h
Riv
er
Sas
ka
t c
he
w a
n
LOT 1A
LOT 2A
Residential - Single Detached Residential District
Commercial - Commercial Retail and Service District
Light Industrial
Medium Industrial
Public Service
Environmental Protection
Heavy Industrial
Downtown Parking Overlay
Residential - Semi-Detached & Duplex Residential District
Commercial - Neighbourhood Retail and Service District
FORT SASKATCHEWAN LAND USE BYLAW: C23-20 LAND USE DISTRICTS
R1
R2
C5
C1
C2
IL
IM
PS
EP
IH
Industrial Buffer
IB
Public Utility
PU
Direct Control (Administration)
DC(A)
City Corporate Limits
IL - Limited Use Overlay
Residential - Low Density Multiple Residential District
RML
Residential - High Density Multiple Residential District
RMH
Residential - Medium Density Multiple Residential District
RMM
Industrial Reserve
IR
Residential - Comprehensively Planned Residential District
RC
The Drives Overlay
DC(C)
Direct Control (Council)
Residential - Residential Estate Lot District
RE
Highway 15 Vicinity Overlay
Parks Recreation
PR
Urban Reserve
UR
Commercial - Fort Mall Redevelopment District
MP-D
Mall Precinct - Downtown
Mixed-Use - Downtown
Core Commercial - Downtown
MU-D
CC-D
99 Commercial - Downtown
99C-D
Historic Precinct - Downtown
HP-D
Public Service - Downtown
PS-D
Transitional Residential - Downtown
TR-D
Medium Density Multiple Residential - Downtown
RMM-D
Agricultural General South
AG-S
Drawing Scale: Not to Scale
DISCLAIMER:
This map is consolidated into a single publication for the convenience of users. The official Land Use Map (Appendix A) and
all amendments thereto are available from the Legislative Services Department. In the case of any dispute, the original Land
Use Bylaw C23-20 must be consulted.
N
Residential - Forest Ridge Street-Oriented Residential District
FRSO
Residential - Southpointe Low Density Residential District
SLDR
Residential - Southfort Meadows Mixed-Use District
SFM-MUD
Residential - Forest Ridge Single Detached Housing District
FR-SDH
Residential - Sienna Single Detached Housing District
SSDH
Residential - Northeast Roseburn Residential Special District
NRRS
A1
A2
A3
A4
A6
A7
A8
A9
A10
A11
A13
A14
A15
A17
A18
A5
A12
A16
A19
A20
Residential - East Mirigal Special District
EM
LAND USE BYLAW
MAP INDEX
Bylaw C23-20
NOTE
The City of Fort Saskatchewan disclaims all
responsibility for the accuracy or completeness
of the information provided.
The City shall not be liable for any loss or injury
caused in whole or part by the use or interpretation
of this information. Accurate determination of
position and attributes of any feature described is
only possible through field verification.
Scale: not to scale
Plot Date: July 21, 2026
NOTE
The City of Fort Saskatchewan disclaims all
responsibility for the accuracy or completeness
of the information provided.
The City shall not be liable for any loss or injury
caused in whole or part by the use or interpretation
of this information. Accurate determination of
position and attributes of any feature described is
only possible through field verification.
N
E
S
W
PR
LAND USE MAP
INDEX A1
PLOT DATE: July 21, 2026
A1
A2
A5
RE
RE
RC
PR
R1
P
PR
RC
RC
PR
RC
R1
PU
RC
R1
R1
RC
PS
A
AG-S
AG-S
AG-S
PU
PR
RC
R2
RC
R2
R2
PU
RC
PU
R2
PR
R2
RC
RC
PU
PU
RC
PR
RC
RC
FR-SDH
FRSO
UR
RC
PU
LAND USE MAP
INDEX A2
PLOT DATE: July 21, 2026
A2
A5
A3
A6
A1
RMH
RC
PR
R1
PR
C2
RC
RE
C2
PS
R1
PR
RC
R1
PR
RC
R1
AG-S
AG-S
AG-S
RML
PR
RMH
DC(A)-15
PR
R1
PR
R1
DC(A)
RC
RC
DC(A)
- 21
-22
PR
EM
PR
C2
PR
LAND USE MAP
INDEX A3
PLOT DATE: July 21, 2026
A3
A6
A4
A7
A5
A2
PR
UR
RE
UR
PR
RC
DC(A)-13
AG-S
AG-S
R
RC
PU
DC(A)-20
A)
DC(A)-21
RC
C
A)
2
RMH
DC(A)-16
SFM-MUD
NRRS
PR
PU
PU
R
LAND USE MAP
INDEX A4
PLOT DATE: July 21, 2026
A4
A7
A3
A8
A6
N
PR
PR
PR
PR
R1
R2
R1
R1
PR
R1
R1
R1
R1
R1
R1
PR
R1
EP
EP
RC
RC
R2
PR
R1
PU
R2
RC
PU
PR
RC
RC
LAND USE MAP
INDEX A5
PLOT DATE: July 21, 2026
A5
A6
A9
A2
A3
A1
N
o
r
t
h
RML
RML
PR
PR
PR
PR
PS
PR
PR
PR
PU
PR
C2
PR
PS
PS
C1
PR
RML
PR
PS
RE
R1
PR
PS
C2
PR
PR
PR
RC
RMH
DC(A)-02
1
R1
R1
R1
R2
R1
R1
DC(A)-07
R1
R1
RMM
RML
RC
RMM
RMH
PR
RC
R2
R1
R2
R1
R1
C1
C2
RMM
PR
RE
C2
DC(A)-12
R1
R2
PR
PR
R1
RML
PR
RMH
1
PR
RE
R1
R1
RML
C2
DC(A)-17
C
LAND USE MAP
INDEX A6
PLOT DATE: July 21, 2026
A6
A9
A7
A10
A3
A4
A2
A5
DC(A)-05
PR
SLDR
RC
RC
UR
DC(A)-06
PR
C2
PS
PS
R
PR
R1
PR
RMM
RMH
PR
PR
UR
R2
UR
R2
M
RE
R1
PS
PR
PR
RE
C2
R1
PR
R1
RE
PR
RC
R1
R1
RC
R1
RC
UR
RC
R1
RC
R2
R1
R2
R1
RC
RC
RML
RC
DC(A)-05
PR
PR
UR
PS
PR
PR
PR
PR
RC
R
PR
DC(A)-13
DC(A)-13
DC(A)-13
R1
DC(A)-10
R1
PS
R1
RC
C2
PR
DC(A)-20
RC
DC(A)
21
C2
DC(A)-16
SSDH
RC
SSDH
RC
PR
RC
RC
SAR
SLDR
PR
LAND USE MAP
INDEX A7
PLOT DATE: July 21, 2026
A7
A10
A8
A11
A4
A6
A9
A3
LOT 1A
LOT 2A
EP
PR
R
AG-S
AG-S
AG-S
RE
PS
RC
PR
RC
LAND USE MAP
INDEX A8
PLOT DATE: July 21, 2026
A8
A11
A7
A10
A4
Ri
v e
r
Sa
sk
at
ch
ew
an
PR
RML
PS
PS
C1
C1
PR
PR
UR
R2
R1
R1
R1
R1
R1
R1
R1
LAND USE MAP
INDEX A9
PLOT DATE: July 21, 2026
A9
A7
A10
A12
A5
A6
PR
C2
IB
DC(A)-08
PR
RML
PS
PS
PS
RML
PR
R2
PR
PS
RMM
MP-D
DC(A)
PR
PR
PS
PR
EP
R2
RMM
RMM-D
R2
HP-D
R1
R1
R2
R1
R2
R1
RML
RMM
R1
R2
RMM
99C-D
RML
R1
C2
RC
RMH
DC
R1
R1
R1
R1
RML
PR
RMM
PS-D
PR
R2
R1
R1
RMM
UR
R1
PR
PR
R2
R2
R1
C2
PS
PS
DC(A)-04
C2
MU-D
C5
PR
RML
IB
PU
PR
PR
PR
MP-D
TR-D
CC-D
PS-D
PS
RMM-D
PS-D
R1
DC(A)-09
PR
PS
R1
C2
PR
IL
U
DC(A)-14
C2
LAND USE MAP
INDEX A10
PLOT DATE: July 21, 2026
A10
A12
A11
A13
A6
A7
A9
A8
IL
IB
PR
PS
IM
RE
IL
IL
IL
PS
IM
IL
PU
PR
PR
PU
IM
PR
UR
IH
IL
DC(A)-04
P
LAND USE MAP
INDEX A11
PLOT DATE: July 21, 2026
A11
A13
A8
A14
A7
A10
A12
IB
PU
PR
DC(A)-11
IH
I
LAND USE MAP
INDEX A12
PLOT DATE: July 21, 2026
A12
A13
A16
A9
A10
A11
IH
IM
IL
IB
IB
IR
LAND USE MAP
INDEX A13
PLOT DATE: July 21, 2026
A13
A14
A17
A16
A12
A10
A11
IR
IH
IM
PU
IM
PR
PR
PR
PU
LAND USE MAP
INDEX A14
PLOT DATE: July 21, 2026
A14
A17
A15
A18
A16
A13
A11
IL
IM
IR
LAND USE MAP
INDEX A15
PLOT DATE: July 21, 2026
A15
A18
A17
A14
IH
LAND USE MAP
INDEX A16
PLOT DATE: July 21, 2026
A16
A17
A13
A14
A12
A19
IH
LAND USE MAP
INDEX A17
PLOT DATE: July 21, 2026
A17
A18
A15
A14
A13
A16
A19
A20
IH
IR
LAND USE MAP
INDEX A18
PLOT DATE: July 21, 2026
A18
A20
A19
A17
A15
A14
IH
LAND USE MAP
INDEX A19
PLOT DATE: July 21, 2026
A19
A20
A17
A18
A16
IH
LAND USE MAP
INDEX A20
PLOT DATE: July 21, 2026
A20
A19
A17
A18
City of Fort Saskatchewan
Land Use Bylaw
C23-20
APPENDIX B - ALTERNATIVE COMPLIANCE FOR MINIMUM PARKING
REQUIREMENTS
1. Table B presents a preliminary shared use parking framework for lands located within the
Downtown Districts. The framework identifies a series of complementary land uses and
their typical peak period parking demands which can be used to determine an overall
site's peak parking demand period and parking requirement.
Table B: Preliminary Determination of Shared Parking Requirements
Land Use
Weekdays
Weekends
2:00 AM
to 7:00 AM
7:00 AM
to 6:00
PM
6:00 PM
to 2:00
AM
1:00 AM
to 7:00
AM
7:00 AM
to 6:00
PM
6:00 PM
to 1:00
AM
Professional Office
10%
100%
15%
5%
10%
5%
Health Services
5%
100%
15%
5%
80%
5%
Financial Institution
5%
100%
15%
5%
80%
5%
Hotel
Restaurant /Lounge
40%
70%
100%
50%
70%
100%
Guest Rooms
100%
60%
100%
100%
60%
100%
Conference Rooms
0%
100%
100%
0%
100%
100%
General Retail
0%
100%
75%
0%
100%
50%
Restaurant
50%
70%
100%
50%
70%
100%
Theatre/ Entertainment
0%
50%
90%
0%
70%
100%
Residential
100%
50%
90%
100%
75%
90%
City of Fort Saskatchewan
Land Use Bylaw
C23-20
2. In order to determine the parking requirements for a mixed-use complex:
(a)
Calculate the number of parking spaces required for each individual land use as if it were
the only land use within the development. The basic parking requirements would be
based on the parking requirements identified in Table 13e of the Bylaw;
(b)
Calculate the number of parking spaces required for each individual land use for all six
time periods based on the percentage of use;
(c)
For each time period, total the number of spaces required for all applicable land uses,
and;
(d)
Identify the time period with the highest total parking requirement. The number of spaces
identified represents the shared parking requirement.
3. In reviewing an Alternative Compliance Parking Plan, the Development Authority shall consider:
(a)
The number of employees occupying the building or land use and the number of expected
customers or clients;
(b)
The availability of nearby on-street parking (if any), the availability of shared parking with
abutting, adjacent or surrounding land uses (if any), and/or the provision of purchased or
leased parking spaces in a municipal or private parking lot meeting the requirements of the
City, and
(c)
Any other factors that may be unique to the development.
4. The Development Authority may approve an Alternative Compliance Parking Plan if it:
(a)
Does not detract from continuity, connectivity, and convenient proximity for
pedestrians between or among existing or future land uses in the vicinity;
(b)
Creates no physical impact on any facilities serving alternative modes of
transportation;
(c)
Creates no detrimental impact on natural areas or features; and
(d)
Maintains the ratio of parking spaces for persons with physical disabilities.
City of Fort Saskatchewan
Land Use Bylaw
C23-20
APPENDIX C - FINE SCHEDULE
MINIMUM FINE: $100.00
MAXIMUM FINE: $10,000.00
Offence
Section
First Offence
Second Offence
Commence Development without a valid
Development Permit (Individual)
2.14.1
250.00
500.00
Commence Development without a valid
Development Permit (Business)
2.14.1
1000.00
2500.00
Contravene a Development Permit Condition
(Individual)
2.14.1(c)
250.00
500.00
Contravene a Development Permit Condition
(Business)
2.14.1(c)
1000.00
2500.00
Fail to comply with a Stop Order
2.14.1(d)
1000.00
2000.00
Obstruct or hinder any person in the exercise
or performance of their duties, pursuant to the
Land Use Bylaw
2.15.1
500.00
1000.00
Provide a designated officer with false or
misleading information
2.15.2
500.00
1000.00