Regional Municipality of Wood Buffalo, Alberta
· adopted 2026-01-01
This is the exact embedded text of the captured official document.
Snapshot 34b5db2124f6 · verified 2026-06-08 ·
original document ·
archived snapshot ·
unofficial consolidation, the official version is held by the municipal clerk.
Consolidated Version
of
Land Use Bylaw
(being Bylaw No. 26/001 of the Regional Municipality of
Wood Buffalo, as amended by Bylaw No. 26/013, consolidated
and printed under the authority of the Chief Administrative
Officer of the Regional Municipality of Wood Buffalo)
This is certified to be a true copy of
consolidated Bylaw No. 26/001 of the
Regional Municipality of Wood Buffalo.
_________________________________
Jade Brown
Chief Legislative Officer
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 2 of 244
The text shown in parentheses in various locations throughout this document identifies the corresponding
amending bylaw which authorized the change. For example (BL 26/013) refers to Bylaw No. 26/013.
BYLAW NO: 26/001
A BYLAW OF THE REGIONAL MUNICIPALITY OF WOOD BUFFALO TO ADOPT A LAND
USE BYLAW FOR THE REGIONAL MUNICIPALITY OF WOOD BUFFALO
WHEREAS Section 640 (1) of the Municipal Government Act, RSA 2000, c. M-26 requires Council to
pass a Land Use Bylaw;
AND WHEREAS Section 191(1) of the Municipal Government Act, RSA 2000, c. M-26 empowers
Council to amend or repeal a bylaw;
NOW THEREFORE, the Council of the Regional Municipality of Wood Buffalo, in the Province of
Alberta, duly assembled, enacts as follows:
1. THAT Bylaw No. 26/001, attached hereto as Schedule "A" is hereby adopted.
2. THAT This Bylaw may be cited as the "Regional Municipality of Wood Buffalo Land Use Bylaw".
3. THAT Bylaw No. 99/059, being the Land Use Bylaw for the Regional Municipality of Wood Buffalo,
and all subsequent amendments thereto are hereby repealed.
4. This Bylaw comes into effect on January 1, 2026.
Read a first time this 25th day of February, 2025.
Read a second time this 25th day of March, 2025.
Read a third and final time this 25th day of March, 2025.
Signed and passed this 25th day of March, 2025
Amending Bylaw
25/013; and
25/015; and
25/023; and
26/005; and
26/008; and
26/013; and
Consolidated Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 3 of 244
Land Use Bylaw
Schedule A - Bylaw No. 26/001
Consolidated Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 4 of 244
Contents
1.
Part 1 Application and Interpretation ............................................................................................................... 10
1.1. Purpose........................................................................................................................................................ 10
1.2. Application ................................................................................................................................................... 10
1.3. Conformity with this Bylaw ........................................................................................................................... 10
1.4. Validity of Provisions .................................................................................................................................... 10
1.5. Other Legislative Requirements .................................................................................................................. 10
1.6. Transition ..................................................................................................................................................... 10
1.7. Rules of Interpretation ................................................................................................................................. 10
1.8. Interpretation of Provisions .......................................................................................................................... 11
1.9. Definitions .................................................................................................................................................... 17
2.
Part 2 Administrative Provisions ...................................................................................................................... 36
2.1. Development Authorities Established .......................................................................................................... 36
2.2. Powers, Duties and Decisions of Development Authorities ........................................................................ 36
2.3. Variance Authority ....................................................................................................................................... 38
2.4. Non-Conforming Uses and Buildings .......................................................................................................... 39
2.5. Development Permit Application Requirements .......................................................................................... 40
2.6. Amending the Bylaw .................................................................................................................................... 41
3.
Part 3 Development Decisions ........................................................................................................................ 42
3.1. Development Requiring a Development Permit .......................................................................................... 42
3.2. Development Not Requiring a Development Permit .................................................................................... 42
3.3. Notification and Referral of a Development Permit Application................................................................... 44
3.4. Commencement and Expiry of a Development Permit ............................................................................... 45
3.5. Duration of Development Approval .............................................................................................................. 45
3.6. Waiting Periods Following Refusals ............................................................................................................ 45
3.7. Notification of Decision ................................................................................................................................ 45
3.8. Appeals ........................................................................................................................................................ 46
3.9. Development Completion Certificate ........................................................................................................... 46
4.
Part 4 Contravention and Enforcement ........................................................................................................... 47
4.1. General Provisions ...................................................................................................................................... 47
4.2. Stop Order ................................................................................................................................................... 47
4.3. Contravention and Penalties ....................................................................................................................... 47
4.4. Right of Entry and Inspections ..................................................................................................................... 47
4.5. Compliance with Other Legislation .............................................................................................................. 48
5.
Part 5 General Regulations ............................................................................................................................. 49
5.1. Accessory Buildings ..................................................................................................................................... 49
5.2. Active Frontage ............................................................................................................................................ 50
Consolidated Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 5 of 244
5.3. Adult Entertainment Facility ......................................................................................................................... 50
5.4. Agricultural Uses .......................................................................................................................................... 50
5.5. Amenity Area ............................................................................................................................................... 51
5.6. Architectural Elements ................................................................................................................................. 52
5.7. Bed and Breakfast ....................................................................................................................................... 52
5.8. Boarding House ........................................................................................................................................... 53
5.9. Building Separation Requirements .............................................................................................................. 53
5.10. Campgrounds .............................................................................................................................................. 53
5.11. Cannabis for Personal Use .......................................................................................................................... 55
5.12. Cannabis Production and Distribution Facility ............................................................................................. 55
5.13. Cannabis Retail Store .................................................................................................................................. 55
5.14. Child Care Facility ........................................................................................................................................ 55
5.15. Compliance Certificate ................................................................................................................................. 56
5.16. Corner Lot Restrictions ................................................................................................................................ 56
5.17. Decks ........................................................................................................................................................... 57
5.18. Development in the Flood Management Area ............................................................................................. 57
5.19. Development Near Water Bodies, Watercourses and Steep Slopes .......................................................... 58
5.20. Drainage, Grading, and Retaining Walls ..................................................................................................... 58
5.21. Dwelling Units on a Parcel ........................................................................................................................... 59
5.22. Easements and Right of Ways .................................................................................................................... 59
5.23. Fencing and Screening ................................................................................................................................ 59
5.24. Garbage and Recycling Enclosures ............................................................................................................ 59
5.25. Hazard Lands and Top of Bank Setbacks ................................................................................................... 60
5.26. Home Business ............................................................................................................................................ 60
5.27. Landscaping ................................................................................................................................................ 63
5.28. Lighting ........................................................................................................................................................ 68
5.29. Liquor Store ................................................................................................................................................. 68
5.30. Live-Work Unit ............................................................................................................................................. 68
5.31. Natural Resource Extraction ........................................................................................................................ 68
5.32. Objects Prohibited in Yards ......................................................................................................................... 69
5.33. Project Accommodation ............................................................................................................................... 69
5.34. Projections into Setback Areas .................................................................................................................... 71
5.35. Relocation of Buildings ................................................................................................................................ 72
5.36. Renewable Energy Devices ........................................................................................................................ 72
5.37. Secondary Suite .......................................................................................................................................... 72
5.38. Security Suites ............................................................................................................................................. 73
5.39. Service Station ............................................................................................................................................. 73
Consolidated Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 6 of 244
5.40. Setbacks from Highways ............................................................................................................................. 73
5.41. Site Layout ................................................................................................................................................... 73
5.42. Special Events ............................................................................................................................................. 74
5.43. Weather Protection ...................................................................................................................................... 74
6.
Part 6 Land Use Districts ................................................................................................................................. 76
6.1. R1 - Low Density Residential District .......................................................................................................... 76
6.2. R1E - Estate Residential District ................................................................................................................. 79
6.3. R1M - Mixed Form Low Density Residential District .................................................................................. 80
6.4. R2 - Low-Rise Medium Density Residential District ................................................................................... 83
6.5. R3 - Mid-Rise Medium Density Residential District .................................................................................... 87
6.6. R4 - High Density Residential District ......................................................................................................... 91
6.7. RMH - Mobile Home Residential District .................................................................................................... 93
6.8. C1 - Main Street District .............................................................................................................................. 95
6.9. C2 - Local Commercial District ................................................................................................................... 98
6.10. C3 - Community Commercial District ........................................................................................................ 100
6.11. C4 - Highway Commercial District ............................................................................................................ 103
6.12. C5 - Large Format Retail District .............................................................................................................. 106
6.13. PS - Public Service District ....................................................................................................................... 108
6.14. A - Airport District ...................................................................................................................................... 111
6.15. PR - Parks and Recreation District ........................................................................................................... 113
6.16. EP - Environmental Preservation District .................................................................................................. 115
6.17. UE - Urban Expansion District .................................................................................................................. 116
6.18. IL - Light Industrial District ........................................................................................................................ 117
6.19. IM - Medium Industrial District .................................................................................................................. 119
6.20. IH - Heavy Industrial District ..................................................................................................................... 121
6.21. HR1 - Hamlet Residential 1 District .......................................................................................................... 123
6.22. HR2 - Hamlet Residential 2 District .......................................................................................................... 124
6.23. HR3 - Hamlet Residential 3 District .......................................................................................................... 126
6.24. HCC - Hamlet Community Core District ................................................................................................... 129
6.25. HC - Hamlet Commercial District .............................................................................................................. 131
6.26. CR - Country Residential District .............................................................................................................. 133
6.27. SH - Small Holdings District ...................................................................................................................... 135
6.28. SE1 - Suburban Estate Residential 1 District ........................................................................................... 137
6.29. SE2 - Suburban Estate Residential 2 District ........................................................................................... 138
6.30. RD - Rural District ..................................................................................................................................... 139
6.31. DC - Direct Control District........................................................................................................................ 140
6.32. DC-C4 - Direct Control Highway Commercial District .............................................................................. 141
Consolidated Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 7 of 244
6.33. DC-FCCS - Direct Control District - Fort Chipewyan Cemetery Site ........................................................ 143
6.34. DC-MI - Direct Control MacDonald Island District .................................................................................... 144
6.35. DC-PR - Direct Control Parks and Recreation District ............................................................................. 145
6.36. DC-RMH - Direct Control Manufactured Home District ............................................................................ 146
7.
Part 7 Parking and Loading Requirements.................................................................................................... 147
7.1. General Standards for Parking and Loading ............................................................................................. 147
7.2. On-Site Parking Requirements .................................................................................................................. 148
7.3. On-Site Loading Requirements ................................................................................................................. 154
7.4. Off-Site Parking ......................................................................................................................................... 155
7.5. Maintenance for Parking Lots and Loading Area During the Winter Season ............................................ 156
7.6. Vehicle Queuing Requirements for Vehicular-Oriented Uses ................................................................... 156
7.7. Design for Accessible and Senior Citizen Parking Stalls and Loading Zones .......................................... 157
7.8. Bicycle Parking .......................................................................................................................................... 158
7.9. Underground Parkade Requirements ........................................................................................................ 159
7.10. Approaches and Driveways ....................................................................................................................... 159
7.11. Secondary Suite Parking ........................................................................................................................... 159
8.
Part 8 Signs ................................................................................................................................................... 161
8.1. Purpose...................................................................................................................................................... 161
8.2. Application ................................................................................................................................................. 161
8.3. Administration and Authorization ............................................................................................................... 161
8.4. Definitions .................................................................................................................................................. 164
8.5. General Development Standards .............................................................................................................. 168
8.6. Awning Sign and Canopy Sign Provisions ................................................................................................ 172
8.7. Under-awning Sign and Under-canopy Sign Provisions ........................................................................... 173
8.8. Billboard Sign Provisions ........................................................................................................................... 173
8.9. Directional Signs Provisions ...................................................................................................................... 174
8.10. Fascia Sign Provisions .............................................................................................................................. 175
8.11. Fence Sign Provisions ............................................................................................................................... 177
8.12. Flag Sign Provisions .................................................................................................................................. 177
8.13. Freestanding Sign Provisions .................................................................................................................... 178
8.14. Incidental Sign Provisions.......................................................................................................................... 180
8.15. Mural Sign Provisions ................................................................................................................................ 180
8.16. Neighbourhood and Community Identification Sign Provisions ................................................................ 180
8.17. Projecting Sign Provisions ......................................................................................................................... 181
8.18. Roof Sign Provisions ................................................................................................................................. 182
8.19. Window Sign Provisions ............................................................................................................................ 183
8.20. Wayfinding Sign Provisions ....................................................................................................................... 183
Consolidated Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 8 of 244
8.21. A-Board Sign Provisions ............................................................................................................................ 183
8.22. Banner Sign Provisions ............................................................................................................................. 184
8.23. Construction Site Identification Sign Provisions ........................................................................................ 185
8.24. Election Sign Provisions ............................................................................................................................ 186
8.25. Inflatable Sign Provisions .......................................................................................................................... 187
8.26. Official Sign Provisions .............................................................................................................................. 187
8.27. Portable Sign Provisions............................................................................................................................ 188
8.28. Poster Board Sign Provisions .................................................................................................................... 189
8.29. Private Sale Sign Provisions ..................................................................................................................... 190
8.30. Real Estate Sale or Lease Sign and Real Estate Directional Sign Provisions .......................................... 190
8.31. Subdivision Marketing Sign Provisions ...................................................................................................... 191
8.32. Subdivision Directional Sign Provisions .................................................................................................... 192
8.33. Permitted and Discretionary Sign Tables .................................................................................................. 192
9.
Part 9 City Centre Area Redevelopment Special Area .................................................................................. 197
9.1. General Purpose and Application .............................................................................................................. 197
9.2. Special Area Provisions ............................................................................................................................. 197
9.3. Definitions .................................................................................................................................................. 197
9.4. Control of Development ............................................................................................................................. 201
9.5. Variance Powers ........................................................................................................................................ 202
9.6. City Centre General Regulations ............................................................................................................... 203
9.7. The City Centre Districts and Corridors Map - The Regulating Plan ........................................................ 204
9.8. Interpretation of Development Standards Tables ...................................................................................... 204
9.9. Downtown Major Redevelopment Zone .................................................................................................... 205
9.10. Franklin Avenue Re- Urbanization Development Standards ..................................................................... 212
9.11. Neighbourhood Stabilization Zone Development Standards..................................................................... 219
9.12. Recreation Zone Development Standards ................................................................................................ 220
9.13. Height......................................................................................................................................................... 221
9.14. Floor Area Ratio ......................................................................................................................................... 221
9.15. Parking and Loading .................................................................................................................................. 222
9.16. Building and Landscape Frontage Types .................................................................................................. 227
9.17. Special Urban Design Regulations ............................................................................................................ 239
10.
Part 10 Wildfire recovery Overlay .............................................................................................................. 241
10.1. Purpose of Overlay and Intention of Council ............................................................................................. 241
10.2. Overlay Area .............................................................................................................................................. 241
10.3. Application ................................................................................................................................................. 241
10.4. Over-riding Effect of Overlay ..................................................................................................................... 241
10.5. Interpretation of Terms .............................................................................................................................. 241
Consolidated Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 9 of 244
10.6. Discretionary Uses Subject to Specific Council Direction ......................................................................... 242
10.7. Council Direction to the Development Authority - All Parts of the Overlay Area ...................................... 242
10.8. Council Direction to the Development Authority - R1, R1M (Waterways area only) and C2 Districts ...... 242
10.9. Council Direction to the Development Authority - R2 and R1M (Abasand area only) Districts ................ 243
10.10.
General Provisions ............................................................................................................................ 244
Appendix A Land Use Bylaw Maps
Appendix B Penalties
Appendix C Voluntary Waiver of Claims
Consolidated Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 10 of 244
1.
PART 1 APPLICATION AND INTERPRETATION
1.1.
Purpose
1.1.1.
The purpose of this Bylaw is to regulate the use and development of land and buildings within the
boundaries of the Municipality.
1.2.
Application
1.2.1.
The provisions of this Bylaw apply to all land and buildings within the boundaries of the Municipality.
1.2.2.
For clarity, this Bylaw does not apply to First Nations reserves within the Municipality.
1.3.
Conformity with this Bylaw
1.3.1.
All development shall conform to the requirements of this Bylaw.
1.3.2.
All development requires a development permit unless exempted by Part 3 Section 3.2 or Part 8
Section 8.3.3.
1.4.
Validity of Provisions
1.4.1.
Every provision of this Bylaw is independent of all other provisions, and if any provision of this Bylaw is
declared invalid, for any reason, by a Court of competent jurisdiction, all other provisions of this Bylaw
shall remain valid.
1.5.
Other Legislative Requirements
1.5.1.
Nothing in this Bylaw affects a person's obligation to comply with:
(a)
private legal arrangements including but not limited to, restrictive covenants, easements,
architectural covenants, or building schemes;
(b)
any other enactment or Bylaw; or
(c)
any permit, approval, order, or other legal requirement concerning or affecting a development.
1.6.
Transition
1.6.1.
A complete application for a subdivision, development permit or amendment to the Land Use Bylaw
which has been submitted or lawfully started prior to the effective date of this Bylaw, including any
appeals associated with such applications, shall be evaluated under the provisions of the former Land
Use Bylaw No. 99/059, as amended.
1.7.
Rules of Interpretation
1.7.1.
All units of measurement used in this Bylaw are metric units.
1.7.2.
In this Bylaw and in any form, procedure, protocol, requirement, guideline or interpretation of
terminology, related to this Bylaw, unless the context explicitly or by necessary implication requires
otherwise:
(a)
"shall" means mandatory compliance of regulations and provisions of this Bylaw;
(b)
"may" means discretionary compliance or a choice in applying regulations and provisions of this
Bylaw;
(c)
the letters "ha" standing alone in lower case means "hectare(s)";
(d)
the letter "m" standing alone in lower case means "metre(s)";
(e)
the letters "sq m" standing alone in lower case means "square metre(s)";
(f)
the words "include," "includes," and "including" (and similar formulations) are deemed to be
followed by "without limitation";
(g)
words used in the singular include the plural;
(h)
a reference to a person means both a natural person and a body corporate or partnership;
Consolidated Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 11 of 244
(i)
a word or expression not defined in this Bylaw but defined in the Act has the same meaning as
in the Act;
(j)
underlined and italicized terms are defined in this Bylaw under Part 1 Section 1.9, Part 8
Section 8.4 and Part 9 Section 9.3;
(k)
capitalized terms may be defined in other enactments or statutes;
(l)
approval or approved means an approval pursuant to this Bylaw;
(m) district means a Land Use District.
1.7.3.
In this Bylaw reference to any district may be made by either its name in full, by its abbreviated name
or by a combination of both.
1.7.4.
Rounding of Numbers
(a)
In determining whether a building, parcel, setback, sign or any other thing complies with a
requirement of height, area, distance, luminance or illumination, any measurement shall be
rounded to the nearest whole number.
(b)
Despite Part 1 Section 1.7.4 (a), where a measurement is stated in this Bylaw with a decimal
place, the measurement shall not be rounded.
1.7.5.
Land Use Map
(a)
The Municipality is hereby divided into districts and the boundaries of every district are
delineated on the Land Use Maps.
(b)
The Land Use Maps, are the maps incorporated as Appendix A of this Bylaw, as may be
amended or replaced.
(c)
For clarity, boundaries between districts shall be determined as follows:
i.
where a district boundary is indicated as approximately following a street, lane or other
public thoroughfare, the boundary shall be the centre line;
ii.
where a district boundary is indicated as approximately following lot lines, the boundary
shall be the lot lines;
iii. where a district boundary is indicated as approximately following the limits of the Urban
Service Area or a hamlet boundary, it shall be deemed to be following the limits of the
Urban Service Area or the hamlet boundary;
iv. where a district boundary is shown as approximately following the centre of pipelines,
railway lines, or utility easements it shall be deemed to follow the centre line of the right-of-
way;
v. where a district boundary is shown as approximately following the shorelines of rivers,
lakes or other bodies of water or water courses, it shall be deemed to follow such
shorelines and in the event of change in such shorelines, it shall be deemed as moving
with the same;
vi. where a district 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 change in such
line, it shall be deemed as moving with that line;
vii. where none of the above provisions apply, and where appropriate, the district boundaries
shall be determined by dimensions indicated on the Land Use Map or by measurements
scaled from the digital version of that map.
1.7.6.
Gregoire Lake Estates refers to the area identified on Map 21 Appendix A.
1.7.7.
Longboat Landing refers to the area identified on Map 32 Appendix A.
1.8.
Interpretation of Provisions
1.8.1.
General Provisions
(a)
Active Frontages
i.
Developments shall comply with regulations within a district that address the following
components of an at-grade frontage (see Figure 1.1):
1. minimum ground floor to ceiling height;
2. percentage of lot frontage or building occupied by the active at-grade building façade;
3. orientation of the primary entry door of each at-grade unit;
4. percentage of at-grade building façade required to have transparent glazing; and,
Consolidated Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 12 of 244
5. spill out zones.
Figure 1.1 Active Frontage
(b)
Retaining Walls
i.
A retaining wall shall be measured as the greatest vertical distance between grade and the
perpendicular top of the retaining wall as shown in Figure 1.2.
Figure 1.2 Retaining Wall
Consolidated Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 13 of 244
1.8.2.
Purpose Statements
(a)
Purpose statements for land use districts describe the intent of the land use district.
(b)
All characteristics within a purpose statement do not need to be met to satisfy the intent of the
district.
1.8.3.
Site Standards
(a)
Interpretation
i.
Where a provision is capable of two or more meanings, it shall be given the meaning that is
most consistent with the purpose statement of the land use district.
(b)
Density
i.
Density is measured using dwelling units per hectare for residential development and floor
area ratio (see Figure 1.3) for all other development.
ii.
Secondary suites are not included when calculating dwelling units per hectare.
iii. The provisions of the land use districts identify a maximum residential density to be applied
to the site or development area, and are measured on a net basis. Net residential density
is calculated by dividing the total number of dwelling units by the total number of net
residential land. Net residential land excludes non-residential areas such as open spaces
and road right-of-ways.
iv. When calculating floor area ratio, the following floor areas shall be excluded:
1. basement areas used exclusively for storage related to building operations or
maintenance;
2. stairwells;
3. parking structures and parking areas;
4. access to parking areas above and below grade;
5. areas exclusively used for mechanical or electrical equipment servicing the
development.
Figure 1.3 Floor Area Ratio
(c)
Height
i.
Where permitted heights are indicated in both linear metres and storeys, the linear
measurement shall prevail.
(d)
Setbacks
i.
A building setback shall be measured from the lot line to the façade of the building that is
closest to the lot line.
ii.
The front yard shall be assessed from the shortest length of the lot facing the road.
(e)
Lot Coverage
Consolidated Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 14 of 244
i.
All buildings on a parcel shall be included when calculating lot coverage.
ii.
Despite Part 1 Section 1.8.3 (e) i, the following shall not be included when calculating lot
coverage (see Figure 1.4):
1. hard landscaping;
2. decks that are less than 0.6m in height; and,
3. stairs and landings.
Figure 1.4 Lot Coverage
(f)
Lot width shall be determined:
i.
where both front and rear lot lines as measured between the side lot lines are equal to or
greater than the minimum lot width as identified in the applicable district, as the horizontal
distance measured along a cord connecting the two side lot lines at a point located along
the minimum front yard setback.
ii.
for pie-shaped or other similar irregularly shaped lots whereby either the front or rear lot
lines do not meet the minimum lot width as identified in the appropriate district, by the
distance measured 6.0m perpendicular to and at the mid-point of the front yard lot line
between the side lot lines. The arc length measure at the curb shall not be less than 70%
of the minimum lot width (see Figure 1.5).
iii. for a reverse pie lot, by the horizontal distance between the side lot lines measured 22.0m
perpendicular to and at the mid-point of the front lot line (see Figure 1.6).
iv. for other lots where the lot width cannot be reasonably calculated by these methods, the
Development Authority shall determine the lot width having regard to access, shape and
buildable area of the lot, and the lot width and location of buildings on abutting lots.
Figure 1.5 - Lot Width Calculation for Pie Lots
Consolidated Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 15 of 244
Figure 1.6 - Lot Width Calculation for Reverse Pie Lots
1.8.4.
Built Form Provisions
(a)
Angular Plane
i.
Angular planes (see Figure 1.7) are a height limitation provision created by a plane
measured at 45° commencing at the intersection line created where the height specified by
the district meets the rear yard setback.
Figure 1.7 Angular Plane
(b)
Stepback
i.
A building stepback (see Figure 1.8) shall be measured horizontally from the façade of a
podium to the façade of the tower.
Consolidated Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 16 of 244
Figure 1.8 Building Stepback and Building Setback
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 17 of 244
1.9.
Definitions
1.9.1.
Every word, phrase or expression that is defined in this section has that meaning wherever it is used in
this Bylaw.
Abattoir
means the use of land or building in which livestock are slaughtered and may include the
packing, treating, storing and sale of products produced on site.
Abut
means immediately contiguous to or physically touching, and when used with respect to a
parcel, means that the parcel physically touches upon another parcel and shares a lot line
or boundary line.
Accessible
Parking
means stalls designated for use by persons with disabilities or other mobility limitations.
These stalls are designed to accommodate mobility devices and have a barrier free path of
travel leading to the nearest entrance.
Accessory
Building
means a detached permanent or temporary building on a parcel which is subordinate to
and incidental to that of the principal building or principal use. Accessory buildings include
but are not limited to garages, sea-cans, sheds, quonsets, gazebos, and pergolas.
Accessory Use
means a use which is subordinate to and incidental to the principal use.
Act
means the Municipal Government Act, R.S.A. 2000, c. M-26. as amended or replaced from
time to time and any regulations approved pursuant to the Act.
Active Frontage
means at-grade building façades where building design promotes activity at the street
level.
Addition
means a structure that 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 structure.
Adjacent
refers to those lands that are next to the parcel of land that is subject to a development
permit or subdivision application and includes lands that would be next to the subject
parcel if not for a river, stream, railway, road, utility right-of-way, or reserve land.
Adult
Entertainment
Facility
means:
(a) adult mini-theatres which are any premises wherein live performances, motion
pictures, videos, or similar photographic reproductions, the main feature of
which is the nudity or partial nudity of any person, are performed or shown as
a principal use or an accessory use to some other business activity which is
conducted on the premises;
(b) erotic dance clubs which are any premises other than adult mini-theatres
wherein live performances, the main feature of which is the nudity or partial
nudity of any person, are performed as a principal use or an accessory use to
some other business activity which is conducted on the premises;
(c) adult video store which are businesses where the main feature of more than
50% of the gross floor area of the business is used to sell, rent, lease and/or
loan X-rated adult videos or other similar photographic reproductions, the main
feature of which are the depiction of sexual activities and the display of
persons in states of nudity or partial nudity;
(d) love boutiques/shops which are retail or wholesales businesses where the
main feature of more than 50% of the gross floor area of the business is used
for the display and sale of non-clothing merchandise and/or products intended
to be used for sexual pleasure;
(e) massage service establishment (for adult use only) that is distinguished or
characterized by its emphasis on sexually oriented materials or entertainment
depicting and/or describing, conduct or acts of a sexually explicit nature. For
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 18 of 244
example, to provide live entertainment for its patrons that includes the display
of nudity;
(f) dating and escort service which is a business activity that offers to provide or
does provide introductions for a person or persons with another person or
persons for a period of companionship of short duration, for which service or
introduction of a fee is charged or imposed for each occasion companionship
is provided or for each occasion an introduction is made.
Agriculture,
Extensive
means a commercial agricultural operation producing crops on a parcel of land that is a
minimum of 32.38ha.
Agriculture, Off-
Site Sales
means an agricultural operation on a parcel that is a minimum of 4.0ha involving the
growing of crops or the keeping of animals for off-site sale.
Agriculture,
Personal Use
means the keeping of animals for personal and non-commercial use on a parcel that is a
minimum of 0.404ha.
Agriculture,
Small Scale
means the growing and harvesting of crops, and the keeping of animals on a parcel that is
a minimum of 4.0ha and maximum of 32.38ha. Agriculture, small scale includes the sale of
goods produced on-site. Agriculture, small scale includes but is not limited to, sod farm,
bee keeping, tree farm, aquaculture facility and livestock.
Airport
means any area of land or water, including the frozen surfaces, or other supporting surface
used or intended to be used either in whole or in part for the arrival and departure or
servicing of aircraft and ancillary buildings or structures associated with such use.
Angular Plane
means the line measured at an upward angle of 45⁰ from the rear yard setback to a
specified height which provides the allowable outer limit of the building envelope.
Animal Care
Services, Major
means a development for the purposes of treatment, boarding, or training of animals and
includes retail sales of associated products. Typical uses are veterinary clinics or
hospitals, boarding and breeding kennels, impounding and quarantining facilities, and
animal shelters.
Animal Care
Services, Minor
means a development for the purposes of care, treatment and grooming of animals that
does not require overnight boarding of animals and includes retail sales of associated
products. Typical uses are pet grooming salons and small animal veterinary clinics.
Apartment
means a building containing three (3) or more dwelling units arranged in any horizontal
and vertical configuration, which have a shared entrance and may include non-residential
uses.
Applicant
means the registered property owner or an agent authorized to act on their behalf who
submits an application pursuant to this Bylaw.
Architectural
Elements
means features that create distinct and visually interesting building design including but
not limited to balconies and porches, articulation, different materials, colours, massing,
projections, recessions, cornices, ornaments, canopies, and bay windows.
Architectural
Treatment
means the exterior design or finish of a building wall.
Arterial Road
a road designed to accommodate medium to high traffic volumes for local and regional
trips. Arterial roads are designed to connect neighbourhoods to one another and the
community to regional and provincial highways. These roads are mainly four-lane facilities
with wide boulevards and limited access to business and residential frontages.
Articulation
means architectural detailing that emphasizes the visual distinction of the vertical and
horizontal parts of a building using elements such as façade recessions, columns and
eave lines.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 19 of 244
Auctioneering
Facility
means a development intended for the auctioning of goods and equipment, including the
temporary storage of such goods and equipment.
Automotive and
Equipment
Service
means a development used for the servicing and mechanical repair of automobiles, light
trucks, utility vehicles, motorcycles, snowmobiles, and similar classes of vehicles and the
sale, installation or servicing of related accessories and parts. This includes transmission
shops, muffler shops, tire shops, automotive glass shops, automotive detailing shops, and
upholstery shops. This use does not include the servicing of vehicles with a gross vehicle
weight greater than 7,000 kg or heavy equipment.
Automotive
Vehicle Sales or
Rental
means a development for the retail sale or rental of new or used automobiles, recreational
vehicles, motorcycles, snowmobiles, tent trailers, motorized boats, travel trailers or similar
light vehicles or crafts, together with ancillary maintenance services and sale of parts. This
use includes but is not limited to automobile dealerships, rental agencies, and motorcycle
dealerships, but does not include dealerships for either the sale of trucks with a gross
vehicle weight greater than 7,000 kg or heavy equipment.
Automotive
Wrecker
means a development used for the storing, junking, dismantling, wrecking or crushing of
three (3) or more motor vehicles, not in running condition, or parts of them, and may
include the sale of parts of such vehicles.
Balcony
means a platform attached to a building above the ground floor and used as an outdoor
amenity area with access only from within the building.
Basement
means that portion of a building that is located wholly or partially below grade.
Bed and
Breakfast
means an accessory use of a single detached dwelling, where temporary sleeping unit
accommodation is provided.
Bicycle Parking
means a rack, railing, locker, or other similar device designed for securing one or more
bicycles.
Blank Wall
means exterior walls containing no windows or doors and lacking in architectural elements.
Block Area
means the area of all lands fronting on one side of a street between the nearest streets
that intersect, meet or are parallel to the aforesaid street. The block area is described by
all the lands bounded by streets, but not divided or separated in any way by streets.
Block Length
means the distance of the long edge of a block bounded by streets.
Block Perimeter
means the sum of the length of all sides of a block area.
Board
means the Subdivision and Development Appeal Board established by separate Bylaw.
Boarding House
means a residential dwelling unit, where three (3) or more sleeping units are provided for
compensation.
Boat Fuel
Services
means the sale of gasoline or petroleum products that is an accessory use to a boating
facility.
Boxout
means a non-livable space projecting from an exterior wall beyond the foundation,
including chimneys.
Building
means anything constructed or placed on, in, over or under land, but does not include a
road or a bridge forming part of a road.
Building
Footprint
means the area of the building calculated to the perimeter of the exterior foundation of the
building.
Building
Separation
means the minimum required distance between building footprints.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 20 of 244
Bulk Oil, Fuel
and Chemical
Storage
means a development where the principal use is the indoor or outdoor storage of bulk oil,
fuel, or chemicals and may include facilities for cleaning, blending, or packaging of such
materials for redistribution or sale, but does not include the manufacturing or production of
these products. Such use includes ancillary features such as cardlock fueling station.
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,
whether or not for profit and however organized or formed, including a co-operative or
association of persons.
Campground
means a development used to provide outdoor spaces to the public for accommodation
but does not include project accommodation. A campground includes:
(a) short-term accommodation not exceeding 240 days total in each calendar year
of recreational vehicles, tents, and cottages, and is not used as year-round
storage.
(b) a planned development for the year-round accommodation of recreational
vehicles.
Cannabis
Production and
Distribution
Facility
means a development that is principally used for one or more of the following uses:
(a) growth, cultivation and production of cannabis;
(b) processing, testing, manufacturing and assembling of cannabis and any
products or medicines that contain cannabis in any form or proportion; or
(c) storage, shipping, delivery and distribution of cannabis or products containing
cannabis in any form or proportion.
Cannabis Retail
Store
means a development that is used exclusively for retail sales of cannabis, products that
contain cannabis in any form or proportion and may include the sale of cannabis
accessories.
Cantilever
means the projection of habitable space beyond the foundation. Cantilevers include any
floor space that a person can enter, such as closets, cantilevered room space, and bay
windows that create floor space.
Casino
means a development providing gambling facilities and other licensed gaming
opportunities as the principal use, including but not limited to casinos and bingos.
Cemetery
means a development of a parcel of land primarily as landscaped open space for the burial
or entombment of the deceased, and may include the following accessory developments:
columbaria, mausoleums and funeral home. This use includes 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 for seven (7) or more children for periods less than 24
consecutive hours in daytime and overnight. This definition includes daycare centres,
nursery schools and play schools and other similar uses but does not include family day
home defined by Alberta Early Learning and Child Care Act.
Commence
means the beginning of construction on a parcel, which includes, but is not limited to, site
surface preparation, filling or excavation, but does not include work such as, engineering
studies, geotechnical investigations, or site surveys.
Commercial
Guest
Accommodation
means a development used for the provision of multiple rooms or suites for temporary
sleeping accommodation in a format where the rooms either have direct exterior access or
are served from a common interior corridor and may be equipped with individual kitchen
facilities, and may include accessory eating and drinking establishments, meeting rooms,
and retail, general shops. This may include hotels, motels, hostels, and apartment hotels,
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 21 of 244
but does not include boarding house, bed and breakfast, country inn, or project
accommodation.
Commercial
School, Major
means a development used for training and instruction in a specific trade, skill or service,
and may include outdoor training areas with associated generation of emissions, noise,
odour or dust.
Commercial
School, Minor
means a development used for training and instruction in a specific trade, skill or service
and where the use is exclusively contained within a building.
Commercial
Vehicle
means a vehicle used in connection with conducting a business.
Common
Amenity Area
means a common indoor or outdoor area provided for active or passive recreation and
enjoyment of the occupants and guests of a residential development including but not
limited to communal lounges, recreational facilities and landscaped parks with play areas.
Community
Service Facility
means a development for use by the public or public groups for cultural or community
activities. Typical uses include museums, libraries, and public and private clubs.
Contractor,
General
means a development for general commercial and industrial service support and
construction, including but not limited to oilfield support services, cleaning and
maintenance contractors, building construction, surveying, landscaping, concrete,
electrical, excavation, drilling, heating, plumbing, paving, road construction, sewer or
similar services of a construction nature which require on-site storage space for materials,
equipment or vehicles normally associated with the contractor service. Any sales, display,
office or technical support service areas shall be accessory to the principal contractor,
general use.
Contractor,
Limited
means a development used for the provision of electrical, plumbing, heating, painting,
catering and similar contractor services primarily to individual households where all
materials are kept within an enclosed building and there are no accessory manufacturing
activities. The use may include accessory sales of goods normally associated with the
contractor services.
Council
means the Municipal Council of the Regional Municipality of Wood Buffalo.
Country Inn
means a development designed and containing between five and fifteen sleeping units
which is operated to provide temporary accommodation and includes a dining room or
kitchen facilities for the provision of meals to registered guests and one parking space for
each unit.
Courtyard
means an area partially or fully enclosed by buildings or walls.
Crematorium
means a development for incineration of human or animal remains.
Custom
Manufacturing
means a development used for small scale on-site production of goods by hand
manufacturing, primarily involving the use of hand tools.
Data Centre
means a building used to store computer systems and associated components for the
storage and processing of data.
Deck
means an uncovered or unenclosed amenity structure that is above grade, greater than
1.8sq m in area and which may or may not be attached to a dwelling.
Designated
Officer
means a position established by Council to carry out the powers, duties and functions of a
Designated Officer, or a person appointed to such position, pursuant to the Chief
Administrative Officer Bylaw No. 17/021, as amended or replaced from time to time.
Detention
Facility
means a development where people are confined for lawful detention. Uses include but
are not limited to a remand centre, jail, or half-way house.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 22 of 244
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;
(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.
Development
Authority
means a Development Authority of the Municipality as established under the Act and by
this Bylaw.
Development
Completion
Certificate
means a certificate issued by the Development Authority confirming that the requirements
and conditions of a development permit have been met.
Development
Permit
means a document issued pursuant to this Bylaw authorizing a development.
Director
means the Director of Planning and Development Services.
Discretionary
Use
means the use of land or of a building which is described as a discretionary use in this
Bylaw, and for which a development permit may be issued.
Districts,
Commercial or
Commercial
Districts
means any one or more of the following districts:
(a) C1 - Main Street District;
(b) C2 - Local Commercial District;
(c) C3 - Community Commercial District;
(d) C4 - Highway Commercial District; and,
(e) C5 - Large Format Retail District.
Districts,
Industrial or
Industrial
Districts
means any one or more of the following districts:
(a) IL - Light Industrial District;
(b) IM - Medium Industrial District; and,
(c) IH - Heavy Industrial District.
Districts,
Institutional or
Institutional
Districts
means the following district:
(a) PS - Public Service District
Districts, Rural
Residential or
Rural
Residential
Districts
means any one or more of the following districts:
(a) HR1 - Hamlet Residential 1 District;
(b) HR2 - Hamlet Residential 2 District;
(c) HR3 - Hamlet Residential 3 District;
(d) CR - Country Residential District;
(e) SH - Small Holdings District;
(f) SE1 - Suburban Estate Residential 1 District; and,
(g) SE2 - Suburban Estate Residential 2 District.
Districts, Urban
Residential or
Urban
Residential
Districts
means any one or more of the following districts:
(a) R1 - Low Density Residential District;
(b) R1E - Estate Residential District;
(c) R1M - Mixed Form Low Density Residential District;
(d) R2 - Low-Rise Medium Density Residential District;
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 23 of 244
(e) R3 - Mid-Rise Medium Density Residential District;
(f) R4 - High Density Residential District; and,
(g) RMH - Mobile Home Residential District.
Drinking
Establishment
means a commercial establishment where alcohol is sold for consumption both on and off
premises, and where the presence of minors is regulated. The development could include
accessory uses including entertainment and recreation.
Drive Through
means a development which services customers who remain in their vehicles while
business is conducted through a window. A drive through shall be an accessory use.
Drive-In
means a development where a person can drive-in to the facility with an automobile for
service including, but not limited to, a restaurant, movie theater or grocery store, at which a
person may be served while remining in a vehicle.
Duplex
means a building containing two dwelling units, one being placed over the other in whole
or in part, and both being above grade. Each dwelling unit has an individual and separate
access and is located on the same lot. This use does not include a secondary suite or
semi-detached dwelling.
Dwelling Unit or
Dwelling
means a building or self-contained portion of a building, containing sleeping, kitchen, living
and sanitary facilities occupied or designed to be occupied as a residence and having an
independent entrance either directly from the outside of the building or through a common
area inside the building.
Educational
Facility
means a development used for education and includes its administrative offices. Typical
uses include an elementary, secondary, post-secondary institution, and may include
accessory uses such as on-site student housing, but does not include commercial school,
minor or commercial school, major.
Engineering
Servicing
Standards or
ESS
means the "Engineering Servicing Standards and Development Procedures" document
prepared by the Municipality, as amended or replaced from time to time.
Equipment
Rental
means a development used for the rental of tools, appliances, recreation craft, office
machines, furniture, light construction equipment, or similar items, but does not include the
rental of motor vehicles or heavy equipment.
Essential Public
Service
means a development which is necessary for the continued health, safety or welfare of the
public. Essential public service includes, but is not limited to, fire stations and police
stations. This use may include staff accommodation as an accessory use.
Façade
means the exterior vertical surface of a building.
Fence
means a structure made of wood, metal, masonry and/or any other material approved by
the Development Authority that may be used to prevent or restrict passage, for sound
attenuation, yard décor, privacy, or for protection from the elements, to provide visual
screening, or to mark a lot line and which is not a retaining wall.
Fleet Service
means a development where vehicles used for common purpose of providing
transportation or services to persons or goods are stored, repaired, cleaned and otherwise
maintained for safe operations when not in use. The vehicles may include buses, couriers,
taxis, and roadside assistance. Dispatch and administrative operations associated with the
use that do not involve the production, display, or sale of vehicles as part of the use may
be included.
Float Plane Base
means any area of water or other supporting surface used or intended to be used either in
whole or in part for the arrival and departure or servicing of aircraft.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 24 of 244
Flood
Management
Area
means the land below 250.9 metre elevation along a river, stream, creek, or waterbody
potentially at risk of flooding from time to time, as identified in the Flood Management Area
Maps 33-38 in Appendix A.
Flood Mitigation
means structural measures, such as a dike, berm, or any structural provision constructed
for flood prevention, that reduce the risk of flooding and potential damage that could result
from a flood.
Floor Area Ratio
or FAR
means the value obtained by dividing the gross floor area of all buildings on a parcel by
the total area of the parcel.
Funeral Home
means development used for the preparation of the deceased for burial and the holding of
funeral services.
Garage
means an accessory building or part of a principal building designed and used primarily for
the storage of motor vehicles.
Garage Sale
means the temporary sale of used household goods owned by the occupant of a dwelling
unit and does not occur for more than three consecutive days or more than six days total
in one calendar year. A garage sale does not include home business, minor or home
business, major.
Gross Floor
Area
means the sum of the areas of all floors of a building measured to the outside surfaces of
the exterior walls, or where buildings are separated by firewalls, to the centre line of the
firewall. This term applies to all floors including mechanical and electrical equipment areas
and but does not include parking structures.
Ground Floor
means the storey of a building where the floor of the storey is at or nearest to the level of
the finished grade immediately adjacent to the exterior of the building. Where there are two
distinct points of entry from grade to a building, the ground floor is the floor nearest the
highest point of entry.
Group Home
means a development providing accommodation for four (4) or more persons who require
professional care, guidance, and supervision and which may be for the rehabilitation of its
residents. A group home may incorporate accommodations for resident staff as an
accessory use.
Habitable Room
means a room in a dwelling unit designed or occupied for sleeping or living purposes.
Hamlet
means an unincorporated community established by or designated as a hamlet by Council.
Health Facility,
Major
means a development used to provide in-patient and out-patient health care to the public.
This includes but is not limited to, community health centre, rehabilitation centre, and full-
service hospital.
Health Facility,
Minor
means a development providing physical or mental health services on an outpatient basis,
and include services of a preventative, diagnostic, treatment, therapeutic, rehabilitative or
counseling nature. This includes but is not limited to medical offices, dental offices, or
diagnostic services.
Heavy
Equipment
means large machinery or vehicles and includes but is not limited to bulldozers,
excavators, dump trucks and other construction vehicles.
Heavy
Equipment Sales
and Service
means development used for the retail sale or rental of heavy equipment, together with
incidental display, maintenance services and the sale of parts and accessories. This use
includes the servicing of automobiles, trucks, utility vehicles, motorcycles, snowmobiles
and similar classes of vehicles with a gross vehicle weight greater than 7,000 kg and
heavy equipment.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 25 of 244
Height
means the maximum vertical distance between the average finished grade and the highest
point of a building excluding such ancillary structures including but not limited to, roof
stairway entrance, ventilating fan, skylight, steeple, dome, smoke stack, firewall, parapet
wall, flag pole, or similar device not structurally essential to the building.
Highway
means a provincial highway under the Highways Development and Protection Act.
Home Business,
Major
means the accessory use of a residential property by a resident of such property for a
business activity. The business may include both client visits and the parking of a
commercial vehicle. A home business, major does not include any of the following:
(a) adult entertainment facility;
(b) animal care services, major;
(c) animal care services, minor; but does not include pet grooming;
(d) automotive and equipment service;
(e) automotive vehicle sales or rental;
(f) restaurant, major;
(g) restaurant, minor;
(h) retail, general; and
(i) waste management facility.
Home Business,
Minor
means the accessory use of a residential property conducted by a resident of such
property for a business activity that does not generate client or vehicular traffic. A home
business, minor does not include any of the following:
(a) adult entertainment facility;
(b) animal care services, major;
(c) animal care services, minor; but does not include mobile pet grooming;
(d) automotive and equipment service;
(e) automotive vehicle sales or rental;
(f) restaurant, major;
(g) restaurant, minor;
(h) retail, general; and
(i) waste management facility.
Industry,
General
means industrial activity that includes but is not limited to the following activities:
(a) the processing of raw or finished materials;
(b) the manufacturing or assembly of material, goods, products or equipment;
(c) development used for industrial service support and construction;
(d) the cleaning, servicing, repairing or testing of materials, goods and equipment
normally associated with industrial or commercial businesses or cleaning,
servicing and repair operations to goods and equipment associated with
personal or household use, where such operations have off-site impacts that
would make them incompatible in non-industrial districts; and
(e) the transshipping and associated storage of materials, goods and equipment,
including petro-chemical products and supplies.
Industry, Heavy
means a large scale manufacturing or processing facility that due to appearance, noise,
odour, risk of toxic emissions, or fire and explosion hazards is incompatible with
residential, commercial, and other land uses. Heavy industrial uses include, but are not
limited to asphalt plants, concrete plants, large scale chemical processing plants, modular
construction yard, and gravel crushing plants.
Intensive
Livestock
Operation
means a feedlot or covered facility capable of confining livestock for growing or finishing
for market at a density of more than one (1) livestock manure unit per 185.8sq m.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 26 of 244
Intermodal
Facility
means an integrated facility where trailers, sea-cans and other freight containers are
transferred between intermodal railcars and highway carriers, including domestic and
international container shipments; or an integrated facility where dry or liquid bulk and
packaged commodities are transferred between conventional railroad freight cars and
highway carriers.
Kitchen
means facilities for the preparation or cooking of food and includes any room containing
counters, cabinets, plumbing, appliances including stove or an oven or utility connections
for servicing a stove or oven which, when considered, designed for the preparation or
cooking of food.
Landing
means an exterior platform above grade forming an entrance to a building. A landing larger
than 1.8sq m in area is a deck.
Landscaped
Island
means a landscaped area within a parking lot that is contained within curbs and is not a
landscaped median.
Landscaped
Median
means a landscaped area in between rows of parking or drive aisles in a parking lot.
Landscaping
means the area within a site consisting of any of, or a combination of, the following:
(a) soft landscaping consisting of vegetation such as trees, shrubs, hedges,
grass, and ground cover;
(b) hard landscaping consisting of non-vegetative materials such as brick, stone,
concrete, tile, and wood in the form of patios, walkways, and paths, but
excluding driveways and parking lots.
Landside
Business
Industrial
means lands adjacent to the airport reserved for commercial or light industrial
development purposes.
Lane
means a road, which is not a street, designed primarily to give vehicular access to the rear
of buildings and parcels of land.
Liquor Store
means a building or part of a building used for the display and retail sale of alcoholic
beverages for consumption off-site.
Livestock
means animals kept or raised for use, including but not limited to: horses, cattle, pigs,
sheep, goats, N. American bison, beefalo, llamas, rabbits, and all other animals, ducks,
geese, pigeons, fowl and birds whether of a domestic nature or wild, but does not include
dogs, cats or other domesticated household pets ordinarily kept within the confines of a
dwelling.
Livestock
Manure Unit
means the number of livestock needed to produce sufficient manure to meet the nitrogen
requirements of 0.404ha of crop land. In this Bylaw, each 454kg of live animal weight
equals one (1) livestock manure unit.
Live-Work Unit
means a development designed or used for the purpose of an integrated commercial and
residential use in a contiguous space. This includes, but is not limited to: artist studio,
office, retail, general and the making, processing, and assembly of products on a small
scale.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 27 of 244
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 of Alberta;
(c) a settlement lot shown on an official plan, as defined in the Surveys Act, that is
filed in a land titles office of Alberta;
(d) a part of a parcel of land described in a certificate of title if the boundaries of
the parcel 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 parcel are described in a certificate of title by reference to a plan of
subdivision.
Lot Coverage
means the percentage of a lot which may be covered by buildings or structures, including
accessory buildings, and decks whether attached or not. Patios, walkways, driveways,
swimming pools and hard landscaping shall not be considered part of lot coverage,
however, these structures shall not be so extensive that they reduce the area of soft
landscaping below the minimum standard required by this Bylaw.
Lot Depth
means the length of a line joining the mid points of the front lot line and rear lot line.
Lot Line
means any portion of the boundary of a parcel.
Lot Line, Front
or Front Lot Line
means any lot line common to a lot and a road, other than a lane, except in the case of:
(a) a corner lot, the front lot line is the shorter of the two lot lines common to the lot
and a road; or
(b) a through lot, the shorter of the two lot lines shall be considered as the front lot
line;
(c) a through lot where both lines are exactly the same length, where the front lot
line will be determined by the Development Authority;
(d) a lot where the front lot line is curved or consists of multiple segments, the
width of the front lot line shall consist of the combined length measuring along
the curve or segments; or
(e) in any case where the shape of the parcel is irregular or does not otherwise
satisfy one of the prior categories, in the sole determination of the
Development Authority.
Lot Line, Rear or
Rear Lot Line
means a lot line which is opposite to and is not connected to the front lot line.
Lot Line, Side or
Side Lot Line
means a lot line other than a front lot line or a rear lot line.
Lot Line, Zero or
Zero Lot Line
means a development where buildings are permitted to be located with no yard between
the building and a lot line.
Lot Width
means the distance measured along a cord connecting the two side lot lines at a point
located along the minimum front yard setback.
Lot, Corner or
Corner Lot
means a lot that abuts the intersection of two roads, neither of which is a lane.
Lot, Through or
Through Lot
means a lot that abuts two roads, not including lanes and is not a corner lot.
Market
means a sales activity within an open area, building or other structure where one or more
individual sellers offer goods for sale directly to the public.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 28 of 244
Mobile Food
Vendor
means a mobile food service business that operates from a vehicle or towed unit.
Mobile Home
means a residential building containing one dwelling unit and is constructed on a
permanent undercarriage or chassis, designed with the capability of being transported
from one location to another without the necessity of being placed on a permanent
foundation. A mobile home does not include a recreational vehicle or park model trailer.
Mobile Home
Park
means a development with two or more mobile homes that is designed to accommodate
multiple mobile homes.
Mobile Home
Sales
means development used for the retail sale or rental of mobile homes, together with
incidental display, maintenance services and the sale of parts and accessories.
Multi-Residential
Development
means two or more buildings on the same parcel with one or more residential uses that
are lawful uses in the district.
Multi-Unit
Dwelling
means a residential development comprised of three (3) or more dwelling units without a
common entrance and having independent entrances to each dwelling unit, including but
not limited to row houses and stacked housing.
Municipality or
RMWB
means the Regional Municipality of Wood Buffalo.
Natural
Resource
Extraction
means a development for the extraction and processing of natural resources including but
not limited to petroleum, natural gas, timber, clay, sand, gravel, coal, limestone, and other
similar minerals.
Net Floor Area
means the gross floor area less the sum of the accessory unoccupied areas. Accessory
unoccupied areas include but are not limited to areas such as stairs, elevator & HVAC
shafts, and electrical and mechanical areas.
Nightclub
means an establishment where alcoholic beverages are sold to the public for consumption
on the premises, where entertainment facilities take up more than ten percent (10%) of the
gross floor area. Minors are prohibited from the establishment. Uses include but are not
limited to dance clubs and cabarets.
Non-Conforming
Building
means a building:
(a) that is lawfully constructed or lawfully under construction at the date a land use
bylaw affecting the building or the land on which the building is situated
becomes effective, and
(b) that on the date the land use bylaw becomes effective does not, or when
constructed will not, comply with the land use bylaw.
Non-Conforming
Use
means a lawful specific use:
(a) being made of land or a building or intended to be made of a building lawfully
under construction at the date a land use bylaw affecting the land or building
becomes effective; and
(b) that on the date the land use bylaw becomes effective does not, or in the case
of a building under construction will not, comply with this Bylaw.
Non-Habitable
Room
means a space in a building providing a service function and not intended for overnight
accommodation, including but not limited to, bathrooms, cooking facilities, eating,
entryways, corridors, laundry rooms, utility areas or storage areas.
Office
means a building or portion of a building designed or used for the provision of professional,
management, administrative, financial, business, or similar services, that may also be
ancillary to a principal use.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 29 of 244
Oil Sands
Operations
means oil sands mining, extraction and upgrading operations, including but not limited to
pilot operations to test oil sands extraction technologies, in situ, monitoring functions,
upgrading and test drilling programs, and may include associated industrial infrastructure,
offices, laboratories, on-site security, processing of by-products and utilities and co-
generation facilities, but does not include project accommodation.
Owner
means:
(a) in respect of unpatented land, the Crown,
(b) in respect of other land, the person who is registered under the Land Titles Act
as the owner of the fee simple estate in the land, and
(c) in respect of any property other than land, the person in lawful possession of it.
Parcel of Land or
Parcel
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 of Alberta.
Park
means land or premises used for conservation, horticulture, traditional uses or public
recreation, including but not limited to picnic areas, playgrounds, community gardens,
pedestrian and bicycle paths, landscaped areas and may include ancillary buildings.
Park, Natural
means a park that does not generally include facilities or equipment for exercise or play. A
park, natural may include but is not limited to a natural area or environmental reserve with
minimal development to support traditional uses, trails and pedestrian furniture such as
benches.
Parking Lot
means an area of land at grade for the parking of motor vehicles.
Parking
Structure
means a structure for the parking of motor vehicles.
Patio
means an uncovered horizontal structure with a surface height, at any point, no greater
than 0.6m above grade and intended for use as a private outdoor amenity area.
Pet Grooming
means the hygienic care and cleaning of pets and does not include the retail sale of
products, a place for breeding or overnight boarding of pets.
Permitted Use
means the use of land or of a building within any district which is listed in the column
captioned "permitted uses" and for which a development permit shall be issued provided
the development complies with this Bylaw.
Personal Service
Facility
means a development used for the provision of personal services to an individual which
are related to the health, care and appearance of the body, or the cleaning and repair of
personal effects and includes barber shops, hairdressers, beauty salons, tanning salons,
massage services, shoe repairs shops and dry-cleaning establishments.
Planning
Notification Sign
means a sign posted for a land use, development, subdivision, and other planning
applications.
Plant Nursery
means development for the growing, acclimatizing, propagating, and harvesting of bedding
and household plants and may include accessory uses related to the storing, displaying,
and selling of gardening, nursery and related products.
Podium
means the distinct portion of a building, which has a greater building footprint and a lower
maximum height than an associated tower.
Principal
Building or
Principal Use
means a building or use which, in the opinion of the Development Authority, is the
dominant building or the main purpose for which the building or parcel is used.
Private Amenity
Area
means an exclusive space that is directly accessible from a dwelling, for private enjoyment
including but not limited to a balcony, deck, patio, terrace or landscaped area.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 30 of 244
Project
Accommodation
means a lodging complex used to house workers who are characteristically employed in
industrial projects. These residential complexes may also accommodate non-industrial
related populations including but not limited to visiting athletes during competitions hosted
in the Municipality or evacuees affected by an emergency, and without restricting the
generality of the above, the complex is usually made up of several mobile units, clustered
in such fashion as to provide sleeping, eating, recreation, and other basic living facilities.
The units may be dismantled and removed from the site from time to time.
Public Floor
Area
means the gross floor area less the sum of the areas not accessible by patrons. Areas not
accessible by patrons include but are not limited to areas incidental to the function of the
building, mechanical and electrical equipment areas, stairways, washrooms, waste
collection rooms, and food preparation areas.
Public Utility
means a system or works used to provide 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 Municipality;
(d) irrigation;
(e) drainage;
(f) fuel;
(g) electric power;
(h) heat;
(i) waste management;
(j) residential and commercial street lighting;
and includes any other use that is provided for public consumption, benefit, convenience
or use.
Quonset
means an accessory building where the outer shell is made of fabric or corrugated metal
spanning rigid trusses.
Recreation
Facility, Indoor
means a facility in which the public participates in recreational activities indoors. Typical
uses include, but are not limited to, amusement arcades, billiard or pool halls, bowling
alleys, racquet courts, roller skating, swimming pools, gymnasiums, simulated golf
facilities, movie theatres, live theatres, museums, art galleries, public and private clubs,
community centres, cultural learning or healing centres, and skating rinks.
Recreation
Facility, Outdoor
means a development in which the public participates in recreational activities outdoors.
Typical uses include, but are not limited to, amusement parks, go-cart tracks, and
simulated golf establishments, golf courses, driving ranges, ski hills, ski jumps, sports
fields, outdoor tennis courts, traditional cultural areas, unenclosed ice surfaces or rinks,
athletic fields, boating facilities, outdoor swimming pools, bowling greens, riding stables
and fitness trails.
Recreational
Vehicle
means a portable structure designed to be carried by, or towed behind, a motor vehicle or
designed and built to be transported on its own wheels, to provide temporary living
accommodation. This includes but is not limited to motor homes, park models, campers,
holiday trailers, tent trailers and fifth wheel units but does not include mobile home or utility
trailers.
Recycling
Facility
means a development for the collection, handling, and temporary storage of recyclable
materials including but not limited to cardboard, plastics, paper, metal, glass and similar
household goods, or the purchase and temporary storage of bottles, cans, and other
refundable materials, but does not include the storage or handling of hazardous materials.
Religious
Assembly
means a development for spiritual worship and related religious activities. A religious
assembly may include a staff accommodation, provided it is accessory to the principal use.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 31 of 244
Renewable
Energy Device
Means a device located on a building providing alternative energy or power generation
where energy is derived from sources that are not depleted through use and may include:
(a) Co-generation production of electricity and thermal energy from the same
source. Rejected heat from industrial processes can be used to power an
electric generator. Surplus heat from an electric generator can be used for
industrial processes or for heating purposes (also referred to as combined
heat and power - chp).
(b) District Energy which refers to a group of buildings sharing one energy supply
for both heating and cooling (does not produce electricity).
(c) Solar-electrical (PV) Photovoltaic solar panels/modules that use the sun's
energy to produce electricity. This electricity can be used immediately, stored
in batteries for later use or fed back to the electricity grid for use by others.
(d) Solar Thermal which uses the sun's energy to produce solar hot water. There
are two main types of solar hot water systems to choose from: flat plate and
tube collectors.
(e) Geothermal/ Earth Energy which refers to tapping the heat of the earth itself
kilometres deep into the earth's crust. This type of energy is also referred to as
geo-thermal energy, though geo-thermal usually refers to the energy derived
from areas much deeper beneath the earth's surface.
(f) Wind Energy Conversion System commonly known as Wind Turbines which
refers to wind power that is produced by the wind turning rotors mounted to a
turbine. This energy is converted to electricity which can be used immediately,
stored in batteries or fed back to the electricity grid for use by others.
Residential
Sales Centre
means development of a show home or temporary building used for a limited period of
time for the purpose of marketing residential land and buildings.
Resort Facility
means commercial development which offers guest accommodation, as well as
recreational opportunities. A resort facility may include accessory uses including but not
limited to office, restaurant, minor, restaurant, major, retail, convenience, fishing lodges,
ski resorts, golf courses, horseback riding, and boating and fishing facilities.
Restaurant,
Major
means a development for the sale of prepared food and beverages. A restaurant, major
shall have a minimum capacity of 100 persons or a minimum area of 120.0sq m net floor
area.
Restaurant,
Minor
means a development for the sale of prepared food and beverages. A restaurant, minor
shall have a capacity of not more than 99 persons or a maximum area of up to 120.0sq m
net floor area.
Retail,
Convenience
means a development used for the retail sale of goods and services which does not
exceed 275.0sq m net floor area. Retail goods may include but are not limited to tobacco,
groceries, beverages, pharmaceutical and personal care items.
Retail, General
means a development used for the retail sale of goods and services within a building.
Retaining Wall
means a structure constructed to withstand lateral pressure in order to hold back earth,
loose rock or similar materials, but does not include a foundation wall and which is not a
fence.
Road
means land shown as a road on a plan of survey that has been filed or registered in a
Land Title, or land used as a road. This includes a bridge forming part of a road and any
structure incidental to a road.
Rural Service
Area
means that portion of the Municipality located outside of the Fort McMurray Urban Service
Area.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 32 of 244
Satellite Dish
Antenna
means a combination of an antenna or dish antenna and ancillary equipment the purpose
of which is to receive signals from orbiting satellites.
Screening or
Screened
means a fence, berm or screen planting or combination of these elements used for visual
separation.
Sea-Can
means a standardized reusable steel shipping container used for the storage and
movement of materials and products.
Seasonal
Garden Centre
means a temporary development for the purpose of selling gardening products and other
associated merchandise for up to 150 days within a calendar year, and is accessory to an
approved retail, general use. This does not include cannabis production and distribution
facility and cannabis retail store but may include the outdoor storage of gardening products
and other associated merchandise on the site.
Security Suite
means an accessory building or portion of a building that may or may not include a
dwelling unit, accommodating a person responsible for surveillance or maintenance of the
development or parcel.
Semi-Detached
Dwelling
means a building containing two dwelling units having a common wall at the side or rear
and each dwelling unit having at least one separate entrance.
Senior Citizen
Housing
means development of a building designed for the long term housing of senior citizens
sharing a common cooking, eating and housekeeping facilities but who do not require
medical or institutional type care.
Separation
Distance
means the minimum distance between the property lines of two properties as defined on
the plan of subdivision registered with land titles office of Alberta.
Separation
Space
means open space around dwellings separating them from adjacent buildings or activities
on the same parcel.
Service Road
a street providing access to land adjacent to a highway and developed in accordance with
Engineering Servicing Standards.
Service Station,
Major
means a development used for the servicing, washing, and repair of vehicles and the sale
of gasoline, other petroleum products, and a limited range of vehicle parts and
accessories. This use may include retail, convenience but shall not include cardlock
fueling stations.
Service Station,
Minor
means development used for the sale of gasoline, petroleum products, and a limited range
of automotive parts and accessories and may include washing, servicing and repair of
vehicles within a building containing not more than three (3) service bays. This use may
include retail, convenience but shall not include cardlock fueling stations.
Setback
means the distance that a development shall be separated from a lot line.
Shopping Centre
means a group of permitted or discretionary uses, designed, developed and managed as a
comprehensive unit.
Sign or Signage
means any structure, device, or any part thereof used to provide information.
Similar Use
a use that is comparable in character, intensity and purpose to another use as determined
by the Development Authority.
Single Detached
Dwelling
means a building which contains one dwelling unit as the principal use and may contain a
secondary suite. The building may be constructed on the parcel or from prefabricated
modules, but does not include a mobile home.
Sleeping Unit
means a habitable room having a lockable entry and providing sleeping accommodation
for not more than two persons.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 33 of 244
Special Event
means a development related to the assembly or meeting of persons for a limited period of
time held for a specific purpose. Special events may include but are not limited to a
gathering for community, cultural, charitable, educational, recreational, or sporting events.
A special event does not include events:
(a) intrinsic and ancillary to a use that has a valid development permit; or,
(b) taking place for non-commercial and personal use on a parcel of land within an
urban residential district or rural residential district consisting of not greater
than 1 person per 15.0sq m to a maximum of 150 persons.
Spill Out Zone
means the area immediately outside a retail unit or restaurant that is used for additional
merchandising space or seating.
Staff
Accommodation
means an accessory use consisting of one or more dwelling units which are used to house
support staff essential for the operation of a recreational development, educational facility,
religious assembly or essential public service.
Stepback
means the setting back of the façade of the upper storeys of a building from the façade of
the podium.
Stockpiling
means the temporary use of land for the storage of goods, aggregates, soils or similar
materials, usually accumulated as a result of earthworks or to accommodate development
with a valid development permit.
Storage Facility,
Mini
means a development in which storage space in the form of rooms, lockers, containers,
and/or outdoor space is rented to tenants, usually on a short-term basis.
Storage Facility,
Outdoor
means a site designed for the outdoor storage of goods, materials or equipment. Typical
uses include but are not limited to vehicle or heavy equipment storage compounds and
pipe yards, but do not include storage of any fuel, petrochemical or toxic substances as
determined by the Development Authority.
Storey
means that portion of a building, other than a basement, included between the surface of
any floor and the surface of the floor above it, or if there is no floor above it, then the space
between such floor and the roof.
Street
means a road, not including a lane.
Subdivision
means the division of a parcel of land by an instrument.
Suite, Attached
or Attached
Suite
means a self-contained secondary dwelling unit that is attached to the side or rear of the
principal dwelling.
Suite, Basement
or Basement
Suite
means a self-contained secondary dwelling unit located on the basement level of a
principal dwelling. The basement suite shall have direct access to the exterior, without
passing through any part of the principal dwelling.
Suite, Detached
Garage or
Detached
Garage Suite
means a self-contained secondary dwelling unit located above a detached garage. A
detached garage suite shall have an entrance separate from the vehicle entrance to the
detached garage, either from a common indoor landing or directly from the exterior of the
structure.
Suite, Garden or
Garden Suite
means a self-contained secondary dwelling unit located in a single storey building
separate from the principal dwelling.
Suite, Loft or
Loft Suite
means a self-contained secondary dwelling unit located on the loft level of a principal
dwelling. The loft suite shall have direct access to the exterior, without passing through
any part of the principal dwelling.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 34 of 244
Suite,
Secondary or
Secondary Suite
means a self-contained dwelling unit that is an accessory use to and located on the same
parcel as the principal dwelling, and has direct access to the exterior, without passing
through any part of the principal dwelling. The dwelling unit may be in the same building as
the principal dwelling unit or in an accessory building. A secondary suite includes attached
suite, basement suite, detached garage suite, garden suite and loft suite.
Swimming Pool
means an artificial body of water, excluding ponds, used for swimming, bathing or diving.
Tandem Parking
means having two vehicles parking one in front of or behind the other.
Telecommunicat
ions Tower
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
cellular telephone or radio signals by federally licensed operators.
Through Block
Connection
means a grade level pedestrian, cycling, or vehicle access route that is accessible to the
public and extends through a city block, and includes but is not limited to a pedestrian
walkway, a street, or an access route through public or private land.
Top of Bank
means the natural transition line at the top of a valley, or at the top of a channel that
contains a watercourse, between a slope where the grade exceeds 15 percent and the
adjacent upper level area where the grade is less than 15 percent, and where area that is
less than 15 percent in slope is at least 15.0m wide. Where banks are not well defined
(e.g. in the case of lakes, wetlands or ponds), the top of the bank is equivalent to the high-
water mark or floodplain, whichever is greater.
Tower
means a building, or a portion of a building located on top of a podium, with the height of
the tower extending from the top of the podium to the top of the building.
Trapper Cabin
means development of a structure used for temporary habitation, located in isolated areas
and associated with a licensed trapline.
Urban Design
Regulations
means the requirements under Part 9 Section 9.17.
Urban Service
Area
means the territory described as ward 1 in Schedule 3 to Order in Council 817/94, as
amended.
Utility Trailer
means a portable structure, designed to be pulled by a motor vehicle, to allow for the
transport of goods and/or equipment, but is not to be used as temporary accommodation.
Variance
means an alteration or change to a standard prescribed by this Bylaw that is authorized by
the Development Authority or the Board.
Verandah
means a structure attached to a building consisting of a roof and floor where the front and
sides of the structure may be partially-enclosed through the use of screens, glass or partial
walls, or open to the outside elements and is considered to be part of the principal
dwelling.
Warehouse and
Storage
means the use of a building and/or land primarily for the keeping of goods and
merchandise, excluding derelict vehicles or parts thereof, or any waste material.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 35 of 244
Warehouse
Sales
means development for the use of a large enclosed warehouse type building where a
range of goods are displayed and/or stored for wholesale or retail sales.
Waste
Management
Facility
means a sanitary landfill, modified sanitary landfill, hazardous or dry waste site for the
processing, treatment, storing, recycling or landfilling of municipal, hazardous or industrial
waste, but does not include an automotive wrecker.
Yard
means a part of a parcel which includes an exterior side yard, interior side yard, front yard,
or rear yard.
Yard, Exterior
Side or Exterior
Side Yard
means the yard extending across the full length of a parcel situated between the side lot
line immediately adjoining a street and the nearest façade of the principal building.
Yard, Front or
Front Yard
means the yard extending across the full width of a parcel and situated between the front
lot line and the nearest façade of the principal building. For irregular shaped lots, the front
yard will be determined by the Development Authority.
Yard, Interior
Side or Interior
Side Yard
means the side yard abutting another lot.
Yard, Rear or
Rear Yard
means the yard extending across the full width of a parcel and situated between the rear
lot line and the nearest façade of the principal building.
Youth
Assessment
Centre
means a development to provide rehabilitation, education and treatment to youths in a
supervised environment including but not limited to meals, sleeping accommodation and
incidental care.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 36 of 244
2.
PART 2 ADMINISTRATIVE PROVISIONS
2.1.
Development Authorities Established
2.1.1.
The Director is both a Development Authority and a Designated Officer, with powers and duties as set
out in this Bylaw.
2.1.2.
The Director may delegate in writing any of the powers and duties of the Development Authority, to
one or more employees of the Municipality, except to the extent limited by a provision of this Bylaw.
2.1.3.
If the Director has delegated any or all the powers and duties of the Development Authority, the
delegate shall not further sub-delegate such powers or duties.
2.2.
Powers, Duties and Decisions of Development Authorities
2.2.1.
The Development Authority has the authority to issue a development permit.
2.2.2.
Permitted Uses
(a)
The Development Authority:
i.
shall approve a development permit for a permitted use, with or without conditions
consistent with Part 2 Sections 2.2.7 and 2.2.8, and issue a development permit
accordingly if the development conforms with this Bylaw; or
ii.
shall treat a development permit as a discretionary use, if the development does not
conform to this Bylaw.
2.2.3.
Discretionary Uses
(a)
The Development Authority:
i.
may approve a development that conforms to this Bylaw, with or without conditions
consistent with Part 2 Sections 2.2.7 and 2.2.8, and either issue a development permit
accordingly or:
ii.
may refuse to issue a development permit even though the development conforms to this
Bylaw based on any consideration set out in Part 2 Section 2.2.3(b) of this Bylaw or such
grounds that, in the discretion of the Development Authority, warrant refusal rather than an
approval with conditions.
(b)
When making a decision on a development permit for a discretionary use the Development
Authority shall take into account:
i.
any relevant statutory plan or approved planning policy affecting the parcel;
ii.
the purpose statements in the applicable land use district;
iii. the appropriateness of the location and parcel for the proposed development;
iv. the compatibility and impact of the proposed development with respect to adjacent
development and the neighbourhood;
v. the planning merits of the proposed development;
vi. the servicing requirements;
vii. access and transportation requirements;
viii. vehicle and pedestrian circulation within the parcel;
ix. the impact on the public transit system;
x. the environmental hazard risk of the site; and,
xi. sound planning principles.
2.2.4.
Similar Uses
(a)
In determining whether a proposed development may be a similar use, a Development Authority
shall be satisfied the proposed development:
i.
is consistent with the purpose statement of the district; and,
ii.
is comparable in character to a use listed within that land use district.
2.2.5.
Within twenty (20) days after the receipt of an application for a development permit, the Development
Authority shall;
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 37 of 244
(a)
provide written confirmation to the applicant that the application is complete if, in the opinion of
the Development Authority, the application contains the documents and other information
necessary to review the application; or,
(b)
enter into written agreement with the applicant extending the time period.
2.2.6.
The Development Authority shall make its decision on development permit applications within forty
(40) days of the date on which the application is deemed complete. The forty (40) day review period
may be extended in writing by agreement between the Development Authority and the applicant.
2.2.7.
A Development Authority may impose conditions of approval on a development permit based on any
or all of the following criteria, regardless of whether the development is a permitted use or a
discretionary use:
(a)
the application of the provisions of any relevant statutory plan or approved planning policy;
(b)
the application of general land use planning considerations or principles;
(c)
ensuring that the development will comply with the Engineering Servicing Standard; and
(d)
ensuring compliance with any provision of this Bylaw, which may include a condition requiring
an applicant to post security for performance of conditions of approval or obtain a development
completion certificate or both.
2.2.8.
The Development Authority may further impose as a condition of approval of a development permit
with respect to any matters that the Development Authority deems appropriate including but not limited
to any of the following:
(a)
a requirement that the applicant enter into an agreement with the Municipality, to the
satisfaction of the Development Authority, to provide for any matter or thing relevant to the
development or to the relationship between the applicant and the Municipality resulting from or
relating to the development that falls within the scope of the permissible subject matter for
agreements described in sections 650 or 651 of the Act;
(b)
a specified time limit on the duration of development approval in the case of a development
permit for a discretionary use;
(c)
a real property report following the completion of an approved development to be provided prior
to issuance of a development completion certificate;
(d)
a requirement that the applicant provide a security deposit in a form acceptable to the
Development Authority for, including but not limited to grading, servicing, access, construction
fencing, landscaping and for any maintenance, repairs or improvements associated with the
development, or for repair of roads, sidewalks, or boulevards that may be damaged during
development;
(e)
a requirement that an "as built" lot grading plan prepared by and stamped by an Alberta land
surveyor be submitted to the satisfaction of the Development Authority;
(f)
limiting hours of operation;
(g)
regarding the emission of fumes and odour, air and water pollution or other contaminants,
creation of dust, light pollution, and volume or type of traffic;
(h)
phasing of the development;
(i)
establishing landscaping requirements;
(j)
requiring noise attenuation;
(k)
requiring special parking provisions;
(l)
regarding the location, character and appearance of buildings;
(m) regarding the grading of a site; or,
(n)
regarding maintenance of the proposed development in accordance with the approved plans.
2.2.9.
If the Development Authority refuses an application for a development permit, the Development
Authority must issue to the applicant a notice that the application has been refused and provide the
reasons for the refusal.
2.2.10.
Despite provisions or requirements in this Bylaw, the Development Authority may establish more
stringent standards for discretionary uses when deemed appropriate.
2.2.11.
The Development Authority has the authority to create, amend, publish and prescribe forms,
procedures, protocols, requirements, and guidelines that are consistent with this Bylaw, in respect of
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 38 of 244
applications for a development permit, a subdivision, an amendment to this Bylaw, a compliance
certificate or any other application under this Bylaw.
2.3.
Variance Authority
2.3.1.
Unless a specific provision of this Bylaw states otherwise, a Development Authority may make a
decision on a development permit application even though the proposed development does not
comply with the land use bylaw or is a non-conforming building if in the opinion of the Development
Authority,
(a)
The proposed development conforms with the use prescribed for that land or building in the land
use bylaw; and,
(b)
The proposed development would not:
i.
unduly interfere with the amenities of the neighbourhood,
ii.
materially interfere with or affect the use, enjoyment, or value of neighbouring parcels of
land, or
iii. interfere with or increase the risk to public safety, particularly with respect to wildfire risk.
2.3.2.
The Development Authority may allow a variance:
(a)
For front, side and rear yard setbacks:
i.
up to one hundred percent (100%) for principal and accessory buildings existing on site
prior to the adoption of this Bylaw; or,
ii.
up to ten percent (10%) for new principal and accessory buildings.
(b)
For building height:
i.
up to ten percent (10%).
(c)
For lot coverage:
i.
up to five percent (5%) of the maximum total lot coverage.
ii.
up to two percent (2%) of the maximum lot coverage for accessory buildings.
(d)
For block length:
i.
Up to ten percent (10%) of the maximum block length.
(e)
For separation distance from a cannabis retail store or a cannabis production and distribution
facility to a specified use as identified in this Bylaw:
i.
Up to ten percent (10%), provided all other requirements are met.
(f)
For an enlargement, addition, re-construction, or structural alteration to a non-conforming
building:
i.
in a residential building where such enlargement, addition, re-construction, or structural
alteration is less than five percent (5%) of the gross floor area or 100.0sq m, whichever is
greater, provided that there is no increase in the number of dwelling units; or,
ii.
in a non-residential building where such enlargement, addition, re-construction, or
structural alteration is less than five percent (5%) of the gross floor area or 100.0sq m,
whichever is greater.
2.3.3.
A variance will not be allowed if the granting of the variance results in a development which does not
meet the requirements of the Subdivision and Development Regulation.
2.3.4.
The Development Authority may allow a variance to on-site parking requirements in Part 7 subject to
the following considerations:
(a)
a five percent (5%) reduction to the minimum on-site parking requirements for sites located
within 200.0m of a transit stop;
(b)
additional parking stalls required at the time of intensifying or changing the use of land may be
varied by twenty percent (20%) if a parking study prepared by a professional to the satisfaction
of the Development Authority demonstrates that the existing parking is sufficient for the new
development or use;
(c)
for development in the Urban Service Area requiring more than two hundred and fifty (250)
parking stalls a reduction up to a maximum of ten percent (10%) of the parking requirements
may be considered if substantiated by a parking study prepared by a professional to the
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 39 of 244
satisfaction of the Development Authority and is subject to review and approval of the
Development Authority;
(d)
for development in the Rural Service Area where more than one hundred (100) parking stalls
are required the Development Authority may consider up to a maximum of twenty percent (20%)
reduction on parking requirements if the reduction is substantiated by a parking study prepared
by a professional to the satisfaction of the Development Authority and is subject to review and
approval of the Development Authority.
2.3.5.
The bicycle parking stalls requirements in Part 7 may be varied at the discretion of the Development
Authority up to fifty percent (50%) of the maximum required bicycle parking stalls.
2.3.6.
In the Rural Service Area, the Development Authority may approve a variance on the minimum on-site
parking stalls requirements if:
(a)
The development exceeds 15 parking stalls and is for one or more of the following land use
categories:
i.
accommodation and food establishments;
ii.
businesses (commercial/industrial);
iii. education, government and health services;
iv. retail; or,
v. social and recreational services.
(b)
For any variance to the parking requirements, the Development Authority may require a parking
study to satisfaction of the Development Authority.
2.3.7.
Subject to the development permit application for a cannabis production and distribution facility
meeting all other requirements in Part 5 Section 5.12, the Development Authority may vary the
separation distances by up to 10%.
2.3.8.
Subject to the development permit application for a cannabis retail store meeting all other
requirements in Part 5 Section 5.13, the Development Authority may vary the separation distances by
up to 10%.
2.3.9.
Developments not requiring a development permit are not subject to a variance.
2.4.
Non-Conforming Uses and Buildings
2.4.1.
If a development permit has been issued on or before the day on which a land use bylaw or a land use
amendment bylaw comes into force in the Municipality and the bylaw would make the development in
respect of which the permit was issued a non-conforming use or non-conforming building, the
development permit continues in effect in spite of the coming into force of the bylaw.
2.4.2.
A non-conforming use of land or a building may be continued but if that use is discontinued for a
period of six (6) consecutive months or more, any future use of the land or building shall conform with
the land use bylaw then in effect.
2.4.3.
A non-conforming use of part of a building may be extended throughout the building but the building,
whether or not it is a non-conforming building, may not be enlarged or added to and no structural
alterations may be made to it or in it.
2.4.4.
A non-conforming use of part of a lot may not be extended or transferred in whole or in part to any
other part of the lot and no additional buildings may be constructed on the lot while the non-
conforming use continues.
2.4.5.
A non-conforming building may continue to be used but the building may not be enlarged, added to,
rebuilt or structurally altered except:
(a)
to make it a conforming building,
(b)
for routine maintenance of the building, if the Development Authority considers it necessary, or
(c)
in accordance with this Bylaw which provides minor variance powers to the Development
Authority for the purposes of this section.
2.4.6.
If a non-conforming building is damaged or destroyed to the extent of more than seventy-five percent
(75%) of the value of the building above its foundation, the building may not be repaired or rebuilt
except in accordance with the land use bylaw.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 40 of 244
2.4.7.
The land use or the use of a building is not affected by a change of ownership or tenancy of the land
or building.
2.4.8.
For parcels created prior to the adoption of this Bylaw, the Development Authority may vary the
requirements of this Bylaw and issue a development permit despite the parcel's non-conformance with
the dimensions or area requirements of this Bylaw.
2.4.9.
Within a non-conforming building, enlargements or additions to a building, or accessory buildings that
constitute less than ten percent (10%) of the building or 100.0sq m in gross floor area, whichever is
greater, may be permitted provided that such extensions do not result in an increase in the number of
dwellings within the building or on the parcel.
2.4.10.
A building constructed prior to the effective date of this Bylaw, approved by the Development Authority
under the rules of the then applicable land use bylaw, remain the requirements until further
development occurs on the lot.
2.5.
Development Permit Application Requirements
2.5.1.
A development permit application shall:
(a)
be made to the Development Authority on the prescribed development permit application form
and shall be signed by the owner or his agent; and,
(b)
be accompanied by the required information prescribed in a development permit application
checklist.
2.5.2.
In addition to any requirements on the development permit application checklist, the Development
Authority may require the following:
(a)
photos showing the subject parcel in its current state;
(b)
comprehensive reports demonstrating how the development meets the applicable urban design
regulations;
(c)
conceptual site development plans;
(d)
details regarding architectural design;
(e)
detailed sketches and 3-dimensional graphics showing all aspects of the proposed
development;
(f)
detailed landscape plans, indicating all existing and proposed site features including berms or
other proposed forms of screening, trees, shrubs and grassed areas, and whether any
vegetation is to be removed;
(g)
pedestrian circulation study;
(h)
site or building accessibility assessment;
(i)
a comprehensive sign design plan setting out the type, size, location, design and character of
signage proposed for the site;
(j)
detailed studies showing the potential impacts of the proposed development on traffic, utilities,
and drainage in the area;
(k)
detailed plans or studies showing engineered flood protection measures;
(l)
detailed plans or studies showing engineered slope stability protection measures;
(m) disaster risk assessment and mitigation plan;
(n)
environmental impact assessment or any other environmental study prepared by a qualified
professional to the satisfaction of the Development Authority;
(o)
noise impact assessment prepared by a qualified professional to the satisfaction of the
Development Authority;
(p)
sun shadow impact study, either prepared by a qualified, registered professional engineer or
architect or to the satisfaction of the Development Authority;
(q)
wind impact study:
i.
a preliminary wind impact statement shall be prepared by a qualified, registered
professional engineer, to professional standards, or
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 41 of 244
ii.
a detailed wind impact study shall be prepared by a qualified, registered professional
engineer, and shall be based on a scale model simulation analysis, prepared to
professional standards;
(r)
in the case of Provincially owned land, a lease;
(s)
any other information deemed necessary by the Development Authority to properly evaluate the
application.
2.5.3.
In the case of development located in the flood management area, detailed plans or studies showing
engineered flood protection measures may be required.
2.6.
Amending the Bylaw
2.6.1.
A land use bylaw amendment application shall:
(a)
be made to the Development Authority on the prescribed land use bylaw amendment
application form and shall be signed by the owner or their agent; and,
(b)
be accompanied by the required information prescribed in a land use bylaw amendment
application checklist.
2.6.2.
Upon receipt of an application that is determined to be complete by the Development Authority, the
Development Authority:
(a)
may refer the land use bylaw amendment application to any internal municipal department and
to any external agency in order to receive comment and advice;
(b)
may require the applicant to conduct a public open house to the satisfaction of the Development
Authority;
(c)
shall consider the merits of the application;
(d)
shall prepare a report and draft a proposed amending bylaw; and,
(e)
shall refer the proposed amending bylaw to Council for first reading and to establish a date for a
public hearing to be held prior to second reading.
2.6.3.
A notice of the application shall be published and shall contain:
(a)
the legal description of the land that is the subject of the amending bylaw;
(b)
the purpose of the proposed amendment;
(c)
where a copy of the proposed amendment may be viewed;
(d)
the date, place, and time that Council will hold a public hearing on the proposed amendment;
(e)
an outline of the procedures to be followed by anyone wishing to be heard at the public hearing;
and,
(f)
an outline of the procedures by which the public hearing will be conducted.
2.6.4.
If the amendment involves the designation of a parcel to a different land use district:
(a)
the Development Authority may send a written notice to all adjacent owners within minimum
60.0m of the subject parcel, other affected parties or owners as determined by the Development
Authority; and,
(b)
a sign shall be placed on the subject land describing the nature of the proposed amendment,
except if the amendment is to correct an error or is being adopted in conjunction with the
adoption and implementation of a statutory plan undertaken on behalf of the Municipality, for
which a public consultation process has taken place.
2.6.5.
Where an application for an amendment has been refused by Council, the Development Authority
shall refuse to accept another application with respect to the same parcel for the same or a similar
purpose until six (6) months have expired since the date of such refusal.
2.6.6.
The Development Authority may initiate an amendment to this Bylaw without an owner's consent.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 42 of 244
3.
PART 3 DEVELOPMENT DECISIONS
3.1.
Development Requiring a Development Permit
3.1.1.
Except as otherwise provided in this Bylaw, no person shall commence, continue or carry on a
development, or cause or allow a development to be commenced, continued, or carried on, unless:
(a)
a development permit authorizing the development has been issued and remains in force and
effect; or
(b)
the development is exempt from the requirement of a development permit pursuant to the
provisions of this Bylaw or any other enactment.
3.2.
Development Not Requiring a Development Permit
3.2.1.
Developments listed in Part 3 Section 3.2.2 do not require a development permit so long as the
development:
(a)
is a development exempted under the Act;
(b)
otherwise complies with the rules of this Bylaw;
(c)
is not subject to any restrictions imposed by the Subdivision and Development Regulation; and
(d)
has sufficient infrastructure capacity (sewage collection, treatment and disposal, water supply,
treatment and distribution, and storm water collection and storage) to serve the development, to
the satisfaction of the Development Authority.
3.2.2.
The following developments do not require a development permit if the conditions of Part 3 Section
3.2.1 are met:
(a)
government developments, described as developments undertaken by or on behalf of the
federal government, provincial government or Municipality, upon publicly owned lands or
easements, including but not limited to:
i.
completion, maintenance or repair of a public utility;
ii.
constructing, widening, altering, redesigning or maintaining a road;
iii. traffic management projects and devices;
iv. vehicular and pedestrian bridges and walkways;
v. water reservoirs, water lines, storm and sanitary sewer installations;
vi. sewage treatment plant, water treatment plant, and waste disposal and treatment facility;
or
vii. street furniture, tennis courts, playgrounds, public park landscaping, public art, municipal
recreation equipment and civic buildings (with a gross area under 75.0sq m);
(b)
the use of all or part of a building as a temporary polling station, returning officer's
headquarters, Federal, Provincial or Municipal candidate's campaign offices and any other
official temporary use in connection with a Federal, Provincial or Municipal election, referendum
or census;
(c)
exterior alterations, maintenance or repair if such alterations, maintenance or repair does not
constitute structural change, change of use or change of intensity of use;
(d)
internal alterations, mechanical, or electrical work on a building;
(e)
temporary or portable buildings where the sole purpose is incidental to the construction of a
permanent structure for which a development permit has been issued and which will be
removed following completion of the development;
(f)
any temporary structure required by direction of a Director of Emergency Management acting
pursuant to the Alberta Emergency management Act, RSA 2000, c. E-6.8, as amended;
(g)
an accessory building that is not a sea-can and does not exceed;
i.
10.0sq m in gross floor area in the Urban Service Area; or
ii.
20.0sq m in gross floor area in the Rural Service Area;
(h)
trapper cabin;
(i)
a deck of up to 0.6m in height;
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 43 of 244
(j)
an outdoor in-ground or above ground private swimming pool so long as:
i.
it is not located within the front yard;
ii.
it has a total area less than 15% of the parcel area;
iii. it maintains the soft landscaping requirements of the applicable district and,
iv. all above grade swimming pool components, including but not limited to decks under 0.6m
in height, walkways, supporting members, heating and mechanical equipment, maintain a
setback of at least 1.2m of any lot line.
(k)
gates and fences when not constructed on top of or part of a retaining wall:
i.
to a maximum of 1.2m in height in a front yard and a maximum of 2.0m in a side yard or
rear yard in the Urban Service Area; or,
ii.
to a maximum of 1.2m in height in a front yard and a maximum of 2.5m in height in a side
yard or rear yard outside the Urban Service Area;
(l)
retaining walls to a maximum of 1.2m in height;
(m) a television aerial or satellite dish antenna in all residential areas, provided:
i.
it is not located in a front yard;
ii.
it is less than 1.0m in diameter; and
iii. all district setback and height provisions are met;
(n)
in the Rural District, the erection of towers, flagpoles, satellite dish antennas and other poles not
exceeding 4.5m in height from grade;
(o)
telecommunications towers when reviewed in accordance with an applicable Council Policy or
direction;
(p)
solar panels, provided that: the total power generation capacity of all solar collectors on the
parcel is 10 kilowatts or less;
(q)
a renewable energy device where the device is an integral part of a building;
(r)
any sign that is exempt from the requirement to obtain a development permit as specified in
Part 8 Signs of this Bylaw;
(s)
site grading where the proposed slope will not exceed five percent (5%) provided the proposed
grading does not adversely affect adjacent parcels;
(t)
a development that is subject to a valid master development agreement, which provides for the
stripping, grading or filling of land, including temporary storage and sale of topsoil in an area
governed by such agreement, but excluding topsoil processing or screening;
(u)
Topsoil excavation, grading, or stripping of land where:
i.
the area to be cleared is less than 1,000.0sq m; or,
ii.
it is soil moved and stockpiled on the same parcel;
(v)
home business, minor;
(w)
agriculture, personal use;
(x)
a change of use or first use in a space provided:
i.
the proposed development is a permitted use within the C1, C2, C3, C4, C5, HC, HCC, A,
CBD1, BOR1, SCL1, PRA1, PRA2, FRA1, and SR1 land use districts; and,
ii.
the proposed use does not change or add to the site development or gross floor area of a
building; and,
iii. the proposed use is one of the following:
1.
accessory building;
2.
accessory use;
3.
accessory surface parking;
4.
animal care services, major;
5.
animal care services, minor;
6.
automotive vehicle sales or rental;
7.
contractor, general;
8.
contractor, limited;
9.
custom manufacturing;
10.
drinking establishment;
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 44 of 244
11.
equipment rental;
12.
essential public service;
13.
fleet service;
14.
food and beverage commercial;
15.
industry, general;
16.
institutional and civic;
17.
neighbourhood commercial;
18.
nightclub;
19.
office;
20.
office commercial;
21.
park;
22.
parking lot;
23.
parking structure;
24.
public utility;
25.
recreation commercial;
26.
recreation facility, indoor;
27.
recreation facility, outdoor;
28.
restaurant, major;
29.
restaurant, minor;
30.
retail commercial (<5,000sq m gross floor area);
31.
retail commercial, large format (>5,000sq m gross floor area);
32.
retail, convenience;
33.
retail, general;
34.
service commercial;
35.
shopping centre;
36.
storage facility, outdoor;
37.
tourism commercial;
38.
warehouse and storage;
39.
warehouse sales;
(y)
a special event:
i.
on a parcel of land owned by the Municipality which has obtained authorization pursuant to
the provisions of Council Policy PRL-130;
ii.
on a public road subject to authorization by the Municipality;
iii. occurring at or within a school or on lands owned or operated by a school; or
iv. attended by cumulatively less than fifty (50) persons on a parcel of land that is not within
an urban residential district or rural residential district;
(z)
assembly or meeting for non-commercial and personal use taking place on a parcel of land
within an urban residential district or rural residential district consisting of not greater than 1
person per 15.0sq m to a maximum of 150 persons;
(aa) a garage sale;
(bb) gazebos, pergolas and arbors that are freestanding or attached to another structure and are
under 15.0sq m;
(cc) A seasonal garden centre that is accessory to a retail, general use that is operating under an
existing development permit.
(dd) Mobile Food Vendor where it complies with the Municipality's Food Truck and Street Vending
Bylaw.
(BL 25/015)
3.3.
Notification and Referral of a Development Permit Application
3.3.1.
The Development Authority may refer a development permit application to any internal municipal
department, and to any external agency in order to receive comment and advice.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 45 of 244
3.3.2.
Upon receipt of an application for a development permit for a development listed as a discretionary
use, the Development Authority may send a written notice to all adjacent owners. The written notice
shall provide the location and nature of the proposed development and identify opportunities for
comment.
3.3.3.
For discretionary uses that require notice posting, the Development Authority may require the
applicant to post a notice on the property in a location and format determined by the Development
Authority describing the proposed development and advising any interested parties where further
information regarding the application may be obtained. Such notice shall be posted for a minimum of
ten (10) calendar days prior to the issuance of a notice of decision.
3.4.
Commencement and Expiry of a Development Permit
3.4.1.
A development permit will be issued only after:
(a)
all prior-to-release conditions have been satisfied; and,
i.
the time for appeal to the Board has expired;
ii.
where there is an appeal of conditions by the applicant, when the Board has rendered its
decision; or
iii. where there is an appeal of the decision, and the Board has rendered its decision
confirming the approval of the development permit.
3.4.2.
A development permit expires and is of no further force or effect if the development is not commenced
within twelve (12) months from the date of approval.
3.4.3.
A Development Authority may extend the period for commencement of a development one (1) time for
up to twelve (12) additional months if an application for extension is received from the development
permit holder before the development permit expires pursuant to the provisions of Part 3 Section 3.4.2.
3.4.4.
The Development Authority may cancel or reverse a notice of decision if the Development Authority
becomes aware that the development permit was approved in error.
3.5.
Duration of Development Approval
3.5.1.
A development permit remains in effect indefinitely, unless:
(a)
a condition of the development permit specifies a time limit on the duration of development
approval; or,
(b)
where superseded by a subsequent development permit.
3.6.
Waiting Periods Following Refusals
3.6.1.
When a land use bylaw amendment application is made and Council refuses the amending bylaw,
another land use bylaw amendment application for the same lot or parcel shall not be accepted until
six (6) months after the date on which the amending bylaw was refused.
3.6.2.
Another application for a development permit for the same or similar use on the same lot or parcel
shall not be accepted until six (6) months after the date of refusal when an application for a
development permit is refused by a Development Authority and:
(a)
an appeal results in the refusal being upheld by the Board or by the courts; or
(b)
the refusal is not appealed.
3.7.
Notification of Decision
3.7.1.
When a development permit application is approved, the Development Authority shall:
(a)
deliver a notice of decision in writing to the applicant specifying the date in which the decision
was made and make a copy available; and,
(b)
for discretionary uses publish a notice locally that states the address of the parcel for which the
application has been made; the nature of the approval; indicate if a use is approved as a similar
use; the development permit number; and, the decision of the Development Authority.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 46 of 244
3.7.2.
When a development permit application is refused, the Development Authority shall deliver a notice of
decision in writing to the applicant. The notice of decision shall, pursuant to Part 2 Section 2.2.9 of this
Bylaw, include written reasons for the decision.
3.7.3.
For the purposes of this Bylaw, issuance of the notice of the decision of the Development Authority is
deemed to have been given on the day when the notice of decision has been published electronically
on the municipal website or five (5) calendar days after the notice of decision has been mailed to the
applicant and adjacent landowners or occupants or mailed or delivered to other affected parties or
landowners as determined necessary by the Development Authority.
3.7.4.
In addition to the notification of the decision pursuant to Part 3 Section 3.7.3, the Development
Authority may also use one or more of the following methods to supplement electronic notification of
the decision:
(a)
online newspapers, print newspapers, municipal newsletters, fliers, and other materials
circulated in the Municipality;
(b)
Municipal social media accounts;
(c)
signage, digital signage;
(d)
printed copies of the notice being made available at Municipal offices, including rural contact
offices;
(e)
email and other opt-in electronic communications; or
(f)
any emergent technologies deemed sufficient by the Development Authority for notification
purposes.
3.8.
Appeals
3.8.1.
Appeals of an order, decision, or development permit made or issued by the Development Authority
may be appealed to the Board in accordance with the Act.
3.9.
Development Completion Certificate
3.9.1.
Where required as a condition of a development permit, the applicant shall apply for a development
completion certificate upon completion of the approved development. Applications for a development
completion certificate shall be made within twelve (12) months of the completion of the approved
development.
3.9.2.
Applications for a development completion certificate shall be made using the prescribed application
form and shall provide all required documentation to verify that the development permit conditions
have been met.
3.9.3.
The Development Authority may require as a condition of development permit approval a current real
property report following the completion of an approved development to be provided prior to issuance
of a development completion certificate.
3.9.4.
Where the Development Authority is satisfied that all conditions of the development permit have been
met, a development completion certificate shall be issued and all securities held by the Municipality as
a condition of the development permit shall be released.
3.9.5.
Where the Development Authority is not satisfied that all the requirements and conditions of the
development permit have been met, a partial development completion certificate may be issued. The
Development Authority:
(a)
shall notify the applicant of any conditions that remain unsatisfied; and
(b)
may release a portion of securities held by the Municipality.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 47 of 244
4.
PART 4 CONTRAVENTION AND ENFORCEMENT
4.1.
General Provisions
4.1.1.
The enforcement powers granted under this Bylaw are in addition to any enforcement powers the
Municipality or Development Authority may have under the Act or any other applicable legislation.
4.1.2.
The Development Authority may enforce the provisions of this Bylaw.
4.1.3.
A person shall not prevent or obstruct the Development Authority from carrying out any official duty
under this Bylaw or the Act.
4.1.4.
Nothing in this Bylaw diminishes or in any way affects:
(a)
the provisions of the Act; or,
(b)
the rights of the Municipality pursuant to the Act, or at common law to seek an entry order, order
for compliance, injunction or any other order to obtain compliance with this Bylaw.
4.1.5.
The Development Authority may require the removal of a sign, at the sole expense of the owner, which
has in the opinion of the Development Authority become unsightly or is in such a state of disrepair that
constitutes a hazard.
4.2.
Stop Order
4.2.1.
A Development Authority may issue any order described in accordance with the Act:
(a)
upon the occurrence of any event or circumstance described in the Act;
(b)
an application for a development permit contains a misrepresentation; or,
(c)
material facts concerning the application were not disclosed during the application process.
4.3.
Contravention and Penalties
4.3.1.
An offence is committed when a person:
(a)
fails to comply with any provision or condition of a development permit; or
(b)
contravenes any other provision of this Bylaw.
4.3.2.
A person who commits an offence under this Bylaw is liable upon conviction to a fine of not more than
$10,000 or to imprisonment for not more than one year, or to both fine and imprisonment.
4.3.3.
A person charged with an offence may choose to make a voluntary payment by way of a specified
penalty for such offence as listed in Appendix B: Penalties.
4.3.4.
Where there is a specified penalty listed for an offence in Appendix B: Penalties, that amount is the
specified penalty for the offence, unless:
(a)
any person contravenes the same provision of this Bylaw twice within one (1) consecutive
twelve (12) month period, in which case the penalty shall not be less than double the amount
set out in Appendix B: Penalties; or,
(b)
any person contravenes the same provision of this Bylaw a third or subsequent time within one
(1) consecutive twelve (12) month period, in which case the penalty shall not be less than triple
the amount set out in Appendix B: Penalties.
4.3.5.
Where an offence continues for more than a day, it shall constitute a separate offence for each
additional day the contravention continues.
4.4.
Right of Entry and Inspections
4.4.1.
A Designated Officer may upon reasonable notice enter on any land or into any building for the
purpose of carrying out any inspection, remedy, enforcement or action pursuant to any provision of
this Bylaw or the Act.
4.4.2.
If the owner or occupier of land or a building consent to entry on the land or into any building by the
Development Authority for the purpose of carrying out any inspection, remedy, enforcement or action
pursuant to any provision of this Bylaw or the Act, the owner or occupier is deemed to have received
reasonable notice pursuant to section 542 of the Act.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 48 of 244
4.4.3.
If a person refuses to allow or interferes with the entry, inspection, enforcement or other action
pursuant to any provision of this Bylaw or the Act, the Development Authority may proceed to secure
court ordered entry pursuant to section 543 of the Act.
4.5.
Compliance with Other Legislation
4.5.1.
A person applying for, or in possession of a valid development permit is not relieved from the
responsibility for ascertaining and complying with, or carrying out development in accordance with:
(a)
the requirements of the Safety Codes Act, Environmental Protection and Enhancement Act and
Natural Resource Conservation Board Act;
(b)
the requirements of any other Federal, Provincial or Municipal statute, regulation, code or
standard; or
(c)
the conditions of any caveat, covenant, easement or other instrument, affecting a building or
land or the use of a building or land.
4.5.2.
It is an applicant's responsibility to determine all legislation that may apply to a development.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 49 of 244
5.
PART 5 GENERAL REGULATIONS
5.1.
Accessory Buildings
5.1.1.
An accessory building shall not:
(a)
be approved or developed on a parcel prior to the development of the principal building or use
on the parcel;
(b)
be used as a dwelling unit unless approved as a secondary suite or a security suite; and,
(c)
be located in a front yard in a residential district in the Urban Service Area.
5.1.2.
In a residential district, the maximum lot coverage for all accessory buildings on a lot shall be:
(a)
within the Urban Service Area, fifteen percent (15%) of the lot area to a maximum of 100.0sq m,
whichever is lesser;
(b)
in all other residential districts fifteen percent (15%) of the lot area to a maximum of:
i.
250.0sq m for parcels under 0.7ha; or,
ii.
350.0sq m for parcels 0.7ha and larger
whichever is lesser.
5.1.3.
In all districts, accessory buildings are subject to the side yard setback and rear yard setback
provisions of that district, with the following exceptions:
(a)
in all residential districts in the urban service area, an accessory building shall be setback a
minimum of 1.0m from the side and rear lot lines;
(b)
a detached garage with its vehicle door facing the lane in which case a rear yard setback of
either 1.0m or 6.0m is required. However, lots with a 1.0m utility right of way in the rear yard
must have a minimum rear yard setback of 1.0m up to a maximum of 2.0m so that the garage
eave does not encroach the utility right of way;
(c)
a mutual garage erected on a common lot line, in which case the side yard setback may be
reduced to zero, provided the common wall is a firewall;
(d)
an accessory building of less than 2.0m in height, in which case the side yard setback and rear
yard setback may be reduced to zero; and,
(e)
an accessory building located on a corner lot, in which case a minimum exterior side yard
setback of 3.0m is required from the lot line abutting the road that is not a lane.
5.1.4.
Where vehicular access to a detached garage is from a street, there shall be a minimum front yard
setback of 6.0m.
5.1.5.
Maximum height restrictions for accessory buildings are as follows:
(a)
4.6m in all residential districts within the Urban Service Area, except in the case of a detached
garage suite;
(b)
4.6m in all residential districts within the Rural Service Area on lots smaller than 0.405ha;
(c)
7.0m in all residential districts within the Rural Service Area on lots 0.405ha or larger; and,
(d)
in all other districts, as specified by the site provisions for the district.
5.1.6.
An accessory building shall be located a minimum of 1.0m from the principal building on a lot.
5.1.7.
Not withstanding Part 5, Section 5.1.6, where there is rear lane access, there will be a minimum
separation distance of 4.6m between the principal building and the detached garage.
5.1.8.
An accessory building on a lot in a residential district shall be similar and complement the principal
building in appearance such as, but not limited to, roof design, exterior material, appearance, and
colour.
5.1.9.
Where amenity space including but not limited to decks, balconies, and sunrooms is proposed for an
accessory building the setbacks for a principal building in that district shall apply.
5.1.10.
When an accessory building is a sea-can, the following shall apply:
(a)
Sea-cans are not allowed in the Urban Service Area except in institutional districts and in
industrial districts.
(b)
Sea-cans located in industrial districts and institutional districts are a discretionary use and shall
be screened from any roads to the satisfaction of the Development Authority.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 50 of 244
(c)
Sea-cans are a discretionary use in the Rural Service Area and shall be screened from any
roads to the satisfaction of the Development Authority.
(d)
The Development Authority may require a sea-can be similar to and complement the principal
building in exterior material, colour and appearance.
(e)
Sea-cans shall not be unsightly and shall be finished to the satisfaction of the Development
Authority.
5.1.11.
When an accessory building is a quonset, the following applies:
(a)
A quonset is a discretionary use in the following districts:
i.
Light Industrial District;
ii.
Medium Industrial District;
iii. Heavy Industrial District;
iv. Public Service District;
v. Airport District;
vi. Urban Expansion District; and
vii. Rural District.
(b)
A quonset shall only be approved for storage use.
5.2.
Active Frontage
5.2.1.
Where the at-grade level of an apartment is developed with a non-residential use:
(a)
For buildings adjacent to a road, the primary entry door to each unit shall be provided from the
building façade adjacent to the road.
(b)
The front yard setback may be used for commercial uses including but not limited to patios or
retail spill-out.
(c)
For buildings on corner lots, the building façade facing a road shall be activated using elements
such as but not limited to windows, entry doors, patios, awnings and architectural features.
(d)
Transparent windows and doors shall be provided along a minimum of twenty percent (20%) of
the at-grade building façade.
5.2.2.
The at-grade storey shall have a minimum vertical distance of at least 4.5m.
5.2.3.
An additional entry door shall be provided where there is a rear parking area.
5.2.4.
There shall be a minimum 2.5m barrier free sidewalk along the frontage facing the public streets.
5.3.
Adult Entertainment Facility
5.3.1.
A development permit for an adult entertainment facility shall not be approved within:
(a)
150m from the boundary of a residential district;
(b)
150m from a lot containing a dwelling unit within a commercial district;
(c)
150m from a lot containing a child care facility, recreation facility, indoor, elementary school,
junior high school, high school, or religious assembly; or,
(d)
150m from any other adult entertainment facility.
5.4.
Agricultural Uses
5.4.1.
Fencing, screening or other forms of spatial separation shall be provided to the satisfaction of the
Development Authority to:
(a)
ensure the on-site confinement of animals; and
(b)
to reduce noise or visual impact on surrounding properties.
5.4.2.
Pigeons are not permitted in any land use district unless the person keeping them is in good standing
with the Canadian Racing Pigeon Club or the Canadian Pigeons Fanciers association and the birds
are banded with a seamless association band on their leg.
5.4.3.
Wild boars are not permitted to be kept in any land use district.
5.4.4.
Manure or any manure by-product shall be managed to limit manure runoff onto adjacent lands or to a
waterbody to the satisfaction of both the Development Authority and the Regional Health Authority.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 51 of 244
5.4.5.
Any animal lodgings shall be constructed above the 250.9m elevation. Grazing or fenced areas may
be permitted below the 250.9m elevation.
5.4.6.
Animal lodgings, grazing areas and manure storage areas shall be setback a minimum of:
(a)
15.0m from the side and/or rear yard property lines for lots that are 0.404ha to 2.0ha
(b)
30.0m from the side and/or rear yard property line for lots that are over 2.0ha.
5.4.7.
Birds and animals, including livestock, not listed under Part 5 Section 5.4.8 or Part 5 Section 5.4.10
are at the discretion of the Development Authority.
5.4.8.
The following provisions apply to agriculture, off-site sales and agriculture, small scale:
(a)
The keeping of birds and animals, including livestock, shall be limited to two animal units per
acre (0.404ha).
(b)
For the purposes of this Part 5 Section 5.4.8, "one animal or bird unit" means:
Type of Animal
Number of Animals Equivalent
to One Unit
N. American bison
0.5
Horse, donkey, mule, elk, cattle or hog
1
Goats, sheep, llamas, alpacas, ostriches or emus
2
Deer
3
Ducks, geese, pheasants, turkeys, chickens,
pigeons, rabbits, chinchillas or mink
10
5.4.9.
Agriculture off-site sales shall be limited to a maximum of three (3) employees that provide services in
addition to the permanent resident(s) of the property.
5.4.10.
The following provisions apply to agriculture, personal use:
(a)
The keeping of birds and animals, including livestock, shall be limited to two animal units per
acre (0.404ha).
(b)
For the purposes of this Part 5 Section 5.4.10 and Part 5 Section 5.4.12 (a), "one animal or bird
unit" means:
Type of Animal
Number of Animals Equivalent
to One Unit
Horse, donkey, mule or hog
1
Goats, sheep, llamas, alpacas, ostriches or emus
2
Ducks, geese, pheasants, turkeys, chickens, rabbits
or chinchillas
5
5.4.11.
No livestock, fowl, or fur-bearing animals, other than domestic pets, shall be permitted in any
residential district in the Urban Service Area.
(a)
Despite Part 5 Section 5.4.11, hens, as defined by the Backyard Hen Bylaw shall be permitted
in the Municipality subject to compliance with the Backyard Hen Bylaw.
5.4.12.
Despite Part 5 Section 5.4.10, in rural residential districts in Saprae Creek Estates, Conklin, Janvier,
Anzac and Draper:
(a)
Horses, donkeys, goats, llamas, alpacas, and other similar animals may be kept as pets and/ or
for personal enjoyment and shall be limited to two (2) animal units for the first acre (0.404ha). In
addition, one 1 animal unit may be allowed for every additional acre (0.404ha) up to a maximum
of 10 animal units.
(b)
Additionally, within the above named hamlets, animals in rural residential districts must be
confined within a fence constructed to the satisfaction of the Development Authority.
5.5.
Amenity Area
5.5.1.
Amenity areas are a common or private indoor or outdoor area provided for active or passive
recreation and enjoyment of the occupants of a residential development and their guests.
5.5.2.
Multi-unit dwellings and apartments shall provide amenity areas as shown below:
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 52 of 244
Typology
Private amenity
area per unit
(minimum)
Common amenity area per unit (minimum)
Indoor
Outdoor
Multi-unit dwelling
6.0sq m
None
10% of lot area
Apartment (less than
50 dwelling units)
4.0sq m
2.5sq m
May be added to outdoor common
amenity area or private amenity
area or both
1.0sq m
Apartment
4.0sq m
2.5sq m
1.0sq m
5.5.3.
Private amenity area:
(a)
shall be provided in the form of at-grade patios, balconies or roof terraces for a dwelling unit,
and shall be adjacent to, and with direct access from the dwelling unit;
(b)
shall include visual cues including but not limited to, fencing, railing, or signage to indicate the
space is private;
(c)
shall have a minimum width of 2.0m and minimum length of 2.0m; and,
(d)
may be located within the required separation space.
5.5.4.
Common amenity area:
(a)
when provided indoors, shall be separate from a building's common public areas (e.g. lobbies,
elevator, stairs, corridors, and vestibules);
(b)
when provided outdoors:
i.
a playground with play structure shall be provided for apartments or multi-residential
developments with fifty (50) or more dwelling units;
ii.
may consist of a single, distinct use area or be divided into multiple use areas, but shall not
be less than 25.0sq m for at least one (1) distinct use area;
iii. shall be designed with privacy screening when in the form of a rooftop terrace;
iv. when provided in an apartment that also includes non-residential uses, shall be visually
screened from the non-residential uses on the site and shall only be accessible to
residents of the development.
5.5.5.
When a parcel containing a public park is located within 200m of the nearest building footprint of the
development and is not separated from the development by an arterial road, no outdoor common
amenity area is required.
5.6.
Architectural Elements
5.6.1.
Architectural elements are encouraged, in particular along building frontages, in order to create distinct
and visually interesting building design. Architectural elements may include but are not limited to
eaves, balconies and porches, cornices, ornaments, canopies, bay windows, and stairs.
5.6.2.
The design, character, external finish, and architectural appearance of all buildings, including
accessory buildings shall be to the satisfaction of the Development Authority.
5.6.3.
Building façades adjacent to roads or public open space shall be designed to ensure they are visually
interesting through the utilization of windows, doorways, articulation, architectural elements and/or
building materials.
5.7.
Bed and Breakfast
5.7.1.
A bed and breakfast is an accessory use, where the principal use shall be a single detached dwelling.
5.7.2.
A bed and breakfast shall not be developed on the same lot as a boarding house, secondary suite,
child care facility, live-work unit or home business, major.
5.7.3.
A bed and breakfast shall be operated by the permanent resident(s) of the single detached dwelling.
There shall not be more than one (1) non-resident employee on the development at any time.
5.7.4.
One (1) non-illuminated sign or plaque may be permitted on a building in urban and hamlet residential
districts. The maximum sign or plaque dimensions shall be 0.3m by 0.5m.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 53 of 244
5.7.5.
For bed and breakfast in all rural districts other than hamlet residential, one (1) identification sign to a
maximum size of 0.4sq m and 1.2m in height is required.
5.7.6.
A maximum of two (2) bedrooms per single detached dwelling shall be permitted as guest sleeping
units, except:
(a)
in rural residential districts, an additional two (2) bedrooms may be permitted as guest sleeping
units at the discretion of the Development Authority; and,
(b)
in the Rural District, an additional four (4) bedrooms may be permitted as guest sleeping units.
5.8.
Boarding House
5.8.1.
A boarding house:
(a)
shall only be within a single detached dwelling located on a corner lot;
(b)
shall not be developed on the same lot as a bed and breakfast, secondary suite, child care
facility, or home business, major;
(c)
shall contain no more than five (5) sleeping units.
5.9.
Building Separation Requirements
5.9.1.
In the case of apartment or tower developments adjacent to each other on the same lot or block, the
following building separation distances shall apply:
(a)
Any portion of a building over 32.0m in height shall be separated by not less than 25.0m
measured horizontally from any part of another building 32.0m in height or more.
5.10.
Campgrounds
5.10.1.
General Requirements
(a)
Mobile homes are not permitted in a campground except as provided in Part 5 Section 5.10.8
(c).
(b)
Accessory buildings, additions or decks ancillary to a recreational vehicle or within a
recreational vehicle stall are not permitted.
(c)
Only commercially designed and manufactured skirting is permitted on recreational vehicles.
(d)
Recreational vehicles are only permitted in recreational vehicle stalls.
(e)
Campground design and maintenance shall incorporate FireSmart principles.
(f)
Animal proof garbage cans shall be provided throughout the campground.
5.10.2.
The campground plan design shall incorporate and promote the following features:
(a)
the conservation and management of habitat, waterbodies, wetlands, and steep slopes;
(b)
existing clearing and open areas; and,
(c)
connectivity within and between natural habitat systems and areas.
5.10.3.
Campground amenity space
(a)
A minimum of five percent (5%) of the total area of the campground shall be provided as
campground amenity space.
(b)
For campgrounds without year-round accommodation of recreational vehicles, tent camping is
not permitted in the campground amenity space.
(c)
For campgrounds consisting of more than twenty (20) recreational vehicle stalls, a play
structure shall be provided in the campground amenity space.
5.10.4.
Recreational Vehicle Stall Requirements
(a)
For campgrounds with year-round accommodation of recreational vehicles, the minimum stall
size shall be:
i.
width: 6.0m;
ii.
length: 16.0m.
(b)
Stalls proposed for year-round use shall be hard surfaced to the satisfaction of the Development
Authority.
(c)
Site amenities for each stall shall include a cleared 8.0sq m amenity area with a picnic table.
(d)
A 2.0m minimum landscaped buffer shall be provided between recreational vehicle stalls.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 54 of 244
5.10.5.
Fences and Stall Boundaries
(a)
Fences shall not exceed 1.2m in height.
(b)
Fences shall be uniform in design and maintained in a safe and attractive condition by the
campground operator throughout the site.
(c)
All stalls shall be clearly identified with a stall number.
(d)
All stall boundaries shall be visible and clearly defined.
5.10.6.
Transportation & Pedestrian Circulation
(a)
All roads provided within the campground shall be developed to Engineering Servicing
Standards designated for the rural area.
(b)
Campgrounds with year-round accommodation of recreational vehicles proposed to be open
year-round shall maintain internal roadways year-round.
(c)
Municipal roads leading to a campground must be brought by the applicant to a condition
capable of sustaining the volume and type of traffic to be generated by the proposed
campground.
(d)
Interior signage, such as clearly marked egress routes, wayfinding or stop signs, shall be
installed to the satisfaction of the Development Authority.
(e)
Campgrounds consisting of more than twenty (20) recreational vehicle stalls shall display a
permanent stall location map at the entrance to the campground.
(f)
Pedestrian circulation routes to public facilities and major recreational activity areas must be
provided. Walking trails shall be provided as alternatives to the main campground road.
(g)
Regulatory signage must be installed as per Engineering Servicing Standards.
5.10.7.
Utility Services Requirements
(a)
Sewage disposal systems, potable water holding tanks, and electrical servicing shall meet all
applicable provincial and federal regulations.
(b)
Utility and telecommunication services shall be located below ground.
(c)
For campgrounds with year-round accommodation of recreational vehicles, a winterized sewage
disposal facility (dump station) shall be provided that is easily accessible and separated from
the recreational vehicle stalls and amenity spaces.
(d)
For campgrounds with year-round accommodation of recreational vehicles, electrical services
shall be provided in all stalls and be a minimum 30 amperes service.
(e)
Washroom facilities shall be provided in centralized locations.
5.10.8.
Safety
(a)
The owner of a campground shall develop and post a fire safety plan and have fire
preparedness and suppression equipment in place to the satisfaction of the Development
Authority.
(b)
A minimum thirty (30) metre natural/landscaped buffer around the boundary of the campground
must be provided and maintained to the satisfaction of the Development Authority. The
applicant in its submission shall identify and provide justification for any deviations or non-
conformance to the standards sought by the applicant.
(c)
For any campground containing twenty (20) or more recreational vehicle stalls, a security
residence located at the main entrance to the campground may be approved.
5.10.9.
Accessory Developments
(a)
The location, design standards and site requirements of any developments, uses and services
such as decks, recreational buildings, equipment storage facilities, fire pits, cook shacks, fire
wood storage and any other similar uses or services that may be associated with or required
within a campground may be approved at the discretion of the Development Authority.
5.10.10.
Notwithstanding the above in Part 5 Section 5.10, the applicant shall in its submission, identify and
provide justification for any deviations or non-conformances sought in the application of the
Engineering Servicing Standards.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 55 of 244
5.11.
Cannabis for Personal Use
5.11.1.
In a single detached dwelling, semi-detached dwelling, mobile home, duplex, secondary suite, and
multi-unit dwelling, up to four (4) cannabis plants may be grown inside the dwelling, accessory building
or in a fenced rear yard where the fence provides visual screening of not less than 2.0m.
5.11.2.
In apartments, up to four (4) cannabis plants may only be grown within the dwelling unit.
5.12.
Cannabis Production and Distribution Facility
5.12.1.
Separation Distance
(a)
A lot containing a cannabis production and distribution facility shall be located no less than
300m away from the boundary of a lot that is used for one (1) or more of the following:
i.
elementary school;
ii.
junior high school;
iii. high school;
iv. college;
v. hospital;
vi. child care facility;
vii. alcohol and drug rehabilitation centre; and,
viii. residential building.
5.13.
Cannabis Retail Store
5.13.1.
Separation Distance
(a)
A lot containing a cannabis retail store in the Urban Service Area shall be located no less than
150m from the boundary of a lot that is used for one (1) or more of the following:
i.
elementary school;
ii.
junior high school;
iii. high school;
iv. college;
v. hospital;
vi. child care facility; and,
vii. alcohol and drug rehabilitation centre.
(b)
A lot containing a cannabis retail store in the Rural Service Area and hamlets shall be located
no less than 100m away from the boundary of a lot that is used for one (1) or more of the
following:
i.
elementary school;
ii.
junior high school;
iii. high school; and,
iv. park.
5.13.2.
A cannabis retail store shall not be located on a lot abutting an existing lot that is being used for
residential purposes on its ground floor but may be allowed on the ground floor of an apartment.
5.14.
Child Care Facility
5.14.1.
A dwelling unit developed as a child care facility shall not change the existing building style and
remain consistent with the existing character of the street.
5.14.2.
A child care facility shall not be developed on the same lot as a bed and breakfast, boarding house,
secondary suite, live-work unit, or home business, major.
5.14.3.
A child care facility shall provide a fenced outdoor play space.
5.14.4.
A development permit for a child care facility shall specify:
(a)
the total occupancy, including children and staff; and,
(b)
the location of on-site parking stalls for passenger drop-off.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 56 of 244
5.15.
Compliance Certificate
5.15.1.
An owner or a person with legal or equitable interest in a parcel, may, upon payment of the required
fee, apply for a compliance certificate.
5.15.2.
An application for a compliance certificate shall consist of:
(a)
a current certificate of title for the parcel; and,
(b)
a real property report prepared by an Alberta Land Surveyor not older than one (1) year prior to
the date of application or up to three (3) years prior to the date of application accompanied by a
statutory declaration confirming there are no changes or alterations from the condition shown on
the attached real property report.
5.15.3.
A compliance certificate may be issued when the buildings as shown on the real property report
provided by the applicant are located on the parcel in accordance with either:
(a)
the provisions of this Bylaw; or,
(b)
those specified in any development permit.
5.16.
Corner Lot Restrictions
5.16.1.
The provisions of this Part 5 Section 5.16 shall not apply to development within the CBD1 - Central
Business District, BOR1 - Borealis, and SCL1 - Snyeside/Clearwater Core, and SCL2 -
Snyside/Clearwater High Density districts.
5.16.2.
On a corner lot in the Urban Service Area, no fence, wall, tree, hedge or other structure exceeding
0.6m in height above grade shall be permitted in a corner visibility triangle created by the lot lines and
a straight line which intersects them 7.5m from the corner where they meet (see Figure 5.1 Corner Lot
Restrictions).
Figure 5.1 Corner Lot Restrictions
5.16.3.
Despite Part 5 Section 5.16.2, in the case of a structure that exceeds two (2) storeys, the visibility
triangle is only required from grade to the ceiling of the second storey.
5.16.4.
On a corner lot within the Rural Service Area, no fence, wall, tree, hedge or other structure exceeding
0.8m in height above grade shall be permitted in a corner visibility triangle created by the lot lines and
a straight line which intersects them 20.0m from the corner where they meet (see Figure 5.1 Corner
Lot Restrictions).
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 57 of 244
5.16.5.
Despite Part 5 Section 5.16.4, on Rural Service Area lots the Development Authority may grant a
variance to allow a reduction in the corner visibility triangle requirement to a minimum of 7.5m where
the lot size and configuration are such that traffic and pedestrian safety will not be compromised by
such a reduction.
5.16.6.
In the Urban Service Area where a lane intersects with another lane or street, a corner visibility
triangle created by the lot lines and a straight line which intersects them 4.0m from the corner where
they meet shall be provided. No fence, wall, tree, hedge or other structure exceeding 0.6m in height
above grade shall be permitted in a corner visibility triangle.
5.17.
Decks
5.17.1.
A deck shall:
(a)
not project into the required front yard setback;
(b)
not exceed the height of the ground floor level of the principal building;
(c)
be setback a minimum of 1.0m from the interior side lot line and all accessory buildings;
(d)
where there is no lane adjacent to the lot and where there is no front attached garage, be
setback 2.8m from an interior side lot line to allow for vehicle access to the rear yard when there
is a detached garage on the lot;
(e)
be setback a minimum of 3.0m from the exterior side lot line;
(f)
not be located within the corner visibility triangle; and,
(g)
be located at least 3.0m from the rear lot line.
5.17.2.
Notwithstanding Part 5 Section 5.17.1 (c), one (1) interior side yard setback may be reduced to zero
for zero lot line developments provided the common wall is extended for separation and privacy, at the
discretion of the Development Authority;
5.17.3.
A deck shall be considered an addition to the principal building and is required to meet the district
setback requirements when attached to:
(a)
a dwelling unit and becomes covered or enclosed; or,
(b)
a non-residential use.
5.18.
Development in the Flood Management Area
5.18.1.
The purpose of this section is to regulate the use of land within the flood management area to ensure
development can be undertaken in a safe manner. In case of a conflict between Part 5 Section 5.18
and any other section of the Land Use Bylaw, Part 5 Section 5.18 takes precedence.
5.18.2.
The lands prone to flooding are identified in the flood management area maps in Appendix A.
5.18.3.
In the flood management area, new development and structural alterations to existing buildings shall
not be permitted except:
(a)
for commercial, industrial, and institutional uses;
(b)
in residential development:
i.
where protected by flood mitigation;
ii.
where the bottom of the floor joist for the first floor is at or above the 250.9m elevation;
iii. renovation of an existing building or structure provided that:
1. there is no increase in the floor area, and
2. the renovation does not create habitable rooms;
(c)
to accommodate public utilities, including flood mitigation structures and erosion control
measures and the construction of public utility;
(d)
an accessory building provided that the accessory building is not a dwelling unit.
5.18.4.
The following low-intensity uses can be considered in the flood management area without flood
mitigation:
(a)
essential public service;
(b)
park, natural;
(c)
park;
(d)
public utility; and
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 58 of 244
(e)
parking lot or parking structure when accessory to an existing development.
5.18.5.
In the flood management area:
(a)
Habitable rooms shall not be permitted below 250.9m elevation.
(b)
All mechanical equipment, including electrical, heating, air conditioning, etc., shall be at or
above 250.9m elevation.
(c)
A sewer backup valve must be installed in every building.
(d)
Cemeteries shall not be permitted.
(e)
Basement suites shall not be permitted.
(f)
Basements shall only be used for non-habitable rooms, including bathrooms, entryways,
corridors, or storage areas.
5.18.6.
The Development Authority may require the applicant for a development permit for lots partially or
wholly flood management area to enter into a save harmless agreement with the Municipality, relieving
the Municipality of responsibility for any damage or loss caused through flooding or subsidence.
5.18.7.
For any development in the flood management area, the Development Authority, at its discretion, to
assess the suitability of a proposed development, may require technical studies including but not
limited to:
(a)
Geotechnical study
(b)
Hydrological study
(c)
Hydrogeological study
(d)
Biophysical Study
(e)
Erosion and Sedimentation Control Study
(f)
Soil Suitability and Slope Study
(g)
Environmental Site Assessment
(h)
Environmental Impact Assessment
(i)
Surface drainage and Stormwater Management Plan
5.19.
Development Near Water Bodies, Watercourses and Steep Slopes
5.19.1.
Excluding the areas depicted in the flood management area maps in Appendix A, no development
shall be permitted adjacent to a water body or watercourse, or on a site otherwise prone to flooding or
subsidence related to flooding, unless the applicant demonstrates to the satisfaction of the
Development Authority, that preventative engineering and construction measures can be used to
make the site suitable for the proposed development.
5.19.2.
No development shall be permitted on a parcel containing slopes greater than 10 percent (10%)
unless the applicant demonstrates to the satisfaction of the Development Authority that preventative
engineering and construction measures can be used to make the site suitable for the proposed
development.
5.19.3.
A minimum development setback of 50.0m is required from the top of bank of any water body unless a
professional geotechnical engineering study demonstrates, to the satisfaction of the Development
Authority, that a lesser setback, to a minimum of 30.0m, is warranted.
5.20.
Drainage, Grading, and Retaining Walls
5.20.1.
A development permit is required where, in the opinion of the Development Authority, a parcel grade
may be altered:
(a)
resulting in cuts or fills greater than 400 cubic metres;
(b)
resulting in slopes greater than 20% on subject property or adjacent properties;
(c)
on sites below 250.9m geodetic elevation;
(d)
on sites adjacent to water bodies, streams, rivers or wetlands;
(e)
where clearing is greater than 1,000.0sq m; or,
(f)
where work will result in publicly owned and operated infrastructure.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 59 of 244
5.20.2.
Despite Part 5 Section 5.20.1, where a submission deadline is part of a development permit condition,
the Development Authority may authorize a one-time extension of up to six (6) months following such
deadline.
5.20.3.
Where a lot grading plan has been approved by the Development Authority, lot grading shall conform
to such plan.
5.20.4.
Any retaining wall exceeding 1.2m in height shall be designed and inspected after construction by a
registered professional engineer. The applicant shall provide to the Development Authority the design
and inspection report, both bearing the seal and signature of a registered professional engineer.
5.21.
Dwelling Units on a Parcel
5.21.1.
The number of dwelling units permitted on a parcel shall be one (1), except where additional dwellings
are:
(a)
contained in an approved building with two (2) or more dwelling units;
(b)
a mobile home forming part of an approved mobile home park;
(c)
an approved secondary suite; or
(d)
located in a rural residential district on a parcel greater than 2.0ha, to a maximum of two
dwelling units.
5.21.2.
Where two (2) dwelling units are approved on a lot subject to Part 5 Section 5.21.1 (d), the maximum
number of dwelling units on a lot may be increased to four (4) where there is approval of secondary
suite(s) subject to the provisions of this Bylaw.
5.22.
Easements and Right of Ways
5.22.1.
No development shall encroach into or over a utility easement, right-of-way, or maintenance easement
unless an amending agreement authorizing the encroachment is provided to the satisfaction of the
Development Authority.
5.22.2.
Notwithstanding Part 5 Section 5.22.1, a fence may by erected into or over a utility easement or right-
of-way within a parcel.
5.23.
Fencing and Screening
5.23.1.
Where a non-residential development abuts a residential district, screening in the form of perimeter
fencing, hedges, landscaped areas, or berms, with a minimum height of 2.0m shall be provided along
the common lot line to the satisfaction of the Development Authority.
5.23.2.
In all residential land use districts, the maximum height of a fence shall be:
(a)
1.2m in a front yard and 2.0m in a side yard or rear yard in the Urban Service Area;
(b)
1.2m in a front yard and 2.5m in a side yard or rear yard outside the Urban Service Area;
(c)
For corner lots, fencing shall be developed in accordance with Part 5 Section 5.16 Corner Lot
Restrictions of this Bylaw.
5.23.3.
Despite Part 5 Section 5.23.2, where a fence is constructed on top of or within 1.2m of a retaining wall,
the height of the fence at any point shall be limited to a maximum of 1.2m above the highest adjacent
elevation of the retaining wall.
5.23.4.
Outdoor storage areas shall be screened from view in accordance with Part 5 Section 5.27 to the
satisfaction of the Development Authority unless approved as part of a development permit that
includes the sale, promotion or display of a vehicle, equipment or product.
5.24.
Garbage and Recycling Enclosures
5.24.1.
All commercial, industrial, institutional and multi-unit residential developments shall provide garbage
and recycling storage areas suitable for the development and designed to the satisfaction of the
Development Authority.
5.24.2.
When garbage and waste materials are stored in a common storage area, they shall be:
(a)
stored in weather-proof and animal-proof containers;
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 60 of 244
(b)
visually screened at grade from all adjacent sites and roads to the satisfaction of the
Development Authority; and
(c)
provided in a location that can accommodate vehicle maneuvers necessary for accessing and
removing waste material.
5.24.3.
Any garbage and recycling storage area shall be accessible from a lane and shall either be within the
principal building or within an approved screened area adjacent to the building. For developments that
are not adjacent to a lane, the trash collection area or storage area may be located separate from the
principal building in a screened enclosure, not necessarily adjacent to a lane.
5.25.
Hazard Lands and Top of Bank Setbacks
5.25.1.
A minimum setback of 30.0m is required from the top or bottom of an escarpment or any other steep
slope where the grade of the slope exceeds 30% unless the Development Authority is satisfied by a
submission of a geotechnical engineering study prepared (signed and stamped) by a professional
engineer that a lesser setback is justified.
5.25.2.
Where the grade of a slope exceeds 30% on land subject to development, mitigating measures shall
be provided as identified in a geotechnical engineering study prepared (signed and stamped) by a
professional engineer to the satisfaction of the Development Authority.
5.26.
Home Business
5.26.1.
No more than one (1) home business, major shall be approved for a dwelling. A combination of one (1)
home business, minor and one (1) home business, major may be approved for a dwelling at the
discretion of the Development Authority.
5.26.2.
Identification sign(s) or any other form of identification indicating the business is located on the
property shall not be displayed on the property.
5.26.3.
A home business, major shall not have:
(a)
more than one (1) commercial vehicle in the Urban Service Area; or,
(b)
more than three (3) commercial vehicles in the Rural Service Area.
5.26.4.
No noise, vibration, smoke, dust, odours, heat, glare, combustibles, electrical or radio disturbance
shall be detectable beyond the parcel boundary.
5.26.5.
The following provisions apply to home business, minor and home businesses, major:
The provisions below apply to the
business types in the columns to the right
when identified by a "X"
Home business,
minor
Home business, major
Urban
Service
Area
and Draper
Rural
Service
Area
(excluding
Draper)
(a)
The area occupied by a business
shall not:
i. exceed 30% of the gross floor
area of a dwelling unit; and,
ii. occupy any portion of any
accessory building.
X
(b)
The area occupied by a business
shall not:
i. exceed 30% of the gross floor
area of a dwelling unit; or
X
X
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 61 of 244
ii. exceed 30% of the total gross
floor area of one accessory
building; or
iii. any combination of the above
to a maximum of 30% of the
gross floor area.
(c)
Generate no client pedestrian or
vehicle traffic.
X
(d)
Not more than two clients may be
present at any one time on the
premises.
X
X
(e)
All commercial vehicle trips related
to the business shall be restricted to:
i. Monday to Saturday between
the hours of 7:00am and
7:00pm; and,
ii. Sundays and Statutory
Holidays between the hours of
10:00am and 6:00pm.
X
X
(f)
Be operated by the resident(s) of the
dwelling unit.
X
X
X
(g)
Number of employees or other
persons who provide services in
addition to the permanent
resident(s).
0
1
2
(h)
Any storage of materials or goods
related to the business shall be
located within the dwelling unit. No
exterior storage or storage within an
accessory building is permitted.
X
(i)
Any storage of materials or goods
related to the business shall be
located entirely within a building. No
exterior storage is permitted.
X
(j)
Exterior storage and display of
materials and operation of the
business may be permitted if, in the
opinion of the Development
Authority, there is adequate
screening.
X
(k)
On-site display of goods.
X
X
Commercial Vehicles
(l)
Only one commercial vehicle may
be used in conjunction with the
X
X
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 62 of 244
business and shall comply with the
following:
i. If the commercial vehicle does
not exceed a gross vehicle
weight of 7,000 kilograms and
is also used for non-business
personal travel, then Part 7
Section 7.2.7 (l) does not apply
ii. If the commercial vehicle does
not exceed a gross vehicle
weight of 7,000 kilograms and
is used exclusively for business
purposes, then Part 7 Section
7.2.7 (l) does apply
iii. If the commercial vehicle
exceeds a gross vehicle weight
of 7,000 kilograms then it may
not be located on the parcel.
(m) The business may have up to three
commercial vehicles with accessory
trailers used in conjunction with the
business parked and maintained on
the site.
X
Other
(n)
Shall not be permitted in a dwelling
or on a lot that contains a secondary
suite, boarding house, bed and
breakfast, child care facility, live-
work unit, or group home.
X
X
(o)
A business for pet grooming or
training shall be limited to a
maximum of four pets on site at any
one time, including personal pets.
No boarding or overnight
accommodation is allowed.
X
X
(p)
A business for pet breeding shall be
limited to two adult breeding pets
and any offspring of those pets that
are less than six months old.
X
X
5.26.6.
DELETED
(BL 25/015)
5.26.7.
DELETED
(BL 25/015)
5.26.8.
Commercial and industrial uses are generally not compatible in urban residential districts and rural
residential districts. An application for a home business, major and home business, minor should not
be approved if, in the opinion of the Development Authority, the proposed use or intensity of use are
more appropriately located in a non-residential district.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 63 of 244
5.27.
Landscaping
5.27.1.
The purpose of the landscaping section is to enhance and maintain the function and appearance of
developments; provide a positive overall image for the Municipality; encourage good environmental
stewardship and to implement FireSmart and Bear Smart principles.
5.27.2.
Applicability
(a)
The provisions of landscaping in accordance with this Bylaw shall be required as a condition of
development permit approval for new development in the:
i.
Urban Service Area, or,
ii.
Hamlet Community Core District, Highway Commercial District, Light Industrial District and
Medium Industrial District in the Rural Service Area.
(b)
This section does not apply to mobile homes, single detached dwellings, semi-detached
dwellings and duplexes.
(c)
This section does not apply to interior alterations or a change of use that does not increase the
gross floor area of a building.
(d)
Landscaping shall be required for additions to existing development that increase gross floor
area.
(e)
The landscape plan or any subsequent changes require approval by the Development Authority.
5.27.3.
General Requirements
(a)
Landscaping shall be installed in accordance with this section.
(b)
Landscaping shall be installed as per the approved landscape plan and shall be maintained in
accordance with accepted horticultural practices for the life of the development.
(c)
All dead, unhealthy or missing trees and shrubs shall be replaced within one (1) year with plant
material that is of similar size and species as those listed in the approved landscape plan,
unless other species are recommended by the Development Authority.
(d)
The owner of a property abutting a boulevard may be required to enter into an agreement
pursuant to this Bylaw to landscape the boulevard by grading, placing topsoil, seeding or
performing other work that may be necessary to establish a turf boulevard, including weed
control.
(e)
The Development Authority may require landscaping in areas within a site that are intended for
future development if the absence of landscaping creates a negative visual impact to adjacent
properties and roadways.
(f)
The projected cost of the landscaping shall be calculated by the applicant and shall be based on
the information provided on the approved landscape plan. If, in the opinion of the Development
Authority, these projected costs are inadequate, the Development Authority may seek additional
professional opinion to confirm the landscaping cost in order to establish a higher landscaping
cost for the purposes of determining the value of the landscaping security.
(g)
A written inspection report from a qualified professional may be required, to the satisfaction of
the Development Authority, prior to issuance of the development completion certificate. The
report shall confirm that the trees, planting beds, sod and seed have been installed in
accordance with the approved landscape plan.
(h)
Prior to occupancy and prior to issuance of the development completion certificate, landscaping
may be incomplete due to seasonal constraints. The Development Authority may permit
occupancy prior to completion subject to the Development Authority maintaining acceptable
security equivalent to outstanding cost of completion. Such securities will be released following
the issuance of the development completion certificate.
(i)
The total amount of securities will not be released until the development completion certificate is
obtained.
(j)
Existing plant materials should be preserved and protected unless removal is demonstrated to
be necessary or desirable to accommodate a proposed development.
(k)
Any existing landscaping to be retained will be protected during construction to the satisfaction
of the Development Authority.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 64 of 244
(l)
Existing natural landscaping retained on the site may be considered as part of the landscape
requirement, with written approval of the Development Authority.
(m) Tree and shrub requirements may be satisfied by preserving existing trees and shrubs at the
rate outlined in the Table below:
Substitution Rates for Existing Trees and Shrubs
Requirement
Preserved Trees or Shrubs that can be Substituted
1 Shrub
1 existing deciduous shrub with minimum height of 600mm; or
1 existing coniferous shrub with a minimum spread of 600mm.
2 Trees
1 existing deciduous tree with a minimum 100mm caliper; or
1 existing coniferous tree with a minimum height of 4.0m.
3 Trees
1 existing deciduous tree with a minimum 200mm caliper; or
1 existing coniferous tree with a minimum height of 7.0m.
5.27.4.
Landscape Plan Requirements and Content
(a)
The landscape plans shall include the entire parcel.
(b)
If the parcel is over 1,000.0sq m, the landscape plan shall be stamped by a registered
landscape architect.
(c)
The landscape plans will be drawn to a scale of 1:500 or larger.
(d)
The landscape plan shall include the following:
i.
the site dimensions, identification of adjacent land uses, a north arrow, scale and scale bar,
and necessary interpretive legends;
ii.
all existing and proposed structures, location and type of underground structures and
overhangs within the first two (2) floors;
iii. adjacent public area features, such as streets, lanes, driveways, vehicular entrances,
sidewalks, street furniture and boulevard trees;
iv. overhead, surface and underground utilities, limits of easements and adjacent public utility
lot (PUL) or designated reserve lands;
v. all physical features, existing or proposed including but not limited to: buildings and
building entrances, porches, decks, walkways, other hard surfacing or hard landscape
features, above ground parking and underground parking structure boundaries, curbs,
lighting, fencing, walls, screens, planting beds, recreational facilities, site furniture, garbage
collection areas, and irrigation systems.
vi. materials, colours and patterns shall be included (digital images showing finishes shall be
included on the plan);
vii. existing and proposed parcel grading, including parcel boundaries, elevations of berms in
half-metre intervals, direction of site drainage, proposed catch basin rim elevations, top
and bottom elevations of retaining walls, and existing elevations of plant material to be
retained; and,
viii. location, height and material of all fencing, screening and walls.
(e)
The landscaping plans shall include:
i.
the location, type, quantity and condition of existing trees and shrubs, the plant material to
be removed and retained shall be clearly indicated on the plan and existing plant list; the
caliper of the tree trunks shall be identified. The landscape plan shall graphically illustrate
the spread of the trees to be removed or relocated by the proposed construction;
ii.
proposed plant material labelled by name, these labels shall be cross referenced to the
plant list that identifies common and scientific name, quantity, caliper and size and
condition at planting. The method of planting grass mix for sod and/or seed. Proposed
plants shall be drawn in at eighty percent (80%) of their mature canopy spread;
iii. the method of watering the proposed landscaping; and,
iv. detailed landscape installation instructions to the contractor.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 65 of 244
(f)
The Development Authority may consider an application for a development permit that does not
provide all the information required by Part 5 Section 5.27.4 if the information provided is
sufficient to show that the landscape requirements will be met.
5.27.5.
Modification of Approved Landscape Plan
(a)
Changes to the landscaping plan shall be approved by the Development Authority prior to
completion.
5.27.6.
Landscaping Specifications
(a)
All plant material should be suitable to growing in the Municipality and to site conditions.
(b)
Transplanted tree and shrub material should be propagated and grown within hardiness zone 3,
although it is recommended that all plant material specified in the landscape plan should be
hardy to zone 2 and drought tolerant.
(c)
All plant material shall meet the horticultural standards of the latest edition of the Canadian
Standards for Nursery Stock produced by the Canadian Nursery Trades Association.
(d)
Trees and shrubs shall meet the following standards at the time of planting:
i.
Minimum coniferous tree size is 2m height.
ii.
Minimum deciduous tree size is 50mm caliper.
iii. Minimum coniferous shrub size is 600mm spread.
iv. Minimum deciduous shrub size is 600mm height.
(e)
Minimum topsoil depth shall be:
i.
150mm for seeded areas;
ii.
100mm for sodded areas; and,
iii. 500mm for shrub and tree beds.
(f)
Minimum soil volumes shall be as per the Engineering Servicing Standards.
(g)
The specifications for site preparation, topsoil, seed, sod and plant material set out in the
Engineering Servicing Standards shall apply, subject to the discretion of the Development
Authority.
(h)
Species Selection
i.
Species and cultivars shall be selected based on their suitability for the site and their
proven resistance to local tree diseases and insect pests.
ii.
No more than thirty percent (30%) of the trees and shrubs shall be from one (1) species.
(i)
Tree and Shrub Planting Requirements
i.
Trees shall be planted in accordance with the Engineering Servicing Standards.
(j)
Inspection and Approval of Plant Material
i.
Plant material shall be accompanied by documentation from the supplier at the point of
origin confirming that the plant material is free of insect pests and tree diseases.
ii.
The documentation shall be submitted to the Development Authority, who may order the
removal and disposal of plant material infected with insect pests or tree diseases.
5.27.7.
Landscaping Area
(a)
Landscaping shall be calculated as a percentage based on the applicable land use district.
(b)
Soft landscaping shall consist of permeable ground surface such as turf, vegetative ground
cover, shrubs, woodchip mulch and stone mulch.
(c)
Soft landscaping shall not include non-permeable ground surfaces like asphalt, concrete,
pavers, and compacted gravel generally used for driveways and parking pads.
(d)
Hard landscaping, including but not limited to, pavers, concrete patios and similar hard surfaces
may be used in amenity areas as required in Part 5, Section 5.5.
5.27.8.
Grading
(a)
All landscaped areas shall be designed and constructed to facilitate effective surface drainage
and follow the standards for minimum and maximum slopes for landscaped areas in the
Engineering Servicing Standards.
5.27.9.
Landscaping Requirements for Parking Areas
(a)
Landscaping shall be provided within parking lots, landscaped islands and along walkways
within parking lots, to the satisfaction of the Development Authority.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 66 of 244
(b)
Trees and shrubs located within any parking area shall not obstruct the safe movement of
pedestrian and vehicular traffic.
(c)
All landscaping shall be protected from parking and traffic circulation areas by concrete curbs or
other approved barriers having a minimum height of 150.0mm or separated from the street or
parking area by a curbed sidewalk.
(d)
Parking areas shall have a minimum 1.5m wide landscape buffer from all property lines.
(e)
Trees and shrubs shall be provided along the perimeter of surface parking lots abutting streets
or another site.
(f)
At grade parking lots with 25 or more parking stalls shall provide landscaped islands:
i.
at the end of each row of parking; and,
ii.
after a maximum of 20 parking stalls in a parking row.
(g)
To ensure the vitality of trees required in Part 5 Section 5.27.9 (i) below, a landscaped island
must have a minimum width of 2.0m and;
i.
a minimum area of 11.6sq m where at the end of or within a single parking row; or
ii.
a minimum area of 23.2sq m where at the end of or within a double parking row.
(h)
Trees planted in landscaped islands shall have a minimum rate of one (1) tree for every 11.6sq
m of landscaped island. For landscaped islands greater than 23.2sq m one additional tree will
be required for each additional 23.2sq m of landscaped island.
(i)
Trees planted in landscaped islands shall have a minimum canopy spread of 5.0m at maturity.
Landscaped islands may include shrubs and/or ground cover if approved by the Development
Authority.
(j)
Trees planted in landscaped islands shall have a minimum rate of one (1) tree per every nine
(9) linear metres. Closer spacing may be allowed at the discretion of the Development Authority.
(k)
Landscaped medians shall have a minimum of one (1) deciduous tree per every ten (10) linear
metres.
5.27.10.
Landscaping in Residential Districts
(a)
Landscaping in urban residential districts and rural residential districts shall be in accordance
with the requirements of the district.
(b)
Where landscaping is required for residential development, the number of trees and shrubs
provided are determined by the following ratio:
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 67 of 244
i.
one (1) tree for every 35.0sq m of any required soft landscaping area and one (1) shrub for
every 25.0sq m of any required soft landscaping area; and,
ii.
if landscaping is used as a visual screen, noise attenuation measure, or top of bank
setback, the amount of soft landscaping may be increased at the discretion of the
Development Authority.
5.27.11.
Landscaping in Hamlet Community Core Districts, Commercial Districts, Institutional Districts and
Urban Industrial Districts
(a)
Non-permeable surfacing shall be enhanced with soft landscaping as required by the
Development Authority.
(b)
In commercial districts, institutional districts and industrial districts in the Urban Service Area
and in the Hamlet Community Core District, all plantings shall be installed to finished grade.
Planters may be used at the discretion of the Development Authority. Where used, planters
shall be of adequate design, having sufficient soil capacity and insulation to sustain plant
material.
(c)
Where an industrial district abuts any other district, a 2.0m landscaped buffer is required from
the shared lot line within the industrial parcel.
(d)
Additional landscaping above the district minimum may be required where the Development
Authority deems it necessary to mitigate the impact of a new development.
(e)
For non-residential developments, the number of trees and shrubs are determined by the
following ratio:
i.
one (1) tree and one (1) shrub for each 25.0sq m of any required soft landscaping area;
and,
ii.
if landscaping is used as a visual screen, noise attenuation measure, or top of bank
setback, the amount of soft landscaping may be increased at the discretion of the
Development Authority.
5.27.12.
FireSmart Landscaping Regulations
(a)
To reduce the threat of wildfire, the following measures shall be required in Hamlet Community
Core Districts, commercial districts, institutional districts, industrial districts and in urban
residential districts and rural residential districts for:
i.
Apartment;
ii.
Multi-Unit Development; and,
iii. Multi-Residential Development.
(b)
Woody shrubs, trees or other similar plant materials shall not be located within 1.5m of the
principal building.
(c)
Surface material within 1.5m of the principal building and accessory buildings shall be non-
combustible. Non-combustible materials may include but are not limited to gravel, soil, concrete
and maintained lawns.
(d)
Only fire-resistant deciduous shrubs, trees and perennials shall be planted within 10.0m of the
principal building.
(e)
Bark or wood mulch shall not be located within 10.0m of the principal building.
(f)
Subject to Part 5 Section 5.27.12 (d) above, evergreen trees may be planted individually or
among deciduous trees within 30.0m of the principal building.
(g)
Coniferous trees shall be planted no closer than 3.0m from any other coniferous tree based on
expected mature spread.
(h)
Coniferous trees greater than 6.0m tall shall have their limbs pruned up to 2.0m from the
ground.
5.27.13.
Bear Smart Landscaping Regulations
(a)
To reduce the amount of bear attractants in new developments within 150.0m of natural areas,
the following measures apply to Hamlet Community Core Districts, commercial districts,
institutional districts, industrial districts and in urban residential districts and rural residential
districts for:
i.
Apartment;
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 68 of 244
ii.
Multi-Unit Development; and,
iii. Multi-Residential Development.
(b)
Fruit and berry producing shrubs, or clover seed mixes shall not be planted.
(c)
Bear proof garbage bins shall be used.
5.28.
Lighting
5.28.1.
Outdoor lighting shall be positioned and directed so that the light generated:
(a)
does not project directly into an adjacent parcel;
(b)
does not adversely affect an adjacent parcel in the opinion of the Development Authority; and,
(c)
does not adversely affect traffic safety in the opinion of the Development Authority.
5.29.
Liquor Store
5.29.1.
A parcel containing a liquor store in the Urban Service Area shall be located 100m away from the
boundary of a parcel containing another liquor store.
5.30.
Live-Work Unit
5.30.1.
There shall not be more than two non-resident employees in the development at any time.
5.30.2.
The non-residential use shall not exceed fifty percent (50%) of the gross floor area of the live-work
unit.
5.30.3.
Activity from the live-work unit which generates noise levels, dust, odours, emissions, glare, radiation
or vibration incompatible with and impacting adjacent uses is prohibited.
5.30.4.
No outdoor storage relating to the live-work unit shall be permitted.
5.30.5.
The work use shall be located on the ground floor.
5.30.6.
The residential use and the commercial use of the live-work unit shall not be legally separated through
a subdivision or condominium conversion.
5.30.7.
The work use shall be conducted entirely indoors and shall not be undertaken in any attached garage
space necessary for required parking.
5.30.8.
There shall be access between the dwelling unit and the work components of the live-work unit.
5.30.9.
The following uses or activities, shall not be allowed as live-work unit uses:
(a)
adult entertainment facility;
(b)
animal care services, major and animal care services, minor (discretionary in rural areas);
(c)
automotive and equipment repair and services (discretionary in rural areas);
(d)
contractor, general (discretionary in rural areas);
(e)
dry cleaning establishments;
(f)
fleet service and vehicle dispatch services; and
(g)
industrial vehicle and heavy equipment sales, rental and storage (discretionary in rural areas).
5.30.10.
A live-work unit shall not be developed in the same dwelling as a bed and breakfast, boarding house,
secondary suite, child care facility, or home business, major.
5.31.
Natural Resource Extraction
5.31.1.
Oil Sands Mining, Extraction and Upgrading
(a)
Subject to receipt of the information described in Part 5 Section 5.31.2 (a) below, the
Development Authority shall approve the application to the extent that it complies with the
provincial license, permit, approval or other authorization in accordance with the provisions of
the Act.
5.31.2.
Other Natural Resource Extraction Activities
(a)
An application for a development permit for natural resource extraction shall require:
i.
a disposition;
ii.
location and area of the site affected by the development;
iii. the expected life of the development;
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 69 of 244
iv. the condition in which the site is to be left when the operation is complete, including the
action which is to be taken for restoring the site to its original, or similar, state.
(b)
The applicant shall keep the area subject to the development permit in a clean and tidy
condition and free from debris.
(c)
All operations shall be in accordance with all provincial legislation respecting conservation and
reclamation.
(d)
A disturbed area shall be reclaimed to a land capability equivalent to the pre-disturbance land
capability or a post-disturbance condition and land use satisfactory to the Development
Authority.
(e)
Sand, gravel, and commercial logging operations shall not be permitted within 800m of an
existing country residential district, hamlet boundary, or the Urban Service Area. The clearing
and logging of development sites are exempt from this provision.
(f)
One (1) security suite, or more as required by the operation based on demonstrated need, may
be permitted for each extraction operation.
5.32.
Objects Prohibited in Yards
5.32.1.
No person shall keep an object which, in the opinion of the Development Authority, is unsafe, unsightly
or adversely affects the amenities of the district. Including, but not limited to, dismantled or wrecked
motor vehicles, stockpiling or storage of explosives, flammable liquids, diesel fuels or gasoline
products.
5.32.2.
No person shall keep or otherwise store building or construction materials on a parcel unless;
(a)
the parcel has been approved for such use;
(b)
such materials are being actively used for the purposes of an approved and released
development permit; or
(c)
such materials are associated with a project addressed by Part 3 Section 3.2 of this Bylaw.
5.32.3.
Except as otherwise permitted under this section, no motor vehicle other than a passenger vehicle,
recreational vehicle and/or one (1) commercial vehicle having a gross vehicle weight of more than
3,000kg but less than 7,000kg shall be parked on a parcel in a residential district for longer than 48
hours.
5.32.4.
A maximum of one (1) recreational vehicle and one (1) utility trailer or a maximum of two (2) utility
trailers may be kept on a residential parcel provided it meets setback requirements for accessory
buildings in that district unless otherwise authorized by the Development Authority.
5.32.5.
Despite Section 5.32.4, in rural residential districts, a maximum of one (1) recreational vehicle may be
kept on a parcel. In addition, up to three (3) utility trailers may be allowed for the first 0.809ha, and an
additional utility trailer may be allowed, subject to it being screened from the road, for every additional
0.809ha of lot area, up to a maximum of twenty (20) utility trailers.
5.32.6.
On a residential parcel in the Urban Service Area, a recreational vehicle or utility trailer may be parked
in the front yard or, in the case of a corner parcel in the exterior side yard, as long as the recreational
vehicle or utility trailer:
(a)
remains entirely within the parcel;
(b)
is not within the corner visibility triangle;
(c)
is setback a minimum of 1.0m from a side or rear lot line; and
(d)
is parked on a paved or concrete driveway.
5.32.7.
A recreational vehicle shall not be used for living or sleeping accommodation when on a residential
parcel.
5.32.8.
On residential parcels in the hamlets of Conklin, Janvier, and Fort Chipewyan, up to two (2)
dismantled or wrecked vehicles may be stored in a rear yard provided that the vehicles are, in the
opinion of the Development Authority, adequately screened from view and are not unsafe.
5.32.9.
A motor vehicle shall not be parked in a front yard except on an approved driveway.
5.33.
Project Accommodation
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 70 of 244
5.33.1.
All project accommodations require a development permit.
5.33.2.
A development permit for a project accommodation may be issued for up to a maximum of five (5)
years, at which time an application may be made for a one-time continuance of the use for up to five
(5) years, after which a new development permit approval is required.
5.33.3.
An application for a development permit for a project accommodation shall provide the following
information:
(a)
the location, type and purpose of the camp;
(b)
adjacent land uses;
(c)
the method of supplying water, and sewage and waste disposal to the camp. The proposed
method of sewage disposal shall comply with the Alberta Private Sewage Treatment and
Disposal Regulation and be to the satisfaction of the Regional Health Authority;
(d)
the number of persons proposed to live in the camp;
(e)
the MLL (miscellaneous lease) number issued by the relevant authority;
(f)
the start date for development, date of occupancy by residents, and removal date for the camp;
and,
(g)
reclamation measures once the camp is no longer needed, at the discretion of the Development
Authority.
5.33.4.
An extension under Part 5 Section 5.33.2 requires that, to the satisfaction of the Development
Authority:
(a)
An application be submitted prior to the expiration of the existing approved development permit
containing the following information:
i.
current certificate of title or land dispositions/lease documents issued by the
owner/authority;
ii.
site plan;
iii. floor plans;
iv. servicing plans; and,
v. current emergency management plan.
(b)
Development permit fees are paid.
(c)
Reporting as set out in Part 5 Section 5.33.5 is compliant.
(d)
Development permits, including revisions, are current and approved as of the date of the
requested extension, including without limitation any change to site plans, servicing plans, bed
counts and floor plans as required.
5.33.5.
As a condition of any approval for a project accommodation, the development permit applicant is
required to submit the following information annually on or before January 31st:
(a)
updated or as-built site plan on the date of reporting;
(b)
existing bed count and current occupancy; and,
(c)
changes to the facility name, operation, services, or contact details.
5.33.6.
In cases where the applicant or owner fails to submit the annual updates required in accordance with
Part 5 Section 5.33.5, the Development Authority may, at its discretion:
(a)
refuse to issue an extension of an approved development permit;
(b)
begin enforcement action against the applicant if the project accommodation is found to be non-
compliant with the conditions of the existing approved development permit.
5.33.7.
The applicant must inform the Development Authority in writing about the removal of a project
accommodation a minimum of 30 days prior to the expiration of the existing development permit(s) for
such use.
5.33.8.
The applicant must apply for a new development permit, or an extension of an existing development
permit, for a project accommodation a minimum of 30 days prior to the expiration of an existing
development permit(s) for such use.
5.33.9.
An approved development permit for a project accommodation of 499 beds or less, may be extended
a further 120 days to allow for decommissioning. The project accommodation shall be unoccupied
commencing on the expiry date of such development permit and all facilities associated with such use
removed from the site within 120 days of such expiry date.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 71 of 244
5.33.10.
In addition to meeting the requirements of Part 5 Section 5.33.9, project accommodations of 500 beds
or greater shall obtain a demolition permit if the decommissioning period is to be longer than 120 days
from the date of the expiry of the development permit. The term of the demolition permit will be
established at the discretion of the Development Authority based on the submission of a
decommissioning plan by the applicant.
5.33.11.
The decommissioning requirements of Part 5 Section 5.33.9 or Part 5 Section 5.33.10 shall not apply,
if, in the opinion of the Development Authority, the applicant has submitted an application and is
working with the Development Authority on either a new development permit or an extension of an
existing development permit.
5.34.
Projections into Setback Areas
5.34.1.
The following projections into required front, side and rear yard setbacks in land use districts may be
permitted (see Figure 5.2 Projections into Setback Areas):
(a)
Front and rear yard:
i.
2.0m for balconies; and,
ii.
1.0m for cantilevers, eaves, eavestrough, landings, window sills, steps and stairs, boxouts
and verandahs.
(b)
Interior side yard:
i.
0.6m for boxouts, eaves, eavestrough, landings, window sills, steps and stairs and
verandahs; and,
ii.
Boxouts shall be limited to a maximum number of one (1) per building face and have a
maximum width of 2.0m.
(c)
Exterior side yard:
i.
0.9m for landings;
ii.
0.6m for boxouts, cantilevers, eaves, eavestrough, landings, window sills and steps and
stairs; and,
iii. Boxouts shall have a maximum width of 2.0m.
Figure 5.2 Projections into Setback Areas
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 72 of 244
5.34.2.
In the case of a zero lot line development, balconies may be extended to the lot line or common wall,
provided that the common wall is extended for separation or privacy.
5.34.3.
No projections will be permitted if, in the opinion of the Development Authority, it may interfere with a
loading space, parking area, driveway, pedestrian circulation and/or other vehicle circulation or
access.
5.34.4.
No portion of the building foundation is permitted to encroach into a minimum required setback.
5.34.5.
No projections will be permitted into a side yard that is required for vehicular access to a rear yard,
unless a minimum vertical height of 4.0m from finished grade to the lowest point of the projection is
maintained.
5.35.
Relocation of Buildings
5.35.1.
Except as otherwise provided for in this Bylaw, no person shall relocate to a parcel a building or
structure, or portion thereof, without first obtaining a development permit for the relocated building or
structure.
5.35.2.
Excepting an accessory building, a relocated building or structure shall be considered a discretionary
use in all districts.
5.35.3.
A development permit for the relocation of a building or structure shall, in addition to any other
development permit requirement, include a safety plan and an access, traffic and pedestrian plan.
5.36.
Renewable Energy Devices
5.36.1.
Where a renewable energy device is mounted on a roof of a building, it may extend above the
permitted maximum height for the district by 1.5m.
5.36.2.
Wind farm/solar collector farm require a development permit and shall comply with the following:
(a)
shall be setback 550.0m from any residential district;
(b)
shall have a maximum height of 15.0m above the maximum building height of the district;
(c)
shall be painted a single, neutral, non-reflective, non-glossy colour, to the extent possible, which
visually blends the system with the surrounding natural and built environments;
(d)
shall not contain any accent lighting, or be indirectly illuminated or artificially lit, except as
required for navigational safety;
(e)
shall not contain any signs other than directional signs; and,
(f)
shall not be within 100.0m of any permanent or temporary wetland or water body.
5.37.
Secondary Suite
5.37.1.
A maximum of one secondary suite may be permitted per principal dwelling.
5.37.2.
Secondary suites shall only be allowed as an accessory use to a mobile home, single detached
dwelling, and semi-detached dwelling.
5.37.3.
A secondary suite shall not be developed in the same property containing a boarding house, bed and
breakfast, child care facility, live-work unit, and home business, major.
5.37.4.
A secondary suite shall be limited to a maximum of two (2) sleeping units.
5.37.5.
Secondary suites shall comply with the standards provided as follows:
Standard
Basement Suite
and Loft Suite
Attached Suite
Detached
Garage Suite
Garden Suite
(a)
Lot area
(minimum)
365.0sq m
365.0sq m
500.0sq m
500.0sq m
(b)
Setbacks
(minimum)
N/A
As per district
requirements
Same as
accessory
buildings
Same as
accessory
buildings
(c)
Height
(maximum)
As per district
requirements
As per district
requirements
7.6m or the
height of the
principal dwelling,
7.6m or the
height of the
principal
dwelling,
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 73 of 244
whichever is
lesser
whichever is
lesser
5.37.6.
The parking space for the suite shall be connected to the suite by an unobstructed hard-surface
walkway (e.g. concrete, paving stones, concrete slabs) which is a minimum of 1.0m wide.
5.37.7.
Design Considerations for a detached garage suite or garden suite:
(a)
Entrance to the secondary suite shall be separate from the vehicle entrance to the detached
garage, either from a common indoor landing or directly from the exterior.
(b)
Windows shall be located and sized to minimize overlook into the private amenity area of
abutting parcels.
(c)
Windows shall be off-set to limit direct views of an abutting dwelling unit window.
5.37.8.
The access to the attached suite, basement suite or a loft suite shall be separate and shall not pass
through any portion of the principal dwelling unit and/or an attached garage at the ground floor level.
5.38.
Security Suites
5.38.1.
A security suite is a discretionary use and is accessory to the principal use.
5.38.2.
Only one (1) security suite shall be permitted per parcel.
5.38.3.
The maximum gross floor area of a security suite shall not exceed 70.0sq m.
5.38.4.
A security suite requires one (1) parking stall.
5.38.5.
A security suite shall not be located in a recreational vehicle.
5.39.
Service Station
5.39.1.
A service station:
(a)
shall provide lighting that is fully recessed where there is a canopy;
(b)
may include an outdoor display of products related to the use and shall be located adjacent to
the building entrance or on gas pump islands;
(c)
shall locate all pump islands a minimum of 15.0m away from any residential use.
5.40.
Setbacks from Highways
5.40.1.
The provisions of this section shall not apply to development within the CBD1 - Central Business
District.
5.40.2.
A minimum building setback of 40.0m is required from the existing right-of-way of a highway except:
(a)
where a service road has been provided, the building setback may be reduced to 10.0m; or,
(b)
unless otherwise approved by the Development Authority.
5.41.
Site Layout
5.41.1.
The layout of the site, structures, and parking areas shall facilitate the movement of pedestrian and
vehicle traffic through the use of safe barriers such as landscaping, separated walkways and raised
crosswalks.
5.41.2.
For buildings larger than 2,000.0sq m the developer shall provide a sidewalk from the building doors to
the nearest drive aisle, for the length of that drive aisle.
5.41.3.
Pedestrian access to all sites, except residential sites with less than ten (10) units, shall be provided
by a sidewalk system connecting from the adjacent public sidewalk to the front doors of each building
on site. The sidewalk systems shall have the following features:
(a)
The sidewalk shall be at least 1.5m in width and barrier free. No portion of a parking stall,
including the vehicle overhang, shall be included in the 1.5m width.
(b)
The sidewalk shall be hard-surfaced and graded with a maximum slope of six percent (6%). No
steps are permitted, but if included in the path of travel, shall be accessible to accommodate all
users including people with disabilities or using a mobility device.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 74 of 244
(c)
For sites that have a frontage greater than 30.0m the sidewalk system shall connect to the
existing public sidewalks or connect directly to sidewalk systems on adjacent sites.
(d)
Townhouse developments do not need an additional sidewalk to each unit.
5.42.
Special Events
5.42.1.
The Development Authority shall consider, but is not limited to, the following factors in making its
decision on a special event:
(a)
the siting;
(b)
the location, size and height of any buildings, including signs;
(c)
the location and use of outdoor speakers and amplification systems having regard to adjacent
uses;
(d)
screening and buffering;
(e)
hours of operation; and
(f)
the adjacent property owner's notification comments.
5.42.2.
Special events are subject to notice posting notification.
5.42.3.
Where a building is erected as part of a special event:
(a)
the lot coverage and floor area ratio of the district shall not apply.
5.42.4.
A special event shall:
(a)
be returned to its original pre-special event condition after the conclusion of the special event,
including but not limited to the removal of all buildings erected as part of the special event;
(b)
provide the parking for the special event as determined by a parking plan, to the satisfaction of
the Development Authority; and,
(c)
accommodate parking on the subject parcel of land or on a separate parcel of land located a
maximum of 200.0m from the subject parcel.
5.42.5.
The duration of a special event shall:
(a)
not exceed:
i.
fifteen (15) consecutive days, and,
ii.
eighteen (18) days total in one (1) calendar year;
(b)
exclude any time needed to set-up and take-down the special event, provided that such activity
shall not exceed a maximum of ten (10) days total. The Development Authority may allow
additional time for such activity, at its discretion.
5.42.6.
The Development Authority may approve a special event of longer duration if satisfied the special
event is compatible with the character of the area and other uses located on, or abutting, the parcel.
5.42.7.
The Development Authority may have as conditions of a development permit for a special event any or
all of the following:
(a)
limiting the hours of operation;
(b)
requiring parking and its location;
(c)
requiring police, EMS, and fire services to be provided at, or as a result of, the special event;
(d)
mitigating measures for any potential health and safety risks;
(e)
mitigating potential nuisance factors, including but not limited to, pollution, noise, dust, traffic
congestion, garbage disposal, and recycling; and,
(f)
any other conditions, in the opinion of the Development Authority, that may be necessary.
5.42.8.
A development permit shall not be issued for a special event within 100.0m from the boundary of a
parcel of any urban residential district or rural residential district.
5.42.9.
Despite Part 5 Section 5.42.8, a development permit for a special event may be issued within 100.0m
of a rural residential district if the special event is to be held in a HCC - Hamlet Community Core
District.
5.43.
Weather Protection
5.43.1.
Other than for single detached dwelling, semi-detached dwelling, duplex, or multi-unit dwelling uses,
building elements for weather protection, including but not limited to, recessed building entrances,
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 75 of 244
awnings and canopies, all with a minimum depth of 1.5m, shall be provided adjacent to building
entrances, at the discretion of the Development Authority.
(a)
In the case of buildings with commercial uses at the ground floor, awnings or canopies shall be
provided for a minimum of eighty (80%) percent of the length of the façade having the primary
building entrance;
i.
Awnings or canopies shall provide a clearance of not less than 2.5m above grade.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 76 of 244
6.
PART 6 LAND USE DISTRICTS
6.1.
R1 - Low Density Residential District
6.1.1.
Purpose
The purpose of this district is to provide for low density residential development in the Urban Service Area.
6.1.2.
Permitted uses
6.1.3.
Discretionary uses
(a) Accessory building
(b) Garage sale
(c) Home business, minor
(d) Park
(e) Public utility
(f) Single detached dwelling
(a) Bed and breakfast*
(b) Boarding house*
(c) Child care facility*
(d) Duplex
(e) Group home*
(f) Home business, major
(g) Residential sales centre
(h) Secondary suite
(i) Semi-detached dwelling
*Notice Posting
6.1.4.
Site Standards
The following standards shall apply to every development in this district except for semi-detached dwellings.
Site Standard
Provision
(a) Height
3 storeys to a maximum of 12.0m
(b) Lot coverage (maximum)
45%
(c) Landscaping (minimum)
30% soft landscaping
(d) Density
1 to 24 dwelling units per hectare or as approved in a Statutory
Plan
Parcels Without Lane Access
Site Standard
With Attached Garage
Without Garage or With
Detached Garage
(e) Lot area (minimum)
420.0sq m for corner lots
365.0sq m in all other cases
460.0sq m for corner lots
400.0sq m in all other case
(f) Lot width (minimum)
15.0m for corner lots
13.0m in all other cases
14.0m for corner lots
12.2m in all other cases
(g) Front yard setback
(minimum)
4.5m for principal use
6.0m for garage
4.5m
(h) Rear yard setback
(minimum)
4.6m
4.6m
(i) Interior side yard setback
(minimum)
1.2m
One interior side yard 1.2m and
at least one interior side yard
3.0m
(j) Exterior side yard setback
(minimum)
3.0m
3.0m
Parcels with Lane Access
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 77 of 244
Site Standard
With Attached Garage
Without Garage or With
Detached Garage
(k) Lot area (minimum)
420.0sq m for corner lots
365.0sq m in all other cases
431.0sq m for corner lots
365.0sq m in all other cases
(l) Lot width (minimum)
15.0m for corner lots
13.0m in all other cases
10.95m for corner lots
9.15m in all other cases
(m) Front yard setback
(minimum)
4.5m
4.5m
(n) Rear yard setback
(minimum)
4.6m for principal use
6.0m for garage
16.6m for principal use
(o) Interior side yard setback
(minimum)
1.2m
1.2m
(p) Exterior side yard setback
(minimum)
3.0m
3.0m
6.1.5.
Site Standards - Semi-detached Dwelling
The following standards shall apply to semi-detached dwellings in this district.
Site Standard
Provision
(a) Height
3 storeys to a maximum of 12.0m
(b) Lot coverage (maximum)
45%
(c) Landscaping (minimum)
30% soft landscaping
(d) Density
18 to 24 dwelling units per hectare or as approved in a Statutory
Plan
Parcels without Lane Access
Site Standard
With Attached Garage
Without Garage or With
Detached Garage
(e) Lot area (minimum)
390.0sq m for corner lots
336.0sq m in all other cases
450.0sq m for corner lots
360.0sq m in all other cases
(f) Lot width (minimum)
14.0m for corner lots
12.0m in all other cases
12.5m for corner lots
10.0m in all other cases
(g) Front yard setback
(minimum)
4.5m for principal use
6.0m for garage
4.5m
(h) Rear yard setback
(minimum)
4.6m
4.6m
(i) Interior side yard setback
(minimum)
1.2m or 0.0m for zero lot line
development
1.2m or 0.0m for zero lot line
development and
3.0m for one interior side yard
(j) Exterior side yard setback
(minimum)
3.0m
3.0m
Parcels with Lane Access
Site Standard
With Attached Garage
Without Garage or With
Detached Garage
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 78 of 244
(k) Lot area (minimum)
390.0sq m for corner lots
336.0sq m in all other cases
338.0sq m for corner lots
274.0sq m in all other cases
(l) Lot width (minimum)
14.0m for corner lots
12.0m in all other cases
9.4m for corner lots
7.6m in all other cases
(m) Front yard setback
(minimum)
4.5m
4.5m
(n) Rear yard setback
(minimum)
6.0m
16.6m for principal use except
decks
(o) Interior side yard setback
(minimum)
1.2m or 0.0m for zero lot line
development
1.2m or 0.0m for zero lot line
development
(p) Exterior side yard setback
(minimum)
3.0m
3.0m
6.1.6.
Additional Provisions - Siting
(a)
A dwelling unit shall be oriented towards the street and have its primary building entrance facing
the street or public space.
6.1.7.
Additional Provisions - Architectural Elements
(a)
The width of an attached garage for a single detached dwelling shall not exceed seventy percent
(70%) of the width of the principal building.
(b)
All façades fronting a street or public space shall address the public realm through the articulation
of a number of elements which may include primary building entrances, porches and stairs,
windows and bay windows, terraces and balconies.
(c)
The primary building entrance shall be emphasized through the use of architectural elements
such as porches and similar elements.
(d)
In a semi-detached dwelling, individual dwellings shall be defined through architectural elements
that may include individual rooflines or roofline features, projection or recession of the façade,
individual porches or building entrance features and other similar elements.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 79 of 244
6.2.
R1E - Estate Residential District
6.2.1.
Purpose
The purpose of this district is to provide for low density single detached residential development on larger estate
parcels in the Urban Service Area.
6.2.2.
Permitted uses
6.2.3.
Discretionary uses
(a) Accessory building
(b) Garage sale
(c) Home business, minor
(d) Park
(e) Public utility
(f) Single detached dwelling
(a) Bed and breakfast
(b) Boarding house*
(c) Child care facility*
(d) Group home*
(e) Home business, major
(f) Religious assembly
(g) Residential sales centre
(h) Secondary suite
*Notice Posting
6.2.4.
Site Standards
The following standards shall apply to every development in this district.
Site Standard
Provision
(a) Lot area (minimum)
1,133.0sq m
(b) Lot width (minimum)
24.0m
(c) Lot depth (minimum)
36.0m
(d) Front yard setback (minimum)
7.6m
(e) Interior side yard setback
(minimum)
1.8m except where a dwelling unit does not have an attached
garage in which case at least one interior side yard 3.0m and
one interior side yard 1.8m
(f) Exterior side yard setback
(minimum)
7.0m
(g) Rear yard setback (minimum)
10.0m
(h) Floor area (minimum)
130.0sq m for principal building, excluding the area of an
attached garage
(i) Lot coverage (maximum)
45%
(j) Height (maximum)
3 storeys to a maximum of 12.0m
(k) Landscaping (minimum)
30% soft landscaping
6.2.5.
Additional Provisions
(a)
A principal building shall be oriented towards the street and have its primary building entrance
facing the street or public space.
6.2.6.
Additional Provisions - Architectural Elements
(a)
The width of an attached garage for a single detached dwelling shall not exceed seventy percent
(70%) of the width of the principal building.
(b)
All façades fronting a street or public space shall address the public realm through the articulation
of a number of elements which may include primary building entrances, porches and stairs,
windows and bay windows, terraces and balconies.
(c)
The primary building entrance shall be emphasized through the use of architectural elements
such as porches and similar elements.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 80 of 244
6.3.
R1M - Mixed Form Low Density Residential District
6.3.1.
Purpose
The purpose of this district is to provide for a mix of low density residential development in the form of single
detached dwellings and mobile homes in the Urban Service Area. This district is intended to be applied to existing
residential areas developed prior to the passing of this Bylaw.
6.3.2.
Permitted uses
6.3.3.
Discretionary uses
(a) Accessory building
(b) Garage sale
(c) Home business, minor
(d) Mobile home
(e) Park
(f) Public utility
(g) Single detached dwelling
(a) Bed and breakfast
(b) Boarding house*
(c) Child care facility*
(d) Duplex
(e) Home business, major
(f) Secondary suite
(g) Semi-detached dwelling
*Notice Posting
6.3.4.
Site Standards
The following standards shall apply to every development in this district except for semi-detached dwellings and
mobile homes.
Site Standard
Provision
(a) Height
3 storeys to a maximum of 12.0m
(b) Lot coverage (maximum)
50%
(c) Landscaping (minimum)
20% soft landscaping
(d) Density
1 to 24 dwelling units per net hectare or as approved in a
Statutory Plan
Parcels Without Lane Access
Site Standard
With Attached Garage
Without Garage or with
Detached Garage
(e) Lot area (minimum)
351.0sq m for corner lots
273.0sq m in all other cases
460.0sq m for corner lots
400.0sq m in all other case
(f) Lot width (minimum)
11.7m for corner lots
9.1m in all other cases
14.0m for corner lots
12.2m in all other cases
(g) Front yard setback (minimum)
6.0m
6.0m
(h) Rear yard setback (minimum)
3.0m
3.0m
(i) Interior side yard setback
(minimum)
1.2m
One interior side yard 1.2m
and
One interior side yard 3.0m
(j) Exterior side yard setback
(minimum)
3.0m
3.0m
Parcels with Lane Access
Site Standard
With Attached Garage
Without Garage or with
Detached Garage
(k) Lot area (minimum)
345.0sq m for corner lots
273.0sq m in all other cases
431.0sq m for corner lots
365.0sq m in all other cases
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 81 of 244
(l) Lot width (minimum)
11.5m for corner lots
9.2m in all other cases
11.0m for corner lots
9.2m in all other cases
(m) Front yard setback (minimum)
3.0m for principal use
6.0m for garage
3.0m for principal use
6.0m for garage
(n) Rear yard setback (minimum)
6.0m
6.0m
(o) Interior side yard setback
(minimum)
1.2m
1.2m
(p) Exterior side yard setback
(minimum)
3.0m
3.0m
6.3.5.
Site Standards - Semi-detached Dwelling
The following standards shall apply to every semi-detached dwelling in this district.
Site Standard
Provision
(a) Height
3 storeys to a maximum of 12.0m
(b) Lot coverage (maximum)
50%
(c) Landscaping (minimum)
20% soft landscaping
(d) Density
18 to 24 dwelling units per net hectare or as approved in a
Statutory Plan
Parcels Without Lane Access
(e) Lot area (minimum)
315.0sq m for corner lots
228.0sq m in all other cases
(f) Lot width (minimum)
10.5m for corner lots
7.6m in all other cases
(g) Front yard setback (minimum)
6.0m
(h) Rear yard setback (minimum)
4.6m
(i) Interior side yard setback
(minimum)
1.2m or 0.0m for zero lot line development
(j) Exterior side yard setback
(minimum)
3.0m
Parcels with Lane Access
Site Standard
With Attached Garage
Without Garage or with
Detached Garage
(k) Lot area (minimum)
291.0sq m for corner lots
228.0sq m in all other cases
338.0sq m for corner lots
274.0sq m in all other cases
(l) Lot width (minimum)
9.7m for corner lots
7.6m in all other cases
9.4m for corner lots
7.6m in all other cases
(m) Front yard setback (minimum)
3.0m for principal use
3.0m for principal use
(n) Rear yard setback (minimum)
6.0m
6.0m
(o) Interior side yard setback
(minimum)
1.2m or 0.0m for zero lot line
development
1.2m or 0.0m for zero lot line
development
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 82 of 244
(p) Exterior side yard setback
(minimum)
3.0m
3.0m
6.3.6.
Site Standards - Mobile Home
The following standards shall apply to mobile homes in this district.
Site Standard
Subdivision Format
(a) Lot area (minimum)
320.0sq m
(b) Lot width (minimum)
10.0m
(c) Front yard setback (minimum)
3.0m for lane access
6.0m for all other cases
(d) Interior side yard setback (minimum)
1.2m or 0.0m for zero lot line development
Where there is no attached garage, at least one
interior side yard shall be a minimum 3.0m
(e) Exterior side yard setback (minimum)
3.0m
(f) Rear yard setback (minimum)
2.0m
6.0m for lane access
(g) Building height (maximum)
6.0m
(h) Lot coverage (maximum)
50%
(i) Landscaping (minimum)
20% soft landscaping
6.3.7.
Additional Provisions
(a)
A mobile home may be approved as zero lot line development provided that:
i.
one interior side yard is a minimum of 3.0m;
ii.
the owner of the adjacent parcel grants a 3.0m private maintenance access easement,
including a 0.6m eave and footing encroachment easement, along the affected side of
the parcel. Such easements are to be registered on title;
iii. all roof drainage from the mobile home shall be contained on the parcel and diverted to
the municipal storm drainage system by eavestroughs and downspouts or other suitable
means. Surface drainage to the adjacent parcel will not be permitted; and,
iv. the zero lot line side shall not be located on an exterior side yard or on the street side of a
corner lot.
(b)
A mobile home shall be completely screened from view by the foundation, skirting, or by such
other means satisfactory to the Development Authority.
(c)
All accessory buildings, additions, porches, and skirting shall be of a quality and appearance
equivalent to the mobile home.
6.3.8.
Built Form Provisions - Architectural Elements
(a)
All façades fronting a street or public space shall address the public realm through the articulation
of a number of elements which may include primary building entrances, porches and stairs,
windows and bay windows, terraces and balconies.
(b)
The primary building entrance shall be emphasized through the use of architectural elements
such as porches and similar elements.
(c)
Individual dwellings in a building with a semi-detached dwelling use shall be defined through
architectural elements that may include individual rooflines or roofline features, projection or
recession of the façade, individual porches or building entrance features and other similar
elements.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 83 of 244
6.4.
R2 - Low-Rise Medium Density Residential District
6.4.1.
Purpose
The purpose of this district is to provide for medium density residential development in the Urban Service Area.
6.4.2.
Permitted uses
6.4.3.
Discretionary uses
(a) Accessory building
(b) Garage sale
(c) Home business, minor
(d) Multi-unit dwelling
(e) Park
(f) Public utility
(g) Semi-detached dwelling
(h) Single detached dwelling
(a) Child care facility*
(b) Duplex
(c) Home business, major
(d) Residential sales centre
(e) Secondary suite
(f) Senior citizen housing
*Notice Posting
6.4.4.
Site Standards
The following standards shall apply to every development in this district except for semi-detached dwellings and
multi-unit dwellings.
Site Standard
Provision
(a) Height
3 storeys to a maximum of 12.0m
(b) Lot coverage (maximum)
45%
(c) Landscaping (minimum)
30% soft landscaping
(d) Density
1 to 24 dwelling units per net hectare or as approved in a Statutory
Plan
Parcels Without Lane Access
Site Standard
With Attached Garage
Without Garage or with
Detached Garage
(e) Lot area (minimum)
351.0sq m for corner lots
273.0sq m in all other cases
460.0sq m for corner lots
400.0sq m in all other cases
(f) Lot width (minimum)
11.7m for corner lots
9.1m in all other cases
14.0m for corner lots
12.2m in all other cases
(g) Front yard setback
(minimum)
4.5m for principal use
6.0m for garage
4.5m
(h) Rear yard setback
(minimum)
4.6m
4.6m
(i) Interior side yard setback
(minimum)
1.2m
One interior side yard 1.2m and
One interior side yard 3.0m
(j) Exterior side yard setback
(minimum)
3.0m
3.0m
Parcels with Lane Access
Site Standard
With Attached Garage
Without Garage or with
Detached Garage
(k) Lot area (minimum)
345.0sq m for corner lots
273.0sq m in all other cases
431.0sq m for corner lots
365.0sq m in all other cases
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 84 of 244
(l) Lot width (minimum)
11.5m for corner lots
9.2m in all other cases
11.0m for corner lots
9.2m in all other cases
(m) Front yard setback
(minimum)
4.5m
4.5m
(n) Rear yard setback
(minimum)
4.6m for principal use
6.0m for garage
16.6m for principal use
(o) Interior side yard setback
(minimum)
1.2m
1.2m
(p) Exterior side yard setback
(minimum)
3.0m
3.0m
6.4.5.
Site Standards - Semi-detached Dwelling
The following standards shall apply to every semi-detached dwelling in this district.
Site Standard
Provision
(a) Height
3 storeys to a maximum of 12.0m
(b) Lot coverage (maximum)
45%
(c) Landscaping (minimum)
30% soft landscaping
(d) Density
18 to 24 dwelling units per net hectare or as approved in a
Statutory Plan
Parcels without Lane Access
Site Standard
With Attached Garage
(e) Lot area (minimum)
315.0sq m for corner lots
228.0sq m in all other cases
(f) Lot width (minimum)
10.5m for corner lots
7.6m in all other cases
(g) Front yard setback
(minimum)
4.5m for principal use
6.0m for garage
(h) Rear yard setback
(minimum)
4.6m
(i) Interior side yard setback
(minimum)
1.2m or 0.0m for zero lot line development
(j) Exterior side yard setback
(minimum)
3.0m
Parcels with Lane Access
Site Standard
With Attached Garage
Without Garage or with
Detached Garage
(k) Lot area (minimum)
291.0sq m for corner lots
228.0sq m in all other cases
338.0sq m for corner lots
274.0sq m in all other cases
(l) Lot width (minimum)
9.7m for corner lots
7.6m in all other cases
9.4m for corner lots
7.6m in all other cases
(m) Front yard setback
(minimum)
4.5m
4.5m
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 85 of 244
(n) Rear yard setback
(minimum)
6.0m
16.6m for principal use
(o) Interior side yard setback
(minimum)
1.2m or 0.0m for zero lot line
development
1.2m or 0.0m for zero lot line
development
(p) Exterior side yard setback
(minimum)
3.0m
3.0m
6.4.6.
Site Standards - Multi-unit Dwelling
The following standards shall apply to every multi-unit dwelling in this district.
Site Standard
Row House
All Other Cases
(a) Lot area (minimum per
dwelling unit)
Interior dwelling unit: 185.0sq m
per dwelling unit
End dwelling unit: 220.0sq m
per dwelling unit
Corner dwelling unit : 270.0sq m
per unit
228.0sq m per dwelling unit
(b) Lot width (minimum per
dwelling unit )
Interior dwelling unit: 6.0m per
dwelling unit
End dwelling unit: 7.2m per
dwelling unit
Corner dwelling unit:9.0m per
dwelling unit
7.6m per dwelling unit
(c) Lot depth (minimum)
30.0m
(d) Front yard setback
(minimum)
4.5m for principal use
6.0m for garage
(e) Rear yard setback
(minimum)
4.6m for principal use
6.0m for garage
(f) Interior side yard setback
(minimum)
0.0m for zero lot line development
1.2m
3.0m
(g) Exterior side yard setback
(minimum)
3.0m
(h) Density (maximum)
44 dwelling units per net hectare or as approved in an applicable
Statutory Plan
(i) Lot coverage (maximum)
45%
(j) Height (maximum)
12.0m not exceeding 3 storeys
18.0m not exceeding 4 storeys
(k) Landscaping (minimum)
30% soft landscaping
6.4.7.
Additional Provisions- Multi-unit Dwelling
(a)
An amenity area shall be provided in accordance with Part 5, Section 5.5.
6.4.8.
Built Form Provisions - Siting
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 86 of 244
(a)
Each dwelling unit shall have individual front door access to a street, private road or a parking lot,
except in the case of duplexes where ground floor access may be shared by two dwellings.
6.4.9.
Built Form Provisions - Parking
(a)
For parcels with a lane, on-site parking is to be provided at the rear of dwelling.
(b)
A maximum of twenty-five percent (25%) of the lot frontage adjacent to a street may be utilized
for surface parking, up to a maximum of 20.0m.
(c)
The surface parking area abutting a road shall be setback a minimum of 1.5m.
6.4.10.
Built Form Provisions - Architectural Elements
(a)
All façades fronting a street or public space shall address the public realm through the articulation
of a number of elements which may include primary building entrances, porches and stairs,
windows and bay windows, terraces and balconies.
(b)
The primary building entrance shall be emphasized through the use of architectural elements
such as porches and similar elements.
(c)
Individual dwellings in a building with a semi-detached dwelling use shall be defined through
architectural elements that may include individual rooflines or roofline features, projection or
recession of the façade, individual porches or building entrance features and other similar
elements.
(d)
In the case of multi-unit dwellings, the following regulations shall apply:
i.
Individual dwellings shall be defined through architectural features that may include
individual rooflines or roofline features, projection or recession of the façade, individual
porches or building entrance features and other treatments. Such measures shall be
employed in order to minimize the perception of massing of the building when viewed
from adjacent residential areas and streets.
ii.
The maximum width of the front façade of a building containing multi-unit dwellings shall
be 48.0m, with no more than six (6) horizontally attached dwellings. In the case of
stacked multi-unit dwellings, twelve (12) attached dwellings are permitted.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 87 of 244
6.5.
R3 - Mid-Rise Medium Density Residential District
6.5.1.
Purpose
The purpose of this district is to provide for the development of mid-rise medium density residential housing in the
form of multi-unit dwellings, apartments and other dwelling unit types of similar density in the Urban Service Area.
6.5.2.
Permitted uses
6.5.3.
Discretionary uses
(a) Accessory building
(b) Apartment
(c) Garage sale
(d) Home business, minor
(e) Multi-unit dwelling
(f) Park
(g) Public utility
(a) Boarding house*
(b) Child care facility*
(c) Home business, major
(d) Live-work unit
(e) Multi-residential development
(f) Office
(g) Restaurant, minor
(h) Retail, convenience
(i) Retail, general
(j) Senior citizen housing
*Notice Posting
6.5.4.
Site Standards - All Development
Site Standard
Longboat Landing
All Other Locations
(a) Landscaping (minimum)
30% soft landscaping
6.5.5.
Site Standards - The following standards shall apply to every development in this district except for
multi-residential development and multi-unit dwellings.
Site Standard
Longboat Landing
All Other Locations
(a) Lot area (minimum):
0.14ha
0.5ha
(b) Lot width (minimum):
30.0m
(c) Front yard setback
(minimum and maximum)
3.0m (minimum)
Developments with commercial
at grade: 1.0m (minimum) to
3.0m (maximum)
Developments with street facing
patio: 1.0m (minimum) to 5.0m
(maximum)
6.0m for all other uses
(d) Interior side yard setback
(minimum)
3.0m
(e) Exterior side yard setback
(minimum)
3.0m
(f) Rear yard setback
(minimum)
3.0m
7.5m
(g) Density (maximum)
90 dwelling units per hectare
148 dwelling units per net
hectare or as approved in an
applicable Statutory Plan
(h) Building height (maximum)
54.0m
23.0m, not exceeding 6 storeys
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 88 of 244
6.5.6.
Site Standards - Multi-residential Development
The following standards shall apply to every multi-residential development in this district.
Site Standard
Longboat Landing
All Other Locations
(a) Lot area (minimum):
0.2ha
(b) Lot width (minimum):
7.5m per
12.2m
(c) Front yard setback
(minimum and maximum)
3.0m (minimum)
Developments with commercial
at grade: 1.0m (minimum) to
3.0m (maximum)
Developments with street facing
patio: 1.0m (minimum) to 5.0m
(maximum)
6.0m for all other uses
(d) Interior side yard setback
(minimum)
3.0m
(e) Exterior side yard setback
(minimum)
3.0m
(f) Rear yard setback
(minimum)
3.0m
7.5m
(g) Density (maximum)
60 dwelling units per hectare
148 dwelling units per net
hectare or as approved in an
applicable Statutory Plan
(h) Building height (maximum)
10.0m
23.0m, not exceeding 6 storeys
6.5.7.
Site Standards - Multi-unit Dwelling
The following standards shall apply to every multi-unit dwelling in this district.
Site Standard
Longboat Landing
All Other Locations
Row House
All Other Cases
(a) Lot area (minimum):
Street-oriented,
interior lot: 50.0sq
m per dwelling unit
Street-oriented,
corner or end
dwelling unit:
85.0sq m per
dwelling unit
Non-street oriented:
0.2ha
Interior dwelling
unit: 185.0sq m per
dwelling unit
End dwelling unit:
220.0sq m per
dwelling unit
Corner dwelling
unit: 270.0sq m per
dwelling unit
228.0sq m per
dwelling unit
(b) Lot width (minimum)
Street-oriented,
interior lot: 4.5m per
dwelling unit
Interior dwelling
unit: 6.0m per
dwelling unit
7.6m per dwelling
unit
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 89 of 244
Street-oriented
corner lot or end
dwelling unit: 9.0m
End dwelling unit:
7.2m per dwelling
unit
Corner dwelling
unit: 9.0m per
dwelling unit
(c) Front yard setback
(minimum)
3.0m
4.5m for principal use
6.0m for garage
(d) Interior side yard setback
(minimum)
3.0m
0.0m for a side yard
that is separated
from another
dwelling unit in the
same development
by a common wall
1.2m in all other
cases
0.0m for a side
yard that is
separated from
another dwelling
unit in the same
development by a
common wall
3.0m in all other
cases
(e) Exterior side yard setback
(minimum)
3.0m
(f) Rear yard setback
(minimum)
3.0m
4.6m for principal use
6.0m for garage
(g) Density (maximum)
60 dwelling units
per net hectare
148 dwelling units per net hectare or as
approved in an applicable Statutory Plan
(h) Building height (maximum)
10.0m
23.0m not exceeding 6 storeys
6.5.8.
Additional Provisions
(a)
An amenity area shall be provided in accordance with Part 5, Section 5.5.
(b)
A barrier free paved surface is required between the front building façade and the front lot line
where there are commercial uses at grade.
6.5.9.
Built Form Provisions - Siting
(a)
Unless limited by site characteristics, for buildings adjacent to the street, the primary entry door
shall front onto a street, in accordance with Part 5, Section 5.2.
(b)
Where the ground level is developed with non-residential uses, the residential dwelling units shall
have a building entrance that is separate from the building entrance for commercial uses. Direct
access from a residential dwelling unit to a commercial use shall not be permitted, except in the
case of a live-work unit.
6.5.10.
Built Form Provisions - Massing
(a)
For developments containing exclusively residential uses, where the development is more than
three (3) storeys, buildings shall stepback with a minimum of 1.5m and up to a maximum of 3.0m
at a height of 10.5m (three (3) storeys). This additional stepback may be used as an amenity area
for the development on upper floors. The maximum building length for all development except
multi-unit dwellings shall be 80.0m.
(b)
The maximum width of the front façade of a building containing multi-unit dwellings shall be
48.0m, with no more than six (6) horizontally attached dwellings. In the case of stacked multi-unit
dwellings, twelve (12) attached dwellings are permitted.
6.5.11.
Built Form Provisions - Architectural Elements
(a)
In the case of multi-unit dwellings, the following regulations shall apply:
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 90 of 244
i.
Individual dwellings shall be defined through architectural features that may include
individual rooflines or roofline features, projection or recession of the façade, individual
porches or building entrance features and other treatments. Such measures shall be
employed in order to minimize the perception of massing of the building when viewed from
adjacent residential areas and streets.
(b)
In the case of an apartment, the following regulations shall apply:
i.
For all development where the façade is 30.0m or longer, the façade shall be articulated at a
minimum of 30.0m intervals along the façade.
(c)
Weather protection building elements, such as awnings and canopies with a minimum depth of
1.5m, shall be provided along building entrances at the discretion of the Development Authority.
6.5.12.
Built Form Provisions - Parking
(a)
For parcels with a lane, on-site parking is to be provided at the rear of dwelling.
(b)
A maximum of twenty-five percent (25%) of the lot frontage adjacent to a street may be utilized
for surface parking, up to a maximum of 20.0m.
(c)
The surface parking area abutting a street shall be setback, a minimum of 1.5m.
(d)
In the case of apartments, no parking is permitted between the street and the front façade of the
building.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 91 of 244
6.6.
R4 - High Density Residential District
6.6.1.
Purpose
The purpose of this district is to provide for high density residential development with mixed uses in the form of
apartments within the Urban Service Area.
6.6.2.
Permitted uses
6.6.3.
Discretionary uses
(a) Accessory building
(b) Apartment
(c) Garage sale
(d) Home business, minor
(e) Park
(f) Personal service facility
(g) Public utility
(h) Restaurant, minor
(a) Animal care services, minor
(b) Cannabis retail store*
(c) Child care facility*
(d) Commercial school, minor
(e) Drinking establishment
(f) Home business, major
(g) Health facility, minor
(h) Liquor store*
(i) Live-work unit
(j) Office
(k) Restaurant, major
(l) Retail, convenience
(m) Retail, general
(n) Senior citizen housing
*Notice Posting
6.6.4.
Site Standards
The following standards shall apply to every development in this district.
Site Standard
Provision
(a) Lot area (minimum)
0.5ha
(b) Lot width (minimum)
30.0m
(c) Front yard setback (minimum)
Buildings with commercial uses at grade: 1.0m
(minimum) to 3.0m (maximum)
Buildings with street facing patio: 1.0m (minimum)
to 5.0m (maximum)
1.5m for surface parking
6.0m for all other uses
(d) Interior side yard setback (minimum)
3.0m
(e) Exterior side yard setback (minimum)
6.0m
(f) Rear yard setback (minimum)
7.5m
(g) Density (maximum)
296 dwelling units per net hectare or as approved
in an applicable Statutory Plan
(h) Landscaping (minimum)
30% soft landscaping
(i) Building height (maximum)
46.0m not exceeding 15 storeys
(j) Floor area ratio (maximum)
3.0
6.6.5.
Additional Provisions
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 92 of 244
(a)
An amenity area shall be provided in accordance with Part 5, Section 5.5.
(b)
A barrier free paved surface is required between the front building façade and the front lot line
where there are commercial uses at grade.
6.6.6.
Built Form Provisions - Siting
(a)
Unless limited by site characteristics, for buildings adjacent to the street, the primary entry door of
the principal building shall front onto a street.
(b)
Where the ground level is developed with non-residential uses, the residential dwelling units shall
have a building entrance that is separate from the access for commercial uses. Direct access
from a residential dwelling unit to a commercial use shall not be permitted, except in the case of a
live-work unit.
6.6.7.
Built Form Provisions - Massing
(a)
For developments containing exclusively residential uses, where the development is more than
three (3) storeys, buildings shall stepback a minimum of 1.5m and up to a maximum of 3.0m at a
height of 10.5m (three (3) storeys). This additional stepback may be used as an amenity area for
the development on upper floors.
(b)
The maximum building length shall be 80.0m.
(c)
High-rise buildings without a podium or tower (seven to ten (7-10) storeys):
i.
The front façade of the building shall stepback after the third, fourth, or fifth storey for a
maximum of 5.0m.
ii.
Where the lot abuts a low-rise residential district at the rear, a 45° angular plane shall be
taken from a height of 10.5m above the 7.5m rear yard setback line and subsequent storeys
shall fit within this angular plane.
(d)
High-rise tower and podium buildings (seven to fifteen (7-15) storeys):
i.
The building shall have a podium of maximum three (3) storeys (10.5m).
ii.
The tower shall be setback from the façade of the podium a minimum of 3.0m on all sides
facing a street or public open space.
iii. The maximum tower floor plate shall be 750.0sq m.
iv. Towers shall be separated by a minimum of 25.0m. A maximum of two (2) towers are
permitted per block area.
v. Towers shall be setback a minimum of 20.0m from the lot line of any abutting R1, R1E and
R2 district.
6.6.8.
Built Form Provisions - Architectural Elements
(a)
For all development where the façade is 20.0m or longer, the façade shall be articulated at a
minimum of 20.0m intervals along the façade.
(b)
Weather protection building elements, such as awnings and canopies with a minimum depth of
1.5m, shall be provided along building entrances at the discretion of the Development Authority.
6.6.9.
Built Form Provisions - Parking
(a)
A maximum of twenty-five percent (25%) of the lot frontage adjacent to a street may be utilized
for surface parking, up to a maximum of 20.0m.
(b)
In the case of apartments, no on-site parking is permitted between the street and the front façade
of the building.
(c)
A surface parking area abutting a road shall be setback, a minimum of 1.5m from the lot line
abutting the road.
(d)
For lots with a lane, on-site parking is to be provided at the rear of the building.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 93 of 244
6.7.
RMH - Mobile Home Residential District
6.7.1.
Purpose
The purpose of this district is to provide for the development of residential subdivisions in which mobile housing is
the predominant housing form, or comprehensively planned mobile home parks.
6.7.2.
Permitted uses
6.7.3.
Discretionary uses
(a) Accessory building
(b) Garage sale
(c) Home business, minor
(d) Mobile home
(e) Park
(f) Public utility
(a) Child care facility*
(b) Home business, major
(c) Mobile home park
(d) Single detached dwelling
*Notice Posting
6.7.4.
Site Standards
The following standards shall apply to every development in this district.
Site Standard
Subdivision Format
Mobile Home Park Format
(a) Lot area (minimum)
320.0sq m
8.0ha for mobile home park
(b) Lot width (minimum)
10.0m
9.15m
(c) Front yard setback
(minimum)
2.0m on all residential lots in
Blocks 28-31, Plan 1347 TR
4.5m with lane
6.0m for all other cases
3.0m from an internal road
15.2m from another mobile
home located on the opposite
side of an internal road
(d) Interior side yard setback
(minimum)
1.2m or 0.0m for zero lot line
development
Where there is no attached
garage, at least one interior side
yard shall be a minimum 3.0m
3.0m from another mobile home
3.0m from mobile home park
boundary
(e) Exterior side yard setback
(minimum)
3.0m
(f) Rear yard setback
(minimum)
2.0m
3.0m from another mobile home
3.0m from mobile home park lot
line
(g) Building height (maximum)
6.0m
5.0m
(h) Lot coverage (maximum)
45%
45%
(i) Landscaping (minimum)
30% soft landscaping
30% soft landscaping
6.7.5.
Additional Provisions
(a)
In the case of a mobile home park, all mobile home dwelling unit sites shall:
i.
abut a paved internal road and have a driveway access.
(b)
A mobile home may be approved as zero lot line, provided that:
i.
One interior side yard is a minimum of 3.8m;
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 94 of 244
ii.
the owner of the adjacent lot grants a 3.0m private maintenance access easement, including
a 0.6m eave and footing encroachment easement, along the affected side of the lot. Such
easements are to be registered on title;
iii. all roof drainage from the mobile home shall be contained on the lot and diverted to the
municipal storm drainage system by eavestroughs and downspouts or other suitable means.
Surface drainage to the adjacent lot will not be permitted; and,
iv. the zero lot line side shall not be located on an exterior side yard or on the street side of a
corner lot.
(c)
A mobile home, including mobile homes approved as part of a mobile home park, shall be
completely screened from view by the foundation, skirting, or by such other means satisfactory to
the Development Authority.
(d)
All accessory buildings, additions, porches, and skirting shall be of a quality and appearance
equivalent to the mobile home.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 95 of 244
6.8.
C1 - Main Street District
6.8.1.
Purpose
The purpose of this district is to provide for pedestrian-oriented mixed use commercial and residential
development, comprised of shopping streets, in proximity to residential neighbourhoods of the Urban Service
Area.
6.8.2.
Permitted uses
6.8.3.
Discretionary uses
(a) Accessory building
(b) Animal care services, minor
(c) Health facility, minor
(d) Live-work unit
(e) Personal service facility
(f) Public utility
(g) Restaurant, minor
(h) Retail, convenience
(a) Apartment
(b) Child care facility
(c) Commercial guest accommodation
(d) Commercial school, minor
(e) Drinking establishment
(f) Mobile food vendor
(g) Liquor store*
(h) Multi-unit dwelling
(i) Office
(j) Parking lot
(k) Parking structure
(l) Recreation facility, indoor
(m) Restaurant, major
(n) Retail, general
(o) Shopping centre
(p) Similar use
(q) Special event*
*Notice Posting
6.8.4.
Site Standards
The following standards shall apply to every development in this district.
Site Standard
Provision
(a) Lot width (minimum)
30.0m
(b) Front yard setback
Minimum: 1.0m
Maximum: 1.0m for 50% of frontage
Maximum: 5.0m for 50% of frontage
(c) Rear yard setback (minimum)
4.6m where abutting a residential district
0.0m in all other cases
(d) Side yard setbacks (minimum)
None where a firewall is provided
1.0m when facing a street
3.0m in all other cases
(e) Height
Maximum: 6 storeys, not exceeding 24.0m
Minimum: 2 storeys
Minimum ground floor to ceiling height of 4.5m
(f) Landscaping (minimum)
See Part 5 Section 5.27
(g) Floor area ratio (maximum)
2.0
(h) Residential density (maximum)
60 dwelling units per hectare
An application may exceed the maximum density
provided that a traffic impact assessment and
servicing studies support the proposed density
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 96 of 244
based on infrastructure capacity and at the
discretion of the Development Authority.
6.8.5.
Additional Provisions
(a)
Commercial and office uses shall only be permitted on the first and second storey.
(b)
Residential uses shall not be permitted on the ground floor unless it is a live-work unit.
(c)
A private amenity area such as a balcony shall be a minimum of 2.0m in depth.
(d)
Storage, trash collection areas and grease traps shall be located to the rear or sides of the
principal building and shall be screened from view from any adjacent parcels and streets.
(e)
Developments in this district will conform to the built form regulations shown in Figure 6.1 and
Figure 6.2.
6.8.6.
Built Form Provisions - Siting
(a)
At least fifty percent (50%) of the front building façade shall be setback a maximum of 1.0m from
the front lot line; the remainder to the façade may be setback no more than 5.0m to provide for
outdoor patio space or retail spill out zone.
(b)
The façade adjacent to a street shall occupy a minimum of seventy percent (70%) of the lot
frontage on which the building sits, excluding any frontage that is utilized for public open space.
6.8.7.
Built Form Provisions - Massing
(a)
The maximum building length shall be 80.0m.
Figure 6.1 C1 Siting and Massing
6.8.8.
Built Form Provisions - Architectural Elements
(a)
The façade of all development shall be articulated through the use of different materials, colours,
massing, windows, projections, recessions and similar architectural treatments.
(b)
Spill out areas may include covered walkways which can be used for patios and which can
extend to the front lot line.
(c)
Building entrance features, outdoor sitting areas, canopies, landscaping and other features that
lend visual interest shall be provided along developments fronting streets and shall be human
scaled.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 97 of 244
(d)
Weather protection elements, such as awnings and canopies, shall be provided along building
façades in developments fronting streets, public spaces and pedestrian connections, at the
discretion of the Development Authority.
(e)
To create a pedestrian-friendly environment on the main street, development with sites fronting
streets, key pedestrian connections, and/or public spaces shall provide along those frontages:
i.
A minimum of fifty percent (50%) of the ground floor façade of a building shall contain
transparent glazing.
ii.
The primary entry door to each ground floor dwelling unit shall face the street and be
accessible by the sidewalk. Secondary access may be provided from the parking lot or
parking structure.
Figure 6.2 C1 Architectural Elements
6.8.9.
Built Form Provisions - Parking
(a)
Vehicular access to properties from a street shall be restricted to the abutting lanes. Where there
is no abutting lane, vehicular access shall be provided from a flanking street or through block
connections.
(b)
Parking shall be accommodated only within parking structures or at the rear of the buildings. No
loading, parking or similar use shall be located in the front yard or any yard abutting a street.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 98 of 244
6.9.
C2 - Local Commercial District
6.9.1.
Purpose
The purpose of this district is to provide for the development of commercial uses that are intended to serve the
day-to-day needs of residents of a neighbourhood, with limited opportunities for residential developments above
commercial uses.
6.9.2.
Permitted uses
6.9.3.
Discretionary uses
(a) Accessory building
(b) Animal care services, minor
(c) Child care facility
(d) Health facility, minor
(e) Office
(f) Personal service facility
(g) Public utility
(h) Restaurant, minor
(i) Retail, convenience
(a) Apartment
(b) Commercial school, minor
(c) Drinking establishment
(d) Mobile food vendor
(e) Liquor store* (not permitted on Lot 25, Block
24, Plan 1524140)
(f) Parking lot
(g) Parking structure
(h) Recreation facility, indoor
(i) Restaurant, major
(j) Retail, general
(k) Service station, minor (not permitted on Lot
25, Block 24, Plan 1524140)
(l) Shopping centre
(m) Similar use
(n) Special event*
*Notice Posting
6.9.4.
Site Standards
The following standards shall apply to every development in this district.
Site Standard
Provision
(a) Lot area (maximum)
1.0ha
(b) Lot width (minimum)
30.0m
(c) Front yard setback
Minimum: 6.0m for service stations
Minimum: 1.0m for all other uses
Maximum: 3.0m for up to 75% of frontage, 5.0m for
up to 25% of frontage for all other uses
(d) Rear yard setback (minimum)
4.5m
(e) Interior side yard setback (minimum)
4.5m
(f) Exterior side yard setback
Minimum: 1.0m
Maximum: 3.0m for up to 75% of frontage, 5.0m for
up to 25% of frontage
(g) Height
Maximum: 12.0m or 3 storeys
Minimum: ground floor to ceiling height of 4.5m
(h) Landscaping (minimum)
10%
(i) Floor area ratio (maximum)
1.0
6.9.5.
Additional Provisions
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 99 of 244
(a)
Loading, storage, trash collection areas and grease traps shall be located to the rear or sides of
the principal building and shall be screened from view from any adjacent parcels and streets.
(b)
No residential uses shall be permitted on the ground floor of a building.
(c)
Maximum 2 storeys of residential uses are permitted above the ground floor.
(d)
Developments in this district will conform to the built form regulations shown in Figure 6.3.
Figure 6.3 C2 Built Form Provisions
6.9.6.
Built Form Provisions - Siting
(a)
Up to twenty-five percent (25%) of the development fronting onto a street may be setback by up
to 5.0m to provide for outdoor patio space or spill out zone as shown in Figure 6.3. The outdoor
patio space or spill out area may be covered.
(b)
For development on a corner lot, the façade shall cover a minimum of fifty percent (50%) of the
total street frontage and shall have frontage on both streets.
(c)
The building and siting regulations in Part 6 Section 6.9.6 shall not apply to a service station,
minor located in this district.
6.9.7.
Built Form Provisions - Architectural Elements
(a)
Weather protection building elements, such as awnings and canopies, shall be provided along
building façades in development fronting public streets, public spaces and pedestrian
connections, at the discretion of the Development Authority.
(b)
The façade of all development shall be articulated at a minimum of 10.0m intervals through
materials, colours, massing, windows, projections, recessions and similar architectural
treatments.
(c)
Spill out areas may include covered walkways which can be used for patios and which can
extend to the front lot line.
6.9.8.
Built Form Provisions - Parking
(a)
No parking is permitted between the public street and the front façade of the building.
(b)
Surface parking areas facing the public street shall be screened by fencing or landscaping in
accordance with Part 7 of this Bylaw.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 100 of 244
6.10.
C3 - Community Commercial District
6.10.1.
Purpose
The purpose of this district is to provide opportunities for a mix of land uses including retail, entertainment, small
office commercial, and residential. It will be located centrally in the community with easy accessibility to the
surrounding neighbourhoods. Use of the Community Commercial District is limited to parcels adjacent to arterial
roads in the Urban Service Area.
6.10.2. Permitted uses
6.10.3. Discretionary uses
(a) Accessory building
(b) Animal care services, minor
(c) Drinking establishment
(d) Health facility, minor
(e) Office
(f) Personal service facility
(g) Public utility
(h) Recreation facility, indoor
(i) Religious assembly
(j) Restaurant, major
(k) Restaurant, minor
(l) Retail, convenience
(m) Retail, general
(a) Apartment
(b) Automotive vehicle sales or rental*
(c) Cannabis retail store*
(d) Child care facility
(e) Commercial guest accommodation
(f) Commercial school, minor
(g) Drive through
(h) Mobile food vendor
(i) Liquor store*
(j) Live-work unit
(k) Nightclub
(l) Parking lot
(m) Parking structure
(n) Service station, minor
(o) Shopping centre
(p) Similar use
(q) Special event*
*Notice Posting
6.10.4.
Site Standards
The following standards shall apply to every development in this district.
Site Standard
Provision
(a) Lot area
Minimum: 1.0ha
Maximum: 5.0ha
(b) Lot width (minimum)
30.0m
(c) Front yard setback
Minimum: 3.0m
Maximum: 3.0m for up to 50% of frontage
Maximum: 5.0m for up to 50% of frontage
(d) Rear yard setback (minimum)
7.5m where abutting a residential district
6.0m in all other cases
(e) Side yard setbacks (minimum)
3.0m
(f) Height (maximum)
12.0m for buildings containing exclusively
commercial uses
20.0m not exceeding 6 storeys in all other cases
(g) Landscaping (minimum)
10%
(h) Floor area ratio (maximum)
1.5
(i) Residential density (maximum)
60 dwelling units per hectare
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 101 of 244
Application may exceed the maximum density
provided that a traffic impact assessment and
servicing studies support the proposed density
based on infrastructure capacity and at the
discretion of the Development Authority.
6.10.5.
Additional Provisions
(a)
No residential uses shall be permitted on the ground floor of a building.
(b)
Loading, storage, trash collection areas and grease traps shall be located to the rear or sides of
the principal building and shall be screened from view from any adjacent parcels and streets.
6.10.6.
Additional Provisions for Discretionary Uses
(a)
In the case of an apartment, the following regulations shall apply:
i.
Residential dwelling units and commercial uses shall not be permitted on the same storey of
a building.
ii.
The residential dwelling units shall have at-grade access that is separate from the access for
commercial uses. Direct access from a residential dwelling unit to a commercial use shall not
be permitted.
iii. Parking for the residential dwelling units shall be clearly marked. Shared parking or off-site
parking for the residential dwelling units shall not be permitted.
(b)
Developments in this district will conform to the built form regulations shown in Figure 6.4.
6.10.7.
Built Form Provisions - Siting
(a)
Up to fifty percent (50%) of the development fronting onto a street may be setback by up to 5.0m
to provide for outdoor patio space or a spill out area. The outdoor patio space or spill out area
may be covered.
(b)
For development on a corner lot, the façade shall cover a minimum of seventy percent (70%) of
the total street frontage and shall have frontage on both streets.
(c)
Pedestrian access should be provided to the site at convenient locations.
6.10.8.
Built Form Provisions - Massing
(a)
The maximum building length shall be 80.0m.
Figure 6.4 C3 Built Form Provisions
6.10.9.
Built Form Provisions - Architectural Elements
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 102 of 244
(a)
The façade of all development shall be articulated through the use of different materials, colours,
massing, windows, projections, recessions and similar architectural treatments.
(b)
Spill out areas may include covered walkways which can be used for patios and which can
extend to the front lot line.
6.10.10. Built Form Provisions - Parking
(a)
No parking is permitted between the street and the front façade of the building.
(b)
A maximum of twenty-five percent (25%) of the lot frontage adjacent to a street may be utilized
for surface parking.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 103 of 244
6.11.
C4 - Highway Commercial District
6.11.1.
Purpose
The purpose of this district is to provide for vehicle oriented commercial development along high volume, high
visibility corridors.
6.11.2. Permitted uses
6.11.3. Discretionary uses
(a) Accessory building
(b) Animal care services, minor
(c) Automotive vehicle sales or rental
(d) Commercial guest accommodation
(e) Commercial school, minor
(f) Drinking establishment
(g) Equipment rental
(h) Fleet service
(i) Health facility, minor
(j) Liquor store
(k) Personal service facility
(l) Plant nursery
(m) Public utility
(n) Recreation facility, indoor
(o) Restaurant, major
(p) Restaurant, minor
(q) Retail, convenience
(r) Retail, general
(s) Service station, major
(a) Adult entertainment facility*
(b) Animal care services, major
(c) Auctioneering facility*
(d) Automotive and equipment service
(e) Cannabis retail store*
(f) Casino
(g) Child care facility
(h) Commercial school, major
(i) Contractor, limited
(j) Crematorium
(k) Drive through
(l) Mobile food vendor
(m) Mobile home sales
(n) Nightclub
(o) Funeral home
(p) Heavy equipment sales and service
(q) Office
(r) Parking lot
(s) Parking structure
(t) Religious assembly
(u) Similar use
(v) Special event*
(w) Warehouse and storage
(x) Warehouse sales
*Notice Posting
6.11.4.
Site Standards
The following standards shall apply to every development in this district.
Site Standard
Provision
(a) Lot area (minimum)
0.5ha
(b) Lot width (minimum)
30.0m
(c) Front yard setback (minimum)
40.0m if fronting a highway
10.0m if a service road is provided
3.0m in all other cases
(d) Rear yard setback (minimum)
6.5m where the lot is adjacent to a residential district
4.5m in all other cases
(e) Side yard setbacks (minimum)
6.5m where the lot is abutting to a residential district
4.5m in all other cases
(f) Height (maximum)
30.0m for commercial guest accommodation
14.0m in all other cases
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 104 of 244
(g) Landscaping (minimum)
10%
(h) Floor area ratio (maximum)
1.5
6.11.5.
Additional Provisions
(a)
Loading, storage, trash collection areas and grease traps shall be located to the rear or sides of
the principal building and shall be screened from view from any adjacent parcels and streets.
(b)
The Development Authority may attach conditions to all permitted and discretionary uses
regarding the size, location, screening and landscaping of the outdoor display areas and storage
areas, to ensure that development is compatible with surrounding developments.
6.11.6.
Additional Provisions for Commercial Guest Accommodation
(a)
In addition to the setback requirements of this district, the Development Authority may, as a
condition of approval, require an additional setback for that portion of a commercial guest
accommodation that exceeds 14.0m in height in order to protect the amenity and privacy of
development in any abutting residential district. The Development Authority shall not require a
total yard greater than the height of the building.
(b)
A commercial guest accommodation may exceed a floor area ratio of 1.5, to a maximum floor
area ratio of 2.5, provided that traffic and servicing studies support the proposed density based
on infrastructure capacity and shall be at the discretion of the Development Authority.
6.11.7.
Built Form Provisions - Siting
(a)
Pedestrian access should be provided to the site at convenient locations.
6.11.8.
Built Form Provisions - Massing
(a)
For developments containing exclusively residential uses, where the development is more than
three (3) storeys tall but less than six (6) storeys, the building shall stepback a maximum of 3.0m
at a height of 10.5m or three (3) storeys. This stepback may be used as an amenity area for the
development on upper floors.
(b)
The maximum building length shall be 80.0m.
(c)
High-rise bar buildings (seven to ten (7-10) storeys):
i.
The front façade of the building shall stepback after the third, fourth, or fifth storey for a
maximum of 5m.
ii.
Where the lot abuts a low-rise residential district at the rear, a 45° angular plane shall be
taken from a height of 10.5m above the 7.5m rear yard setback line and subsequent storeys
shall fit within this angular plane.
(d)
High-rise tower and podium buildings (seven to fifteen (7-15) storeys):
i.
The building shall have a podium of maximum three (3) storeys (10.5m).
ii.
The tower shall be setback from the façade of the podium a minimum of 3.0m on all sides
facing a street or public open space.
iii. The maximum tower floor plate shall be 750.0sq m.
iv. Towers shall be separated by a minimum of 25.0m. A maximum of two towers are permitted
per block.
(e)
Shall be oriented and designed to limit shadows on parks, schools and open spaces.
6.11.9.
Built Form Provisions - Architectural Elements
(a)
The façade of all development shall be articulated through the use of different materials, colours,
massing, windows, projections, recessions and similar architectural treatments.
(b)
Building design shall positively address the arterial road and/or highway frontage through
architectural detail and materials, articulation of the building façade and/or landscape treatment
facing these public street corridors. The open space between the building and the highway shall
be landscaped. If parking is proposed between the building façade and highway, it shall
incorporate an attractive landscaped buffer.
(c)
Blank walls facing streets, public spaces or pedestrian routes shall not be permitted.
(d)
Spill out areas may include covered walkways which can be used for patios and which can
extend to the front lot line.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 105 of 244
(e)
Building entrances shall be easily accessible by pedestrian traffic and clearly defined through the
use of architectural elements.
(f)
Weather protection building elements, such as awnings and canopies with a minimum depth of
1.5m, shall be provided along building entrances at the discretion of the Development Authority.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 106 of 244
6.12.
C5 - Large Format Retail District
6.12.1.
Purpose
The purpose of this district is to provide for the development of large-scale commercial uses intended to serve a
regional trade area. Development is comprehensively designed and located adjacent to arterial roads and
highways in the Urban Service Area.
6.12.2. Permitted uses
6.12.3. Discretionary uses
(a) Accessory building
(b) Animal care services, minor
(c) Automotive vehicle sales or rental
(d) Child care facility
(e) Commercial guest accommodation
(f) Commercial school, minor
(g) Drinking establishment
(h) Essential public service
(i) Liquor store
(j) Parking lot
(k) Parking structure
(l) Personal service facility
(m) Plant nursery
(n) Public utility
(o) Recreation facility, indoor
(p) Restaurant, major
(q) Restaurant, minor
(r) Retail, general
(s) Service station, major
(t) Service station, minor
(u) Shopping centre
(v) Warehouse sales
(a) Animal care services, major
(b) Cannabis retail store*
(c) Drive through
(d) Mobile food vendor
(e) Office
(f) Recycling facility
(g) Similar use
(h) Special event*
*Notice Posting
6.12.4.
Site Standards
The following standards shall apply to every development in this district.
Site Standard
Provision
(a) Lot area (minimum)
5.0ha
A lot area (minimum) of 0.4ha is permitted if the lot
is part of a comprehensively designed shopping
centre greater than 5.0ha
(b) Setback (minimum)
4.5m from a public road where the lot is adjacent
or abutting such public road.
6.5m from a residential lot where the lot is adjacent
or abutting such residential lot.
(c) Height (maximum)
14.0m
(d) Landscaping (minimum)
10%, otherwise in accordance with Part 5 Section
5.27
(e) Floor area ratio (maximum)
1.0
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 107 of 244
6.12.5.
Additional Provisions
(a)
Vehicular access and pedestrian routes shall be located and designed to provide a clearly
defined, and convenient circulation pattern. Pedestrian routes shall accommodate barrier free
design.
(b)
Loading, storage, trash collection areas and grease traps shall be located to the rear or sides of
the principal building and shall be screened from view from any adjacent parcels and streets.
(c)
A comprehensive sign design plan is required at development permit approval to ensure harmony
and reduce sign clutter.
(d)
The minimum parking requirements shall be 4.0 stalls per 100.0sq m gross floor area.
6.12.6.
Built Form Provisions - Siting
(a)
Building design shall positively address the arterial road and/or highway frontage using materials,
colours, massing, windows, projections, recessions and similar architectural treatments.
(b)
Adjoining sites shall be integrated by direct on-site access connections to facilitate convenient,
efficient and free flowing vehicular traffic and pedestrian movements between sites, wherever
such access is not prohibitive due to such factors as grade, site configurations and the location of
existing development, including utility services, and where integration is desirable due to the
existing or potential type of adjacent use. The registration on title to the affected parcels of an
access easement or similar covenant may be required to facilitate such movement.
6.12.7.
Built Form Provisions - Architectural Elements
(a)
For any development where the building length is 70.0m or greater, the façade shall be
articulated at a minimum of 30.0m intervals along the façade.
(b)
Blank walls facing streets, public spaces or pedestrian routes shall not be permitted.
(c)
Spill out areas may include covered walkways which can be used for patios and which can
extend to the front lot line.
(d)
Building entrances shall be visually prominent and include weather protection.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 108 of 244
6.13.
PS - Public Service District
6.13.1.
Purpose
The purpose of this district is to provide for the delivery of educational, health, government and other institutional
services.
6.13.2. Permitted uses
6.13.3. Discretionary uses
(a) Accessory building
(b) Child care facility
(c) Educational facility
(d) Essential public service
(e) Health facility, major
(f) Health facility, minor
(g) Office
(h) Park
(i) Public utility
(j) Recreation facility, indoor
(k) Recreation facility, outdoor
(l) Religious assembly
(m) Restaurant, minor
(a) Cemetery
(b) Detention facility
(c) Drinking establishment*
(d) Mobile food vendor
(e) Group home*
(f) Parking lot
(g) Parking structure
(h) Recycling facility
(i) Restaurant, major
(j) Retail, general
(k) Similar use
(l) Special event*
(m) Youth assessment centre
*Notice Posting
6.13.4.
Site Standards
The following standards shall apply to every development in this district.
Site Standard
For Lots 1-5, Block 2, Plan
5030TR; Lot 12, Block 2, Plan
5030TR; Lot 1, Plan 3790 NY;
Lot 15MR, Block 2, Plan 922
0240; Lot 2, Block 2, Plan 772
2192
All Other Locations
(a) Front yard setback
1.0m (minimum)
3.0m (maximum)
6.0m (minimum)
(b) Rear yard setback
(minimum)
0.0m
6.0m
(c) Side yard setbacks
(minimum)
0.0m
6.0m
(d) Height (maximum)
40.00m unless otherwise restricted by an Outline Plan or a
Statutory Plan
(e) Landscaping (minimum)
10%
(f) Floor area ratio (maximum)
5
2
6.13.5.
Additional Provisions
(a)
No loading, storage, garbage collection shall occur in any yard abutting a street.
6.13.6.
Built Form Provisions - Siting
(a)
Direct access to transit stops or stations shall be provided in the site at convenient locations and
shall be connected to pedestrian infrastructure.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 109 of 244
(b)
There shall be a 2.5m barrier free sidewalk from the primary building entrance to the public
sidewalk or street if no sidewalk exists at perimeter of the property, and/or transit stop.
(c)
The building façade shall cover a minimum of fifty percent (50%) of the total street frontage and
shall have frontage on both streets. For other lots with more than one street, the Development
Authority shall determine which street shall be considered for development of publicly accessible
open space.
(d)
Buildings shall be designed and oriented to face the street, with building entrances that are
clearly visible, except on corner lots where the building shall be designed and oriented to front
onto both streets with building entrances that are clearly visible. The corner shall act as the
building forecourt.
(e)
Active at grade uses shall front onto publicly accessible open space.
(f)
Pedestrian connections shall be provided from the public sidewalk to all building entrances and
from the site to any existing or proposed trail networks in the neighbourhood.
6.13.7.
Built Form Provisions - Architectural Elements
(a)
The building façade shall be articulated at a minimum of 30.0m intervals through the use of
different materials, colours, massing, windows, projections, recessions and similar architectural
treatments.
(b)
Spill out areas may include covered walkways which can be used for patios and which can
extend to the front lot line.
(c)
Building entrance features spill out areas, canopies, landscaping and other features that lend
visual interest and relate to the pedestrian scale shall be provided along the street setbacks.
(d)
Weather protection building elements, such as awnings and canopies with a minimum depth of
1.5m, shall be provided along façades in development fronting streets, public spaces and
pedestrian connections at the discretion of the Development Authority.
(e)
Blank walls facing public streets, public spaces and pedestrian routes shall not be permitted.
(f)
Distinctive architectural elements such as vertical projections, bay windows, large glazed areas,
prominent building entrances, canopies, and roof forms shall be used to create distinct identities
for these developments within the community and enhance visibility from primary streetscapes.
(g)
A minimum of fifty percent (50%) of the ground floor façade facing the public streets shall contain
transparent glazing.
(h)
For corner lots, the façade treatment shall wrap around the side of the building to provide a
consistent profile facing both streets.
(i)
All minor mechanical equipment on a roof of any building shall be concealed by incorporating it
within the building to the satisfaction of the Development Authority.
6.13.8.
Built Form Provisions - Massing
(a)
Rooflines shall be articulated with variations in height and roof slopes.
(b)
Buildings shall stepback a minimum of 1.5m from a height of two (2) storeys to reduce the
appearance of the building's mass adjacent to the street.
(c)
For buildings higher than 12.2m, building façades shall be articulated vertically and horizontally at
a minimum of 15.0m intervals through the use of different materials, colours, massing, windows,
projections, recessions and similar architectural treatments.
6.13.9.
Landscaping
(a)
Landscaping shall be included to screen parking lots from the street frontages.
(b)
Landscaping shall be provided in accordance with Part 5 Section 5.27.
6.13.10. Parking
(a)
No parking is permitted between the street and the building façade facing the street, except in the
case of educational facilities and health facilities, major. For lots facing more than one street, the
Development Authority shall determine which street shall qualify for this regulation.
(b)
Drop off areas may be located between the street and the building façade facing the public street
and shall incorporate landscape screening.
(c)
A maximum of twenty percent (20%) of the lot frontage adjacent to a street may be utilized for
surface parking.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 110 of 244
6.13.11. Additional Regulations for Lots 1-5, Block 2, Plan 5030TR; Lot 12, Block 2, Plan 5030TR; Lot 1, Plan
3790 NY; Lot 15MR, Block 2, Plan 922 0240; Lot 2, Block 2, Plan 772 2192.
(a)
Where a conflict exists between the provisions contained in Part 6 Sections 6.13.5 to 6.13.10
inclusive and any provision in Part 6 Section 6.13.11 (b) to (k) inclusive, the provisions in Part 6
Section 6.13.11 (b) to (k) inclusive shall apply.
(b)
Loading, storage and trash collection area is encouraged to be located internally within the
development. Where this is not possible, they shall be located to the rear or sides of the principal
building and shall be screened from view from any adjacent parcels and streets.
(c)
Up to fifty percent (50%) of the development fronting onto a street may be setback up to 5.0m to
provide for outdoor patio space or spill out zone.
(d)
Buildings along Franklin Avenue and King Street shall be a minimum height of 6.0m.
(e)
Blank walls facing streets or public spaces shall not be permitted.
(f)
A minimum of twenty percent (20%) of the ground floor façade of a building facing a street shall
contain transparent glazing comprised of windows and building entrances.
(g)
Development facing streets shall provide weather protection in the form of awnings or canopies.
And shall comply with the following:
i.
Awnings or canopies shall provide a minimum of 2.5m and a maximum of 4.0m of vertical
clearance over the sidewalk.
ii.
The primary entry doors shall be located on the side of the building facing the street.
Secondary building entrances can exist on the side or rear of a development.
(h)
No additional parking is permitted between the street and the front façade along Franklin Avenue
and King Street.
(i)
Surface parking shall generally be located to the rear of the building.
(j)
Parking structures and surface parking lots shall be connected to public streets or primary entry
doors of surrounding buildings by defined pedestrian pathways.
(k)
A parking structure is permitted to front Franklin Avenue or King Street provided that the ground
floor frontage is occupied by active uses excluding any related mechanical room or pedestrian or
vehicular access. These ground floor uses shall maintain a minimum depth of 12.0m.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 111 of 244
6.14.
A - Airport District
6.14.1.
Purpose
The purpose of this district is to provide for the development and operation of the landside business industrial
area of the Fort McMurray Airport as identified in the Fort McMurray Regional Airport Area Structure Plan.
6.14.2. Permitted uses
6.14.3. Discretionary uses
(a) Accessory building
(b) Animal care services, major
(c) Animal care services, minor
(d) Automotive vehicle sales or rental
(e) Commercial guest accommodation
(f) Commercial school, major
(g) Contractor, general
(h) Contractor, limited
(i) Drinking establishment
(j) Equipment rental
(k) Essential public service
(l) Fleet service
(m) Industry, general
(n) Office
(o) Park
(p) Parking lot
(q) Parking structure
(r) Public utility
(s) Recreation facility, indoor
(t) Restaurant, major
(u) Restaurant, minor
(v) Service station, major
(w) Service station, minor
(x) Stockpiling
(y) Storage facility, outdoor
(z) Warehouse and storage
(a) Adult entertainment facility
(b) Cannabis retail store*
(c) Casino
(d) Intermodal facility
(e) Liquor store
(f) Retail, general
(g) Security suite
(h) Similar use
(i) Special event*
(j) Warehouse sales
*Notice Posting
6.14.4.
Site Standards
The following standards shall apply to every development in this district.
Standard
Provision
(a) Front yard setback (minimum)
6.0m
(b) Rear yard setback (minimum)
Transitional setback from the runway based on the Fort
McMurray Airport Zoning Regulations C.R.C., c. 82.
None required if transitional setback not applicable.
(c) Interior side yard setback (minimum)
1.2m
(d) Exterior side yard setback (minimum)
3.0m
(e) Height (maximum)
45.0m, subject to Airport Authority approval
(f) Landscaping (minimum)
3.0m along any portion of the yard abutting a street
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 112 of 244
6.14.5.
Additional Provisions
(a)
All developments shall abide by all federal regulations for airports, airport operations and airport
safety.
(b)
Parking requirements shall be determined based on Part 7.
(c)
Within the Airport District, development permits are not required for the sub-areas identified as
such in the Fort McMurray Regional Airport Area Structure Plan Bylaw 12/009.
(d)
Any development which, in the opinion of the Development Authority, may cause a dangerous
condition that could interfere with the safe and efficient operation of the airport shall be referred to
Transport Canada for comment.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 113 of 244
6.15.
PR - Parks and Recreation District
6.15.1.
Purpose
The purpose of this district is to provide for the development of land for parks and recreational facilities intended
for the use and enjoyment of the public at large.
6.15.2. Permitted uses
6.15.3. Discretionary uses
(a) Accessory building
(b) Park
(c) Park, natural
(d) Parking lot
(e) Parking structure
(f) Public utility
(a) Boat fuel services
(b) Campground (outside the Urban Service
Area)
(c) Drinking establishment*
(d) Float plane base
(e) Mobile food vendor
(f) Recreation facility, indoor
(g) Recreation facility, outdoor
(h) Recycling facility
(i) Resort facility (outside the Urban Service
Area)
(j) Restaurant, major*
(k) Restaurant, minor*
(l) Retail, convenience*
(m) Retail, general*
(n) Security suite*
(o) Special event*
(p) Stockpiling
*Notice Posting
6.15.4.
Site Standards
The following standards shall apply to every development in this district.
Standard
Provision
(a) Front yard setback (minimum)
40.0m if fronting a highway
6.0m in all other cases
(b) Rear yard setback (minimum)
6.0m
(c) Side yard setbacks (minimum)
6.0m
(d) Height (maximum)
6.0m for float plane base
12.2m in all other cases
(e) Floor area ratio (maximum)
2.0
6.15.5.
Additional Provisions - Discretionary Uses
(a)
The following uses may only be approved when accessory to a park, recreation facility, indoor or
recreation facility, outdoor:
i.
Drinking establishment;
ii.
Mobile food vendor
iii. Restaurant, major;
iv. Restaurant, minor;
v. Retail, convenience; and,
vi. Retail, general.
(b)
Float plane base
i.
Accessory development may include office buildings, fuel storage, and maintenance facilities
integral to the operation of the base.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 114 of 244
ii.
Fuel storage facilities shall be located to the satisfaction of the Development Authority and in
accordance with provincial regulations.
6.15.6.
Additional Provisions - Development abutting Environmental Preservation Areas
(a)
The Development Authority may require a report, to the satisfaction of the Development Authority,
be prepared by a qualified professional stating the impacts of proposed development on the
existing natural areas.
(b)
The Development Authority may require a report, satisfactory to the Development Authority, by a
registered professional engineer, detailing the structural components of the proposal which will
limit any risk to the bank stability, for the following developments:
i.
any swimming pool or wading pool;
ii.
water fountain and/or water sculpture;
iii. water reservoir or water tank;
iv. ornamental pond or lake; or
v. water retaining excavation, structure or vessel that could affect sub-soil characteristics.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 115 of 244
6.16.
EP - Environmental Preservation District
6.16.1.
Purpose
The purpose of this district is to provide for the preservation of natural open space, enhancement of naturalized
areas and the protection of environmentally sensitive lands from incompatible development.
6.16.2. Permitted uses
6.16.3. Discretionary uses
(a) Park, natural
(a) Accessory building
(b) Park
(c) Public utility
*Notice Posting
6.16.4.
Site Standards
(a)
In addition to Part 5, the regulations for the development shall be at the discretion of the
Development Authority.
6.16.5.
Additional Provisions
(a)
Notwithstanding Part 3, Section 3.2, all developments in this district shall require a development
permit.
(b)
Permission shall be obtained from the Development Authority prior to clearing, grading, tree
cutting, trail construction, irrigation, or similar activity.
(c)
Any development permit applications or request for clearing, grading, tree cutting, trail
construction, irrigation, or similar activity which requires the restoration and rehabilitation of a site
upon completion of such activity shall be accompanied by detailed landscape restoration plan
prepared to the satisfaction of the Development Authority and certified by a qualified professional.
(d)
The extraction of sand, gravel, or aggregate is not permitted.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 116 of 244
6.17.
UE - Urban Expansion District
6.17.1.
Purpose
The purpose of this district is to protect land suited for future urban and hamlet expansion from premature
subdivision and development.
6.17.2. Permitted uses
6.17.3. Discretionary uses
(a) Accessory building
(b) Park
(c) Public utility
(a) Agriculture, extensive
(b) Agriculture, small scale
(c) Airport
(d) Animal care services, major
(e) Essential public service
(f) Intensive livestock operation
(g) Mobile home
(h) Recreation facility, outdoor
(i) Security suite
(j) Single detached dwelling
(k) Special event*
(l) Stockpiling
(m) Storage facility, outdoor
(n) Resort facility, specific to portions of NW-24-
88-9-4 and SW-25-88-9-4 (BL 26/008)
(o) Retail, general, specific to portions of NW-24-
88-9-4 and SW-25-88-9-4 (BL 26/008)
*Notice Posting
6.17.4.
Site Standards
The following standards shall apply to every development in this district.
Standard
Provision
(a) Lot area (minimum)
2.0ha
6.17.5.
Additional Provisions
(a)
The subdivision of one (1) lot from a quarter section may be allowed to accommodate an existing
residence and related improvements, provided the balance is retained for agricultural purposes.
(b)
All other standards shall be at the discretion of the Development Authority.
6.17.6.
Additional Provisions - Discretionary Uses
(a)
The following uses may only be approved when accessory to agriculture, small scale or
agriculture, extensive:
i.
mobile home;
ii.
single detached dwelling.
(b)
A mobile home shall be completely screened from view by the foundation, skirting or by such
other means satisfactory to the Development Authority.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 117 of 244
6.18.
IL - Light Industrial District
6.18.1.
Purpose
The purpose of this district is to provide for the development of a wide range of compatible commercial and
industrial uses, which do not adversely affect surrounding non-industrial uses through the generation of
emissions, noise, odors, vibrations, heat, bright light or dust.
6.18.2. Permitted uses
6.18.3. Discretionary uses
(a) Accessory building
(b) Animal care services, minor
(c) Automotive and equipment service
(d) Automotive vehicle sales or rental
(e) Commercial guest accommodation
(f) Commercial school, minor
(g) Contractor, limited
(h) Custom manufacturing
(i) Equipment rental
(j) Mobile food vendor
(k) Funeral home
(l) Market
(m) Office
(n) Parking lot
(o) Parking structure
(p) Public utility
(q) Recreation facility, indoor
(r) Restaurant, major
(s) Restaurant, minor
(a) Animal care services, major
(b) Auctioneering facility
(c) Cannabis retail store*
(d) Commercial school, major
(e) Contractor, general
(f) Crematorium
(g) Fleet service
(h) Recycling facility
(i) Retail, general
(j) Security suite
(k) Similar use
(l) Special event*
(m) Stockpiling
(n) Storage facility, mini
(o) Storage facility, outdoor
(p) Warehouse and storage
*Notice Posting
6.18.4.
Site Standards
The following standards shall apply to every development in this district.
Standard
Provision
(a) Lot area (minimum)
0.2ha
(b) Lot width (minimum)
30.0m
(c) Front yard setback
6.0m (minimum)
30.0m (maximum)
(d) Rear yard setback (minimum)
7.5m
(e) Interior side yard setbacks (minimum)
One interior side yard 1.2m and at least one
interior side yard 6.0m
(f) Exterior side yard setback (minimum)
3.0m
(g) Height (maximum)
14.0m
(h) Landscaping (minimum)
3.0m along any portion of the front yard abutting a
street
10% of lot area
(i) Floor area ratio (maximum)
1.2
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 118 of 244
6.18.5.
Additional Provisions
(a)
All waste collection shall be screened from view in accordance with Part 5 Section 5.23 Fencing
and Screening, Part 5 Section 5.24 Garbage and Recycling Enclosures, and Part 5 Section 5.27
Landscaping.
(b)
Parcels shall be entirely paved with asphalt, concrete or hard surface, not including gravel, and/or
finished with landscaping.
(c)
Grading and drainage of parcels shall be in accordance with the Engineering Servicing
Standards.
(d)
Outdoor activities (loading, service, storage) may occur provided they are accessory to the
principal use and the scale of such activities does not unduly conflict with the primary purpose of
this district or dominate the use of the site.
(e)
Outdoor activities shall only be allowed if they are screened in a way that they are not visible from
the street as per Part 5 Section 5.23 Fencing and Screening.
(f)
In addition to the screening requirements of Part 6 Section 6.20.5 (e), a storage facility, outdoor
facing a high visibility corridor such as a highway or arterial road shall provide a landscaped
buffer between the storage area and the corridor, to the satisfaction of the Development
Authority.
6.18.6.
Built Form Provisions - Siting
(a)
Outside display areas may be permitted to the side or front of the principal building provided that
such displays are limited to examples of equipment or material related to the industry or business
located on the site. If the outdoor display area is visible from a street, it is limited in size to thirty-
three percent (33%) of the lot width, up to a maximum of 30.0m.
6.18.7.
Parking
(a)
Along all frontages facing a street, surface parking areas shall be screened in accordance with
Part 5 Section 5.27 Landscaping.
(b)
Continuous, direct, barrier-free pedestrian walkways shall be provided through parking areas to
building entrances in accordance with the provisions of Part 5 Section 5.2. Active Frontage.
6.18.8.
Architectural Elements
(a)
Blank walls facing streets, public spaces or pedestrian routes shall not be permitted.
(b)
The building façade shall be articulated at a minimum of 10.0m intervals through the use of
different materials, colours, massing, windows, projections, recessions and similar architectural
treatments.
(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 when viewed from adjacent
residential areas and streets.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 119 of 244
6.19.
IM - Medium Industrial District
6.19.1.
Purpose
The primary purpose of this district is to provide for industrial uses that may impact adjacent land uses. These
uses may carry out a portion of their operation outdoors and may impact surrounding nonindustrial uses through
the generation of emissions, noise, odors, vibrations, heat, bright light or dust.
6.19.2. Permitted uses
6.19.3. Discretionary uses
(a) Accessory building
(b) Animal care services, major
(c) Animal care services, minor
(d) Auctioneering facility
(e) Automotive and equipment service
(f) Automotive vehicle sales or rental
(g) Commercial school, major
(h) Commercial school, minor
(i) Contractor, general
(j) Contractor, limited
(k) Equipment rental
(l) Essential public service
(m) Fleet service
(n) Mobile food vendor
(o) Funeral home
(p) Heavy equipment sales and service
(q) Market
(r) Mobile home sales
(s) Parking lot
(t) Parking structure
(u) Public utility
(v) Recreation facility, indoor
(w) Service station, major
(x) Service station, minor
(y) Storage facility, mini
(z) Warehouse and storage
(a) Abattoir
(b) Adult entertainment facility
(c) Bulk oil, fuel and chemical storage
(d) Cannabis retail store*
(e) Cannabis production and distribution facility*
(f) Crematorium
(g) Drinking establishment
(h) Industry, general
(i) Intermodal facility
(j) Office
(k) Recycling facility
(l) Restaurant, major
(m) Restaurant, minor
(n) Retail, general
(o) Security suite
(p) Similar use
(q) Special event*
(r) Stockpiling
(s) Storage facility, outdoor
(t) Warehouse sales
6.19.4. Discretionary uses for Lot 5, Block 10,
Plan 792 1669
(a) Child care facility
*Notice Posting
6.19.5.
Site Standards
The following standards shall apply to every development in this district.
Standard
Provision
(a) Lot area (minimum)
0.5ha
(b) Lot width (minimum)
50.0m
(c) Front yard setback
6.0m (minimum)
40.0m when the site is adjacent to the primary or
secondary highway (minimum)
30.0m (maximum)
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 120 of 244
(d) Rear yard setback (minimum)
7.5m
(e) Side yard setbacks (minimum)
None if firewall provided
3.0m in all other cases
6.0m in case of access to rear yard
(f) Exterior side yard setback (minimum)
3.0m
(g) Height (maximum)
18.0m
(h) Landscaping (minimum)
3.0m along any portion of the yard abutting a street
10% of lot area
6.19.6.
Additional Provisions
(a)
All loading, storage, waste collection, outdoor service shall be screened from view in accordance
with Part 5 Section 5.23 Fencing and Screening, Part 5 Section 5.24 Garbage and Recycling
Enclosures, and Part 5 Section 5.27 Landscaping.
(b)
Outdoor Storage:
i.
Outdoor activities shall only be allowed if they are screened to the satisfaction of the
Development Authority.
ii.
Whenever outdoor storage faces a highway or arterial road, it shall be screened with a
landscaped buffer.
iii. Outdoor storage visible from a highway or an arterial road shall be screened.
(c)
Restaurant, minor and retail, general may be allowed provided they are accessory to a principal
use.
(d)
Outside display areas may be permitted to the side or front of the principal building provided that
such displays are limited to examples of equipment or material related to the industry or business
located on the site. If the outdoor display area is visible from a street, it is limited in size to thirty-
three percent (33%) of the lot width, up to a maximum of 30.0m.
(e)
Accesses and driveways into a site shall be paved to the rear wall of the building or 15m of the lot
depth, whichever is lesser.
(f)
Driveways may be graveled within the rear yard.
(g)
Within the boundaries of the Willow Lake Area Structure Plan, industrial uses such as bulk oil,
fuel and chemical storage, service station, major and service station, minor and other similar uses
that have the potential of environmental contamination shall not be permitted due to concerns
pertaining to environmentally sensitive features.
(h)
Whenever outdoor storage faces a highway or arterial road, it shall be screened with a
landscaped buffer.
6.19.7.
Built Form Provisions - Siting
(a)
All waste collections shall be screened from view in accordance with Part 5 Section 5.23 Fencing
and Screening, Part 5 Section 5.24 Garbage and Recycling Enclosures, and Part 5 Section 5.27
Landscaping.
6.19.8.
Built Form Provisions - Architectural Elements
(a)
Blank walls facing streets shall not be permitted. The building façade shall be articulated with the
use of different materials, colours, massing, windows, projections, recessions and similar
architectural treatments.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 121 of 244
6.20.
IH - Heavy Industrial District
6.20.1.
Purpose
The purpose of this district is to provide for industrial uses that due to their appearance, noise, odor, risk of toxic
emissions, or fire and explosion hazards, shall be located on the fringes of the Urban Service Area or in the Rural
Service Area. These uses shall not interfere with the safety, use, amenity or enjoyment of any surrounding district.
6.20.2. Permitted uses
6.20.3. Discretionary uses
(a) Accessory building
(b) Auctioneering facility
(c) Automotive and equipment service
(d) Automotive vehicle sales or rental
(e) Bulk oil, fuel and chemical storage
(f) Equipment rental
(g) Fleet service
(h) Heavy equipment sales and service
(i) Industry, general
(j) Industry, heavy
(k) Intermodal facility
(l) Mobile home sales
(m) Public utility
(n) Recycling facility
(o) Service station, major
(p) Stockpiling
(q) Storage facility, outdoor
(r) Warehouse and storage
(a) Abattoir
(b) Automotive wrecker
(c) Commercial school, major
(d) Contractor, general
(e) Office
(f) Parking lot
(g) Parking structure
(h) Security suite
(i) Similar use
(j) Special event*
(k) Waste management facility
(l) Warehouse sales*
*Notice Posting
6.20.4.
Site Standards
The following standards shall apply to every development in this district.
Standard
Provision
(a) Lot area (minimum)
1.0ha
(b) Lot width (minimum)
50.0m
(c) Front yard setback
40.0m when the site is adjacent to a highway
10.0m if a service road is provided and in all other
cases
(d) Rear yard setback (minimum)
40m from a highway
10m if a service road is provided
7.5m in all other cases
(e) Side yard setbacks (minimum)
3.0m
(f) Exterior side yard setback (minimum)
40.0m from a highway
10.0m if a service road is provided
7.5m in all other cases
(g) Height (maximum)
30.0m
(h) Landscaping (minimum)
3.0m along any portion of the front yard abutting a
street
(i) Floor area ratio (maximum)
0.5
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 122 of 244
6.20.5.
Additional Provisions
(a)
Office shall not be the principal use of any building and shall not occupy more than fifty percent
(50%) of the maximum permitted gross floor area of the site.
(b)
The Development Authority may attach conditions to all permitted and discretionary uses
regarding the size, location, screening and landscaping of the outdoor display areas and storage
areas, to ensure that development is compatible with surrounding developments.
(c)
Notwithstanding required setbacks established in Part 6 Section 6.22.4., the Development
Authority may require a greater setback for those components of an industrial development that
may interfere with the safety or amenity of developments upon abutting parcels.
(d)
Whenever outdoor storage faces a highway or arterial road, it shall be screened with a
landscaped buffer.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 123 of 244
6.21.
HR1 - Hamlet Residential 1 District
6.21.1.
Purpose
The purpose of this district is to maintain the existing character of established residential areas and provide for
low density residential development.
6.21.2. Permitted uses
6.21.3. Discretionary uses
(a) Accessory building
(b) Garage sale
(c) Home business, minor
(d) Mobile home
(e) Park
(f) Public utility
(g) Single detached dwelling
(a) Bed and breakfast
(b) Boarding house*
(c) Child care facility
(d) Duplex
(e) Essential public service
(f) Group home*
(g) Home business, major
(h) Secondary suite
(i) Semi-detached dwelling
*Notice Posting
6.21.4.
Site Standards
The following standards shall apply to every development in this district.
Site Standard
Municipal Serviced
Lots
Lots serviced with
Municipal Water or
Municipal Sewer
Unserviced Lots
(a) Lot area (minimum)
600.0sq m
2,023.0sq m
4,047.0sq m
(b) Lot width (minimum)
15.0m
20.0m
30.0m
(c) Front yard setback
(minimum)
7.5m
(d) Rear yard setback
6.0m
7.5m
7.5m
(e) Interior side yard
setbacks (minimum)
One interior side yard
1.5m and
at least one interior
side yard 3.0m
4.5m
7.5m
(f) Exterior side yard
setback (minimum)
3.0m
4.5m
7.5m
(g) Height (maximum)
10.0m
(h) Lot coverage
(maximum)
45% up to maximum
of 600.0sq m
30% or 600.0sq m,
whichever is lesser
1,000.0sq m
(i) Landscaping
(minimum)
30% soft landscaping
6.21.5.
Additional Provisions
(a)
A mobile home shall be completely screened from view by the foundation, skirting, or by such
other means satisfactory to the Development Authority.
(b)
All accessory buildings, additions, porches, and skirting shall be of a quality and appearance
equivalent to the mobile home.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 124 of 244
6.22.
HR2 - Hamlet Residential 2 District
6.22.1.
Purpose
The purpose of this district is to provide for the development of a range of medium density residential areas within
hamlets.
6.22.2. Permitted uses
6.22.3. Discretionary uses
(a) Accessory building
(b) Duplex
(c) Garage sale
(d) Home business, minor
(e) Multi-unit dwelling
(f) Park
(g) Public utility
(h) Semi-detached dwelling
(a) Apartment
(b) Bed and breakfast
(c) Boarding house*
(d) Child care facility
(e) Essential public service
(f) Group home*
(g) Home business, major
(h) Mobile home
(i) Multi-residential development
(j) Secondary suite
(k) Single detached dwelling
*Notice Posting
6.22.4.
Site Standards
The following standards shall apply to every development in this district except for apartments, multi-unit
dwellings, and multi-residential developments.
Site Standard
Municipal Serviced Lots
Lots serviced with
Municipal Water or
Municipal Sewer
Unserviced Lots
(a) Lot area (minimum)
460.0sq m for corner lots
400.0sq m in all other cases
930.0sq m
1,860.0sq m
(b) Lot width (minimum)
14.0m for corner lots
12.2m in all other cases
18.0m
30.0m
(c) Front yard setback
(minimum)
4.5m for principal use
6.0m for garage
7.5m
(d) Rear yard setback
(minimum)
4.6m
7.5m
(e) Side yard setbacks
(minimum)
0.0m for zero lot line
development
1.2m in all other cases
One interior side yard 3.0m
0.0m for zero lot line development
3.0m in all other cases
(f) Exterior side yard
setback (minimum)
3.0m
3.0m
(g) Height (maximum)
12.0m
(h) Lot coverage
(maximum)
45% or 600.0sq m (lesser of the two)
(i) Landscaping
(minimum)
30% soft landscaping
(j) Density (maximum)
25 dwelling units per hectare or as approved in an applicable Statutory
Plan
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 125 of 244
6.22.5.
Site Standards - Apartments, Multi-unit Dwellings, and Multi-residential Developments
Site Standard
Municipal Serviced
Lots
Lots serviced with
Municipal Water or
Municipal Sewer
Un-serviced Lots
(a) Lot area (minimum)
2,000.0sq m
(b) Lot width (minimum)
30m
(c) Front yard setback
(minimum)
7.5m
(d) Rear yard setback
7.5m
(e) Side yard setbacks
4.6m
(f) Height (maximum)
12.0m
(g) Lot coverage
(maximum)
45%
(h) Landscaping
(minimum)
30%
None
6.22.6.
Additional Provisions
(a)
The Development Authority may attach conditions to all permitted and discretionary uses
regarding the size, location, screening and landscaping of the outdoor display areas and storage
areas, to ensure that development is compatible with surrounding developments.
(b)
A mobile home may be approved as zero lot line development provided that:
i.
one interior side yard is a minimum of 3.0m;
ii.
the owner of the adjacent parcel grants a 3.0m private maintenance access easement,
including a 0.6m eave and footing encroachment easement, along the affected side of the
parcel. Such easements are to be registered on title;
iii. all roof drainage from the mobile home shall be contained on the parcel and diverted to the
municipal storm drainage system by eavestroughs and downspouts or other suitable means.
Surface drainage to the adjacent parcel will not be permitted; and,
iv. the zero lot line side shall not be located on an exterior side yard or on the street side of a
corner lot.
(c)
A mobile home shall be completely screened from view by the foundation, skirting, or by such
other means satisfactory to the Development Authority.
(d)
All accessory buildings, additions, porches, and skirting shall be of a quality and appearance
equivalent to the mobile home.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 126 of 244
6.23.
HR3 - Hamlet Residential 3 District
6.23.1.
Purpose
The purpose of this district is to provide for the development of medium density residential housing in the form of
multi-unit dwellings and low-rise apartments on municipal serviced lots within hamlets.
6.23.2. Permitted uses
6.23.3. Discretionary uses
(a) Accessory building
(b) Duplex
(c) Garage sale
(d) Home business, minor
(e) Mobile home
(f) Park
(g) Public utility
(h) Secondary suite
(i) Semi-detached dwelling
(j) Single detached dwelling
(a) Apartment
(b) Bed and breakfast
(c) Boarding house*
(d) Child care facility
(e) Essential public service
(f) Group home*
(g) Home business, major
(h) Multi-residential development
(i) Multi-unit dwelling
*Notice Posting
6.23.4.
Site Standards
The following standards shall apply to every development in this district except for apartments, multi-unit
dwellings, multi-residential developments and semi-detached dwellings.
Site Standard
Provision
(a) Lot area (minimum)
460.0sq m for corner lots
400.0sq m in all other case
(b) Lot width (minimum)
14.0m for corner lots
12.2m in all other cases
(c) Front yard setback (minimum)
4.5m for principal use
6.0m for garage
(d) Rear yard setback (minimum)
4.6m
(e) Side yard setbacks (minimum)
0.0m for zero lot line development
1.2m in all other cases
One interior side yard 3.0m
(f) Exterior side yard setback (minimum)
3.0m
(g) Height (maximum)
12.0m
(h) Lot coverage (maximum)
45% or 600.0sq m (lesser of the two)
(i) Landscaping (minimum)
30% soft landscaping
(j) Density (maximum)
25 dwelling units per hectare or as approved in an
applicable Statutory Plan
6.23.5.
Site Standards
The following standards shall apply to semi-detached dwellings.
Site Standard
Provision
(a) Lot area (minimum)
315.0sq m for corner lots
228.0sq m in all other case
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 127 of 244
(b) Lot width (minimum)
11.7m for corner lots
8.8m in all other cases
(c) Front yard setback (minimum)
4.5m for principal use
6.0m for garage
(d) Rear yard setback (minimum)
4.6m
(e) Side yard setbacks (minimum)
0.0m for zero lot line development
1.2m in all other cases
(f) Exterior side yard setback (minimum)
3.0m
(g) Height (maximum)
3 storeys to a maximum of 12.0m
(h) Lot coverage (maximum)
45%
(i) Landscaping (minimum)
30% soft landscaping
6.23.6.
Site Standards
The following standards shall apply to multi-unit dwellings.
Site Standard
Provision
(a) Lot area (minimum)
A lot area (minimum) of 675.0sq m is required and shall
be provided as follows:
Interior dwelling unit: 185.0sq m per dwelling unit
End dwelling unit: 220.0sq m per dwelling unit
Corner dwelling unit: 270.0sq m per dwelling unit
(b) Lot width (minimum)
Interior dwelling unit: 6.0m per dwelling unit
End dwelling unit: 7.2m per dwelling unit
Corner dwelling unit: 9.0m per dwelling unit
(c) Front yard setback (minimum)
4.5m for principal use
6.0m for garage
(d) Rear yard setback (minimum)
4.6m
(e) Side yard setbacks (minimum)
0.0m for zero lot line development
1.2m in all other cases
(f) Exterior side yard setback (minimum)
3.0m
(g) Height (maximum)
3 storeys to a maximum of 12.0m
(h) Lot coverage (maximum)
45%
(i) Landscaping (minimum)
30% soft landscaping
6.23.7.
Site Standards
The following standards shall apply to Apartments and multi-residential developments.
Site Standard
Provision
(a) Lot area (minimum)
2,000.0sq m
(b) Lot width (minimum)
30.0m
(c) Front yard setback (minimum)
7.5m
(d) Rear yard setback (minimum)
7.5m
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 128 of 244
(e) Side yard setbacks (minimum)
4.6m
(f) Height (maximum)
3 storeys to a maximum of 12.0m
(g) Lot coverage (maximum)
45%
(h) Landscaping (minimum)
10%
(i) Density (maximum)
60 dwelling units per hectare or as approved in an
applicable Statutory Plan
6.23.8.
Additional Provisions
(a)
The Development Authority may attach conditions to all permitted and discretionary uses
regarding the size, location, screening and landscaping of the outdoor display areas and storage
areas, to ensure that development is compatible with surrounding developments.
(b)
A mobile home may be approved as zero lot line development provided that:
i.
one interior side yard is a minimum of 3.0m;
ii.
the owner of the adjacent parcel grants a 3.0m private maintenance access easement,
including a 0.6m eave and footing encroachment easement, along the affected side of the
parcel. Such easements are to be registered on title;
iii. all roof drainage from the mobile home shall be contained on the parcel and diverted to the
municipal storm drainage system by eavestroughs and downspouts or other suitable means.
Surface drainage to the adjacent parcel will not be permitted; and,
v. the zero lot line side shall not be located on an exterior side yard or on the street side of a
corner lot.
(c)
A mobile home shall be completely screened from view by the foundation, skirting, or by such
other means satisfactory to the Development Authority.
(d)
All accessory buildings, additions, porches, and skirting shall be of a quality and appearance
equivalent to the mobile home.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 129 of 244
6.24.
HCC - Hamlet Community Core District
6.24.1.
Purpose
The purpose of this district is to provide a variety of compatible institutional, commercial, recreational, and
residential uses in the community core of a hamlet.
6.24.2. Permitted uses
6.24.3. Discretionary uses
(a) Accessory building
(b) Essential public service
(c) Home business, minor
(d) Multi-unit dwelling
(e) Office
(f) Park
(g) Public utility
(h) Recreation facility, indoor
(i) Recreation facility, outdoor
(j) Restaurant, minor
(k) Retail, convenience
(l) Retail, general
(a) Animal care services, major*
(b) Animal care services, minor
(c) Apartment
(d) Bed and breakfast
(e) Boarding house*
(f)
Cannabis retail store*
(g) Child care facility
(h) Commercial guest accommodation
(i)
Commercial school, minor
(j)
Drinking establishment
(k) Duplex
(l)
Educational facility
(m) Group home*
(n) Health facility, minor
(o) Home business, major
(p) Liquor store
(q) Live-work unit
(r) Market
(s) Mobile home
(t)
Multi-residential development
(u) Personal service facility
(v) Religious assembly
(w) Restaurant, major
(x) Secondary suite
(y) Security suite
(z) Semi-detached dwelling
(aa) Senior citizen housing
(bb) Similar use
(cc) Single detached dwelling
(dd) Special event*
*Notice Posting
6.24.4.
Site Standards
The following standards shall apply to every development in this district.
Site Standard
Provision
(a) Lot area (maximum)
Single detached dwelling: 600.0sq m for lots serviced with
Municipal water and Municipal sewer
Semi-detached dwelling: 336.0sq m for lots serviced with
Municipal water and Municipal sewer
2,000.0sq m for all other uses including residential and
unserviced lot
(b) Lot area (minimum)
Multi-unit dwellings: 2,000.0sq m
None for all other uses
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 130 of 244
(c) Lot width (minimum)
Multi-residential development and apartments: 30.0m
Multi-unit dwellings: 9.0m for corner dwelling units and
6.0m for internal dwelling units
For all other residential uses: 7.6m per
(d) Front yard setback (minimum)
1.2m
(e) Rear yard setback (minimum)
7.5m
(f)
Interior side yard setback (minimum)
1.2m
(g) Exterior side yard setback
(minimum)
3.0m
(h) Height (maximum)
16.0m for mixed-use development
12.0m for all other development
(i)
Landscaping (minimum)
30% soft landscaping for single detached dwelling, semi-
detached dwelling and mobile home dwelling units
10% soft landscaping for all other developments
(j)
Density (maximum)
90 dwelling units per hectare or as approved in an
applicable Statutory Plan
6.24.5.
Additional Provisions
(a)
Loading, storage, trash collection areas and grease traps shall be located to the rear or sides of
the principal building and shall be screened from view from any adjacent parcels and streets.
(b)
The Development Authority may attach conditions to all permitted and discretionary uses
regarding the size, location, screening and landscaping of the outdoor display areas and storage
areas, to ensure that development is compatible with surrounding developments.
(c)
A semi-detached dwelling and multi-unit dwelling may have one (1) interior side yard reduced to
zero when a common wall is located on the property line;
(d)
A mobile home may be approved as zero lot line development provided that:
i.
one interior side yard is a minimum of 3.0m;
ii.
the owner of the adjacent parcel grants a 3.0m private maintenance access easement,
including a 0.6m eave and footing encroachment easement, along the affected side of the
parcel. Such easements are to be registered on title;
iii. all roof drainage from the mobile home shall be contained on the parcel and diverted to the
municipal storm drainage system by eavestroughs and downspouts or other suitable means.
Surface drainage to the adjacent parcel will not be permitted; and,
iv. the zero lot line side shall not be located on an exterior side yard or on the street side of a
corner lot.
(e)
A mobile home shall be completely screened from view by the foundation, skirting, or by such
other means satisfactory to the Development Authority.
(f)
All accessory buildings, additions, porches, and skirting shall be of a quality and appearance
equivalent to the mobile home.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 131 of 244
6.25.
HC - Hamlet Commercial District
6.25.1.
Purpose
The purpose of this district is to allow for residential uses and compatible small-scale commercial and retail uses
outside of the Hamlet Community Core District.
6.25.2. Permitted uses
6.25.3. Discretionary uses
(a) Accessory building
(b) Home business, minor
(c) Mobile home
(d) Park
(e) Public utility
(f) Retail, convenience
(g) Single detached dwelling
(a) Bed and breakfast
(b) Boarding house*
(c) Cannabis retail store*
(d) Child care facility
(e) Duplex
(f) Essential public service
(g) Group home*
(h) Health facility, minor
(i) Home business, major
(j) Personal service facility
(k) Retail, general
(l) Semi-detached dwelling
(m) Service station, major
(n) Service station, minor
(o) Similar use
(p) Special event*
(q) Secondary suite
(r) Warehouse sales
*Notice Posting
6.25.4.
Site Standards
The following standards shall apply to every development in this district.
Site Standard
Municipal Serviced
Lots
Lots serviced with
Municipal Water or
Municipal Sewer
Un-serviced Lots
(a) Lot area (minimum)
600.0sq m
2,023.0sq m
4,047.0sq m
(b) Lot width (minimum)
15.0m
20.0m
30.0m
(c) Front yard setback
(minimum)
7.5m
(d) Rear yard setback
(minimum)
6.0m
7.5m
7.5m
(e) Side yard setbacks
(minimum)
1.5m
One interior side yard
3.0m
4.5m
7.5m
(f)
Height (maximum)
12.0m
(g) Lot coverage
(maximum)
45% to maximum of
600.0sq m
30% or 600.0sq m,
whichever is lesser
1,000.0sq m
(h) Landscaping
(minimum)
30% soft landscaping for single detached dwelling, semi-detached
dwelling and mobile home dwelling units
10% soft landscaping for all other developments
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 132 of 244
6.25.5.
Additional Provisions
(a)
A mobile home shall be completely screened from view by the foundation, skirting, or by such
other means satisfactory to the Development Authority.
(b)
All accessory buildings, additions, porches, and skirting shall be of a quality and appearance
equivalent to the mobile home.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 133 of 244
6.26.
CR - Country Residential District
6.26.1.
Purpose
The purpose of this district is to provide for residential development that will retain the rural character of the area.
The existing residential pattern and density of acreage lots is maintained. The natural environment is protected
and conserved.
6.26.2. Permitted uses in Gregoire Lake Estates
6.26.3. Discretionary uses
(a) Accessory building
(b) Garage sale
(c) Home business, minor
(d) Park
(e) Public utility
(f) Single detached dwelling
(a) Bed and breakfast* (only in Gregoire Lake
Estates)
(b) Home business, major
(c) Secondary suite
6.26.4. Permitted uses in all other locations
(a) Accessory building
(b) Agriculture, personal use
(c) Garage sale
(d) Home business, minor
(e) Mobile home
(f) Park
(g) Public utility
(h) Single detached dwelling
*Notice Posting
6.26.5.
Site Standards
The following standards shall apply to every development in this district.
Site Standard
Provision
(a) Lot area (minimum)
1400.0sq m in Gregoire Lake Estates
1.0ha in all other cases
(b) Lot width (minimum)
50.0m
(c) Front yard setback
(minimum)
7.6m
(d) Side yard setback
(minimum)
3.0m in Gregoire Lake Estates
7.6m in all other cases
(e) Rear yard setback
(minimum)
7.6m
(f)
Lot coverage (maximum)
45%
(g) Height (maximum)
12.0m
(h) Landscaping (minimum)
30% soft landscaping
6.26.6.
Additional Provisions
(a)
Development in this district shall only be allowed if the Development Authority is satisfied that:
i.
the development meets the requirements of a site-specific geotechnical study prepared by a
qualified professional, to the satisfaction of the Development Authority; and,
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 134 of 244
ii.
the site-specific technical studies shall demonstrate the suitability of the property for the
proposed development; and assess flood and subsidence risks and identify appropriate
mitigation measures.
(b)
At the discretion of the Development Authority, other studies related to environmental
assessment may be required. These may include but are not limited to:
i.
Biophysical impact assessment
ii.
Hydrological and or hydrogeological study
iii. Environmental site assessment
(c)
A mobile home shall be completely screened from view by the foundation, skirting, or by such
other means satisfactory to the Development Authority.
(d)
All accessory buildings, additions, porches, and skirting shall be of a quality and appearance
equivalent to the mobile home.
6.26.7.
Additional regulations for Lots 1 - 8 Block 1 Plan 0621943.
(a)
The individual lots shall be serviced with water and sewage in compliance with the Nuisance and
General Sanitation Regulations of the Public Health Act and the Alberta Private Sewage
Treatment and Disposal Regulation.
(b)
The siting of the structures and construction techniques shall be in conformance with the
recommendations of a geo-technical report prepared by a qualified professional geo-technical
engineer.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 135 of 244
6.27.
SH - Small Holdings District
6.27.1.
Purpose
The purpose of this district is to provide for the development of a mix of large lot acreages intended for residential,
agricultural pursuits, and other compatible uses on lands that are potentially susceptible to flooding.
6.27.2. Permitted uses
6.27.3. Discretionary uses
(a) Accessory building
(b) Agriculture, personal use
(c) Garage sale
(d) Home business, minor
(e) Mobile home
(f) Park, natural
(g) Public utility
(h) Single detached dwelling
(a) Agriculture, off-site sales
(b) Bed and breakfast*
(c) Home business, major
(d) Park
(e) Religious assembly (Lot 6, Plan 992 0950)
(f) Secondary suite
*Notice Posting
6.27.4.
Site Standards
The following standards shall apply to every development in this district.
Site Standard
Provision
(a) Lot area (minimum)
2.02ha
(b) Front yard setback
(minimum)
7.6m
(c) Side yard setback
(minimum)
7.6m
(d) Rear yard setback
(minimum)
7.6m
(e) Lot coverage (maximum)
45%
(f)
Height (maximum)
12.0m
(g) Landscaping (minimum)
30% soft landscaping
6.27.5.
Additional Provisions
(a)
Development in this district shall only be allowed if the Development Authority is satisfied that the
development meets the requirements of a site-specific geotechnical study prepared by the
appropriate accredited professional to the satisfaction of the Development Authority.
(b)
At the discretion of the Development Authority, other site-specific technical studies to
demonstrate the suitability of the property for the proposed use may be required. These may
include but are not limited to:
i.
Biophysical impact assessment
ii.
Hydrological and or hydrogeological study
iii. Environmental site assessment
iv. Geotechnical assessment
v. Flood and subsidence risks and identify appropriate mitigation measures.
(c)
All habitable rooms and mechanical systems shall be located above the 250.9 metre elevation.
(d)
All fill shall be engineered to a standard consistent with the Engineering Servicing Standards
acceptable to the Development Authority.
(e)
Development in this district shall only be allowed if the Development Authority is satisfied that:
i.
adequate access exists to a road;
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 136 of 244
ii.
the developer will be responsible for constructing all internal roads;
iii. the development can be serviced with water and sanitary sewage in compliance with the
Nuisance and General Sanitation Regulation of the Public Health Act and the Alberta Private
Sewage Treatment and Disposal Regulation; and,
iv. the use is compatible with the rural character of the area, as may be further described in an
approved Statutory Plan and has minimal impact on the environment.
(f)
A mobile home shall be completely screened from view by the foundation, skirting, or by such
other means satisfactory to the Development Authority.
(g)
All accessory buildings, additions, porches, and skirting shall be of a quality and appearance
equivalent to the mobile home.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 137 of 244
6.28.
SE1 - Suburban Estate Residential 1 District
6.28.1.
Purpose
The purpose of this district is to provide for suburban residential estate single detached dwelling developments on
large lots in the rural areas in close proximity to the Urban Service Area.
6.28.2. Permitted uses
6.28.3. Discretionary uses
(a) Accessory building
(b) Garage sale
(c) Home business, minor
(d) Park
(e) Public utility
(f) Single detached dwelling
(a) Home business, major
(b) Recreation facility, outdoor
(c) Secondary suite
*Notice Posting
6.28.4.
Site Standards
The following standards shall apply to every development in this district.
Site Standard
Provision
(a) Lot area (minimum)
0.8ha
(b) Lot width (minimum)
50.0m
(c) Front yard setback
(minimum)
7.6m
(d) Side yard setback
(minimum)
7.6m
(e) Rear yard setback
(minimum)
7.6m
(f)
Landscaping (minimum)
30% soft landscaping
(g) Lot coverage (maximum)
45%
(h) Height (maximum)
12.0m
6.28.5.
Additional Provisions
(a)
Clearing of trees shall not be permitted within 6.0m of any side or rear lot line and 10.0m of the
front lot line.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 138 of 244
6.29.
SE2 - Suburban Estate Residential 2 District
6.29.1.
Purpose
The purpose of this district is to provide for suburban residential estate mixed low density residential and limited
agricultural developments on large lots in the rural areas in close proximity to the Urban Service Area.
6.29.2. Permitted uses
6.29.3. Discretionary uses
(a) Accessory building
(b) Garage sale
(c) Home business, minor
(d) Park
(e) Public utility
(f)
Single detached dwelling
(a) Agriculture, small scale
(b) Home business, major
(c) Mobile home
(d) Recreation facility, outdoor
(e) Secondary suite
*Notice Posting
6.29.4.
Site Standards
The following standards shall apply to every development in this district.
Site Standard
Provision
(a) Lot area (minimum)
0.8ha
(b) Lot width (minimum)
50.0m
(c) Front yard setback
(minimum)
7.6m
(d) Side yard setback
(minimum)
7.6m
(e) Rear yard setback
(minimum)
7.6m
(f)
Landscaping (minimum)
30% soft landscaping
(g) Lot coverage (maximum)
45%
(h) Height (maximum)
12.0m
6.29.5.
Additional Provisions
(a)
Clearing of trees shall not be permitted within 6.0m of any side or rear lot line and 10.0m of the
front lot line.
(b)
A mobile home shall be completely screened from view by the foundation, skirting, or by such
other means satisfactory to the Development Authority.
(c)
All accessory buildings, additions, porches, and skirting shall be of a quality and appearance
equivalent to the mobile home.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 139 of 244
6.30.
RD - Rural District
6.30.1.
Purpose
The purpose of this district is to support developments including agriculture and resource extraction, in rural areas
outside established hamlet boundaries.
6.30.2. Permitted uses
6.30.3. Discretionary uses
(a) Accessory building
(b) Agriculture, small scale
(c) Airport
(d) Home business, minor
(e) Oil sands operations
(f)
Park
(g) Public utility
(h) Natural resource extraction
(i)
Trapper cabin
(a) Abattoir
(b) Agriculture, extensive
(c) Animal care services, major
(d) Automotive and equipment service
(e) Bulk oil, fuel and chemical storage
(f)
Cannabis retail store*
(g) Cannabis production and distribution facility*
(h) Campground
(i)
Contractor, general
(j)
Data centre
(k) Essential public service
(l)
Home business, major
(m) Intensive livestock operation
(n) Mobile home
(o) Parking lot
(p) Parking structure
(q) Project accommodation
(r) Recreation facility, outdoor
(s) Resort facility
(t)
Restaurant, minor
(u) Security suite
(v) Service station, minor
(w) Similar use
(x) Single detached dwelling
(y) Special event*
(z) Stockpiling
(aa) Storage facility, outdoor
(bb) Waste management facility
*Notice Posting
6.30.4.
Site Standards
The following standards shall apply to every development in this district.
Site Standard
Provision
(a) Lot area (minimum)
At the discretion of the Development Authority
(b) Front yard setback (minimum)
15.0m
(c) Side yard setback (minimum)
15.0m
(d) Rear yard setback (minimum)
15.0m
6.30.5.
Additional Provisions
(a)
A mobile home shall be completely screened from view by the foundation, skirting, or by such
other means satisfactory to the Development Authority.
(b)
All accessory buildings, additions, porches, and skirting shall be of a quality and appearance
equivalent to the mobile home.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 140 of 244
6.31.
DC - Direct Control District
6.31.1.
Purpose
The purpose of this district is to provide for the creation of specific land use regulations where the circumstances
are such that control by other districts would be inappropriate or inadequate, having regard to any applicable
statutory plans, existing or future surrounding developments and public interest.
6.31.2.
Uses
In approving a direct control district, Council shall specify those uses which may be permitted or discretionary in
the district.
6.31.3.
Application
(a)
This district shall only be applied where the following conditions are met:
i.
the development is, in the opinion of Council, considered appropriate for the site, having
regard for the policies and objectives of any statutory plan and the development's
compatibility with the scale and character of the surrounding development;
ii.
the use of any other district to accommodate the development would, in the opinion of
Council, result in potential conflicts with existing or future developments, should the full
development potential of such other district be utilized; or
iii. the development has unusual site constraints or is of a unique form or nature not
contemplated or reasonably regulated by another district.
(b)
In addition to the information required by this Bylaw for a land use bylaw amendment application,
the applicant shall also provide the following information:
i.
an explanation for why the district is desirable for the site, having regard for the conditions of
application set out in (a) above;
ii.
a list of permitted and discretionary uses proposed for the site;
iii. a narrative documenting the opinions and concerns of surrounding property owners and
residents, which have been obtained by the applicant through a public information program,
and how the proposed development responds to those concerns, together with a summary
of the methods used to obtain such input;
iv. plans and elevations that would help to substantiate the need for this district;
v. details on the anticipated schedule and sequence of development;
vi. proposed servicing scheme and its relationship to any municipal plans; and
vii. any other information as may be required by Council.
(c)
The Development Authority must review each application for a Direct Control District and
advise Council as to whether or not the same result could be achieved through the use of a land
use district in this Bylaw.
6.31.4.
Development Controls
(a)
In approving this district, Council shall specify which uses shall be decided upon by the
Development Authority and by Council.
(b)
In approving this district, Council shall specify at its discretion those regulations, in addition to the
general regulations of this Bylaw, which shall apply to uses in this district.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 141 of 244
6.32.
DC-C4 - Direct Control Highway Commercial District
6.32.1.
Purpose
The purpose of this District is to establish special land use and development regulations to accommodate a
highway commercial development and the operation of an existing campground on a parcel of land along
Highway 63. As a Direct Control district, Council may approve any development for any use on any terms and
conditions it considers appropriate.
6.32.2. Permitted uses - Development Authority
The following uses may be approved by the
Development Authority without specific approval of
Council:
6.32.3. Discretionary uses - Development Authority
The following uses may be approved by the
Development Authority without specific approval of
Council:
(a) Accessory building
(b) Automotive and equipment service
(c) Automotive vehicle sales or rental
(d) Retail, convenience
(e) Retail, general
(f) Service station, major
(g) Service station, minor
(a) Campground (in this district without the
requirement for an association with a Resort
Facility use; any development permit issued for
such use in this District is to be "one time only
use" with such use to be temporary and not
approved beyond May 23, 2026)
(b) Drive through (specific to restaurant, major and
restaurant, minor uses only)
(c) Liquor store
(d) Office
(e) Restaurant, major
(f) Restaurant, minor
6.32.4. Permitted uses - Council
Council may approve additional developments at their
discretion, where those developments, in Council's
view, are compatible with the uses listed in Part 6
Section 6.32.2
6.32.5. Discretionary uses - Council
Council may approve additional developments at
their discretion, where those developments, in
Council's view, are compatible with the uses listed
in Part 6 Section 6.32.3
*Notice Posting
6.32.6.
Site Standards
In addition to the regulations contained in Part 5, the following provisions shall apply to every development in this
district.
Standard
Provision
(a) Front yard setback (minimum)
Fronting on primary Highway without a service road: 41.0m
Fronting on primary Highway with approval from Alberta Transportation:
10.0m
Where there is a service road: 7.6m
(b) Rear yard setback (minimum)
4.6m
(c) Side yard setback (minimum)
4.6m
(d) Height (maximum)
12.0m for principal building
(e) Floor area ratio (maximum)
2.0
(f) Landscaping
In accordance with Part 5 Section 5.27 - Landscaping
(g) Campground
In accordance with Part 5 Section 5.10 - Campgrounds
(h) Signs
In accordance with Part 8 - Signs
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 142 of 244
6.32.7.
Additional Regulations
(a)
Unless otherwise specified, the rules and provisions of this Land Use Bylaw apply to this Direct
Control District.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 143 of 244
6.33.
DC-FCCS - Direct Control District - Fort Chipewyan Cemetery Site
6.33.1.
Purpose
The purpose of this district is to establish a site-specific Direct Control District for development of a municipal
cemetery in Fort Chipewyan, in an area identified as "Sensitive Raptor Range (Peregrine Falcon)".
6.33.2. Permitted uses
6.33.3. Discretionary uses - Development Authority
(a) There are no permitted uses.
(a) Cemetery including any ancillary maintenance
facilities, but excluding accessory developments
such as crematories, cinereums, columbariums,
and mausoleums.
6.33.4.
Site Standards
(a)
Unless otherwise specified, the rules of the PS - Public Service District of this Land Use Bylaw
apply in this Direct Control District.
6.33.5.
Additional Regulations
(a)
Unless otherwise specified, the rules and provisions of this Land Use Bylaw apply to this Direct
Control District.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 144 of 244
6.34.
DC-MI - Direct Control MacDonald Island District
6.34.1.
Purpose
The purpose of this district is to establish special land use and development regulations to accommodate the
development of MacDonald Island Park. The district is intended to provide the Municipality with the necessary
control over the nature and location, site design and appearance of development on the site. As a direct control
district, Council may approve any development for any use on any terms and conditions it considers appropriate.
6.34.2. Permitted uses - Development Authority
The following uses may be approved by the Development Authority without specific approval of
Council:
(a) Accessory building
(b) Park
(c) Parking lot
(d) Parking structure
(e) Public utility
*Notice Posting
6.34.3.
Site Standards
In addition to the regulations contained in Part 5, the following provisions shall apply to every development in this
district. The Development Authority may require a higher standard than those contained in Part 5 or standards
contained in this district to achieve the vision of the Downtown Area Redevelopment Plan and to address the
unique character and limitations of the area.
Standard
Provision
(a) Front yard setback (minimum)
6.0m
(b) Rear yard setback (minimum)
6.0m
(c) Side yard setbacks (minimum)
6.0m
(d) Height (maximum)
12.2m for those uses listed as permitted uses, or
at the discretion of Council.
6.34.4.
Additional Regulations
(a)
The Development Authority can approve changes to existing developments and new
developments when the developments are referenced in a development permit approved
by Council.
(b)
The Development Authority may approve additions or changes that constitute less than five
percent (5%) of the total gross floor area of all existing buildings on the site.
(c)
A development permit is not required for special events in this district.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 145 of 244
6.35.
DC-PR - Direct Control Parks and Recreation District
6.35.1.
Purpose
The purpose of this district is to establish special land use and development regulations to accommodate the
development of land for parks and recreational facilities intended for the use and enjoyment of the public at large.
The district is intended to provide the Municipality with the necessary control over the nature and location, site
design and appearance of development on the site. As a Direct Control District, Council may approve any
development for any use on any terms and conditions it considers appropriate.
6.35.2. Permitted uses - Development Authority
The following uses may be approved by the Development Authority without specific approval of
Council:
(a) Accessory building
(b) Park
(c) Parking lot
(d) Parking structure
(e) Public utility
6.35.3. Discretionary uses - Council
Council may approve additional developments at their discretion, where those developments, in
Council's view, are compatible with or enhance the existing or proposed developments for the lands
within the district.
(a) Recreation facility, indoor
(b) Recreation facility, outdoor
(c) Recycling facility
(d) Resort facility
6.35.4.
Site Standards
In addition to the General Regulations contained in Part 5, the following standards shall apply to every
development in this district.
Standard
Provision
(a) Front yard setback (minimum)
6.0m, except 41.0m when the site is adjacent to
the primary or secondary highway
(b) Rear yard setback (minimum)
6.0m
(c) Side yard setbacks (minimum)
6.0m
(d) Height (maximum)
12.2m for principal building
6.35.5.
Additional Regulations
(a)
Unless otherwise specified, the rules and provisions of this Land Use Bylaw apply to this Direct
Control District.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 146 of 244
6.36.
DC-RMH - Direct Control Manufactured Home District
6.36.1.
Purpose
The purpose of this district is to provide for the development of unique form of mobile homes that creates an
appropriate and aesthetically suitable transition between the single detached dwellings in Confederation Heights
and the mobile homes in Morgan Heights. The district will allow development to be approved by the Development
Authority while maintaining the development control of a Direct Control District.
6.36.2. Discretionary uses - Development Authority
The following uses may be approved by the Development Authority without specific approval of
Council:
(a) Accessory building
(b) Home business, major
(c) Home business, minor
(d) Mobile home, excluding single wide mobile home
(e) Park
(f) Public utility
6.36.3.
Site Standards
In addition to the General Regulations contained in Part 5, the following standards shall apply to every
development in this district.
Standard
Provision
(a) Lot area (minimum)
366.0sq m
(b) Lot width (minimum)
12.2m
(c) Lot depth (minimum)
30.0m
(d) Front yard setback (minimum)
6.0m
(e) Rear yard setback (minimum)
4.6m
(f) Interior side yard setback (minimum)
1.2m
(g) Exterior side yard setback (minimum)
3.0m
(h) Height (maximum)
10.0m
(i) Lot coverage (maximum)
45%
(j) Landscaping (minimum)
30% soft landscaping
6.36.4.
Additional Regulations
(a)
Each mobile home in this district shall include an attached garage.
(b)
Unless otherwise specified, the rules and provisions of this Land Use Bylaw apply to this Direct
Control District.
(c)
A mobile home shall be completely screened from view by the foundation, skirting, or by such
other means satisfactory to the Development Authority.
(d)
All accessory buildings, additions, porches, and skirting shall be of a quality and appearance
equivalent to the mobile home.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 147 of 244
7.
PART 7 PARKING AND LOADING REQUIREMENTS
7.1.
General Standards for Parking and Loading
7.1.1.
The following requirements shall apply to all parking and loading facilities required by this Bylaw.
Notwithstanding the requirements of this section, specific rules contained in any land use district shall
govern the parking and loading requirements for that district.
7.1.2.
Where parking or loading stalls are developed, the owner of the development shall provide the
required parking and loading stalls, in accordance with this part, at the time of obtaining a
development completion certificate.
7.1.3.
When a development involves different land uses in one or more buildings, parking spaces may be
provided and used collectively by all users, provided that the total number of parking spaces is equal
to or greater than the sum of the requirements for each individual use.
7.1.4.
Parking lots shall provide a 2.0m wide sidewalk to allow for pedestrian movement to the satisfaction of
the Development Authority. These walkways shall cross the parking lot in each direction and align with
building entrances.
7.1.5.
Parking areas shall only be used for the temporary parking of motor vehicles and shall not be used for
extended or continued storage of motor vehicles for a period in excess of forty-eight (48) hours, unless
authorized by a development permit.
7.1.6.
Within the Urban Service Area, parking areas, driveways, and approaches shall be hard-surfaced with
asphalt, concrete, permeable pavers or a similar material excluding gravel, unless otherwise approved
by the Development Authority.
7.1.7.
Developments located outside the Urban Service Area may have parking areas and driveways that are
surfaced with gravel.
7.1.8.
There shall be at least one barrier free pedestrian access from a sidewalk to the building. Such access
shall not cross vehicular circulation unless otherwise approved by the Development Authority.
7.1.9.
For drive through developments with more than 25 parking stalls pedestrian circulation routes shall be
provided and clearly demarcated in conjunction with vehicular circulation. The pedestrian circulation
should be demarcated through the use of raised pedestrian crossings, signage, change in paving,
painting, bollards, landscaping, or any other method.
7.1.10.
Location
(a)
Unless otherwise stated in this Bylaw, all parking stalls and loading spaces required by this
Bylaw shall be located on the same lot as the use requiring it.
(b)
Where a parking area accommodates five (5) or more parking stalls, a minimum 1.5m setback
is required between the stall and all lot lines to accommodate grade changes and site
landscaping.
(c)
With the exception of special events, the use of portable barriers including but not limited to
traffic barriers, crowd control barriers, or safety fences to define parking aisles are not
permitted.
(d)
The development of a parking lot shall not be permitted right up to a property line, with the
exception of development of Lot 1 Block 24 Plan 1423070 and Lot 1A Block 24 Plan 1920676. A
minimum of 1.5m separation is required to all property lines to accommodate grade changes
and/or site landscaping. The Development Authority may consider parking lot development up
to a property line in commercial districts if the request is submitted with a comprehensive
parking plan for adjacent properties and which has incorporated site landscaping in accordance
with Part 5 Section 5.27 Landscaping of this Bylaw.
7.1.11.
For residential uses, the required parking stalls shall be accessible from a road, private road or
common property.
7.1.12.
For Commercial, Industrial and Institutional Land Uses
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 148 of 244
(a)
The required parking spaces shall be surfaced and clearly demarcated to the satisfaction of the
Development Authority prior to issuance of a development completion certificate, unless an
extension has been granted due to weather conditions;
(b)
Where a parking area is located on a site immediately adjacent to a residential district, a 1.5m
buffer is required from the lot line, unless a fence, wall, or landscaping is provided and approved
by the Development Authority.
7.1.13.
For Apartments and Multi-residential Developments
(a)
Parking spaces shall not be located between a building façade and a street unless otherwise
approved by the Development Authority.
7.1.14.
Visitor Parking
(a)
Visitor parking stalls shall not be condominiumized and shall remain common property; and,
(b)
Visitor parking stalls shall not change use.
7.1.15.
On-site Snow Storage
(a)
The location shall be identified to the satisfaction of the Development Authority.
(b)
Parking stalls provided in excess of requirements under this Bylaw may be used as snow
storage.
7.1.16.
The stormwater drainage design for parking lots shall follow the Engineering Servicing Standards
unless otherwise approved by the Development Authority.
7.1.17.
Parking lots shall be landscaped in accordance with Part 5 Section 5.27 Landscaping of this Bylaw.
7.1.18.
Parking Standards
(a)
All parking spaces, loading spaces, maneuvering aisles and driveways shall be surfaced and
maintained for the expected life of the development to the satisfaction of the Development
Authority.
(b)
Signage shall be provided to demarcate parking rows for better visibility when the ground is
covered with snow shall be required.
(c)
Driveway entrances onto a corner lot, other than in a residential district, shall be setback a
minimum of 25.0m from any property boundary which fronts onto a street.
7.2.
On-Site Parking Requirements
7.2.1.
Size of Parking Stalls and Drive Aisle
(a)
The minimum dimensions of parking stalls, drive aisles, and driveways are set out in Part 7
Section 7.2.1(g). The stall depth shall be measured from the face of the curb to the back of the
stall and shall not include potential overhang onto landscaped areas or pedestrian walkways.
(b)
For parallel parking, the length of the parking spaces shall be a minimum 7.0m, except that an
end space with an open end shall be a minimum of 6.5m.
(c)
Maneuvering aisles and driveways serving as fire lanes shall be a minimum of 6.0m wide and
have a turning radius of 12.0m (bumper to bumper radius). If necessary, the Development
Authority may require wider lane width and turn radius to facilitate the maneuvering of fire
trucks.
(d)
Maneuvering aisles and driveways intended for two-way truck movements shall be a minimum
of 9.0m wide.
(e)
Parking stalls shall be clear of obstructions except for concrete wheel stops.
(f)
The grade of a parking stall shall not exceed four percent (4%) in any direction.
(g)
The minimum parking stalls and drive aisle dimension requirements shall be as per Figure 7.1,
7.2, 7.3, 7.4, 7.5 and the table below:
Parking Angle
(degrees)
"a"
Stall Width
(metres)
"b"
Aisle Width
One-Way
(metres)
"c"
Aisle Width
Two-Way
(metres)
"c"
Stall Depth
Perpendicular to Aisle
(metres)
"d"
30
2.8m
3.6m
6.1m
5.5m
45
2.8m
4.0m
6.1m
6.2m
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 149 of 244
60
2.8m
5.5m
6.1m
6.5m
90
2.8m
7.6m
7.6m
5.8m
Figure 7.1 On-Site Parking Dimensions
Figure 7.2 - 30-degree parking stalls and drive aisle dimension requirements
Figure 7.3 - 45-degree parking stalls and drive aisle dimension requirements
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 150 of 244
Figure 7.4 - 60-degree parking stalls and drive aisle dimension requirements
Figure 7.5 - 90-degree parking stalls and drive aisle dimension requirements
(h)
The minimum accessible parking stalls dimension requirements shall be as per the table below:
Parking
Angle
"a"
(degrees)
Stall
Width
"b"
(metres)
Aisle
Width
"c"
(metres)
Stall Depth
Perpendicular to Aisle
"d"
(metres)
Access
Aisle Width
(metres)
90
2.4
7.6
5.8
2.4 on one side
Note: two parking spaces may share an access aisle
7.2.2.
Requirements for Markings and Wheel Stops
(a)
The portion or portions of a lot used for parking shall:
i.
in the Urban Service Area, be marked off or physically divided to delineate clearly each
parking stall, loading space or drive aisle;
ii.
have wheel stops to prevent motor vehicles from encroaching onto landscaped areas or
sidewalks and to protect fences, walls or buildings;
iii. wheel stops shall not exceed 0.15m in height above the parking stall surface and shall be
placed perpendicular to the parking stall depth and shall be 0.60m from the front of the
parking stall.
7.2.3.
Required Number of On-site Parking Stalls:
(a)
Where the calculation of the required number of parking stalls results in a fraction number of
parking spaces, the next higher number shall be applied.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 151 of 244
(b)
Where a development falls within two (2) or more of the categories listed in this section, it shall
comply with all of the parking requirements applicable to all of the categories.
(c)
Where intensification of development on an existing developed site is proposed, the
Development Authority may require the existing development to meet the parking stall
requirements under this Bylaw.
(d)
Minimum parking stalls required for uses not listed in this section shall be determined at the
discretion of the Development Authority. A similar use, as determined by the Development
Authority, will be considered when calculating the specific parking stall requirements for non-
listed uses.
(e)
When requiring a development permit, parking stall requirements for special events shall be
based on a parking plan prepared to the satisfaction of the Development Authority.
(f)
The minimum on-site parking stalls required for a use shall be as per the tables under each land
use category outlined below.
7.2.4.
Accommodation and Food Establishments Parking Stall Requirements
Land Use
Minimum Parking Requirement
Accommodation Establishments
(a) Commercial guest
accommodation
1 stall per sleeping or housekeeping unit.
(b) Resort facility
1 stall per sleeping or housekeeping unit.
(c) Exhibition, conference, and
event centres
10 stalls for every 100.0sq m of public floor area.
(d) Campground
A minimum one (1) parking stall per recreational
vehicle stall.
A minimum one (1) visitor parking stall per ten (10)
recreational vehicle stalls shall be provided to the
satisfaction of the Development Authority.
Food Service
(e) Restaurant, major and
restaurant, minor
1 stall per 3.5sq m of public floor area.
(f) Restaurant with take out
service
5 stalls per 100.0sq m of public floor area of take
out area.
(g) Restaurant with drive through
service
1 stall per 3.5sq m of public floor area.
(h) Restaurant with drive-in
service
1 stall per 3.0sq m of net floor area.
(i) Other drive-in business
A maximum of 8 stalls unless otherwise approved
by the Development Authority.
(j) Drinking establishment and
night club
1 stall per 3.5sq m of public floor area.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 152 of 244
7.2.5.
Businesses (Commercial/Industrial) Parking Stall Requirements
Land Use
Minimum Parking Requirement
(a) Vehicle sales, service and
rental
3 stalls per 100.0sq m of net floor area.
(b) Equipment service, sales,
and rental
3 stalls per 100.0sq m of net floor area.
(c) Industrial and manufacturing
uses
1 stall per 100.0sq m of net floor area.
(d) Office
3 stalls per 100.0sq m of net floor area.
(e) Office commercial
3 stalls per 100.0sq m of net floor area.
(f) Neighbourhood commercial
3 stalls per 100.0sq m of net floor area.
(g) Personal service facility
3 stalls per 100.0sq m of net floor area.
(h) Warehouse, storage and
wholesale uses
1.1 stalls per 100.0sq m of net floor area.
7.2.6.
Education, Government and Health Services Parking Stall Requirements
Land Use
Minimum Parking Requirement
Education Services
(a) Elementary and junior high
schools
2.5 stalls per classroom plus 0.1 stalls per seat in
gymnasium plus 3 pick-up/drop-off stalls per 100
students.
(b) Senior high school
2.5 stalls per classroom plus 0.20 stalls per student
plus 0.1 stalls per seat in gymnasium.
(c) College and university
0.37 stalls per student.
(d) Commercial school
0.82 stalls per student.
Government Services
(e) Government services
4.1 stalls per 100.0sq m of net floor area.
(f) Library
2.5 stalls per 100.0sq m of public floor area.
Health Services
(g) Child care facility
1.5 stalls per employee on duty plus 1 pick up/drop
off stall for every 30 children.
(h) Health facility, major
3.7 stalls per bed.
(i) Health facility, minor and
animal care services
4 stalls per 100.0sq m net floor area.
(j) Nursing homes
0.4 stalls per bed.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 153 of 244
7.2.7.
Residential Parking Stall Requirements
Land Use
Minimum Parking Requirement
(a) Semi-detached dwelling and
single detached dwelling
2 stalls per dwelling unit.
(b) Multi-unit dwelling
2 stalls per dwelling unit plus 0.2 visitor parking stalls
per dwelling unit.
(c) Apartment - bachelor suite
or 1 bedroom
1 stall per dwelling unit plus 0.2 visitor parking stalls
per dwelling unit.
(d) Apartment - 2 bedroom
1.5 stalls per dwelling unit plus 0.2 visitor parking
stalls per dwelling unit.
(e) Apartment - 3 bedroom
2 stalls per dwelling unit plus 0.2 visitor parking stalls
per dwelling unit.
(f) Senior citizen housing -
independent living
0.3 stalls per dwelling unit plus 0.2 visitor stalls per
dwelling unit.
(g) Senior citizen housing -
assisted living
0.4 stalls per dwelling unit plus 0.2 visitor parking
stalls per dwelling unit.
(h) Mobile home
2 stalls per dwelling unit.
(i) Mobile home park
2 stalls per dwelling unit plus 0.2 visitor parking stalls
per dwelling unit.
(j) Secondary suite
1 stall per sleeping unit.
(k) Boarding house
1 stall per sleeping unit.
(l) Home business, major
1 stall per dwelling unit.
(m) Bed and breakfast
1 stall per sleeping unit plus 1 stall per off-site
employee.
(n) Live-work unit
1 stall per dwelling unit plus 1 for every 50.0sq m of
commercial use.
7.2.8.
Retail Parking Stall Requirements
Land Use
Minimum Parking Requirement
Retail
(a) Retail, convenience
3 stalls per every 100.0sq m of net floor area.
(b) Retail, general
1.5 stalls per every 100.0sq m of net floor area.
(c) Liquor store and cannabis
retail store
4 stalls per every 100.0sq m of net floor area.
(d) Service station
1 stall per service bay.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 154 of 244
(e) Supermarket
4 stalls per every 100.0sq m of net floor area.
Shopping centres
(f) Shopping centre
5 stalls per every 100.0sq m of net floor area.
7.2.9.
Social and Recreational Services Parking Stall Requirements
Land Use
Minimum Parking Requirement
(a) Recreation facility, indoor and
recreation facility, outdoor
5 stalls per 100.0sq m of net floor area.
(b) Bingo hall
0.4 stalls per seat.
(c) Religious assembly
10 stalls per 100.0sq m of net floor area.
(d) Curling rink
8 stalls per sheet of ice plus 5 stalls for staff plus 0.1
stalls per seat for spectators.
(e) Hockey rink /arena
0.3 stalls per seat.
(f) Golf course
4 stalls per hole.
(g) Health spa
3 stalls per 100.0sq m of net floor area.
(h) Racquet sports facility
5 stalls per court.
(i) Theatre and cinema
0.3 stalls per seat.
(j) Indoor playground
1 stall per 100.0sq m of net floor area.
(k) Casino
1 stall per 100.0sq m of net floor area.
(l) Detention facility
5 stalls per 100.0sq m of net floor area.
7.2.10.
Mixed-use Developments
(a)
Notwithstanding the on-site parking requirements, developments with more than one use shall
provide parking stalls and loading spaces equal to the sum of the requirements for each
individual use unless the applicant can demonstrate to the Development Authority that there is a
complementary or overlapping use of the parking facilities which would warrant a reduction in
the minimum on-site parking stalls required. The applicant shall demonstrate this reduction is
warranted by submitting a parking study prepared by a professional to the satisfaction of the
Development Authority.
(b)
If a proposed use in a shopping centre has a higher minimum parking requirement than the
minimum parking requirements for that shopping centre under Part 7 Section 7.2.8, the
shopping centre shall provide sufficient on-site parking to accommodate the additional parking
stalls associated with the proposed use.
7.3.
On-Site Loading Requirements
7.3.1.
Loading spaces shall be designed and located to accommodate the parking and maneuvering of
vehicles without obstructing roads. The Development Authority may require turning movement
diagrams to ensure satisfactory maneuverability within a site.
7.3.2.
On-site loading areas shall be designed to ensure the safe and convenient circulation of vehicles to
and from the road.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 155 of 244
7.3.3.
On-site loading spaces shall not allow backing out of vehicles onto a road.
7.3.4.
On-site loading spaces shall have clear minimum dimensions as follows:
Design Vehicle
Length (m)
Width (m)
Height (m)
(a) Medium Single Unit Truck
10.0
3.1
4.3
7.3.5.
Minimum loading space dimensions may be varied by the Development Authority having regard to the
types of vehicles that are likely to use the loading spaces.
7.3.6.
Loading space requirements for uses not listed in this section shall be determined at the discretion of
the Development Authority. A similar use as determined by the Development Authority will be
considered when calculating the on-site loading requirements for non-listed uses.
7.3.7.
Unless otherwise allowed by the Development Authority, the required on-site loading space for any
use shall be as follows:
(a) Residential Use (For Apartments)
Number of Dwelling Units
Number of Spaces
i.
Up to 20
1 space
ii.
21 to 60
2 spaces
iii.
61 or more
1 space plus 1 space per each additional 40 dwelling units
(b) Non-Residential Use
Gross Floor Area (sq m)
Number of Spaces
i.
Up to 1,500
No requirement
ii.
1,501 to 5,000
1
iii.
5,001 and up
1 space plus 1 space per each additional 3,000.0sq m
7.3.8.
Notwithstanding the on-site loading requirements, where a development consists of a restaurant,
major or restaurant, minor a loading stall shall be accommodated on-site. Where a development
consists of a mix of residential and non-residential uses, the loading requirements shall be equal to the
sum of the requirements for each individual use, unless the applicant can demonstrate to the
Development Authority that there is a complementary or overlapping use of the loading facilities which
would warrant a reduction in the minimum loading space required for each individual use. The
applicant shall demonstrate this reduction is warranted by submitting a shared loading study prepared
by a professional to the satisfaction of the Development Authority.
7.4.
Off-Site Parking
7.4.1.
Combined or Shared Parking Between Sites
(a)
The Development Authority may consider shared parking at the time of development permit
submission. The shared parking proposal needs to be substantiated by a parking study
prepared by a professional to the satisfaction of the Development Authority.
(b)
Parking demands include but are not limited to:
Weekday Peaks
Evening Peaks
Weekend Peaks
Banks
Schools
Distribution facilities
Factories
Medical clinics
Office
Professional services
Auditoriums
Bars and dance halls
Meeting halls
Restaurants
Theaters
Religious assembly
Parks
Shopping centres
7.4.2.
The Development Authority may grant permission to share up to 20% of the required parking spaces
with another site in the following circumstances and when supported by a shared parking study:
(a)
the development is within 200.0m of the site on which the parking spaces are located;
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 156 of 244
(b)
the demand for parking spaces for each development is not likely to occur at the same time as
per Part 7 Section 7.4.1 (b);
(c)
there is a walkway or pedestrian connection from the off-site parking site to the proposed
development;
(d)
a legal agreement is provided and parking arrangements are acceptable to the Development
Authority;
(e)
the legal agreement satisfies the Development Authority that the arrangement between the
owners of the developments for the sharing of parking spaces will be permanent and registered
on the title or an alternative arrangement has been made to the satisfaction of the Development
Authority; and
(f)
any change of use for a site referred to in a shared parking agreement requires a development
permit and a new parking agreement.
7.4.3.
The Development Authority may allow the required parking stalls to be provided off-site if:
(a)
supported by a parking study applicable to the proposed development at the discretion of the
Development Authority;
(b)
the development is within 200.0m of the site on which the parking spaces are located;
(c)
there is a walkway or pedestrian connection from the off-site parking site to the proposed
development; and
(d)
any change of use for a site referred to in a shared parking agreement requires a development
permit and a new parking agreement or amendment to such agreement may be required
subject to the discretion of the Development Authority.
7.4.4.
In the case of Part 7 Section 7.4.2 or 7.4.3, a condition of the development permit shall require that a
restrictive covenant or caveat to be registered on the title of the lot or lots on which parking spaces are
located to the satisfaction of the Development Authority. The restrictive covenant or caveat shall
stipulate:
(a)
that the arrangement between the owners of the developments will be permanent for the life of
the development in question or until an alternative arrangement has been made to the
satisfaction of the Development Authority; and
(b)
that in the case of Part 7 Section 7.4.3, the parking spaces shall be maintained exclusively for
the parking requirements of the development in question.
7.5.
Maintenance for Parking Lots and Loading Area During the Winter Season
7.5.1.
Parking lots and loading areas shall be maintained and kept safe for its users, including safe access
for emergency services vehicles.
7.5.2.
Parking lots shall be cleared of ice and snow within forty-eight (48) hours after a snowfall.
7.5.3.
Stored snow shall not pose a hazard to vehicular and pedestrian traffic.
7.6.
Vehicle Queuing Requirements for Vehicular-Oriented Uses
7.6.1.
Where a drive through is proposed as part of a development, it shall be accessory to the development.
7.6.2.
Vehicular-oriented uses shall only be located where the Development Authority is satisfied that the
development will not adversely affect the functioning of surrounding roads and nearby vehicle access
locations.
7.6.3.
No queuing stalls shall be allowed in the front yard.
7.6.4.
The Development Authority may require greater setbacks for queuing stalls when considering adjacent
land uses, vehicle circulation and/or access.
7.6.5.
The drive through shall not have access directly from an arterial road.
7.6.6.
The queuing stalls shall be contained entirely on-site and shall not overlap with or obstruct any parking
stalls, drive aisles and roads.
7.6.7.
Drive aisles shall have sufficient turning radius to accommodate vehicle entrance to queuing stalls.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 157 of 244
7.6.8.
When a drive through is an accessory use to a restaurant, major or restaurant, minor it shall maintain
a minimum separation distance of 30.0m between queuing spaces and the lot line of a lot containing a
residential development, except when separated from residential development by an arterial road.
7.6.9.
The minimum on-site queuing spaces for drive through services shall be provided as follows:
Uses
Number of Queuing Spaces
Dimension of
Queuing Spaces
Drive Through Vehicle
Services
5 queuing spaces inbound for each service
bay,
9 inbound spaces for a complete service
car wash,
2 queuing spaces per fueling position,
3 queuing spaces for a financial institution,
6 inbound queuing spaces for food
services and other developments having a
service window.
7.0m long
3.0m wide
7.7.
Design for Accessible and Senior Citizen Parking Stalls and Loading Zones
7.7.1.
Accessible and senior citizen parking stalls shall be located as close as possible and within 30.0m
from barrier free building entrances, elevators, ramps and walkways and be designed in such a way
that users are not required to pass behind parked vehicles. The distance may be increased up to a
maximum of 50.0m to accommodate site specific circumstances at the discretion of the Development
Authority.
7.7.2.
A ramp shall be provided to connect to a sidewalk when an accessible parking stall is adjacent to a
building.
7.7.3.
If a development requires more than two (2) accessible parking stalls and has more than one (1)
accessible building entrance, at least one (1) accessible parking stall shall be located near each
entrance.
7.7.4.
Accessible parking stalls shall have minimum dimensions as per Part 7 Section 7.2.1 (h). Parallel
accessible parking stalls shall be at least 7.0m in length.
7.7.5.
Parking stalls for senior citizens shall have minimum dimensions as per Part 7 Section 7.2.1 (g). Each
reserved senior citizen parking stall shall be marked with a sign.
7.7.6.
Parking stalls for senior citizens are not required in the Rural Service Area.
7.7.7.
Accessible parking stalls and parking for senior citizens shall be included as part of and not in addition
to, the applicable minimum parking requirements.
7.7.8.
Accessible parking and senior citizen stalls shall be provided as follows:
Number of Parking Stalls
Required
Number of Designated
Accessible Stalls
Number of Designated
Stalls for Use by Senior
Citizens (only for non-
residential uses)
2-10
1
0
11-25
2
1
26-50
3
2
51-100
4
3
For each additional increment
of 100
One additional stall
One additional stall
7.7.9.
Design and Construction of Accessible Parking Stalls
(a)
Each parking stall shall be clearly identified by painting the international symbol of accessibility.
The symbol shall be in white on a blue background and has minimum size of 1.0m by 1.0m.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 158 of 244
(b)
Each parking stall shall be marked with a wheelchair symbol sign with the message "Permit
Required," with black letterings on white background. The sign shall measure a minimum of
0.45m by 0.61m. The sign shall be at least 1.2m tall, measured from the ground to the bottom of
the sign and be positioned to be easily seen by drivers.
(c)
The access aisle shall be marked with diagonal striping with a strip spacing of 0.6m.
(d)
The access aisle shall lead to a curb cut to the adjacent sidewalk connecting to a building
entrance. The curb cut shall have a minimum width of 0.92m and shall have a desirable slope of
no more than 1:12. A maximum slope of 1:8 may be approved at the discretion of the
Development Authority.
(e)
Parking stalls and the cross-slopes (in the longitudinal direction of the walk) of the sidewalk at
the vicinity of the curb cut to the access aisle shall have a firm, slip-resistant and level surface
with a maximum slope of 1:10. The areas of slope shall be painted with a non-skid yellow paint.
7.7.10.
Design and Construction - Loading Zones for Specialized Transport Vehicles
(a)
Loading zones shall be designed for side or rear loading/unloading operations.
(b)
Vehicles with side operating platforms which are 0.76m wide by 1.05m long can discharge
patrons at sidewalk level. An area of 1.5m by 1.5m is required on the sidewalk, beyond the
platform to allow a person in a wheelchair to turn around and move in a new direction.
(c)
A minimum height clearance of 3.0m shall be provided for van type transporters.
(d)
A 0.92m curb cut shall be provided for transporters with a rear-mounted wheelchair lift.
7.8.
Bicycle Parking
7.8.1.
In addition to the required vehicular parking, bicycle parking shall be provided as follows:
Land Use
Number of Required Parking Stalls
Apartment
5% of required on-site vehicular parking stalls to a
maximum of 10 stalls.
Commercial Districts and
Institutional Districts excluding
Educational Facilities
5% of required on-site vehicular parking stalls to a
maximum of 10 stalls.
Educational Facility
10% of required on-site vehicular parking stalls to a
maximum of 20 stalls.
(a)
If the minimum bicycle parking calculated based on Table 7.8.1 results in less than 5 bicycle
stalls, the minimum requirements shall be 5 bicycle parking stalls.
7.8.2.
Size and Location of Bicycle Parking Facilities
(a)
Bicycle parking stalls shall be a minimum of 0.6m by 1.8m.
(b)
Bicycle parking stalls shall have a vertical clearance of minimum 2.0m.
(c)
The required bicycle parking stalls shall be provided on the same site as the proposed
development.
(d)
Adequate access and egress from bicycle parking stalls shall be provided with an aisle beside
each parking row. The aisle shall be 1.5m in width.
(e)
Bicycle parking stalls, access and egress are to be located on hard paved surfaces.
(f)
Bicycle parking stalls shall be separated from vehicular parking by a physical barrier or a
minimum 1.5m of open space.
(g)
Bicycle parking stalls can be provided as secured storage rooms, racks, railings or similar
facilities and shall be visible from the street or the main entrance of a building as follows:
i.
inside the building, preferably at the ground level;
ii.
within the parking facilities on a site;
iii. 15.0m from the main entrance of a building; and,
iv. shall be illuminated.
(h)
If bicycle parking is not visibly located on site, directional signage shall be displayed indicating
its location.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 159 of 244
7.8.3.
Bicycle parking shall be protected from the weather by an overhang, roof, awning, or covered
walkway. The cover should extend at least 0.6m beyond the parking area and bicycle parking should
be located away from roof drip areas.
7.9.
Underground Parkade Requirements
7.9.1.
Where any portion of a parkade is above grade, that portion shall comply with the building front, side
and rear yard setback requirements for that district.
7.9.2.
An underground parkade may be located closer to a lot line than the principal building at the discretion
of the Development Authority, subject to the following conditions:
(a)
a maximum encroachment of 3.0m may be permitted into the required front, side and rear yard
setbacks;
(b)
no encroachments will be permitted into registered easements or rights-of-way; and,
(c)
any existing or proposed underground utility shall be more than 1.0m from the underground
parkade.
7.9.3.
A level stop zone (minimum 4.5m deep) is required to ensure that a vehicle entering or exiting an
underground parkade can safely stop without interfering with pedestrian safety. Where views to
pedestrians would otherwise be obstructed, diagonal corner cut-offs are required.
7.9.4.
The maximum allowable ramp slope shall follow the latest Engineering Servicing Standards.
7.9.5.
The entrance ramp to an underground parkade shall commence at the lot line and shall not be
permitted to encroach onto a road right-of-way or lane.
7.9.6.
The minimum entrance ramp width to a parkade shall be 6.1m, unless otherwise authorized by the
Development Authority.
7.10.
Approaches and Driveways
7.10.1.
Except where joint driveways are required, driveways and parking pads shall require a minimum
setback of 1.0m from a side lot line.
7.10.2.
Driveways shall have a minimum width of 3.0m in the Urban Service Area and 6.0m for the Rural
Service Area.
7.10.3.
For front loading single detached dwellings and semi-detached dwellings, there shall be a minimum
4.5m separation distance between the edge of the driveway and at least one side lot line.
Figure 7.6 Driveway Separation Distance
7.11.
Secondary Suite Parking
7.11.1.
Shall be accommodated in a designated area on a hard surface.
7.11.2.
The on-site parking stall requirement for a secondary suite is in addition to the parking requirement for
the mobile home, single detached dwelling or semi-detached dwelling.
7.11.3.
All on-site parking stalls shall remain accessible for parking by passenger vehicles at all times and
shall be directly accessible to the street or lane at all times.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 160 of 244
7.11.4.
Tandem parking is permitted if:
(a)
tandem parking spaces are provided for the same dwelling unit; or
(b)
one stall for the secondary suite and one stall for the principal dwelling unit are accessible to the
street or lane at all times.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 161 of 244
8.
PART 8 SIGNS
8.1.
Purpose
8.1.1.
The purpose of this Part is:
(a)
to encourage the effective use of permanent signs, portable signs and temporary signs as a
means of communication and advertising;
(b)
to regulate signs in a manner that reduces any negative effects on safety and aesthetics;
(c)
to regulate sign design, size, and type in relation to the building and character of the
neighbourhood where it is located;
8.2.
Application
8.2.1.
The following sign provisions shall apply with respect to the Municipality.
8.3.
Administration and Authorization
8.3.1.
Except as otherwise provided for in Part 8, no person shall develop, construct, erect, paint, enlarge,
relocate or structurally alter any sign on any property, other than for general maintenance, without first
obtaining the permission of the Development Authority through the issuance of a development permit.
8.3.2.
Signs that require a development permit shall deemed to be a discretionary use in all land use districts
unless otherwise stated in Part 8.
8.3.3.
Signs Not Requiring a Development Permit
(a)
A development permit is not required for the following signs provided that they otherwise comply
with this Bylaw:
i.
A-board sign;
ii.
Construction Site Identification Sign;
iii.
Display of Flags that are not commercial in nature;
iv.
Election Sign;
v.
Identification Sign;
vi.
Incidental Sign;
vii. Internal Sign;
viii. Murals that do not include any advertising;
ix.
Official Sign;
x.
Poster Board Sign;
xi.
Private Sale Sign;
xii. Real Estate Sale or Lease Sign and Real Estate Directional Sign;
xiii. Subdivision Directional Sign;
xiv. a Portable Sign placed by the Municipality;
xv. a sign which is posted or exhibited inside a building other than a window sign;
xvi. a sign posted or exhibited in or on a motor vehicle, sea-can or trailer if the motor vehicle,
sea-can or trailer is located on private land and not parked at the same proximate location
for more than forty-eight (48) consecutive hours;
xvii. a Temporary Sign for a non-profit organization advertising an event that does not exceed
1.0sq m provided that the sign is removed within forty-eight (48) hours of the completion
of the event to which such signs relate;
xviii. a traffic or Directional Sign authorized by the Municipality or Alberta Transportation;
xix. a sign posted or exhibited on a bus shelter or bench authorized by the Municipality or
Alberta Transportation;
xx. a sign that is posted or exhibited solely for the identification of the land or building on a
parcel including signs identifying the occupants, if the sign is:
1. less than 1.0sq m in area; and
2. posted only at each public entrance provided from a road to the building;
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 162 of 244
xxi. a sign that is posted or exhibited for the sale, lease or rental of land or a building if the
sign is:
1. 1.0sq m or less in area; and
2. posted on a side of a building, or on a parcel, facing an adjacent road; or
xxii. a change in the copy of a sign.
xxiii. Window Sign subject to provisions set out in Part 8 Section 8.19, Section 8.33.3, Section
8.33.4, Section 8.33.5 and Section 8.33.6.
8.3.4.
Sign Development Permit Application Requirements:
(a)
Despite Part 2 Section 2.5 Development Permit Application Requirements of this Bylaw, this
section applies to any development permit application for a sign.
(b)
A development permit application for a sign must be made to the Development Authority and
shall be accompanied by the following:
i.
the name(s), address(es) and telephone number(s) of the applicant;
ii.
evidence satisfactory to the Development Authority that the application is authorized by
the registered owner(s) of the parcel;
iii.
a current copy of the title for the land that is the subject of the application;
iv.
any associated development permit fee;
v.
site plans drawn to scale and showing:
1. the scale of the plan;
2. the North arrow;
3. a municipal address and legal description of the parcel or building on which the sign
is to be erected, altered, relocated:
4. the location of the sign on the parcel or building;
5. the distance from the sign to parcel property lines, roadway intersections, traffic
control devices, any other permanent signs on site and from access points to the
parcel;
6. the distance from the sign to buildings and other signs on the parcel; and
7. distances to aerial power lines from freestanding and roof signs.
vi.
sign plans drawn to scale showing:
1. sign dimensions;
2. for a fascia sign, the amount of sign projection from the face of the building;
3. the method of attachment and character of the building or structure to which the sign
will be attached;
4. projections of the sign over a right-of-way or municipal property, where applicable;
5. sign clearance;
6. building elevations where the sign will be attached to a building; and
7. any other information as may reasonably be required by the Development Authority.
(c)
Comprehensive Sign Design Plan
i.
The Development Authority may require, a comprehensive sign design plan as part of a
development permit for a commercial or industrial parcel in accordance with the following:
1. design consistency and harmony within the site;
2. suitability within the subject land use district;
3. design compatibility with the existing or proposed buildings on the site; and
4. the cumulative total area of all signs within a parcel shall not exceed the cumulative
total area allowed if each sign were considered individually within the parcel.
(d)
The development permit application shall be considered to be "complete" and the time for
consideration of the application to have commenced once the required fee, as well as all of the
information required pursuant to this section and other information necessary to review the
application have all been received to the reasonable satisfaction of the Development Authority;
(e)
The Development Authority may modify, suspend, or cancel a development permit, following
notice in writing to the owner of the subject parcel, where it has been determined that the permit
was approved;
i.
by fraud or misrepresentation;
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 163 of 244
ii.
as a result of a failure to disclose pertinent or correct information at the time of application;
iii.
in error; or
iv.
issued and where the development is not consistent with the development permit.
(f)
A development permit expires:
i.
when the constructing and erecting of a sign is not completed to the satisfaction of the
Development Authority within twelve months from the date of its approval or such period
otherwise specified in the development permit; or
ii.
in the case of portable signs, when the development permit expires, or as indicated on the
approval for the portable sign marker.
(g)
A Development Authority may grant an extension of the completion period for a development
permit only once.
8.3.5.
Variance Authority
(a)
Despite "Part 2 Section 2.3 Variance Authority" of this Bylaw, this section applies to the
relaxation of any rules pertaining to signs.
(b)
The Development Authority may vary or otherwise relax the provisions of this Bylaw for a sign
that is listed as a permitted use in a district, but does not otherwise comply with the applicable
provisions of this Part, and in such case the decision shall be guided by:
i.
the character of the district where the sign is proposed to be located;
ii.
the number of signs in the nearby surroundings; and
iii.
the safety, accessibility, or enjoyment of pedestrian and vehicular traffic in vicinity of
the proposed sign.
(c)
In all sign applications, excepting billboard signs, the Development Authority may vary:
i.
total sign height and sign width up to twenty (20%) percent; and/or
ii.
total sign area by up to twenty (20%) percent.
(d)
Despite Part 8 Section 8.3.5 (d), the provisions of Part 8 Section 8.5.9 regarding temporary
signs in a road may not be varied.
8.3.6.
All signs shall comply with the requirements of any relevant federal or provincial legislation and any
other relevant municipal bylaws.
(a)
All signs shall maintain the required distance from power lines as prescribed in the Alberta
Electrical Protection Act, as amended or replaced.
(b)
All signs shall be built, constructed and erected according to the Alberta Safety Codes Act and
its regulations, as amended or replaced.
8.3.7.
Sign applications within 800.0m of any numbered provincial highway, including but not limited to
Highways 63, 686 and 881, shall be referred to Alberta Transportation for their review and
consideration.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 164 of 244
8.4.
Definitions
8.4.1.
In addition to the definitions in Part 1, Section 1.9 Definitions of this Bylaw, in this part, the following
words shall have the following meanings:
A-Board Sign
means a self-supporting two-sided a-shaped sign which is set upon, but not
attached to, the ground and has no external supporting structure.
Advertisement
means any image or wording expressed in any language and communicated in
any medium to person(s) with the intent to influence their choice, opinion, or
behaviour.
Awning
means a projection supported from the exterior wall of a building for the purpose
of weather protection. It is constructed with fabric or plastic skin stretched over a
frame designed to be collapsible, retractable, or capable of being folded against
the wall.
Awning Sign
means a sign, which is attached to or constructed on the face of an awning but
does not include the under-awning sign.
Banner Sign
means a temporary identification sign constructed of non-rigid cloth, plastic or
other fabric which is attached to a pole, building or other supporting structure,
but does not include a flag sign.
Billboard Sign
means a sign supported by one or more uprights, braces, or pylons and which
stands independently of a building and may or may not contain third-party
advertising.
Canopy
means a solid non-retractable projection which extends from the wall of a
building for the purpose of weather protection.
Canopy Sign
means a sign attached to or constructed in or on a face of a canopy but does
not include the under-canopy sign.
Clearance
means the vertical distance between the lowest part of a sign and the grade.
Comprehensive Sign
Design Plan
means a co-ordinated approach to sign installation, character and design within
a parcel in accordance with Part 8 Section 8.3.4 (c).
Construction Site
Identification Sign
means a temporary sign for providing information or advertising related to the
construction project only and erected by an individual or firm on the parcel
undergoing construction.
Copy
means the message on a sign face including, but not limited to, words, numbers,
logos, symbols, and decorations.
Copy Area
means the entire area, which encloses the limits of the message, contained on
the sign but excludes the main support structure. For multi or double-faced
signs, copy area is the area of one face.
Corner Visibility Triangle
means a triangle having development restrictions formed between two points on
a corner lot as more completely described in Part 5 Section 5.16 - Corner Lot
Restrictions, of this Bylaw.
Digital Copy
means the portion of a sign that contains copy that is remotely changed on or off
site and incorporates a technology or method allowing the sign to change copy
without having to manually or mechanically replace the sign face or its
components.
Digital Video Sign
means a sign that displays digital copy consisting of video.
Direct Glare
means a glare caused by bright areas, such as luminaires and digital images
that are directly in the field of view.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 165 of 244
Directional Sign
means an incidental sign on a site to guide or direct pedestrian or vehicular
traffic.
Election Sign
means a sign connected with a municipal, school board, provincial, or federal
election, a vote associated with a local Indigenous government, or any election
held pursuant to the Local Authorities Election Act, including, but not limited to,
signs describing or promoting the election process or a candidate or party
seeking election.
Fascia Sign
means a sign, or individual letters, attached, marked, painted or inscribed on,
and parallel to, the face of a building wall, which does not project above the roof
or parapet. A fascia sign does not include third-party advertising, an awning sign
or canopy sign, a mural sign, a projecting sign, or incidental signs.
Fence Sign
means a flat sign affixed to a fence or other similar structure, but not a building.
Field of View
means the extent of the observable world that may be seen by a person at any
given moment. No object is allowed in the field of view that will impede the
viewer from observing traffic signals and other directional language.
First-party Advertising
means a sign that contains advertisement to the specific business, service, or
activity on same parcel from where the sign is located.
Flag Sign
means any fabric containing distinctive colours, patterns, symbols or stylized
letters hung from a flagpole with mechanisms for raising and lowering the flag
sign.
Frontage
means the entire length of a street facing property line of a parcel.
Freestanding Sign
means a sign principally identifying goods and services associated with a parcel
supported by one or more uprights, braces or pylons and which stands
independently of a building and on the same parcel.
Grade
means the level of the ground adjacent to a development. Where the ground
level is to be adjusted more than 1.0m, such adjustment must have been
contemplated and approved in a development permit.
Identification Sign
means a sign identifying the name, address, or number of a building, institution,
or person.
Illumination
means the lighting of any sign by artificial means including internal, direct,
indirect or reflected.
Incidental Sign
means a sign used to inform the public about facilities or services on the
premises and shall not display advertising. Incidental signs may include but are
not limited to the following signs: restrooms, hours of operation, acceptable
credit cards, recycling containers, drive through, addressing, and directional
signage. Incidental signs may be illuminated but shall not display flashing or
intermittent lights.
Inflatable Sign
means a temporary sign which is an inflated, three-dimensional device which
may incorporate a message and is anchored or affixed to a site or a building.
Internal Sign
means a sign designed to display messaging for an audience either within a
building or, if outdoors, primarily directed to an audience attending an event
where there is some form of restriction that could prevent the general public
from entry.
Logo
means a readily identifiable symbolic representation used exclusively by an
individual company or person(s) to simplify product or business recognition and
which contains no advertising.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 166 of 244
Message
means any image, graphic, picture, logo, symbol, wording, representation or
letters used, or intended to be used, either as an advertisement or for calling
attention to any business, product, service, person, matter, object, or event.
Mural
means a graphic design, diagram, picture or artwork, displayed on the exterior
wall or surface of a structure, where the primary purpose is for decoration or
artistic expression and not created to solely display a commercial message or
depiction.
Natural Light
means the light that is already present in an environment, before any additional
artificial lighting is added.
Neighbourhood and
Community Identification
Sign
means a permanent sign indicating the name of a subdivision, community or a
hamlet, or a portion of a subdivision, community, or a hamlet in which it is
placed.
Non-Profit Organization
means:
(a) a society, credit union or co-operative established under a law of Canada or
Alberta,
(b) a corporation that is prohibited from paying dividends to its members and
distributing the assets to its members on a winding-up, or
(c) any other entity established under a law of Canada or Alberta for a purpose
other than to make a profit.
Official Sign
means any sign, notice, placard or bulletin required to be displayed pursuant to
the provisions of federal, provincial, or municipal legislation.
Permanent Sign
means a sign that is fastened or affixed to a building or the ground on a parcel.
Permanent sign types include but are not limited to:
(a) Awning Signs
(b) Billboard Signs
(c) Canopy Signs
(d) Directional Signs
(e) Fascia Signs
(f) Fence Signs
(g) Flag Signs
(h) Freestanding Signs
(i) Incidental Signs
(j) Mural Signs
(k) Neighbourhood and Community Identification Signs
(l) Projecting Signs
(m) Roof Signs
(n) Under-awning Signs
(o) Under-canopy Signs
(p) Window Signs
(q) Wayfinding Signs
Portable Sign
means a sign, which is mounted on a frame, stand or similar support which,
together with the support, can be readily relocated to another location, and used
for short-term advertising. A portable sign may include copy that can be
changed manually through the use of detachable characters or by the
replacement of sign imagery.
Poster Board Sign
means a sign used for advertising which is normally mounted on a building wall
or within a freestanding structure, to provide short-term promotional advertising
copy in the form of pasted papers or plastic panels.
Private Sale Sign
means a temporary sign advertising a private sale of personal property and is
restricted to garage sales.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 167 of 244
Projecting Sign
means a sign other than a canopy or awning sign which projects at right angles
from a structure or a building face or wall. This does not include a sign attached
to the ground.
Real Estate Sale or Lease
Sign
means a temporary sign advertising real estate for sale, rent or lease.
Real Estate Directional
Sign
means an a-board sign used to direct vehicles and pedestrians to a real estate
open house or show home.
Roof Sign
means any sign erected upon, against or directly above a roof or on top of or
above the parapet wall of a building.
Sign
means any visual medium, including its structure and other component parts,
illuminated or not illuminated, that is used to identify or provide information, or to
advertise a product, service, place, activity, person, institution, or business. A
sign does not include interior window displays of merchandise.
Typical examples include: freestanding signs, fascia signs, portable signs,
projecting signs, banner signs, placards, murals, and those attached to or
painted on a vehicle or trailer that is parked on a property and being used for
advertising purposes. The frame and structural members of the sign are
included in this definition.
Sign Area
means the total surface area of a sign on which advertising copy could be
placed, including all copy faces. In the case of a sign comprised of individual
letters or symbols, the area shall be calculated as the rectangle enclosing the
letters or symbols. Frames and structural members not bearing advertising are
not included as part of the sign area.
Sign Copy
means the advertisement or logo on the sign face.
Sign Depth
means the third dimension of a sign that is not the sign height or the sign width,
and generally refers to the thickness of the sign.
Sign Height
means the vertical distance measured from the ground to the highest point of a
sign.
Sign Owner
means one or more of the following:
(a) the sign company or individual who owns the sign,
(b) the development permit holder,
(c) the owner of the business that is advertised on the sign, or
(d) the registered owner(s) of the parcel on which the sign is placed or any
person authorized to act on the registered owner(s) behalf.
Sign Panel
means a visible surface of a sign on which copy and/or art is present. One or
more panels make up the sign face.
Sign Structure
means any structure which supports a sign, including materials used to conceal
or improve the appearance of the structural parts.
Sign Tag
means all of the following, subject to applicability:
(a) the sign company or individual who owns the sign;
(b) the development permit holder;
(c) the owner of the business or enterprise that is advertised on the sign;
(d) the registered owner(s) of the parcel on which the sign is placed, or any
person authorized to act on the registered owner(s) behalf;
(e) Sign Owner contact information, including a phone number and an email
address; and
(f) expiration date.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 168 of 244
Sign Width
means the maximum horizontal distance measured at 90 degrees from a vertical
line established by the farthest point on one side of a sign to a vertical line
established by the farthest point on the opposite side of a sign.
Subdivision Directional
Sign
means a temporary sign for guiding or directing pedestrian or vehicular traffic to
a new subdivision, new home areas or show homes.
Subdivision Marketing
Sign
means: a temporary sign placed at the primary entrance(s) to a new subdivision
or a new phase of a subdivision for the purpose of promoting vacant lots, new
home areas or show homes, which may include small banners or flags.
Temporary Sign
means a sign which may or may not be portable in nature, and which is located
on a parcel for a limited or specified period of time.
Temporary sign types include but are not limited to:
(a) A-Board Signs
(b) Banner Signs
(c) Construction Site Identification Signs
(d) Election Signs
(e) Inflatable Signs
(f) Official Signs
(g) Portable Signs
(h) Poster Board Signs
(i) Private Sale Signs
(j) Real Estate Sale, Lease or Directional Signs
(k) Subdivision Marketing Signs
(l) Subdivision Directional Signs
Third-party Advertising
means a sign that contains advertisement for goods, products, services or
facilities not principally found on the same parcel where the sign is located.
Under-awning Sign
means a sign, which is attached to or hanging from the underside of an awning
but does not include awning sign.
Under-canopy Sign
means a sign, which is attached to or hanging from the underside of an canopy
but does not include canopy sign.
Wayfinding Signs
means signs designed to help people navigate their surroundings. These signs
can encompass several different types of signage, including but not limited to
monument, kiosk, trail and directional signs that incorporate a combination of
art, colour, typography, lighting and urban design elements.
Window Sign
means a sign which is painted on, attached to, or installed on or inside a
window.
8.5.
General Development Standards
8.5.1.
The development standards listed in this section pertain to all signs, unless otherwise stated.
8.5.2.
Sign Safety Provisions
(a)
No sign shall be erected, operated, used or maintained if the sign creates potential safety
hazard, including but not limited to where a sign:
i.
obstructs the orderly and safe movement of vehicular or pedestrian traffic;
ii.
obstructs the sight lines required by this or any other bylaw;
iii.
obstructs the visibility of any traffic signal, sign or device;
iv.
imitates or resembles a traffic control device such as a stop sign;
v.
displays flashing lights associated with police, fire, or ambulance or other emergency
vehicles, or associated with danger;
vi.
makes use of the words STOP, LOOK and DANGER, or any other words, symbols or
characters which may interfere with, mislead or confuse traffic; or
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 169 of 244
vii. emits or causes to be emitted any sound, smoke or vapour.
(b)
No sign structure shall block:
i.
any portion of an exterior staircase, fire escape, fire tower or balcony serving as an exit;
ii.
any opening for a standpipe, required light, ventilation or exit from a building or a parcel;
iii.
the free use of any window; or
iv.
free passage to or on a roof.
(c)
All signs and their structures shall be kept in a safe, clean and tidy condition in the opinion of
the Development Authority and may be required to be renovated or removed if not properly
maintained by the sign owner.
(d)
Where a backlit panel is removed from a sign, the sign owner shall either reinstall the same
panel, install a new content panel or install a blank panel.
(e)
A sign shall not be placed on a sea-can.
(f)
Where a sign has been defaced, damaged or destroyed the sign owner shall:
i.
immediately repair the sign to its original condition;
ii.
replace it with a new sign that complies with any applicable development permit or the
provisions of this Bylaw where a development permit is not required; or
iii.
remove the sign.
(g)
Electrical power supply to signs located at grade shall be underground except where the
applicant demonstrates to the satisfaction of the Development Authority an underground power
supply is not feasible and an above ground power supply will not create a safety hazard to
traffic or pedestrians or detract from the appearance of the area.
(h)
The Development Authority shall be satisfied that each copy area illumination does not compete
with or dull the contrast of the traffic control device or traffic control signal for oncoming vehicle
traffic.
(i)
All signs shall be constructed of quality materials and will be subject to removal if in the opinion
of the Development Authority the sign is in a state of disrepair.
8.5.3.
Sign Impoundment
(a)
If a sign contravenes this Bylaw, a Peace Officer, Bylaw Officer or Development Authority may,
without notice, remove and impound the sign if it is either located on lands:
i.
under the ownership or control of the Municipality; or
ii.
where the Municipality has the necessary consent of the sign owner.
(b)
A person shall not place, attach or affix any sign, advertisement, poster, notice or other similar
item on any sign, utility pole, tree, fence or other fixture located on property owned by the
Municipality or place or cause to be placed any freestanding sign, notice or display on property
owned by the Municipality, unless the item is placed in accordance with the regulations of this
bylaw. A sign found to be in contravention of this bylaw may be removed without notice.
(c)
If an impounded sign is not claimed within 30 days, it may be treated as unclaimed property
and/or destroyed.
8.5.4.
Signs Location, Structural and Appearance Standards
(a)
Signs shall be wholly located within a parcel boundary and shall not project over a sidewalk or a
road.
(b)
Any sign, which projects more than 0.15m over a loading area or parking lot, shall maintain a
minimal vertical clearance of 4.40m.
(c)
No sign shall reduce the number of parking and loading stalls required by this Bylaw, unless the
reduced number of stalls is accommodated elsewhere on site.
(d)
Shall not include offensive or intolerant language, hatred or ridicule of any race, religion or other
segment of society;
(e)
Any form of portable sign or a temporary sign including but not limited to trailers, recreational
vehicles, sea-cans, automobiles and carriages shall be approved in accordance with this Bylaw.
(f)
In considering any sign application the Development Authority shall consider the suitability of
the sign at the sign location, taking into account factors such as, but not limited to:
i.
the scale and architectural character of the building;
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 170 of 244
ii.
façade and location of adjacent signs; and
iii.
consistency in the type and size of fascia signage.
8.5.5.
Third-party advertising
(a)
Third-party advertising signs are a discretionary use.
(b)
No third-party advertising shall be allowed in residential districts.
8.5.6.
Digital Copy and Illumination
(a)
Any sign using digital copy is a discretionary use.
(b)
Digital copy shall be limited to billboard, fascia, and freestanding signs.
(c)
Digital copy shall not be allowed in residential districts.
(d)
Digital copy shall be located or constructed such that sign illumination shall not create a direct
glare or face an adjacent or abutting residential district, or any district that has a residential use,
medical clinic or a hospital.
(e)
Where, in the opinion of the Development Authority, the proposed digital copy on a commercial,
industrial or institutional parcel might be objectionable to residents in any district that has a
residential use, the Development Authority may require that the intensity of the illumination of
digital copy be limited and/or that the hours that the sign is illuminated be limited, including but
not limited to the following considerations:
i.
automatic controls to adjust light levels at night, under cloudy and other dark conditions to
reduce light intensity;
ii.
signs abutting or adjacent to natural areas, public parks, or residential developments,
where the sign face may project towards the natural area, public park, or residential
development, shall be turned off daily between 11:00 PM - 7:00 AM.
(f)
The minimum spatial separation for digital copy from a traffic control device shall be a minimum
of 30.0m.
(g)
The minimum duration for an advertisement in digital copy shall be 6 seconds.
(h)
There shall be no transition gap on a sign with digital copy.
(i)
Flashing, active intermittent lights, or lights used to produce animation, including video shall
only be allowed in a sign containing approved digital copy, at the discretion of the Development
Authority;
(j)
The Development Authority shall review any digital copy application in context with the
surrounding development including but not limited to:
i.
the architectural theme of the area;
ii.
any historic designations;
iii.
the requirements of any statutory plan;
iv.
any streetscape improvements;
v.
proximity to residential development;
vi.
traffic conflict points; and
vii. planning merits.
(k)
If an electronic component of a sign with digital copy fails or malfunctions, the sign owner shall
ensure that the sign is turned off until all components are fixed.
(l)
The sign owner of any sign with digital copy shall provide current contact information for the
purposes of sign maintenance.
(m) Shall provide a name, email and telephone contact information for a person with access to the
technology controls for the sign, who can be contacted by the Development Authority twenty-
four (24) hours a day.
8.5.7.
Coordination of Signs for Multiple Occupancy Sites
(a)
Individual business identification signs on the façade of a building or within a freestanding sign
shall be similar in terms of type, size, construction materials and placement.
(b)
Where a comprehensive sign design plan is approved by the Development Authority, any signs
placed on a building shall conform to such design plan.
8.5.8.
Temporary signs, where applicable:
(a)
Shall be setback 5.0m from a fire hydrant.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 171 of 244
(b)
Shall be setback 1.2m from the edge of the road, curb or sidewalk, whichever is closer.
(c)
Shall otherwise be safe and shall not pose a hazard to vehicular and pedestrian traffic.
(d)
Shall not be located within a corner visibility triangle.
8.5.9.
Temporary Signs in a Public Road
(a)
Signs are not allowed within a public road, other than as authorized within this Part 8 Section
8.5.9 or the Roads and Transportation Bylaw No. 02/079, as amended.
(b)
The following temporary signs are allowed within a road and do not require a development
permit provided they comply with Part 8 Section 8.5.2 and Part 8 Section 8.5.4:
i.
subdivision directional sign, subject to location approval from the RMWB's Director of
Public Works;
ii.
official signs required to be displayed pursuant to federal, provincial or municipal
legislation;
iii.
portable signs or a-board signs, which:
1. shall not remain in the same location for greater than 21 consecutive days and not
return to the same or proximate location within 90 days following such 21-day period;
2. shall be a maximum of 1.1sq m in size and 1.2m in height;
3. shall be constructed of sufficiently durable paper, cardboard, or other light materials
to maintain its position and appearance for the period of display; or
4. shall be constructed of metal or wood, provided that it will readily collapse upon
impact by a moving vehicle.
iv.
signs which are displayed by or on behalf of the Municipality, or on behalf of a
department, a commission, a board, a committee or an official of the Municipality, and are
restricted to:
1. traffic control devices;
2. signs located on or in a transit shelter or a transit bench pursuant to the terms and
conditions of an advertising agreement entered into by the Municipality and an
advertising corporation; and
3. signs regarding construction, operation or maintenance of:
a. a public utility owned or operated by the Municipality,
b. a public utility operated by a person having entered into a franchise agreement
with the Municipality; or
c. roads.
(c)
Where a temporary sign in a road is a private sale sign or a real estate directional sign, the sign:
i.
shall only be placed on the road if the temporary sign complies with the provisions of Part
8 Section 8.5.2, Part 8 Section 8.5.4 and Part 8 Section 8.5.9;
ii.
shall not be located such that it requires removal of or inhibits the growth of trees,
shrubbery, or other landscaping;
iii.
shall have a legible message, and if the message is interfered with, the sign owner shall
ensure that the message is corrected;
iv.
be located a minimum of:
1. 1.0m from any access;
2. 1.0m from the boundary of an intersection; and
3. 0.3m from that portion of the public roadway intended for vehicular traffic.
v.
not be located on:
1. the vehicular or pedestrian travel portion of a public road where the sign impedes or
obstructs the view of vehicular and pedestrian traffic;
2. a median, namely, any part of a right-of-way not intended to be used by vehicular
traffic, between two public roadways on which vehicular traffic flows in opposite
directions, and includes traffic circles, cul-de-sacs, and concrete islands; and
3. a traffic control device, tree, light pole, fence, or any other structure than the
temporary sign itself.
vi.
have a message which relates to a special event and:
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 172 of 244
1. is restricted to the name of the organization benefiting from the advertising, the logo
of the organization benefiting from the advertising, and brief information describing
the event and/or giving directions to the event; and
2. excludes any additional advertising, including slogans.
(d)
Temporary signs adjacent to any provincial highway, including but not limited to Highways 63,
686 and 881, require prior approval from Alberta Transportation.
Permanent Sign Provisions
8.6.
Awning Sign and Canopy Sign Provisions
8.6.1.
Awning signs and canopy signs (see Figure 8.1 and Figure 8.2) are considered permanent signs and
shall comply with the following provisions:
(a)
Awning sign and canopy sign dimensions shall not exceed:
i.
a vertical sign height of 1.2m;
ii.
a sign area of fifty percent (50%) of the front face of the canopy or awning structure; and
iii.
where more than one (1) business premises fronts a street under a single awning or
canopy, not more than one (1) awning sign and canopy sign shall be allowed per
business.
(b)
Awning sign and canopy sign shall be located as follows:
i.
shall not project above or below the awning or canopy structure or over a curb or road;
ii.
shall not be allowed if the awning sign or canopy sign, in the opinion of the Development
Authority, obstructs pedestrians, vehicles, or repairs to overhead utility lines;
iii.
awning signs shall not project more than 2.0m from a building; and
iv.
canopy signs shall not project more than 2.4m from a building.
(c)
Shall provide a minimum clearance of 2.7m unless the sign projects more than 0.15m and is
placed over a lane, loading area, or parking lot, in which case the minimum clearance shall be
4.4m.
(d)
Shall be limited to identification signs only.
(e)
Shall be safe and shall not pose a hazard to pedestrians, vehicles or to other users of the area
beneath the sign.
Figure 8.1 Awning Sign
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 173 of 244
Figure 8.2 Canopy Sign
8.7.
Under-awning Sign and Under-canopy Sign Provisions
8.7.1.
Under-awning signs and under-canopy signs (see Figure 8.3) are considered permanent signs and
shall comply with the following provisions:
(a)
The under-awning and under-canopy sign area dimensions shall not exceed:
i.
a sign height of 0.3m; and
ii.
a sign face of a maximum of 0.45sq m.
(b)
Only one (1) under-awning sign or one (1) under-canopy sign is allowed per entrance per
business; and
(c)
Where an under-awning sign and under-canopy sign is authorized, the physical awning or
canopy structure clearance shall be minimum 2.5m.
Figure 8.3 Under-awning Sign and Under-canopy Sign
8.8.
Billboard Sign Provisions
8.8.1.
A billboard sign (see Figure 8.4) is considered a permanent sign and shall comply with the following
provisions:
(a)
Billboard sign dimensions shall not exceed:
i.
a maximum sign height of 10.7m;
ii.
a maximum width of 8.0m;
iii.
a maximum sign area of 23.0sq m per sign face; and
iv.
a clearance of 2.7m.
(b)
A billboard sign shall be located a minimum of:
i.
100.0m from a district containing residential uses;
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 174 of 244
ii.
30.0m from another permanent sign;
iii.
5.0m from a road; and
iv.
150.0m from any billboard sign or freestanding sign along a provincial highway, including
but not limited to highway numbers 63, 686, or 881.
(c)
Third-party advertising is allowed.
(d)
The support(s) shall not be located within a corner visibility triangle.
(e)
May be placed so there are two sign faces either back-to-back or in a V-shaped configuration.
(f)
May be illuminated by a constant source of light, but shall not be lit by a flashing or intermittent
light source.
(g)
May consist partially or entirely of a digital component but shall otherwise follow the digital copy
and illumination provisions of this Bylaw (see Part 8 Section 8.5.6).
(h)
A billboard sign may be approved on a parcel for up to five (5) years.
Figure 8.4 Billboard Sign
8.9.
Directional Signs Provisions
8.9.1.
A directional sign (see Figure 8.5) is considered a permanent sign and shall comply with the following
provisions:
(a)
Directional signs are a permitted use in all land use districts.
(b)
Shall not exceed a sign height of 2.7m from grade.
(c)
The maximum sign area is 2.2sq m.
(d)
May be mounted on more than one side of a supporting structure or post.
(e)
Shall not allow third-party advertising.
(f)
May be illuminated but shall not display flashing or intermittent light.
(g)
May consist partially or entirely of a digital component but shall follow the digital copy and
illumination provisions of this Bylaw (see Part 8 Section 8.5.6).
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 175 of 244
Figure 8.5 Directional Sign
8.10.
Fascia Sign Provisions
8.10.1.
Fascia signs (see Figure 8.6, Figure 8.7, and Figure 8.8) are considered permanent signs and shall
comply with the following provisions:
(a)
Fascia signs shall not exceed following dimensions:
i.
a sign area of twenty-five percent (25%) of the façade or store front.
ii.
Fascia signs for multi-unit residential buildings shall not exceed 2.0sq m of sign area and
shall be used for on-site building name, address, and vacancy information but shall not
advertise a home business, major or home business, minor.
(b)
Fascia signs shall be located as follows:
i.
between 2.7m and the roof line;
ii.
shall avoid screening windows;
iii.
in a building where the frontage is not clearly defined or divided into separate units a
multi-tenant fascia sign may be located within a designated sign area but shall not extend
beyond the limits of the wall to which it is attached.
iv.
may be placed on the exterior front, side or rear of a building;
(c)
Fascia signs shall not:
i.
project more than 0.3m from a building face or sign structure;
ii.
extend more than 0.3m perpendicularly from a supporting wall;
iii.
extend beyond the limits of the wall to which it is attached; and
iv.
have exposed wiring or bulbs.
(d)
Shall provide a minimum clearance of 2.7m from the bottom of the sign to grade, unless the
sign projects more than 0.15m over a lane, loading area, or parking lot, in which case the
minimum clearance shall be 4.4m.
(e)
Fascia signs with electrical components and located by a window shall have a clearance of
0.9m from the sides and 0.3m from the bottom of a window, unless protection is provided to
avoid contact with the electrical components of the sign.
(f)
Shall be limited to identification signs.
(g)
Shall not allow third-party advertising.
(h)
Fascia signs in buildings containing more than one commercial unit shall maintain the same
sign character and size throughout the development.
(i)
May be illuminated but shall not display flashing or intermittent light, except for a fascia sign
advertising a movie theatre or a recreation facility, indoor, in which case such signs shall follow
the digital copy and illumination provisions of this Bylaw (see Part 8 Section 8.5.6).
(j)
May consist partially or entirely of a digital component but shall follow the digital copy and
illumination provisions of this Bylaw (see Part 8 Section 8.5.6).
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 176 of 244
Figure 8.6 Fascia Sign
Figure 8.7 Fascia Sign
Figure 8.8 Fascia Sign
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 177 of 244
8.11.
Fence Sign Provisions
8.11.1.
A fence sign is considered a permanent sign and shall comply with the following provisions:
(a)
Dimensions shall not exceed:
i.
a sign height of 1.0m;
ii.
a sign area of 2.0sq m; and
iii.
a sign width of 4.0m.
(b)
Be limited to one (1) sign per frontage.
(c)
Are a form of identification sign and are limited to first-party advertising.
(d)
Be constructed of a rigid material with a stable frame.
(e)
Not be illuminated or display flashing or intermittent light.
(f)
Not be placed on utility poles, street furniture, or other signs.
(g)
Shall not extend above the height of a fence or the maximum fence height in a district,
whichever is the lower.
(h)
No portion of a fence sign shall encroach onto municipal property.
(i)
A banner sign placed, secured, or connected to a fence will be deemed a fence sign and is
subject to the provisions of this section.
8.12.
Flag Sign Provisions
8.12.1.
A flag sign (see Figure 8.9) is considered a permanent sign and shall comply with the following
provisions:
(a)
Unless otherwise determined by municipal, provincial, or federal government protocol in the
case of a flag sign associated with a public, institutional or government building, facility or place,
a flag sign:
i.
may be attached to a freestanding support that shall not exceed a height of 12.2m above
ground;
ii.
may be mounted on a roof and shall not exceed a sign height of 3.0m from the top of the
roof, including any support system;
iii.
shall project a maximum of 2.0m from the building face; and
iv.
shall not exceed a maximum size of 18.0sq m.
(b)
One (1) flag sign is allowed per business premise unless the business has a frontage wider than
30.0m, in which case up to four (4) flag signs may be allowed at the discretion of the
Development Authority.
(c)
The location of a flag sign, including the supporting system, shall be located within a parcel and
shall not interfere with fire escapes, vehicular and pedestrian traffic, utilities, or municipal public
works.
(d)
Have a minimum clearance of 2.7m, unless the flag sign projects over a lane, loading area, or
parking lot, in which case the minimum clearance shall be 4.4m.
(e)
If attached to a façade or a building wall, shall not exceed the height of the building.
(f)
No third-party advertising.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 178 of 244
Figure 8.9 Flag Sign
8.13.
Freestanding Sign Provisions
8.13.1.
A freestanding sign (see Figure 8.10 and Figure 8.11) is considered a permanent sign and shall
comply with the following provisions:
(a)
Freestanding sign dimensions shall not exceed:
i.
a sign height of 10.7m;
ii.
a maximum sign area of 14.0sq m when advertising one (1) to three (3) businesses;
iii.
a maximum sign area of 23.0sq m when advertising four (4) or more businesses; and
iv.
a maximum sign area of 23.0sq m when there is more than one (1) sign face.
(b)
Freestanding signs are deemed to be discretionary in all commercial and industrial districts in
association with an approved commercial, institutional, or industrial use provided that:
i.
the minimum frontage is 10.0m; and
ii.
no more than one (1) freestanding sign is allowed per parcel, except:
1. on a multiple frontage parcel, each front may have one (1) freestanding sign to a
maximum of three (3) freestanding signs per parcel; or
2. if a single frontage is greater than 40.0m, one additional freestanding sign may be
allowed for every 30.0m of frontage in excess of the first 10.0m, to a maximum of
three (3) freestanding signs per parcel;
(c)
A freestanding sign shall be located a minimum of:
i.
100.0m from adjacent or abutting districts containing residential uses if the digital copy is
over 20% of the sign area;
or
10.0m from an adjacent or abutting district containing residential uses if the digital copy
area is limited to a maximum of 20% of the sign area and subject to digital copy not
projecting towards abutting or adjacent residential uses;
ii.
30.0m from another permanent sign;
iii.
30.0m from the centre point of the cross-section of an intersection;
iv.
1.0m from any parcel property line; and
v.
the support frame shall not be within 3.0m of any parcel property line or 5.0m of a curb or
public road, whichever is the greater;
(d)
The minimum separation between freestanding signs on a parcel is 30.0m and shall be
measured between the closest point of each sign by a straight line.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 179 of 244
(e)
A freestanding sign on a parcel adjacent to a highway and within 50.0m of such highway right-
of-way shall have a minimum sign height of 3.0m and a maximum sign height of 10.7m.
(f)
In districts where the development setback is less than 3.0m, a freestanding sign may be
constructed to the parcel property line, as long as no portion of the sign or its supports extends
beyond or over the parcel property line.
(g)
A maximum of 20% of the sign area may include third-party advertising.
(h)
The support(s) of a freestanding sign shall not be located within a corner visibility triangle.
(i)
May consist partially or entirely of a digital component but shall follow the digital copy and
illumination provisions in this Bylaw (see Part 8 Section 8.5.6).
Figure 8.10 Freestanding Sign
Figure 8.11 Freestanding Sign
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 180 of 244
8.14.
Incidental Sign Provisions
8.14.1.
Incidental signs are considered permanent signs and shall comply with the following provisions:
(a)
Incidental signs are a permitted use in all land use districts.
(b)
Incidental signs dimensions:
i.
for the purpose of displaying the menu boards shall have a maximum sign height of 3.0m
and a maximum sign area of 3.0sq m; and
ii.
Signs indicating the maximum vehicle height restrictions, shall have a maximum sign
height of 4.5m or 0.3m above the maximum building height in the district, whichever is
less.
(c)
A maximum of five (5) incidental signs per business are allowed.
(d)
Are limited to: freestanding, poster, and fascia signs.
(e)
Incidental signs for the purpose of displaying drive through clearance information shall provide a
minimum clearance of 3.6m from the bottom of the sign to grade, and a maximum sign area of
1.5sq m.
(f)
Shall not allow third-party advertising.
(g)
May be illuminated but shall not display flashing or intermittent light.
8.15.
Mural Sign Provisions
8.15.1.
A mural is considered a permanent sign and shall comply with the following provisions:
(a)
Have a maximum sign height of two (2) storeys or eleven metres (11.0m), whichever is the
greater.
(b)
May include up to 10% of the mural area as first-party advertising, including the name or
information of the artist.
(c)
May encompass one hundred percent (100%) of the wall to which it is affixed or painted.
(d)
Shall not include offensive or intolerant language, hatred or ridicule of any race, religion or other
segment of society.
8.16.
Neighbourhood and Community Identification Sign Provisions
8.16.1.
A neighbourhood and community identification sign (see Figure 8.12) is considered a permanent sign
and shall comply with the following provisions:
(a)
Neighbourhood and community identification signs are a permitted use in all land use districts.
(b)
Neighbourhood and community identification sign dimensions shall not exceed:
i.
a sign height of 3.0m; and
ii.
a sign area of 6.0sq m.
(c)
Be limited to one (1) sign per neighbourhood or community entrance from a major collector
road.
(d)
Incorporate the name of the neighbourhood, community, subdivision, hamlet or area.
(e)
Be architecturally integrated with a theme or style of the neighbourhood, community,
subdivision, hamlet or area in which it is located, to the satisfaction of the Development
Authority.
Figure 8.12 Neighbourhood and Community Identification Sign
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 181 of 244
8.17.
Projecting Sign Provisions
8.17.1.
A projecting sign (see Figure 8.13, Figure 8.14, and Figure 8.15) is considered a permanent sign and
shall comply with the following provisions:
(a)
Projecting sign dimensions shall not exceed:
i.
a projection of 2.0m from the face of a building; and
ii.
a maximum sign area of 4.5sq m.
(b)
On a building with two (2) or more storeys and tower buildings with a podium, the maximum
vertical sign height will be subject to consultation with the Development Authority and their
approval.
(c)
Shall provide a minimum clearance of 2.7m from the bottom of the sign to grade, unless the
sign projects over a lane, loading area, or parking lot, in which case the minimum clearance
shall be 4.4m.
(d)
Maintain a maximum separation distance of 0.3m between the sign and the structure to which it
is attached.
(e)
Projecting signs shall be limited to identification signs.
(f)
Shall not allow third-party advertising.
(g)
On a building with two (2) or more storeys, the sign shall not extend more than 1.0m above the
floor level of the second storey and not higher than a windowsill on the second storey.
(h)
On a one (1) storey building, the maximum vertical sign height shall not exceed 1.0m.
(i)
Shall not extend above a roofline or parapet, except for a projecting sign attached to a
recreation facility, indoor or recreation facility, outdoor.
(j)
May be illuminated but shall not display flashing or intermittent light except for a projecting sign
attached to a use including, but not limited to, recreation facility, indoor. Such signs shall follow
the regulations outlined for digital copy and illumination (see Part 8 Section 8.5.6).
Figure 8.13 Projecting Sign
Figure 8.14 Projecting Sign
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 182 of 244
Figure 8.15 Projecting Sign
8.18.
Roof Sign Provisions
8.18.1.
A roof sign (see Figure 8.16) is considered a permanent sign and shall comply with the following
provisions:
(a)
Roof sign dimensions shall not exceed:
i.
a sign height of 4.0m from roofline; and
ii.
a maximum sign area of 4.0sq m.
(b)
Roof signs shall be located as follows:
i.
be at least 6.0m from utility lines; and
ii.
no portion of a sign shall overhang the roof or building on which it is located.
(c)
Maximum of one (1) roof sign per building façade is allowed.
(d)
Limited to identification signs only.
(e)
No third-party advertising.
(f)
No supporting structures to be visible to the public, subject to the discretion of the Development
Authority.
(g)
May be illuminated but shall not include flashing or intermittent light.
(h)
To be architecturally integrated with the building on which it is located.
Figure 8.16 Roof Sign
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 183 of 244
8.19.
Window Sign Provisions
8.19.1.
A window sign (see Figure 8.17) is considered a permanent sign and shall comply with the following
provisions:
(a)
A Window sign shall not obstruct the free movement/opening of doors and windows.
(b)
May only be located in the interior of a building.
(c)
No third-party advertising.
(d)
May be illuminated but shall not include flashing or intermittent light.
(e)
May consist partially or entirely of a digital component subject to the digital copy and illumination
provisions of this Bylaw (see Part 8 Section 8.5.6).
Figure 8.17 Window Sign
8.20.
Wayfinding Sign Provisions
8.20.1.
A wayfinding sign is considered a permanent sign and shall comply with the following provisions:
(a)
Subject to approval as part of a comprehensive sign design plan.
Temporary Sign Provisions
8.21.
A-Board Sign Provisions
8.21.1.
An a-board sign (see Figure 8.18) is considered a temporary sign and shall comply with the following
provisions:
(a)
Maximum sign dimensions:
i.
sign height of 1.0m;
ii.
sign area of 0.8sq m per sign face; and
iii.
sign width of 1.0m.
(b)
A-board signs:
i.
shall not extend beyond the edge of the sidewalk;
ii.
shall not be placed on sidewalks that are less than 1.5m in width, subject to relaxation
where a grassed boulevard is adjacent to such sidewalk;
iii.
shall maintain a minimum separation distance of 10.0m from any other a-board sign; and
iv.
shall not impede or obstruct the view of vehicular and pedestrian traffic.
(c)
Shall be limited to one (1) sign per business and shall only advertise for businesses on the
same parcel and immediately adjacent to the sign location;
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 184 of 244
(d)
No third-party advertising.
(e)
A-board signs for the purpose of real estate are allowed in all residential districts. Such signs
shall be displayed as follows:
i.
in conjunction with an open house or show home;
ii.
during the days that the parcel is open to the public; and
iii.
are subject to the provisions within Part 8 Section 8.30 Real Estate Sale or Lease Sign
and Real Estate Directional Sign, in this Bylaw.
(f)
Shall be constructed of a rigid material with a stable frame.
(g)
Only allowed on sidewalks during the hours when the business advertised is open to the public.
Figure 8.18 A-board Sign
8.22.
Banner Sign Provisions
8.22.1.
A banner sign (see Figure 8.19) is considered a temporary sign and shall comply with the following
provisions:
(a)
Banner sign dimensions shall not exceed:
i.
a sign height of 1.2m;
ii.
a sign area of 6.0sq m; and
iii.
a sign width of 5.0m.
(b)
Only one (1) banner sign per building elevation is allowed.
(c)
Banner signs shall be limited to identification signs.
(d)
A banner sign shall have a clearance of not less than 2.7m.
(e)
No third-party advertising.
(f)
A banner sign that is not attached to a building face, shall have a minimum clearance of 6.0m
from bottom of the banner sign to grade.
(g)
If attached to the exterior wall of a building, the banner sign shall not extend above the exterior
wall and the height of the building.
(h)
If located on an exterior wall the banner sign shall not exceed twenty-five percent (25%) of the
area of that building face.
(i)
Shall not be located at a location, building or premise for more than sixty (60) consecutive days,
and that the same location, building or premise shall remain free of a banner sign for sixty (60)
consecutive days thereafter.
(j)
For a banner sign associated with a special event, the Development Authority may consider a
relaxation of the following:
i.
third-party advertising;
ii.
more than one sign on a parcel; and
iii.
display of a banner sign thirty (30) days prior to a special event and seventy-two (72)
hours after the special event.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 185 of 244
Figure 8.19 Banner Sign
8.23.
Construction Site Identification Sign Provisions
8.23.1.
A construction site identification sign (see Figure 8.20) is considered a temporary sign and shall
comply with the following provisions:
(a)
Construction site identification sign are a permitted use in all land use districts;
(b)
Construction site identification sign dimensions shall not exceed:
i.
a sign height of 4.9m; or
ii.
a sign area of 12.0sq m.
(c)
Shall be setback not less than 5.0m from any fire hydrant.
(d)
Shall be setback not less than 1.2m from the edge of the road, curb or sidewalk.
(e)
Shall be located within 15.0m of the main construction site entrance of the construction site on a
parcel.
(f)
Shall have a clearance of not less than 0.9m.
(g)
Shall be limited to one (1) sign per street frontage.
(h)
Shall be removed within fourteen (14) days after occupancy pursuant to the Alberta Building
Code has been issued or fourteen (14) days after construction is deemed by the Development
Authority to be complete.
Figure 8.20 Construction Site Identification
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 186 of 244
8.24.
Election Sign Provisions
8.24.1.
An election sign is considered a temporary sign and shall comply with the following provisions:
(a)
An election sign or any other sign connected with the holding of a vote conducted under federal,
provincial, or municipal law, an election associated with local Indigenous governments, or any
election held pursuant to the Local Authorities Election Act, is a permitted use in all land use
districts.
(b)
Election sign dimensions shall not exceed:
i.
a sign height of 2.0m;
ii.
a sign width of 3.0m; and
iii.
a sign area of 3.0sq m.
(c)
All election sign shall comply with the requirements of Part 8 Section 8.5.2 Sign Safety
Provisions.
(d)
Shall be temporary and may include a portable sign and shall otherwise comply with the
provisions of Part 8 Section 8.27 Portable Signs of this Bylaw.
(e)
A banner used as an election sign will be subject to the provisions of Part 8 Section 8.22 banner
signs of this Bylaw.
(f)
Election signs shall only be displayed or placed between:
i.
12:00 noon on nomination day and 72 hours after the close of polls on election day for
municipal, school board elections, and elections associated with local Indigenous
governments; or,
ii.
12:00 noon on the date the election is called and 72 hours after the close of polls on
election day for provincial and federal elections.
(g)
Every sign owner or candidate, must, prior to placing any election sign, provide the Municipality
with the name and phone contact information of the person responsible for his or her election
signs; or, alternatively, include a sign tag with all relevant contact information on the election
signs.
(h)
The Municipality may give notice to a person responsible for the sign directing the person to
remove or repair the sign if the election sign:
i.
poses, in the opinion of the Chief Administrative Officer or his delegate, a risk to public
safety;
ii.
has material structure damage;
iii.
has been vandalized;
iv.
interferes with work being carried out by the Municipality; or
v.
is otherwise not in compliance with this Bylaw.
(i)
Notwithstanding Part 8 Section 8.24 (h), the Municipality may:
i.
where, regardless of location, the election sign poses, in the opinion of the Chief
Administrative Officer or his delegate, an immediate and substantial public safety risk,
immediately proceed to remove the sign without notice.
(j)
If a sign owner fails to remove an election sign within seventy-two (72) hours after the voting
stations close on election day, a Peace Officer, Bylaw Officer, or the Development Authority
may remove them, and the candidate shall be liable for the cost of removal;
(k)
All election sign shall comply with the requirements of any relevant federal or provincial
legislation and any other relevant municipal bylaws.
(l)
No election signs shall be installed, placed, or constructed in School Zones one (1) hour before
and after school starts and one (1) hour before and after school ends. School Zones are defined
in Guidelines for School and Playground Zones and Areas, as amended by the Province of
Alberta.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 187 of 244
8.25.
Inflatable Sign Provisions
8.25.1.
An inflatable sign (see Figure 8.21) is considered a temporary sign and shall comply with the following
provisions:
(a)
An inflatable sign, where located on a roof:
i.
shall not exceed a sign height of 5.0m or the maximum height allowed in the district,
whichever is lesser;
ii.
shall not exceed a footprint area of 5.0sq m;
iii.
shall be setback from the edge of the building a distance equal to the sign height; and
iv.
shall not extend or project over the face of the building.
(b)
An inflatable sign shall be located as follows:
i.
a minimum of 10.0m from utility lines and any right-of-way; and
ii.
a minimum 10.0m from the boundary of any intersection or egress.
(c)
Maximum one (1) inflatable sign per parcel.
(d)
No third-party advertising.
(e)
Where an inflatable sign can only be accommodated in an approved parking stall within a
parcel, the Development Authority may approve the sign if the parking requirements are
otherwise met.
(f)
An inflatable sign shall not be displayed for more than sixty (60) consecutive days on a parcel
and must remain free of an inflatable sign for thirty (30) consecutive days thereafter.
Figure 8.21 Inflatable Sign
8.26.
Official Sign Provisions
8.26.1.
An official sign (see Figure 8.22) is considered a temporary sign and shall comply with the following
provisions:
(a)
Official signs are a permitted use in all land use districts.
(b)
Official sign dimensions shall not exceed:
i.
a sign height of 1.5m
ii.
a sign width of 2.5m; and
iii.
a sign area of 4.0sq m.
(c)
The proponent shall place the sign on the proposed development parcel.
(d)
Shall have a minimum clearance of 0.9m.
(e)
Shall not pose a hazard to vehicular or pedestrian traffic or materially affect the use, enjoyment,
or value of adjacent properties.
(f)
The design and copy of the sign must be to the satisfaction of the Development Authority.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 188 of 244
Figure 8.22 Official Sign
8.27.
Portable Sign Provisions
8.27.1.
A portable sign (see Figure 8.23) is considered a temporary sign and shall comply with the following
provisions:
(a)
Portable sign dimensions shall not exceed:
i.
A sign height of 3.1m; and
ii.
A sign area of 4.6sq m per sign face to a total sign area of 9.2sq m.
(b)
A portable sign shall be located as follows:
i.
within a parcel;
ii.
shall be setback not less than 7.5m from any entrance and exit to the parcel;
iii.
shall be setback not less than 30.0m from any portable sign on the same parcel;
iv.
DELETED (BL 26/013)
v.
shall be setback not less than 5.0m from a fire hydrant;
vi.
shall be safe and shall not pose a hazard to vehicular and pedestrian traffic;
vii. shall not conflict with parking and loading areas;
viii. shall not be located within a corner visibility triangle;
ix.
shall be setback not less than 1.2m from the edge of the road, curb or sidewalk;
x.
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
xi.
DELETED (BL 26/013)
(c)
May have two (2) sign faces.
(d)
Third-party advertising is prohibited in all land use districts; despite the foregoing, third party
advertising on portable signs is a discretionary use in the RD - Rural District. (BL 26/013)
(e)
For the purposes of non-profits and organizations with charitable status with offices in the
region, Third-party advertising is permitted in all land use districts (BL 26/013)
(f)
Shall not use red, green, or amber lights.
(g)
Shall not be illuminated or display flashing or intermittent light.
(h)
Shall have a legible message and if the message is tampered with, the permit holder shall
ensure that the message is corrected.
(i)
Despite Part 8 Section 8.27.1 (d) above, when a portable sign is used to advertise events,
activities or provide information on behalf of the Municipality or a non-profit organization the sign
may be located on another site than where the event or activity takes place.
(j)
A portable sign shall have a sign tag and shall include all relevant sign tag information.
(k)
The sign owner shall be responsible to ensure that the sign tag is visible and up to date at all
times.
(l)
Where a message on a portable sign relates to a specific event, the message shall be removed
within seventy-two (72) hours after the end of the event;
(m) May be allowed in public parks and public lands for the advertising of a public event at the
discretion of the Development Authority. The sign shall be on the subject parcel for a maximum
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 189 of 244
of fourteen (14) days prior to the event and shall be removed within seventy-two (72) hours after
the event.
(n)
Portable signs may be permitted on a parcel for up to three hundred and sixty-five (365)
consecutive days, with any continued use subject to a further permit approval. (BL 26/013)
(o)
DELETED (BL 26/013)
Figure 8.23 Portable Sign
8.28.
Poster Board Sign Provisions
8.28.1.
A poster board sign (see Figure 8.24), is considered a temporary sign and shall comply with the
following provisions:
(a)
Poster board sign dimensions shall not exceed:
i.
a sign height of 2.0m;
ii.
a sign width of 2.0m; and
iii.
a sign area of 1.0sq m.
(b)
Shall not be placed on utility poles, street furniture or other signs.
(c)
Shall be limited to two signs per individual business on a parcel.
(d)
Shall be limited to identification signs.
(e)
No third-party advertising.
(f)
Shall be placed on a rigid and sturdy frame.
Figure 8.24 Poster Board Sign
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 190 of 244
8.29.
Private Sale Sign Provisions
8.29.1.
A private sale sign (see Figure 8.25) is considered a temporary sign and shall comply with the
following provisions:
(a)
Private sale sign are a permitted use in all land use districts;
(b)
Private sale sign dimensions shall not exceed a maximum:
i.
sign height 2.0m; and
ii.
sign area of 0.6sq m.
(c)
Shall be setback 1.2m from the edge of the road, curb or sidewalk.
(d)
May be located on a right-of-way or public property.
(e)
Shall not be placed on utility poles, street furniture or other signs.
(f)
Shall be limited to advertising a lawn sale, garage sale or other private event.
(g)
Shall be safe and shall not pose a hazard to vehicular and pedestrian traffic.
(h)
Shall be removed within seventy-two (72) hours of it first being placed on a parcel or a road.
Figure 8.25 Private Sale Sign
8.30.
Real Estate Sale or Lease Sign and Real Estate Directional Sign Provisions
8.30.1.
A real estate sale or lease sign (see Figure 8.26) and real estate directional sign (see Figure 8.27) are
considered temporary signs and shall comply with the following provisions:
(a)
A real estate directional sign on an a-board (see Figure 8.18) is a permitted use in all residential
districts provided the signs are only used in conjunction with an open house or show home by a
realtor and are only displayed on the days that the parcel is open to the public and are subject
to the rules under real estate directional signs.
(b)
Real estate directional sign dimensions shall not exceed:
i.
a sign height of 2.0m; and
ii.
a sign area of 1.5sq m.
(c)
Real estate directional sign dimensions shall not exceed:
i.
a sign height of 1.0m; and
ii.
a sign area of 0.8sq m.
(d)
Real estate sale or lease signs are temporary, intended to be posted for the duration of time
necessary to sell or lease a building and / or associated parcel, and may be posted only on the
subject parcel.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 191 of 244
Figure 8.26 Real Estate Sale or Lease Sign
Figure 8.27 Real Estate Directional Sign
8.31.
Subdivision Marketing Sign Provisions
8.31.1.
A subdivision marketing sign (see Figure 8.28) is considered temporary sign and shall comply with the
following provisions:
(a)
Subdivision marketing signs are a permitted use in all land use districts.
(b)
Subdivision marketing sign dimensions shall not exceed:
i.
a sign height of 5.0m; and
ii.
an area of 12.0sq m for all signs faces. Individual sign area is at the discretion of the
Development Authority.
(c)
Subdivision marketing signs shall not be located within 1.0m of a parcel property line.
(d)
Only two (2) signs per subdivision or subdivision phase entrance are allowed.
(e)
Shall be associated with sales of parcels in new subdivisions.
(f)
Shall refer to the subdivision where it is located.
(g)
Shall not be illuminated or display flashing or intermittent light.
(h)
A subdivision developer shall provide a maximum of one (1) developer comprehensive sign in
each subdivision or subdivision phase for subdivision builders advertisements.
(i)
Other than as part of a developer comprehensive sign, homebuilder signs shall only be located
on the subject parcel where a dwelling unit is being built.
(j)
Shall be removed by a subdivision developer by the earlier of either thirty (30) days following
the sale of all parcels in a subdivision or, thirty (30) days following the date of receipt of notice
from the Municipality.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 192 of 244
Figure 8.28 Subdivision Marketing Sign
8.32.
Subdivision Directional Sign Provisions
8.32.1.
A subdivision directional sign (see Figure 8.29) shall comply with the following provisions:
(a)
Subdivision directional signs are a permitted use in all land use districts.
(b)
Subdivision directional sign dimensions shall not exceed:
i.
a sign height of 3.0m; and
ii.
a sign area of 3.0sq m.
(c)
Shall be located at least 5.0m from the edge of any road, curb or sidewalk.
(d)
A maximum two (2) subdivision directional signs per subdivision.
(e)
Shall be portable and shall not be fixed to any surface.
(f)
Shall provide direction to the subdivision.
(g)
May be placed on a parcel where a permit has been approved for a development or subject to a
development agreement at the discretion of the Development Authority.
(h)
Shall be removed by a subdivision developer by the earlier of either thirty (30) days following
the sale of all parcels in a subdivision or, thirty (30) days following the date of receipt of notice
from the Municipality.
Figure 8.29 Subdivision Directional Sign
8.33.
Permitted and Discretionary Sign Tables
8.33.1.
The following signs are a permitted use in all districts:
(a)
Construction site identification sign
(b)
Official sign
(c)
Directional sign
(d)
Incidental sign
(e)
Election sign
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 193 of 244
(f)
Neighbourhood and community identification sign
(g)
Private sale sign
(h)
Real estate sale or lease
(i)
Real estate directional sign
(j)
Subdivision marketing sign
(k)
Subdivision directional sign
8.33.2.
In the tables below, the applicable land use districts are stated at the top of each column, and the
types of signs at the left end of each row. A permitted use is indicated by a 'P' at the intersection of the
land use district column and the use row. Discretionary use is indicated by a 'D' at the intersection of
the land use district column and the use row. Discretionary use - notice posting is indicated by a 'D*'
8.33.3.
The permitted and discretionary uses for each sign type in residential districts are set out below.
Type of Sign
Residential Districts
P = Permitted Use
D = Discretionary Use
D* = Discretionary Use-Notice Posting
R1
R1E
R1M
R2
RMH
HR1
HR2
HR3
CR
SH
SE1
SE2
R3
R4
Permanent Signs
Awning sign and Canopy sign
P
P
Under-awning and Under-canopy signs
P
P
Billboard sign
Fascia sign
P
P
Fence sign
Flag sign
Freestanding sign
D*
D*
Mural with advertising
D
D
Projecting sign
P
P
Roof sign
Window sign
P
P
Wayfinding sign
D
D
Temporary
Signs
A-board sign
P
P
Banner sign
Inflatable sign
Portable sign
D
D
Poster board sign
D
D
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 194 of 244
8.33.4.
The permitted and discretionary uses for each sign type in commercial and industrial districts are set
out below.
Type of Sign
Commercial and Industrial Districts
P = Permitted Use
D = Discretionary Use
D* = Discretionary Use-Notice Posting
C1
C2
C3
C4
C5
HC
HCC
IL
IM
IH
Permanent Signs
Awning sign and Canopy sign
P
P
P
P
P
Under-awning and Under-canopy signs
P
P
P
P
P
Billboard sign
D*
D*
D
Fascia sign
P
P
P
P
P
Fence sign
D
P
Flag sign
P
P
P
P
P
Freestanding sign
D*
D*
D*
D*
D*
Mural with advertising
P
P
P
P
D
Projecting sign
P
P
P
P
P
Roof sign
D
D
Window sign
P
P
P
P
P
Wayfinding sign
P
P
P
D
P
Temporary
Signs
A-board sign
P
P
P
P
P
Banner sign
D
D
D
D
D
Inflatable sign
D
D
D
D
P
Portable sign
P
P
P
P
P
Poster board sign
P
P
P
P
P
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 195 of 244
8.33.5.
The permitted and discretionary uses for each sign type in City Centre districts are set out below.
Type of Sign
City Centre
P = Permitted Use
D = Discretionary Use
D* = Discretionary Use-Notice Posting
CBD1
BOR1
SCL1
SCL2
PRA1
PRA2
FRA1
C1
RIVF
SR1
Permanent Signs
Awning sign and Canopy sign
P
P
P
P
Under-awning and Under-canopy signs
P
P
P
P
Billboard sign
D*
D*
D*
Fascia sign
P
P
P
P
Fence sign
Flag sign
D
D
D
D
Freestanding sign
D*
D*
D*
D*
Mural with advertising
P
P
P
P
Projecting sign
P
P
P
Roof sign
D
D
D
D
Window sign
P
P
P
Wayfinding sign
P
P
P
P
Temporary
Signs
A-board sign
P
P
P
P
Banner sign
D
D
D
D
Inflatable sign
P
Portable sign
D
D
D
D
Poster board sign
P
P
P
P
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 196 of 244
8.33.6.
The permitted and discretionary uses for each sign type in all other districts are set out below.
Type of Sign
Other Districts
P = Permitted Use
D = Discretionary Use
D* = Discretionary Use-
Notice Posting
PR
DC-PR
PS
DC-MI
EP
RD
A
UE
Permanent Signs
Awning sign and Canopy
sign
P
P
P
D
D
D
P
Under-awning and Under-
canopy signs
P
P
P
D
D
D
P
Billboard sign
D+
D
D
D
D
D
Fascia sign
P
P
P
P
P
P
P
Fence sign
D
D
Flag sign
D
D
D
P
P
P
Freestanding sign
D*
D
D*
D
D
D*
D*
Mural with advertising
P
P
P
P
P
P
D
Projecting sign
P
P
P
P
P
P
P
Roof sign
P
P
P
D
Window sign
P
P
P
Wayfinding sign
P
P
P
P
P
P
P
D
Temporary
Signs
A-board sign
P
P
P
P
P
P
Banner sign
D
D
D
P
P
P
Inflatable sign
P
P
P
P
P
P
Portable sign
P
P
P
P
P
P
D
Poster board sign
P
P
P
P
P
P
+ Only applicable to the following quarter sections: NW ¼ 18-90-9-4, SW ¼ 19-90-9-4, NW ¼ 19-90-9-4, SE ¼ 36-
90-10-4, NE ¼ 36-90-10-4, SW ¼ 6-91-9-4, NW ¼ 6-91-9-4, SW ¼ 7-91-9-4.
(BL 25/023)
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 197 of 244
9.
PART 9 CITY CENTRE AREA REDEVELOPMENT SPECIAL AREA
9.1.
General Purpose and Application
9.1.1.
The general purpose of this part is to designate the City Centre area as a Special Area within the
Municipality and to adopt the regulations in this part to achieve the objectives of the Downtown Area
Redevelopment Plan within the City Centre Special Area.
9.1.2.
This part applies to the areas designated as the City Centre Special Area.
9.1.3.
The following Appendices are included in this part:
(a)
Appendix A Map 39: City Centre Districts and Corridors Map
(b)
Appendix A Map 40: City Centre Floor Area Ratio Map
(c)
Appendix A Map 41: City Centre Height Map
9.2.
Special Area Provisions
9.2.1.
The regulations contained in this part apply to the areas designated as the City Centre Special Area
as shown on Appendix A Map 39: City Centre Districts and Corridors Map.
9.2.2.
Unless specifically excluded or modified by this part, the regulations in Part 1 to Part 5 of this Bylaw
shall apply to the areas designated as the City Centre Special Area as shown on Appendix A Map 39:
City Centre Districts and Corridors Map.
9.3.
Definitions
9.3.1.
In addition to the definitions in Part 1 Section 1.9 Definitions of this Bylaw, in this part, the following
words shall have the following meanings:
Accessory Surface Parking
means an area of land used for parking of motor vehicles on the surface
of the parcel, which serves or is intended to serve the uses on the same
parcel and may include but is not limited to customer parking, visitor
parking and passenger pick up and drop off areas. Accessory surface
parking also includes land used for parking of motor vehicles off the
parcel where an arrangement for off-site parking has been established
under Part 9 Section 9.15.6. Accessory surface parking excludes
parking offered for uses not located on the parcel, except for cases
where an arrangement for off-site parking has been established under
Part 9 Section 9.15.6.
Build-To Line
means the line up to which buildings or landscaping shall be
constructed.
Building Frontage Type or
Landscape Frontage Type
the frontage types defined under Part 9 Section 9.16.
City Centre Special Area
includes the following areas as shown on Appendix A Map 39: City
Centre Districts and Corridors Map:
(a) The Downtown Major Redevelopment Zone
(b) The Franklin Avenue Re-Urbanization Zone
(c) The Neighbourhood Stabilization Zone
(d) The Recreation Zone
Commercial
means a development designed to accommodate the buying and selling
of goods and services. Commercial includes but is not limited to food
and beverage commercial; limited commercial; office commercial;
recreation commercial; restricted commercial; retail commercial
(<5,000sq m gross floor area); retail commercial, large format (>5,000sq
m gross floor area); service commercial; and tourism commercial.
Corridor
means a road designated as a corridor on Appendix A Map 39: City
Centre Districts and Corridors Map.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 198 of 244
Food and Beverage
Commercial
means a development where the primary purpose is the sale of prepared
food and beverages to the public for consumption on or off the premises,
but does not include drive through food pick-up service. Food and
beverage commercial includes, but is not limited to, food service, mobile
catering; restaurant, major, restaurant, minor. Food and beverage
commercial does not include drinking establishment; food service, drive-
in or drive through; and nightclub.
Gross Floor Area
means the sum of the areas of all floors of a building measured to the
outside surfaces of the exterior walls, or where buildings are separated
by firewalls, to the centreline of the fire wall and includes all floors totally
or partially above grade, and all floors totally below grade and includes
all mechanical and electrical equipment areas, but does not include
parking structures.
Height
has the meaning set out in Part 1 Section 1.9 of this Bylaw, except that
in relation to a podium, the height shall be measured to the highest point
of the podium structure, not including the tower portion or any other
portion of the building.
Institutional and Civic
means a development for a public purpose and, may include but is not
limited to such uses as schools, places of worship, community centres,
health care facilities, public utilities and government buildings.
Institutional and civic includes but is not limited to: child care facility;
commercial school, major and commercial school, minor; community
service facility; educational facility; essential public service; group home;
health facility, major and health facility, minor; and religious assembly.
Limited Commercial
means a development designed, intended and/or used for assembling,
auctioning, warehousing and/or storage, cleaning, servicing, repair and
maintenance of goods and materials. Limited commercial includes but is
not limited to: auctioneering facility; contractor, limited; custom
manufacturing; equipment rental; fleet service; household equipment
repair; and warehouse and storage.
Live-Work
includes, but is not limited to: secondary office commercial; retail
commercial; household equipment repair; artist studio; making,
processing, and assembly of products on a small scale; and personal
service facility not including dry cleaning establishments. The entire unit
occupied by the live-work shall be considered a dwelling unit, consisting
of habitable rooms and non-habitable rooms. The work use shall not
exceed fifty percent (50%) of the gross floor area of the dwelling unit and
no activity which generates noise level, dust, odors or emissions
incompatible with adjacent uses shall be permitted.
Lot Line, Front (Front Lot
Line)
means any lot line common to a lot and a street other than a lane,
except that:
(a) in the case of a corner lot at the intersection of two streets, the
front lot line is the shorter of the two lot lines common to the lot
and a street;
(b) in cases where a lot is contiguous to two streets (except corner
lots), both lot lines shall be considered as front lot lines.
Lot Line, Rear (Rear Lot
Line)
means the boundary of a lot which lies the most opposite to and is not
connected to the front lot line and which is not contiguous to a street
other than a lane;
Low Wall
means a low structure, usually less than 1m high, which serves to
enclose or subdivide outdoor space, presenting a continuous surface,
except where penetrated by walkways. The low wall is usually masonry,
stone or concrete, but can be metal, wood or a combination of materials.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 199 of 244
Neighbourhood
Commercial
means a development that does not exceed a gross floor area of
1,000.0sq m, designed, intended or used to serve neighbourhood
residents for: the purpose of receiving, storing and retailing consumer
goods to the general public; or, providing personal services.
Neighbourhood commercial includes but is not limited to: child care
facility; personal service facility; retail, general; and retail, convenience.
Office Commercial
means a development designed, intended or used for the provision of
professional, management, administrative, financial, health services,
business, or similar services, or the administration of an industry, but
shall not include retail commercial use. Office commercial includes, but
is not limited to: broadcasting house; business support; financial
institution; and office.
Private Outdoor Amenity
Space
means an amenity space that is accessible directly from a dwelling, and
may include a balcony, deck, patio, terrace or landscaped area, for
private enjoyment of the resident of the dwelling, which may include
visual cues such as fencing, railing or signage indicating the space is
private.
Podium
means the continuous projecting base of a building, distinct from the
tower or other portions of the building. A podium does not include a
building for a spectator sports facility.
Porch
means a structure attached to a building to shelter an entrance or to
serve as a semi-enclosed space; usually roofed and generally open-
sided; although it may be enclosed through the use of screens, glass or
partial walls.
Recreation Commercial
means a development of land, buildings or structures designed and
equipped for the commercial conduct of sports, leisure and
entertainment activities. Recreation commercial includes but is not
limited to: arcade; commercial entertainment facility; recreation facility,
indoor; and spectator sports facility.
Residential
means a development that contains one or more dwelling unitss.
Residential includes but is not limited to: apartment; townhouse; senior
citizen housing; duplex; triplex; fourplex; single detached dwelling;
cluster housing; secondary suite; and semi-detached dwelling.
Restricted Commercial
means a development that may involve alcohol, nudity or gambling.
Restricted commercial includes, but is not limited to: adult entertainment
facility; casino; drinking establishment; and nightclub.
Retail Commercial
(<5,000sq m Gross Floor
Area)
means a development designed, intended or used for the purpose of
receiving, storing and retailing goods to the general public provided that
the building or structure in which the use is contained does not exceed a
gross floor area of 5,000.0sq m. Retail, commercial (<5,000sq m gross
floor area) includes, but is not limited to: liquor store; personal service
facility; retail, general; retail, convenience; and shopping centre.
Retail Commercial, Large
Format (>5,000sq m Gross
Floor Area)
means a development designed, intended or used for the purpose of
receiving, storing and retailing goods to the general public and for the
wholesaling of goods to retailers, where the building or structure in which
the use is contained, is equal to or exceeds a gross floor area of
5,000.0sq m and does not include the sale of motor vehicles, boats, and
heavy equipment. Retail commercial, large format (>5,000sq m gross
floor area) includes, but is not limited to: liquor store; personal service
facility; retail, general; retail, convenience; and shopping centre, where
the building or structure related to such use is equal to or exceeds a
gross floor area of 5,000.0sq m.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 200 of 244
Secondary Office
Commercial
means a small scale office development designed, intended or used for
the provision of professional, management, administrative, financial,
health services, public service organizations, business, or similar
services aimed at serving local residents, local households and locally
owned businesses. Secondary office commercial excludes major offices
that exceed a total gross floor area of 5,000.0sq m, which are better
suited to be located in the Downtown Major Redevelopment Zone.
Secondary office commercial uses do not exceed a total gross floor area
of 5,000.0sq m within the building or structure in which the use is
contained.
Secondary Suite
means one or more habitable rooms used or intended for use as a
dwelling, with self-contained living facilities, and direct access to the
exterior, without passing through any part of the principal dwelling unit.
The secondary suite is subordinate to the principal dwelling unit.
Service Commercial
means a development designed, intended or used for the provision of
services to businesses, vehicles, households, individuals or animals, but
does not include personal service facilities or health care facilities.
Service commercial specifically includes but is not limited to uses related
to the sale, rental, servicing and repairing of motor vehicles, fuel, oils
and accessories for motor vehicles, tools, equipment, and any similar
goods and services. Service commercial includes, but is not limited to:
animal care services, minor; automotive and equipment service;
automotive/recreational vehicle sales and rental; gas bar; recycled
materials drop- off centre; security suite; service station, major; and
service station, minor.
Stoop
means a platform or small porch, usually up several steps, at the
entrance to a building, usually a dwelling unit or dwelling units.
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 that is situated between the top of
any floor and the ceiling above it. A storey is defined as having a vertical
distance of less than 4.5m, and for any portion of a storey that exceeds
4.5m the building shall be defined to have an additional storey for every
4.5m.
Street
means a road, not including a lane.
Street Facing Build-To Line
means a build-to line adjacent to a road.
Street Frontage
means the portion of the parcel adjacent to a road.
Terrace
means a flat roof or a raised space or platform adjoining a building, or an
embankment with a level top. A terrace is open to the sky and larger
than a balcony, and may be above or below grade level.
Threshold
means the area of floor beneath a door, where two types of floor
material meet; or the entrance to a building.
Tourism Commercial
means a development designed, intended or used to attract people
visiting an area, or provide sleeping accommodation for the travelling
public, and includes associated services and facilities. Tourism
commercial includes, but is not limited to: apartment hotel; bed and
breakfast; carnival; country inn; hostel; hotel; and motel.
Tower
means a building or a portion of a building located on top of a podium,
with the height of the tower extending from the top of the podium to the
top of the building.
Trellis
means an open grating or latticework overhead, of either metal or wood,
and the supporting columns and framework.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 201 of 244
Urban Fence
means an open framework screen or fence, of either metal, wood,
masonry or a combination, usually no more than 1.5m high, which
serves to enclose or subdivide outdoor space, presenting a semi-
transparent surface, except where penetrated by walkways.
9.4.
Control of Development
9.4.1.
Introduction
(a)
The provisions of Part 9 Section 9.4 apply to the City Centre Special Area in addition to the
provisions of Part 3 Development Decisions. Where a discrepancy exists between Part 9
Section 9.4 and Part 3 Development Decisions, the provisions of Part 9 Section 9.4 shall
prevail.
9.4.2.
Additional Powers
(a)
The Development Authority may require that, as a condition of issuing a development permit,
the applicant enter into an agreement with the Municipality to:
i.
provide pedestrian access or pedestrian walkways, either by dedication of a public
walkway or provision of an easement, in a street facing setback and to construct and
maintain these pedestrian walkways for use by the public;
ii.
provide connections to roads and pedestrian walkways, either by dedication of a public
walkway or provision of an easement, in order to provide access for vehicles and
pedestrians to the development, surrounding developments and services and amenities
within the surrounding area; and
iii. provide pedestrian access or pedestrian walkways, either by dedication of a public
walkway or provision of an easement, to or along the Riverfront District, the Snye and the
Clearwater River.
9.4.3.
Reconstruction of Existing Buildings
(a)
Despite any other provisions in this Bylaw, if a building or structure within the City Centre
Special Area that lawfully existed at the date of adoption of this Part, then:
i.
repair or reconstruction of the building or structure that commences within one (1) year
after the damage or destruction occurs and is completed as soon as reasonably
practicable thereafter, and
ii.
continuation of uses within the building or structure that lawfully existed at the date of
adoption of this Part and that continue as soon as reasonably practicable after completion
of the repair or reconstruction of the building or structure, are deemed to be conforming,
provided that the repair or reconstruction meets the provisions of:
iii. Part 5 Section 5.18 Development in the Flood Management Area;
iv. Part 5 Section 5.19 Development Near Water Bodies, Watercourses and Steep Slopes;
and
v. Part 5 Section 5.25 Hazard Lands and Top of Bank Setbacks.
9.4.4.
Exemptions
(a)
The following developments are exempt from the requirements in Part 9 Section 9.6 to Section
9.14 inclusive and Part 9 Section 9.17:
i.
within a non-conforming building, enlargements or additions to a residential building, that
constitute less than five percent (5%) of the building or 100.0sq m in gross floor area,
whichever is greater, provided that such extensions do not result in an increase in the
number of dwellings within the building or on the parcel;
ii.
within a non-conforming building, enlargements or additions to a non-residential building,
that constitute less than five percent (5%) of the building or 100.0sq m in gross floor area,
whichever is greater.
(b)
The following developments and uses are exempt from the requirement to provide specific
building frontage types or landscape frontage types:
i.
park; and,
ii.
public plazas and squares.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 202 of 244
9.5.
Variance Powers
9.5.1.
Non-conforming Buildings
(a)
Notwithstanding Part 2 Section 2.4 Non-Conforming Uses and Buildings of this Bylaw, for
development permit applications under this Part, the Development Authority may allow a
variance and issue a development permit for a non-conforming building to building frontage
types or landscape frontage types to accommodate parcel specific circumstances.
(b)
The Development Authority may approve changes in use within a non-conforming building
without requiring the building to be brought into conformance, provided that the proposed use is
a permitted use or discretionary use.
9.5.2.
Limitation on Variance
(a)
In approving an application for a development permit under Part 2 Section 2.3 Variance
Authority or Part 9 Section 9.5.1 of this Bylaw, the Development Authority shall adhere to the
following regulations set out in this section.
(b)
The Development Authority shall not allow a variance to the minimum parcel size except as set
out in this section. The Development Authority may allow a variance of up to thirty-three percent
(33%) reduction to the minimum parcel size required to achieve the maximum floor area ratio
set out in Appendix A Map 40: City Centre Floor Area Ratio Map, if the development meets all
the following criteria:
i.
the development meets all of the requirements set out in Part 9 Section 9.9 Downtown
Major Redevelopment Zone Development Standards, or Part 9 Section 9.10 Franklin
Avenue Re-Urbanization Zone Development Standards as applicable to the parcel; and,
ii.
at least one (1) corner of the parcel is located at the intersection of two (2) roads; and,
iii. a minimum setback of 10m is provided between the tower and the lot line adjacent to
another parcel.
(c)
The Development Authority shall not allow a variance from the maximum floor area ratio
except as set out in this section. The Development Authority may allow a variance of the
maximum floor area ratio by up to ten percent (10%).
(d)
The Development Authority shall not allow a variance to the minimum height except as set
out in this section. The Development Authority may allow a variance of the maximum height
by up to ten percent (10%).
(e)
Where the variance would result in a development that does not have fire protection access
routes that are at least 8.0m wide on at least two (2) sides of a building, the Development
Authority shall not allow a variance to:
i.
building location and orientation,
ii.
the location of roads, or
iii. the width of vehicular entrances.
(f)
Despite Part 2 Section 2.3.2 the Development Authority may allow any variance in regard to
front, side and rear yard setback requirements for existing or new principal buildings or
accessory buildings, decks and signs.
9.5.3.
Fundamental Design Regulations
(a)
Within the Downtown Major Redevelopment Zone and the Franklin Avenue Re-Urbanization
Zone, the Development Authority may vary the required building frontage types and landscape
frontage types where a development follows fundamental design regulations, which include the
following:
i.
High quality public realm. Create a high-quality public realm that supports the culture of
walking. This means that the pedestrian access is convenient, and the environment is
comfortable, memorable and attractive. Streets and public spaces work together to provide
opportunities for civic, cultural, economic and social activities.
ii.
Pedestrian-friendly features. Create a pedestrian-friendly environment by orienting
façades, entrances, outdoor seating areas, canopies, landscaping and other features that
lend visual interest and a human scale to the street.
iii. Visual and physical connections. Develop visual and physical connections into buildings'
active interior spaces from adjacent sidewalks. Face main entries, lobbies and other
pedestrian-oriented building elements to the sidewalk. Use architectural elements such as
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 203 of 244
atriums, grand entries and large ground-level windows to reveal important interior spaces
and activities.
iv. Flexible sidewalk-level spaces. Develop flexible spaces at the sidewalk-level of buildings
that can accommodate a variety of active uses.
v. Corners. On corner lots wrap the façade treatment around the side of the building to
provide a consistent profile facing both streets.
9.6.
City Centre General Regulations
9.6.1.
The following land use regulations are applicable to all development in the City Centre Special Area
districts. Further regulation for specific uses may be described under individual land use districts.
9.6.2.
Except as specifically excluded or modified in this section, Part 5 General Regulations shall apply to
development within the City Centre Special Area.
9.6.3.
Corner Lot Restrictions
(a)
The provisions of Part 5 Section 5.16 Corner Lot Restrictions shall not apply to development
within the CBD1, BOR1, SCL1, and SCL2 Districts of this part.
9.6.4.
Development Setbacks from Highways
(a)
The provisions of Part 5 Section 5.40 Setbacks from Highways shall not apply to development
within the CBD1 District of this part.
9.6.5.
Drive Through Service
(a)
A drive through component proposed as part of a development shall meet the following
regulations:
i.
the drive through shall be accessory to the principal use of the development;
ii.
the drive through lane shall not be located between the building it serves and front lot line
or a designated corridor;
iii. if the parcel is located on lot with two front lot lines, then the drive through lane may be
located between the building and the front lot line, as long as the front lot line is not
adjacent to a corridor;
iv. the entrance to the drive through lane shall not be on Franklin Avenue, Hospital Street, or
King Street;
v. the primary entrance to the building shall be a pedestrian oriented entrance; and
vi. the drive through lane shall be at the rear of the parcel, located between the building it
serves and the rear lot line. If no rear lot line exists, then the rear lot line is deemed as the
lot line most opposite a corridor, and if located on more than one corridor, then most
opposite the higher order corridor.
(b)
Notwithstanding any other provision of this part, where it is an accessory use, a drive through
component shall be considered as a discretionary use and may be approved or refused at the
discretion of the Development Authority.
9.6.6.
Landscaping
(a)
The provisions of Part 5 Section 5.27 Landscaping of this Bylaw shall apply to all development
within this part, except for:
i.
developments where one hundred percent (100%) parcel coverage for buildings is
permitted and provided, at the discretion of the Development Authority; and
ii.
additions to existing buildings, where the addition is less than 1,000.0sq m in gross floor
area.
9.6.7.
Signage
(a)
The Development Authority shall have regard for visual harmony and the compatibility of any
proposed sign with the architectural character and finish of the development and with the
design, location and appearance of other signs on the development.
9.6.8.
Transparency
(a)
The windows required for each building frontage types and landscape frontage type shall be
comprised of transparent, non-reflective, non-tinted, non-obscured glazing, except in the case of
restricted commercial uses where reflective tinted or obscuring glazing is permitted.
9.6.9.
Ground Floor Height Measurement
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 204 of 244
(a)
If a minimum ground floor height is required, with a specific minimum floor to ceiling
measurement, the ceiling shall be considered as the bottom of joists, rafters or supporting
structure of the roof or floor structural system above; the floor shall be considered as the highest
point of any flooring system. The ceiling does not include any non-structural ceiling surface
materials such as suspended acoustical tile. Projections such as pendant lighting, exposed
mechanical ducting, exposed electrical or communication raceways, or the bottom chord of
structural trusses may extend below the ceiling and shall not be included in the floor to ceiling
measurement.
9.7.
The City Centre Districts and Corridors Map - The Regulating Plan
9.7.1.
The Regulating Plan is set out in Appendix A Map 39: City Centre Districts and Corridors Map.
Appendix A Map 39: City Centre Districts and Corridors Map sets out the corridor and land use
districts that apply to each parcel.
9.7.2.
The corridor type that applies to a specific street or section of a street is indicated by the colour and
corresponding name shown on Appendix A Map 39: City Centre Districts and Corridors Map.
9.7.3.
On Appendix A Map 39: City Centre Districts and Corridors Map, where the corridor type, as
indicated by the mapping colour, extends through an intersection, that corridor type shall be
considered as the higher order corridor and shall apply to the intersection, and to the intersecting
street until a distance of 30m from the confluence of lot lines at the corner, or until the next lot line
away from the corner, whichever distance is shorter.
9.7.4.
Where a parcel is adjacent to more than one (1) corridor type, the corridor type that is adjacent to the
lot line shall be the corridor type that applies to that portion of the lot within 30m of the corridor. Where
more than one (1) corridor type applies on a corner, then the higher order corridor shall apply.
9.7.5.
The land use district that applies to a lot is indicated by the colour and letter designations set out on
Appendix A Map 39: City Centre Districts and Corridors Map.
9.8.
Interpretation of Development Standards Tables
9.8.1.
In each table, the applicable corridors are stated at the top of each column. Development on any
parcel adjacent to a corridor shall follow the applicable regulations set out in the relevant table.
Development on any parcel not adjacent to a corridor shall follow the regulations set out in the
Downtown General, or Franklin Re-urbanization General columns as the case may be.
9.8.2.
In each table, the far-left column sets out the item to be regulated. A description of each of those items
to be regulated is as follows:
(a)
Maximum block length: regulates the maximum distance of the long edge of a city block
bounded by streets, measured from the lot line of the lot at one end of the block to the lot line of
the lot at the other end of the block. Maximum block length is often combined with the maximum
perimeter of the city block, measured along the outside of the lots and the ends of the lane that
comprise the block. The perimeter includes the sum of the front lot lines, exterior side lot lines
and the width of each lane entrance. Maximum block length applies to the creation of new
streets and blocks.
(b)
Lot area: regulates the minimum or maximum lot area.
(c)
Lot width: regulates the minimum or maximum lot width. Lot width includes lot width corner, lot
width irregular and lot width regular.
(d)
Vehicular entrances permitted: regulates whether driveways are permitted from the street to the
site from a designated corridor. This regulation does not control access provided from rear
lanes; vehicle entrances are permitted from rear lanes unless specifically stated otherwise.
(e)
Vehicular entrances: regulates the location and proximity of driveways to each other.
(f)
Vehicular entrance width: regulates the maximum width of driveway entrances, measured at the
widest point of the dropped curb for the entrance.
(g)
Pedestrian access required: regulates the number of building entrances that are directly
connected to the public sidewalk by a pedestrian walkway that is a minimum of 1.8m wide.
(h)
Front street facing setback: regulates the minimum distance required between the building and
the front lot line.
(i)
Side yard setback: regulates the minimum width of the side yard.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 205 of 244
(j)
Rear yard setback: regulates the minimum width of the rear yard.
(k)
Minimum building or podium height: regulates the minimum height of buildings or podium
structures.
(l)
Maximum podium height: regulates the maximum height of podium structures. Maximum
podium height does not apply to spectator sports facilities.
(m) Maximum tower height: regulates the maximum height of tower structures.
(n)
Tower location: regulates the location of tower structures in relation to other towers and the
street facing portion of the podium upon which the tower is located.
(o)
Maximum tower floor plate: regulates the maximum area of a single storey of the tower.
(p)
Maximum podium or tower span over East-West through block connection: regulates the
maximum distance along an East-West lane that may be covered by a podium or tower portion
of a building.
(q)
Lot coverage: regulates the maximum lot coverage.
(r)
Structured parking setback: regulates the setback of parking structures from all lot lines.
(s)
Street-facing surface parking lot setback: regulates whether or not surface parking is permitted
on the parcel between the building and the street, and if permitted, the setback required
between the front lot line and the parking lot.
(t)
Side yard surface parking lot setback: regulates whether or not surface parking is permitted
between the building and side lot line, and if permitted, the setback required between the side
lot line and the parking lot.
(u)
Minimum building frontage type or landscape frontage type along street facing build-to line:
regulates the minimum percentage of the front setback line that shall be occupied by a building.
The front setback line is the line extending across the front of the parcel at the front setback
distance.
(v)
Building frontage types and landscape frontage types permitted: regulates the type of building
frontage types and landscape frontage types permitted on a parcel, and each building frontage
type and landscape frontage type is identified in Part 9 Section 9.16.
9.9.
Downtown Major Redevelopment Zone
9.9.1.
Permitted and Discretionary Uses
(a)
In the tables below, the applicable land use districts are stated at the top of each column, and
the types of permitted or discretionary uses at the left end of each row. A permitted use is
indicated by a solid circle at the intersection of the land use district column and the use row. A
discretionary use is indicated by an open circle at the intersection of the land use district column
and the use row.
(b)
The applicable land use districts are set out in the Regulating Plan: Appendix A Map 39: City
Centre Districts and Corridors Map.
(c)
The permitted and discretionary uses for each land use district in the Downtown Major
Redevelopment Zone are set out below.
Land Use
CBD1 -
Central
Business
District
BOR1 -
Borealis
SCL1 -
Snyeside
/Clearwater
Core
SCL2 -
Snyeside
/Clearwater
High Density
- = Permitted Use - = Discretionary Use -* = Discretionary Use - Notice Posting
Food and Beverage Commercial
-
-
-
-
Institutional and Civic
-
-
-
-
Neighbourhood Commercial
-
-
-
-
Office Commercial
-
-
Park
-
-
-
-
Parking Structure
-
-
-
-
Recreation Commercial
-
-
-
-
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 206 of 244
Residential
-
-
-
-
Retail Commercial (<5,000sq m
gross floor area)
-
-
-
Retail Commercial, Large Format
(>5,000sq m gross floor area)
-
Restricted Commercial
-
Service Commercial
-
Tourism Commercial
-
-
-
-
Home Business, Minor
-
-
-
-
Home Business, Major
-
-
-
-
Accessory Surface Parking
-
-
-
-
Accessory Building
-
-
-
-
Special Event
-*
-*
-*
-*
Cannabis Retail Store
-*
Drive Through
-
9.9.2.
General Standards Required for All Development in the Downtown Major Redevelopment Zone
(a)
Introduction
i.
The following standards apply to all development in the Downtown Major Redevelopment
Zone unless noted otherwise.
(b)
Connectivity
i.
Connectivity maximum block length: New streets are intended to create blocks with a
maximum block length of 180.0m, and a perimeter no greater than 530.0m, unless
otherwise noted. Exact location of these new streets may vary up to 16.0m, provided this
provision is met.
(c)
Site Access
i.
Vehicular entrances: a parcel may have vehicular entrances that meet the development
standards shown in table of specific development standards.
ii.
Vehicular entrance width: 8.0m maximum width, not including any sidewalks or
landscaping.
(d)
Frontage Requirements
i.
Minimum building frontage along street facing build-to line: all private and public street or
path-facing build-to lines not occupied by buildings or driveways are required to provide
building frontage types or landscape frontage types between the sidewalk and the
remainder of the parcel. See table of specific development standards for permitted building
frontage types and landscape frontage types.
ii.
Primary street frontage: the primary street frontage shall be defined as the portion of the
building facing the street (or the higher order street corridor if on a corner). The front
façade of the building shall be built to the primary street frontage build-to line.
iii. Secondary street frontage: the secondary street frontage shall be defined as the portion of
the building facing the lower order street, if on a corner. The front façade of the building
shall be built to the secondary street frontage build-to line for a minimum of 30.0m from the
corner or the lot width, whichever is shorter. The building frontage standards of this section
shall apply to the portion of the building that occupies the build-to line for 30.0m from the
corner or the lot width, whichever is shorter.
(e)
Building Setbacks
i.
Front street facing setback: varies according to building frontage type or landscape
frontage type. See Part 9 Section 9.16 Building and Landscape Frontage Types for
standards.
ii.
Side yard setback, adjoining another lot: see table of specific development standards.
iii. Rear yard setback, adjoining another lot: see table of specific development standards.
iv. Rear yard setback, adjoining a lane: see table of specific development standards.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 207 of 244
(f)
Parking Siting and Screening
i.
Parking structure setbacks: parking structure setbacks are the same as principal building
setbacks. Parking structures shall comply with all building frontage requirements outlined in
Part 9 Section 9.16 Building and Landscape Frontage Types.
ii.
Surface parking lots not directly serving a primary commercial, institutional, residential or
other primary use on the parcel are not allowed within the CBD1 District.
iii. A Low Wall and Trellis Landscape Frontage or an Urban Fence or Wall Landscape
Frontage shall be provided along the boundary of surface parking lots or accessory surface
parking lots adjacent to streets upon redevelopment of an existing development.
(g)
Amenity Spaces
i.
A minimum amenity space of three percent (3%) of the gross floor area of residential uses,
shall be required for buildings over 2,000.0sq m to the satisfaction of the Development
Authority, but in no case shall the amenity space be less than an average of 3.0sq m of
private outdoor amenity space per dwelling unit (total private outdoor amenity space for all
dwelling units divided by the number of dwelling units shall be a minimum of 3.0sq m).
ii.
Amenity spaces for residential uses may include but are not limited to meeting rooms,
fitness facilities, outdoor space, and balconies, and shall be exempt from floor area ratio
calculations.
(h)
Dwelling Units Permitted
i.
The maximum number of dwelling units permitted is the number of dwelling units that can
be achieved while complying with the uses and applicable development standards, which
may include but are not limited to, the maximum height, maximum floor area ratio, building
frontage type, parking requirements, permitted uses and discretionary uses, and all other
regulations that apply to the development.
9.9.3.
Tables of Specific Development Standards for Downtown Major Redevelopment Zone
(a)
Introduction
i.
Table 9-1 sets out specific development standards for lots fronting each of the corridors
within the Downtown Major Redevelopment Zone as set out in Appendix A Map 39: City
Centre Districts and Corridors Map.
ii.
See Figure 9.1 and Figure 9.2 for graphic illustrations of the development standards within
the Development Standards Table.
iii. The Downtown General column applies to all parcels not fronting on a corridor set out in
Appendix A Map 39: City Centre Districts and Corridors Map.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 208 of 244
Table 9-1 Regulating Plan Areas
Downtown Major Redevelopment Zone
Specific
Development
Standards
by Area
Downtown
General
Franklin
West
Morrison
MacDonald
Main
Hardin
North
Hardin
South
Father
Mercredi
Clearwater
West
Connectivity and Urban Structure Standards
Maximum
Block Length
180m
180m
85m
180m
85m
180m
85m
270m
200m
Maximum
Block
Perimeter
530m,
except
where
noted
530m
530m
530m
530m
530m
530m
645m
570m
Site Access
Driveways
Permitted
except
where
noted
Discretionary
Discretionary
Permitted
except
where
noted
Permitted
except
where
noted
Discretionary
Discretionary
Permitted
except
where
noted
Permitted
except
where
noted
Vehicular
Entrances
Min. 12m
separation
from
intersection
Max. avg.
1 driveway
per 30m of
block
frontage
Min. 12m
separation
from
intersection
Max. avg. 1
driveway per
30m of block
frontage,
right-in,
right- out
only
N/A
Min. 12m
separation
from
intersection
Max. avg. 1
driveway
per 30m of
block
frontage
Min. 12m
separation
from
intersection
Max. avg.
1 driveway
per 30m of
block
frontage
NA
NA
Min. 12m
separation
from
intersection
Max. avg.
1 driveway
per 30m of
block
frontage
Min. 12m
separation
from
intersection
Max. avg.
1 driveway
per 30m of
block
frontage
Vehicular
Entrance
Width
Max. 8m
N/A
N/A
Max. 8m
Max. 8m
N/A
N/A
Max. 8m
Max. 8m
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 209 of 244
Table 9-1 Regulating Plan Areas
Downtown Major Redevelopment Zone
Specific
Development
Standards by
Area
Downtown
General
Franklin
Ave
Morrison
MacDonald
Main
Hardin
North
Hardin
South
Father
Mercredi
Clearwater
West
Building Siting and Massing
Front Street Facing
Setback
As per
building
frontage type
1m at grade
1m at grade
1m at grade
1m at
grade
3m at
grade
1m at
grade
3m at grade
As per
building
frontage
type
Side Yard
Setback
Minimum 0m
Rear Yard
Setback
Minimum 0m
Minimum Building
or Podium Height
None
2 storeys or
6m
2 storeys or
6m
2 storeys or
6m
2 storeys or
6m
2 storeys or
6m
2 storeys or
6m
2 storeys or
6m
2 storeys or
6m
Maximum Podium
Height
None
6 storeys or
20m
6 storeys or
20m
6 storeys or
20m
6 storeys or
20m
6 storeys or
20m
6 storeys or
20m
6 storeys or
20m
6 storeys or
20m
Maximum Tower
Height
See Appendix A Map 41 City Centre Height Map
Tower Location
Minimum 3m setback from street face of podium
Minimum 20m spacing between towers
Maximum Tower
Floor Plate
Residential: 1,200.0sq m
Office: 3,500.0sq m
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 210 of 244
Table 9-1 Regulating Plan Areas
Downtown Major Redevelopment Zone
Specific
Development
Standards by
Area
Downtown
General
Franklin
West
Morrison
MacDonald
Main
Hardin
North
Hardin
South
Father
Mercredi
Clearwater
West
Parking Siting
Parking
Structure
Setback
Same as primary building setback. Shall comply with building frontage type requirements
Street-Facing
Surface Parking
Lot Setback
Street-facing surface parking is not permitted
Side Yard
Surface Parking
Lot Setback
Min. 1.5m
Min. 0m for
attached
buildings
and/or
shared lots
Side yard
surface
parking is
not
permitted
Side yard
surface
parking is
not
permitted
Side yard
surface
parking is not
permitted
Side yard
surface
parking is
not
permitted
Side yard
surface
parking is
not
permitted
Side yard
surface
parking is
not
permitted
Side yard
surface
parking is
not
permitted
Min. 1.5m
Min. 0m for attached
buildings and/or
shared lots
Frontage Requirements
Minimum
building
frontage type or
landscape
frontage type
Along Street-
facing Build- To
Line
100%
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 211 of 244
Figure 9.1 Through Block Pedestrian Connection and Public Space
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 212 of 244
Figure 9.2 Podium and Tower Building Layout
9.9.4.
Snyeside Clearwater Residential Area
(a)
Within the Snyeside Clearwater Residential Area shown on Appendix A Map 39: City Centre
Districts and Corridors Map, the following regulations apply:
i.
The R1 Low Density Residential District regulations shall apply to parcels that meet any
one of the following conditions:
1. a parcel area of less than or equal to 0.3ha; or
2. a lot frontage of less than or equal to 50.0m; or
3. a lot depth of less than or equal to 50.0m.
ii.
A site plan, to the satisfaction of the Development Authority, shall be submitted prior to
development of parcels that meet all of the following conditions:
1. a parcel area greater than 0.3ha; and
2. a lot frontage greater than 50.0m; and
3. a lot depth greater than 50.0m.
iii. The site plan shall show the ultimate build-out of the entire parcel and demonstrate how
the overall development will meet the requirements of this Bylaw. The additional uses,
heights, and floor area ratios set out in Part 9, beyond those permitted in the R1 Low
Density Residential District, shall not be allowed until a site plan has been submitted to the
satisfaction of the Development Authority, in addition to all other requirements.
9.10.
Franklin Avenue Re- Urbanization Development Standards
9.10.1.
Permitted and Discretionary Uses
(a)
In the tables, the applicable land use districts are stated at the top of each column, and the
types of permitted or discretionary uses at the left end of each row. A permitted use is indicated
by a solid circle at the intersection of the land use district column and the use row. A
discretionary use is indicated by an open circle at the intersection of the land use district column
and the use row.
(b)
The applicable land use districts are set out in the Regulating Plan: Appendix A Map 39: City
Centre Districts and Corridors Map.
(c)
The permitted and discretionary uses for each land use district in the Franklin Avenue Re-
Urbanization Zone are set out below
Land Use
PRA1 -
Prairie West
of Queen
Mixed Use
PRA2 -
Prairie East
of Queen
Mixed Use
FRA1 -
Franklin Core
- = Permitted Use - = Discretionary Use -* = Discretionary Use - Notice Posting
Food and Beverage Commercial
-
-
-
Institutional and Civic
-
-
-
Limited Commercial
-
-
-
Office Commercial
-
-
-
Park
-
-
-
Parking Lot/Structure
-
-
-
Recreation Commercial
-
-
-
Residential
-
-
-
Retail Commercial (<5,000sq m gross floor
area)
-
-
-
Retail Commercial, Large Format (>5,000sq
m gross floor area)
-
-
Restricted Commercial
-
-
-
Service Commercial
-
-
-
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 213 of
244
Tourism Commercial
-
-
-
Home Business, Minor
-
-
-
Home Business, Major
-
-
-
Accessory Surface Parking
-
-
-
Accessory Building or Use
-
-
-
Cannabis Retail Store
-*
-*
-*
Special Event
-*
-*
-*
Drive Through
-
-
-
9.10.2.
General Standards Required for All Development in the Franklin Avenue Re- Urbanization Zone
(a)
Introduction
i.
The following standards apply to all development in the Franklin Avenue Re-Urbanization
Zone unless noted otherwise in Table 9-2.
(b)
Connectivity
i.
Maximum block length: new streets are intended to create blocks with a maximum block
length of 180.0m, and a perimeter no greater than 530.0m, unless otherwise noted. Exact
location of these new streets may vary up to 16.0m, provided this provision is met.
(c)
Site Access
i.
Vehicular entrances: a parcel may have vehicular entrances that meet the development
standards shown in the table of specific development standards.
ii.
Vehicular entrance width: 8.0m maximum width, not including any sidewalks or
landscaping.
iii. Pedestrian access: all buildings shall provide at least one building entrance that is directly
connected to the public sidewalk by a walkway that is a minimum of 1.8m wide. This
building entrance shall be operable during normal business hours.
(d)
Frontage Requirements
i.
Minimum building frontage along street facing build-to line: all street or path-facing build-to
lines not occupied by buildings or driveways are required to provide a building frontage
type or landscape frontage type between the sidewalk and the remainder of the lot. See
the Table of Specific Development Standards for permitted building frontage types and
landscape frontage types.
ii.
Primary street frontage: the primary street frontage shall be defined as the portion of the
building facing the street (or the higher order street corridor if on a corner). The front
façade of the building shall be built to the primary street frontage build-to line.
iii. Secondary street frontage: the secondary street frontage shall be defined as the portion of
the building facing the lower order street, if on a corner. The front façade of the building
shall be built to the secondary street frontage build-to line for a minimum of 30.0m from the
corner or the lot width, whichever is shorter. The building frontage standards of this section
shall apply to the portion of the building that occupies the build-to line for 30m from the
corner or the lot width, whichever is shorter.
(e)
Building Setbacks
i.
Front street facing setback: varies according to building frontage type and landscape
frontage type.
ii.
Side yard setback, adjoining another lot: see table of specific development standards.
iii. Rear yard setback, adjoining another lot: see table of specific development standards.
iv. Rear yard setback, adjoining a lane: see table of specific development standards.
v. Building siting requirements are illustrated in Figure 9.3, Figure 9.4 and Figure 9.5.
(f)
Parking Siting and Screening
i.
Parking structure setbacks: parking structure setbacks are the same as principal building
setbacks. Parking structures shall comply with all building frontage requirements outlined in
Part 9 Section 9.16 Building and Landscape Frontage Types.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 214 of
244
ii.
Street-facing setbacks: see Part 9 Section 9.16 Building and Landscape Frontage Types
for setback and landscaping requirements for surface parking areas.
iii. Parking siting requirements are illustrated in Figure 9.4 and Figure 9.5.
(g)
Amenity Spaces
i.
A minimum amenity space of three percent (3%) of gross floor area of residential uses,
shall be required for buildings over 2,000.0sq m to the satisfaction of the Development
Authority, but in no case shall the amenity space be less than an average of 3.0sq m of
private outdoor amenity space per dwelling unit. Some units may have less than 3.0sq m of
private outdoor amenity space, but the amount of private outdoor amenity space divided by
the number of units shall be a minimum of 3.0sq m.
ii.
Amenity spaces for residential uses may include but are not limited to meeting rooms,
fitness facilities, outdoor space, and balconies, and shall be exempt from floor area ratio
calculations.
(h)
Dwelling Units Permitted
i.
The maximum number of dwelling units permitted is the number of dwelling units that can
be achieved while complying with the uses and applicable development standards, which
may include but are not limited to, the maximum height, maximum floor area ratio, building
frontage type, parking requirements, permitted uses and discretionary uses, and all other
regulations that may apply to the development.
9.10.3.
Tables of Specific Development Standards for Franklin Avenue Re-Urbanization
(a)
Introduction
i.
Table 9-2 sets out specific development standards for parcels fronting each of the corridors
within the Franklin Avenue Re- Urbanization Zone as set out in Appendix A Map 39: City
Centre Districts and Corridors Map. See Part 9 Section 9.16 for an expanded presentation
of regulations pertaining to building frontage types and landscape frontage types.
ii.
See Figure 9.3, Figure 9.4 and Figure 9.5 for a graphic illustration of the development
standards within Table 9-2.
iii. The Franklin Re-Urbanization General column applies to all parcels not fronting on a
corridor set out in Appendix A Map 39: City Centre Districts and Corridors Map.
Figure 9.3 Through Block Pedestrian Connection
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 215 of
244
Figure 9.4 Building Siting
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 216 of
244
Figure 9.5 Building Siting for Buildings at the Rear of the Lot
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 217 of 244
Table 9-2 Regulating Plan Areas
Franklin Avenue Re-Urbanization Zone
Specific
Development
Standards by Area
Franklin Re-
Urbanization General
Franklin
East
Clearwater
East
Hospital
King
North
Connectivity and Urban Structure Standards
Maximum Block
Length
185m
180m
250m
185m
85m
Maximum Block
Perimeter
530m
530m
750m
530m
530m
Minimum Lot Area
360sq m for single
detached dwellings
N/A
N/A
N/A
N/A
Minimum Lot Width
12m for single
detached dwellings
N/A
N/A
N/A
N/A
Site Access
Driveways
Permitted
Permitted
Permitted
Permitted
Permitted
Vehicular Entrances
Min. 12m separation
from intersection.
Max. avg. 1 driveway
per 30m of block
frontage
Min. 12m separation
from intersection.
Max. avg. 1 driveway
per 30m of block
frontage, right-in right-
out only
Min. 12m separation
from intersection.
Max. avg. 1 driveway
per 30m of block
frontage
Min. 12m separation
from intersection.
Max. avg. 1 driveway
per 30m of block
frontage
Min. 12m separation
from intersection.
Max. avg. 1 driveway
per 30m of block
frontage
Vehicular Entrance
Width
Max. 9m (surface)
Max. 14m (garage)
Max. 9m (surface)
Max. 14m (garage)
Max. 9m (surface)
Max. 14m (garage)
Max. 9m (surface)
Max. 14m (garage)
Max. 9m (surface)
Max. 14m (garage)
Pedestrian Accesses
Required
Minimum 1
Minimum 1
Minimum 1
Minimum 1
Minimum 1
Building Siting and Massing
Front Street Facing
Setback
As per building
frontage type
As per building
frontage type
As per building
frontage type
As per building
frontage type
As per building
frontage type
Side Yard Setback
Minimum 0m
Minimum 0m
Minimum 0m
Minimum 0m
Minimum 0m
Rear Yard Setback
(minimum)
0m
4.5m for single detached dwelling, duplex, semi-detached dwelling and townhouse
Minimum Building
Height
N/A
2 storeys or 6m
2 storeys or 6m
2 storeys or 6m
2 storeys or 6m
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 218 of 244
Table 9-2 Regulating Plan Areas
Franklin Avenue Re-Urbanization Zone
Specific
Development
Standards by Area
Franklin Re-
Urbanization General
Franklin
East
Clearwater East
Hospital
King
North
Building Siting and Massing
Lot Coverage
Maximum 45% for
single detached
dwelling, duplex, semi-
detached dwelling
None for all other uses
Maximum 45% for
single detached
dwelling, duplex, semi-
detached dwelling
None for all other uses
Maximum 45% for
single detached
dwelling, duplex, semi-
detached dwelling
None for all other uses
Maximum 45% for
single detached
dwelling, duplex, semi-
detached dwelling
None for all other uses
Maximum 45% for
single detached
dwelling, duplex, semi-
detached dwelling
None for all other uses
Parking Siting
Structured Parking
Setback
Same as primary building setback. Shall comply with building frontage type requirements.
Street-facing Surface
Parking Lot Setback
See landscape
frontage type
Street-facing surface
parking is not
permitted
See landscape
frontage type
See landscape
frontage type
See landscape
frontage type
Side Yard Surface
Parking Lot Setback
Minimum 1.5m
Minimum 0m for
attached buildings
and/or shared lots
Side yard surface
parking is not
permitted
Minimum 1.5m
Minimum 0m for
attached buildings
and/or shared lots
Minimum 1.5m
Minimum 0m for
attached buildings
and/or shared lots
Minimum 1.5m
Minimum 0m for
attached buildings
and/or shared lots
Frontage Requirements
Minimum building
frontage type or
landscape frontage
type Along Street
Facing Build-To Line
100%
100%
100%
100%
100%
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 219 of 244
9.11.
Neighbourhood Stabilization Zone Development Standards
9.11.1.
Permitted and Discretionary Uses
(a)
The applicable land use districts are set out in the land use map incorporated as Appendix A
referred to in part 1 of this Bylaw, except that if a land use district is displayed on Appendix A
Map 39: City Centre Districts and Corridors Map, then the district on that map shall apply.
(b)
The permitted and discretionary uses for each land use district in the Neighbourhood
Stabilization Zone are set out in Part 6 of this Bylaw, except for those applicable districts that
are displayed on Appendix A Map 39: City Centre Districts and Corridors Map.
(c)
The permitted and discretionary uses for the applicable land use districts in the Neighbourhood
Stabilization Zone are set out in the table below. In the table, the applicable land use districts
are stated at the top of each column, and the types of permitted or discretionary uses at the left
end of each row. A permitted use is indicated by a solid circle at the intersection of the land use
district column and the use row. A discretionary use is indicated by an open circle at the
intersection of the land use district column and the use row.
Land Use
SR1 South Riverfront
- = Permitted Use - = Discretionary Use -* = Discretionary Use - Notice Posting
Institutional and Civic
-
Office Commercial
-
Park
-
Parking Lot/Structure
-
Residential
-
Retail Commercial (<5,000sq m gross floor area)
-
Home Business, Minor
-
Home Business, Major
-
Accessory Surface Parking
-
Accessory Building
-
Cannabis Retail Store
-*
Special Event
-*
9.11.2.
General Standards Required for all Development in the Neighbourhood Stabilization Zone.
(a)
Introduction
i.
Notwithstanding that it is contained in this Part 9, the development standards and
regulations set out in Part 1 to Part 8 of this Bylaw apply to the Neighbourhood
Stabilization Zone.
ii.
Except as specifically set out in this Part 9 Section 9.11 Neighbourhood Stabilization zone,
the standards and regulations set out in this Part 9 do not apply to the Neighbourhood
Stabilization Zone.
iii. The control of development regulations set out in Part 9 Section 9.4 Control of
Development, and the Part 9 Section 9.6 City Centre General Regulations, apply to the
construction of new buildings with a gross floor area in excess of 1,000.0sq m in the
Neighbourhood Stabilization Zone,
iv. The standards that apply to the development on Clearwater Drive and Franklin Re-
Urbanization General set out in Part 9 Section 9.10.3 shall apply to development in the
SR1 South Riverfront District.
v. The standards set out in Part 9 Section 9.10.2 General Standards Required for All
Development in the Franklin Avenue Re- Urbanization Zone, apply to development in the
SR1 South Riverfront District.
(b)
Dwelling Units Permitted
i.
For the SR1 South Riverfront District, the maximum number of dwelling units permitted is
the number of dwelling units that can be achieved while complying with the uses and
applicable development standards, which may include but are not limited to, the maximum
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 220 of 244
height, maximum floor area ratio, building frontage type, parking requirements, permitted
uses and discretionary uses, and all other regulations that may apply to the development.
9.12.
Recreation Zone Development Standards
9.12.1.
Permitted and Discretionary Uses
(a)
The permitted and discretionary uses for each land use district in the Recreation Zone are set
out in the table below. In the table, the applicable land use districts are stated at the top of each
column, and the types of permitted or discretionary uses at the left end of each row. A permitted
use is indicated by a solid circle at the intersection of the land use district column and the use
row. A discretionary use is indicated by an open circle at the intersection of the land use district
column and the use row.
Land Use
RIVF Riverfront
- = Permitted Use - = Discretionary Use -* = Discretionary Use - Notice Posting
Boat Fuel Services
-
Food and Beverage Commercial
-
Institutional and Civic
-
Recreation Commercial
-
Recreation facility, indoor
-
Recreation facility, outdoor
-
Retail Commercial (<5,000sq m gross floor area)
-
Park
-
Parking Lot/Structure
-
Public Utility
-
Accessory Surface Parking
-
Accessory Building
-
Special Event
-*
(b)
The applicable land use districts are set out in the Regulating Plan: Appendix A Map 39: City
Centre Districts and Corridors Map.
9.12.2.
General Standards Required for all Development in the Recreation Zone
(a)
Introduction
i.
Notwithstanding that it is contained in this Part 9, the development standards and
regulations set out in Parts 1 to 8 of this Bylaw apply to the Recreation Zone.
ii.
Except as specifically set out in this Part 9 Section 9.12, the standards and regulations set
out in this Part 9 do not apply to the Recreation Zone.
iii. The provisions of Part 9 Section 9.4 Control of Development, and Part 9 Section 9.6 City
Centre General Regulations, apply to the construction of new buildings with a gross floor
area in excess of 1,000.0sq m in the Recreation Zone.
(b)
Dwelling Units Permitted
i.
No dwellings are permitted in the Recreation Zone.
9.12.3.
Site Provisions
(a)
In addition to the regulations contained in Part 5 General Regulations of this Bylaw, the
following standards shall apply to every development in the RIVF Riverfront District:
i.
Front yard (minimum): 6.0m
ii.
Side yard (minimum): 6.0m
iii. Rear yard (minimum): 6.0m
iv. Building height (maximum): 12.2m for principal building.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 221 of 244
(b)
In addition to the above regulations, the development of a float plane base in the RIVF
Riverfront District is a discretionary use subject to the following:
i.
Interior side yard (minimum): 1.2m;
ii.
Exterior side yard (minimum): 3.0m;
iii. Building height (maximum): 6.0m for principal building;
(c)
Accessory development may include office buildings, fuel storage, and maintenance facilities
integral to the operation of the base.
(d)
Notwithstanding Part 9 Section 9.12.1 (a) even where accessory to a principal use that is a
permitted use, in all cases, fuel storage shall be considered to be a discretionary use.
(e)
Further to Part 9 Section 9.12.3(d), the Development Authority may require that any fuel storage
be located and developed to the satisfaction of the Development Authority in accordance with
provincial regulations.
9.13.
Height
9.13.1.
The maximum height of buildings is set out in Appendix A Map 41: City Centre Height Map. On
Appendix A Map 41: City Centre Height Map:
(a)
For areas indicated with height as up to three (3) storeys, the maximum height is three (3)
storeys.
(b)
For areas indicated with height as up to five (5) storeys, the maximum height is five (5) storeys.
(c)
For areas indicated with height as up to ten (10) storeys, the maximum height is ten (10)
storeys.
(d)
For areas indicated with height as up to fifteen (15) storeys, the maximum height is fifteen (15)
storeys.
(e)
For areas indicated with height as up to twenty-five (25) storeys, the maximum height is twenty-
five (25) storeys.
(f)
For areas indicated with height as unlimited, no maximum height shall apply.
9.13.2.
As an exception to the maximum heights set out on Appendix A Map 41: City Centre Height Map, in
order to create a gateway feature, one tall building, of unlimited height, is permitted in each of the
following locations:
(a)
within 100.0m of the Highway 63 right-of-way for parcels fronting on Hardin Street at the
intersection of Hardin Street and Highway 63;
(b)
within 100.0m of the Highway 63 right-of-way for parcels fronting on Morrison Street at the
intersection of Morrison Street and Highway 63; and
(c)
within 100.0m of the Macdonald Drive right-of-way for parcels fronting on Franklin Avenue at the
intersection of Franklin Avenue and Macdonald Drive.
9.13.3.
After one tall building, higher than the maximum height set out on Appendix A Map 41: City Centre
Height Map, is approved within 100.0m of the Highway 63 right-of-way for parcels fronting on Hardin
Street at the intersection of Hardin Street and Highway 63, no further buildings that exceed the
maximum height are permitted in this location.
9.13.4.
After one tall building, higher than the maximum height set out on Appendix A Map 41: City Centre
Height Map, is approved within 100.0m of the Highway 63 right-of-way for parcels fronting on Morrison
Street at the intersection of Morrison Street and Highway 63, no further buildings that exceed the
maximum height are permitted in this location.
9.13.5.
After one tall building, higher than the maximum height set out on Appendix A Map 41: City Centre
Height Map, is approved within 100.0m of the Macdonald Drive right-of-way for parcels fronting on
Franklin Avenue at the intersection of Franklin Avenue and Macdonald Drive, no further buildings that
exceed the maximum height are permitted in this location.
9.14.
Floor Area Ratio
9.14.1.
The maximum permitted floor area ratio is set out in Appendix A Map 40: City Centre Floor Area
Ratio Map. On Appendix A Map 40: City Centre Floor Area Ratio Map:
(a)
For areas indicated with a maximum floor area ratio of 5, the maximum floor area ratio is 5.0.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 222 of 244
(b)
For areas indicated with a maximum floor area ratio of 7.5, the maximum floor area ratio is 7.5.
(c)
For areas indicated with a maximum floor area ratio of 10, the maximum floor area ratio is 10.0.
9.14.2.
For buildings located within the area identified with a maximum floor area ratio of 10, as shown on
Appendix A Map 40: City Centre Floor Area Ratio Map, the maximum floor area ratio is as follows:
(a)
For parcels greater than 0.3ha in area, the maximum floor area ratio is 10.0.
(b)
For parcels less than or equal to 0.3ha in area, where an addition is proposed to an existing
building that has a floor area ratio of 2.0 or greater, the maximum floor area ratio is 5.0.
(c)
For parcels less than or equal to 0.3ha in area, where no building exists or where the existing
building has a floor area ratio of less than 2.0, the maximum floor area ratio is 2.0.
9.14.3.
For buildings located within the area identified with a maximum floor area ratio of 7.5, as shown on
Appendix A Map 40: City Centre Floor Area Ratio Map, the maximum floor area ratio is as follows.
(a)
For parcels greater than 0.3ha in area, the maximum floor area ratio is 7.5.
(b)
For parcels less than or equal to 0.3ha in area, where an addition is proposed to an existing
building that has a floor area ratio of 2.0 or greater, the maximum floor area ratio is 5.0.
(c)
For parcels less than or equal to 0.3ha in area, where no building exists or where the existing
building has a floor area ratio of less than 2.0, the maximum floor area ratio is 2.0.
9.14.4.
In cases where floor area ratio boundaries do not follow lot lines, the floor area ratio that applies to a
specific portion of the parcel shall be calculated by scaling the area from Appendix A Map 40: City
Centre Floor Area Ratio Map and applying the floor area ratio to the portion of the parcel scaled from
the map. In these cases an averaging of floor area ratios over the parcel is not permitted.
9.14.5.
The provisions limiting the maximum floor area ratio to 2.0 for parcels less than or equal to 0.3ha in
area, as set out in Part 9 Section 9.14.2 and Part 9 Section 9.14.3, do not apply when the block area
is less than 0.7ha.
9.15.
Parking and Loading
9.15.1.
Parking and Loading Facilities
(a)
Notwithstanding the provisions of Part 7 of this Bylaw pertaining to parking and loading
requirements, each development in any district in this part shall provide vehicular and bicycle
parking in accordance with Table 9-3 Number of On-site Parking Stalls Required, and Table 9-4
Number of Bicycle Parking Stalls Required.
(b)
For specific uses set out in Part 7 that do not appear in this Part 9 Section 9.15, the parking
requirements in Part 7 shall prevail.
(c)
In Table 9-3 the word 'Arena Spectator Seating and Floor Area', for which zero (0) parking
spaces are required, only includes the spectator seating and the general floor area used by
patrons; it does not include any retail uses, food service/restaurant, offices, hotels, commercial
uses, or other uses that may be included as part of the arena structure. These other uses are
required to provide parking as set out in Table 9-3.
9.15.2.
Vehicular Parking
(a)
A parking structure that is part of the building podium shall be screened in a way that does not
disrupt the continuity of the street wall and the character of the district. Screens may include,
but are not limited to, public art and street fronting retail uses.
(b)
A parking structure developed below grade shall be permitted to be built to the lot line.
(c)
Surface parking lots:
i.
The storage of materials inclusive of accumulated snow on non-accessory surface parking
lots shall be in a location away from the road to improve safety and visibility; and
ii.
lighting for the non-accessory surface parking lots shall be a minimum of 6.0 lux.
9.15.3.
Access
(a)
Driveway ramps for underground parking structures shall not exceed a slope of six percent (6%)
for the first 4.5m from the lot line, or as may be prescribed by the Engineering Department of
the Municipality from time to time.
(b)
For residential, hotel, and institutional uses, passenger drop-off areas and lay-bys may be
located within the front setback, provided there is adequate space available and that sidewalk
continuity is maintained to the satisfaction of the Engineering Department.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 223 of 244
Table 9-3 Number of On-site Parking Stalls Required - Residential Uses
Number of Required Parking Spaces by Zone
Land Use Accommodation
DRZ
FRZ; NSZ; and RZ
Bachelor Suite
Minimum parking requirement per unit
Maximum parking requirement per unit
0.5
1
0.5
1
1 Bedroom Dwelling Unit
Minimum parking requirement per unit
Maximum parking requirement per unit
0.5
1
1
1.5
2 Bedroom Dwelling Unit
Minimum parking requirement per unit
Maximum parking requirement per unit
1
1.5
1
1.5
3 Bedroom Dwelling Unit
Minimum parking requirement per unit
Maximum parking requirement per unit
1
2
1
2
Cottage Cluster Residential
Minimum parking requirement per unit
Maximum parking requirement per unit
1
1.5
1
1.5
Secondary Suite
Minimum parking requirement per unit
Maximum parking requirement per unit
1
1.5
1
1.5
Visitor Parking
Minimum parking requirement per unit
Maximum parking requirement per unit
1.0 per 10 units
1.0 per 5 units
1.0 per 10 units
1.0 per 5 units
Legend:
DRZ - Downtown Major Redevelopment Zone
FRZ - Franklin Avenue Re-Urbanization Zone
NSZ - Neighbourhood Stabilization Zone
RZ - Recreation Zone
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 224 of 244
Table 9-3 Number of On-site Parking Stalls Required - Non-Residential Uses
Number of Required Parking Spaces by Zone
Land Use Accommodation
DRZ
FRZ; NSZ; and RZ
Food Service/Restaurant
Minimum parking stall requirement
1.0 per 100sq m public floor area
Maximum parking stall requirement
1.0 per 3.5sq m public floor area
Hotel
Minimum parking stall requirement
0.5
1.0
per guest room plus additional stalls in accordance with
the parking requirements in this part
All Retail Uses (goods and services) under
5,000sq m gross floor area
Minimum parking stall requirement
1.0 per 100sq m gross floor area
Maximum parking stall requirement
2.0 per 100sq m gross
floor area
4.0 per 100sq m gross floor
area
Large Format Retail (5,000sq m gross floor
area and greater)
Minimum parking stall requirement
1.0 per 100sq m gross floor area
Maximum parking stall requirement
4.0 per 100sq m gross floor area
Shopping Centre
Minimum parking stall requirement
1.0 per 100sq m gross floor area
Maximum parking stall requirement
4.0 per 100sq m gross floor area
Office/Professional Services
Minimum parking stall requirement
1.4 per 100sq m gross floor area
Maximum parking stall requirement
2.8 per 100sq m gross floor area
Elementary/Junior High Schools
Minimum parking stall requirement
1.4 per classroom, plus auditorium requirements set
out below
Senior High School
Minimum parking stall requirement
1.4 per classroom, plus 1.0 per 12 student capacity,
plus auditorium requirements set out below
College/University
1.0 per 12 student
capacity, plus auditorium
requirements set out
below
1.0 per 10 student capacity,
plus auditorium
requirements set out below
Minimum parking stall requirement
Legend:
DRZ - Downtown Major Redevelopment Zone
FRZ - Franklin Avenue Re-Urbanization Zone
NSZ - Neighbourhood Stabilization Zone
RZ - Recreation Zone
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 225 of 244
Table 9-3 Number of On-site Parking Stalls Required - Non-Residential Uses
Number of Required Parking Spaces by Zone
Land Use Accommodation
DRZ
FRZ; NSZ; and RZ
Government Services/Library
Minimum parking stall requirement
1.4 per 100sq m public floor area
Maximum parking stall requirement
2.8 per 3.5sq m public floor area
Hospital
Minimum parking stall requirement
1.0 per bed
Nursing Home/Congregate Care
Minimum parking stall requirement
0.2 per bed
Church
Minimum parking stall requirement
5.0 per 100sq m gross floor area
Maximum parking stall requirement
10.0 per 100sq m gross floor area
Auditorium/Conference Centre/Exhibition
Hall
Minimum parking stall requirement
1 space per 10 seats or 1 per 5sq m of floor area used
by patrons, whichever is less
Maximum parking stall requirement
1 space per 3.5 seats or 1 per 3sq m of floor area used
by patrons, whichever is greater
Arena Spectator Seating and Floor Area
Minimum parking stall requirement
0 parking spaces (no minimum is required)
Maximum parking stall requirement
1 space per 3.5 seats or 1 per 3sq m of floor area used
by patrons, whichever is greater
Legend:
DRZ - Downtown Major Redevelopment Zone
FRZ - Franklin Avenue Re-Urbanization Zone
NSZ - Neighbourhood Stabilization Zone
RZ - Recreation Zone
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 226 of 244
9.15.4.
Number of Bicycle Spaces Required
(a)
In addition to the required vehicular parking, bicycle parking shall be provided in accordance
with Table 9-4.
Table 9-4 Number of Bicycle Spaces Required
Number of Required Bicycle Parking Stalls by Zone
Land Use
DRZ
FRZ
All residential uses of 20
dwelling units or more
10% of the number of vehicular
parking spaces required under
Table 9-3 to a maximum of 50
bicycle parking stalls.
5% of the number of vehicular
parking spaces required under
Table 9-3 to a maximum of 50
bicycle parking stalls
All non-residential uses
except for educational
facilities
10% of the number of vehicular
parking spaces required under
Table 9-3, with 5 bicycle parking
stalls being the minimum to be
provided.
5% of the number of vehicular
parking spaces required under
Table 9-3 with 5 bicycle parking
stalls being the minimum to be
provided.
Educational facilities
10% of the number of vehicular
parking spaces required under
Table 9-3, with 5 bicycle parking
stalls being the minimum to be
provided.
10% of the number of vehicular
parking spaces required under
Table 9-3, with 5 bicycle parking
stalls being the minimum to be
provided.
Legend:
DRZ - Downtown Major Redevelopment Zone
FRZ - Franklin Avenue Re-Urbanization Zone
9.15.5.
Size and Location of Bicycle Parking Facilities
(a)
Each bicycle parking space shall be a minimum of 0.6m in width with a minimum clear length of
1.8m. Bicycle parking stalls shall have a vertical clearance of at least 2.0m.
(b)
Required bicycle parking stalls shall be wholly provided on the same parcel as the development
for which the bicycle parking is being provided.
(c)
Adequate access to and exit from individual bicycle parking stalls shall be provided with an aisle
of not less than 1.5m in width, to be provided and maintained beside or between each row of
bicycle parking.
(d)
Required bicycle parking stalls and accesses shall be located on hard paved surfaces.
(e)
Bicycle parking shall be separated from vehicular parking by a physical barrier or a minimum
1.5m of open space.
(f)
Bicycle parking stalls shall be visibly located where possible and provided in one or more of the
following ways:
i.
secure bicycle storage rooms, lockers, racks, railings or other such device inside the
building, preferably at the ground level;
ii.
secure bicycle storage rooms, lockers, racks, railings or other such device in any
accessory parking structure or surface parking lot; or
iii. within any yard of a parcel but not more than 15.0m from a principal entrance of the
building.
(g)
Where bicycle parking is not visibly located on parcel, directional signage shall be displayed
indicating its location.
(h)
All bicycle parking stalls shall be situated to maximize visibility so as to discourage theft and
vandalism, and shall be illuminated.
9.15.6.
Off-Site Parking in City Centre Special Area
(a)
In the City Centre Special Area, except for residential uses, the Development Authority may
allow for the provision of required parking stalls on a parcel other than the proposed
development parcel provided that the following conditions are met:
i.
the alternative parcel is within 180.0m of the approved use, and can be secured for a time
period equal to that of the approved use;
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 227 of 244
ii.
there is a convenient walkway from the off-site parking to the development that is the
subject of the development permit application;
iii. the owner of the development proposing to use an off-site parking space has ownership
and control of the parcel where the parking is proposed and has dedicated the parcel to
parking for the benefit of the development in question.
(b)
In such cases, a condition of the development permit for the development may require that a
restrictive covenant or caveat be registered against the title to the parcel on which parking
spaces are located. The restrictive covenant or caveat shall stipulate that the parking spaces
shall be maintained exclusively for the parking requirements of the development. The restrictive
covenant or caveat may only be discharged with the Development Authority's approval.
9.16.
Building and Landscape Frontage Types
9.16.1.
Introduction
(a)
Overview of building and landscape frontage types
i.
Each street-facing build-to line shall comply with the development standards listed under
the applicable building frontage type and landscape frontage type.
ii.
The building frontage types and landscape frontage types shall be provided as set out in
this Bylaw for development that meets the lesser of the following criteria:
1. the total cumulative additions or new buildings on the parcel exceeds thirty percent
(30%) of the gross floor area of the building that existed on the parcel as of the date of
adoption of this Part 9; or additions and/or new buildings exceed 2,000.0sq m in gross
floor area.
(b)
For developments greater than 100.0sq m and less than or equal to 1,000.0sq m in gross floor
area, or where the total cumulative additions and/or new buildings on the parcel is greater than
five percent (5%) and less than or equal to fifteen percent (15%) of the gross floor area of the
building that existed on the parcel as of the date of adoption of this Part 9, the following
requirements apply:
(c)
As an exception to providing the landscape frontage type or building frontage type on the entire
parcel, a Low Wall and Trellis Landscape Frontage or an Urban Fence or Wall Frontage may be
provided along the boundary of surface parking lots or accessory surface parking lots adjacent
to streets.
(d)
For developments between 1,000.0sq m and 2000.0sq m in gross floor area, or where the total
cumulative additions and/or new buildings on the parcel is between fifteen percent (15%) and
thirty percent (30%) of the gross floor area of the building that existed on the parcel as of the
date of adoption of this Part 9, the following requirements apply:
i.
As an exception to providing the building frontage type on the entire parcel, the building
frontage type is only required on the front of the addition and/or new building; and
ii.
as an exception to providing the landscape frontage type for the entire parcel, the
landscape frontage type is only required along the length of the parcel along the entire
street frontage faced by the addition and/or new building; or
iii. if the parcel is adjacent to a corridor, as an exception to providing the landscape frontage
type for the entire parcel, the landscape frontage type is only required along the length of
the parcel along the corridor.
9.16.2.
Linear Building Frontage
(a)
A Linear Building Frontage, as set out in Figure 9.6, is characterized by a façade that is built up
to the build-to line. The building entrance is at sidewalk grade. Linear Building Frontages have
substantial glazing on the ground floor, and often provide awnings or canopies cantilevered over
the sidewalk. Building entries shall either provide a canopy or awning and/or be recessed
behind the front building façade.
(b)
When the Linear Building Frontage is used with a tower, the tower is stepped back a minimum
of 3.0m from the street facing façade of the podium as illustrated in Figure 9.7. The podium has
a minimum height of two (2) storeys or 6.0m along corridors, and a maximum height of six (6)
storeys or 20.0m.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 228 of 244
(c)
Linear Building Frontages shall conform the following standards:
i.
Ground floor height: the ground floor shall measure a minimum of 4.5m, floor to ceiling.
ii.
Ground floor: the ground floor shall have a minimum depth of 10.0m.
iii. Minimum building depth: despite Part 9 Section 9.16.2 (c) ii., in the Downtown Major
Redevelopment Zone, buildings shall be a minimum of 12.0m deep in order to
accommodate retail uses on the ground floor.
iv. Weather protection: awnings or canopies shall be provided for a minimum of fifty percent
(50%) of the overall building frontage and shall comply with the following:
1. Awnings or canopies shall project a minimum of 1.5m and a maximum of 2.5m over
the sidewalk along a corridor.
2. Awnings or canopies shall project a minimum of 1.0m and a maximum of 2.5m over
the sidewalk not located along a corridor.
3. Awnings or canopies shall provide a minimum of 2.5m and a maximum of 4m of
vertical clearance over the sidewalk.
v. Building entrances: building entrances shall either be covered by an awning or canopy or
be covered by being recessed behind the front building façade. If only a recessed entry is
provided, it shall be recessed behind the front façade a minimum of 1.0m and a maximum
of 1.8m.
vi. Windows: transparent ground floor windows shall be provided along a minimum of twenty
percent (20%) of the ground floor, street-facing façade area.
vii. Primary entry doors: primary building entries shall face the street.
Figure 9.6 Linear Building Frontage
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 229 of 244
Figure 9.7 Linear Building Frontage on a Podium
9.16.3.
Forecourt Building Frontage
(a)
A Forecourt Building Frontage, as set out in Figure 9.8, may be created by recessing a portion
of the façade for a portion of the building frontage. The Forecourt Building Frontage should be
used in conjunction with the Linear Building Frontage. A Forecourt Building Frontage may be
suitable for gardens and/or outdoor seating.
(b)
When the Forecourt Building Frontage is a façade at the base of a tower, or a façade as part of
a podium building without a tower as set out in Figure 9.9, the tower is stepped back a minimum
of 3.0m from the street facing façade of the podium as illustrated in Figure 9.2. The podium has
a minimum height of two (2) storeys or 6.0m along corridors, and a maximum height of six (6)
storeys or 20.0m.
(c)
Forecourts shall conform to the following standards:
i.
Courtyard setback: the courtyard portion of a forecourt shall be setback from the street
frontage (and secondary street frontage) lot line/principal building façade a minimum of 3m
and a maximum of 9.0m. The courtyard portion of a forecourt shall be open to the sky.
Courtyards shall be landscaped and/or hardscaped.
ii.
Courtyard length: the courtyard portion of a forecourt shall span a minimum of 6.0m along
the primary street frontage façade and shall comprise no more than fifty percent (50%) of
the primary street building frontage. Courtyards may also span a minimum of 6.0m along
the secondary street frontage façade and shall comprise no more than fifty percent (50%)
of the overall secondary street building frontage.
iii. Forecourt Building Frontage: the Forecourt Building Frontage shall incorporate the Linear
Building Frontage type for building faces on the primary and secondary street frontages
that are not part of the courtyard.
iv. Ground floor height: the ground floor shall measure a minimum of 4.5m, floor-to-ceiling.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 230 of 244
v. Weather protection: awnings or canopies shall be provided for a minimum of fifty percent
(50%) of the overall building frontage and shall comply with the following:
1. Awnings or canopies shall project a minimum of 1.5m and a maximum of 2.5m over
the sidewalk or courtyard along a corridor
2. Awnings or canopies shall project a minimum of 1.0m and a maximum of 2.5m over
the sidewalk or courtyard not located along a corridor.
3. Awnings or canopies shall provide a minimum of 2.5m and a maximum of 4.0m of
vertical clearance over the sidewalk.
vi. Windows: transparent windows shall be provided along at least twenty percent (20%) of
the courtyard facing ground floor façade area. See Linear Building Frontage for window
requirements for the remainder of the façade.
vii. Primary entry doors: primary building entries shall face the street and/or the courtyard.
viii. Fences: fences and walls with pedestrian openings are permitted within the courtyard
setback but may be no greater than 0.9m high and shall be a minimum of twenty percent
(20%) transparent.
ix. Parking: parking is not allowed in the courtyard portion of a forecourt; nor is parking
allowed on the lot between the building and the street.
Figure 9.8 Forecourt Building Frontage
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 231 of 244
Figure 9.9 Forecourt Building Frontage on a Podium
9.16.4.
Podium Porch/Stoop/Terrace Building Frontage
(a)
The Podium Porch/Stoop/Terrace Building Frontage, as set out in Figure 9.10, is characterized
by a façade which is set behind the build-to line and a building entry threshold, such as a porch
or terrace, set between the building and the build-to line. The threshold may be elevated above
or sunken below grade. The building entry is accessed from this threshold. Landscaping may be
provided in the setback area between the building and the sidewalk.
(b)
When the Podium Porch/Stoop/Terrace Building Frontage is a façade at the base of a tower, or
a façade as part of a podium building without a tower, as set out in Figure 9.11. The tower is
stepped back a minimum of 3.0m from the street facing façade of the podium as illustrated in
Figure 9.2. The podium has a minimum height of two (2) storeys or 6.0m along corridors, and a
maximum height of six (6) storeys or 20.0m.
(c)
Podium Porch/Stoop/Terrace Building Frontages shall conform to the following standards:
i.
Street-facing setback: the building shall be setback a minimum of 1.5m and a maximum of
4.5m from the build-to line. The entry threshold, including a roof over the threshold, and
steps to the threshold may extend up to the build-to line.
ii.
Threshold dimensions: the entry threshold (such as a porch, stoop, terrace, patio, or light
court) shall conform with the following minimum standards (note: dimensions may vary
from the standards below to accommodate universal access ramps if necessary):
1. Minimum of 1.5m depth (clear) from building façade to front of threshold.
2. Minimum 1.8m width (clear) along the building façade.
3. The threshold height shall be no more than 1.8m above grade. An additional threshold
may be provided to access a lower level and shall be no more than 1.5m below grade.
4. The threshold shall cover an area of no more than 15.0sq m per building entry.
5. The entry threshold may be covered by a roof no larger than the threshold itself.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 232 of 244
iii. Primary entry doors: in order to provide adequate "eyes" on the street, ground floor
residential uses shall provide individual building entries to individual residential dwelling
units. Building entries shall face the street.
iv. Windows: transparent windows shall be provided along at least twenty percent (20%) of
the street-facing façade area. Windows shall be vertically oriented. Vertical windows may
be grouped together to create square or horizontally-oriented rectangular windows.
v. Fences: fences are permitted within the primary frontage setback and secondary frontage
setback but shall be no greater than 0.9m high and shall be a minimum of fifty percent
(50%) transparent.
vi. Landscaping: landscaping shall be provided in the primary frontage setback and secondary
frontage setback. Hardscaping is permitted only to provide access to the threshold; all
other areas shall be planted.
vii. Surface parking: surface parking shall not be permitted on the lot in between the building
and the street.
Figure 9.10 Podium Porch/Stoop/Terrace Building Frontage
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 233 of 244
Figure 9.11 Podium Porch/Stoop/Terrace Building Frontage on a Podium
9.16.5.
Wrap Building Frontage
(a)
The Wrap Building Frontage, as set out in Figure 9.12, is a façade that forms the perimeter of a
large single use building that occupies an entire block, or most of a block. It can meet the Linear
Building Frontage, Forecourt Building Frontage or Podium Porch/Stoop/Terrace Building
Frontage requirements. The Wrap Building Frontage has a minimum depth of 10.0m from the
build-to line.
(b)
Wrap Building Frontages shall conform to Figure 9.12 and the following standards:
i.
Frontage type: the Wrap Building Frontage shall incorporate the Linear Building Frontage,
the Forecourt Building Frontage type or the Podium Porch/Stoop/Terrace Building
Frontage type standards for building façades adjacent on the build-to line.
ii.
Ground floor height: the ground floor shall measure a minimum of 4.5m, floor-to-ceiling.
iii. Minimum depth: the ground floor shall have a minimum depth of 10.0m.
iv. Weather protection: awnings or canopies shall be provided for a minimum of fifty percent
(50%) of the overall building frontage and shall comply with the following:
1. Awnings or canopies shall project a minimum of 1.5m and a maximum of 2.5m over
the sidewalk along a corridor.
2. Awnings or canopies shall project a minimum of 1.0m and a maximum of 2.5m over
the sidewalk not located along a corridor.
3. Awnings or canopies shall provide a minimum of 2.5m and a maximum of 4.0m of
vertical clearance over the sidewalk.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 234 of 244
v. Windows: transparent windows shall be provided along at least twenty percent (20%) of
the courtyard facing ground floor façade area. See Linear Building Frontage for window
requirements for the remainder of the façade.
vi. Primary entry doors: primary building entries shall face the street and/or the courtyard.
vii. Fences: fences and walls with pedestrian openings are permitted within the courtyard
setback but may be no greater than 0.9m in height and shall be a minimum of twenty
percent (20%) transparent. Fences used to screen parking areas shall follow the surface
parking screening options standards.
viii. Parking: parking is not allowed in the courtyard portion of a forecourt; nor is parking
allowed on the lot between the building and the street.
Figure 9.12 Wrap Building Frontage
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 235 of 244
9.16.6.
Landscape Building Frontage
(a)
A Landscape Building Frontage, as set out in Figure 9.13, is setback from the street-facing lot
line by a wide landscaped strip between the building and the sidewalk. This frontage type is
appropriate along streets where the existing streetscape may not be conducive to pedestrian-
oriented ground floor retail or residential, such as where there is no on-street parking or where
streets are very wide. Ground floor entries shall still be provided along and connected to the
sidewalk.
(b)
Landscape Building Frontages shall conform to Figure 9.13 and the following standards:
i.
Front setback: the front façade of the building shall be setback from the street-facing lot
line a minimum of 1m and a maximum of 4.5m.
ii.
Ground floor height: the ground floor shall measure a minimum of 4.5m, floor-to-ceiling.
iii. Minimum building depth: buildings shall be a minimum of 10.0m deep.
iv. Building entrances: building entrances shall either be covered by an awning or canopy or
be covered by being recessed behind the front building façade. If an awning or canopy is
provided, it shall provide a minimum vertical clearance of 2.5m and a maximum clearance
of 4.5m. If only a recessed entry is provided, it shall be recessed behind the front façade a
minimum of 1.0m and a maximum of 1.8m.
v. Windows: transparent ground floor windows shall be provided along a minimum of twenty
percent (20%) of the ground floor, street-facing façade area.
vi. Primary entry doors: all buildings shall provide at least one (1) building entrance that faces
the street and is directly connected to the public sidewalk via a sidewalk measuring a
minimum of 1.8m wide.
vii. Service and utility equipment: building service and utility equipment and outdoor storage of
garbage and/or recycling is not permitted along the street-facing building façade or within
the required setback from build-to line.
Figure 9.13 Landscape Building Frontage
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 236 of 244
9.16.7.
Low Wall and Trellis Landscape Frontage
(a)
As set out in Figure 9.14, street-facing lot lines not occupied by buildings, driveways, or
pedestrian paths shall be screened with a low masonry or concrete wall and overhanging trellis
structure.
(b)
Low Wall and Trellis Landscape Frontage shall conform to the following standards:
i.
Along all public or private street-facing frontages, surface parking areas shall be screened
with a low wall and trellis along the build-to line. The low wall and trellis shall be setback a
minimum of 0m and a maximum of 1.5m from the build-to line. Any setback area between
the sidewalk and the wall shall be planted or paved with stamped concrete or masonry
pavers.
ii.
The underside of the trellis portion of a low wall and trellis shall be a minimum of 2.4m
above grade and a maximum of 4.1m above grade. The trellis shall be heavy timber or
steel (or a similar material) and shall consist of open structure with no decking or awning
material. The trellis shall have masonry, heavy timber, or steel (or similar metal) supporting
columns spaced no more than 9.0m on centre.
iii. The low wall portion of a low wall and trellis shall be a minimum of 0.5m and a maximum of
0.9m and have a minimum depth of 0.4m. The low wall shall be wood, masonry, and/or
concrete.
iv. Surface parking shall be setback a minimum of 1.0m from the low wall and trellis. Low
shrubs, groundcover, and climbing plants shall be provided in this area.
v. Openings in the low wall and trellis are allowed for pedestrian pathways, sidewalks, plazas,
and driveways.
Figure 9.14 Low Wall and Trellis Landscape Frontage
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 237 of 244
9.16.8.
Urban Fence or Wall Frontage
(a)
As set out in Figure 9.15, street-facing lot lines not occupied by buildings, driveways, or
pedestrian paths shall be screened with an open framework wall or fence of either metal, wood,
masonry, or a combination.
(b)
Urban Fence or Wall Frontage screening shall conform to the following standards:
i.
Along all public or private street-facing frontage, surface parking areas shall be screened
with a wall and/or fence along the build-to line. Walls shall be wood masonry, and/or
concrete; fences shall be made of wrought iron, steel, or a similar material (but not chain-
link) and shall be dark in colour. The fence shall be at least 0.6m high and no more than
0.9m high. Fences may be no more than fifty percent (50%) sight obscuring. The wall shall
be at least 0.6m high and no more than 0.9m high.
ii.
The Urban Fence or Wall Frontage shall be setback a maximum of 1.5m from the sidewalk.
The area between the urban fence or wall shall be hardscaped with either masonry pavers
or stamped concrete.
iii. The surface parking area shall be setback, at a minimum, an additional 1.5m to provide
room for required landscaping and stormwater infiltration and/or retention.
iv. In addition to the required fence or wall, trees and shrubs shall be provided. One large tree
is required every 9.0 linear metres minimum along all public or private street-facing
frontages, except where it is necessary to ensure adequate traffic visibility. The minimum
shrub height shall be the same as the height of the wall or fence, and the maximum height
shall be no more than 1.8m.
v. Openings in the urban fence or wall are allowed for pedestrian pathways, sidewalks,
plazas, and driveways.
vi. Ground cover plants shall fully cover any remaining landscaped area between the parking
area and the urban fence or wall.
Figure 9.15 Urban Fence or Wall
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 238 of 244
9.16.9.
Landscape Setback Frontage
(a)
As set out in Figure 9.16, street-facing lot lines not occupied by buildings, driveways, or
pedestrian paths shall be setback behind a planted landscape area consisting of trees, shrubs,
and groundcover plants.
(b)
Landscape Setback Frontages shall conform to the following standards:
i.
Along all public or private street-facing frontages, surface parking shall be setback a
minimum of 3.0m behind the build-to line.
ii.
The surface parking area shall be screened with a continuous row of hedges or shrubs
immediately adjacent to the parking area, except where there is a driveway. The shrubs
shall be a minimum of 0.6m high and shall be mostly opaque year-round.
iii. In addition to the required shrubs, one (1) large tree is required every 9.0 linear metres
minimum along all public or private street-facing frontages. The shrubs/hedge shall be
interrupted with a gap of up to 0.6m wide in order to accommodate trees.
iv. Grass or ground cover plants shall fully cover the remainder of the landscaped area
between the parking area and the sidewalk.
v. A 0.9m high masonry wall may be substituted for the shrubs but the trees and groundcover
plants are still required.
vi. Openings in the setback are allowed for pedestrian pathways, sidewalks, plazas, and
driveways.
Figure 9.16 Landscape Setback
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 239 of 244
9.17.
Special Urban Design Regulations
9.17.1.
Introduction
(a)
The regulations in this section are required for all development in the Downtown Major
Redevelopment Zone and the Franklin Avenue Re-Urbanization Zone. The regulations in this
section are also required for buildings greater than 1,000.0sq m in the Neighbourhood
Stabilization Zone and the Recreation Zone. These regulations are applied in addition to the
development standards for site design, street types, and building frontage types and landscape
frontage types. In conjunction with the other applicable development standards, the purpose of
these design regulations is to ensure achievement of a high-quality public realm and building
design.
(b)
The special urban design regulations are as follows:
9.17.2.
Regulations for High Quality Public Realm
(a)
Design quality: plan rights-of-way, and public open space as if they were outdoor rooms,
designed with the same care to circulation, proportion of space, quality of materials, comfort,
safety and attractiveness as indoor rooms.
(b)
Through block connection frontage: orient building elements such as main entries, lobbies,
windows, and balconies to face through block connections and public open space. Create a
pedestrian-friendly environment within through block connections and adjoining public spaces
by orienting façades, entrances, outdoor seating areas, canopies, landscaping and other
features that lend visual interest and a human scale.
(c)
Seating opportunities: include a wide variety of seating opportunities in the design of public
open space, including benches, widened windowsills, widened edges of landscape planters, or
wide steps. Integrated seating for pedestrians should be oriented to the active edge of the
parcel, the main entry of the building, or toward a corner.
(d)
Through block connection weather protection: develop integrated weather protection systems at
the sidewalk-level to mitigate the effects of harsh weather, glare, shadow and reflection on
pedestrian environment.
(e)
Public art: consider including public art that meets a high standard of quality and permanence
as part of a through block connection, ensuring that while the public art may be located on
private land, it is visible and accessible to the public. Encourage public art as an integral part of
larger developments and parcels.
9.17.3.
Regulations for Buildings
(a)
Quality and permanence: use design principles, construction techniques and building materials
that promote quality, permanence and adaptability in buildings.
(b)
Location of services and equipment: building mechanical equipment that produces offensive
odours, noise, and/or air movement should be located so as not to negatively impact the
pedestrian environment. Incorporate service areas for large vehicle access in a manner that
does not detract from the pedestrian environment. These service and equipment areas include
loading areas, recycling dumpsters, trash collection and storage areas, and vehicle access
locations.
(c)
Pedestrian-scaled signage and lighting: develop integrated identification, sign, and sidewalk
oriented night-lighting systems that offer safety, interest, and diversity to the pedestrian.
(d)
Barrier free access: integrate access systems for all people with the building's overall design
concept. Ensure barrier-free design features that facilitate movement for all people, such as
elevators, lifts, and ramps, are well integrated into the overall design concept.
(e)
Parking structure design: orient and screen parking structures to minimize exposure and
visibility of parking floors along the street-facing façade. Incorporate materials, colours and
façade articulation to de-emphasize the visual difference between parking structure screening
and habitable space within the same or adjacent buildings.
(f)
Building location: locate buildings to frame the public spaces and streets, and create strong
edges to the outdoor urban realm. Locate buildings in the perimeter of the block, allowing for
courtyards in the interior.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 240 of 244
(g)
Weather protection: incorporate features like covered sidewalks, walkways and atriums that
provide shelter from the extreme cold weather conditions that characterize the local climate.
(h)
Skyline: design individual building roofs to create visual interest and to ensure they work
together to form a cohesive and attractive skyline. Consider tall buildings that cluster together,
particularly in the downtown unlimited height area, the Franklin transit nodes and gateways, as
sculptural peaks that mark a specific neighbourhood in the City Centre Special Area. These
neighbourhood markers work together as sculptural features to create a sense of drama,
enhance the image of and call attention to the City Centre Special Area as a whole.
(i)
Building rooftops: design rooftops to contribute positively to the skyline and to establish a
signature image for the district and the city as a whole. Locate necessary building functions
such as heating, ventilating and air conditioning systems, elevator penthouses, and other
structures such as transmission towers to mitigate visual impacts, and to integrate them into the
design of rooftop architecture. Develop rooftops as habitable space to offer special view
opportunities from the tops of buildings.
(j)
Corners: highlight building corners by varying building heights, changing the façade plane, with
large windows, awnings, canopies, marquees, signs, or pedestrian entrances. Locate flexible
sidewalk-level retail opportunities at building corners.
(k)
Towers: design and orient towers to maximize views, sun exposure at the street level, through
block connection and adjoining open space, and to articulate the downtown skyline.
(l)
Podiums: enhance podium roofs when they are visible from adjacent developments through the
use of patios, gardens or green roofs.
(m) Within the SCL2 areas, encourage development of buildings of various heights to create
variation along the skyline in these areas, and to reduce shadow impacts on adjacent parkland.
Development of rows of buildings with similar heights in these areas is not encouraged.
9.17.4.
Regulations for Specific Streets and Gateways
(a)
MacDonald Avenue: locate buildings along MacDonald Avenue to provide a rhythm of fine-
grained retail establishments with direct access to the street that contain numerous shop fronts,
entrances, and a variety of textures and building materials to enhance the pedestrian
environment.
(b)
Gateways: orient building and landscaping features toward designated gateways to identify
district entrances and transitions from one land use district to another. Building features such as
arches, arcades, columns and landscape features such as fountains, planting and sculptural art
can be used to define gateways.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 241 of 244
10.
PART 10 WILDFIRE RECOVERY OVERLAY
10.1.
Purpose of Overlay and Intention of Council
10.1.1.
The purpose of this Overlay is to address the situation that has arisen as a result of the widespread
destruction of properties within the Overlay Area, caused by the wildfire of May 2016.
10.1.2.
The intention of Council is to establish a legal and land use planning framework for the Overlay Area
that will provide certainty to owners whose properties were destroyed or damaged beyond repair, with
respect to their available re-development options and the requirements they shall meet to be assured
of obtaining development approval to rebuild.
10.2.
Overlay Area
10.2.1.
The Overlay Area consists of the areas shown within the red lines on Map 2 in Appendix A.
10.3.
Application
10.3.1.
This Part 10 applies only to lots or parcels of land within the Overlay Area that are within the following
land use classifications:
(a)
R1, excluding Lots 1-10, Block 5, Plan 9624015;
(b)
R2, excluding Plan 7521170; Plan 0122155; Plan 0720372; Plan 0620508, Plan 1120015;
(c)
R1M;
(d)
C2 (in the Waterways area only),
(e)
DC (in the Waterways area only).
10.4.
Over-riding Effect of Overlay
10.4.1.
Within the Overlay Area and in respect of lots or parcels of land that are zoned as set out in Part 10
Section 10.3 above, the provisions of this Part 10 apply notwithstanding anything to the contrary in this
Bylaw. The range of possible uses on lots or parcels of land within the Overlay Area that are zoned as
set out in Part 10 Section 10.3 above are the uses described in other provisions of this Bylaw for the
applicable land use classifications unless modified explicitly by, or by necessary implication from, a
provision of this Part 10. If there is an inconsistency or conflict between any provision of this Part 10
and any other provision of this Bylaw, the provisions of this Part 10 shall prevail within the Overlay
Area.
10.5.
Interpretation of Terms
10.5.1.
In this Part 10:
(a)
A reference to an application for a development permit means an application for which all
necessary supporting information and documentation (including all relevant agreements
affecting the property in question and all instruments registered on title) has been provided by
the applicant to the satisfaction of the Development Authority, and in respect of which the
Development Authority has notified the applicant in writing that the application is complete.
(b)
Despite Part 1 Section 1.9 of this bylaw, "Building Footprint" means the area and configuration
of the ground floor of a building, measured from the exterior walls, including an attached garage
but not including any projections.
(c)
"Multi-Site Development" means a group of three (3) or more contiguous lots upon which some
or all of the dwelling units and accessory buildings (if any) are attached or semi-attached to
each other and the total configuration of structures comprises a distinct development separate
and apart from any other development outside the contiguous lot group.
(d)
"Multi-Site Rebuilding Plan-pre-existing" means a plan for rebuilding a Multi-Site Development
in its entirety either just as it was immediately prior to the May 2016 wildfire, or with changes
only to the location or size or configuration of any accessory buildings that were part of the pre-
wildfire Multi-Site Development.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 242 of 244
(e)
"Multi-Site Rebuilding Plan-new" means a plan for rebuilding a Multi-Site Development in its
entirety on the same group of contiguous lots or parcels of land as immediately prior to the May
2016 wildfire but with changes to location of lot lines or locations of principal buildings or
involving conversion of some or all of the Multi-Site Development to different types of residential
use (for example, from townhomes to detached or semi-detached dwelling units).
(f)
"New Building Footprint" means a building to be constructed that differs in size, location on the
lot, or building type as compared to the development lawfully in existence on that lot
immediately prior to the wildfire.
(g)
"Pre-Existing Building Footprint" means a building that is the same size, in the same location on
the lot, and of the same building type as compared to the development lawfully in existence on
that lot immediately prior to the wildfire. For greater clarity and certainty: a development permit
application to rebuild destroyed or damaged structures that does not impact more than two (2)
lots or parcels of land or dwelling units, is not a Multi-Site Rebuilding Plan even though it may
involve or include, without limitation: conversion of pre-wildfire townhouse developments to
either single detached dwellings or semi-detached dwellings, or conversion of all or a portion of
a block, street or neighbourhood to one or more new residential uses that may involve new lot
lines or subdivisions or different building footprints or different types of residential uses as
compared to the lot lines or subdivisions, building footprints or residential uses that existed
immediately prior to the wildfire.
10.6.
Discretionary Uses Subject to Specific Council Direction
10.6.1.
All land uses within the Overlay Area are discretionary uses but the discretion of the Development
Authority to refuse to issue a development permit, or to issue a development permit with conditions, is
subject to the specific directions of the Council set out in this Part 10.
10.7.
Council Direction to the Development Authority - All Parts of the Overlay Area
10.7.1.
The Development Authority, in exercising its authority and discretion to make decisions on
development permit applications for lots or parcels of land within the Overlay Area, may impose site-
specific conditions upon a development permit as it deems advisable to address technical, planning or
land use issues that are unique to a property or to a limited number of properties, including a
requirement to consolidate titles or obtain subdivision approval where appropriate, and including a
requirement to obtain from an adjacent property owner any easement over the adjacent property that
in the opinion of the Development Authority is necessary to provide adequate access for maintenance
of a development located anywhere in the Overlay Area, regardless of whether an instrument
described as an easement or restrictive covenant is already registered either directly or by way of
caveat on any relevant title.
10.7.2.
The Development Authority shall not refuse to issue a development permit for a single detached
dwelling within the Overlay Area, solely on the basis that the lot in respect of which the development
permit is applied for is too small in width, length or area to meet the development regulations for such
developments set out in other parts of this Bylaw. It is the intention of the Council that single detached
dwelling developments on residential lots that meet the setback requirements of this Bylaw shall be
allowed within the Overlay Area.
10.8.
Council Direction to the Development Authority - R1, R1M (Waterways area only) and
C2 Districts
10.8.1.
An application for development approval to rebuild on a lot zoned R1, R1M (Waterways area only) or
C2 shall be approved by the Development Authority, with or without conditions as described in Section
10.7 of this Part 10:
(a)
regardless of whether the proposed rebuild development conforms to the development
regulations set out in other provisions of this Bylaw, if the building footprint of the proposed
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 243 of 244
rebuild development is the same as that of the development that lawfully existed on that lot
immediately prior to the wildfire; or
(b)
provided that the proposed rebuild development conforms to the development regulations set
out in other provisions of this Bylaw, if the building footprint of the proposed development is not
the same as that of the development that lawfully existed on that lot immediately prior to the
wildfire.
10.9.
Council Direction to the Development Authority - R2 and R1M (Abasand area only)
Districts
10.9.1.
Rebuilding to Pre-Existing Building Footprints - not more than two (2) lots
(a)
When an application for approval to rebuild on a lot zoned R2 or R1M (Abasand area only) is for
a proposed development that:
i.
would be constructed to a Pre-Existing Building Footprint that was lawfully in existence
immediately prior to the wildfire; and
ii.
is not part of a Multi-Site Rebuilding Plan; then a development permit with or without
conditions as described in Section 10.7 of this Part 10 shall be issued by the Development
Authority regardless of whether the proposed development conforms to the development
regulations set out in other provisions of this Bylaw, provided that either:
(b)
the proposed rebuild development would not be attached to another rebuild development on an
adjacent lot; or
(c)
if the proposed rebuild development would be attached to only one (1) other rebuild
development on an adjacent lot that meets conditions (a) and (b) of this Part 10 Section 10.9.1,
the development permits for the two (2) rebuild developments are being issued at the same
time.
10.9.2.
Rebuilding to New Building Footprints - not more than two (2) lots
(a)
When an application for approval to rebuild on a lot or lots zoned R2 or R1M (Abasand area
only) is for a proposed development that:
i.
may or may not be on a lot or lots that formed part of a Multi-Site Development
immediately prior to the wildfire;
ii.
would be constructed to a New Building Footprint; and
iii. is not part of a Multi-Site Rebuilding Plan; then a development permit with or without
conditions as described in Section 10.7 of this Part 10 shall be issued by the Development
Authority if the proposed development conforms to the development regulations, including
but not limited to, setbacks, height restrictions on buildings and fences, maximum density
and on-site parking requirements, as set out in other provisions of this Bylaw, provided
that:
iv. the proposed rebuild development:
1. would not be attached to another rebuild development on an adjacent lot; or,
2. would be attached to only one (1) other rebuild development on an adjacent lot that
meets conditions (a) and (b) of Part 10 Section 10.9.1 or of Part 10 Section 10.9.2 and
the development permits for the two (2) rebuild developments are being issued at the
same time; and,
3. in the case of a proposed rebuild development on a lot or lots that formed part of a
Multi-Site Development immediately prior to the wildfire, would not in the opinion of
the Development Authority have the effect of removing all re-development options for
any other lot or parcel of land that was part of the pre-wildfire Multi-Lot Development.
10.9.3.
Rebuilding to a Multi-Site Rebuilding Plan
(a)
When a development permit application for approval to rebuild on a lot zoned R2 or R1M
(Abasand only) is part of a Multi-Site Rebuilding Plan-Pre-Existing, then a development permit
or development permits for the Multi-Site Rebuilding Plan--Pre-existing with or without
conditions as described in Part 10 Section 10.7 shall be issued by the Development Authority
regardless of whether the proposed new development conforms to the development regulations
set out in other provisions of this Bylaw.
Schedule A - Bylaw No. 26/001
Regional Municipality of Wood Buffalo - Land Use Bylaw Page 244 of 244
(b)
When a development permit application for approval to rebuild on a lot zoned R2 or R1M
(Abasand only) is part of a Multi-Site Rebuilding Plan-New, then a development permit or
development permits for the Multi-Site Rebuilding Plan-New with or without conditions as
described in Part 10 Section 10.7 shall be issued by the Development Authority, if:
i.
the Multi-Site Rebuilding Plan-New as a whole conforms to development regulations,
including but not limited to, setbacks, height restrictions on buildings and fences, maximum
density and on-site parking requirements, as set out in other provisions of this Bylaw; and
ii.
in the opinion of the Development Authority the proposed Multi-Site Rebuilding Plan-New
would not have the effect of removing all re-development options for any lot or parcel of
land that was part of the pre-wildfire Multi-Site development but is not included within the
Multi-Site Rebuilding Plan-New.
10.10.
General Provisions
10.10.1.
Voluntary Waiver of Claims
(a)
A development for which a development permit has been issued under this Part 10 may be
commenced before the time period for appeal to the Board has expired, if:
i.
no appeal has been made by any person, including an appeal of conditions by the
development permit holder; and,
ii.
the development permit holder has executed and delivered to the Development Authority a
Voluntary Waiver of Claims in the form set out in Appendix C to this Part 10.
10.10.2.
Public Notice Provisions
(a)
When a development permit has been issued under the provisions of either Part 10 Section
10.9.2 or Part 10 Section 10.9.3 (b), then in addition to any other applicable notice provision the
Development Authority shall ensure that notice of the development permit is posted to the
Municipality's public website with a specific notation that the approved development is not to the
same building footprint as existed prior to the wildfire, and the notice shall remain on the
Municipality's public website until the time for appeal to the Board has expired.
10.10.3.
Modifications to the Application of Certain Provisions of Land Use Classifications
(a)
Within the Overlay Area the following regulations or requirements of land use classifications
shall prevail over provisions of this Bylaw that apply outside the Overlay Area:
i.
In the R1M (Mixed Form Single Detached Residential) District, replacement of previously
existing single detached dwellings with mobile homes is allowed at the discretion of the
Development Authority.
ii.
In the R2 (Low Rise Medium Density Residential) district the width of one (1) only of the
interior side yards of any lot may be reduced to zero if:
1. the building design and construction provides for all roof drainage to be directed to the
lot itself (with subsequent flow to the municipal storm drainage system) and does not
provide for drainage to any adjacent lot; and,
2. a 1.0m wide maintenance easement is obtained from the owner of the lot adjacent to
the reduced side yard, and is registered against the title to that adjacent lot.
iii. In the C2 (Main Street District) district:
1. front yard setbacks shall be not less than 1.0m and not more than 3.0m;
2. rear yard setbacks shall be not less than 4.6m;
3. there is no restriction on gross floor area for any individual business premises.
iv. In the DC (Direct Control) district, a development permit to rebuilt the same or substantially
the same development that lawfully existed immediately prior to the wildfire may be issued
with or without conditions by the Development Authority, with no requirement to bring the
application to Council.
126
113
91
111
85
90
92
121
95
84
117
99
76
82
122
97
120
79
87
106
86
116
119
103
102
81
112
107
104
93
83
115
80
77
109
96
124
98
108
110
118
101
100
125
105
114
94
88
78
123
89
1
12
8
5
9
10
11
13
4
2
14
7
3
6
Wood Buffalo
National park
Fort McKay
Anzac
Saprae
Creek Estates
Conklin
Janvier
Fort
Fitzgerald
Fort
Chipewyan
Fort
McMurray
Range
Township
Rural
District
Rural
District
Municipal Boundary
First Nation Reserves
Rural District
Wood Buffalo National Park
.
0
50
100
25
km
THE ACCURACY & COMPLETENESS OF INFORMATION
SHOWN ON THIS DRAWING IS NOT GUARANTEED. IT
WILL BE THE RESPONSIBILITY OF THE USER OF THE
INFORMATION SHOWN ON THIS DRAWING TO LOCATE &
ESTABLISH THE PRECISE LOCATION OF ALL EXISTING
INFORMATION WHETHER SHOWN OR NOT.
MAP 1: RURAL DISTRICT
Draper
GLE
Appendix A
ROSS
HAVEN DRIVE
ATHABASCA
AVENUE
PLAMONDON
DRIVE
SANDPIPER
ROAD
CONFEDERATION
WAY
SITKA
DRIVE
PARSONS CREEK
DRIVE
GROUSE
WAY
SPARROW
HAWK
DRIVE
RAINBOW
CREEK
DRIVE
SIGNAL ROAD
TUNDRA
DRIVE
MACALPINE
CRESCENT
MACKAY
CRESCENT
GREGOIRE
DRIVE
CLEARWATER DRIVE
HARDIN ST
MAIN ST
FRANKLIN AVENUE
HOSPITAL ST
RIEDEL ST
ALBERTA
DRIVE
MCLEOD ST
CENTENNIAL DRIVE
EYMUNDSON
ROAD
REAL MARTIN DRIVE
LIMESTONE LINK
PAULSON
ST
FITZGERALD AVENUE
TIMBERLINE
DRIVE
CARTIER ROAD
CARTERET
DRIVE
ABRAHAM DRIVE
MILLENNIUM
DRIVE
TOWER ROAD
CALLEN
DRIVE
WALNUT
CRESCENT
BRETT
DRIVE
THICKET
DRIVE
PROSPECT
DRIVE
HERITAGE DRIVE
THICKWOOD
BOULEVARD
FALCON
DRIVE
GREY
CRESCENT
BEAR
PAW
DRIVE
LANDFILL DRIVE
FRASER AVENUE
HINGE
ROAD
HIGHFIELD
ST
PAQUETTE
DRIVE
GREENWICH
LANE
MUSTANG ROAD
MACKENZIE BOULEVARD
A FRAME ROAD
WILLIAMS
DRIVE
SAPRAE
CREEK
TRAIL
MACDONALD AVENUE
CHESTNUT WAY
WOLFF
WAY
GREELY ROAD
DIXON ROAD
LODGEPOLE
WAY
SMALLWOOD
ST
DOMINION
DRIVE
SNOWY
OWL
WAY
LOUTIT
ROAD
BLACKBURN
DRIVE
WILD
ROSE
ST
ASH
WAY
WARREN
WAY
MANNING AVENUE
BIGGS AVENUE
ELM ST
CREE ROAD
SILTSTONE
PLACE
KING ST
MORRISON ST
RAILWAY AVENUE
QUEEN ST
KIRSCHNER
WAY
PACIFIC
CRESCENT
TOLEN DRIVE
LOUGHEED
DRIVE
BURTON
PLACE
GORDON AVENUE
KILLDEER
WAY
QUARRY
RIDGE
DRIVE
WOODLAND
DRIVE
WOLVERINE
DRIVE
SNOW EAGLE DRIVE
DICKINS
DRIVE
CORNWALL
DRIVE
SAKITAWAW TRAIL
HARPE
WAY
WILSON
DRIVE
CARDINAL
DRIVE
BEACON HILL DRIVE
MEMORIAL DRIVE
ELMORE
DRIVE
MANCHESTER WAY
BARBER
DRIVE
FULLERTON
DRIVE
SIFTON
AVENUE
BUSSIERES
DRIVE
EGLERT
DRIVE
BLANCHETT
ROAD
HILLCREST
DRIVE
DRAPER ROAD
DEEP
ROAD
TRILLIUM
ROAD
DUNCAN
DRIVE
MCKINLAY
CRESCENT
63-NORTH HIGHWAY
ABASAND
DRIVE
HILL
DRIVE
SOL PARK DRIVE
GRAVELSTONE
ROAD
MACDONALD DRIVE
COVENTRY DRIVE
PARENT WAY
WOODWARD
LANE
686-WEST HIGHWAY
ROMAR ST
SILIN
FOREST
ROAD
MACDONALD
CRESCENT
SNOW BIRD
WAY
ERMINE
CRESCENT
686-EAST HIGHWAY
BOREAL
AVENUE
PENHORWOOD ST
SALINE
CREEK
PARKWAY
MACLENNAN
CRESCENT
SAPRAE CRESCENT
WOP MAY WAY
GARDEN LANE
63-SOUTH HIGHWAY
FALCONER
CRESCENT
POWDER
DRIVE
NORTH PARSONS
GATEWAY
GREGOIRE
CRESCENT
BERENS
PLACE
Athabasca River
The Snye
PRA2
PRA
CBD1
PRA1
BOR1
FRA1
SCL1
R1
R1E
R1M
A
R2
CR
R3
R4
RMH
C1
C2
C3
C4
C5
PS
PR
EP
UE
IL
IM
IH
SH
SE1
RD
DC
DC-C4
DC-MI
DC-PR
DC-RMH
Reserve
RIVF
MAP 2: URBAN SERVICE AREA
Date Saved: 4/8/2026
0
5,000
2,500
Meters
.
Land Use Districts
A - Airport
C2 - Local Commercial
C3 - Community Commercial
C4 - Highway Commercial
C5 - Large Format Retail
CR - Country Residential
DC - Direct Control
DC-MI - Direct Control MacDonald Island
EP - Environmental Preservation
IH - Heavy Industrial
IL - Light Industrial
IM - Medium Industrial
PR - Parks and Recreation
PS - Public Service
R1 - Low Density Residential
R1E - Estate Residential
R4 - High Density Residential
RD - Rural District
UE - Urban Expansion
Wildfire Recovery Overlay
THE ACCURACY & COMPLETENESS OF INFORMATION
SHOWN ON THIS DRAWING IS NOT GUARANTEED. IT
WILL BE THE RESPONSIBILITY OF THE USER OF THE
INFORMATION SHOWN ON THIS DRAWING TO LOCATE &
ESTABLISH THE PRECISE LOCATION OF ALL EXISTING
INFORMATION WHETHER SHOWN OR NOT.
SH - Small Holdings
R1M - Mixed Form Low Density Residential
SE1 - Suburban Estate Residential 1
R2 - Low-Rise Medium Density Residential
R3 - Mid-Rise Medium Density Residential
RMH - Mobile Home Residential
C1 - Main Street
SE2 - Suburban Estate Residential 2
DC-C4 - Direct Control Highway Commercial
DC-RMH-Direct Control Mobile Home Residential
City Centre LUB
DC-PR - Direct Control Parks and Recreation
(BL 25/013; 26/005)
UE
IM
R1
C4
C2
DC
R2
IH
PS
R3
IL
C3
PR
EP
R4
C1
HERITAGE
DRIVE
SANDPIPER ROAD
CONFEDERATION
WAY
BLUE
JAY ROAD
GROUSE
WAY
LIMESTONE LINK
PAULSON
ST
STONECREEK
LANDING
PROSPECT
DRIVE
EAGLE
RIDGE
BOULEVARD
SANDSTONE
LANE
TAIGANOVA CRESCENT
686-WEST HIGHWAY
GROSBEAK
WAY
FALCON DRIVE
LOUTIT ROAD
SHALESTONE
WAY
SILTSTONE PLACE
DIAMONDSTONE
RIDGE
MEMORIAL
DRIVE
GREBE
ROAD
686-EAST HIGHWAY
GRAVELSTONE
ROAD
RIVERSTONE
RIDGE
FOREST
ROAD
63-SOUTH HIGHWAY
BOREAL
AVENUE
63-NORTH HIGHWAY
Athabasc
a
River
MAP 3: TAIGANOVA - POWER CENTRE
Land Use Districts
C1 - Main Street Commercial
C2 - Local Commercial
C3 - Community Commercial
C4 - Highway Commercial
DC - Direct Control
EP - Environmental Preservation
IH - Heavy Industrial
IL - Light Industrial
IM - Medium Industrial
PR - Parks and Recreation
PS - Public Service
R1 - Low Density Residential
R2 - Low-Rise Medium Density Residential
R3 - Mid-Rise Medium Density Residential
R4 - High Density Residential
UE - Urban Expansion
Date Saved: 11/29/2024
0
250
500 m
.
THE ACCURACY & COMPLETENESS OF INFORMATION
SHOWN ON THIS DRAWING IS NOT GUARANTEED. IT
WILL BE THE RESPONSIBILITY OF THE USER OF THE
INFORMATION SHOWN ON THIS DRAWING TO LOCATE &
ESTABLISH THE PRECISE LOCATION OF ALL EXISTING
INFORMATION WHETHER SHOWN OR NOT.
Appendix A
R1
RMH
R3
C1
C3
PR
R2
EP
C5
PS
UE
686-WEST HIGHWAY
PROSPECT
DRIVE
PEARL
BAY
RAINBOW
CREEK
DRIVE
PAQUETTE
DRIVE
CALLEN
DRIVE
WALNUT
CRESCENT
STONECREEK
LANDING
HERITAGE DRIVE
PINNACLE
PLACE
CHESTNUT WAY
HAWTHORN WAY
MILLENNIUM
DRIVE
DIXON
ROAD
LODGEPOLE
WAY
CLARKSON
ST
COLLICOTT DRIVE
BLACKBURN DRIVE
NICHOLSON
DRIVE
PLISKA
CRESCENT
DAFOE
WAY
WILD
ROSE
ST
ASH
WAY
ELM ST
DAKIN
DRIVE
SILTSTONE PLACE
HUBERMAN
WAY
FIREWEED
CRESCENT
TRILLIUM ROAD
BALSAM
WAY
FIR
ST
SHORE ST
IRIS
WAY
LYNX
CRESCENT
CHALIFOUR ST
VIOLET
ST
CEDAR
ST
686-EAST HIGHWAY
NORTH PARSONS
GATEWAY
NORTH
PARSONS
GATEWAY
COVENTRY DRIVE
MAP 4: PARSONS CREEK
Land Use Districts
C1 - Main Street
C3 - Community Commercial
C5 - Large Format Retail
EP - Environmental Preservation
PR - Parks and Recreation
PS - Public Service
R1 - Low Density Residential
R2 - Low-Rise Medium Density
R3 - Mid-Rise Medium Density
RMH - Mobile Home Residential
UE - Urban Expansion
Date Saved: 11/29/2024
0
250
500 m.
THE ACCURACY & COMPLETENESS OF INFORMATION
SHOWN ON THIS DRAWING IS NOT GUARANTEED. IT
WILL BE THE RESPONSIBILITY OF THE USER OF THE
INFORMATION SHOWN ON THIS DRAWING TO LOCATE &
ESTABLISH THE PRECISE LOCATION OF ALL EXISTING
INFORMATION WHETHER SHOWN OR NOT.
Appendix A
R1E
R4
EP
R1M
C3
C4
C2
PS
R1
IL
R2
IH
IM
R3
PR
RMH
UE
C1
DC-RMH
PLAMONDON
DRIVE
SANDPIPER
ROAD
CONFEDERATION
WAY
SWALLOW
WAY
PARSONS
CREEK
DRIVE
GROUSE
WAY
SPARROW
HAWK
DRIVE
RAINBOW CREEK
DRIVE
DIEFENBAKER DRIVE
LIMESTONE
LINK
PAULSON
ST
POWDER
DRIVE
CARTIER ROAD
CARTERET
DRIVE
WOODPECKER
WAY
MILLENNIUM
DRIVE
TOWER ROAD
WALNUT
CRESCENT
BRETT
DRIVE
TIMBERLINE
DRIVE
PROSPECT
DRIVE
FALCON DRIVE
BEAR
PAW
DRIVE
DIXON
ROAD
PAQUETTE
DRIVE
WATERHOUSE ST
LAFFONT
WAY
CHESTNUT WAY
HAWTHORN
WAY
JUNIPER
ST
LODGEPOLE
WAY
GROSBEAK
WAY
DOMINION
DRIVE
SNOWY
OWL
WAY
LOUTIT
ROAD
BLACKBURN DRIVE
DAFOE
WAY
PLISKA
CRESCENT
LAURIER
ROAD
WILD
ROSE
ST
CALLEN
DRIVE
ASH
WAY
BREUKEL
CRESCENT
CRANE
RISE
ELM ST
CREE ROAD
SILTSTONE
PLACE
LOUGHEED
DRIVE
BURTON
PLACE
DIAMONDSTONE
RIDGE
KILLDEER
WAY
HARPE WAY
PINTAIL
PLACE
CAOUETTE
CRESCENT
BARBER
DRIVE
LINDSTROM
CRESCENT
FIREWEED
CRESCENT
BUSSIERES
DRIVE
EGLERT
DRIVE
BLANCHETT
ROAD
TRILLIUM
ROAD
MCKINLAY CRESCENT
BALSAM
WAY
FIR
ST
GRAVELSTONE
ROAD
RIVERSTONE
RIDGE
HOEHNE
ST
BROSSEAU
CRESCENT
VIOLET
ST
CEDAR
ST
MEMORIAL DRIVE
BEATON
PLACE
MILLENNIUM
GATE
ARCHIBALD
CLOSE
BURNS
PLACE
EAGLE RIDGE GATE
MAP 5: TIMBERLEA-STONECREEK-EAGLE RIDGE
Land Use Districts
C1 - Main Street
C2 - Local Commercial
C3 - Community Commercial
C4 - Highway Commercial
DC-RMH -Direct Control Mobile Home Residential
EP - Environmental Preservation
IH - Heavy Industrial
IL - Light Industrial
IM - Medium Industrial
PR - Parks and Recreation
PS - Public Service
R1 - Low Density Residential
R1E - Estate Residential
R1M - Mixed Form Low Density Residential
R2 - Low-Rise Medium Density
R3 - Mid-Rise Medium Density
R4 - High Density Residential
RMH - Mobile Home Residential
UE - Urban Expansion
Date Saved: 1/29/2025
0
250
500 m
.
THE ACCURACY & COMPLETENESS OF INFORMATION
SHOWN ON THIS DRAWING IS NOT GUARANTEED. IT
WILL BE THE RESPONSIBILITY OF THE USER OF THE
INFORMATION SHOWN ON THIS DRAWING TO LOCATE &
ESTABLISH THE PRECISE LOCATION OF ALL EXISTING
INFORMATION WHETHER SHOWN OR NOT.
Appendix A
R1M
R1E
C2
C3
PR
R2
PS
R1
R3
RMH
EP
UE
DC
DC-PR
BRETT
DRIVE
ROSS
HAVEN
DRIVE
SITKA DRIVE
SIGNAL
ROAD
TUNDRA
DRIVE
EYMUNDSON
ROAD
REAL MARTIN DRIVE
ABRAHAM
PLACE
TIMBERLINE
DRIVE
ABRAHAM DRIVE
TOWER ROAD
THICKET
DRIVE
KILLDEER WAY
THICKWOOD
BOULEVARD
HINGE
ROAD
HIGHFIELD ST
WILLIAMS
DRIVE
WOLFF
WAY
SIMCOE
WAY
WARREN
ROAD
WARREN
WAY
CREE ROAD
BURTON
PLACE
WOODLAND
DRIVE
WOLVERINE
DRIVE
SILVER
SPRINGS
DRIVE
DICKINS
DRIVE
CORNWALL
DRIVE
LEIGH
CRESCENT
COCHRANE
CRESCENT
WILSON
DRIVE
WEBB DRIVE
CARDINAL
DRIVE
MEMORIAL DRIVE
ELMORE
DRIVE
FULLERTON
DRIVE
SIFTON AVENUE
EGLERT
DRIVE
HILLCREST
DRIVE
DEEP
ROAD
ROGERS
CRESCENT
DUNCAN
DRIVE
WESTWOOD
DRIVE
CONFEDERATION
WAY
BROSSEAU
CRESCENT
WOODWARD
LANE
SPRUCE ST
ROMAR ST
SILIN FOREST
ROAD
ERMINE
CRESCENT
TAMARACK
WAY
SILICA
PLACE
MAP 6: THICKWOOD-DICKINSFIELD
Land Use Districts
C2 - Local Commercial
C3 - Community Commercial
DC - Direct Control
DC-PR - Direct Control Parks and Recreation
EP - Environmental Preservation
PR - Parks and Recreation
PS - Public Service
R1 - Low Density Residential
R1E - Estate Residential
R1M - Mixed Form Low Density Residential
R2 - Low-Rise Medium Density
R3 - Mid-Rise Medium Density
RMH - Mobile Home Residential
UE - Urban Expansion
0
250
500 m
.
THE ACCURACY & COMPLETENESS OF INFORMATION
SHOWN ON THIS DRAWING IS NOT GUARANTEED. IT
WILL BE THE RESPONSIBILITY OF THE USER OF THE
INFORMATION SHOWN ON THIS DRAWING TO LOCATE &
ESTABLISH THE PRECISE LOCATION OF ALL EXISTING
INFORMATION WHETHER SHOWN OR NOT.
Appendix A
RD
RMH
R1
R2
UE
PS
EP
PR
WATERHOUSE ST
CARTERET
DRIVE
CREE ROAD
SWANSON CRESCENT
TOWER ROAD
MAP 7: TOWER ROAD
Land Use Districts
EP - Environmental Preservation
PR - Parks and Recreation
PS - Public Service
R1 - Low Density Residential
R2 - Low-Rise Medium Density
RD - Rural District
RMH - Mobile Home Residential
UE - Urban Expansion
Date Saved: 11/29/2024
0
250
500 m .
THE ACCURACY & COMPLETENESS OF INFORMATION
SHOWN ON THIS DRAWING IS NOT GUARANTEED. IT
WILL BE THE RESPONSIBILITY OF THE USER OF THE
INFORMATION SHOWN ON THIS DRAWING TO LOCATE &
ESTABLISH THE PRECISE LOCATION OF ALL EXISTING
INFORMATION WHETHER SHOWN OR NOT.
Appendix A
UE
DC-MI
EP
PR
RIVF
C.A.
KNIGHT WAY
MACDONALD
DRIVE
Athabasca
River
Cl
earwater Ri
ver
The Snye
MAP 8: MACDONALD ISLAND
Land Use Districts
DC-MI - Direct Control MacDonald Island
EP - Environmental Preservation
PR - Parks and Recreation
UE - Urban Expansion
Date Saved: 11/29/2024
0
100
200 m .
THE ACCURACY & COMPLETENESS OF INFORMATION
SHOWN ON THIS DRAWING IS NOT GUARANTEED. IT
WILL BE THE RESPONSIBILITY OF THE USER OF THE
INFORMATION SHOWN ON THIS DRAWING TO LOCATE &
ESTABLISH THE PRECISE LOCATION OF ALL EXISTING
INFORMATION WHETHER SHOWN OR NOT.
Appendix A
UE
R1M
RIVF
SR1
PRA2
C2
PRA
R1
CBD1
PRA1
PR
RMH
PS
BOR1
FRA1
R2
SCL1
EP
R3
C1
DC
ATHABASCA AVENUE
CLEARWATER
DRIVE
HARDIN ST
MAIN ST
FRANKLIN AVENUE
HOSPITAL ST
ALBERTA DRIVE
CENTENNIAL DRIVE
MCLEOD ST
RIEDEL ST
FITZGERALD AVENUE
FRASER AVENUE
ATKINSON LANE
RICHARD ST
MACDONALD AVENUE
MANNING
AVENUE
BIGGS AVENUE
KING ST
MORRISON ST
QUEEN ST
GORDON AVENUE
HAINEAULT ST
FATHER MERCREDI ST
NIXON ST
MEMORIAL DRIVE
TOLEN
DRIVE
MACIVER ST
DEMERS
DRIVE
ABASAND
DRIVE
HILL DRIVE
MACDONALD
DRIVE
RAE CRESCENT
MORIMOTO
DRIVE
SALINE
CREEK
PARKWAY
PENHORWOOD ST
BIRCH
ROAD
FONTAINE
CRESCENT
H
orse Riv
e
r
A
thabasca Ri
ver
The Snye
H
angingstone
R
ive
r
Clearwater
River
MAP 9: DOWNTOWN-ABASAND
Date Saved: 5/28/2025
0
250
500 m
.
THE ACCURACY & COMPLETENESS OF INFORMATION
SHOWN ON THIS DRAWING IS NOT GUARANTEED. IT
WILL BE THE RESPONSIBILITY OF THE USER OF THE
INFORMATION SHOWN ON THIS DRAWING TO LOCATE &
ESTABLISH THE PRECISE LOCATION OF ALL EXISTING
INFORMATION WHETHER SHOWN OR NOT.
Land Use Districts
C2 - Local Commercial
DC - Direct Control
EP - Environmental Preservation
PR - Parks and Recreation
PS - Public Service
R1 - Low Density Residential
R4 - High Density Residential
UE - Urban Expansion
R1M - Mixed Form Low Density Residential
R2 - Low-Rise Medium Density Residential
R3 - Mid-Rise Medium Density Residential
RMH - Mobile Home Residential
C1 - Main Street
City Centre LUB
(BL 25/013)
UE
C2
RIVF
PS
RMH
PR
EP
CR
DC
R1M
R1
R2
PELICAN
DRIVE
BISHOP STREET
PARKVIEW DRIVE
MCCORMICK
DRIVE
PARADISE
ROAD
PRIMROSE
LANE
TOLEN
DRIVE
TOMLINSON STREET
HUGGARD STREET
RAILWAY AVENUE
PEARSON
DRIVE
CLIFF
AVENUE
COTE
BAY
DRAPER ROAD
BULYEA AVENUE
HUGHES AVENUE
PARK STREET
MEMORIAL
DRIVE-NORTH
SALINE CREEK
PARKWAY
MEMORIAL
DRIVE-SOUTH
H
a
ngingstone River
C
learwa
ter River
MAP 10: WATERWAYS
Land Use Districts
C2 - Local Commercial
CR - Country Residential
DC - Direct Control
EP - Environmental Preservation
PR - Parks and Recreation
PS - Public Service
R1 - Low Density Residential
R2 - Low-Rise Medium Density Residential
RMH - Mobile Home Residential
UE - Urban Expansion
Date Saved: 4/19/2024
0
100
200 m
.
THE ACCURACY & COMPLETENESS OF INFORMATION
SHOWN ON THIS DRAWING IS NOT GUARANTEED. IT
WILL BE THE RESPONSIBILITY OF THE USER OF THE
INFORMATION SHOWN ON THIS DRAWING TO LOCATE &
ESTABLISH THE PRECISE LOCATION OF ALL EXISTING
INFORMATION WHETHER SHOWN OR NOT.
Appendix A
CR
R3
R1M
RIV
C2
RIVF
R2
R1
EP
PS
IM
DC
UE
RMH
C4
PR
DC-C4
TOLEN DRIVE
MACALPINE
CRESCENT
MACKAY
CRESCENT
GREGOIRE
DRIVE
RODEO DRIVE
GREY
CRESCENT
SAPRAE CREEK TRAIL
GREENWICH
LANE
MUSTANG ROAD
MACKENZIE
BOULEVARD
GREELY ROAD
RAILWAY AVENUE
QUARRY
RIDGE
DRIVE
CLIFF
AVENUE
SAKITAWAW TRAIL
BEACON
HILL DRIVE
DRAPER ROAD
GRANT WAY
BULYEA AVENUE
HUGHES AVENUE
BEACONWOOD
PLACE
63-NORTH HIGHWAY
MEMORIAL
DRIVE
SALINE
CREEK
PARKWAY
PARENT WAY
MACDONALD
CRESCENT
63-SOUTH HIGHWAY
MACLENNAN
CRESCENT
BEAVERGLEN
CLOSE
Clearwater River
MAP 11: BEACON HILL-GREGOIRE
Land Use Districts
C2 - Local Commercial
C4 - Highway Commercial
CR - Country Residential
DC - Direct Control
DC-C4 - Direct Control Highway Commercial
EP - Environmental Preservation
IM - Medium Industrial
PR - Parks and Recreation
PS - Public Service
R1 - Low Density Residential
R1M - Mixed Form Low Density Residential
R2 - Low-Rise Medium Density
R3 - Mid-Rise Medium Density
RMH - Mobile Home Residential
UE - Urban Expansion
Date Saved: 1/29/2025
0
250
500 m
.
THE ACCURACY & COMPLETENESS OF INFORMATION
SHOWN ON THIS DRAWING IS NOT GUARANTEED. IT
WILL BE THE RESPONSIBILITY OF THE USER OF THE
INFORMATION SHOWN ON THIS DRAWING TO LOCATE &
ESTABLISH THE PRECISE LOCATION OF ALL EXISTING
INFORMATION WHETHER SHOWN OR NOT.
Appendix A
UE
RMH
PS
R4
R1
R3
IM
RD
EP
R2
C4
PR
MACALPINE
CRESCENT
LANDFILL DRIVE
MUSTANG ROAD
KIRSCHNER
WAY
63-NORTH
HIGHWAY
SAKITAWAW TRAIL
63-SOUTH HIGHWAY
SAPRAE
CREEK
TRAIL
MACKENZIE
BOULEVARD
MAP 12: LANDFILL-PRAIRIE CREEK INDUSTRIAL PARK
Land Use Districts
C4 - Highway Commercial
EP - Environmental Preservation
IM - Medium Industrial
PR - Parks and Recreation
PS - Public Service
R1 - Low Density Residential
R2 - Low-Rise Medium Density
R3 - Mid-Rise Medium Density
R4 - High Density Residential
RD - Rural District
RMH - Mobile Home Residential
UE - Urban Expansion
Date Saved: 11/29/2024
0
500
1,000 m
.
THE ACCURACY & COMPLETENESS OF INFORMATION
SHOWN ON THIS DRAWING IS NOT GUARANTEED. IT
WILL BE THE RESPONSIBILITY OF THE USER OF THE
INFORMATION SHOWN ON THIS DRAWING TO LOCATE &
ESTABLISH THE PRECISE LOCATION OF ALL EXISTING
INFORMATION WHETHER SHOWN OR NOT.
Appendix A
SALINE CREEK PARKWAY
A FRAME ROAD
SAPRAE CREEK TRAIL
SNOW EAGLE DRIVE
SNOW
BIRD WAY
SAPRAE
CRESCENT
WOP MAY WAY
FALCONER CRESCENT
A
R3
C4
PR
UE
IH
SE1
RD
MAP 13: AIRPORT
(BL 26/005)
Date Saved: 4/8/2026
.
0
1,000
500
Meters
Land Use Districts
A - Airport
C4 - Highway Commercial
IH - Heavy Industrial
PR - Parks and Recreation
R3 - Mid-Rise Medium Density
RD - Rural District
SE1 - Suburban Estate Residential 1
UE - Urban Expansion
THE ACCURACY & COMPLETENESS OF INFORMATION
SHOWN ON THIS DRAWING IS NOT GUARANTEED. IT
WILL BE THE RESPONSIBILITY OF THE USER OF THE
INFORMATION SHOWN ON THIS DRAWING TO LOCATE &
ESTABLISH THE PRECISE LOCATION OF ALL EXISTING
INFORMATION WHETHER SHOWN OR NOT.
Appendix A
Clearwater River
RD
CR
RIVF
PS
IM
PR
UE
RMH
SH
C4
A
IH
R3
R4
R1
EP
R2
MACALPINE
CRESCENT
MACKAY
CRESCENT
RODEO DRIVE
SAPRAE CREEK TRAIL
GREENWICH
LANE
MUSTANG ROAD
MACKENZIE
BOULEVARD
GREELY ROAD
DRAPER ROAD
MCGHEE
ST
MANCHESTER WAY
GRANT WAY
SNOW
EAGLE DRIVE
MACDONALD
CRESCENT
63-NORTH
HIGHWAY
SALINE CREEK PARKWAY
MACLENNAN
CRESCENT
GARDEN LANE
MAP 14: SALINE CREEK
Land Use Districts
A - Airport
C4 - Highway Commercial
CR - Country Residential
EP - Environmental Preservation
IH - Heavy Industrial
IM - Medium Industrial
PR - Parks and Recreation
PS - Public Service
R1 - Low Density Residential
R2 - Low-Rise Medium Density
R3 - Mid-Rise Medium Density
R4 - High Density Residential
RD - Rural District
RMH - Mobile Home Residential
SH - Small Holdings
UE - Urban Expansion
Date Saved: 11/29/2024
0
250
500 m .
THE ACCURACY & COMPLETENESS OF INFORMATION
SHOWN ON THIS DRAWING IS NOT GUARANTEED. IT
WILL BE THE RESPONSIBILITY OF THE USER OF THE
INFORMATION SHOWN ON THIS DRAWING TO LOCATE &
ESTABLISH THE PRECISE LOCATION OF ALL EXISTING
INFORMATION WHETHER SHOWN OR NOT.
Appendix A
RD
MAP 15: FORT FITZGERALD
RD - Rural District
Date Saved: 11/29/2024
.
0
2,000
1,000
m
THE ACCURACY & COMPLETENESS OF INFORMATION
SHOWN ON THIS DRAWING IS NOT GUARANTEED. IT
WILL BE THE RESPONSIBILITY OF THE USER OF THE
INFORMATION SHOWN ON THIS DRAWING TO LOCATE &
ESTABLISH THE PRECISE LOCATION OF ALL EXISTING
INFORMATION WHETHER SHOWN OR NOT.
Appendix A
UE
RD
PS
PR
HC
IM
EP
DC-FCCS
HR1
HR2
HCC
HR3
MISTIK WAS TOTIN RD
MCDERMOT AVENUE
MACKENZIE AVENUE
MAP 16: FORT CHIPEWYAN
.
0
1,000
500
m
THE ACCURACY & COMPLETENESS OF INFORMATION
SHOWN ON THIS DRAWING IS NOT GUARANTEED. IT
WILL BE THE RESPONSIBILITY OF THE USER OF THE
INFORMATION SHOWN ON THIS DRAWING TO LOCATE &
ESTABLISH THE PRECISE LOCATION OF ALL EXISTING
INFORMATION WHETHER SHOWN OR NOT.
Land Use Districts
DC-FCCS - Direct Control-Fort Chipewyan Cemetery Site
EP - Environmental Preservation
HC - Hamlet Commercial
HCC - Hamlet Community Core
HR1 - Hamlet Residential 1
HR2 - Hamlet Residential 2
IM - Medium Industrial
PR - Parks and Recreation
PS - Public Service
RD - Rural District
UE - Urban Expansion
HR3 - Hamlet Residential 3
Appendix A
MCDONALD ST
BREYANT AVENUE
MACKENZIE AVENUE
CARDINAL AVENUE
LEPINE
AVENUE
FLETT ST
HENRY
DRIVE
FARAUD AVENUE
LOUTIT ST
WYLIE
AVENUE
PAQUETTE ST
MCDERMOT
AVENUE
HOWARD ST
ANDERSON ST
ADAM ST
MELLOR
AVENUE
TORANGEAU
AVENUE
ROBERT
DRIVE
MERCREDI ST
WOODMAN
ST
STEWART
DRIVE
LUCAS AVENUE
DELTA
DRIVE
EVANS
CRESCENT
DANIEL
ST
HR1
HR2
HCC
HR3
MAP 17: FORT CHIPEWYAN DETAIL
Date Saved: 1/29/2025
.
0
200
100
m
Land Use Districts
EP - Environmental Preservation
HC - Hamlet Commercial
HCC - Hamlet Community Core
HR1 - Hamlet Residential 1
HR2 - Hamlet Residential 2
IM - Medium Industrial
PR - Parks and Recreation
PS - Public Service
RD - Rural District
UE - Urban Expansion
HR3 - Hamlet Residential 3
THE ACCURACY & COMPLETENESS OF INFORMATION
SHOWN ON THIS DRAWING IS NOT GUARANTEED. IT
WILL BE THE RESPONSIBILITY OF THE USER OF THE
INFORMATION SHOWN ON THIS DRAWING TO LOCATE &
ESTABLISH THE PRECISE LOCATION OF ALL EXISTING
INFORMATION WHETHER SHOWN OR NOT.
Appendix A
RD
EP
PS
UE
HR1
HC
HCC
HR2
M
acKay Ri
v
er
Atha
b
asca River
PR
AVC ROAD
FORT MCKAY
ROAD
MAP 18: FORT MCKAY
PR - Parks and Recreation
EP - Environmental Preservation
HC - Hamlet Commercial
HCC - Hamlet Community Core
HR1 - Hamlet Residential 1
HR2 - Hamlet Residential 2
PS - Public Service
RD - Rural District
UE - Urban Expansion
First Nations Reserves
Date Saved: 4/19/2024
.
0
500
250
m
THE ACCURACY & COMPLETENESS OF INFORMATION
SHOWN ON THIS DRAWING IS NOT GUARANTEED. IT
WILL BE THE RESPONSIBILITY OF THE USER OF THE
INFORMATION SHOWN ON THIS DRAWING TO LOCATE &
ESTABLISH THE PRECISE LOCATION OF ALL EXISTING
INFORMATION WHETHER SHOWN OR NOT.
Appendix A
MACKAY
CRESCENT
DRAPER ROAD
SNOW EAGLE
DRIVE
MACLENNAN
CRESCENT
SAPRAE CRESCENT
GARDEN
LANE
RD
CR
SE1
RIVF
PS
IM
UE
RMH
SH
C4
A
IH
R3
PR
R4
R1
EP
R2
MAP 19: DRAPER
Land Use Districts
A - Airport
C4 - Highway Commercial
CR - Country Residential
EP - Environmental Preservation
IH - Heavy Industrial
IM - Medium Industrial
PR - Parks and Recreation
PS - Public Service
R1 - Low Density Residential
R2 - Low-Rise Medium Density
R3 - Mid-Rise Medium Density
R4 - High Density Residential
RD - Rural District
RMH - Mobile Home Residential
SE1 - Suburban Estate Residential 1
SH - Small Holdings
UE - Urban Expansion
Water_Bodies
Date Saved: 12/17/2024
0
1,000
500
m
.
THE ACCURACY & COMPLETENESS OF INFORMATION
SHOWN ON THIS DRAWING IS NOT GUARANTEED. IT
WILL BE THE RESPONSIBILITY OF THE USER OF THE
INFORMATION SHOWN ON THIS DRAWING TO LOCATE &
ESTABLISH THE PRECISE LOCATION OF ALL EXISTING
INFORMATION WHETHER SHOWN OR NOT.
Appendix A
SPRUCE VALLEY DRIVE
SOL PARK DRIVE
SOMMER
WAY
WEISS DRIVE
COMMUNITY LANE
FREESTONE WAY
JANKE
LANE
SAPRAE CRESCENT
FALCONER
CRESCENT
SAPRAE CREEK TRAIL
RD
IH
PR
EP
SE1
SE2
UE
MAP 20: SAPRAE CREEK ESTATES - LYNTON RAIL YARD
Land Use Districts
EP - Environmental Preservation
IH - Heavy Industrial
PR - Parks and Recreation
RD - Rural District
SE1 - Suburban Estate Residential 1
SE2 - Suburban Estate Residential 2
UE - Urban Expansion
Date Saved: 11/29/2024
0
500
250
m
.
THE ACCURACY & COMPLETENESS OF INFORMATION
SHOWN ON THIS DRAWING IS NOT GUARANTEED. IT
WILL BE THE RESPONSIBILITY OF THE USER OF THE
INFORMATION SHOWN ON THIS DRAWING TO LOCATE &
ESTABLISH THE PRECISE LOCATION OF ALL EXISTING
INFORMATION WHETHER SHOWN OR NOT.
Appendix A
PR
RD
UE
PS
HR1
C4
IM
EP
CR
881 HIGHWAY
RA
VEN LANE
LAKESHORE
D
R
I
VE
TO
W
NSEND DRI
V
E
TOBIN WAY
STONY
MO
U
N
T
A
IN CRO
SS
OV
E
R
W
illow Lake
MAP 21: GREGOIRE LAKE ESTATES - SURMONT CREEK
Land Use Districts
C4 - Highway Commercial
CR - Country Residential
EP - Environmental Preservation
HR1 - Hamlet Residential 1
IM - Medium Industrial
PR - Parks and Recreation
PS - Public Service
RD - Rural District
UE - Urban Expansion
Date Saved: 11/29/2024
Appendix A
881 HIGHWAY
GREGOIRE
DRIVE
WOODWARD DRIVE
SINGER DRIVE
STONY
MOUNTAIN
ROAD
PARK DRIVE
CHEECHAM DRIVE
HOPEGOOD
DRIVE
CHRISTINA DRIVE
DONOVAN
DRIVE
HILYARD CRESCENT
TOWNSEND DRIVE
LONG LAKE
ROAD
PR
PS
HCC
RD
UE
HR1
C4
IL
EP
Willow Lake
Canoe Lake
MAP 22: ANZAC
Land Use Districts
C4 - Highway Commercial
EP - Environmental Preservation
HCC - Hamlet Community Core
HR1 - Hamlet Residential 1
IL - Light Industrial
PR - Parks and Recreation
PS - Public Service
RD - Rural District
UE - Urban Expansion
Date Saved: 11/29/2024
0
1,000
500
m .
THE ACCURACY & COMPLETENESS OF INFORMATION
SHOWN ON THIS DRAWING IS NOT GUARANTEED. IT
WILL BE THE RESPONSIBILITY OF THE USER OF THE
INFORMATION SHOWN ON THIS DRAWING TO LOCATE &
ESTABLISH THE PRECISE LOCATION OF ALL EXISTING
INFORMATION WHETHER SHOWN OR NOT.
Appendix A
JANVIER
FIRST NATIONS
RESERVE 194
IM
RD
HCC
PS
PR
UE
HR1
NOKOHOO ROAD
HERMAN ST
NORTHLAND
DRIVE
LAPOUSE AVENUE
JANVIER
DRIVE
COPPER ST
MCDONALD AVENUE
BOHN ST
DELTESS
DRIVE
Bohn Lake
MAP 23: JANVIER
Land Use District
HCC - Hamlet Community Core
HR1 - Hamlet Residential 1
IM - Medium Industrial
PR - Parks and Recreation
PS - Public Service
RD - Rural District
UE - Urban Expansion
Date Saved: 11/29/2024
0
1,000
500
m .
THE ACCURACY & COMPLETENESS OF INFORMATION
SHOWN ON THIS DRAWING IS NOT GUARANTEED. IT
WILL BE THE RESPONSIBILITY OF THE USER OF THE
INFORMATION SHOWN ON THIS DRAWING TO LOCATE &
ESTABLISH THE PRECISE LOCATION OF ALL EXISTING
INFORMATION WHETHER SHOWN OR NOT.
Appendix A
NORTHLAND DRIVE
RANGE 82A ROAD
CHRISTINA
LAKE
DRIVE
881 HIGHWAY
POPLAR DRIVE
PINE
LANE
RD
UE
PR
PS
EP
C4
HR1
IM
HCC
Christina Lake
MAP 24: CONKLIN
Land Use Districts
C4 - Highway Commercial
EP - Environmental Preservation
HCC - Hamlet Community Core
HR1 - Hamlet Residential 1
IM - Medium Industrial
PR - Parks and Recreation
PS - Public Service
RD - Rural Districts
UE - Urban Expansion
Date Saved: 11/29/2024
0
1,000
500
m .
THE ACCURACY & COMPLETENESS OF INFORMATION
SHOWN ON THIS DRAWING IS NOT GUARANTEED. IT
WILL BE THE RESPONSIBILITY OF THE USER OF THE
INFORMATION SHOWN ON THIS DRAWING TO LOCATE &
ESTABLISH THE PRECISE LOCATION OF ALL EXISTING
INFORMATION WHETHER SHOWN OR NOT.
Appendix A
FORT
CHIPEWYAN
WINTER ROAD
MAP 25: HIGHWAY COMMERCIAL (WINTER ROAD)
Land Use Districts
C4 - Highway Commercial
RD - Rural District
Date Saved: 11/29/2024
(LSD 8 of Section 34, Twp. 103, Rge. 7, W4)
Note:
For illustration purpose only
If not privately owned, sketch's are based on lease boundary
0
1,000
2,000
500
M .
THE ACCURACY & COMPLETENESS OF INFORMATION
SHOWN ON THIS DRAWING IS NOT GUARANTEED. IT
WILL BE THE RESPONSIBILITY OF THE USER OF THE
INFORMATION SHOWN ON THIS DRAWING TO LOCATE &
ESTABLISH THE PRECISE LOCATION OF ALL EXISTING
INFORMATION WHETHER SHOWN OR NOT.
Appendix A
PR
RD
C4
DC
IL
C3
IM
R3
C1
R2
C5
PS
UE
EP
63-NORTH
HIGHWAY
686-WEST HIGHWAY
63-SOUTH
HIGHWAY
Athabasca River
MAP 26: HIGHWAY 63 NORTH
Land Use Districts
C1 - Main Street
C3 - Community Commercial
C4 - Highway Commercial
C5 - Large Format Retail
DC - Direct Control
EP - Environmental Preservation
IL - Light Industrial
IM - Medium Industrial
PR - Parks and Recreation
PS - Public Service
R2 - Low-Rise Medium Density
R3 - Mid-Rise Medium Density
RD - Rural District
UE - Urban Expansion
Date Saved: 11/29/2024
.
0
1,000
500
m
THE ACCURACY & COMPLETENESS OF INFORMATION
SHOWN ON THIS DRAWING IS NOT GUARANTEED. IT
WILL BE THE RESPONSIBILITY OF THE USER OF THE
INFORMATION SHOWN ON THIS DRAWING TO LOCATE &
ESTABLISH THE PRECISE LOCATION OF ALL EXISTING
INFORMATION WHETHER SHOWN OR NOT.
Appendix A
IM
RD
881 HIGHWAY
63-NORTH HIGHWAY
ROBERTSON ROAD
RICKARD ROAD
ROYER WAY
63-SOUTH HIGHWAY
MAP 27: RICKARDS LANDING
Land Use Districts
IM - Medium Industrial
RD - Rural District
Date Saved: 11/29/2024
0
250
500 m .
THE ACCURACY & COMPLETENESS OF INFORMATION
SHOWN ON THIS DRAWING IS NOT GUARANTEED. IT
WILL BE THE RESPONSIBILITY OF THE USER OF THE
INFORMATION SHOWN ON THIS DRAWING TO LOCATE &
ESTABLISH THE PRECISE LOCATION OF ALL EXISTING
INFORMATION WHETHER SHOWN OR NOT.
Appendix A
881 HIGHWAY
C4
RD
C
h
ristin
a
Ri
v
er
MAP 28: HIGHWAY COMMERCIAL
Date Saved: 11/29/2024
(LSD 9 of Section 2, Twp. 80, Rge. 6, W4)
Note:
For illustration purpose only
If not privately owned, sketch's are based on lease boundary
Land Use Districts
C4 - Highway Commercial
RD - Rural Districts
0
250
500 m
.
THE ACCURACY & COMPLETENESS OF INFORMATION
SHOWN ON THIS DRAWING IS NOT GUARANTEED. IT
WILL BE THE RESPONSIBILITY OF THE USER OF THE
INFORMATION SHOWN ON THIS DRAWING TO LOCATE &
ESTABLISH THE PRECISE LOCATION OF ALL EXISTING
INFORMATION WHETHER SHOWN OR NOT.
Appendix A
RD
IH
881 HIGHWAY
MAP 29: CN RAILWAY FACILITY
Land Use Districts
IH - Heavy Industrial
RD - Rural District
Date Saved: 11/29/2024
0
250
500 m .
THE ACCURACY & COMPLETENESS OF INFORMATION
SHOWN ON THIS DRAWING IS NOT GUARANTEED. IT
WILL BE THE RESPONSIBILITY OF THE USER OF THE
INFORMATION SHOWN ON THIS DRAWING TO LOCATE &
ESTABLISH THE PRECISE LOCATION OF ALL EXISTING
INFORMATION WHETHER SHOWN OR NOT.
Appendix A
RD
C4
HIGHWAY 63-NORTH
HIGHWAY 63-SOUTH
Mariana Lake
MAP 30: MARIANA LAKE
Land Use Districts
C4 - Highway Commercial
RD - Rural District
Date Saved: 11/29/2024
0
250
500 M .
THE ACCURACY & COMPLETENESS OF INFORMATION
SHOWN ON THIS DRAWING IS NOT GUARANTEED. IT
WILL BE THE RESPONSIBILITY OF THE USER OF THE
INFORMATION SHOWN ON THIS DRAWING TO LOCATE &
ESTABLISH THE PRECISE LOCATION OF ALL EXISTING
INFORMATION WHETHER SHOWN OR NOT.
Appendix A
RD
IH
63-SOUTH
HIGHWAY
63-NORTH
HIGHWAY
63 HIGHWAY
Mildred Lake
MAP 31: MILDRED LAKE
Land Use Districts
IH - Heavy Industrial
RD - Rural District
Date Saved: 11/29/2024
0
250
500 m .
THE ACCURACY & COMPLETENESS OF INFORMATION
SHOWN ON THIS DRAWING IS NOT GUARANTEED. IT
WILL BE THE RESPONSIBILITY OF THE USER OF THE
INFORMATION SHOWN ON THIS DRAWING TO LOCATE &
ESTABLISH THE PRECISE LOCATION OF ALL EXISTING
INFORMATION WHETHER SHOWN OR NOT.
Appendix A
UE
C2
PRA
R1
PR
RMH
EP
PS
R2
C1
DC
R3
CLEARWATER DRIVE
CENTENNIAL DRIVE
MANNING AVENUE
MARSHALL ST
FRASER AVENUE
KING ST
BENNETT
CRESCENT
DENHOLM GATE
FRANKLIN AVENUE
GOLOSKY AVENUE
SALINE CREEK
PARKWAY
PENHORWOOD ST
FONTAINE CRESCENT
Hanging
stone R
iver
Clearwater River
MAP 32: LONGBOAT LANDING
Date Saved: 1/31/2025
0
200
100
m .
THE ACCURACY & COMPLETENESS OF INFORMATION
SHOWN ON THIS DRAWING IS NOT GUARANTEED. IT
WILL BE THE RESPONSIBILITY OF THE USER OF THE
INFORMATION SHOWN ON THIS DRAWING TO LOCATE &
ESTABLISH THE PRECISE LOCATION OF ALL EXISTING
INFORMATION WHETHER SHOWN OR NOT.
Land Use Districts
DC - Direct Control
EP - Environmental Preservation
PR - Parks and Recreation
PS - Public Service
R1 - Low Density Residential
UE - Urban Expansion
R2 - Low-Rise Medium Density Residential
R3 - Mid-Rise Medium Density Residential
RMH - Mobile Home Residential
Appendix A
#
Approximate Location of 250.9 Metre Contour
G
rant Island
Roc
k
e Islan
d
Athaba
sca Rive
r
Clearwater Rive
r
Mill
e
r C
r
eek
E
MAP 33: FLOOD
MANAGEMENT AREA
TAIGANOVA
For Illustration Purposes - Actual Elevation Shall Be Determined
By Survey Above Sea Level.
Appendix A
#
Approximate Location of 250.9 Metre Contour
Athabasc
a River
The Snye
Cle
arwa
t
er
River
MEMORIAL DR
CLEARWATER DR
HO
S
P
ITAL ST
FRANKLIN AVE
ABAS
AND
DR
MACDONALD
D
R
E
MAP 34:FLOOD
MANAGEMENT AREA
DOWNTOWN
For Illustration Purposes - Actual Elevation Shall Be Determined
By Survey Above Sea Level.
Appendix A
#
Approximate Location of 250.9 Metre Contour
Clearwa
ter R
iver
CLEARWATER
DR
FRANKLIN AVE
ABASAN
D
D
R
E
MAP 35: FLOOD MANAGEMENT AREA
LONGBOAT LANDING
For Illustration Purposes - Actual Elevation Shall Be Determined
By Survey Above Sea Level.
Appendix A
#
Approximate Location of 250.9 Metre Contour
CLEARWATE
R D
R
E
MAP 36: FLOOD
MANAGEMENT AREA
PTARMIGAN COURT
For Illustration Purposes - Actual Elevation Shall Be Determined
By Survey Above Sea Level.
Appendix A
#
Approximate Location of 250.9 Metre Contour
Clea
rwate
r
River
E
MAP 37: FLOOD
MANAGEMENT
AREA WATERWAYS
For Illustration Purposes - Actual Elevation Shall Be Determined
By Survey Above Sea Level.
Appendix A
#
Approximate Location of 250.9 Metre Contour
C
lea
r
wa
t
er
River
M
iller Creek
E
MAP 38: FLOOD MANAGEMENT AREA
DRAPER
For Illustration Purposes - Actual Elevation Shall Be Determined
By Survey Above Sea Level.
Appendix A
CBD1
CBD1
CBD1
BOR1
BOR1
SCL1
SCL1
SCL1
SCL1
SCL1
SCL1
RIVF
FRA1
FRA1
FRA1
FRA1
FRA1
FRA1
SR1
PRA1
PRA1
PRA2
PRA2
PRA2
RIVF
CLEARWATER DRIVE
KING STREET
HOSPITAL STREET
FRANKLIN AVENUE
FRANKLIN AVENUE
HARDIN STREET
MORRISON STREET
Clearwater River
Athabasca River
The Snye
H:\P&D_DEPT\DEVELOPMENT\Land Use Bylaw Review\3 Document Creation\4 Mapping\LUBMapping2025\MXD\Map39_CCLUB2025.mxd Last updated by azada on Friday, January 31, 2025 at 10:53:16 AM
THE ACCURACY & COMPLETENESS OF INFORMATION
SHOWN ON THIS DRAWING IS NOT GUARANTEED. IT
WILL BE THE RESPONSIBILITY OF THE USER OF THE
INFORMATION SHOWN ON THIS DRAWING TO LOCATE &
ESTABLISH THE PRECISE LOCATION OF ALL EXISTING
INFORMATION WHETHER SHOWN OR NOT.
CITY CENTRE DISTRICTS AND CORRIDORS MAP
°
0
250
500
750
1,000
Meters
Clearwater River
City Centre Zones Legend
Downtown Major Re-development Zone
Franklin Avenue Re-urbanization Zone
Neighbourhood Stabilization Zone
Recreation Zone
MAP 39
Corridors
Districts
Downtown Primary Office Employment Area
Snyeside/Clearwater Residential Area
Special Planning Areas
Morrison
Main
Hardin North
Hardin South
Father Mercredi
Hospital
King North
Prairie Loop West
Prairie Loop East
Franklin West
Franklin East
MacDonald
CBD1 - Central Business District
BOR1 - Borealis
SCL1 - Snyeside/Clearwater Core
RIVF - Riverfront
PRA1 - Prairie West of Queen Mixed Use
PRA2 - Prairie East of Queen Mixed Use
FRA1 - Franklin Core
SR1 - South Riverfront
Appendix A
10
5
5
5
5
5
5
5
7.5
7.5
7.5
7.5
7.5
5
Athabasca River
Clearwater River
The Snye
H:\P&D_DEPT\DEVELOPMENT\Land Use Bylaw Review\3 Document Creation\4 Mapping\LUBMapping2020\MXD\Appendix H Floor Area Ratio Bylaw No 13-004_Rev1_2020.mxd Last updated by azada on Friday, November 29, 2024 at 3:32:05 PM
THE ACCURACY & COMPLETENESS OF INFORMATION
SHOWN ON THIS DRAWING IS NOT GUARANTEED. IT
WILL BE THE RESPONSIBILITY OF THE USER OF THE
INFORMATION SHOWN ON THIS DRAWING TO LOCATE &
ESTABLISH THE PRECISE LOCATION OF ALL EXISTING
INFORMATION WHETHER SHOWN OR NOT.
CITY CENTRE FLOOR AREA RATIO MAP
°
5 Maximum Floor Area Ratio of 5.0
7.5 Maximum Floor Area Ratio of 7.5
10 Maximum Floor Area Ratio of 10.0
0
250
500
750
1,000
Meters
PRAIRIE LOOP BOULEVARD
MAP 40
Appendix A
Clearwater River
Athabasca River
The Snye
H:\P&D_DEPT\DEVELOPMENT\Land Use Bylaw Review\3 Document Creation\4 Mapping\LUBMapping2020\MXD\Appendix I Height - Updated Bylaw Info_Rev1_2020.mxd Last updated by azada on Friday, November 29, 2024 at 3:35:57 PM
THE ACCURACY & COMPLETENESS OF INFORMATION
SHOWN ON THIS DRAWING IS NOT GUARANTEED. IT
WILL BE THE RESPONSIBILITY OF THE USER OF THE
INFORMATION SHOWN ON THIS DRAWING TO LOCATE &
ESTABLISH THE PRECISE LOCATION OF ALL EXISTING
INFORMATION WHETHER SHOWN OR NOT.
CITY CENTRE HEIGHT MAP
°
Up to 10 Storeys
Up to 15 Storeys
Up to 25 Storeys
Unlimited
Intensification Node - Up to 15 Storeys
0
250
500
750
1,000
Meters
Up to 10 Storeys
Up to 15 Storeys
(areas located within 100m of parcel corner)
Up to 25 Storeys
Unlimited
Up to 25 Storeys
Up to 15 Storeys
Up to 15 Storeys
Up to 10 Storeys
PRAIRIE LOOP BOULEVARD
MAP 41
Appendix A
Appendix B
Penalties
Section
Offence
Specified
penalty for
an offence
Part 1, Section 1.3.2 Continuing development after a Development
Permit has been cancelled, suspended or expired
$550.00
Part 2, Section 2.2.8 Contravention of an Approved Development
Permit or the Conditions of an Approved
Development Permit
$600.00
Part 2, Section 2.2.9 Contravention of an Approved Development
Permit or the Conditions of an Approved
Development Permit
$600.00
Part 3, Section 3.1.1 Continuing development after a Development
Permit has been cancelled, suspended or expired
$550.00
Part 3, Section 3.1.1 Development without a Development Permit
$1,000.00
Part 3, Section 3.2.1 Failure to comply with Land Use Bylaw provisions
when a development permit is not required
$200.00
Part 3, Section 3.7.1 Failing to display a development permit
notification sign
$500.00
Part 3, Section 3.9
Occupy or commence use prior to obtaining a
development completion certificate when one is
required
$1,500.00
Part 4, Section 4.2.
Contravention of or failure to comply with a Stop
Order or other Order issued under this Bylaw or
the Act
$1,000.00
Part 5, Section 5.16
Corner Lot Restrictions
$500.00
Part 5, Section 5.32
Failure to comply with Objects Prohibited in Yards $300.00
Part 7, Section 7.1.5 Utilization of a parking stall or loading area for an
unauthorized purpose
$500.00
Part 8, Section 8.5.2 Allowing a sign to become unsightly or in such a
state of disrepair that it constitutes a hazard
$175.00
VOLUNTARY WAIVER OF CLAIMS
LEGAL DESCRIPTION OF PROPERTY:
Development Permit Number: __________ Permit Approval Date:
This "Voluntary Waiver of Claims" allows the undersigned development permit holder (hereinafter called
"Permit Holder") to commence development in advance of expiry of the time within which an appeal of
the development permit may be made to the Subdivision and Development Appeal Board
(hereinafter called "the Appeal Period"). Execution of this document does not prevent Permit Holder
from appealing some or all of the conditions of development approval.
Permit Holder hereby agrees that if an appeal of the development permit is made by a third party of if
Permit Holder appeals any condition of the development permit, all work on the development will
immediately cease pending the outcome of the appeal, and in such case Permit Holder waives all claims
to compensation from the Regional Municipality of Wood Buffalo for any costs or damages whatsoever
associated with: (a) commencement of work on the development prior to expiry of the Appeal Period; (b)
cessation of work on the development pending disposition of the appeal; or (c) the outcome of the appeal.
Permit Holder acknowledges that execution of this Voluntary Waiver of Claims does not eliminate the
need to comply with all conditions of the Development Permit, including conditions that must be satisfied
before the development may commence.
Permit Holder further acknowledges that execution of this Voluntary Waiver of Claims does not eliminate
any applicable requirements for a Business License, Building Permit or other required permits or
approvals.
I HAVE READ, UNDERSTOOD AND AGREE TO THIS "VOLUNTARY WAIVER OF CLAIMS"
___________________________
___________________________
NAME OF DEVELOPMENT PERMIT HOLDER (Printed):
SIGNATURE OF DEVELOPMENT PERMIT HOLDER:
DATE: ______________________________
The personal information on this form is being collected solely for the purpose of a Voluntary Waiver of
Claims application and is protected from public disclosure pursuant to the Freedom of Information and
Protection of Privacy Act of Alberta.
Lot
Block
Plan
Civic Address
Appendix C