Airdrie Land Use Bylaw Business Community Info Session October 29th 2015

What is a Land Use Bylaw  Required by the Municipal Government Act.  Sets development rights and regulates the uses of land and buildings within the City.  Separates the City into zones (districts) each allowing appropriate land uses and densities.  Establishes standards and processes that the City uses to regulate development.

Why do we regulate?  The Land Use Bylaw sets reasonable expectations for what can happen in your community.  Sets standards for types and quality of development.  Controls land use, scale, and intensity land uses.  Protects against incompatible development and impacts from one use/owner on another.

Our Project Goals  Simplify Structure & Format  Improve Readability, Access, and Navigation  Predictable and Transparent process  Inclusive and Flexible regulations/standards  Focus on Development Quality  Allow for Innovative Design  Address Impacts

. Land Use Bylaw  Built out of engagement from AirdrieONE Sustainability Plan (2012), Airdrie City Plan (2014)  Planning for Prosperity workshops held in  Consultation draft of LUB released in November 2013  900+ engagements/comments have been recorded (from Consultation draft, recent workshops, and individual s/discussion) Project History

. Land Use Bylaw  Overview of our new Commercial and Industrial Districts.  Major topics addressed in the new Land Use Bylaw.  Group Q&A after this presentation as well as Open Floor / Mingling / Discussion.  Staff is available for follow-up appointments and willing to organize focus groups if there are specific areas of the LUB to discuss further. Today’s Session

Land Use Districts

. Mixed Use Districts Urban, street-oriented development forms that provide a mix of both residential and commercial (retail and service) uses.  M1, Neighbourhood Mixed Use District  M2, Community Mixed Use District  M3, Downtown Core Mixed Use District  Street oriented, high coverage, maximum front yard setback.  Requires a Master Site Plan that addresses compatibility, scale of development, access and orientation, and any interface conditions.  Allows development to earn additional density subject to good planning, location, and site design.

. Commercial Districts More traditional commercial districts intended for shopping plazas and stand-alone commercial buildings. Allows a range of commercial uses, more vehicle-oriented service uses, and some supporting residential development.  C1, Neighbourhood Commercial District  C2, Community Commercial District  C3, Regional Commercial District  CS, Service Commercial District  Large commercial sites must show that they integrate well with surrounding land uses, and provide good access for vehicles, transit, and pedestrian traffic.

. Industrial Districts We intended to provide a range of industrial districts, allowing the mix of commercial/industrial businesses in our current IB-1 while providing opportunities for office parks and more focused industrial development.  IB-M, Mixed Business/Employment District  IB-O, Office Park Employment District  IB-2, Industrial Park Employment District  IB-3, Heavy Industrial Employment District  Landscaping regulations are more scaled-back than the current requirements (10% of lot area). New LUB regulations specifically address impacts, interface, and sensitive uses.

Other Provisions & Regulations

Parking Requirements  Made regulations for various uses more consistent  Reviewed comparisons from several other Bylaws  Reviewed industry standards on parking generation  Higher standards where there is more flexibility/uncertainty (i.e. multi-unit buildings with no specified tenants)  May reduce parking requirements up to 25% in the Downtown Core Mixed Use District (M3)  Allowed alternative requirements to be proposed if supported by a clear rationale/parking study

Landscaping Standards  Updated requirements for number of trees and standard sizes, as well as clarifying these standards and lining up with current practice  Provided alternatives for hard landscaping, and enhanced/low water landscaping treatments to use to ear a reduction in required area  Provided standards for landscape buffers along roads and adjacent to residential districts (for commercial and industrial areas)

Development Securities  Clarification provided in the LUB on what items need to be covered under cost estimates and securities  Letter of Credit required for up to 120% of the accepted cost estimate (reduced from current LUB standard of 150%)  Staff’s intent is to define and implement a graduated system where less than the prescribed 120% may be accepted (may be similar to how we manage Subdivision Servicing Agreements, but needs legal review & input)

Master Site Plans  Required for large-scale Mixed Use, Commercial, and Industrial development.  Necessary so that Planning Staff can assess the interface with surrounding buildings/uses, and how the development accommodates access, traffic, and parking.

Use-Specific Regulations  Drive Through facilities – introduced standards on queueing lanes and interface.  Home Businesses – split into three levels based on intensity of use and traffic/impact on surrounding properties.  Mobile Food Vendors introduced as a use.  Vehicle-Oriented uses – guidelines introduced for desired locations and site design/orientation.

Development Approval Process  Development Permit applications and requirements are better defined, as well as supplementary information that can be requested  DP decisions and referral practices are outlined  The LUB provides parameters around when variances can/should be considered  DP conditions are defined, particularly Planning’s ability to regulate Discretionary Uses and place conditions related to compatibility, the Purpose and Intent of the district, Landscaping and environmental issues, impacts and buffering (etc.)

Transition

. Commercial/Industrial Land Use Map  Many districts will change over to their equivalent in the new LUB with absolutely no issues.  Includes IB-2, IB-3, and the new CS district (replaces C-C)  Kingsview Industrial area will be re-designated to the new IB-M District  Existing CMU areas (Gateway & Kingsview Market) will transition into the new M2 District

Timeline & Next Steps

. Next Steps Remaining Tasks  Complete regulations on Signage, Airport interface/overlay, and Direct Control Districts  Complete Land Use Maps and other Figures/Schedules  Legal Review  Internal (City Departments) Review Timeline  3 December 2015: Target date for informal/ information session with MPC  February/March 2016: Target date for presentations to MPC and Council, Public Hearing, and LUB Adoption

. Sign Regulations Sign Requirements can be very complex and this is our largest section that still needs to be completed  We are looking at other Land Use Bylaws and Sign Bylaws in Alberta to determine appropriate standards  Looking at separating signs into defined “Classes” to make administration of these standards easier  Our goals remain: (1) ease of use, (2) ensure quality development, (3) balance between certainty and flexibility

. Stay Engaged!

Q&A