1. business and industrial
2. company
3. bankruptcy

7. COMMERCIAL ZONE REGULATIONS
PART 7A
PURPOSE OF CHAPTER
(1)
The purpose of this Chapter is to provide detailed regulations for individual commercial
zones and for specific commercial uses, over and above the general regulations provided
in Chapters 4 and 5.
(2)
The intent is to:
(a)
ensure that sufficient space is provided to meet the needs of commercial
developments in appropriate locations;
(b)
encourage the development of a variety of commercial enterprises which diversify
the economy of the City, and also meet the needs of the present and future
residents of the City;
(c)
ensure that the type and density of commercial developments are compatible with
adjoining land uses; and
(d)
protect the character and intent of the commercial zones and neighbourhoods.
[1992/9250]
City of Regina
Office Consolidation
Zoning Bylaw No. 9250
Page 7.2
COMMERCIAL ZONE REGULATIONS
Chapter 7
PART 7B
REGULATIONS FOR ALL COMMERCIAL ZONES
7B.1
APPLICATION
Every land use in a commercial zone shall comply with the regulations in this Part.
[1995/9736]
7B.2
YARD REQUIREMENTS
Notwithstanding the requirements in Table 5.7, Chapter 5, the provisions of this Subpart
shall apply to developments in commercial zones.
2.1
DEVELOPMENTS ADJACENT TO RESIDENTIAL ZONE [1999/10113]
A building located in a commercial zone on a lot that is adjacent to a residential
zone shall be so located as to provide:
7B.3
(a)
a side or rear yard adjacent to the residential zone which is at least
one-half (½) the height of the vertical wall of the building to a
maximum of 3 metres; and [1997/9904]
(b)
a front yard depth of at least one-half (½) the front yard required
for a building on the adjacent residential lot.
YARD REDUCTIONS
3.1
SIDE YARD VARIANCE FOR LOTS ABUTTING ALLEYS
(1)
The minimum width of a required side yard abutting an alley or road
right-of-way may be reduced by one-half (½) of the width of an abutting
alley or road right-of-way.
(2)
The width of the side yard after the reduction mentioned in subsection (1)
shall not be less than 450 millimetres.
(3)
The total width of all side yards on the lot required in Chapter 5 shall be
provided in all zones except in the NC, LC1, LC2, MAC, MS, MX, DSC
and D zones.
City of Regina
Office Consolidation
Zoning Bylaw No. 9250
Chapter 7
3.2
COMMERCIAL ZONE REGULATIONS
REAR YARD VARIANCE FOR LOTS ABUTTING ALLEY
(1)
3.3
Page 7.3
The minimum depth of rear yard required in this Bylaw may be reduced
by one-half (½) the width of any abutting public alley or utility
right-of-way.
EXTENSION OF BUILDINGS INTO REAR YARDS
(1)
Subject to subsections (2) and (3), the minimum required rear yard depth
may be reduced for:
(a)
an apartment building; or
(b)
a use in a MAC zone
by extension of the building or a portion of it into the otherwise required
minimum rear yard except for residential development in the DSC zone.
[2002-6]
7B.4
(2)
In no case shall the actual resulting rear yard depth be less than 1.5 metres.
(3)
An area equivalent to the area of the otherwise required rear yard which is
covered by the extended building or use shall:
(a)
in the case of an apartment, be added to the area of the required
minimum side yard; and
(b)
in the case of a use in a MAC zone, be added to the area of the
required minimum front yard.
EXCEPTIONS TO HEIGHT REQUIREMENTS
(1)
(2)
City of Regina
Office Consolidation
Subject to subsection (2), any height limitation in this Bylaw shall not
apply to:
(a)
church spires, belfries, cupolas, penthouses and domes which are
not used for human occupancy; or
(b)
chimneys, ventilators, skylights, water tanks, bulkheads, radio,
television or microwave towers and antenna and similar features or
necessary mechanical appurtenances usually situated above the
roof level.
The features mentioned in subsection (1) shall be erected only to such
height or area as is necessary to accomplish the purpose they are to serve.
Zoning Bylaw No. 9250
Page 7.4
7B.5
COMMERCIAL ZONE REGULATIONS
Chapter 7
ENCROACHMENTS ON BUFFERS AND EASEMENTS
No structure shall encroach on a City buffer or easement unless the prior approval of the
City is obtained and an agreement entered into with the City pursuant to Section 235 of
The Act.. [2013-64]
7B.6
PERMITTED YARD ENCROACHMENTS
6.1
RESIDENTIAL DWELLING
Residential dwellings in commercial zones may encroach on required yards in
accordance with the provisions in Subpart 6B.7 (Chapter 6). [1992/9250]
6.2
COMMERCIAL USE
All non-residential developments in commercial zones may encroach on required
yards in accordance with sections 6.3 to 6.6 of this Subpart. [1992/9250; 2003-1]
6.3
6.4
6.5
FIRE ESCAPE
(1)
A fire escape may project into any required yard.
(2)
Where a commercial development abuts a lot zoned residential, the fire
escape may only project 1.5 metres into any required yard, but not closer
than 150 millimetres to a lot line. [1992/9250]
UNCOVERED PLATFORMS
(1)
Balconies, steps or other uncovered platforms may project into any
required front or rear yard, except where the commercial development
abuts a lot zoned residential, in which case a projection of only 1.5 metres
shall be allowed.
(2)
Uncovered platforms or decks that are not more than 300 millimetres in
height do not require setbacks. [1992/9250]
WHEELCHAIR RAMP
Wheelchair ramps may encroach into any required yard. [1992/9250]
6.6
PORCH
A porch that does not exceed three square metres may project into the required
front yard. [1992/9250]
City of Regina
Office Consolidation
Zoning Bylaw No. 9250
Chapter 7
COMMERCIAL ZONE REGULATIONS
Page 7.5
PART 7C
REGULATIONS FOR SPECIFIC COMMERCIAL ZONES
7C.1
NEIGHBOURHOOD CONVENIENCE ZONE (NC)
1.1
1.2
INTENT
(1)
This zone is designed to provide locations for business establishments that
serve the day to day commercial and personal service needs of households
and residents of new or established residential neighbourhoods.
(2)
The size of permitted establishments in the zone is limited to 300 square
metres to prevent the generation of large volumes of vehicular and
pedestrian traffic. Major arterial and collector streets are the preferred
locations for this zone.
(3)
The zone implements the Development Plan objective for neighbourhood
commercial developments in residential areas to be located on major
arterial or collector streets. [1992/9250]
PERMITTED USES
As specified in Table 5.2 of Chapter 5. [1992/9250]
1.3
DISCRETIONARY USES
As specified in Table 5.2 of Chapter 5. [1992/9250]
1.4
DEVELOPMENT STANDARDS
(1)
As specified in Table 5.7 of Chapter 5.
(2)
Exceptions to the requirements in Table 5.7 are specified in Part 7B,
above. Refer to:
City of Regina
Office Consolidation
(a)
Subpart 7B.2 for yard requirements for developments adjacent to
residential zones; [1999/10113]
(b)
Subpart 7B.3 regarding reductions to the required yard setbacks; or
(c)
Subpart 7B.4 regarding exceptions to the required height of
buildings. [1992/9250]
Zoning Bylaw No. 9250
Page 7.6
COMMERCIAL ZONE REGULATIONS
1.5
Chapter 7
ADDITIONAL REGULATIONS
(1)
Eating and Drinking Place
(a)
No portion of an eating or drinking establishment shall be located
outside of a building.
(b)
Where more than one liquor-licensed use is combined in a single
establishment, the maximum capacity shall not exceed 50 persons.
[1992/9250]
(2)
Repealed. [2003-1]
(3)
General Development Regulations
The general development regulations in Chapter 4 shall apply to
developments in this zone.
(4)
Overlay Zones
The Overlay Zone regulations in Chapter 10 shall apply to any portion of
this zone that lies within an overlay zone.
(5)
Accessory Uses
Accessory uses in this zone shall be subject to the regulations in
Chapter 11.
(6)
Temporary Uses
Temporary uses in this zone shall be subject to the regulations in
Chapter 12.
(7)
Non-conforming Uses
Non-conforming uses in this zone shall be subject to the provisions in
Chapter 13.
(8)
Parking and Loading
Parking and loading facilities in this zone shall be provided in accordance
with the provisions in Chapter 14.
City of Regina
Office Consolidation
Zoning Bylaw No. 9250
Chapter 7
COMMERCIAL ZONE REGULATIONS
(9)
Page 7.7
Landscaping and Buffering
Landscaping and buffering in this zone shall be provided in accordance
with the provisions in Chapter 15.
(10)
Signs
The erection of signs in this zone shall be in accordance with the
provisions in Chapter 16.
(11)
Public Amenities
The development of public amenities in this zone in exchange for floor
area bonuses shall be in accordance with the regulations in Chapter 17.
(12)
Development Permits
Applications for development permits in this zone shall be made in
accordance with the provisions in Chapter 18. [1992/9250]
City of Regina
Office Consolidation
Zoning Bylaw No. 9250
Page 7.8
7C.2
COMMERCIAL ZONE REGULATIONS
Chapter 7
LOCAL COMMERCIAL ZONE (LC1)
2.1
2.2
INTENT
(1)
This zone is intended to provide commercial and personal service uses at
moderate intensity to serve areas beyond the immediate residential
neighbourhood served by the NC zone.
(2)
It is also designed to allow not only the retailing of convenience goods and
the furnishing of personal services, but also the retailing of durable fashion
goods, as well as all types of office uses.
(3)
The zone is restricted to established neighbourhoods, and to locations on
minor arterial and collector streets. The size of permitted establishments
is also limited to 300 square metres to minimize their undesirable impacts
on adjacent residential neighbourhoods.
(4)
The zone reflects the Development Plan objective to integrate
neighbourhood shopping facilities in residential areas. [1992/9250]
PERMITTED USES
As specified in Table 5.2 of Chapter 5. [1992/9250]
2.3
DISCRETIONARY USES
As specified in Table 5.2 of Chapter 5. [1992/9250]
2.4
DEVELOPMENT STANDARDS
(1)
As specified in Table 5.7 of Chapter 5.
(2)
Exceptions to the requirements in Table 5.7 are specified in Part 7B,
above. Refer to:
City of Regina
Office Consolidation
(a)
Subpart 7B.2 for yard requirements for developments adjacent to
residential zones; [1999/10113]
(b)
Subpart 7B.3 regarding reductions to the required yard setbacks; or
(c)
Subpart 7B.4 regarding exceptions to the required height of
buildings. [1992/9250]
Zoning Bylaw No. 9250
Chapter 7
2.5
COMMERCIAL ZONE REGULATIONS
Page 7.9
ADDITIONAL REGULATIONS
(1)
(2)
Eating and Drinking Place
(a)
No portion of an eating or drinking establishment shall be located
outside of a building.
(b)
Where more than one liquor licensed use is combined in a single
establishment, the maximum capacity shall not exceed 100
persons. [1992/9250]
Car Wash
Neither a car wash nor an automobile sales establishment is an accessory
use to a gas bar or service station. [1992/9250]
(3)
General Development Regulations
The general development regulations in Chapter 4 shall apply to
developments in this zone.
(4)
Overlay Zones
The Overlay Zone regulations in Chapter 10 shall apply to any portion of
this zone that lies within an overlay zone.
(5)
Accessory Uses
Accessory uses in this zone shall be subject to the provisions in
Chapter 11.
(6)
Temporary Uses
Temporary uses in this zone shall be subject to the regulations in
Chapter 12.
(7)
Non-conforming Uses
Non-conforming uses in this zone shall be subject to the provisions in
Chapter 13.
(8)
Parking and Loading
Parking and loading facilities in this zone shall be provided in accordance
with the provisions in Chapter 14.
City of Regina
Office Consolidation
Zoning Bylaw No. 9250
Page 7.10
COMMERCIAL ZONE REGULATIONS
(9)
Chapter 7
Landscaping and Buffering
Landscaping and buffering in this zone shall be provided in accordance
with the provisions in Chapter 15.
(10)
Signs
The erection of signs in this zone shall be in accordance with the
provisions in Chapter 16.
(11)
Public Amenities
The development of public amenities in this zone in exchange for floor
area bonuses shall be in accordance with the regulations in Chapter 17.
(12)
Development Permits
Applications for development permits in this zone shall be made in
accordance with the provisions in Chapter 18. [1992/9250]
7C.3
LOCAL COMMERCIAL ZONE (LC2)
3.1
INTENT
(1)
This zone is intended for the establishment of commercial and personal
service uses at moderate intensity in new neighbourhoods rezoned from
peripheral agricultural or urban holding to an urban use after January 16,
1984.
(2)
It is designed to allow not only retailing of convenience goods and
provision of personal services, but also the retailing of durable fashion
goods, as well as all types of office uses.
(3)
A greater range of establishments is allowed in this zone than the LC1
zone because potential land use conflicts associated with commercial
developments can be avoided at the initial design stage.
(4)
The zone is restricted to minor arterial and collector streets, and the size of
permitted establishments is restricted to 300 square metres to minimize
their undesirable impacts on adjacent residential neighbourhoods.
(5)
The zone reflects the Development Plan objective to integrate
neighbourhood shopping facilities in residential areas. [1992/9250]
City of Regina
Office Consolidation
Zoning Bylaw No. 9250
Chapter 7
3.2
COMMERCIAL ZONE REGULATIONS
Page 7.11
PERMITTED USES
As specified in Table 5.2 of Chapter 5. [1992/9250]
3.3
DISCRETIONARY USES
As specified in Table 5.2 of Chapter 5. [1992/9250]
3.4
3.5
DEVELOPMENT STANDARDS
(1)
As specified in Table 5.7 of Chapter 5.
(2)
Exceptions to the requirements in Table 5.7 are specified in part 7B.
Refer to:
(a)
Subpart 7B.2 for yard requirements for developments adjacent to
residential zones; [1999/10113]
(b)
Subpart 7B.3 regarding reductions to the required yard setbacks; or
(c)
Subpart 7B.4 regarding exceptions to the required height of
buildings. [1992/9250]
ADDITIONAL REGULATIONS
(1)
(2)
Eating and Drinking Places
(a)
No portion of an eating or drinking establishment shall be located
outside of the building.
(b)
Where more than one liquor licensed use is combined in a single
establishment, the maximum capacity shall not exceed 100
persons.
Car Wash, Automobile Sales
Neither a car wash nor an automobile sales lot is an accessory use to a gas
bar or service station. [1992/9250]
(3)
General Development Regulations
The general development regulations in Chapter 4 shall apply to
developments in this zone.
City of Regina
Office Consolidation
Zoning Bylaw No. 9250
Page 7.12
COMMERCIAL ZONE REGULATIONS
(4)
Chapter 7
Overlay Zones
The Overlay Zone regulations in Chapter 10 shall apply to any portion of
this zone that lies within an overlay zone.
(5)
Accessory Uses
Accessory uses in this zone shall be subject to the provisions in
Chapter 11.
(6)
Temporary Uses
Temporary uses in this zone shall be subject to the regulations in
Chapter 12.
(7)
Non-conforming Uses
Non-conforming uses in this zone shall be subject to the provisions in
Chapter 13.
(8)
Parking and Loading
Parking and loading facilities in this zone shall be provided in accordance
with the provisions in Chapter 14.
(9)
Landscaping and Buffering
Landscaping and buffering in this zone shall be provided in accordance
with the provisions in Chapter 15.
(10)
Signs
The erection of signs in this zone shall be in accordance with the
provisions in Chapter 16.
(11)
Public Amenities
The development of public amenities in this zone in exchange for floor
area bonuses shall be in accordance with the regulations in Chapter 17.
(12)
Development Permits
Applications for development permits in this zone shall be made in
accordance with the provisions in Chapter 18. [1992/9250]
City of Regina
Office Consolidation
Zoning Bylaw No. 9250
Chapter 7
7C.4
COMMERCIAL ZONE REGULATIONS
Page 7.13
LOCAL COMMERCIAL ZONE (LC3)
4.1
4.2
INTENT
(1)
This zone is intended for unique areas of the City which are suitable for
business development but, due to their special characteristics such as age
and potential for traffic circulation hazards, require special precautions to
be taken to assure appropriate business development. Accordingly, the
size of permitted businesses is restricted to 150 square metres. Flexibility
in building and site design is encouraged to harmonize new developments
with existing building and shopping environments.
(2)
This zone supports the Development Plan objective to integrate
neighbourhood shopping facilities in residential areas.
(3)
The flexibility in site design is also consistent with the Plan's objective to
allow development standards that minimize the negative impacts of
commercial development on residential neighbourhoods. [1992/9250]
PERMITTED USES
As specified in Table 5.2 of Chapter 5. [1992/9250]
4.3
DISCRETIONARY USES
As specified in Table 5.2 of Chapter 5. [1992/9250]
4.4
DEVELOPMENT STANDARDS
(1)
As specified in Table 5.7 of Chapter 5.
(2)
Exceptions to the requirements in Table 5.7 are specified in part 7B.
Refer to:
City of Regina
Office Consolidation
(a)
Subpart 7B.2 for yard requirements for developments adjacent to
residential zones; [1999/10113]
(b)
Subpart 7B.3 regarding reductions to the required yard setbacks; or
(c)
Subpart 7B.4 regarding exceptions to the required height of
buildings. [1992/9250]
Zoning Bylaw No. 9250
Page 7.14
4.5
COMMERCIAL ZONE REGULATIONS
Chapter 7
ADDITIONAL REGULATIONS [2001/10264]
(1)
Building Setback
The maximum building setback from any street line shall be 2.0 metres,
except as provided in subsection (2).
(2)
(3)
Setback Exceptions [2014-3]
(a)
In the case of a corner property that abuts a residential zone, the
maximum setback from any street line shall be provided in
accordance with the provisions of Subpart 7B.2 of this Chapter.
(b)
Notwithstanding clause (a), the front yard setback of Lot 5, Block
376, Plan No. CE5560 shall be consistent with the setback
regulations applicable to the adjacent properties.
Parking and Loading
Parking and loading facilities in this zone shall be provided in accordance
with the provisions in Chapter 14. Notwithstanding the provisions of that
Chapter, parking shall not be permitted in the front yard of any LC3 zoned
property, with the exception of Parcel A, Block 400, Plan 60R5332,
Regina Subdivision.
(4)
Drinking Establishments
Where more than one liquor licensed use is combined in a single
establishment, the maximum capacity shall not exceed 50 persons.
[1992/9250]
(5)
General Development Regulations
The general development regulations in Chapter 4 shall apply to
developments in this zone.
(6)
Overlay Zones
The Overlay Zone regulations in Chapter 10 shall apply to any portion of
this zone that lies within an overlay zone.
(7)
Accessory Uses
Accessory uses in this zone shall be subject to the provisions in
Chapter 11.
City of Regina
Office Consolidation
Zoning Bylaw No. 9250
Chapter 7
COMMERCIAL ZONE REGULATIONS
(8)
Page 7.15
Temporary Uses
Temporary uses in this zone shall be subject to the regulations in
Chapter 12.
(9)
Non-conforming Uses
Non-conforming uses in this zone shall be subject to the provisions in
Chapter 13.
(10)
Landscaping and Buffering
Landscaping and buffering in this zone shall be provided in accordance
with the provisions in Chapter 15.
(11)
Signs
The erection of signs in this zone shall be in accordance with the
provisions in Chapter 16.
(12)
Public Amenities
The development of public amenities in this zone in exchange for floor
area bonuses shall be in accordance with the regulations in Chapter 17.
(13)
Development Permits
Applications for development permits in this zone shall be made in
accordance with the provisions in Chapter 18. [1992/9250]
7C.5
MAINSTREET ZONE (MS)
5.1
INTENT
(1)
City of Regina
Office Consolidation
This zone is intended to provide for high density developments to serve
the housing, business and amenity needs of the residents of the Northwest
Sector of the City. In doing so, this zone will provide high density
housing development opportunities in close proximity to shopping,
employment and public facilities at a minimum net density of greater than
50 units per hectare. [2005-61]
Zoning Bylaw No. 9250
Page 7.16
COMMERCIAL ZONE REGULATIONS
(2)
5.2
Chapter 7
This zone implements the Development Plan objective for new residential
subdivisions to provide higher densities in order to alleviate the high
servicing costs, preserve prime agricultural land, and support both public
transit and neighbourhood school populations. [1992/9250]
PERMITTED USES
As specified in table 5.2 of Chapter 5. [1992/9250]
5.3
DISCRETIONARY USES
As specified in table 5.2 of Chapter 5. [1992/9250]
5.4
5.5
DEVELOPMENT STANDARDS
(1)
As specified in Table 5.7 of Chapter 5.
(2)
Exceptions to the requirements in Table 5.7 are specified in part 7B.
Refer to:
(a)
Subpart 7B.2 for yard requirements for developments adjacent to
residential zones; [1999/10113]
(b)
Subpart 7B.3 regarding reductions to the required yard setbacks; or
(c)
Subpart 7B.4 regarding exceptions to the required height of
buildings. [1992/9250]
ADDITIONAL REGULATIONS
(1)
Density
The minimum required residential net density shall be 40 units per hectare.
(2)
Eating and Drinking Places [2001-78]
Outdoor eating and drinking establishments shall be permitted as an
accessory use subject to compliance with the performance standards
identified below:
City of Regina
Office Consolidation
(a)
The outdoor eating and drinking establishment shall not be located
on a property which abuts a residential zone or a property which
contains a residential use;
(b)
Where an outdoor eating or drinking establishment interfaces with
a residential use, school or parks and recreational space, it shall be
Zoning Bylaw No. 9250
Chapter 7
COMMERCIAL ZONE REGULATIONS
Page 7.17
located on a property which is a minimum of 36.5 metres from the
property which contains the residential use, school or parks and
recreational space. This distance shall be measured as the shortest
distance between the lot lines of the two properties;
(3)
(c)
Outdoor eating and drinking establishments shall only be permitted
as an accessory use and shall be incidental and subordinate to the
existing licensed establishment and shall comply with the
regulations for accessory use identified in Chapter 11 Accessory
Use Regulations of Zoning Bylaw No. 9250; and
(d)
Outdoor eating and drinking establishments shall provide a
sufficient amount of landscaping which shall address issues of
interface and compatibility with adjacent land uses and shall be
subject to the review and approval of the Development Officer. It
shall be the owner's responsibility to maintain the landscaping
material in perpetuity.
General Development Regulations
The general development regulations in Chapter 4 shall apply to
developments in this zone.
(4)
Overlay Zones
The Overlay Zone regulations in Chapter 10 shall apply to any portion of
this zone that lies within an overlay zone.
(5)
Accessory Uses
Accessory uses in this zone shall be subject to the provisions in
Chapter 11.
(6)
Temporary Uses
Temporary uses in this zone shall be subject to the regulations in
Chapter 12.
(7)
Non-conforming Uses
Non-conforming uses in this zone shall be subject to the provisions in
Chapter 13.
City of Regina
Office Consolidation
Zoning Bylaw No. 9250
Page 7.18
COMMERCIAL ZONE REGULATIONS
(8)
Chapter 7
Parking and Loading
Parking and loading facilities in this zone shall be provided in accordance
with the provisions in Chapter 14.
(9)
Landscaping and Buffering
Landscaping and buffering in this zone shall be provided in accordance
with the provisions in Chapter 15.
(10)
Signs
The erection of signs in this zone shall be in accordance with the
provisions in Chapter 16.
(11)
Public Amenities
The development of public amenities in this zone in exchange for floor
area bonuses shall be in accordance with the regulations in Chapter 17.
(12)
Development Permits
Applications for development permits in this zone shall be made in
accordance with the provisions in Chapter 18. [1992/9250]
5.6
OPTIONAL DEVELOPMENT REGULATIONS
(1)
Uses
In approving a discretionary use in the MS zone, Council may provide
specific development standards with respect to that use which are based on
and consistent with the general development standards set out in Chapter 4
of this Bylaw, and with the optional development regulations in this
section.
(2)
Driveways
In order to protect the integrity of peripheral landscaping, driveway
accesses should be located a minimum of 50 metres apart.
(3)
Parking Lots
In order to minimize the visual impact of parking lots, the following
standards should be incorporated into the parking lot design:
City of Regina
Office Consolidation
Zoning Bylaw No. 9250
Chapter 7
COMMERCIAL ZONE REGULATIONS
(4)
Page 7.19
(a)
No more than 60 parking stalls should be located in a single
parking cluster.
(b)
In keeping with existing development along Rochdale Boulevard,
parking areas:
(i)
shall be located in the rear yard of sites fronting on
Rochdale Boulevard;
(ii)
may be located in the front or side yard:
(A)
if it is appropriately screened from Rochdale
Boulevard by fencing, landscaping or a combination
of both; and
(B)
provided that a portion of the principal building,
including at least one entrance, is extended up to the
minimum required setback along Rochdale
Boulevard.
Residential Units
Residential units should be sited in a manner that maximizes the warming
effects of the sun in winter.
(5)
Walkways
Walkways should be developed according to the following standards:
(6)
(a)
provided to serve as access routes from parking lots to Rochdale
Boulevard at intervals no greater than 400 metres;
(b)
lit in accordance with the standards in Chapter 4, Table 4.3, to
make them safe for use in the evening; and
(c)
be a minimum of 1.2 metres in width.
Lighting
Potentially hazardous places such as abrupt changes in grade, stairs or
ramps should be well lit.
City of Regina
Office Consolidation
Zoning Bylaw No. 9250
Page 7.20
COMMERCIAL ZONE REGULATIONS
(7)
Chapter 7
Outdoor Places
The development of outdoor spaces such as plazas, public squares or
various enclosed or semi-enclosed areas or other spaces serving as
connectors and unifiers for areas along and around Rochdale Boulevard
should be encouraged to attract pedestrian activity on the street. These
spaces and/or areas should be developed according to the following
standards:
7C.6
(a)
The maximum elevation or depression should not exceed 1.5
metres from street level.
(b)
No more than 50% of the area should be occupied by street
furniture, benches, fountains, clock towers or other architectural
features.
(c)
A minimum of 25% of the surface should have the potential for
sun exposure year round. Seating should be located in sheltered
sunny areas with activity outlook and pleasant views.
(d)
The delineation of outdoor spaces should be designed to mitigate
against negative climatic effects and enhance the positive ones.
[1992/9250]
HIGHWAY COMMERCIAL ZONE (HC)
6.1
6.2
INTENT
(1)
This zone is designed to provide retail, business and personal services to
the travelling public using the controlled-access arterials leading into the
City. Towards this, businesses requiring a high level of accessibility and
substantial parking would be emphasized. At the same time, in the interest
of safety, businesses that generate pedestrian traffic, and uses that are
typical of local or neighbourhood business zones, will be discouraged.
(2)
This zone will reflect two objectives of the Development Plan, namely:
(a)
to direct the development of large scale shopping centre
developments to the Downtown; and
(b)
to develop major roadways and related commercial land uses in a
manner that is compatible with other land uses. [1992/9250]
PERMITTED USES
City of Regina
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Zoning Bylaw No. 9250
Chapter 7
COMMERCIAL ZONE REGULATIONS
Page 7.21
As specified in Table 5.2 of Chapter 5. [1992/9250]
6.3
DISCRETIONARY USES
As specified in Table 5.2 of Chapter 5. [1992/9250]
6.4
6.5
DEVELOPMENT STANDARDS
(1)
As specified in Table 5.7 of Chapter 5.
(2)
Exceptions to the requirements in Table 5.7 are specified in part 7B.
Refer to:
(a)
Subpart 7B.2 for yard requirements for developments adjacent to
residential zones; [1999/10113]
(b)
Subpart 7B.3 regarding reductions to the required yard setbacks; or
(c)
Subpart 7B.4 regarding exceptions to the required height of
buildings. [1992/9250]
ADDITIONAL REGULATIONS
(1)
General Development Regulations
The general development regulations in Chapter 4 shall apply to
developments in this zone.
(2)
Overlay Zones
The Overlay Zone regulations in Chapter 10 shall apply to any portion of
this zone that lies within an overlay zone.
(3)
Accessory Uses
Accessory uses in this zone shall be subject to the provisions in
Chapter 11.
(4)
Temporary Uses
Temporary uses in this zone shall be subject to the regulations in
Chapter 12.
City of Regina
Office Consolidation
Zoning Bylaw No. 9250
Page 7.22
COMMERCIAL ZONE REGULATIONS
(5)
Chapter 7
Non-conforming Uses
Non-conforming uses in this zone shall be subject to the provisions in
Chapter 13.
(6)
Parking and Loading
Parking and loading facilities in this zone shall be provided in accordance
with the provisions in Chapter 14.
(7)
Landscaping and Buffering
Landscaping and buffering in this zone shall be provided in accordance
with the provisions in Chapter 15.
(8)
Signs
The erection of signs in this zone shall be in accordance with the
provisions in Chapter 16.
(9)
Public Amenities
The development of public amenities in this zone in exchange for floor
area bonuses shall be in accordance with the regulations in Chapter 17.
(10)
Development Permits
Applications for development permits in this zone shall be made in
accordance with the provisions in Chapter 18. [1992/9250]
7C.7
MAJOR ARTERIAL COMMERCIAL ZONE (MAC)
7.1
INTENT
(1)
This zone is designed for the development of retail, service and office
businesses serving the travelling public and residents of the City at large,
which require locations with good visibility and accessibility along major
arterial roadways.
(2)
In order not to undermine the role and function of the Downtown Zone as
the business core of the City, permitted uses in this zone will be limited to
a gross floor area of 1,000 square metres. Development regulations are
also relaxed to provide additional flexibility in the development of small
City of Regina
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Zoning Bylaw No. 9250
Chapter 7
COMMERCIAL ZONE REGULATIONS
Page 7.23
scale establishments. The grouping of establishments in multi-tenant and
mixed-use settings are encouraged. [1995/9736]
(3)
(4)
City of Regina
Office Consolidation
This zone will be applied to the following arterial roadways or portions
thereof:
(a)
Albert Street (excluding the area between College and 25th
Avenues);
(b)
Broad Street (College Avenue to 3rd Avenue North); [2002-5]
(c)
Dewdney Avenue (Garnet Street to Smith Street);
(d)
Park Street (north of 13th Avenue to CPR Mainline); [2002-5]
(e)
Saskatchewan Drive (between Broad Street and Winnipeg Street);
[2002-5]
(f)
Victoria Avenue (east of Winnipeg Street); [2002-5]
(g)
Winnipeg Street (between 11th Avenue and Saskatchewan Drive);
[2002-5]
(h)
Pasqua Street at Rochdale Boulevard; [2002-5]
(i)
Quance Street; [2002-5]
(j)
Eastgate Drive. [2002-5]
(k)
West side of University Park Drive from Quance Street to a point
approximately 60 metres north of the Arens Road street right-ofway. [2005-70]
(l)
North side of Harbour Landing Drive, between Lewvan Drive and
Harvard Way. [2007-62]
(m)
Neville Drive [2008-61]
(n)
Dakota Drive [2008-61]
The intent of this zone is consistent with the Development Plan objective
to:
(a)
discourage the location of major suburban shopping centres outside
the Downtown;
(b)
locate neighbourhood commercial development in residential areas
on major arterial or collector streets; and
Zoning Bylaw No. 9250
Page 7.24
COMMERCIAL ZONE REGULATIONS
(c)
7.2
Chapter 7
develop major roadways and related commercial land uses in a
manner that is compatible with other land uses. [1992/9250]
PERMITTED USES
As specified in Table 5.2 of Chapter 5. [1992/9250]
7.3
DISCRETIONARY USES
As specified in Table 5.2 of Chapter 5. [1992/9250]
7.4
7.5
DEVELOPMENT STANDARDS
(1)
As specified in Table 5.7 of Chapter 5.
(2)
Exceptions to the requirements in Table 5.7 are specified in part 7B.
Refer to:
(a)
Subpart 7B.2 for yard requirements for developments adjacent to
residential zones; [1999/10113]
(b)
Subpart 7B.3 regarding reductions to the required yard setbacks; or
(c)
Subpart 7B.4 regarding exceptions to the required height of
buildings. [1992/9250]
ADDITIONAL REGULATIONS
(1)
General Development Regulations
The general development regulations in Chapter 4 shall apply to
developments in this zone.
(2)
Overlay Zones
The Overlay Zone regulations in Chapter 10 shall apply to any portion of
this zone that lies within an overlay zone.
(3)
Accessory Uses
Accessory uses in this zone shall be subject to the provisions in
Chapter 11.
(4)
Temporary Uses
Temporary uses in this zone shall be subject to the regulations in
Chapter 12.
City of Regina
Office Consolidation
Zoning Bylaw No. 9250
Chapter 7
COMMERCIAL ZONE REGULATIONS
(5)
Page 7.25
Non-conforming Uses
Non-conforming uses in this zone shall be subject to the provisions in
Chapter 13.
(6)
Parking and Loading
Parking and loading facilities in this zone shall be provided in accordance
with the provisions in Chapter 14.
(7)
Landscaping and Buffering
Landscaping and buffering in this zone shall be provided in accordance
with the provisions in Chapter 15.
(8)
Signs
The erection of signs in this zone shall be in accordance with the
provisions in Chapter 16.
(9)
Public Amenities
The development of public amenities in this zone in exchange for floor
area bonuses shall be in accordance with the regulations in Chapter 17.
(10)
Development Permits
Applications for development permits in this zone shall be made in
accordance with the provisions in Chapter 18. [1992/9250]
7C.8
MAJOR ARTERIAL COMMERCIAL ZONE (MAC3)
8.1
INTENT
(1)
This zone is intended to accommodate retail, service and office
developments along controlled-access roadways where vehicular access to
the sites is limited, but where establishments can benefit from good
visibility from the major arterial roadway.
(2)
Permitted retail uses allowed in this zone shall be those that are 500 square
metres or less in size, generate low vehicular traffic, and will primarily
serve the needs of residents of the adjoining residential neighbourhoods.
[1995/9736]
(3)
Full direct access to and from sites and the zone shall be limited to the
designated intersection, namely:
City of Regina
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Page 7.26
COMMERCIAL ZONE REGULATIONS
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 Victoria Avenue East at University Park Drive/Fleet Street (between
the Ring Road and Eastgate Commercial Park);
and as shown in Figure 7.1.
(4)
8.2
The intent of this zone is consistent with the Development Plan objective
to:
(a)
discourage the location of major suburban shopping centres outside
the Downtown; and
(b)
locate neighbourhood commercial developments in residential
areas on major arterial or collector streets. [1992/9250]
PERMITTED USES
As specified in Table 5.2 of Chapter 5. [1992/9250]
8.3
DISCRETIONARY USES
As specified in Table 5.2 of Chapter 5. [1992/9250]
8.4
DEVELOPMENT STANDARDS
(1)
As specified in Table 5.7 of Chapter 5.
(2)
Exceptions to the requirements in Table 5.7 are specified in part 7B.
Refer to:
City of Regina
Office Consolidation
(a)
Subpart 7B.2 for yard requirements for developments adjacent to
residential zones; [1999/10113]
(b)
Subpart 7B.3 regarding reductions to the required yard setbacks; or
(c)
Subpart 7B.4 regarding exceptions to the required height of
buildings. [1992/9250]
Zoning Bylaw No. 9250
Chapter 7
COMMERCIAL ZONE REGULATIONS
Page 7.27
Figure 7.1: Permitted Approach to Controlled-Access Roadways
8.5
ADDITIONAL REGULATIONS
(1)
General Development Regulations
The general development regulations in Chapter 4 shall apply to
developments in this zone.
(2)
Overlay Zones
The Overlay Zone regulations in Chapter 10 shall apply to any portion of
this zone that lies within an overlay zone.
(3)
Accessory Uses
Accessory uses in this zone shall be subject to the provisions in
Chapter 11.
(4)
Temporary Uses
Temporary uses in this zone shall be subject to the regulations in
Chapter 12.
City of Regina
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Zoning Bylaw No. 9250
Page 7.28
COMMERCIAL ZONE REGULATIONS
(5)
Chapter 7
Non-conforming Uses
Non-conforming uses in this zone shall be subject to the provisions in
Chapter 13.
(6)
Parking and Loading
Parking and loading facilities in this zone shall be provided in accordance
with the provisions in Chapter 14.
(7)
Landscaping and Buffering
Landscaping and buffering in this zone shall be provided in accordance
with the provisions in Chapter 15.
(8)
Signs
The erection of signs in this zone shall be in accordance with the
provisions in Chapter 16.
(9)
Public Amenities
The development of public amenities in this zone in exchange for floor
area bonuses shall be in accordance with the regulations in Chapter 17.
(10)
Development Permits
Applications for development permits in this zone shall be made in
accordance with the provisions in Chapter 18. [1992/9250]
7C.9
DESIGNATED SHOPPING CENTRE ZONE (DSC)
9.1
INTENT
(1)
City of Regina
Office Consolidation
This zone is designed to accommodate the development of planned
shopping centres characterized by:
(a)
unitary ownership, control or management;
(b)
concentrated and compatible retail and service uses;
(c)
one or more anchor type stores;
(d)
common parking facilities; and
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Chapter 7
COMMERCIAL ZONE REGULATIONS
(e)
(2)
9.2
Page 7.29
design to serve the market area of one or more communities.
[1997/9904]
This zone also provides for medium to high density residential
development to implement the development plan objective encouraging
infill development in order to reduce urban sprawl, utilize existing
services and support both public transit and neighbourhood school
population. [2002-6]
PERMITTED USES
As specified in Table 5.2 of Chapter 5. [1992/9250]
9.3
DISCRETIONARY USES
As specified in Table 5.2 of Chapter 5. [1992/9250]
9.4
9.5
DEVELOPMENT STANDARDS
(1)
As specified in Table 5.7 of Chapter 5.
(2)
Exceptions to the requirements in Table 5.7 are specified in part 7B.
Refer to:
(a)
Subpart 7B.2 for yard requirements for developments adjacent to
residential zones; [1999/10113]
(b)
Subpart 7B.3 regarding reductions to the required yard setbacks; or
(c)
Subpart 7B.4 regarding exceptions to the required height of
buildings. [1992/9250]
ADDITIONAL REGULATIONS
(1)
General Development Regulations
The general development regulations in Chapter 4 shall apply to
developments in this zone.
(2)
Overlay Zones
The Overlay Zone regulations in Chapter 10 shall apply to any portion of
this zone that lies within an overlay zone.
City of Regina
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Zoning Bylaw No. 9250
Page 7.30
COMMERCIAL ZONE REGULATIONS
(3)
Chapter 7
Accessory Uses
Accessory uses in this zone shall be subject to the provisions in
Chapter 11.
(4)
Temporary Uses
Temporary uses in this zone shall be subject to the regulations in
Chapter 12.
(5)
Non-conforming Uses
Non-conforming uses in this zone shall be subject to the provisions in
Chapter 13.
(6)
Parking and Loading
Parking and loading facilities in this zone shall be provided in accordance
with the provisions in Chapter 14.
(7)
Landscaping and Buffering
Landscaping and buffering in this zone shall be provided in accordance
with the provisions in Chapter 15.
(8)
Signs
The erection of signs in this zone shall be in accordance with the
provisions in Chapter 16.
(9)
Public Amenities
The development of public amenities in this zone in exchange for floor
area bonuses shall be in accordance with the regulations in Chapter 17.
(10)
Development Permits
Applications for development permits in this zone shall be made in
accordance with the provisions in Chapter 18. [1992/9250]
(11)
Development Standards for Residential and Mixed-Use Buildings
Notwithstanding the development standards for front, rear and side yard
setbacks and height and floor area ratio in Table 5.7 pertaining to the DSC
zone, the following development standards shall apply to residential and
mixed-use building in the DSC zone:
City of Regina
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Zoning Bylaw No. 9250
Chapter 7
COMMERCIAL ZONE REGULATIONS
Page 7.31
(a)
The minimum setback from any property line for a residential
building or residential portion of a mixed-use building in the DSC
zone shall be 7.5 metres.
(b)
The permitted residential or mixed-use building height in metres
“h” at a particular point on a specific lot in the DSC zone as shown
in figure 7.1(a) is calculated as:
H = d + 5.5
Where:
(i)
(ii)
(c)
“d” is the distance from the property line
“h” shall not exceed 20 metres.
The residential component of any building in the DSC zone shall
not be included in the floor area ratio calculation. The commercial
component of any building in the DSC zone shall be subject to the
maximum floor area ratio in table 5.7. [2002-6]
Building Envelope
Maximum Height
Minimum Setback
P/L
Figure 7.1(a): Application of Setback and Height Requirements [2002-46]
City of Regina
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Zoning Bylaw No. 9250
Page 7.32
COMMERCIAL ZONE REGULATIONS
Chapter 7
7C.10 DOWNTOWN ZONE (D) [2012-67]
10.1
INTENT
(1)
This zone is intended to strengthen Downtown Regina as the economic
and cultural hub of the City by making it an attractive place to work, shop,
visit, and live consistent with the vision of the Part G – Regina Downtown
Neighbourhood Plan of Regina Development Plan, Bylaw No. 7877
(Official Community Plan).
(2)
The zone provides regulations, development standards, urban design
standards, and development incentives to facilitate and encourage
developments that contain ground floor and pedestrian-oriented streets
containing clusters of retailing, personal services, entertainment, eating
and drinking establishments and an active 24/7 urban environment.
(3)
The zone contains urban design and development standards that shape
buildings in terms of height, scale, and character to create a comfortable,
safe, active, attractive and dynamic urban environment.
(4)
This zone implements several policies of the Regina Downtown
Neighbourhood Plan including that the City of Regina:
(a)
will amend Regina Zoning Bylaw No. 9250 to guide development
to achieve the Regina Downtown Neighbourhood Plan Vision and
the Public Realm Framework. The Zoning Bylaw shall include
descriptions of the following topics; General Design Standards,
Heritage Standards, Urban Structure, and Bonusing Framework;
(b)
shall create general design standards for new development in the
Downtown and incorporate the standards in the Zoning Bylaw.
The goal of these standards is to create a human scaled
environment, a characteristic of all great downtowns. The City of
Regina shall use these standards as guidelines when evaluating the
merits of new development using the following criteria:
(i)
(ii)
(iii)
(iv)
(v)
City of Regina
Office Consolidation
Makes a positive contribution to the city, to the Downtown,
and to the streetscape;
Relates to, and builds upon its existing context;
Contributes to pedestrianism;
The façade is as interactive as possible at street level,
through transparency, multiple entrances, and storefront
and active uses; and
Will stand the test of time.
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Chapter 7
COMMERCIAL ZONE REGULATIONS
(5)
(6)
City of Regina
Office Consolidation
Page 7.33
(c)
shall consolidate a set of Heritage Standards to provide a
framework for the conservation of Downtown’s heritage resources
and provide guidance on managing change. Their purpose is to
ensure new development makes a positive contribution towards the
conservation of valuable resources, thereby leveraging these
resources to achieve an increasingly successful Downtown;
(d)
will adopt in the Zoning Bylaw an urban structure based on
precinct character areas and built form character areas to guide the
shape of the Downtown as a whole, including its overall height and
density, street wall heights, setbacks/build-to-lines, and distinct
functional and character areas;
(e)
will incorporate frontage conditions in the Zoning Bylaw to ensure
development decisions result in active and animated streets,
provide a critical mass of activities and neighbourhood
convenience for Downtown residents, and fill the niche for one-ofa-kind stores serving the city as a whole; and
(f)
will incorporate build-to lines and build-to ranges in the Zoning
Bylaw.
This zone implements several objectives and policies of Part A - Policy
Plan of Regina Development Plan, Bylaw No.7877 (Official Community
Plan). These include objectives to:
(a)
promote the Downtown as the key element of City life containing
the widest range of goods and services, and the largest
concentration of commercial employment opportunities; and
(b)
facilitate the development of pedestrian systems which respond to
the unique characteristics of the built environment, particularly the
Downtown and safe efficient and convenient movement through
the urban area.
Specific policies that will be implemented by this zone include policies to:
(a)
encourage the retention and enhancement of the Downtown as the
primary business, office, retail, cultural and administrative centre
of the City;
(b)
encourage the location of major office uses, hotels, convention
centres, government buildings, entertainment uses and cultural
facilities;
(c)
encourage new high density, affordable residential development in
the Downtown;
Zoning Bylaw No. 9250
Page 7.34
10.2
COMMERCIAL ZONE REGULATIONS
Chapter 7
(d)
improve and maintain public amenities in the Downtown area to
attract new residents into the area;
(e)
orient the transit system around service to the Downtown;
(f)
discourage and limit long term public parking in the Downtown;
(g)
provide incentives to encourage new developments to provide
on-site short term parking;
(h)
improve and expand on the provision of adequate public transit
shelters, particularly in the Downtown and residential areas;
(i)
maintain and enhance the Downtown as the principal office and
retail employment centre; and
(j)
limit employment nodes outside the Downtown to local services,
or uses that are otherwise inappropriate in the Downtown.
PERMITTED USES
As specified in Table 5.2, of Chapter 5, provided that the use has:
10.3
(a)
A floor area ratio of less than 2; and
(b)
A height of less than 12 metres.
DISCRETIONARY USES
(1)
As specified in Table 5.2 of Chapter 5.
(2)
In addition to the discretionary uses listed in Table 5.2 of Chapter 5, all
uses listed in the permitted category in that table for this zone shall be
deemed discretionary, where they exceed the Floor Area Ratio or Height
limits specified in section 10.2 for permitted uses in the zone.
City of Regina
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Zoning Bylaw No. 9250
Chapter 7
10.4
COMMERCIAL ZONE REGULATIONS
Page 7.35
URBAN STRUCTURE
(1)
Character Framework
The Urban Structure Character Framework guides the shape of the
Downtown as a whole, including its overall Height and Floor Area Ratio,
Street Wall heights, Setbacks/Build-to Lines, and distinct functional and
Character Areas. The Urban Structure builds on existing and historic
development characteristics and considers linkages and interfaces with the
surrounding context.
The Character Framework consists of precinct and Built Form character
areas as illustrated in Figure 7.1 and the development standards that follow
in Section 10.5 implement the objectives of the Urban Structure Character
Framework.
(a)
City of Regina
Office Consolidation
Precinct Character: The areas outlined in black are precinct areas,
each characterized by a distinct combination of different uses,
Built Forms, and landscapes and include:
(i)
Cathedral Interface: This is a transition area between the
Downtown and the Cathedral Neighbourhood to the west.
Maximum permitted building heights decrease at the
western edge of this precinct character area to provide an
appropriate transition to the existing lower height and
density residential building forms in the Cathedral
Neighbourhood. Future Public Realm investments in this
precinct character area, particularly along Albert Street
(Grand Avenue) will help facilitate this transition and
development options will typically range between low to
mid-rise residential building forms.
(ii)
Core Interface: This is a transition area between the
Downtown and the Heritage Neighbourhood (formerly
Core Neighbourhood) to the east. Maximum permitted
building heights decrease at the eastern edge of this
precinct character area to provide an appropriate transition
to the existing lower height and density residential building
forms in the Heritage Neighbourhood (formerly the Core
Neighbourhood). Future Public Realm investments in this
precinct character area, particularly along Broad Street
(Grand Avenue) will help facilitate this transition and
development options will typically range between low to
mid-rise residential building forms.
Zoning Bylaw No. 9250
Page 7.36
COMMERCIAL ZONE REGULATIONS
(b)
(iii)
Centre Square Interface: This precinct character area
complements the Downtown with its mix of residential
densities and forms, commercial/office development, and
small businesses. Density and height permissions are more
permissive than the two previous interface zones to reflect
the mix of residential building forms and densities in this
precinct character area and in the Centre Square
Neighbourhood (formerly the Transitional Area
Neighbourhood) to the south.
(iv)
Downtown Edge Interface: This precinct character area
forms the northern edge of the Downtown adjacent to the
Canadian Pacific Railway line. The only linkages to the
north are at Albert and Broad Streets. By necessity, this
area will tend to orient to the south, towards the Downtown
until such time that redevelopment of the CPR intermodal
lands occurs. Higher building forms are appropriate,
consisting of both residential and commercial development.
In the future, this precinct area may become a transition
area to a new, more urban development to its north (when
the existing CP inter-modal yard is relocated) and,
therefore, future development in this area should be
designed to facilitate future linkages to this area.
(v)
Central Downtown: Central Downtown is the heart of the
city. It has a mix of uses and is the most urban condition,
where buildings are built out to the property line and
density and height permissions are maximized. It is the
focus of tall buildings, with a recognizable peak, and is the
focus of continuous Storefront retailing. Future
cultural/recreational destinations should also be
concentrated here.
Built Form Character: The coloured areas in Figure 7.1 (b)
represent specific built-form characteristics responding to
particular streets or conditions in the Downtown and include:
(i)
City of Regina
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Chapter 7
Grand Avenues: The four arterial roads that define the
edge of the Downtown are the Grand Avenues of the
Downtown. Where they intersect they also define Gateways
into the Downtown. Buildings along the Grand Avenues
should be a little “grander” than most, in the sense that they
will have careful attention focused on their quality and
design details. Overall building Heights and Floor Area
Ratios can be maximized at Gateway intersections in
accordance with the bonusing provisions in Chapter 17 –
Development Alternatives and Incentives in this Bylaw.
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Chapter 7
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COMMERCIAL ZONE REGULATIONS
Page 7.37
(ii)
Cathedral/Core Neighbourhood Edge: The blocks along
Angus Street and Osler Street that face Cathedral and
Heritage neighbourhoods should have buildings of a scale
compatible with the adjacent low-rise neighbourhoods.
(iii)
Centre Square Neighbourhood: The blocks south of
Victoria Avenue (specifically, the laneway behind the
blocks facing Victoria Avenue), east of Albert Street and
west of Broad Street (and those that do not front onto these
streets) is a transition area to the Centre Square
Neighbourhood which is south of 13th Avenue. Commercial
buildings should be low-rise in scale while residential
buildings should be mid- to high-rise, forming a transition
in height between the Downtown to the north and the lowto mid-rise scale of Centre Square further south.
(iv)
Urban Core: All of the blocks contained by the Grand
Avenues are the Urban Core. Buildings in this area will
generally be located at the street edge and occupy 100% of
their frontages. New buildings will tend to be built with
side party walls, particularly at the Podium level, in
expectation of future change or infill. Buildings within the
Urban Core should be granted the greatest latitude with
respect to individual design expression, while creating a
pedestrian scaled environment with activity at street level.
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Page 7.38
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Figure 7.1 (b): Urban Structure Character Framework
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Chapter 7
10.5
COMMERCIAL ZONE REGULATIONS
Page 7.39
DEVELOPMENT REGULATIONS
(1)
City of Regina
Office Consolidation
Floor Area Ratio Limits
(a)
The maximum permitted Floor Area Ratio (FAR) shall be shown
on Figure 7.2.
(b)
For lands having a 0.0 maximum permitted FAR (Victoria Park
and Queen Elizabeth II Court) buildings not exceeding 75 square
metres in gross floor area and 4.25 metres in height may be
considered and approved by the Development Officer provided
that the buildings are accessory to the intended function of these
locations for public use and gathering.
(c)
All developments in the downtown are eligible for FAR density
bonusing in accordance with the provisions of Chapter 17 –
Development Alternatives and Incentives in this Bylaw.
(d)
In the area identified in Figure 7.3 as the CBD – Central Business
District, buildings that contain 25% of their total gross floor area as
office use and that exceed the maximum permitted Street Wall
height (Podium) shall be required to provide public amenity
contributions in the amount of $4.00 per square foot (in 2009
dollars) of gross floor area or contribution of public amenities of
equivalent value for portions of the building above podium in
accordance with the provisions of Chapter 17 – Development
Alternatives and Incentives in this Bylaw through application of
the Contribution Gradient (Table 17.1 – Incentive and Amenity
System) in exchange for unlimited Height and FAR. [2014-44]
(e)
Notwithstanding any other provision in the Bylaw, the rules for
calculating Floor Area Ratio in the D - Downtown zone shall be as
follows:
(i)
all areas used for above grade parking contained within the
exterior faces of the exterior walls of the building, and
above grade, shall be included in the building floor area;
(ii)
all floor area below grade or where the floor level is below
grade for at least 50% of its floor to ceiling height, shall be
excluded from the building floor area.
Zoning Bylaw No. 9250
Page 7.40
COMMERCIAL ZONE REGULATIONS
Chapter 7
Figure 7.2: Maximum Permitted Floor Area Ratio (FAR)
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Page 7.41
Figure 7.3: Central Business District (CBD)
City of Regina
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Page 7.42
COMMERCIAL ZONE REGULATIONS
(2)
City of Regina
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Chapter 7
Height
(a)
Subject to clause (c), the maximum building heights shall comply
with Figure 7.4.
(b)
For lands having a 0.0 metre maximum permitted Height (Victoria
Park and Queen Elizabeth II Court) buildings not exceeding 75
square metres and 4.25 metres in height may be considered and
approved by the Development Officer provided that the buildings
are accessory to the intended function of these locations for public
use.
(c)
City Council may provide other height-related conditions based
upon the development standards and urban design standards for
this zone.
(d)
Areas outlined by the red dashed line in Figure 7.4 are eligible for
unlimited height through bonusing in accordance with the
provisions of Chapter 17 – Development Alternatives and
Incentives in this Bylaw.
(e)
In the area identified in Figure 7.3 as the CBD – Central Business
District, buildings that contain 25% of their total gross floor area as
office use and that exceed the maximum permitted Street Wall
height (Podium) shall be required to provide public amenity
contributions in the amount of $4.00 per square foot (in 2009
dollars) of gross floor area or contribution of public amenities of
equivalent value for portions of the building above podium in
accordance with the provisions of Chapter 17 – Development
Alternatives and Incentives in this Bylaw through application of
the Contribution Gradient (Table 17.1 – Incentive and Amenity
System) in exchange for unlimited Height and FAR. [2014-44]
(f)
New buildings in the Downtown zone shall have a minimum
height of 7.25 metres (2 storeys) with the exception of public use
buildings in Victoria Park and Queen Elizabeth Court in
accordance with clause (b) above.
(g)
Where pedestrian level wind and/or sun/shadow conditions are
indicated, such that they would adversely affect the general
amenity of the area or the welfare of citizens on the surrounding
streets, City Council may, at its discretion, require modifications to
the development and/or establish the maximum building height in
order to ameliorate such adverse conditions.
Zoning Bylaw No. 9250
Chapter 7
COMMERCIAL ZONE REGULATIONS
Figure 7.4:
City of Regina
Office Consolidation
Page 7.43
Downtown Height (m) Zones
Zoning Bylaw No. 9250
Page 7.44
COMMERCIAL ZONE REGULATIONS
(3)
Chapter 7
Change in Use
The Development Officer shall issue a development permit for any change
of use to a use permitted in this zone that will be entirely contained within
any existing building, provided only that such change of use will not result
in a reduction of existing parking and/or loading facilities associated with
the existing building.
(4)
Frontage Condition
Frontage conditions for buildings shall comply with Figure 7.5. Storefront
Uses located at Street Level are encouraged along all Downtown streets.
For the purposes of this section, Storefront Uses are defined as the
component of commercial uses including retail, personal service
establishments, restaurants, art galleries, and other uses that exhibit a
greater degree of pedestrian activity and visual store front display than
other commercial uses such as office use.
City of Regina
Office Consolidation
(a)
Required Street Level Storefront Frontage: Buildings along these
streets shall provide Storefront Uses at Street Level. NonStorefront features, such as common building lobbies or entrances
to above-grade uses should be minimized.
(b)
Convertible Frontage: Buildings along these streets shall be
designed to provide a minimum 4.25 metre first storey height to
accommodate potential conversion to Storefront Uses in the longterm.
(c)
Priority Active Frontage: Priority active frontages shall consist of
Storefront Uses, public uses, or other uses. Patios and outdoor
uses shall be encouraged to locate on priority active frontages.
(d)
A minimum of 70% to 90% coverage of Street Wall facades shall
be clear or lightly tinted glass (Glazing).
Zoning Bylaw No. 9250
Chapter 7
COMMERCIAL ZONE REGULATIONS
Figure 7.5:
City of Regina
Office Consolidation
Page 7.45
Frontage Conditions
Zoning Bylaw No. 9250
Page 7.46
COMMERCIAL ZONE REGULATIONS
(5)
City of Regina
Office Consolidation
Chapter 7
Build to Lines and Build-to Ranges and Setback Requirements
(a)
Most of downtown is appropriate for buildings that are located at
or near the front property line at a zero Build-to Line. The Build-to
Lines and Build-to Line ranges identify where buildings shall be
developed in relationship to property lines. Build-to Lines and
Build-to Line Ranges are illustrated in Figure 7.6 and shall comply
with the Build-to Line Ranges in Figure 7.7.
(b)
As an exception to Figure 7.7, residential uses located along
Secondary Streets (see Figure 7.8) that have dwelling units
accessed at Street Level shall be setback between 2 to 4 metres
from front property line. This requirement shall not apply to
residential use components that include lobbies, building amenity
areas, recreation rooms, and atrium spaces.
(c)
No front, side, or rear yard shall be required with the following
exceptions identified in clauses (d), (e), and (f) below.
(d)
Where identified, a minimum 5 metre setback shall be required for
properties in Figure 7.7 fronting Broad Street, Albert Street,
Saskatchewan Drive, Victoria Avenue and a portion of Lorne
Street except in situations where a desired urban design condition
would warrant a partial reduction in the 5 metre setback
requirement.
(e)
For those properties at the intersections Broad Street and Victoria
Avenue; Broad Street and Saskatchewan Drive; Albert Street and
Victoria Avenue; Albert Street and Saskatchewan Drive the
minimum required 5 metre setback can be satisfied wholly or
partially along the front lot lines of properties fronting these
intersections in any combination equating to 5 metres;
(f)
Setbacks shall be provided in accordance with the regulations in
Subpart 4B.8, Section 8.3 respecting encroachments on buffers and
easements.
Zoning Bylaw No. 9250
Chapter 7
COMMERCIAL ZONE REGULATIONS
Figure 7.6:
Figure 7.7:
City of Regina
Office Consolidation
Page 7.47
Build-to Line Illustration
Build-to Lines and Build-to Ranges
Zoning Bylaw No. 9250
Page 7.48
COMMERCIAL ZONE REGULATIONS
Figure 7.8:
City of Regina
Office Consolidation
Chapter 7
Streetscape Typologies
Zoning Bylaw No. 9250
Chapter 7
COMMERCIAL ZONE REGULATIONS
(6)
Street Wall Height
(a)
The Street Wall is the lower portion of a building or collection of
buildings that defines the street edge or Public Realm and will
typically range between 3 to 6 storeys in height. The Street Wall
refers to the lower facade portion of the building as illustrated in
Figure 7.9.
Figure 7.9:
Street Wall
(b)
Above the defined Street Wall height, portions of building that
exceed the defined Street Wall height are subject to above Street
Wall step backs (see Subsection 7C.10.5(7)). The step back is the
distance from the Street Wall edge to the nearest part of the taller
building element, measured perpendicular to the Street Wall as
illustrated in Figure 7.10.
(c)
The Podium is the lower portion of the building that defines the
street edge or Public Realm, typically between 3 to 6 storeys in
height. The Podium is distinct from the Street Wall in that it refers
to the overall massing of this portion of the building as illustrated
in Figure 7.11.
(d)
The minimum Street Wall heights and ranges shall comply with
Figure 7.12.
Figure 7.10:
Step Back Illustration
City of Regina
Office Consolidation
Page 7.49
Figure 7.11:
Podium Illustration
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Page 7.50
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Chapter 7
Figure 7.12: Street Wall Height
(7)
Above Street Wall and Podium Development Standards
The following standards apply to taller building elements above the
defined Street Wall and Podium and are illustrated in Figure 7.13.
(a)
City of Regina
Office Consolidation
A minimum 2.5 metre above Street Wall and Podium step back
shall be provided to taller building elements as illustrated in Figure
7.13.
Zoning Bylaw No. 9250
Chapter 7
City of Regina
Office Consolidation
COMMERCIAL ZONE REGULATIONS
Page 7.51
(b)
The above podium step back shall be applied to front and side lot
lines. The above podium step back is not required at the rear of the
building along the rear lot line adjacent to lanes.
(c)
City Council may approve partial reductions in the minimum
required above podium step back for specific design purposes
including building Transition to adjacent developments and
building Articulation where it is demonstrated to the satisfaction of
City Council through wind analysis, sun shadowing analysis, and
urban design analysis that the proposed reductions will not create a
negative impact on the Public Realm and pedestrian environment
and will result in an overall improved urban design condition.
(d)
Portions of buildings exceeding 16.25 metres in height shall be
separated by a minimum distance of 20 metres from other
buildings exceeding 16.25 metres in height.
(e)
Notwithstanding clause (d), City Council may grant relaxations to
the minimum required building separation distance where it is
demonstrated to the satisfaction of Council that privacy,
environmental (wind and sun shadow analysis), and aesthetic
considerations have been addressed.
(f)
Building slab length shall not exceed 55 metres in length for those
portions of buildings taller than 16.25 metres.
(g)
On blocks fronting the south side of Victoria Avenue, the
maximum permitted building slab length shall be 55 metres for
portions of buildings exceeding 16.25 metres in height and less
than 30 metres in height.
(h)
On Blocks fronting the south side of Victoria Avenue, for portions
of the building exceeding 30 metres, the maximum Gross Floor
Area of floor plates shall be not exceed 700 square metres.
(i)
Notwithstanding Clauses (f) and (g), City Council may grant
relaxations to the maximum permitted slab length standard where
it is demonstrated to the satisfaction of Council that the building
Massing and design has been broken up through building
Articulation (see subsection 10.8(8)) and that through wind impact
analysis and sun shadow analysis it is demonstrated that the slab
length does not cause negative impact on the Public Realm and
pedestrian environment.
(j)
In circumstances where an adjacent building's party wall is built to
the shared property line, the Podium of the new building shall be
constructed to abut the existing party wall.
Zoning Bylaw No. 9250
Page 7.52
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Chapter 7
Figure 7.13: Illustrations of Above Street Wall and Podium Development Standards
City of Regina
Office Consolidation
Zoning Bylaw No. 9250
Chapter 7
COMMERCIAL ZONE REGULATIONS
(8)
Page 7.53
Parking and Loading Requirements
(a)
Parking and loading facilities shall be provided in accordance with
the provisions of Chapter 14 of this Bylaw, except as specified
elsewhere in this Chapter.
(b)
The location of parking facilities in the downtown shall be in
accordance with Figure 7.14.
Figure 7.14: Parking Standards – No Visible Parking and Streets with Parking Standards
City of Regina
Office Consolidation
Zoning Bylaw No. 9250
Page 7.54
City of Regina
Office Consolidation
COMMERCIAL ZONE REGULATIONS
Chapter 7
(c)
On Streets with No Visible Parking new surface accessory use
parking lots or above grade parking structures shall be screened by
Storefront uses or other active uses along the street as illustrated in
Figure 7.15.
(d)
On Streets with Parking Standards new parking shall conform to
design standards that emphasize Storefront and active use at street
level as illustrated in Figure 7.16.
(e)
Parking shall not be located between any building and the street
edge.
(f)
City Council may allow for parking to be located adjacent to the
right of way subject to the following provisions:
(i)
The parking lot is located within a parking garage;
(ii)
The parking lot is located adjacent to a street with no
identified frontage condition pursuant Figure 7.5;
(iii)
The subject property is located on a corner lot;
(iv)
The length of parking adjacent to the streets is no greater
than 20m or the typical width of a driveway and length of
two parking stalls;
(v)
The building is designed to allow the parking lot to be
converted into commercial use, should it be viable in the
future;
(vi)
The applicant shall demonstrate how the exterior of the
building adjacent to the parking lot contributes to the public
realm through any creative placement of landscaping,
public art, fenestration, outdoor display area, sidewalk café
or other means. [2013-28]
Zoning Bylaw No. 9250
Chapter 7
COMMERCIAL ZONE REGULATIONS
Page 7.55
Figure 7.15: Parking Standards – Streets with no visible parking:
above grade structured parking is completely screened by Storefront or active uses.
Figure 7.16: Parking Standards – Streets with parking standards:
Grade level parking is completely screened by Storefront or active uses and reviewed for
consistency with the urban design guidelines for Parking Garage Building Form in subsection
10.9(5).
City of Regina
Office Consolidation
Zoning Bylaw No. 9250
Page 7.56
10.6
COMMERCIAL ZONE REGULATIONS
Chapter 7
WIND STUDY ANALYSIS AND SUN LIGHT PENETRATION DEVELOPMENT
STANDARDS
(1)
Purpose
The following development standards are intended to provide the basis for
ensuring that the Public Realm and pedestrian level conditions will not be
adversely affected by new developments.
(2)
Application
In considering a development or use in the Downtown zone, Council shall
take into account the degree to which existing pedestrian level wind
conditions are affected and the degree to which optimum wind conditions
will be achieved when the development is completed. Unacceptable wind
conditions shall be ameliorated to the greatest possible extent possible
through whatever means deemed appropriate by City Council including
modifications to building design and other wind mitigation design
features.
(3)
(4)
Wind Conditions Analysis
(a)
All proposed developments in which any part of the building will
be in excess of 20 metres in height shall be subject to a simulated
wind study analysis.
(b)
All costs associated with the wind study shall be borne by the
developer.
(c)
The wind study analysis shall be undertaken by a qualified
professional wind engineer, and under laboratory conditions
acceptable to the Development Officer.
(d)
Notwithstanding clauses (b) and (c), the City may conduct its own
independent peer review of the wind study analysis by a qualified
professional wind engineer and all associated costs of this
independent peer review shall also be borne by the developer.
Building Height and Sunlight Penetration
(a)
City of Regina
Office Consolidation
Figure 7.17 illustrates those areas within the Downtown, generally
parks and other open spaces and streets and sidewalks, where
pedestrian traffic is an important consideration, and where direct
sunshine is of critical importance. Reference should also be made
to Urban Design Standards specified in Section 10.8.
Zoning Bylaw No. 9250
Chapter 7
COMMERCIAL ZONE REGULATIONS
Page 7.57
(b)
In considering a development or use in this zone, Council shall
take into account the degree to which the proposed development
will reduce the amount of direct sunshine on the areas identified in
clause (a) above, with an objective towards maximizing the
availability of direct sunshine on such areas.
(c)
Restrict the degree to which tall buildings will cast shadows on the
north sidewalks of 11th and 12th Avenues, during the months
between March 21 and September 21, and between 12 noon and
2:00 p.m.
(d)
Restrict the degree to which tall buildings will cast shadows on the
north property line of Victoria Avenue, between Cornwall and
Albert Streets, between November 10 and January 30, and between
12 noon and 2:00 p.m.
(e)
Ensure that at least half of the Frederick W. Hill Mall is in direct
sunshine, during the months between March 21 and September 21,
and between 12 noon and 2:00 p.m.
(f)
Restrict the degree to which tall buildings will cast shadows on the
east boundary of Victoria Park in the 1900 block Scarth Street,
during the months between March 21 and September 21, and after
10:00 a.m.
(g)
Tall buildings at the east and west edges of Downtown should be
constructed in such a manner as to ensure adequate daylight and
sunlight penetration into adjacent neighbourhoods, in the morning
hours in the case of Angus Street, and the afternoon hours in the
case of Osler Street.
Figure 7.17: Downtown Pedestrian Traffic Areas
City of Regina
Office Consolidation
Zoning Bylaw No. 9250
Page 7.58
10.7
COMMERCIAL ZONE REGULATIONS
Chapter 7
ADDITIONAL REGULATIONS
(1)
General Development Regulations
The General Development regulations in Chapter 4 shall apply to
developments in this zone.
(2)
Overlay Zones
The Overlay Zone regulations in Chapter 10 shall apply to any portion of
this zone that lies within an overlay zone.
(3)
Accessory Uses
Accessory uses in this zone shall be subject to the provisions in
Chapter 11.
(4)
Temporary Uses
Temporary uses in this zone shall be subject to the regulations in
Chapter 12.
(5)
Non-conforming Uses
Non-conforming uses in this zone shall be subject to the provisions in
Chapter 13.
(6)
Parking and Loading
Parking and loading facilities in this zone shall be provided in accordance
with the provisions in Chapter 14.
(7)
Landscaping and Buffering
Landscaping and buffering in this zone shall be provided in accordance
with the provisions in Chapter 15.
(8)
Signs
The erection of signs in this zone shall be in accordance with the
provisions in Chapter 16.
(9)
Public Amenities
Throughout the D - Downtown zone, the Floor Area Ratio and Height
regulations specified in this Chapter may be further relaxed for qualifying
uses by City Council in exchange for public amenities, and in accordance
with Chapter 17 of this Bylaw. [1992/9250]
(10)
Development Permits
Applications for development permits in this zone shall be made in
accordance with the provisions in Chapter 18. [1992/9250]
City of Regina
Office Consolidation
Zoning Bylaw No. 9250
Chapter 7
10.8
COMMERCIAL ZONE REGULATIONS
Page 7.59
URBAN DESIGN STANDARDS
(1)
Purpose
The urban design standards in this section provide a qualitative basis for
design interpretation, both on the part of those preparing development
proposals and those charged with review and approval procedures.
(2)
Compliance
Urban design standards cannot anticipate every possible contingency.
From this perspective, the standards are be interpreted with some degree
of flexibility, based on the merits of individual proposals and their unique
contexts and conditions. The standards collectively establish a high
expectation for design. Wherever a proposed new development cannot
meet one or more specific standards, it should provide exemplary
compliance with other standards. While full and complete compliance
with each relevant standard is a desirable objective, this may not be
possible. However, every effort should be made to address the spirit and
intent of each standard and vision of the Regina Downtown
Neighbourhood Plan.
(3)
Street Wall
The Street Wall is a condition where buildings consistently line or front
onto a street, defining its edge as an outdoor public space (see subsection
10.5(6)). A Street Wall example is illustrated in Figure 7.18.
Street Wall design standards include:
City of Regina
Office Consolidation
(a)
The Street Wall should contribute to the Fine Grain character of
the streetscape by articulating the façade in a vertical Rhythm that
is consistent with the prevailing character of narrow buildings and
Storefronts and generally in intervals between 6 and 12 metres.
(b)
The Street Wall should generally be built to occupy 100% of a
property frontage along streets.
(c)
Building elements developed above the Street Wall are subject to
above Podium Step Backs (see subsection 10.5(7)).
(d)
All street level components, including residential uses, should have
a prominent presence on the street that shall have a minimum
floor-to-ceiling height of 4.25 metres.
(e)
Street Walls should have many windows and doors to provide
“eyes on the street” and a sense of animation and engagement.
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Page 7.60
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(f)
Blank walls and mechanical/utility functions should not be located
at Street Level along any street frontage.
(g)
Street Walls should be designed to have the highest possible
material quality and detail.
Figure 7.18: The Podium of the building above reinforces
a consistent Street Wall while taller elements are stepped back
(4)
Orientation and Placement
The orientation and placement of a building on a property creates a
relationship with the adjacent context, street, and helps define the quality
and character of the Public Realm (see Figure 7.19).
Orientation and placement design standards include:
(a)
City of Regina
Office Consolidation
Generally, all buildings should orient to and be placed at the street
edge with clearly defined primary entrances that directly access the
sidewalk. Alternatively, buildings should be sited to define the
edges of public open spaces, including plazas and promenades.
Zoning Bylaw No. 9250
Chapter 7
COMMERCIAL ZONE REGULATIONS
Page 7.61
(b)
In most locations buildings should be built to the edge of the public
right-of-way of streets to define their edges and create a direct
relationship to the adjacent sidewalk with the exception of the
Build-to Lines and Build to Line Ranges identified in subsection
10.5(5).
(c)
Parking shall not be located between the building and street edge
anywhere in the Downtown zone in accordance with Clause
10.5(8) (e).
(d)
Setbacks for side yards generally should not be provided at street
level, except where desired for Mid-block pedestrian connections
or for proposals for low-rise residential building forms for
properties fronting on Angus Street and Osler Street.
(e)
On corner sites, buildings should be oriented towards the corner
and contribute to the Public Realm along both frontages.
Entrances and other building architectural treatments should be
provided to define the corner.
Figure 7.19: Consistent setback and
orientation of buildings to the street
City of Regina
Office Consolidation
Zoning Bylaw No. 9250
Page 7.62
COMMERCIAL ZONE REGULATIONS
(5)
Chapter 7
Storefront Frontages
Storefront uses are most effective when located at street level and in areas
of high visibility and pedestrian traffic. Correspondingly, Storefront
activity helps animate a street when it is appropriately designed and
focused. Examples of appropriate Storefront frontage design are illustrated
in Figure 7.20.
Storefront frontage standards include:
(a)
Weather protection for pedestrians should be provided through the
use of awnings and canopies.
(b)
Where Storefront uses are not viable in the short-term, the Street
Level Condition should be designed to easily accommodate
adaptive re-use.
(c)
Where required, Storefront uses should be located immediately
adjacent to the sidewalk, with windows located along the front of
the facade. Deep columns and large building projections that hide
retail display and signage from view are discouraged.
(d)
Storefront entrances must be located at or near street level. Split
level, raised, or sunken entrances to Storefront uses are
discouraged.
(e)
Commercial signage should add diversity and interest to Storefront
frontages. Backlit sign boxes are discouraged.
(f)
In some instances, shallow (4-6 metre deep) [2013-64] retail
façades should be considered in order to achieve Storefront uses at
Street Level, while accommodating larger floor plates for other
uses behind as illustrated in Figure 7.37 in subsection 10.9(3).
Figure 7.20: Highly transparent Storefront uses that are
immediately adjacent to the sidewalk.
City of Regina
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Zoning Bylaw No. 9250
Chapter 7
COMMERCIAL ZONE REGULATIONS
(6)
Page 7.63
Other Use Frontages
All uses should help create an animated street environment with doors,
windows, and pedestrian activity fronting and accessing directly onto the
Public Realm and street as illustrated in Figure 7.21.
Other frontages design standards include:
(a)
Non-commercial street level uses should animate the street with
frequent entrances and windows.
(b)
Residential street level uses are encouraged to include individual
units directly accessed from the street, with appropriate front yard
privacy measures such as setbacks, landscaping, and grade shifts
(raised entrances such as steps, stoops, porches).
(c)
Building interiors should be organized to present the most
animated uses or functions (e.g. cafeterias, lobbies, common
gathering areas) to the street edge.
Figure 7.21: Residential frontages that are articulated at street level to
accommodate potential adaptive re-use to storefronts in the future
City of Regina
Office Consolidation
Zoning Bylaw No. 9250
Page 7.64
COMMERCIAL ZONE REGULATIONS
(7)
Chapter 7
Entrances
An entrance to a building is often the most recognizable and used part of
its façade. It is what people look for when they interact with the building.
Entrances must be prominent, recognizable, and accessible as illustrated in
Figure 7.22.
Entrances design standards include:
(a)
Building entrances should be emphasized through the use of
architectural form such as height changes, Massing, projection,
shadow, punctuation, and/or change in roofline or materials.
Modest height changes and setbacks are encouraged.
(b)
Main and common building entrances should include a canopy,
awning, recess, or similar device to provide pedestrian weather
protection.
Figure 7.22: Entrances are defined by changes in building massing,
roof line, materials and lighting
City of Regina
Office Consolidation
Zoning Bylaw No. 9250
Chapter 7
COMMERCIAL ZONE REGULATIONS
(8)
Page 7.65
Building Articulation
The Articulation of a building is often what gives it a sense of quality,
through attention to detail. Articulation implies a three-dimensional façade,
where windows and other elements have depth, creating a dynamic play of
light, shadows, and visual interest. Typically, Articulation will indicate
Transition between floors and interior spaces, giving an attractive appeal to
the façade. Articulation may also include changes in materials or in
material treatments as illustrated in Figures 7.23 and 7.24.
Articulation design standards include:
(a)
To provide architectural variety and visual interest including
vertical and horizontal recesses or projections, Datum Lines, and
changes in material, texture, or colour.
(b)
To encourage continuity in the streetscape and to ensure horizontal
breaks in the façade, buildings should be designed to reinforce the
following key elements through the use of setbacks, extrusions,
textures, materials, and/or detailing:
Base – Within the podium, a base should be clearly defined and
positively contribute to the quality of the pedestrian
environment through animation, Transparency, Articulation,
and material quality.
Middle – The body of the building above the base should
contribute to the physical and visual quality of the overall
streetscape.
Top - The roof condition should be distinguished from the rest
of the building and designed to contribute to the visual quality
of the building in the skyline.
(c)
City of Regina
Office Consolidation
Street facing façades should have the highest design quality. All
visible side and rear facades should, however, have a consistent
design expression.
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Page 7.66
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Chapter 7
Figure 7.23: Both examples above illustrate well articulated building designs with well
defined building base, middle and top. The Hotel Saskatchewan at the bottom uses step
backs, protrusions, and material changes to define each of these building components
Figure 7.24: Illustration showing variations in architectural detailing to
define base, middle, and top of the building
City of Regina
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Zoning Bylaw No. 9250
Chapter 7
COMMERCIAL ZONE REGULATIONS
(9)
Page 7.67
Materials
A building’s materials help define its character and quality and contribute
to its relationships to other buildings or structures in its context. In an area
where brick is predominant, new buildings will define themselves by
prevalent use of brick or through a more restrained application. Longevity
is an important consideration in material selection. Materials such as
stone, brick, and glass will endure over time. Building materials should be
chosen for their durability and for their functional and aesthetic qualities.
Building materials design standards include:
City of Regina
Office Consolidation
(a)
Exterior finishes should exhibit quality of workmanship,
sustainability, and ease of maintenance.
(b)
Building materials selection for new construction should consider
brick, stone, wood, glass, in-situ concrete, and precast concrete.
(c)
In order to achieve a unified building image, an overly varied
range of building materials is discouraged in favour of a more
selective approach.
(d)
Materials used for the front façade must be carried around the
building where any façades are exposed to public view at the side
or rear.
(e)
Changes in materials generally should not occur at building
corners, unless the corner is a subordinate element (e.g. projection,
bay, or tower) to the main massing of the building.
(f)
In general, the appearance of building materials should be true to
their nature and should not mimic other materials.
(g)
Vinyl siding, plastic, plywood, concrete block, darkly tinted and
mirrored glass, and metal siding utilizing exposed fasteners are
discouraged.
(h)
Provide compatible materials to adjacent buildings and hard
landscapes, either as primary material or accent.
(i)
Materials should have a human scale and interest, such as brick
and masonry. Non-modular materials such as stucco and concrete
should be articulated with design details, particularly at grade.
(j)
Ensure that there are some elements of building design that carry
through both base and taller building elements, such as materials,
architectural features, or setbacks.
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Page 7.68
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(k)
(10)
Chapter 7
New development adjacent to a heritage property as defined in
subsection 10.10 (1) should incorporate building materials that are
compatible with the heritage property with regard to type, colour
and texture.
Roof Line
Due to the high visibility of tall buildings in downtown, the design of roof
conditions must be carefully considered. Tall buildings are viewed from
many locations within the downtown and around the city and they have a
significant impact on the image of built environment of the downtown.
See Figure 7.25.
Roof line design standards include:
(a)
Taller buildings contribute more to the skyline of individual
precincts or even to the entire Downtown. As such, for any
building exceeding 16.25 metres in height (5 storeys), its roof
profile should be designed to contribute to the image of the city
through architectural sculpting, towers, night-lighting, or other
unique features.
(b)
Green roofs are encouraged.
(c)
All rooftop mechanical equipment must be screened from view by
integrating it into the architectural design of the building and the
expression of the building top.
Figure 7.25: A tapered profile, use of peaked roofs and dormers, high quality materials,
and integrated mechanical equipment give this building a distinct skyline profile.
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Visually Prominent Locations
Prominent sites are locations that are highly visible, occupy an important
symbolic location, or have an important public function. These include
View Termini, sites adjacent to significant public open spaces, street
corners, and civic buildings. Since these sites help shape the image and
character of a precinct area and the Downtown, they have greater civic
obligations to ensure that the highest possible standards in design and
material quality are met. To enhance the distinction and landmark qualities
of new buildings at these locations, modest exceptions to Step backs (not
to the Setback) and height restrictions are accommodated to encourage
Massing and designs that accentuate the visual prominence of the site.
Figure 7.26 identifies locations of visual prominence in Downtown
Regina. Figure 7.27 illustrates features that have been incorporated into
building design for buildings at visually prominent locations.
Figure 7.26: Visual Prominence:
This map shows key Downtown Gateways, View Termini, and Landmark Frontages
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Figure 7.27: A tapered profile, use of peaked roofs and dormers, high quality materials,
and integrated mechanical equipment give this building distinct profile.
(a)
View Termini
Buildings, structures, or sites that are View Termini are at the end
of a View Corridor, typically when looking along a street. Given
their prominence within the urban context, buildings located at
View Termini should provide enhanced design quality, which also
serves to promote their visual importance (see Figures 7.27 above
and Figure 7.28 below).
View Termini standards include:
City of Regina
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(i)
Distinctive architectural treatments such as spires, turrets,
belvederes, porticos, arcades, or archways.
(ii)
Alignment of design features to the view axis which, in
addition to tall elements, should include alignment of main
entrances or portico openings.
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Figure 7.28: Examples of View Termini where taller building massing, including the main
entrances define and terminate views
(b)
Gateways
Gateway buildings have the greatest visual prominence, since they
are located at corners that are Gateways to the Downtown.
Gateway buildings should provide a deliberate and significant
response befitting their role.
Gateway design standards include:
City of Regina
Office Consolidation
(i)
New Downtown Gateway buildings should provide a
building setback, in order to appropriately address the
intersection, provide a larger pedestrian realm, and define
new public space.
(ii)
Alignment of design features to the view axis which, in
addition to tall elements, should include alignment of main
entrances or portico openings.
(iii)
New Downtown Gateway buildings should provide a
massing setback from the Street Wall, in order to
appropriately address the intersection, provide a larger
pedestrian realm, and define new public space.
(iv)
The design standards for Corner buildings in clause (c)
below also apply to Gateway buildings.
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Corners
Corner buildings have a greater visual prominence given that they
terminate two Street Walls and that they can be viewed from a
greater distance, at the street intersection. This special condition
should be recognized through appropriate design responses (see
Figure 7.29).
Corner design standards include:
(i)
A change in the building Massing at the corner should be
provided, in relation to the Street Wall.
(ii)
Consideration should be given to providing distinctive
architectural treatments such as spires, turrets, belvederes,
porticos, arcades, or archways.
(iii)
Employ consistency in the building characteristics of the
building design and/or Massing on all four intersection
corners. While buildings or building elements should not be
the same, they should have common references among
them, such as cornice line, tower elements, and setback.
(iv)
A frontal design to both street frontages should be
provided.
(v)
Street corner buildings should respond to the visual
prominence of these locations by utilizing features such as
larger Massing, taller heights, entrances, and/or distinctive
architectural elements at the street corner.
Figure 7.29 – This building responds to the corner through taller Massing,
a unique roof profile, and a corner-facing entrance.
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Existing Landmarks
Landmarks contribute to the Downtown’s cultural history and
distinct sense of place. Examples include the church towers and
iconic forms of architecture such as the bell tower at Knox
Metropolitan Church, as well as tall buildings. New building
placement should ensure the visual prominence of Existing
Landmarks is maintained and enhanced.
Existing Landmark design standards include:
(e)
(i)
New buildings should align to consistently create a View
Corridor to Existing Landmarks.
(ii)
New buildings should provide Setbacks, Step backs, jogs,
and other Massing voids to maintain the view or create a
new view to Landmarks.
Landmark Frontages
Landmark Frontages are the building faces defining the edges of
Downtown’s most important streets and open spaces (Figure 7.26).
New buildings should reinforce the edges of these features and the
linkages between them.
Landmark Frontage design standards include:
(i)
(12)
New buildings should utilize building design elements such
as materials, colours, or architectural features that
distinguish a block or precinct area (e.g. columns, towers,
bays) to create a consistent expression along the frontage.
Vehicular Access, Loading, and Utilities
Service and utility areas are a necessary part of buildings, but often do not
create a welcoming pedestrian environment. Care must be given to the
design, in order to minimize their presence and impact on the public
experience, by locating them to less visible parts of the building and by
integrating them within the building mass.
Vehicular access, circulation, parking, loading, and utility design
standards include the following:
(a)
City of Regina
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Generally, all parking access, loading areas, and utility zones
should be located at the rear of buildings and accessed from
laneways.
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(b)
Where vehicular and service access via the street is necessary,
ensure it has a minimal impact on the streetscape, through
minimizing the width of the frontage it occupies and by designing
integrated access portals and garages as illustrated in Figure 7.30.
(c)
All rooftop mechanical equipment must be screened from view by
integrating it into the architectural design of the building and the
expression of the building top.
(d)
Where access and service areas are visible from or shared with
public space, high quality materials and features that can include
continuous paving treatments, landscaping, and well designed
doors and entrances should be provided.
(e)
Loading, storage, utilities, delivery, and solid waste collection
areas should be located out of view from public streets, public
spaces, and residential uses.
(f)
Utility mechanical equipment and metre locations should be
coordinated and integrated with the design of the building using
features such as roof top parapets or internal utility rooms.
Figure 7.30 – Parking access should be designed to minimize impact on the pedestrian
environment and accessed from a laneway. Where parking is accessed from a street the
access portal should be well integrated into the building façade and the width of the access
minimized as much as possible.
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Signage and Awning Guidelines
Signage plays an important role in the Downtown’s overall image. Signs
should contribute to the quality of individual buildings and the Public
Realm. They should reflect the unique characteristic of their context (see
Figures 7.31 and 7.32).
Sign standards include:
(a)
Signs should be integrated into the design of building facades by
placing them within architectural bays or Datum Lines including
coordinated proportions, materials, and colours.
(b)
Signs and awnings should not obscure windows, cornices, or other
architectural elements.
(c)
Sign scale should reinforce the Downtown’s pedestrian
environment, through means such as Street Level locations for
viewing from sidewalks.
(d)
Alternatives to large freestanding signs (such as pylons), roof top,
and large scale advertising signage forms (such as billboards)
should be used.
(e)
Signs on heritage buildings must be consistent with traditional sign
placement such as on a sign band, through window lettering, or
within architectural orders and in accordance with Heritage
Conservation District requirements, where applicable.
(f)
Street addresses should be clearly visible from sidewalks.
Figure 7.31 – Signs should be located within defined architectural spaces, such as sign
bands or windows (green areas). This also includes areas that are defined by or reinforce
Datum Lines or proportional characteristics of the façade (red areas)
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Figure 7.32 – The position of these signs is consistent with the architectural
features of the buildings including datum lines
(14)
Lighting Guidelines
Night image is an important aspect of Downtown’s urban character and
form (see Figure 7.33). Thoughtful lighting design is encouraged
throughout the downtown.
Lighting standards include:
City of Regina
Office Consolidation
(a)
Seek to reduce light pollution by directing light towards intended
areas, avoiding spilled light; eliminating upwardly pointing light
(at the sky); and encouraging building owners to turn off
unnecessary interior lights.
(b)
Encourage a variety of lighting opportunities including street
lighting, pedestrian lighting, building up/down lighting, internal
building lighting, internal and external sign illumination (including
street addressing), and decorative/display lighting.
(c)
Landmark buildings and elements, such as towers or distinctive
roof profiles, should be illuminated.
(d)
Seek to eliminate or reduce light spill-over into adjacent low-rise
residential areas.
(e)
Encourage energy efficient lighting and green power sources.
(f)
Attractive landscape and architectural features should be
highlighted with spot lighting or general lighting placement.
(g)
Encourage flood lighting on important government and
institutional buildings, and on important landscape features.
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Encourage special pedestrian level lighting on new and existing
buildings where extensive blank walls are provided or necessary at
street level.
Figure 7.33 – Lighting of architectural features and roof tops.
(15)
Transition
Transitions between buildings help create continuity and cohesiveness in
the streetscape. Transition should be considered for new development
when buildings are placed beside each other or across the street from each
other and have building design elements that reference each other. New
buildings should consider a variety of design elements and features to
create appropriate Transitions to adjacent buildings (usually beside each
other). Transitions can be Articulated through a wide range of design
elements as illustrated in Figure 7.34, particularly those at a pedestrian
scale and can be Articulated through a wide range of design elements (see
Figures 7.35).
Transition design standards include consideration of the following:
City of Regina
Office Consolidation
(a)
Overall building height.
(b)
Street Wall height.
(c)
Building Massing including projections, roof profile, and
proportion.
(d)
Setback at street level particularly transitions from one building to
another at street level. Transition should also include
consideration of above-podium step backs.
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(e)
Datum lines are those lines established from which heights or
depths are established. Examples of Datum Lines in buildings
include floor heights, vertical divisions in the building façade and
street wall, cornice lines, building base (podium), window lines,
and overall proportion.
(f)
Materials transition includes consideration of consistency in
colours, texture, and patterns from one development to another.
(g)
Entrance treatment.
(h)
Window treatment including placement orientation and proportion
that is consistent with window treatment of adjacent developments.
(i)
Spacing and proportion of entrances.
Figure 7.34 – The example on the left shows two buildings adjacent to each other that have
appropriate Transitions due to similar setback, Massing, Street Wall height, Datum Lines,
and projections. The example on the right illustrates buildings that have different styles,
massing and setbacks but have appropriate transitions due to similar materials, datum
lines, and window sizes and proportions
Figure 7.35 – The Elements of Transition between these buildings include materials,
cornice heights, and Datum Lines. Despite the differences in Massing, window sizes, and
proportion these buildings have appropriate transitions
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10.9
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URBAN DESIGN STANDARDS FOR SPECIFIC BUILDING FORMS
(1)
Purpose
These urban design standards provide more specific design direction for
some specific building forms or types. The standards are to be used by
development proponents to shape intended development proposals at
specific locations. The Development Officer will use them, along with the
Urban Design Standards in Section 10.8, to complete urban design
evaluations of development proposals.
(2)
City of Regina
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Residential and Mixed-Use Building Forms
(a)
Where dwelling units interface directly with the street individual
entrances to each unit should be provided. A single entrance with
vestibule access to individual units may be provided and entrances
visible from the public street are encouraged.
(b)
For buildings with a single entrance, entrance prominence must be
provided. Techniques may include increased height, overhang,
shadow, punctuation, and/or change in roofline.
(c)
Private rear yard or patio and amenity space for residents’ use is
encouraged.
(d)
Private open space for individual units provided in the form of
patios, decks, balconies, or roof top decks is encouraged.
(e)
For low-rise apartment buildings common open space for building
tenants should be provided in the form of courtyards, or roof top
decks or patios.
(f)
Street Level commercial uses may be provided (e.g. retail, personal
service establishment, and office).
(g)
Buildings should relate to adjacent buildings in terms of scale,
height, and configuration.
(h)
The massing of larger residential buildings should be broken
horizontally and vertically into a hierarchy of volumes.
(i)
Mixed uses within buildings is encouraged.
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Storefront: Commercial and Retail Use and Forms
(a)
These urban design guidelines apply to street level commercial and
retail.
(b)
Commercial or retail tenant floor areas of 1400 square metres or
less are considered “Small to Medium Format” as illustrated in
Figure 7.36.
(c)
Commercial or retail tenant floor areas exceeding 1400 square
metres are considered “Large Format” as illustrated in Figure 7.37.
(d)
Street level commercial or retail units should have separate
individual entrances. A common entrance for street level and
above grade units may be provided.
(e)
Buildings should relate to adjacent buildings in terms of scale,
height, and configuration.
Figure 7.36 – Small to medium format storefront commercial and retail use.
Each units has individual access at street level with entrances clearly defined
Figure 7.37 – Large format storefront commercial and retail use. Small to medium format
commercial uses are located facing the street while the large format commercial and retail
use has a defined prominent entrance at street level with the balance of the use located
behind the small to medium format storefront commercial and retail uses
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Cultural and Institutional Building Forms
(a)
These building forms include public services and amenities that
contribute to the broader sense of community in the Downtown
and in Regina as a whole, such as places of worship, schools,
museums, community centres, libraries, hospitals, theatres, police
stations, and fire halls (see Figure 7.38).
(b)
One or more entrances to main floor lobby may be provided,
served by one or more elevator/stair cores.
(c)
Public open space provided as a forecourt, plaza, or courtyard or
integrated with the building in the form of patios, decks, balconies,
or rooftop decks is encouraged.
(d)
Commercial uses at Street Level may be provided, particularly for
frontages that would otherwise not be animated for the majority of
weekday hours (e.g. theatres).
(e)
Buildings should relate to adjacent buildings in terms of scale,
height, and configuration.
(f)
Buildings should be placed and oriented to define street edges and
public spaces.
(g)
The building name through use of signage should be highly visible.
(h)
Unique, Landmark building design that enhances civic prominence
is encouraged and should consider large, well-proportioned public
spaces including forecourts, entrances, and lobbies and utilize
vernacular building techniques or details.
(i)
Encourage the incorporation of public art as part of the building
design or as free standing pieces.
(j)
Strong design principles are encouraged for all public façades but
may exhibit considerable variety.
Figure 7.38 – Example of design considerations for civic, public and institutional building
forms.
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Parking Garage Building Form
Parking structures are required to fulfill the objectives of the Public Realm
Framework in Part G - Regina Downtown Neighbourhood Plan of Regina
Development Plan, by contributing to the creation of great streets and
beautiful streetscapes. Above-grade parking structures share the
responsibility to add to Downtown’s aesthetic and to animate Downtown
streets.
Two approaches to creating appropriately integrated Downtown parking
structures are: to integrate the parking structure façade into the design of
the streetscape through the use of Articulation, fenestration, high quality
materials, and the provision of active uses along public streets; and, to
wrap the visible façade of the parking structure with public art.
City of Regina
Office Consolidation
(a)
Parking Garage Building Forms shall be developed in accordance
with the provisions of Section 10.5(8).
(b)
Pedestrian accesses to the parking garage structure should be
located at street edges. Structures on corners should have a
minimum of one pedestrian entrance on each street frontage.
Structures exceeding 50 metres in length should provide a
pedestrian access at least every 50 metres.
(c)
Pedestrian accesses via stairs and/or elevators to parking levels
should be highly visible and transparent from the street.
(d)
Façade Articulation should be achieved by designing the façade to
have a building like appearance or through wrapping the façade
with public art.
(e)
A cap treatment at the roof or cornice line that conceals views of
roof top parking and mechanical equipments should be provided.
(f)
Figure 7.38 illustrates urban design guidelines for above grade
parking garages. Figure 7.39 provides examples of parking garage
facade treatment to provide a building type appearance.
(g)
A public art treatment of all façades facing public streets or public
spaces should be undertaken; portions of the façade not covered by
public art must be a part of the architectural form of the building.
(h)
The public art treatment should be the dominant image of the
façade, without needing to conceal the parking.
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(i)
All elements of the public art treatment must consist of high
quality materials and construction, with a maintenance life span
similar to architectural materials; as such, murals do not qualify as
public art for parking structures.
(j)
Regina’s arts community may be engaged in the public art
planning, design, artist selection, and/or implementation process.
Figure 7.39 – Above Grade Parking Garage
Figure 7.40 – Above grade Parking Garage design having a building appearance
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Chapter 7
The following design standards apply to the development of
parking garages:
(i)
Lighting:
(A)
Maximize daylight penetration into the parking
areas.
(B)
Ensure that all parking spaces, traffic aisles,
pedestrian entry and exit points, stairways and
elevators are well lit during the hours of darkness.
The creation of dark corners, blind corners in
pedestrian areas and other places where persons
may hide should be avoided. Recommended
parkade lighting levels in decalux are as follows:
Parking Stalls
Entrance
Traffic Lanes
Stairways
Corridors, Stairwell
Entrance, Unloading Area
(ii)
5.4
5.4
11.0
20.0
10.0
Visibility:
Maximize the visibility into and out of all stairways and
elevators, both from the surrounding streets and alleys and
from within the parkade itself at all levels. Greater
visibility diminishes undesirable activity. Stairways and
elevators should always be on the outside/street side of the
parkade.
(iii)
City of Regina
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Supervision:
(A)
Strive for the close proximity of the entry/exit point
for vehicles and the main entry/exit point for
persons. Parkades used by the general public
generally have an attendant who is located at the
vehicle entry/exit point. Having the main
stairs/elevator nearby provides some supervision.
(B)
Ingress points should be kept to a minimum and
should never occur on an unsupervised lane. For
difficult situations, a closed-circuit television
camera network should be considered.
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(iv)
Page 7.85
Accessibility:
Ensure that all areas of the parkade are accessible to
persons with disabilities as per Provincial and City
standards and that parking spaces for persons with
disabilities are located in a highly visible place.
(v)
Emergency:
Recognize the possibility of the need for emergency
vehicles and emergency personnel to gain quick access to
all or any part of the facility. Multi-storey parkades should
always have an easily accessible elevator.
(vi)
Sub-ground Parking:
Encourage the use of sub-ground parking levels and spaces
for monthly (commuter) parking. Monthly parkers
generally arrive and leave within relatively restricted hours
and therefore provide for a greater level of self supervision.
(vii)
Identification:
Display symbols, colours, numbers or other markers clearly
in order to enable persons returning from their activities to
easily find their cars.
(viii) Attendant:
City of Regina
Office Consolidation
(A)
Ensure that attendants have direct access to toilet
facilities, a telephone and a drop-safe in order to
keep cash on hand to a minimum. An attendant
should always be present when a parkade is open to
the public.
(B)
Signs should be used to advise the public when the
parkade is unattended.
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10.10 HERITAGE REGULATIONS AND DESIGN STANDARDS
(1)
Purpose
For the purposes of this section heritage buildings are those designated as
municipal heritage properties, properties in the Victoria Park Heritage
Conservation District, or those listed on the Heritage Holding Bylaw. The
heritage value of a building includes its three-dimensional character:
width, depth, and height. The entire building envelope should be
conserved and the Transition of new construction to, and from, heritage
buildings should respect all three dimensions. Any alterations to a
designated heritage building or a property listed on the Heritage Holding
Bylaw would require review and approval by the appropriate authority. In
the case of a municipally designated property, approval must be granted
by City Council, and in the case of a provincially designated property
approval must be granted by the Provincial Heritage Branch.
In circumstances where the building height is not part of the heritage value
and no significant heritage elements are included in the top portions of the
building (e.g. rooftop or roofline), new construction may be added to the
upper levels, that is in keeping with the overall heritage value and
character defining elements of the district provided that all necessary
approvals have been obtained as noted in the previous paragraph.
In cases where additions are allowed to existing heritage buildings and
where development occurs adjacent to heritage buildings the following
regulations and design standards in this section shall be applied. Key to
these regulations and standards is conserving the structures and landscapes
that have significant heritage value and managing the introduction of new
structures and landscapes in such a way that they contribute to, and are
compatible with, existing heritage buildings.
As a principle of Heritage Conservation, new additions, exterior
alterations, or new construction should not destroy historic materials,
features, and spatial relationships that characterize a property (i.e.,
character defining elements). The new work should be differentiated from
the old and should be compatible with the materials, features, size, scale,
height, proportion, and Massing to protect the integrity of the heritage
property and its environment.
It is not necessary, or desired, to mimic a specific historical era. New
buildings should vary in style and should reflect their time. Style should
not be a determinant of compatibility. Instead, urban design considerations
such as Massing, facade Articulation, and material quality should be given
prominence. Elements of new building design should respond to specific
character defining elements with new interpretations.
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Street Wall and Building Envelope Regulations
(a)
Street Wall Heights
Additions to heritage buildings should be consistent with the
prevailing Street Wall (see Section 10.5(6)), as follows:
City of Regina
Office Consolidation
(i)
Where an existing heritage building is one storey or two
storeys in height, a building addition above it should create
a Street Wall at the appropriate height to conform to the
Street Wall height regulations in section 10.5(6) (see Figure
7.41).
(ii)
In order to ensure visual prominence of the heritage
building a 1.5 metre above heritage building step back shall
be provided.
(iii)
Above the Street Wall height, additional floors shall
comply with above Street Wall step backs as the
regulations in section 10.5(7).
(iv)
Step back distances above the Street Wall height are
considered to be cumulative - including, not in addition to,
the 1.5 metre step back above the heritage building (for
example, a 1.5 metre heritage step back, plus a 1 metre step
back above the Street Wall, would be considered to be a
total Step Back of 2.5 metres from the street edge).
(v)
Where an existing heritage building exceeds the maximum
permitted Street Wall height, the heritage building itself is
the Street Wall. Above the Street Wall height (above the
existing heritage building), additional development is
subject to the provisions of Section 10.5(7).
(vi)
A new building adjacent to a heritage building shall comply
with the required Street Wall height in Section 10.5(6), no
matter what the height of the heritage building.
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Figure 7.41 – The above illustrates for heritage buildings of 1 or 2 storeys, a 1.5 metre step
back, as well as an additional step back from the street edge for heritage buildings 3 storeys
or taller, a step back from the street edge for additional floors above the existing heritage
building, as per the step back requirements of Section 10.5(7).
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(b)
Page 7.89
Setback
New buildings adjacent to heritage buildings must ensure the
heritage building has visual distinction. This may be accomplished
in a variety of ways, three of which are illustrated in Figure 7.42.
The following option may be applied:
(i)
A physical separation between the buildings of 2 metres or
more.
(ii)
Where the buildings are to be joined, a distinct Massing
change allowing for a strong shadow line, 3 metres wide
and 2 metres deep.
(iii)
Where the buildings are to be joined, a distinct material
change through the use of transparent glass to provide
visual separation of the new building from the heritage
building.
Figure 7.42 – Illustrations showing appropriate setbacks to heritage properties
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(c)
Chapter 7
Rhythm
The Rhythm of a building’s façade along the Street Wall refers to
the recurrence, at regular intervals, of design elements that help
structure the building’s visual character and definition as illustrated
in Figure 7.43 below. For example, a vertical line dividing
buildings every 6 to12 metres will create a Rhythm for the street
that supports a pedestrian scale and intimate character. New
buildings adjacent to heritage buildings should be consistent with
the following Rhythm features:
(i)
Maintain the Rhythm of the heritage building, typically at a
Fine Grain scale and in a vertical proportion.
(ii)
For larger or longer buildings, clearly Articulate vertical
divisions or bays in the façade consistent with this Rhythm.
(iii)
Where appropriate for consistency, provide retail bays or
frontages at the same Rhythm.
(iv)
Articulation of the horizontal Rhythm and visual
Transitions between floors.
(v)
New buildings should respect the significant design
features and the horizontal Rhythm of adjacent buildings.
Figure 7.43 – The illustration at the top shows consistency and maintenance of ground level
and building articulation between a heritage building and a new building. The illustration
at the bottom of the page illustrates the maintenance of vertical and horizontal Rhythms
City of Regina
Office Consolidation
Zoning Bylaw No. 9250
Chapter 7
COMMERCIAL ZONE REGULATIONS
(3)
Page 7.91
Heritage Design Standards – Contemporary Buildings
Entirely new buildings will be proposed where no previous buildings
existed, where original buildings are missing, or where non-historic
buildings are removed.
The design intent for new buildings should not be to create a false or fake
historic building; instead, the objective must be to create a sensitive, welldesigned new structure “of its time” that fits and is compatible with the
character of the district and/or its immediate context.
Designers of new buildings should carefully consider density, scale,
height, setbacks, coverage, landscape open space, View Corridors, and
shadowing requirements expressed throughout the Plan.
New buildings within a heritage context must be consistent with the
following features:
City of Regina
Office Consolidation
(a)
Contemporary Design: New development should respectfully fit its
heritage context while at the same time representing current design
philosophy. Quoting the past can be appropriate. When done, it
should avoid blurring the line between real heritage buildings and
structures.
(b)
Contemporary as a design statement does not simply mean current.
Current designs with borrowed detailing inappropriately,
inconsistently, or incorrectly used (such as pseudo-Victorian
detailing) should be avoided.
(c)
Material Palette: Whereas there is a very broad range of materials
in today’s design palette, materials proposed for new buildings
should include those drawn from ones historically in use. The use
and placement of these materials in a contemporary composition
and their incorporation with other modern materials are important
in the success of the proposed building’s fit with its context. The
proportional use of materials, drawing lines out of the surrounding
context, careful consideration of colour, and texture all add to the
success of a composition.
Zoning Bylaw No. 9250
Page 7.92
City of Regina
Office Consolidation
COMMERCIAL ZONE REGULATIONS
Chapter 7
(d)
Proportion of Parts: Architectural composition has always had at
its root the study of proportion. In various styles, rules of
proportion have varied from the complex formulas of the classical
orders to a more liberal study of key proportions in buildings of the
modern movement. In the design of new buildings in a heritage
context, work should take into account the proportions of buildings
in the immediate context and consider a design with proportional
relationships that achieve a good fit. An example of this might be
windows. Without fail, 19th-century buildings employ a vertical
proportion system in the design and layout of windows, including
both overall windows singly or in built up groups and the layout of
individual panes.
(e)
Solidity vs. Transparency: Similar to proportion, a characteristic of
19th-century historic buildings is to have more solid walls with
punched windows. This relationship of solid to void makes these
buildings less transparent. This characteristic was based on
available technology (ability to make large windows and to heat
space), societal standards for privacy, and architectural tradition.
In contrast, many 20th-century styles use large areas of glass and
Transparency as part of the design philosophy.
The relationship of solidity to Transparency is a characteristic of
new buildings that should be carefully considered. It is an element
of fit. The level of Transparency in the new work should be
determined with consideration for that of existing buildings within
the street block or street face, particularly with regard to those
buildings that establish a positive character.
(f)
Detailing: In past styles, structure was often unseen hidden behind
a veneer of other surfaces. “Detailing” was largely provided by the
use of coloured, shaped, patterned, or carved masonry and /or
applied traditional ornament, mouldings, finials, cresting, and so
on. In contemporary buildings, every element of a building can
potentially add to the artistic composition, including architectural,
structural, mechanical, and even electrical systems.
For new buildings, detailing should refer to the character defining
elements of the immediate context. Detailing can be more
contemporary yet with deference to scale, repetition, lines and
levels, beam and column, and solid and transparent that relates to
the immediate context.
(g)
Maintain other heights and proportions, including: sign band and
height proportion; window height, size and proportion, including
transoms; and door height, position, and recess.
Zoning Bylaw No. 9250
Chapter 7
COMMERCIAL ZONE REGULATIONS
(4)
Page 7.93
Heritage Design Standards – Replica/Reconstructed Buildings
On some sites the opportunity may exist to replicate a formerly existing
structure with a new building or as a part of a larger building proposal.
This approach is possible where good documentary evidence exists. The
replication of a historic building is a rare exception to the general principle
of avoiding historical era mimicry and should proceed in a similar manner
to the restoration of an existing but altered or deteriorated structure.
In this rare instance, building design should be based on documentary
evidence including photographs, maps, surveys, and historic
design/construction drawings. Replica designs should be prepared by
practitioners skilled in historic research and historic construction design
and detailing.
The interior space and basic structure of a replica building is not required
to, but may also, use historic materials or details as long as the exterior
presentation replicates the original structure.
7C.11 MIXED RESIDENTIAL BUSINESS ZONE (MX)
11.1
INTENT
(1)
This zone is intended to provide opportunities for the flexible use of
properties in residential areas that are in transition from residential
development.
(2)
It will assist in maintaining the general residential character of the area,
but at the same time ensure that accommodation is made for services
required by residents of the zone.
(3)
It is further intended to encourage the adaptive re-use of existing public
and private structures, and to ensure that the new structures are compatible
in use, scale and design with the surrounding uses.
(4)
Application of this zone will be extended to:
City of Regina
Office Consolidation
(a)
areas which are primarily residential in character and have either
residential or commercial zone classification, but where a pattern
of mixed residential/commercial development is present;
(b)
existing small commercial nodes which have failed to develop
their full commercial potential, and where the unused potential
could be enhanced by a pattern of mixed residential/commercial
development;
Zoning Bylaw No. 9250
Page 7.94
COMMERCIAL ZONE REGULATIONS
(c)
11.2
Chapter 7
any land for which new development or redevelopment of low-rise
offices or a mixture of offices and housing is desirable, specifically
the inner fringes of the Downtown zone, and the outer edges of the
adjoining older residential zones.
(5)
Existing low-rise, prestige office developments will be recognized.
However, proposals to convert them to mixed-use developments will be
encouraged, in order to increase housing opportunities in the Downtown
periphery, and also to use excess office space capacity.
(6)
This zone will implement Development Plan objectives to:
(a)
encourage higher density housing and mixed use redevelopment
along or adjacent to major arterial streets; and
(b)
encourage the sensitive distribution of affordable housing in the
City. [1992/9250]
PERMITTED USES
As specified in Table 5.2 of Chapter 5. [1992/9250]
11.3
DISCRETIONARY USE
As specified in Table 5.2 of Chapter 5. [1992/9250]
11.4
11.5
DEVELOPMENT STANDARDS
(1)
As specified in Table 5.7 of Chapter 5.
(2)
Exceptions to the requirements in Table 5.7 are specified in Part 7B.
[1992/9250]
ADDITIONAL REGULATIONS
(1)
General Development Regulations
The general development regulations in Chapter 4 shall apply to
developments in this zone.
(2)
Overlay Zones
The Overlay Zone regulations in Chapter 10 shall apply to any portion of
this zone that lies within an overlay zone.
City of Regina
Office Consolidation
Zoning Bylaw No. 9250
Chapter 7
COMMERCIAL ZONE REGULATIONS
(3)
Page 7.95
Accessory Uses
Accessory uses in this zone shall be subject to the provisions in
Chapter 11.
(4)
Temporary Uses
Temporary uses in this zone shall be subject to the regulations in
Chapter 12.
(5)
Non-conforming Uses
Non-conforming uses in this zone shall be subject to the provisions in
Chapter 13.
(6)
Parking and Loading
Parking and loading facilities in this zone shall be provided in accordance
with the provisions in Chapter 14.
(7)
Landscaping and Buffering
Landscaping and buffering in this zone shall be provided in accordance
with the provisions in Chapter 15.
(8)
Signs
The erection of signs in this zone shall be in accordance with the
provisions in Chapter 16.
(9)
Public Amenities
The development of public amenities in this zone in exchange for floor
area bonuses shall be in accordance with the regulations in Chapter 17.
(10)
Development Permits
Applications for development permits in this zone shall be made in
accordance with the provisions in Chapter 18. [1992/9250]
City of Regina
Office Consolidation
Zoning Bylaw No. 9250
Page 7.96
COMMERCIAL ZONE REGULATIONS
Chapter 7
7C.12 OFFICE AREA ZONE (OA) [2012-45]
12.1
12.2
12.3
INTENT
(1)
To facilitate the development of limited “Office Areas”, outside of the
downtown/ central city area, which provide a market alternative for
businesses benefitting from close access to major corridors, regional
customers, intermodal hubs, etc, in accordance with the Regina
Development Plan.
(2)
To discourage the relocation of office uses from the downtown to
suburban or office park locations by limiting the type, scale and size of
office uses in the OA Zone, in accordance with subpart 7C.12 and the
“Office, Industry” definition of this Zoning Bylaw.
APPLICATION
(1)
The OA Zone shall only apply to land located within identified “Office
Areas”, in accordance with the Regina Development Plan.
(2)
Where there is conflict between subpart 7C.12 of Chapter 7 and
regulations elsewhere in this Bylaw, subpart 7C.12 shall prevail.
PERMITTED USES












City of Regina
Office Consolidation
Community Garden
Convenience Store
Confectionary
Day Care Centre, Child
Day Care Centre, Adult
Dining Room, Licensed
Financial Institution
Office, General
Personal Service Establishment
Public Use
Restaurant
Retail Use
Zoning Bylaw No. 9250
Chapter 7
12.4
COMMERCIAL ZONE REGULATIONS
DISCRETIONARY USES


12.5
Page 7.97
Office, Industry
Research and Development
DEVELOPMENT STANDARDS
(1)
The location of all Permitted Uses within an office building, except for
Office, General, shall be restricted to the main ground floor level.
(2)
Notwithstanding sections 12.3 and 12.4, Permitted and Discretionary Uses
shall be further regulated, as follows:
(3)
(a)
The size of all Permitted Uses, except for Office, General, shall be
limited to 500 m2 of gross floor area per use, per building;
(b)
Office, General, excepting “industry office”, shall be limited to
500 m2 of gross floor area, total, per building;
(c)
Research and Development shall be limited to 2,000 m2 of gross
floor area, total, per building;
(d)
No building shall exceed 4,000 m2 of gross floor area, and no
single tenant shall occupy more than 2,000 m2 of gross floor area
per building.
Development standards in Table 7.1 shall apply to the OA Zone:
Table 7.1 – Office Area Zone Development Standards
(4)
City of Regina
Office Consolidation
Minimum lot area
2,000 m2
Minimum frontage
30 m
Minimum front yard setback
3m
Minimum rear yard setback
5m
Minimum side yard setback
nil
Maximum site coverage
65%
Minimum building height
8m
Maximum building height
16 m
Maximum floor area ratio
2.5
Notwithstanding Table 7.1, the minimum side and rear yard setbacks shall
be 10 m from any lot in a residential zone and 3 m abutting a public road.
Zoning Bylaw No. 9250
Page 7.98
12.6
COMMERCIAL ZONE REGULATIONS
Chapter 7
ADDITIONAL REGULATIONS
(1)
General Development Regulations
The Chapter 4 regulations shall apply to development in this zone.
(2)
Overlay Zones
(3)
The Chapter 10 regulations shall apply to development in this zone.
Accessory Uses
The Chapter 11 regulations shall apply to accessory uses in this zone.
(4)
Temporary Uses
The Chapter 12 regulations shall apply to temporary uses in this zone.
(5)
Non-conforming Uses
The Chapter 13 regulations shall apply to non-conforming uses in this
zone.
(6)
Parking and Loading
The Chapter 14 regulations shall apply to parking in this zone, with the
following additions or exceptions:
(a)
The minimum number of parking stalls for all uses shall be 1 space
per 60 square metres of gross floor area;
(b)
The maximum number of parking stalls for all uses shall be 1
space per 35 square metres of gross floor area;
(c)
Notwithstanding section 12.6(6)(b), the City shall allow additional
parking, above the maximum amount, in the following situations:
(vii) if the parking is located in an above-grade or below-grade
parking structure; or
(viii) where payment is made by the applicant or owner, calculated
on the basis of $7,000 per additional parking stall (in 2012
dollars), to be expended by the City for the purpose of
acquiring or supporting public parking or transit, or other
public amenities or services.[2014-44]
(d)
City of Regina
Office Consolidation
Parking shall be prohibited from locating within setback areas
abutting a public road.
Zoning Bylaw No. 9250
Chapter 7
COMMERCIAL ZONE REGULATIONS
(7)
Page 7.99
Landscaping and Buffering
The Chapter 15 general regulations, and as applicable to commercial
zones, shall apply to landscaping in this zone with the following additions
or exceptions:
(a)
(8)
A pedestrian walkway, at least 1.5 m in width, shall connect the
front entrance of all principal buildings to the adjacent sidewalk
and parking areas, and, in the case of multiple principal buildings
on the same lot, a walkway shall also connect principal buildings,
to the satisfaction of the Development Authority.
Signs
The Chapter 16 general regulations, and as applicable to MAC zones, shall
apply to signage in this zone with the following exception:
(a)
(9)
Billboard, portable, rooftop, inflatable and rotating signs shall be
prohibited in this zone.
Public Amenities
The Chapter 17 regulations shall not apply to development in this zone.
(10)
Development Permits
The Chapter 18 regulations shall apply to development in this zone.
[2012-45]
City of Regina
Office Consolidation
Zoning Bylaw No. 9250
Page 7.100
COMMERCIAL ZONE REGULATIONS
Chapter 7
PART 7D
REGULATIONS FOR SPECIFIC COMMERCIAL USES
In addition to any other zone and use regulations provided in this Bylaw, the following land uses
shall conform to the regulations specified in this Part. [1992/9250]
7D.1
CAR/TRUCK WASH
1.1
INTENT
These regulations are intended to:
1.2
(a)
minimize peak-hour traffic backup onto public streets;
(b)
ensure that car/truck washes are operated in a manner consistent
with the City's efforts to conserve resources and protect the
environment; and
(c)
protect adjoining land uses from nuisances associated with
car/truck wash operations. [1992/9250]
APPLICATION
These regulations apply to:
1.3
(a)
full-service car/truck cleaning establishments;
(b)
self-service car/truck wash operations;
(c)
automated car/truck wash; and
(d)
manual car/truck wash operations. [1992/9250]
WASHING AND MECHANICAL OPERATIONS
All washing and mechanical operations shall be contained in a fully enclosed
building, except for any entrance or exit. [1992/9250]
City of Regina
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Zoning Bylaw No. 9250
Chapter 7
1.4
COMMERCIAL ZONE REGULATIONS
Page 7.101
WASH ADJOINING A RESIDENTIAL ZONE
Where a car/truck wash adjoins a residential dwelling or zone boundary:
1.5
(a)
all entrances and exits of the car/truck wash shall be positioned to
avoid facing the adjoining residential dwelling; and
(b)
the car/truck wash shall be completely screened from the adjoining
residence or property by a solid wall or fence of at least 1.83
metres, made of masonry, architectural tile, louvered wood or
similar material. [1992/9250]
PARKING
The parking requirements for car/truck washes shall be as provided in Table 7.1
of this Bylaw. [1992/9250; 1994/9572]
1.6
DRIVE-IN
The provisions of Subpart 7D.2 relating to drive-in establishments shall apply to
all car/truck wash businesses. [1992/9250; 2001/10264]
1.7
NON-CONFORMING FACILITIES
A car/truck-wash, which does not conform to the provisions of this Subpart, shall
be subject to the non-conforming use provisions in Chapter 13. [1992/9250]
7D.2
DRIVE-IN BUSINESS
2.1
INTENT
These regulations are intended to provide standards for the operation of drive-in
businesses in a manner that would increase compatibility with adjoining land
uses. [1992/9250]
2.2
APPLICATION
These regulations apply, but are not limited to:
City of Regina
Office Consolidation
(a)
banks;
(b)
eating establishments;
(c)
off-sale beer and wine pick-up; and
(d)
automotive lubrication service establishments. [1992/9250]
Zoning Bylaw No. 9250
Page 7.102
2.3
COMMERCIAL ZONE REGULATIONS
WAITING OR QUEUING SPACE
(1)
A drive-in business shall provide sufficient on-site waiting areas for
vehicles awaiting drive-in service determined at peak hour of the week.
(2)
The spaces specified in Table 7.1 (a) shall be the minimum for each use
mentioned.
(3)
Notwithstanding the minimum development standards for drive-in
businesses, where a drive-in business is located on an arterial roadway, the
City may require a Traffic Impact Traffic Study to determine the
minimum number of vehicle queuing spaces, taking into consideration:
[2014-44]
(a)
(b)
(c)
2.4
Chapter 7
the design of the total site development;
the nature of the proposed use; and
traffic generation characteristics of similar uses.
NOISE ABATEMENT
All speaker boxes associated with the drive-in businesses located within 91.44
metres of any residential use shall be oriented away from the residential use.
2.5
THEATRE SCREEN
In the case of a drive-in theatre, the screen shall be oriented in such a manner that
the picture is not visible from any existing or proposed public right-of-way.
[1992/9250]
2.6
NON-CONFORMING FACILITY
A drive-in establishment which does not conform to the provisions of this
Subpart, including any facility which does not conform to the separation distance
requirement, shall be subject to the nonconforming use provisions in Chapter 13.
[1992/9250]
TABLE 7.1 (a): WAITING SPACES FOR DRIVE-IN BUSINESS
TYPE OF BUSINESS
# OF WAITING SPACES PER LANE
UNOBSTRUCTED
BYPASS AISLE
[1999/10110]
Bank
3
4.0m. minimum
Car/truck Wash
5
4.0m. minimum
Eating Place
5
4.0m. minimum
Off-Sale Beer and Wine Pick-Up
5
4.0m. minimum
City of Regina
Office Consolidation
Zoning Bylaw No. 9250
Chapter 7
7D.3
COMMERCIAL ZONE REGULATIONS
Page 7.103
SERVICE STATION/GAS BAR [1996/9776]
3.1
INTENT
These regulations are designed to provide guidance for the location of service
stations and gas bars in a manner that would minimize potential hazards due to:
3.2
(a)
traffic congestion;
(b)
the contamination of ground water, sewer systems and air quality.
[1992/9250]
APPLICATION
These regulations apply to all land uses that contain or operate:
3.3
(a)
fuel pumps; or
(b)
liquefied petroleum retail sales storage tanks and necessary
dispensing equipment. [1992/9250]
LOCATION
Every fuel pump, storage tank and accessory dispensing equipment shall be
located:
3.4
(a)
in accordance with the driveway requirements in Chapter 4 of this
Bylaw and the sight line control regulations of the Regina Traffic
Bylaw; [2002-2]
(b)
no closer than 609.6 metres from a public water supply well; and
(c)
no closer than 100 metres from a public water supply reservoir.
[1992/9250; 2001/10264]
PARTS AND WASTE STORAGE
Where a service station is within 22.86 metres of a residential zone, all vehicle
parts and waste materials shall be stored in a completely enclosed building or an
area completely screened from the view of the residence. [1992/9250]
3.5
UNDERGROUND STORAGE TANKS
The installation of a new underground storage tanks shall meet the design and
operational requirements specified by the Saskatchewan Ministry of Environment.
[2014-44]
City of Regina
Office Consolidation
Zoning Bylaw No. 9250
Page 7.104
3.6
7D.4
COMMERCIAL ZONE REGULATIONS
Chapter 7
SITE DECOMMISSIONING/REMEDIATION
(1)
On any site where the operation of a service station or gas bar is or has
been discontinued, the site shall be decommissioned prior to the reuse of
the site for a different use. [1996/9776]
(2)
The decommissioning of the site shall be in accordance with the
requirements and guidelines established by:
(a)
Saskatchewan Ministry of Environment; and
(b)
the City Operations Division of the City. [2014-44]
AMUSEMENT ARCADE [1995/9730]
4.1
INTENT
(1)
4.2
APPLICATION
(1)
4.3
These regulations are intended to provide standards for the location of
amusement arcades in relation to residential areas, certain institutional
uses and other amusement arcades, in order to protect surrounding uses
from potential adverse effects associated with such operations.
Subject to Section 4.6, these regulations shall apply only to amusement
arcades that may be accommodated as a discretionary use.
LOCATION/SEPARATION DISTANCE
No person shall establish an amusement arcade or enlarge an existing arcade, as
described in Section 4.2 above:
(a)
on a lot that is located within the same block or on the same block
face (see Figure 6.3 of this Bylaw) as a residential land use zone;
(b)
within 150 metres of:
(i)
(c)
within 300 metres of:
(i)
City of Regina
Office Consolidation
another (existing) amusement arcade; or
an elementary or high school.
Zoning Bylaw No. 9250
Chapter 7
4.4
COMMERCIAL ZONE REGULATIONS
Page 7.105
MEASUREMENT OF SEPARATION DISTANCE
The distances identified in Section 4.3 shall be measured in a straight line, from
the nearest point of that portion of a lot used or proposed to be used for an
amusement arcade to the nearest point of:
4.5
(a)
that portion of a lot used for another amusement arcade;
(b)
a lot owned or leased, or that portion of a lot leased for an
elementary or high school.
NON-CONFORMING ESTABLISHMENTS
Any amusement arcade that does not conform to the provisions of this Subpart,
including any establishment that does not conform to the minimum separation
distance requirements, shall be subject to the non-conforming use provisions
contained in Chapter 13 of this Bylaw.
4.6
OTHER REGULATIONS APPLY
In addition to the regulations contained in this Subpart, the relevant provisions of
Licensing Bylaw No. 9565 shall apply to the operation of all amusement arcades
in the City of Regina.
City of Regina
Office Consolidation
Zoning Bylaw No. 9250