PART 8: INDUSTRIAL DISTRICTS

Division 6: Industrial – Redevelopment (I-R) District

Purpose

967      The Industrial – Redevelopment District is intended to be characterized by:

(a)        small blocks of parcels originally surveyed on a grid lotting pattern contained within the Alyth, Bonnybrook, Greenview, Manchester, and Skyline Industrial Areas;

(b)        fragmented land ownership creating parcels that are small and narrow in width;

(c)        small, narrow parcels where it may be difficult to provide landscaping along the front and corner side property lines and where it may be difficult to provide the required motor vehicle parking stalls;

(d)        reduction in landscaping standards in order to facilitate redevelopment of the smaller parcel and achieve parking on the parcel;

(e)        parcels that are not located along a major street or share a property line with a residential district; and

(f)        a wide range of industrial uses that would allow for reuse and redevelopment of existing parcels.

Permitted Uses

968      The following uses are permitted uses in the Industrial – Redevelopment District:

(a)        Artist’s Studio;

(b)        Auto Body and Paint Shop;

(c)        Auto Service – Major;

(d)        Auto Service – Minor;

(e)        Beverage Container Drop-Off Depot;

(e.1)     Beverage Container Quick Drop Facility;

(e.2)     Brewery, Winery and Distillery;

(f)         Car Wash – Multi-Vehicle;

(g)        Car Wash – Single Vehicle;

(h)        Catering Service – Major;

(i)         Catering Service – Minor;

(j)         Crematorium;

(k)        Dry-cleaning and Fabric Care Plant;

(l)         General Industrial – Light;

(m)       General Industrial – Medium;

(n)        Indoor Recreation Facility;

(o)        Large Vehicle Service;

(p)        Large Vehicle Wash;

(q)        Motion Picture Production Facility;

(r)         Park;

(s)        Parking Lot – Grade;

(t)         Parking Lot – Structure;

(u)        Power Generation Facility – Medium;

(v)        Power Generation Facility – Small;

(w)       Protective and Emergency Service;

(x)        Recreational Vehicle Service;

(y)        Sign – Class A;

(z)        Sign – Class B;

(aa)      Sign – Class D;

(bb)      Utilities;

(cc)      Utility Building;

(dd)      Vehicle Storage – Large;

(ee)      Vehicle Storage – Passenger; and

(ff)        Vehicle Storage – Recreational.

32P2009, 49P2017

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Discretionary Uses

969      The following uses are discretionary uses in the Industrial – Redevelopment District:

(a)        Auction Market – Other Goods;

(b)        Auction Market – Vehicles and Equipment;

(b.1)     deleted

(c)        Building Supply Centre;

(d)        Bulk Fuel Sales Depot;

(e)        Child Care Service;

(f)         Counselling Service;

(g)        Custodial Quarters;

(h)        Drive Through;

(i)         Equipment Yard;

(j)         Fleet Service;

(k)        Information and Service Provider;

(l)         Instructional Facility;

(m)       Kennel;

(n)        Large Vehicle and Equipment Sales;

(o)        Office;

(p)        Outdoor Café;

(p.1)     Payday Loan;

(q)        Pet Care Service;

(r)         Print Centre;

(s)        Recreational Vehicle Sales;

(t)         Restaurant: Food Service Only – Small;

(u)        Restaurant: Licensed – Small;

(v)        Restored Building Product Sales Yard;

(w)       Salvage Yard;

(x)        Self Storage Facility;

(y)        Service Organization;

(z)        Storage Yard;

(aa)      Sign – Class C;

(bb)      Sign – Class E;

(cc)      Sign – Class F;

(cc.1)   Sign – Class G;

(dd)      Special Function  – Class 2;

(ee)      deleted

(ff)        Take Out Food Service;

(gg)      Vehicle Sales - Minor;

(hh)      Veterinary Clinic;

(ii)           Wind Energy Conversion System – Type 1; and

(jj)        Wind Energy Conversion System – Type 2.

 

32P2009, 30P2011, 4P2012, 9P2012, 38P2013, 43P2015, 22P2016, 49P2017

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Rules

970      In addition to the rules in this District, all uses in this District must comply with:

(a)        the General Rules for Industrial Land Use Districts referenced in Part 8, Division 1;

(b)        the Rules Governing All Districts referenced in Part 3; and

(c)        the applicable Uses And Use Rules referenced in Part 4.

Building Size

971      The maximum gross floor area of all buildings on a parcel that is not serviced by City water and sewer is 1600.0 square metres.

Floor Area Ratio

972      The maximum floor area ratio for buildings on a parcel that is serviced by City water and sewer is 1.0.

Building Height

973      The maximum building height is 16.0 metres.

Screening

974      (1)              Loading docks and mechanical equipment that are part of a building must be screened from view of an adjacent expressway or major street.

(2)              Where a use has outdoor activities or equipment located outside of a building, those activities or equipment must be screened from view of:

(a)        an adjacent expressway, major street, LRT corridor or regional pathway; or

(b)        a street or lane where the street or lane separates the parcel from a residential district or special purpose district.

32P2009

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Building Setback

974.1   The minimum building setback from a property line shared with the Headworks Canal operated by the Western Irrigation District is 15.0 metres.

32P2009

Front Setback Area

975      Where the parcel shares a front property line with a street and the length of that front property line is:

(a)        less than 45.0 metres, there is no requirement for a front setback area;

(b)        45.0 metres or more but less than 60.0 metres, the front setback area must have a minimum depth of 1.0 metre;

(c)        60.0 metres or more but less than 90.0 metres, the front setback area must have a minimum depth of 2.0 metres; and

(d)        90.0 metres or more, the front setback area must have a minimum depth of 4.0 metres.

Rear Setback Area

976      (1)              Where the parcel shares a rear property line with a parcel designated as:

(a)        a commercial district, the rear setback area must have a minimum depth of 1.2 metres;

(b)        an industrial district or a lane:

(i)         the rear setback area must have a minimum depth of 1.2 metres; or

(ii)        in the case where walls facing the rear property line are constructed of materials that do not require maintenance, there is no requirement for a rear setback area; or

(iii)       in the case where the parcel is adjacent to a rail line that terminates and there is no need for a spur line or the spur line is incorporated within the building, there is no requirement for a rear setback area;

(c)        a residential district, the rear setback area must have a minimum depth of 6.0 metres; and

(d)        a special purpose district, the rear setback area must have a minimum depth of 6.0 metres.

(2)              Where the parcel shares a rear property line with:

(a)        an expressway or major street, the rear setback area must have a minimum depth of 6.0 metres;

(b)        an LRT corridor or street, not including an expressway or major street, the rear setback area must have a minimum depth of 4.0 metres;

(c)        with the Headworks Canal operated by the Western Irrigation District, the rear setback area must have a minimum depth of 7.5 metres; and

(d)        a lane, there is no requirement for a rear setback area.

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Side Setback Area

977      (1)              Where the parcel shares a side property line with a parcel designated as:

(a)        a commercial district, the side setback area must have a minimum depth of 1.2 metres;

(b)        an industrial district or a lane:

(i)         the side setback area must have a minimum depth of 1.2 metres; or

(ii)        in the case where walls facing the side property line are constructed of materials that do not require maintenance, there is no requirement for a side setback area; or

(iii)       in the case where the parcel is adjacent to a rail line that terminates and there is no need for a spur line or the spur line is incorporated within the building, there is no requirement for a side setback area;

(c)        a residential district, the side setback area must have a minimum depth of 6.0 metres; and

(d)        a special purpose district, the side setback area must have a minimum depth of 6.0 metres.

(2)              Where the parcel shares a side property line with:

(a)        an expressway, LRT corridor or major street, the side setback area must have a minimum depth of 6.0 metres;

(b)        with the Headworks Canal operated by the Western Irrigation District, the side setback area must have a minimum depth of 7.5 metres;

(c)        a lane, there is no requirement for a side setback area; and

(d)        with a street, other than an expressway or major street, and the length of that side property line is:

(i)         less than 45.0 metres, there is no requirement for a side setback area;

(ii)       45.0 metres or more but less than 60.0 metres, the side setback area must have a minimum depth of 1.0 metre;

(iii)       60.0 metres or more but less than 90.0 metres, the side setback area must have a minimum depth of 2.0 metres; and

(iv)      90.0 metres or more, the side setback area must have a minimum depth of 4.0 metres.

13P2008

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Landscaping In Setback Areas

978      (1)              Where a setback area shares a property line with an expressway, Headworks Canal operated by the Western Irrigation District, major street, or street, the setback area must:

(a)        be a soft surfaced landscaped area; and

(b)        have a minimum of 1.0 trees and 2.0 shrubs:

(i)         for every 35.0 square metres; or

(ii)        for every 50.0 square metres, where that setback area is irrigated with a low water irrigation system.

(2)              Where a setback area shares a property line with a lane, there is no requirement for either a soft surfaced landscaped area or a hard surfaced landscaped area.

(3)              Where a setback area shares a property line with a parcel designated as a residential district, the setback area must:

(a)        be a soft surfaced landscaped area;

(b)        have a minimum of 1.0 trees and 2.0 shrubs:

(i)         for every 30.0 square metres; or

(ii)        for every 50.0 square metres, where that setback area is irrigated with a low water irrigation system.

(c)        provide trees and shrubs planted in a linear arrangement along the length of the setback area.

(4)              Where a setback area shares a property line with an LRT corridor or a parcel designated as a commercial, industrial or special purpose district, the setback area:

(a)        must be a soft surfaced landscaped area;

(b)        may have a sidewalk in the setback area along the length of the building; and

(c)        must provide a minimum of 1.0 trees and 2.0 shrubs:

(i)         for every 35.0 square metres; or

(ii)        for every 50.0 square metres if that setback area when irrigation is provided by a low water irrigation system.

13P2008

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Additional Landscaping Requirements

979      (1)              Unless otherwise referenced in this District, all setback areas on a parcel, not including those portions specifically required for motor vehicle access, sidewalks, or any other purpose allowed by the Development Authority, must be a soft surfaced landscaped area.

(2)              Every building on a parcel must have at least one sidewalk connecting the public entrance to a public sidewalk, or in the case where there is no public sidewalk, to the nearest street.

(3)              A sidewalk must be provided along the entire length of the front of a building, not including any portion of the building where loading docks are located.

(4)              Every sidewalk required must:

(a)        be a hard surfaced landscaped area;

(b)        have different surfacing than the surfacing of the parking area;

(c)        be a minimum width of 2.0 metres; and

(d)        be raised above the surface of the parking area, when located in a parking area.

Storage of Goods, Materials and Supplies

979.1   (1)              A use may have an outdoor area for the storage of goods, materials or supplies provided the storage area is:

(a)        not located in a setback area;

(b)        not located between a building and a major street or expressway; and

(c)        shown on a plan approved as part of a development permit.

(2)              Goods, materials or supplies stored outside of a building within 5.0 metres of a property line have a maximum height of 5.0 metres.

(3)              The height of goods, materials or supplies is measured from grade and includes any pallets, supports or other things on which the goods, materials or supplies are stacked.

Employee Area

980      All developments must have an outdoor area, for the use of employees, that is a minimum of 10.0 square metres.

Outside Product Display Areas

981      deleted

32P2009

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