12.0.0 District Development Regulations

- Convenience retail store

- General retail store

- Personal service shop

12.1.4

- Apartment housing

- Convention facilities

- Service stations

12.1.5

Subdivision Regulations:

a. The minimum lot width is 16.0 m.

b. The minimum lot depth is 38.0 m.

c. The minimum lot area is 650 m2.

12.1.6

Development Regulations:

Density:	a.	The maximum floor area ratio is 1.50.
Site Coverage:	b.	The maximum site coverage is 55%.
Height:	c.	The maximum height is 11.5 m or three (3) storeys with a maximum eaveline or cornice line of 8.5 m.
Setbacks:	d.	The minimum front yard is:
		i.	3.0 m for entry canopies less than 5.0 m in height;
		ii.	9.0 m for the first storey;
		iii.	1.0 m for each additional storey.
	e.	The minimum side yard is 4.5 m, except for development on a single lot with a frontage of less than 16.0 m where the minimum side yard is 3.0 m.
	f.	The minimum rear yard is 7.5 m.

a. All parking shall be provided below grade or at grade behind the building and screened from the street. Parking is prohibited in the required front yard. Below grade parking shall not encroach under required front yards except under hardsurfacing provided in conformance with the requirements of this bylaw.

b. A minimum of 30% of the site shall be landscaped.

c. New development shall supplement existing mature white spruce trees with new trees to ensure the preservation of this important landscape element.

d. A minimum of 45% of roofs shall be sloped, with a minimum pitch of five (5) in twelve (12).

e. No commercial accommodation unit shall be located below grade.

f. A minimum horizontal separation of 9.0 m is required between facing windows of habitable rooms or commercial accommodation units.

g. All mechanical equipment shall be concealed within the roof or building envelope.

h. For apartment housing, each dwelling requires a minimum outdoor amenity area of 5.0 m2.

i. Properties abutting residential areas shall incorporate fencing and landscape screening to minimize visual impacts.

12.1.8

Other Regulations:

a. Convenience retail stores, general retail stores, personal service shops and sports equipment rental shall only be permitted where:

i. The principal use of the site is a hotel; and

ii. The total combined gross floor area of these uses does not exceed 10% of the gross floor area of the hotel.

b. Notwithstanding Section 12.1.8(a), convenience retail stores and eating and drinking establishments on the same site as service stations:

i. May contain up to 10% of the gross floor area of a service station building or buildings on a site; or

ii. May contain up to 70% of the gross floor area of a service station building or buildings on a site for sites in the 600 block of Banff Avenue.

c. No dwelling shall have more than six (6) bedrooms.

[Added 6.27.2024 Bylaw 483]

12.2.0 CB: Banff Springs Hotel District

12.2.1

Area:

The Banff Springs Hotel and Conference Centre complex is located at the south terminus of Spray Avenue. This prominent historic landmark is located in a natural forest setting at the base of Sulphur Mountain.

CB: Banff Springs Hotel District

12.2.2

Purpose:

The purpose of this district is to provide for visitor accommodation with accessory commercial and recreation facilities, while preserving the architectural character of a historic landmark.

12.2.3

- Convenience retail store

- General retail store

- Personal service shop

12.2.4

- Apartment housing

- Convention facilities

- Indoor and outdoor recreation services

- Night club

- Nonaccessory parking

- Transportation services

12.2.5

Subdivision Regulations:

a. Subdivision regulations are at the discretion of the Municipal Planning Commission.

12.2.6

Development Regulations:

Density:	a.	The maximum floor area ratio is 0.73.
Site Coverage:	b.	The maximum site coverage is 25%.
Height:	c.	The maximum height shall be 53 m or thirteen (13) storeys for the existing main hotel, 16.5 m or five (5) storeys for the Ramsay building, 27 m or six (6) storeys for the Tudor building, 15.5 m or four (4) storeys for the Manor Link, 20 m or three (3) storeys for the conference centre, and 14 m or three (3) storeys for the old Club House. The height of all other buildings is at the discretion of the Municipal Planning Commission, but in any case no higher than three (3) storeys or 12 m.
Setbacks:	d.	The minimum setback from any property line is 7.5 m.
	e.	The minimum building separation is 9 m.

12.2.7

Design Regulations:

a. Redevelopment shall replicate the building forms, details and materials present in the existing main hotel building.

b. Any future development on the site will require a comprehensive landscaping scheme consistent with the character of the hotel and its mountain setting.

c. No commercial accommodation units shall be located below grade.

d. A minimum horizontal separation of 9 m is required between the windows of habitable rooms or commercial accommodation units.

e. Each dwelling shall have a minimum outdoor amenity area of 5.0 m2.

12.2.8

Other Regulations:

a. Convenience retail stores, general retail stores, personal service shops and sports equipment rental shall only be permitted where:

i. The principal use of the site is a hotel; and

ii. The total combined gross floor area of these uses does not exceed 10% of the gross floor area of the hotel.

b. No dwelling shall have more than six (6) bedrooms.

[Added 6.27.2024 Bylaw 483]

12.3.0 CD: Downtown District

12.3.1

Area:

The commercial core of Banff extends from Buffalo to Elk, and includes the "main street" of Banff Avenue, Bear Street, and the east side of Marten Street. The downtown is generally surrounded by other commercial and public service districts.

CD: Downtown District

12.3.2

Purpose:

As the focal point for residents and visitors, the purpose of this district is to provide retail and commercial services, visitor accommodation, visitor information facilities, and apartment housing in mixed use development. New development shall enhance the public realm, with a focus on pedestrian areas.

12.3.3

- Professional, financial, health and office services

- Night clubs

- General retail stores

- Internet cafe

12.3.4

- Amusement establishments

- Apartment housing

- Business support services

- General equipment rental

- Funeral services

- Health services

- Home occupations Type 1

- Household repair services

- Spectator entertainment establishments

- Personal service shops

- Private clubs

- Private education service

- Self storage facility

- Storefront cannabis retail

12.3.5

Subdivision Regulations:

a. The minimum lot width is 12.0 m.

b. The minimum lot depth is 35.0 m.

c. The minimum lot area is 450 m2.

12.3.6

Development Regulations:

Density:	a.	The maximum floor area ratio is 3.2; provided, that maximum of 2.5 FAR for commercial uses, excluding hotels, is located on the first and second story of a building, or below grade.
Site Coverage:	b.	The maximum site coverage is 90%.
Height:	c.	The maximum height is 12.0 m or three (3) storeys with a maximum eaveline or cornice line of 8.0 m.
Setbacks:	d.	Buildings may be constructed to the property line abutting a public roadway for up to 75% of the frontage. The remaining 25% shall be set back a minimum of 2.0 m.
	e.	Any portion of a building over 8.0 m in height shall be set back a minimum of 2.0 m from a property line abutting a public roadway.
	f.	Properties fronting on two (2) streets shall have a minimum triangular corner cut of 6.0 m from the intersection of the front and side property line which shall be landscaped or hard surfaced.
	g.	Any portion of a building fronting on to Bear Street over two (2) storeys in height shall have a front yard setback of at least 1.0 m.

12.3.7

Design Regulations:

a. All mechanical equipment shall be concealed within the roof or building envelope.

b. Direct vehicular access from adjacent roadways will be discouraged where lane access is available. No direct vehicular access from Banff Avenue will be permitted.

c. The floor of the first storey shall be within 0.6 m of finish grade of the sidewalk.

d. Rundle rock, river rock, or other native stone cladding is required for the majority of the ground floor elevation, exclusive of window glazing, facing any public roadway.

e. New buildings shall consider and be compatible or contextual to the architecture, size, massing, roofline, cornice line, and details of the adjoining buildings.

f. All sides of a building shall be complementary in design, details, and materials. Where a side or rear facade is visible from a public street, or if parking is located at the side or rear of a building, the facade shall include building materials, and architectural features similar to those present on the front facade of the building.

g. Visible walls or portions of walls on abutting streets or visible from residential areas or adjacent properties where windows are not provided shall have architectural treatment.

h. For developments with more than a 12.0 m frontage, the facade should be differentiated by dividing the building into vertical bays with varying architectural treatments and different setbacks from the property line.

i. The third floor of any building shall be stepped back or concealed beneath a sloping roof.

j. Buildings should be designed to enhance the pedestrian environment and provide linkages wherever possible to the overall pedestrian and open space system, including open or enclosed arcades. Where a portion of a site is dedicated for public pedestrian walkways through the building to the lane, and/or a publicly accessible washroom facility that portion of the building or walkway may, at the discretion of the Development Approving Authority, be deducted from the floor area ratio calculation; provided, that a minimum 2.0 m clear and unobstructed passage is maintained for the length of the walkway and/or that the washroom facility is signed as publicly accessible to the satisfaction of the Development Approving Authority. The pedestrian walkway shall not be used for the sale or display of goods. Commercial frontage facing lanes is encouraged.

k. Windows and doors at the street property line shall be clear-glazed and unobstructed so that the interior of the premises are at all times visible from the sidewalk. Tinted or reflective glazing is not permitted.

l. Interior space configurations shall provide an unobstructed view into the building or product display window from an adjacent sidewalk.

m. For all front windows, at least 75% of the glass area shall be unobstructed by signage, including advertisements, screens, and window coverings.

n. Metal garage doors, folding security screens or other security features that detract from the street appearance shall not be allowed.

o. Rooftop HVAC equipment, elevators and other rooftop features shall be designed to fit in with the materials and colors of the overall building design. These features shall be located away from the building edges to avoid their being seen from the street below. If these features can be seen from the adjoining street, adjacent properties or roads, the building design shall use screening, decoration, plantings (e.g., rooftop gardens), or other techniques to integrate these features with the design of the building.

p. When HVAC or mechanical and electrical equipment is placed at ground level, it shall be integrated into building design and/or use screening techniques to avoid both visual and noise impacts on adjoining properties and the public realm.

q. The maximum width of any single permitted use on the ground floor on Banff Avenue shall not exceed 15.0 metres. The width of a use is calculated by measuring the length of the longest line drawn parallel to the building facade that faces the street and extending from the centerline of either exterior walls or party walls, as the case may be, enclosing the use.

r. Areas used for loading, unloading, and service should be enclosed, located below grade, or screened from view from a public roadway.

s. Each dwelling shall have a minimum outdoor amenity area of 5.0 m2.

12.3.8

Other Regulations:

a. Housing is allowed only above the first storey.

b. No dwelling shall have more than six (6) bedrooms.

c. A self storage facility is allowed only below grade.

[Added 6.27.2024 Bylaw 483]

12.4.0 CR: Railway Lands District

12.4.1

Area:

This district covers the Canadian Pacific Railway right-of-way and adjacent railway lands including the train station.

CR: Railway Lands District

12.4.2

Purpose:

The purpose of this district is to regulate development consistent with its use for railway services.

12.4.3

- Railway services

12.4.4

- Parking area (recreation centre)

- Non-accessory parking

12.4.5

Subdivision Regulations:

a. Subdivision regulations are at the discretion of the Municipal Planning Commission.

12.4.6

Development Regulations

Density:	a.	The maximum floor area ratio is 0.10.
Site Coverage:	b.	The maximum site coverage is 10%.
Height:	c.	The maximum height is 7.5 m or two (2) storeys.
Setbacks:	d.	The minimum front, side, and rear yard is 6.0 m, but is 30.0 m abutting Mt. Norquay Road and Gopher Street.

12.4.7

Design Regulations:

a. All new development shall be compatible with the design of the existing railway station.

b. A minimum of 50% of the site shall be landscaped, particularly where the site abuts public roadways.

c. Site lighting shall be minimized. High intensity discharge lighting is permitted where necessary to illuminate the railway mainline and sidings, provided fixtures are low-glare and full-cut-off or fully shielded.

12.4.8

Other Regulations:

a. Eating and drinking establishments will be approved only when accessory to a principal railway use.

[Added 6.27.2024 Bylaw 483]

12.5.0 CS: Commercial Service District

12.5.1

Area:

This district includes the commercial service compound and public works yard at the north end of Banff. This area is isolated from the rest of the Town by the railway. Although it contains a number of resident and visitor services, it has a semi-industrial character, surrounded by the natural landscape.

CS: Commercial Service District

12.5.2

Purpose:

The purpose of this district is to regulate development conformance with the policies of the Banff Community Plan by restricting retail uses and emphasizing the efficient use of the limited supply of serviced commercial land. Businesses which are not essential or which cater to a regional market will not be allowed.

12.5.3

- Automotive and equipment repair shop

- Business support services

- Contractor services

- Household repair services

- Protective and emergency services

12.5.4

- Animal hospitals and shelters

- Apartment housing

- Commercial services

- General equipment rental

- Nonaccessory parking

- Rapid drive-through vehicle services

- Private clubs

- Professional, financial, and office services

- Recycling depots

- Self storage facility

- Towing and recovery services

- Transportation services

- Veterinary services

- Warehouse sales

12.5.5

Subdivision Regulations:

a. The minimum lot width is 15.0 m.

b. The minimum lot depth is 30.0 m.

c. The minimum lot area is 600 m2.

12.5.6

Development Regulations

Density:	a.	The maximum floor area ratio for commercial uses is 0.6. In addition, the maximum floor area ratio for residential uses above the first floor shall be 0.4. The maximum combined floor area ratio on a parcel shall be 1.0.
Site Coverage:	b.	The maximum site coverage is 35%, except this may be increased to a maximum of 50% proportional to the amount of parking provided below grade.
Height:	c.	The maximum height is 10.0 m or three (3) storeys.
Setbacks:	d.	The minimum yard abutting any public roadway is 3.0 m.
	e.	The minimum side and rear yard is 1.5 m.

12.5.7

Design Regulations:

a. No parking, loading, storage, garbage collection, outdoor service or display area shall be permitted within a required yard abutting a public roadway.

b. Any outdoor storage shall be screened from view.

c. No more than 50% of the lot frontage may be used for driveways.

d. No driveway may be wider than 6.0 m.

e. A minimum of 5% of site area shall be landscaped except sites containing apartment housing in which case a minimum of 10% of the site area shall be landscaped. Where there are more than two (2) dwellings on a site the amount of landscaping shall be increased by 10% for each additional dwelling up to a maximum of 30%.

f. Flat or low-slope roofs are acceptable in this district; provided, that any rooftop mechanical equipment is integrated into the design through screening and painting to match the main building.

12.5.8

Other Regulations:

a. Eating and drinking establishments are to be scaled to cater to employees of the businesses within the CS District, but in any case should not exceed 300 m2 gross floor area.

b. Indoor display, technical or administrative support areas, or any retail sale operations shall be permitted as accessory uses only. Retail sales operations shall not exceed 10% of the total gross floor area for uses other than warehouse sales.

c. Private clubs, indoor recreation services, and professional, financial and office services are permitted only above the first storey.

d. Housing will be permitted only above the first storey.

e. Where housing is permitted, no dwelling shall have more than six (6) bedrooms.

f. Each dwelling shall be provided with an outdoor amenity space no less than 5.0 m2.

g. Dwellings shall have an entrance separate from the entrance to any commercial component of the building.

h. Where housing is permitted, the design of the building shall minimize and compensate for any objectionable aspects of potential incompatibility with other permitted or discretionary uses on the site and development on adjacent sites.

i. All development permit applications for housing shall require a “Phase I Environmental Site Assessment” prior to issuance of a development permit. If the Phase I Environmental Site Assessment recommends that a Phase II Environmental Site Assessment be completed, then a Phase II Environmental Site Assessment shall be completed, prior to the issuance of a development permit.

j. Sports equipment rental shall not provide services directly to the public within this district in accordance with Section 12.5.2.

[Added 6.27.2024 Bylaw 483]

12.6.0 CT: Tunnel Mountain District

12.6.1

Area:

This is a developed visitor accommodation area adjacent to Tunnel Mountain Road. This forms a limited commercial enclave on a plateau above the Town, surrounded for the most part by forest and bordered to the north by Tunnel Mountain campground. It has a more natural, less dense character than Banff’s other visitor accommodation areas.

CT: Tunnel Mountain District

12.6.2

Purpose:

The purpose of this district is to provide primarily for "bungalow camp" type visitor accommodation in a park-like setting with a restricted range of accessory uses.

12.6.3

- Convenience retail store

- General retail store

- Personal service shop

12.6.4

- Hostels

12.6.5

Subdivision Regulations:

a. The minimum parcel size is 8,000 m2.

12.6.6

Development Regulations:

Density:	a.	The maximum floor area ratio is 0.50.
Site Coverage:	b.	The maximum site coverage is 25%.
Height:	c.	The maximum height is 9.0 m or two (2) storeys.
Setbacks:	d.	The minimum yard is 7.5 m, except it is 10.0 m abutting any public roadway.

12.6.7

Design Regulations:

a. A minimum of 50% of commercial accommodation units shall be located in individual buildings containing no more than four (4) commercial accommodation units, or in the case of buildings operated by a not-for-profit association, no more than sixteen (16) commercial accommodation units per building, and in no case shall any building contain more than thirty (30) commercial accommodation units.

b. A minimum of 40% of the site shall be landscaped.

c. All required yards fronting on public roadways shall be landscaped.

d. Future development should endeavour to provide underground parking, minimize surface parking and paving, and screen any surface parking whenever possible.

e. The quiet rustic nature of this area suggests that only very low levels of lighting should be provided for parking or driveways.

f. Each dwelling shall have a minimum outdoor amenity area of 5.0 m2.

12.6.8

Other Regulations:

a. Convenience retail stores, general retail stores, personal service shops and sports equipment rental shall only be permitted where:

i. The principal use of the site is a hotel; and

ii. The total combined gross floor area of these uses does not exceed 10% of the gross floor area of the hotel.

b. No dwelling shall have more than six (6) bedrooms.

[Added 6.27.2024 Bylaw 483]

12.7.0 PB: Banff Centre District

12.7.1

Area:

This district is the site of the existing Banff Centre for Continuing Education campus, located on a plateau of Tunnel Mountain above the Town. Surrounded by forested slopes, the location of the campus gives it a strong visual presence.

PB: Banff Centre District

12.7.2

Purpose:

The purpose of this district is to provide primarily for the educational and cultural facilities of the Banff Centre for Continuing Education, including uses which are ancillary or incidental in nature such as housing and food services.

12.7.3

- Public education services

12.7.4

- Private education services

12.7.5

Subdivision Regulations:

a. No subdivision is permitted.

12.7.6

Development Regulations:

Density:	a.	The maximum floor area ratio is 0.50.
Site Coverage:	b.	The maximum site coverage is 22%.
Height:	c.	The maximum height is 13.5 m or three (3) storeys except buildings exceeding this height and existing at January 1, 1992 will be considered legally conforming with respect to height.
Setbacks:	d.	The minimum setback from the perimeter of the site is 10.0 m and from any public roadway is 7.5 m.
	e.	Buildings must be separated from each other by at least 5.0 m, save and except studio development, which must be separated by at least 2.5 m, or when a new building shares a party wall with an existing building.

12.7.7

Design Regulations:

a. New development shall be consistent with the character of existing Banff Centre buildings including colours, materials, and architectural forms.

b. A minimum of 50% of the site shall be landscaped.

c. The visual impact of the campus from Tunnel Mountain, the Town, and beyond should be considered in all future development.

12.7.8

Other Regulations:

a. In exercising discretion, the Development Approving Authority shall make reference to the Banff Centre Master Plan (November 10, 1988) approved by Parks Canada, as amended from time to time, and any statutory plans applicable to the site.

b. No exterior lighting of buildings should be permitted if it would increase their visibility from within the Town or from the Trans Canada Highway.

c. Public Education Services in this District shall include the following uses in keeping with the Banff Centre Master Plan: automotive and equipment repair shops, business support services, convention facilities related to educational conferences, custom manufacturing establishments, daycares, garages, all forms of housing, convenience retail stores, gift shops, spectator entertainment establishments, studios, warehousing, indoor and outdoor recreation services, kitchens, loading spaces, private clubs, public libraries, cultural exhibits, religious assemblies, and eating and drinking establishments when such uses are ancillary or incidental to the principal use.

d. At the discretion of the Municipal Approving Authority, a Development Permit application for required housing and/or parking can be made in advance of the development requiring the housing and/or parking, provided it is to serve any of the developments contemplated in the Land Use and Development Strategy for the Banff Centre Area Redevelopment Plan.

[Added 6.27.2024 Bylaw 483]

12.8.0 PE: Environmental Protection District

12.8.1

Area:

Although most environmentally sensitive areas were excluded from the Town at time of incorporation, areas within the boundary requiring protection have been included in this district. The largest area is the slopes of Tunnel Mountain including lands around the future Pinewoods residential development and the Banff Centre, the district covers the forested slopes around Middle Springs, several areas east and north of Pinewoods, and a small site near the Bow River along Glen Avenue. Two smaller floodplain areas near the stables protect elk habitat. A portion of the recreation grounds north of the railway are included in this district. A narrow migration corridor is located between the service compound and the railway lands.

12.8.2

PE: Environmental Protection District

12.8.3

Purpose:

The purpose of this district is to protect and preserve these areas in their natural state.

12.8.4

- None

12.8.5

12.8.6

Subdivision Regulations:

a. No subdivision is permitted.

12.8.7

Development Regulations:

Density:	a.	N/A
Site Coverage:	b.	N/A
Height:	c.	N/A
Setbacks:	d.	N/A

12.8.8

Design Regulations:

a. Specific development proposals must be evaluated on the basis of an environmental assessment.

b. Any disturbed areas shall be revegetated to their original condition.

c. Limited interpretive and directional signage may be provided.

12.8.9

Other Regulations:

a. All development is prohibited except that necessary to support passive recreation use and resource management activities.

[Added 6.27.2024 Bylaw 483]

12.9.0 PP: Parkland District

12.9.1

Area:

This district applies to most active and passive recreation lands in Banff. The largest area is a continuous area along the south bank of the Bow River, which also includes the recreation grounds, riding stables, and Parks Canada administration grounds. The remainder is dispersed throughout the Town and includes playing fields at the high school and various smaller parkettes and open spaces. A portion of the recreation grounds north of the railway are included in this district.

PP: Parkland District

12.9.2

Purpose:

The purpose of this district is to protect the natural quality of the Bow River parklands and provide open space for recreational and cultural uses throughout the Town.

12.9.3

12.9.4

- Concessions

- Trading post

12.9.5

Subdivision Regulations:

a. Subdivision is at the discretion of the Municipal Planning Commission.

12.9.6

Development Regulations:

Density:	a.	The maximum floor area ratio is at the discretion of the Development Approving Authority, provided it is no greater than 0.20.
Site Coverage:	b.	The maximum site coverage is at the discretion of the Development Approving Authority, provided it is not greater than 15%.
Height:	c.	The maximum height is at the discretion of the Development Approving Authority, provided it is not greater than two (2) storeys or 10.0 m.
Setbacks:	d.	The minimum front, rear, and side yards are 6.0 m.

12.9.7

Design Regulations:

a. A Development Approving Authority shall have consideration for provisions of a comprehensive parks and recreation master plan which applies to these lands.

b. New development shall demonstrate environmental sensitivity and respect the natural character and quality of landscaping.

12.9.8

Other Regulations:

a. A trading post will be permitted only if in lawful existence as of January 1, 1992 within a heritage building.

[Added 6.27.2024 Bylaw 483]

12.10.0 PS: Public Service District

12.10.1

Area:

This district includes existing schools, churches, and other institutional uses, including the old and new hospitals, cemetery, and parks administration building. Three (3) sites for utility services along the east and south Town boundaries are included. Additional areas adjacent to the downtown core include existing and future parking areas, the fire hall, the library and museum, the Town Hall, as well as the hospital, police station, and bus terminal at the west entry to downtown.

PS: Public Service District

12.10.2

Purpose:

The purpose of this district is to provide for a wide variety of uses of an institutional, governmental, educational or community service nature.

12.10.3

- Medical treatment services

- Protective and emergency services

- Public education services

- Public libraries and cultural exhibits

12.10.4

- Apartment housing

- Cemeteries

- Funeral services

- Home occupations type 1

- Home occupations type 2

- Hostels

- Non-accessory parking

- Private education services

- Passenger terminals

- Private clubs

- Professional, financial, health and office services

- Religious assemblies

- Spectator entertainment establishments

12.10.5

Subdivision Regulations:

a. Subdivision is at the discretion of the Municipal Planning Commission.

12.10.6

Development and Design Regulations:

a. Density, Site Coverage, Height, Setbacks.

i. Housing development in this district shall comply with the regulations of the RBA: Banff Avenue District.

ii. All other development in this district shall comply with the regulations and guidelines of the most restrictive adjacent district, except a Development Approving Authority may vary those regulations in response to characteristics fundamental to the nature of the use where there is an identifiable community benefit.

iii. Where development is allowed which does not comply with the most restrictive requirements of the adjacent districts, its design, siting, landscaping, screening and buffering shall minimize and compensate for any objectionable aspects of potential incompatibility with development in adjacent districts.

12.10.7

Other Regulations:

N/A.

[Added 6.27.2024 Bylaw 483]

12.11.0 RBA: Banff Avenue District

12.11.1

Area:

This district flanks the major entry to Banff across from the visitor accommodation strip. It is important to visitors’ "first impression" of Banff. It includes additional areas on Beaver Street near the high school.

RBA: Banff Avenue District

12.11.2

Purpose:

The purpose of this district is to provide for high density housing compatible with the commercial accommodation developments on the opposite side of Banff Avenue and the residential area to the east.

12.11.3

- Apartment housing

- Fourplex housing

12.11.4

- Bed and breakfast homes

- Duplex housing

- Home occupations type 1

- Triplex housing

12.11.5

Subdivision Regulations:

a. The minimum lot width is 15.0 m.

b. The minimum lot depth is 30.0 m.

c. The minimum lot area is 465 m2.

12.11.6

Development Regulations:

Density:	a.	The maximum floor area ratio is:
		i.	1.6 for apartment housing, multiplex housing or where a combined total of five (5) or more dwellings are provided on a site;
		ii.	1.0 for fourplex housing or where a combined total of four (4) dwellings are provided on a site;
		iii.	0.8 where a combined total of three (3) dwellings are provided on a site; or
		iv.	The existing floor area ratio plus an additional 0.1 where accessory dwelling housing is being added to existing single detached housing.
Landscaping:	b.	A minimum of 30% of the site shall be landscaped.
Height:	c.	The maximum height is 14.5 m.
Setbacks:	d.	The minimum front yard is 4.0 m for any portion of a building, except it shall be 5.5 m for any full storey above two and one-half (2 1/2) storeys in height.
	e.	The minimum side yard is 1.8 m.
	f.	The minimum rear yard is 2.0 m for any portion of a building, except it shall be 3.5 m for any full storey above two and one-half (2 1/2) storeys in height.

12.11.7

Design Regulations:

a. Each dwelling shall have a minimum outdoor amenity area of 5.0 m2.

b. All mechanical equipment shall be concealed within the roof or building envelope.

12.11.8

Other Regulations:

a. No dwelling shall have more than six (6) bedrooms.

[Added 6.27.2024 Bylaw 483]

12.12.0 RBS: Banff Springs District

12.12.1

Area:

District boundaries correspond to the area developed for housing for the employees of the Banff Springs Hotel. Immediately across Spray Avenue from the Banff Springs Hotel, the area is east of the RSA (Spray Avenue) District. Set against a steeply sloped forest backdrop, this intensively developed residential site is separated from Spray Avenue by a tree buffer.

RBS: Banff Springs District

12.12.2

Purpose:

The purpose of this district is to provide housing for the employees of the Banff Springs Hotel.

12.12.3

- Apartment housing

- Fourplex housing

12.12.4

- Duplex housing

- Home occupations type 1

- Triplex housing

12.12.5

Subdivision Regulations:

a. The minimum site size is 1.0 ha.

12.12.6

Development Regulations:

Density:	a.	The maximum floor area ratio is 1.6.
Landscaping:	b.	A minimum of 30% of the site shall be landscaped.
Height:	c.	The maximum height is 14.5 m.
Setbacks:	d.	The minimum front yard is 4.0 m for any portion of a building, except it shall be 5.5 m for any full storey above two and one-half (2 1/2) storeys in height.
	e.	The minimum side yard is 1.8 m.
	f.	The minimum rear yard is 2.0 m for any portion of a building, except it shall be 3.5 m for any full storey above two and one-half (2 1/2) storeys in height.

12.12.7

Design Regulations:

a. A landscape buffer should screen the development from Spray Avenue.

b. Development should minimize impact on adjacent residential development.

c. Each dwelling shall have a minimum outdoor amenity area of 5.0 m2.

12.12.8

Other Regulations:

a. No dwelling shall have more than six (6) bedrooms.

[Added 6.27.2024 Bylaw 483]

12.13.0 RCA: Cave Avenue District

12.13.1

Area:

This district comprises wooded slopes on the Cave Avenue approach to the Cave and Basin National Historic Site. It is separated from the Middle Springs residential district by forest. The site is separated from the recreation grounds and the RWB land use district by a tree buffer. The overall character is dominated by mature white spruce forest surrounding residential development.

RCA: Cave Avenue District

12.13.2

Purpose:

The purpose of this district is to provide for low to medium density residential development while preserving the forest edge along the south side of Cave Avenue.

12.13.3

- Fourplex housing

- Triplex housing

12.13.4

- Apartment housing

- Bed and breakfast homes

- Duplex housing

- Home occupations type 1

- Home occupations type 2

12.13.5

Subdivision Regulations:

a. The minimum lot width is 15.0 m.

b. The minimum lot depth is 30.0 m.

c. Minimum lot area is 465 m2.

12.13.6

Development Regulations:

Density:	a.	The maximum floor area ratio is:
		i.	1.0 for apartment housing, multiplex housing, fourplex housing, or where a combined total of four (4) or more dwellings are provided on a site;
		ii.	0.8 for triplex housing or where a combined total of three (3) dwellings are provided on a site; or
		iii.	The existing floor area ratio plus an additional 0.1 where accessory dwelling housing is being added to existing single detached housing.
Landscaping:	b.	A minimum of 35% of the site shall be landscaped.
Height:	c.	The maximum height is 11.5 m.
Setbacks:	d.	The minimum front yard is 4.0 m for any portion of a building, except it shall be 5.5 m for any full storey above two and one-half (2 1/2) storeys in height.
	e.	The minimum side yard is 1.8 m.
	f.	The minimum rear yard is 2.0 m for any portion of a building, except it shall be 3.5 m for any full storey above two and one-half (2 1/2) storeys in height.

12.13.7

Design Regulations:

a. Each dwelling shall have a minimum outdoor amenity area of 5.0 m2.

b. New development should ensure the retention and provision of a tree buffer along Cave Avenue.

c. Fencing is discouraged in this district in order to protect animal migration paths.

12.13.8

Other Regulations:

a. No dwelling shall have more than six (6) bedrooms.

[Added 6.27.2024 Bylaw 483]

12.14.0 RCM: Central Muskrat District

12.14.1

Area:

This district includes the 100 and 200 blocks of Muskrat Street and the east side of Beaver Street, south of Wolf Street. This area is located immediately east of the downtown core and abuts medium density residential areas to the east, north, and south.

RCM: Central Muskrat District

12.14.2

Purpose:

The purpose of this district is to provide higher density residential uses in a manner that is transitional with adjacent development.

12.14.3

- Apartment housing

- Fourplex housing

12.14.4

- Bed and breakfast homes

- Duplex housing

- Home occupations type 1

- Home occupations type 2

- Triplex housing

12.14.5

Subdivision Regulations:

a. The minimum lot width is 12.0 m.

b. The minimum lot depth is 30.0 m.

c. The minimum lot area is 465 m2.

12.14.6

Development Regulations:

Density:	a.	The maximum floor area ratio is:
		i.	1.6 for apartment housing, multiplex housing or where a combined total of five (5) or more dwellings are provided on a site;
		ii.	1.0 for fourplex housing or where a combined total of four (4) dwellings are provided on a site;
		iii.	0.8 where a combined total of three (3) dwellings are provided on a site; or
		iv.	The existing floor area ratio plus an additional 0.1 where accessory dwelling housing is being added to existing single detached housing.
Landscaping:	b.	A minimum of 30% of the site shall be landscaped.
Height:	c.	The maximum height is 14.5 m.
Setbacks:	d.	The minimum front yard is 4.0 m for any portion of a building except it shall be 5.5 m for any full storey above two and one-half (2 1/2) storeys in height.
	e.	The minimum side yard is 1.8 m.
	f.	The minimum rear yard is 2.0 m for any portion of a building, except it shall be 3.5 m for any full storey above two and one-half (2 1/2) storeys in height.

12.14.7

Design Regulations:

a. Each dwelling shall have a minimum outdoor amenity area of 5.0 m2.

b. Landscaping shall preserve existing trees where possible, and include planting of new trees.

c. All mechanical equipment shall be concealed within the roof or building envelope.

12.14.8

Other Regulations:

a. No dwelling shall have more six (6) bedrooms.

[Added 6.27.2024 Bylaw 483]

12.15.0 RCN: Cougar North District

12.15.1

Area:

Located on Marmot Crescent this district encompasses an area previously developed for row housing. This area is surrounded by substantial green space.

RCN: Cougar North District

12.15.2

Purpose:

The purpose of this district is to allow for additions and infill.

12.15.3

- Fourplex housing

- Public park

- Triplex housing

12.15.4

- Apartment housing

- Duplex housing

- Home occupations type 1

- Home occupations type 2

12.15.5

Subdivision Regulations:

a. Subdivision regulations are at the discretion of the Municipal Planning Commission Development Regulations.

12.15.6

Development Regulations:

Density:	a.	The maximum floor area ratio is:
		i.	1.0 for apartment housing, multiplex housing, fourplex housing, or where a combined total of four (4) or more dwellings are provided on a site;
		ii.	0.8 for triplex housing or where a combined total of three (3) dwellings are provided on a site; or
		iii.	The existing floor area ratio plus an additional 0.1 where accessory dwelling housing is being added to existing single detached housing.
Landscaping:	b.	A minimum of 35% of the site shall be landscaped.
Height:	c.	The maximum height is 11.5 m.
Setbacks:	d.	The minimum front yard is 4.0 m for any portion of a building, except it shall be 5.5 m for any full storey above two and one-half (2 1/2) storeys in height.
	e.	The minimum side yard is 1.8 m.
	f.	The minimum rear yard is 2.0 m for any portion of a building, except it shall be 3.5 m for any full storey above two and one-half (2 1/2) storeys in height.

12.15.7

Design Regulations:

a. Each dwelling shall have a minimum outdoor amenity area of 5.0 m2.

12.15.8

Other Regulations:

a. No dwelling shall have more than six (6) bedrooms.

[Added 6.27.2024 Bylaw 483]

12.16.0 RCR: Cougar / Rabbit District

12.16.1

Area:

This district is between the railway lands and the CA (Banff Avenue) District. The site is northeast of the public elementary school. The area is characterized by a mix of housing forms and includes remnants of first growth spruce forest.

RCR: Cougar / Rabbit District

12.16.2

Purpose:

The purpose of this district is to provide for redevelopment to a mix of higher density housing types.

12.16.3

- Apartment housing

- Fourplex housing

12.16.4

- Bed and breakfast homes

- Duplex housing

- Home occupations type 1

- Home occupations type 2

- Triplex housing

12.16.5

Subdivision Regulations:

a. The minimum lot width is 15.0 m.

b. The minimum lot depth is 30.0 m.

c. The minimum site area is 465 m2.

12.16.6

Development Regulations:

Density:	a.	The maximum floor area ratio is:
		i.	1.6 for apartment housing, multiplex housing or where a combined total of five (5) or more dwellings are provided on a site;
		ii.	1.0 for fourplex housing or where a combined total of four (4) dwellings are provided on a site;
		iii.	0.8 where a combined total of three (3) dwellings are provided on a site; or
		iv.	The existing floor area ratio plus an additional 0.1 where accessory dwelling housing is being added to existing single detached housing.
Landscaping:	b.	A minimum of 30% of the site shall be landscaped.
Height:	c.	The maximum height is 14.5 m.
Setbacks:	d.	The minimum front yard is 4.0 m for any portion of a building except it shall be 5.5 m for any full storey above two and one-half (2 1/2) storeys in height.
	e.	The minimum side yard is 1.8 m.
	f.	The minimum rear yard is 2.0 m for any portion of a building, except it shall be 3.5 m for any full storey above two and one-half (2 1/2) storeys in height.

12.16.7

Design Regulations:

a. Each dwelling shall have a minimum outdoor amenity area of 5.0 m2.

b. Landscaping shall include replacement and replanting of trees, along all frontages.

12.16.8

Other Regulations:

a. No dwelling shall have more than six (6) bedrooms.

[Added 6.27.2024 Bylaw 483]

12.17.0 RGA: Glen Avenue District

12.17.1

Area:

This district is bounded by the YWCA, residential development, Glen Avenue, and Spray Avenue.

RGA: Glen Avenue District

12.17.2

Purpose:

The purpose of this district is to provide for a mix of housing units.

12.17.3

- Fourplex housing

- Triplex housing

12.17.4

- Apartment housing

- Duplex housing

- Home occupations type 1

12.17.5

Subdivision Regulations:

a. Subdivision regulations are at the discretion of the Municipal Planning Commission.

12.17.6

Development Regulations:

Density:	a.	The maximum floor area ratio is:
		i.	1.0 for apartment housing, multiplex housing, fourplex housing, or where a combined total of four (4) or more dwellings are provided on a site;
		ii.	0.8 for triplex housing or where a combined total of three (3) dwellings are provided on a site; or
		iii.	The existing floor area ratio plus an additional 0.1 where accessory dwelling housing is being added to existing single detached housing.
Landscaping:	b.	A minimum of 35% of the site shall be landscaped.
Height:	c.	The maximum height is 11.5 m.
Setbacks:	d.	The minimum front yard is 4.0 m for any portion of a building, except it shall be 5.5 m for any full storey above two and one-half (2 1/2) storeys in height.
	e.	The minimum side yard is 1.8 m.
	f.	The minimum rear yard is 2.0 m for any portion of a building, except it shall be 3.5 m for any full storey above two and one-half (2 1/2) storeys in height.

12.17.7

Design Regulations:

a. Each dwelling unit shall have a minimum outdoor amenity area of 5.0 m2.

b. New development should endeavour to preserve existing trees wherever possible and create or maintain a tree buffer along Spray and Glen Avenues.

12.17.8

Other Regulations:

a. No dwelling shall have more than six (6) bedrooms.

[Added 6.27.2024 Bylaw 483]

12.18.0 RMR: Marmot / Rundle District

12.18.1

Area:

This district is located in two (2) areas. The first is the area around Marmot Place adjacent to the northern Town boundary which is predominantly surrounded by open space. The second portion is centered on Rundle Avenue and includes Springs Crescent, Glen Crescent, Lougheed Circle, and Cascade Court.

RMR: Marmot / Rundle District

12.18.2

Purpose:

The purpose of this district is to provide for the eventual redevelopment of single detached housing into fourplex housing.

12.18.3

- Duplex housing

- Fourplex housing

- Triplex housing

12.18.4

- Bed and breakfast homes

- Home occupations type 1

- Home occupations type 2

12.18.5

Subdivision Regulations:

a. The minimum lot width is 15.0 m.

b. The minimum lot depth is 30.0 m.

c. The minimum lot area is 465 m2.

12.18.6

Development Regulations:

Density:	a.	The maximum floor area ratio is:
		i.	0.9 for triplex, fourplex housing or where a combined total of three (3) or more dwellings are provided on a site;
		ii.	0.7 where a combined total of two (2) dwellings are provided on a site.
Landscaping:	b.	A minimum of 40% of the site shall be landscaped.
Height:	c.	The maximum height is 10.0 m.
Setbacks:	d.	The minimum front yard is 4.0 m for any portion of a building, except it shall be 5.5 m for any full storey above two and one-half (2 1/2) storeys in height.
	e.	The minimum rear yard is 2.0 m for any portion of a building under three (3) storeys, and 3.5 m for any portion of a building three (3) storeys and above.
	f.	The minimum side yard is 1.8 m.

12.18.7

Design Regulations:

a. New development should ensure the provision of a tree buffer along public roadways, especially collector roads.

b. Direct access to Spray Avenue is prohibited.

c. Each dwelling unit shall have a minimum outdoor amenity area of 5.0 m2.

12.18.8

Other Regulations:

a. No dwelling shall contain more than six (6) bedrooms.

[Added 6.27.2024 Bylaw 483]

12.19.0 RMS I: Middle Springs I District

12.19.1

Area:

This district is located on the lower slopes of Tunnel Mountain, with access from Mountain Avenue.

RMS I: Middle Springs I District

12.19.2

Purpose:

The purpose of this district is to allow for increased residential development through infill housing.

12.19.3

- Duplex housing

- Fourplex housing

- Triplex housing

12.19.4

- Home occupations type 1

- Home occupations type 2

12.19.5

Subdivision Regulations:

a. Subdivision regulations are at the discretion of the Municipal Planning Commission.

12.19.6

Development Regulations:

Density:	a.	The maximum floor area ratio is:
		i.	0.9 for triplex, fourplex housing or where a combined total of three (3) or more dwellings are provided on a site;
		ii.	0.7 where a combined total of two (2) dwellings are provided on a site.
Landscaping:	b.	A minimum of 40% of the site shall be landscaped.
Height:	c.	The maximum height is 10.0 m.
Setbacks:	d.	The minimum front yard is 4.0 m for any portion of a building, except it shall be 5.5 m for any full storey above two and one-half (2 1/2) storeys in height.
	e.	The minimum side yard is 1.8 m.
	f.	The minimum rear yard is 2.0 m for any portion of a building, except it shall be 3.5 m for any full storey above two and one-half (2 1/2) storeys in height.

12.19.7

Design Regulations:

a. All lot grading and drainage must be compatible with any existing master grading and drainage plans.

b. Each dwelling unit shall have a minimum outdoor amenity area of 5.0 m2.

c. Fencing within this Land Use District shall be consistent with the Middle Springs II Area Structure Plan and any applicable environmental screening requirements in order to allow for animal protection and/or migration.

d. The extent of artificial grading including cut and fill techniques, as well as the use of retaining walls, shall be discouraged and minimized in accordance with the Middle Springs II Area Structure Plan.

12.19.8

Other Regulations:

a. No dwelling shall have more than six (6) bedrooms.

[Added 6.27.2024 Bylaw 483]

12.20.0 RMS II(B): Middle Springs II(B) District

12.20.1

Area:

This is a residential development adjacent to and up slope of the Middle Springs I district on the shoulder of Sulphur Mountain.

RMS II(B): Middle Springs II(B) District

12.20.2

Purpose:

The purpose of this district is to provide for a mix of housing which allows for increased residential development through infill housing.

12.20.3

- Duplex housing

- Fourplex housing

- Triplex housing

12.20.4

- Home occupations type 1

- Indoor and outdoor recreation services

12.20.5

Subdivision Regulations:

a. Subdivision regulations are at the discretion of the Municipal Planning Commission.

12.20.6

Development Regulations:

Density:	a.	The maximum floor area ratio is:
		i.	0.9 for triplex, fourplex housing or where a combined total of three (3) or more dwellings are provided on a site;
		ii.	0.7 where a combined total of two (2) dwellings are provided on a site.
Landscaping:	b.	A minimum of 40% of the site shall be landscaped.
Height:	c.	The maximum row house height is 10.0 m.
Setbacks:	d.	The minimum front yard is 4.0 m for any portion of a building, except it shall be 5.5 m for any full storey above two and one-half (2 1/2) storeys in height.
	e.	The minimum side yard is 1.8 m.
	f.	The minimum rear yard is 2.0 m for any portion of a building, except it shall be 3.5 m for any full storey above two and one-half (2 1/2) storeys in height.
	g.	Public utility buildings will be required to have a setback of 5.0 m from perimeter site boundaries.

12.20.7

Design Regulations:

a. All lot grading and drainage must be compatible with the master grading and drainage plan for this development.

b. Each dwelling unit shall have a minimum outdoor amenity area of 5.0 m2.

12.20.8

Other Regulations:

a. No dwelling shall have more than six (6) bedrooms.

b. No access to Mountain Avenue is permitted from individual lots except for the public utility lot.

[Added 6.27.2024 Bylaw 483]

12.21.0 RMS II(C): Middle Springs II(C) District

12.21.1

Area:

This is an area of residential development adjacent to and west of the Middle Springs II(B) (Sulphur Court Development).

RMS II(C): Middle Springs II(C) District

12.21.2

Purpose:

The purpose of this district is to provide for a mix of housing which allows for increased residential development through infill housing.

12.21.3

- Fourplex housing

- Triplex housing

12.21.4

- Apartment housing

- Duplex housing

- Home occupations type 1

12.21.5

Subdivision Regulations:

Subdivision regulations are at the discretion of the Municipal Planning Commission.

12.21.6

Development Regulations:

Density:	a.	The maximum floor area ratio is:
		i.	1.0 for apartment housing, multiplex housing, fourplex housing, or where a combined total of four (4) or more dwellings are provided on a site;
		ii.	0.8 for triplex housing or where a combined total of three (3) dwellings are provided on a site; or
		iii.	The existing floor area ratio plus an additional 0.1 where accessory dwelling housing is being added to existing single detached housing.
Landscaping:	b.	A minimum of 35% of the site shall be landscaped.
Height:	c.	The maximum height is 11.5 m.
Setbacks:	d.	The minimum front yard is 4.0 m for any portion of a building, except it shall be 5.5 m for any full storey above two and one-half (2 1/2) storeys in height.
	e.	The minimum side yard is 1.8 m.
	f.	The minimum rear yard is 2.0 m for any portion of a building, except it shall be 3.5 m for any full storey above two and one-half (2 1/2) storeys in height.

12.21.7

Design Regulations:

a. All lot grading and drainage must be compatible with the master grading and drainage plan for this development.

b. Each dwelling unit shall have a minimum outdoor amenity area of 5.0 m2.

c. The extent of cut and fill, and in particular, the use of retaining walls, shall be minimized in accordance with the Middle Springs II Area Structure Plan.

d. New development should endeavour to preserve existing trees wherever possible, and create or maintain significant tree buffer along Middle Springs Drive.

e. Fencing is discouraged in this district in order to protect animal migration paths.

12.21.8

Other Regulations:

a. No dwelling shall have more than six (6) bedrooms.

b. No access to Middle Springs Drive is permitted from individual lots.

[Added 6.27.2024 Bylaw 483]

12.22.0 RMS II(D): Middle Springs II(D) District

12.22.1

Area:

This is an area of residential development adjacent to the RMS II(C) (Middle Springs II(C)) Land Use District open space that is characterized by steeply sloping terrain with mature vegetation.

RMS II(D): Middle Springs II(D) District

12.22.2

Purpose:

The purpose of this district is to provide a mixture of residential housing types to include affordable housing as developed by a not-for-profit housing corporation as well as privately developed single detached housing on privately leased lots which allow for increased residential development through infill housing.

12.22.3

- Duplex housing

- Fourplex Housing

- Triplex housing

12.22.4

- Home occupations type 1

- Public utility lots

12.22.5

Subdivision Regulations:

a. Subdivision regulations are at the discretion of the Municipal Planning Commission.

12.22.6

Development Regulations:

Density:	a.	The maximum floor area ratio is:
		i.	0.9 for triplex, fourplex housing or where a combined total of three (3) or more dwellings are provided on a site;
		ii.	0.7 where a combined total of two (2) dwellings are provided on a site.
Landscaping:	b.	A minimum of 40% of the site shall be landscaped.
Height:	c.	The maximum height is 10.0 m.
Setbacks:	d.	The minimum front yard is 4.0 m for any portion of a building, except it shall be 5.5 m for any full storey above two and one-half (2 1/2) storeys in height.
	e.	The minimum side yard is 1.8 m.
	f.	The minimum rear yard is 2.0 m for any portion of a building, except it shall be 3.5 m for any full storey above two and one-half (2 1/2) storeys in height.
	g.	The minimum side yard of community recreation services is 6.0 m.

12.22.7

Design Regulations:

a. New development should ensure the retention of existing natural landscapes and vegetation. Tree cutting shall conform with mitigation and requirements as determined in the approved Middle Springs II Area Structure Plan and Environmental Screening.

b. All required yards shall be landscaped and new landscaping should emphasize native species and natural patterns of planting.

c. Selective planting of appropriate species, other than grass, is encouraged for all utility rights-of-way.

d. All lot grading and drainage must be compatible with the master grading and drainage plan for this Land Use District as described in the approved Middle Springs II Area Structure Plan.

e. Each dwelling shall have a minimum outdoor amenity area of 5.0 m2.

f. The extent of artificial grading including cut and fill techniques, as well as the use of retaining walls, shall be discouraged and minimized in accordance with the approved Middle Springs II Area Structure Plan.

g. Fencing within this Land Use District should be considered only when consistent with the Middle Springs II Area Structure Plan and Environmental Screening requirements in order to allow for animal protection and/or migration.

12.22.8

Other Regulations:

a. No dwelling shall have more than six (6) bedrooms.

b. No access to Middle Springs Drive is permitted from individual lots.

[Added 6.27.2024 Bylaw 483]

12.23.0 RMS II(E): Middle Springs II(E) District

12.23.1

Area:

This area is located west of and adjacent to RMS II(F) (Middle Springs II(F)) Land Use District. Its north, south and west boundaries are coterminous with the Town boundary beyond which lies Parks Canada lands. The site is characterized by moderately sloping land with mature vegetation.

RMS II(E): Middle Springs II(E) District

12.23.2

Purpose:

The purpose of this district is to provide for a mix of affordable housing types which allow for increased residential development through infill housing.

12.23.3

- Duplex housing

- Fourplex housing

- Triplex housing

12.23.4

- Home occupations type I

12.23.5

Subdivision Regulations:

The following represents subdivision regulations for duplex and single family units.

a. The minimum lot area for a unit is 220 m2.

b. The minimum lot width per unit is 7.5 m.

c. The minimum lot depth per unit is 28.0 m.

12.23.6

Development Regulations:

Density:	a.	The maximum floor area ratio is:
		i.	0.9 for triplex, fourplex housing or where a combined total of three (3) or more dwellings are provided on a site;
		ii.	0.7 where a combined total of two (2) dwellings are provided on a site.
Landscaping:	b.	A minimum of 40% of the site shall be landscaped.
Height:	c.	The maximum height is 10.0 m.
Setbacks:	d.	The minimum front yard setback shall be 4.0 m for any portion of a building, except it shall be 5.5 m for any full storey above two and one-half (2 1/2) storeys in height.
	e.	The minimum side yard is 1.8 m.
	f.	The minimum rear yard is 2.0 m for any portion of a building, except it shall be 3.5 m for any full storey above two and one-half (2 1/2) storeys in height.

12.23.7

Design Regulations:

a. All required yards shall be landscaped and new landscaping should emphasize native species and natural patterns of planting.

b. Selective planting of appropriate species, other than grass, is encouraged for all utility rights-of-way.

c. All lot grading and drainage must be compatible with the master grading and drainage plan for this Land Use District as described in the area structure plan (ASP).

d. Each dwelling unit shall have a minimum outdoor amenity area of 5.0 m2.

e. The extent of artificial grading including cut and fill techniques, as well as the use of retaining walls, shall be discouraged and minimized in accordance with the area structure plan.

f. Fencing within this Land Use District should be considered only when consistent with the area structure plan and environmental screening requirements in order to allow for animal protection and/or migration.

12.23.8

Other Regulations:

a. No dwelling shall have more than six (6) bedrooms.

[Added 6.27.2024 Bylaw 483]

12.24.0 RMS II(F): Middle Springs II(F) District

12.24.1

Area:

This is an area of residential development adjacent to the RMS II(D) (Middle Springs II(D)) Land Use District bounded on the north by Middle Springs Drive and on the south by the Town boundary and Parks Canada lands. The site is characterized by variable sloping terrain.

RMS II(F): Middle Springs II(F) District

12.24.2

Purpose:

The purpose of this district is to provide for medium density residential units, which allow for increased residential development through infill housing.

12.24.3

- Fourplex housing

- Triplex housing

12.24.4

- Apartment housing

- Duplex housing

- Home occupations type I

12.24.5

Subdivision Regulations:

a. The minimum lot width is 6.0 m.

b. The minimum lot depth is 21.0 m.

c. The minimum lot area is 140 m2.

12.24.6

Development Regulations:

Density:	a.	The maximum floor area ratio is:
		i.	1.0 for apartment housing, multiplex housing, fourplex housing, or where a combined total of four (4) or more dwellings are provided on a site;
		ii.	0.8 for triplex housing or where a combined total of three (3) dwellings are provided on a site; or
		iii.	The existing floor area ratio plus an additional 0.1 where accessory dwelling housing is being added to existing single detached housing.
Landscaping:	b.	A minimum of 35% of the site shall be landscaped.
Height:	c.	The maximum height is 11.5 m.
Setbacks:	d.	The minimum front yard is 4.0 m for any portion of a building, except it shall be 5.5 m for any full storey above two and one-half (2 1/2) in height.
	e.	The minimum rear yard is 2.0 m for any portion of a building, except it shall be 3.5 m for any full storey above two and one-half (2 1/2) storeys in height.
	f.	The minimum side yard is 1.8 m.
	g.	The minimum front yard for a public utility lot is 6.0 m.
	h.	The minimum side yard of public utility lots is 1.8 m.
	i.	The minimum rear yard for a public utility lot is 4.0 m.

12.24.7

Design Regulations:

a. New development should ensure the retention of existing natural landscapes and vegetation and should also create and/or maintain significant tree buffers along Middle Springs Drive. Tree cutting and site rehabilitation shall conform with mitigation requirements as determined in the approved Middle Springs II Area Structure Plan and Environmental Screening.

b. All required yards shall be landscaped and new landscaping should emphasize native species and natural patterns of planting.

c. Selective planting of appropriate native species, other than grass, is encouraged for all utility lots/rights-of-way.

d. All lot grading and drainage must be compatible with the master grading and drainage plan for this Land Use District as described in the Middle Springs II Area Structure Plan.

e. Each dwelling shall have a minimum outdoor amenity area of 5.0 m2.

f. The extent of artificial grading including cut and fill techniques, as well as the use of retaining walls shall be discouraged and minimized in accordance with the Middle Springs II Area Structure Plan.

12.24.8 Other Regulations:

a. No dwelling shall have more than six (6) bedrooms.

b. No access to Middle Springs Drive is permitted from individual lots.

[Added 6.27.2024 Bylaw 483]

12.25.0 RNC: North Central District

12.25.1

Area:

This district, primarily along parts of Otter and Muskrat Streets on the lower slopes of Tunnel Mountain, is immediately above the higher density residential districts.

RNC: North Central District

12.25.2

Purpose:

The purpose of this district is to provide for a mix of medium density housing in a transition zone between adjacent lower density and higher density residential districts.

12.25.3

- Fourplex housing

- Triplex housing

12.25.4

- Apartment housing

- Bed and breakfast homes

- Duplex housing

- Home occupations type 1

- Home occupations type 2

12.25.5

Subdivision Regulations:

a. The minimum lot width is 12.0 m.

b. The minimum lot depth is 30.0 m.

c. The minimum lot area is 450 m2.

12.25.6

Development Regulations:

Density:	a.	The maximum floor area ratio is:
		i.	1.0 for apartment housing, multiplex housing, fourplex housing, or where a combined total of four (4) or more dwellings are provided on a site;
		ii.	0.8 for triplex housing or where a combined total of three (3) dwellings are provided on a site; or
		iii.	The existing floor area ratio plus an additional 0.1 where accessory dwelling housing is being added to existing single detached housing.
Landscaping:	b.	A minimum of 35% of the site shall be landscaped.
Height:	c.	The maximum height is 11.5 m.
Setbacks:	d.	The minimum front yard is 4.0 m for any portion of a building, except it shall be 5.5 m for any full storey above two and one-half (2 1/2) storeys in height.
	e.	The minimum side yard is 1.8 m.
	f.	The minimum rear yard 2.0 m for any portion of a building, except it shall be 3.5 m for any full storey above two and one-half (2 1/2) storeys in height.

12.25.7

Design Regulations:

a. Each dwelling shall have a minimum outdoor amenity area of 5.0 m2.

b. Landscaping shall include protection of the existing trees and planting of new trees.

12.25.8

Other Regulations:

a. No dwelling shall have more than six (6) bedrooms.

[Added 6.27.2024 Bylaw 483]

12.26.0 RRA: Rainbow Avenue District

12.26.1

Area:

This district is located south of the Parks Canada administration building. It is flanked by the Middle Springs residential district to the west and Valleyview to the south.

RRA: Rainbow Avenue District

12.26.2

Purpose:

The purpose of this district is to provide for the eventual redevelopment into medium density housing.

12.26.3

- Fourplex housing

- Triplex housing

12.26.4

- Apartment housing

- Bed and breakfast homes

- Duplex housing

- Home occupations type 1

- Home occupations type 2

12.26.5

Subdivision Regulations:

a. The minimum lot width is 15.0 m.

b. The minimum lot depth is 30.0 m.

c. The minimum lot area is 560 m2.

12.26.6

Development Regulations:

Density:	a.	The maximum floor area ratio is:
		i.	1.0 for apartment housing, multiplex housing, fourplex housing, or where a combined total of four (4) or more dwellings are provided on a site;
		ii.	0.8 for triplex housing or where a combined total of three (3) dwellings are provided on a site; or
		iii.	The existing floor area ratio plus an additional 0.1 where accessory dwelling housing is being added to existing single detached housing.
Landscaping:	b.	A minimum of 35% of the site shall be landscaped.
Height:	c.	The maximum height is 11.5 m.
Setbacks:	d.	The minimum front yard is 4.0 m for any portion of a building, except it shall be 5.5 m for any full storey above two and one-half (2 1/2) storeys in height.
	e.	The minimum rear yard is 2.0 m for any portion of a building, except it shall be 3.5 m for any full storey above two and one-half (2 1/2) storeys in height.
	f.	The minimum side yard is 1.8 m.

12.26.7

Design Regulations:

a. Each dwelling shall have a minimum outdoor amenity area of 5.0 m2.

b. New development should include substantial landscaping to compensate for the general lack of trees in much of this area.

12.26.8

Other Regulations:

a. No dwelling shall contain more than six (6) bedrooms.

[Added 6.27.2024 Bylaw 483]

12.27.0 RRF: River Front District

12.27.1

Area:

This district covers three (3) lower density residential areas adjacent to the Bow River and one (1) lot adjacent to the Banff Springs Hotel. These large deep lots, with river views, are unique among Banff’s residential areas. Along Buffalo Street, large, well landscaped single detached houses predominate.

RRF: River Front District

12.27.2

Purpose:

The purpose of this district is to provide for the eventual redevelopment of single detached housing into medium density housing on relatively large lots within a naturally landscaped transition zone between the Bow River and adjacent land use districts.

12.27.3

- Fourplex housing

- Triplex housing

12.27.4

- Apartment housing

- Bed and breakfast homes

- Duplex housing

- Home occupations type 1

- Home occupations type 2

12.27.5

Subdivision Regulations:

a. The minimum lot width is 15.0 m.

b. The minimum lot depth is 38.0 m.

c. The minimum lot area is 750 m2.

12.27.6

Development Regulations:

Density:	a.	The maximum floor area ratio is:
		i.	1.0 for apartment housing, multiplex housing, fourplex housing, or where a combined total of four (4) or more dwellings are provided on a site;
		ii.	0.8 for triplex housing or where a combined total of three (3) dwellings are provided on a site; or
		iii.	The existing floor area ratio plus an additional 0.1 where accessory dwelling housing is being added to existing single detached housing.
Landscaping:	b.	A minimum of 35% of the site shall be landscaped.
Height:	c.	The maximum height is 11.5 m.
Setbacks:	d.	The minimum front yard is 4.0 m for any portion of a building, except it shall be 5.5 m for any full storey above two and one-half (2 1/2) storeys in height.
	e.	The minimum rear yard is 2.0 m for any portion of a building, except it shall be 3.5 m for any full storey above two and one-half (2 1/2) storeys in height.
	f.	The minimum side yard is 1.8 m.

12.27.7

Design Regulations:

a. Each dwelling shall have a minimum outdoor amenity area of 5.0 m2.

b. Mature vegetation should be retained wherever possible.

12.27.8

Other Regulations:

a. No dwelling shall contain more than six (6) bedrooms.

[Added 6.27.2024 Bylaw 483]

12.28.0 RSA: Spray Avenue District

12.28.1

Area:

This district is located along Spray, Kootenay, and Glen Avenues. Two important visitor routes on Mountain and Spray Avenues run through the area.

RSA: Spray Avenue District

12.28.2 Purpose:

The purpose of this district is to provide for the eventual redevelopment of single detached into medium density housing.

12.28.3 Permitted Uses:

- Fourplex housing

- Triplex housing

12.28.4 Discretionary Uses:

- Apartment housing

- Bed and breakfast homes

- Duplex housing

- Home occupations type 1

12.28.5 Subdivision Regulations:

a. The minimum lot width is 15.0 m.

b. The minimum lot depth is 30.0 m.

c. The minimum lot area is 600 m2.

12.28.6

Development Regulations:

Density:	a.	The maximum floor area ratio is:
		i.	1.0 for apartment housing, multiplex housing, fourplex housing, or where a combined total of four (4) or more dwellings are provided on a site;
		ii.	0.8 for triplex housing or where a combined total of three (3) dwellings are provided on a site; or
		iii.	The existing floor area ratio plus an additional 0.1 where accessory dwelling housing is being added to existing single detached housing.
Landscaping:	b.	A minimum of 35% of the site shall be landscaped.
Height:	c.	The maximum height is 11.5 m.
Setbacks:	d.	The minimum front yard is 4.0 m for any portion of a building, except it shall be 5.5 m for any full storey above two and one-half (2 1/2) storeys in height.
	e.	The minimum rear yard is 2.0 m for any portion of a building, except it shall be 3.5 m for any full storey above two and one-half (2 1/2) storeys in height.
	f.	The minimum side yard is 1.8 m.

12.28.7

Design Regulations:

a. Maintain all existing mature tree stock located within required yards except where driveways are required.

b. The design of any development proposed on a corner site shall reflect its dual frontage, through window treatment, building projections and roof forms facing both the flanking roadway and the frontage roadway.

c. Each dwelling shall have a minimum outdoor amenity area of 5.0 m2.

12.28.8

Other Regulations:

a. No dwelling shall contain more than six (6) bedrooms.

[Added 6.27.2024 Bylaw 483]

12.29.0 RSC: Squirrel / Cougar District

12.29.1

Area:

This area consists primarily of duplex and single detached housing located adjacent to Banff Elementary School and along the northern edge of the town.

RSC: Squirrel / Cougar District

12.29.2

Purpose:

The purpose of this district is to provide for future redevelopment to high density housing.

12.29.3

- Apartment housing

- Fourplex housing

12.29.4

- Bed and breakfast homes

- Duplex housing

- Home occupations type 1

- Home occupations type 2

- Triplex housing

12.29.5

Subdivision Regulations:

a. The minimum lot width is 12.0 m.

b. The minimum lot depth is 30.0 m.

c. The minimum lot area is 420 m2.

12.29.6

Development Regulations:

Density:	a.	The maximum floor area ratio is:
		i.	1.6 for apartment housing, multiplex housing or where a combined total of five (5) or more dwellings are provided on a site;
		ii.	1.0 for fourplex housing or where a combined total of four (4) dwellings are provided on a site;
		iii.	0.8 where a combined total of three (3) dwellings are provided on a site; or
		iv.	The existing floor area ratio plus an additional 0.1 where accessory dwelling housing is being added to existing single detached housing.
Landscaping:	b.	A minimum of 30% of the site shall be landscaped.
Height:	c.	The maximum height is 14.5 m.
Setbacks:	d.	The minimum front yard is 4.0 m for any portion of a building, except it shall be 5.5 m for any full storey above two and one-half (2 1/2) storeys in height.
	e.	The minimum side yard is 1.8 m.
	f.	The minimum rear yard is 2.0 m for any portion of a building, except it shall be 3.5 m for any full storey above two and one-half (2 1/2) storeys in height.

12.29.7

Design Regulations:

a. Each dwelling shall have a minimum outdoor amenity area of 5.0 m2.

12.29.8

Other Regulations:

a. No dwelling shall have more than six (6) bedrooms.

[Added 6.27.2024 Bylaw 483]

12.30.0 RTM: Tunnel Mountain District

12.30.1

Area:

This district is located at the base of Tunnel Mountain. It is bordered by the town boundary to the east, and a medium density residential district to the west. The character is strongly influenced by the forest edge and slopes of Tunnel Mountain. The area is comprised primarily of single detached housing.

RTM: Tunnel Mountain District

12.30.2

Purpose:

The purpose of this district is to provide for duplex housing with eventual redevelopment to triplex and fourplex housing.

12.30.3

- Duplex housing

- Fourplex housing

- Triplex housing

12.30.4

- Bed and breakfast homes

- Home occupations type 1

- Home occupations type 2

12.30.5

Subdivision Regulations:

a. The minimum lot width is 12.0 m.

b. The minimum lot depth is 30.0 m.

c. The minimum lot area is 465 m2.

12.30.6

Development Regulations:

Density:	a.	The maximum floor area ratio is:
		i.	0.9 for triplex, fourplex housing or where a combined total of three (3) or more dwellings are provided on a site;
		ii.	0.7 where a combined total of two (2) dwellings are provided on a site.
Landscaping:	b.	A minimum of 40% of the site shall be landscaped.
Height:	c.	The maximum height is 10.0 m.
Setbacks:	d.	The minimum front yard is 4.0 m or any portion of a building, except it shall be 5.5 m for any full storey above two and one-half (2 1/2) storeys in height.
	e.	The minimum rear yard is 2.0 m for any portion of a building, except it shall be 3.5 m for any full storey above two and one-half (2 1/2) storeys in height.
	f.	The minimum side yard is 1.8 m.

12.30.7

Design Regulations:

a. Each dwelling shall have a minimum outdoor amenity area of 5.0 m2.

12.30.8

Other Regulations:

a. No dwelling shall have more than six (6) bedrooms.

[Added 6.27.2024 Bylaw 483]

12.31.0 RTR: Tatanga Ridge District

12.31.1

Area:

This district is located on the slopes of Tunnel Mountain east of the intersection of Deer Street and Antelope Street. The character of this area is strongly influenced by the forest edge and the slopes of Tunnel Mountain. The area is comprised of a condominium development with a mixture of housing types.

RTR: Tatanga Ridge District

12.31.2

Purpose:

The purpose of this district is to provide for a mix of housing types.

12.31.3

- Fourplex housing

- Triplex housing

12.31.4

- Apartment housing

- Duplex housing

- Home occupations type 1

12.31.5

Subdivision Regulations:

a. Subdivision regulations are at the discretion of the Municipal Planning Commission.

12.31.6

Development Regulations:

Density:	a.	The maximum floor area ratio is:
		i.	1.0 for apartment housing, multiplex housing, fourplex housing, or where a combined total of four (4) or more dwellings are provided on a site;
		ii.	0.8 for triplex housing or where a combined total of three (3) dwellings are provided on a site; or
		iii.	The existing floor area ratio plus an additional 0.1 where accessory dwelling housing is being added to existing single detached housing.
Landscaping:	b.	A minimum of 35% of the site shall be landscaped.
Height:	c.	The maximum height is 11.5 m.
Setbacks:	d.	The minimum front yard is 4.0 m for any portion of a building, except it shall be 5.5 m for any full storey above two and one-half (2 1/2) storeys in height.
	e.	The minimum rear yard is 2.0 m for any portion of a building, except it shall be 3.5 m for any full storey above two and one-half (2 1/2) storeys in height.
	f.	The minimum side yard is 1.8 m.

12.31.7

Design Regulations:

a. Landscaping shall supplement and preserve the existing trees that will remain as well as the undisturbed vegetation that will remain in the abutting Environmental Protection District.

b. Each dwelling shall have a minimum outdoor amenity area of 5.0 m2.

12.31.8

Other Regulations:

a. No dwelling shall have more than six (6) bedrooms.

[Added 6.27.2024 Bylaw 483]

12.32.0 RVV: Valley View District

12.32.1

Area:

This district is east of Mountain Avenue opposite the Rainbow Avenue land use district. It also abuts the Spray Avenue land use district. The town boundary and forest edge form the southern limit. The site is developed as a fourplex housing project with an internal curvilinear street layout.

RVV: Valley View District

12.32.2

Purpose:

The purpose of this district is to provide for increased residential development through infill housing.

12.32.3

- Fourplex housing

- Triplex housing

12.32.4

- Apartment housing

- Duplex housing

- Home occupations type 1

12.32.5

Subdivision Regulations:

a. Subdivision regulations are at the discretion of the Municipal Planning Commission.

12.32.6

Development Regulations:

Density:	a.	The maximum floor area ratio is:
		i.	1.0 for apartment housing, multiplex housing, fourplex housing, or where a combined total of four (4) or more dwellings are provided on a site;
		ii.	0.8 for triplex housing or where a combined total of three (3) dwellings are provided on a site; or
		iii.	The existing floor area ratio plus an additional 0.1 where accessory dwelling housing is being added to existing single detached housing.
Landscaping:	b.	A minimum of 35% of the site shall be landscaped.
Height:	c.	The maximum height is 11.5 m.
Setbacks:	d.	The minimum front yard is 4.0 m for any portion of a building, except it shall be 5.5 m for any full storey above two and one-half (2 1/2) storeys in height.
	e.	The minimum rear yard is 2.0 m for any portion of a building, except it shall be 3.5 m for any full storey above two and one-half (2 1/2) storeys in height.
	f.	The minimum side yard is 1.8 m.

12.32.7

Design Regulations:

a. Landscaping shall preserve and enhance the existing tree buffer along Mountain Avenue.

b. Each dwelling shall have a minimum outdoor amenity area of 5.0 m2.

12.32.8

Other Regulations:

a. No dwelling shall have more than six (6) bedrooms.

[Added 6.27.2024 Bylaw 483]

12.33.0 RWB: West Birch District

12.33.1

Area:

This district is located between Cave and Birch Avenues. The portion of the site along Cave Avenue is forested, while the remainder of the site fronts onto the Recreation Grounds.

RWB: West Birch District

12.33.2

Purpose:

The purpose of this district is to provide for high density housing.

12.33.3

- Apartment housing

- Fourplex housing

12.33.4

- Duplex housing

- Triplex housing

12.33.5

Subdivision Regulations:

a. Subdivision regulations are at the discretion of the Municipal Planning Commission.

12.33.6

Development Regulations:

Density:	a.	The maximum floor area ratio is:
		i.	1.6 for apartment housing, multiplex housing or where a combined total of five (5) or more dwellings are provided on a site;
		ii.	1.0 for fourplex housing or where a combined total of four (4) dwellings are provided on a site;
		iii.	0.8 where a combined total of three (3) dwellings are provided on a site; or
		iv.	The existing floor area ratio plus an additional 0.1 where accessory dwelling housing is being added to existing single detached housing.
Landscaping:	b.	A minimum of 30% of the site shall be landscaped.
Height:	c.	The maximum height is 14.5 m.
Setbacks:	d.	The minimum front yard is 4.0 m for any portion of a building, except it shall be 5.5 m for any full storey above two and one-half (2 1/2) storeys in height.
	e.	The minimum side yard is 1.8 m.
	f.	The minimum rear yard is 2.0 m for any portion of a building, except it shall be 3.5 m for any full storey above two and one-half (2 1/2) storeys in height.

12.33.7

Design Regulations:

a. New development should ensure the provision and enhancement of the existing tree buffer along Cave Avenue.

b. Each dwelling shall have a minimum outdoor amenity area of 5.0 m2.

12.33.8

Other Regulations:

a. No dwelling shall have more than six (6) bedrooms.

[Added 6.27.2024 Bylaw 483]

12.34.0 RR: Residential Reserve District

12.34.1

Area:

This district applies to locations within the Town of Banff, which are generally in a natural state while awaiting designation for future residential development.

RR: Residential Reserve District