Edmonton Zoning Bylaw 12800

Charter Bylaw 18421

June 11, 2018

816      High Rise Residential Overlay

Charter Bylaw 18421

June 11, 2018

816.1      General Purpose

The purpose of this Overlay is to accommodate the development of high density housing in established areas of the City that is compatible, in mass and scale, with existing forms of lower and medium density development and maintains the pedestrian friendly character and streetscape of these established areas.

 

Charter Bylaw 18421

June 11, 2018

816.2      Application

This Overlay applies to Sites zoned RA9 in the areas shown on Appendices to this Overlay.

 

Charter Bylaw 18421

June 11, 2018

816.3      Development Regulations for areas shown in Appendix 1 and Appendix 2

  1. In addition to the Development Regulations for Permitted and Discretionary Uses in the underlying zone, Business Support Services, Convenience Retail Stores, General Retail Stores, Minor Alcohol Sales, Non-accessory Parking, Personal Service Shops, Professional, Financial and Office Support Services, Restaurants, and Specialty Food Services shall:

  1. not be in any freestanding structure separate from a structure containing a Residential Use or Residential-Related Use, and shall not be developed above the second Storey;

  2. only be allowed when the development contains a Tower taller than 35.0 m in Height and abuts an arterial roadway; and

  3. Incorporate design techniques to mitigate the effects of Nuisance.

  1. Specialty Food Services shall be limited to 72.0 m2 of Public Space

  2. Isolating sites:

  1. A proposed development for Residential Uses or residential-related Uses shall not isolate an adjacent Site with a Site Area less than 1800 m2.

  2. The Development Officer may vary section 813.3.2(a) having regarding to the location, age and nature of the Use or Uses on the Site that would be isolated.

  1. Notwithstanding section 800.2(2)(b), the Density shall not be less than 125 Dwellings per hectare nor greater than the maximum Density as per the underlying Zone.

  2. Setbacks for a building form with a commercial ground floor podium

  1. The Front Setback or Flanking Side Setback shall be a minimum of 6.0 m, except a minimum of 1.0 m if the podium fronts onto an arterial roadway.

  2. The interior Side Setback shall be a minimum of:

  1. 5.0 m on the interior Side Lot Line if abutting a zone where Single Detached Housing is a Permitted Use;

  2. 3.0 m on the interior Side Lot Line if abutting a zone where Single Detached Housing is not a Permitted Use and the abutting property is not built to the shared interior Side Lot Line; or

  3. 0.0 m if the abutting property in any zone is built to the shared interior Side Lot Line.

Bylaw 18083

August 28, 2017

Effective Date: September 1, 2017

  1. Proposed Variances

  1. When the Development Officer determines that a Development Permit application does not comply with the regulations contained in this Overlay:

  1. the Development Officer shall send notice to the municipal address and assessed owners of land wholly or partly located within a distance of 60.0 m of the Site of the proposed development, and the President of each applicable Community League to outline any requested variances to the Overlay and solicit comments directly related to the proposed variance;

  2. the Development Officer shall not render a decision on the Development Permit application until 21 days after notice has been sent, unless the Development Officer receives feedback from all specified recipients; and

Bylaw 18305

February 26, 2018

Effective Date: May 1, 2018

  1. the Development Officer shall consider any comments directly related to the proposed variance when determining whether to approve the Development Permit application in accordance with Section 11.2.

Charter Bylaw 18421

June 11, 2018

816.4      Additional Development Regulations for Apartment Housing and Group Homes in areas shown in Appendix 1

Bylaw 15735

June 20, 2011

  1. The Front Setback shall be consistent, within 1.0m, with the Setback of development on adjacent Sites and with the general context of the block face but shall not be less than the minimum required in the underlying zone.

Bylaw 16733

July 6, 2015

  1. The maximum Height shall not exceed 23.0 m, in accordance with Section 52.

Bylaw 16733

July 6, 2015

  1. Where the Basement entirely consists of non-habitable development, that portion of the Basement above Grade, which faces onto a public roadway, other than a Lane, or internal circulation network, shall be concealed through such means as extension of the Façade treatment, use of planters and Landscaping.

Bylaw 17832

November 28, 2016

Bylaw 18305

February 26, 2018

Effective Date: May 1, 2018

  1. The Development Officer shall have regard for any applicable Statutory Plan and may, where a Statutory Plan specifies, notwithstanding Section 11.3 and section 800.2(2)(b) of this Bylaw, vary the regulations of both this Overlay and the underlying Zone as they affect Height, Density and Floor Area Ratio. In all cases, the variances shall be within the ranges specified in the Statutory Plan. In all such cases, the application shall be a Class B Discretionary Development.

Charter Bylaw 18421

June 11, 2018

816.5       Additional Development Regulations for Residential and Residential-related Uses in areas shown in Appendix 1, except for Apartment Housing and Group Homes

 

  1. Building form

  1. Notwithstanding the definition of Front Lot Line within this Bylaw, the Front Lot Line of a consolidated parcel shall be deemed to be the historic Front Lot Lines of the consolidated Lots.

  2. The minimum Front Setback shall be consistent with the Setback of development on adjacent Sites but shall not be less than the minimum required for the building format in the underlying zone.

  3. The minimum Side Setback shall be 3.0 m. Where the Side Yard abuts an arterial road, the minimum Side Setback shall be 4.5 m.  Separation Space and Privacy Zone as outlined in Section 48 of this Bylaw shall be reduced to accommodate these Side Setback requirements, except where a Principal Living Room Window faces an interior Side Yard.

  4. Where any building exceeds the maximum Height in the abutting zone the directly adjacent Façade shall be stepped or sloped back at a minimum angle of 45 degrees from the vertical plane for a minimum horizontal distance of 2.5 m to optimize access to sunlight, increase privacy and otherwise provide for an appropriate transition to the abutting property.

  1. Building Design

  1. Individual Row Housing and Stacked Row Housing Dwellings shall be defined through the use of a combination of architectural features such as, but not limited to, individual rooflines or roofline features, projection or recession of the Façade, individual porches or entrance features, and building materials.

  2. To maximize integration with the surrounding neighbourhood, development should:

  1. i. be sympathetic to fundamental design elements, proportions, and building materials found within the neighbourhood; and

  2. ii. be constructed with durable, quality materials.

  3. Elements of the development and of individual dwellings such as windows, doors, balconies, Amenity Areas and Private Outdoor Amenity Areas should be sited, oriented and designed to minimize their impact on adjacent dwellings, considering such things as daylight, sunlight, ventilation, quiet, visual privacy, shadowing, views, and noise.

  4. Features that span either the first Storey or the first and second Storeys, such as bay windows, porches and entrance features, shall be allowed to project into a Front Yard or Side Yard abutting a flanking roadway to a maximum of 2.0 m, provided that a minimum Setback of 3.0 m is maintained between the property line and the projection. Separation Space shall be reduced to accommodate these projections.

  5. Where the Basement entirely consists of Non-Habitable Rooms, the portion of the Basement located above Grade shall be concealed through means such as but not limited to extending the Façade treatment or creative Landscaping including planters.

  1. Amenity Area

  1. Notwithstanding Section 46(3)(a) of this Bylaw, the Private Outdoor Amenity Area for Apartment Housing Dwellings shall have a minimum width and length of 2.0 m and may be located within a Front Setback provided that a minimum Setback of 1.0m is maintained between the property line and the Private Outdoor Amenity Area.

  1. Landscaping

  1. In addition to the requirements of Section 55of this Bylaw, the required Landscape Plan shall demonstrate:

  1. the use of vertical landscaping features (e.g. hedges, decorative Fences, low walls, shrubs or other plant material) between surface parking areas and ground Storey Dwellings that look onto these areas.

  1. Access and Parking

  1. Where the frontage of a Site exceeds 46.0 m, surface parking areas (including stalls and drive aisles) shall not cover more than 15% of the Site.

  2. Any surface parking shall be located at the rear of the building.

Charter Bylaw 18387

June 12, 2018

 

 

Charter Bylaw 18387

June 12, 2018