Edmonton Zoning Bylaw 12800

Charter Bylaw 18421

June 11, 2018

230     (RA9) High Rise Apartment Zone

Charter Bylaw 18421

June 11, 2018

230.1     General Purpose

Bylaw 16733

July 6, 2015

 

To develop high rise residential apartments that contain active residential or non-residential frontages at ground level. This Zone is intended to allow supportive non-residential uses that complement the primary residential uses, and improve the pedestrian experience at ground level.  Design regulations are included in the Zone to manage impacts that tall buildings can have in relation to shadow, wind, parking, context, massing and interface at ground level.

 

Charter Bylaw 18421

June 11, 2018

230.2      Permitted Uses

Bylaw 15953

November 13, 2012

  1. Apartment Housing

  2. Child Care Services

  3. Convenience Retail Stores

  4. Group Homes

  5. Limited Group Homes

  6. Live-work Units

  7. Lodging Houses

  8. Minor Home Based Business

  9. Professional, Financial and Office Support Services

  10. Row Housing

Charter Bylaw 18484

August 20, 2018

  1. Secondary Suites, where developed within Row Housing

  2. Specialty Food Services

  3. Stacked Row Housing

Bylaw 17403

October 19, 2015

Effective date: February 1, 2016

  1. Urban Gardens

  2. Fascia On-premises Signs

  3. Projecting On-premises Signs

Charter Bylaw 18421

June 11, 2018

230.3       Discretionary Uses

  1. Apartment Hotels

  2. Business Support Services

  3. Fraternity and Sorority Housing

  4. General Retail Stores

Bylaw 15953

November 13, 2012

  1. Health Services

  2. Major Home Based Business

  3. Minor Alcohol Sales

  4. Non-accessory Parking

  5. Personal Service Shops

  6. Residential Sales Centre

  7. Restaurants

Bylaw 17403

October 19, 2015

Effective date: February 1, 2016

  1. Urban Outdoor Farms

  2. Freestanding On-premises Signs

  3. Temporary On-premises Signs

Charter Bylaw 18421

June 11, 2018

230.4     Development Regulations for the Building Size and Orientation on the Site

  1. The maximum building intensity based on Site size shall be in accordance with 230.4 Table 1.

Table 1

Site Area

Maximum building intensity

 

Height

Floor Area Ratio

Density

Floor Plate size

a. Less than 1800 m2

 

(i) 15.0 m for flat, mansard, and gambrel roofs; 17.5 m for a roof type with a pitch of 4/12 (18.4 degrees) or greater.

 

(ii) 2.2

Charter Bylaw 18553

September 17, 2018

   

(iii) 250 Dwellings per hectare

(iv) No maximum

b. 1800m2 to 7500 m2

 

(i) Building form:

(A) Tower 58.0 m

(B) Podium 15.0 m

(C)  all other building forms 15.0 m for flat, mansard, and gambrel roofs; 17.5 m for a roof type with a pitch of 4/12 (18.4 degrees) or greater.

 

(ii) 5.2

Charter Bylaw 18553

September 17, 2018

   

(iii) 650 Dwellings per hectare

(iv) The Floor Plate shall not exceed 850 m2 for all Storeys above the greater of either:

(A) the Height of the third Storey; or

(B) the Height equal to the width of the abutting Public Roadway right of way.

c. Greater than 7500 m2

(i) Building form:

(A) Tower 58.0 m

(B) Podium 15.0 m

(C) all other building forms 15.0 m for flat, mansard, and gambrel roofs; 17.5 m for a roof type with a pitch of 4/12 (18.4 degrees) or greater.

(ii) 4.3

Charter Bylaw 18553

September 17, 2018

   

(iii) 550 Dwellings per hectare

Charter Bylaw 18553

September 17, 2018

   

d.

Charter Bylaw 18553

September 17, 2018

   

 

Notwithstanding 230.4(1)(b)(iv), and 230.4(1)(c)(iv) where development of Apartment Housing, Lodging Houses or Group Homes meet all the criteria listed in subsection 94(1)(a), the Supportive Community Criteria, the Floor Plate may exceed 850 m2 to a maximum of 1650 m2 above the greater of either:
(A) the Height of the third Storey; or
(B) the Height equal to the width of the abutting Public Roadway right of way.

 

  1. Substitute regulations for specific scenarios:

  1. Notwithstanding 230.4.1, for Sites with a Site Area greater than 1800 m2 the maximum Height shall be increased by 9.0 m when the Storey Height in at least 75 percent of individual Dwelling units is greater than 3.4 m.

Charter Bylaw 18553

September 17, 2018

  1. Notwithstanding 230.4.1, the maximum Floor Area Ratio shall be increased by 0.9, and the maximum Density shall be increased by 150 Dwellings per hectare where:

  1. the Site has a Site Area greater than 1800 m2; and

  2. the greater of a minimum of seven percent of Dwellings or a minimum of eight Dwellings on the Site are developed larger than 115 m2; and

  3. the average number of bedrooms per Dwelling described in 230.4.2(b)(ii) shall not be less than 3.0; and

  4. all the Dwellings meeting the criteria in 230.4.2(b)(ii) shall be located in the Tower below the tenth Storey, or in the podium.

Charter Bylaw 18553

September 17, 2018

  1. the maximum Density shall be increased by an additional 25 Dwellings per hectare where Common Amenity Area of at least 2.5 m2 per Dwelling is provided in addition to Amenity Area required by subsection 46(2) and is developed in accordance with Section 46.

Bylaw 15735

June 20, 2011

  1. The minimum Front, Flanking, Side, and Rear Setbacks shall be in accordance with 230.4 Table 2.

Table 2

Building Form

Minimum Required Setback

Front/Flanking

Interior Side

Rear

a. Tower

i. 6.0 m

ii. 7.5 m

 

iii. 7.5 m, except 3.0 m if abutting a lane.

 

b. Podium with commercial ground floor

i. 1.0 m

ii. 3.0 m except 0.0 m if abutting property is built to the property line.

 

iii. 7.5 m, except 1.0 m if abutting a lane. The corners on the first Storey of the building shall be chamfered at intersections and driveway entrances to provide adequate sight lines.

 

c. Podium with residential ground floor

i. 3.0 m

 

ii. 4.5 m except 0.0 m if abutting property is built to the property line.

 

iii. 7.5 m, except 3.0 m if abutting a lane.

d. All other building forms.

i. 3.0 m

ii. 2.4 m

 

iii. 7.5 m

 

 

Bylaw 14750

December 12, 2007

Bylaw 15036

February 2, 2009

Bylaw 18115

July 10, 2017

Effective Date: September 1, 2017

  1. The minimum Separation Space between Towers shall be 20.0 m.  The Development Officer may vary the Separation Space between Towers after considering the following:

  1. The visual, sun/shadowing, and other microclimatic impacts on adjacent residential development;

  2. The recommendations, and mitigative measures specified in any relevant technical studies; and

  3. The orientation of the Tower(s) relative to other Towers within 30.0 m, to mitigate privacy impacts and reduce direct line of sight into adjacent Dwellings.

Any such variance shall be Class B discretionary development.

 

  1. On Sites with a Site Area greater than 0.75 ha, the following additional development regulations apply:

  1. A Comprehensive Site Plan shall be submitted to the Development Officer as part of the development permit application.

  2. The location and orientation of Towers on the Site shall reduce direct line of sight between Dwellings in adjacent residential Towers.

  3. The shape, Floor Plate size, location and orientation of Towers on the Site shall reduce shadow impacts and mitigate impacts that affect sunlight penetration on nearby properties. In all cases, the length of any one Façade elevation above the sixth Storey shall not exceed 45.0 m.

  4. The Site design shall demonstrate internal circulation and connectivity to adjacent Sites and shall provide pedestrian and bicycle circulation and connectivity from the Site to any adjacent shared-use pathway(s) or bike lane(s).

Charter Bylaw 18421

June 11, 2018

230.5     Development Regulations for the Building Design and Features

  1. Interface at ground level

  1. Except for Apartment Housing and Group Homes that meet the Supportive Community Provisions, all residential or residential-related building Façades fronting onto a Public Roadway, other than a Lane, or onto an internal circulation network, shall have individual Dwellings with direct access at ground level to provide a transition from public to private space. The units at ground level shall include the following design elements:

  1. hinged doorways;

  2. built elements such as verandas, porches, patios, or building articulation, which feature or act as Privacy Screening between each unit; and

  3. lighting scaled and directed towards pedestrian areas.

  1. Except for Apartment Housing and Group Homes that meet the Supportive Community Provisions, all ground level Dwellings shall have a Private Outdoor Amenity Area in front of each exterior entry that establishes a transition area between the Amenity Area and the abutting public roadway (including a Lane), or the abutting private roadway.

  2. For all non-residential, excluding residential-related Uses, building Façades at ground level that have building Façades fronting onto a Public Roadway, other than a Lane, the primary business entry shall face the Public Roadway.

  3. Parking shall be permitted within the lower 14.0 m of a building, only where the Parking Garage has active commercial or residential frontages abutting a public roadway, other than a lane. The active frontage shall have a minimum depth of 10.0 m.

  4. Overhead weather protection in the form of a canopy, awning or other architectural element shall be provided to shelter pedestrians above entrances, and where a public sidewalk is present, pedestrian overhead weather protection shall be constructed across the frontage of all non-residential Uses, excluding residential-related Uses.

  5. Where a building has a Height greater than 20.0 m and no Stepback is provided, a design element sufficient to reduce the downwashing effect wind has on all pedestrian walkways and Amenity Areas at ground level shall be provided as established by any required Wind Impact Statement or Wind Impact Study to the satisfaction of the Development Officer'.

  6. For non-residential Uses on ground level, a minimum of 60 percent of the linear building frontage of the ground Storey Façades shall be comprised of transparent, non-reflective, non-tinted, unobscured glazing, where fronting onto a Street. Linear frontage shall be measured at 1.5 m above the finished Grade of the abutting sidewalk.

  7. For non-residential Uses, excluding residential-related Uses, on ground level, the ground Storey shall have a minimum Height of 4.0 m.

  1. All mechanical equipment, including roof mechanical units, shall be concealed by screening in a manner compatible with the architectural character of the building or concealed by incorporating it within the building.

  2. Wherever podium roofs are visible from within the development or from existing adjacent developments, the development shall provide enhancements to improve rooftop aesthetics. These enhancements may include, but are not limited to, landscape features, Amenity Area, screening elements and improved aesthetic rooftop materials.

  3. The Development Officer shall determine whether the proposed design uses a cohesive architectural language, which demonstrates attention to the design of all building faces such as the following design and material choices:

  1. Windows on all sides of the Façade;

  2. The Façade uses materials with multiple colours;

  3. The Façade uses materials with multiple textures;

  4. The Façade has changes in plane, or articulation;

  5. There are horizontal and vertical elements to relate the building to the context, and highlight important parts of the building; and

  6. matching the proportion, scale, and articulation of the Façade to the location, contextual fit, and building use.

  1. The portion of the building above 45.0 m shall be sufficiently sculpted, include a Stepback, be visually interesting, reduce the size of the floorplate, or add distinction to the skyline to the satisfaction of the Development Officer.

Bylaw 18303

February 26, 2018

 

  1. Amenity Area shall be provided in accordance with Section 46 of this Bylaw.

Charter Bylaw 18421

June 11, 2018

230.6     Development Regulations for the Landscaping, Lighting, Parking, and Site Design

  1. Landscaping

  1. On-Site landscaping shall use plant materials that provide colour throughout the year to enhance the appearance of the development during the cold weather months.

  2. Upgrading of public pedestrian Walkway systems, roads, or lanes adjacent to the Site may be required to the satisfaction of the Development Officer and Transportation Services. Such upgrading shall be incorporated into the Landscape Plan where the public pedestrian Walkway system includes a sidewalk and a landscaped boulevard. 

  3. Landscaping shall be provided in accordance with Section 55.

  1. Lighting

  1. As part of the Development Permit application, a detailed exterior lighting plan shall be provided to the satisfaction of the Development Officer.

  2. Decorative and security lighting shall be in accordance with Section 51 and Section 58, to the satisfaction of the Development Officer.

  3. Notwithstanding 230.6.2(c), light pathways may be oriented in a direction other than downwards if the purpose is to highlight architectural features or building elements, and does not illuminate beyond the Site boundary.

  1. Parking

  1. Parking Garages located underground shall be permitted to be built to the property line.

  2. To contribute to healthy root development of required landscaping, a minimum soil depth of 1.2 m shall be provided above all underground Parking Garages that extend beyond the above-ground footprint of the building. The 1.2 m shall be provided below the original finished ground level of the Site.

  3. Vehicular access to parking shall be from the abutting Lane. Where there is no Lane, parking access shall be designed to minimize disruption to the Yard, sidewalk, existing trees, and existing streetscape and where possible, should be provided from the street which has the lowest vehicle volume.

  4. Parking shall be provided in accordance with Section 54.

Charter Bylaw 18421

June 11, 2018

230.7     Development Regulations for Permitted and Discretionary Uses

  1. Non-residential Uses, excluding Residential-Related Uses

  1. shall only be developed in conjunction with Apartment Housing or Group Homes.

Charter Bylaw 18553

September 17, 2018

  1. the combined Floor Area shall not exceed 32 percent of the overall Floor Area for the Site, and shall not exceed  47 percent of the Floor Area that is developed as Apartment Housing, Lodging Houses or Group Homes.

  2. Notwithstanding Section 11 of this Bylaw, a Development Officer shall not grant a variance to subsection 230.7(1)(a) or 230.7(1)(b).

  1. Apartment Hotels shall:

  1. not be provided on the same Storey as Apartment Housing or Group Homes.

  2. be limited to 20 percent of the total Floor Area for the Site.

  3. notwithstanding Section 11 of this Bylaw, a Development Officer shall not grant a variance to subsection 230.7(2)(a) or 230.7(2)(b).

  1. Business Support Services, Convenience Retail Stores, General Retail Stores, Minor Alcohol Sales, Non-accessory Parking, Personal Service Shops, 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

  3. incorporate design techniques to mitigate the effects of Nuisance to the satisfaction of the Development Officer.

  4. Child Care Services shall not be developed above the fourth Storey.

  5. Fraternity and Sorority Housing shall be subject to the policies or provisions of a Statutory Plan and shall only be allowed where the Statutory Plan specifically contemplates the subject Site for this Use.

  6. General Retail Stores shall be limited to 240 m2 of Floor Area.

  7. Health Services shall only be developed in conjunction with a Group Home or Apartment Housing developed under Section 94 Supportive Community Provisions. Notwithstanding Section 11 of this Bylaw, a Development Officer shall not grant a variance to subsection 230.7(7).

  8. Non-accessory Parking

  1. Non-Accessory Parking shall only be developed as a part of a building that contains a Tower.

  2. Non-accessory Parking shall only be developed where the total proposed parking supply for the Site exceeds the maximum parking requirement as specified in Section 54 Schedule 1.

  1. Personal Service Shops shall be limited to 240 m2 of Floor Area for each individual business.

  2. Professional, Financial and Office Support Services shall be limited to 15 percent of total Floor Area for the Site.

  3. Restaurants shall be limited to 120 m2 of Public Space.

  4. Row Housing, and Stacked Row Housing shall only be developed on a Site with Apartment Housing or Group Homes, in accordance with the following regulations:

  1. on Sites greater than 1800 m2, Row Housing, and Stacked Row Housing shall only be developed in an integrated manner reflecting a comprehensive site design on Sites with Apartment Housing or Group Homes that are developed within a Tower; and

  2. on Sites less than 1800 m2 or on Sites adjacent to a zone that allows Single Detached Housing as a permitted Use, Row Housing, and Stacked Row Housing may be developed on Sites that do not contain Apartment Housing or Group Homes that are developed within a Tower.

  1. Signs shall comply with the regulations found in Schedule 59B.