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

Charter Bylaw 18967

August 26, 2019

Charter Bylaw 19013

September 23, 2019

 

To develop high rise residential buildings 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

  1. Child Care Services

  2. Convenience Retail Stores

  3. Group Home

  4. Limited Group Home

  5. Live-work Unit

  6. Lodging Houses

  7. Minor Home Based Business

Charter Bylaw 18967

August 26, 2019

  1. Multi-unit Housing

  1. Professional, Financial and Office Support Services

Charter Bylaw 18484

August 20, 2018

Charter Bylaw 18967

August 26, 2019

  1. Secondary Suites

  1. Specialty Food Services

Bylaw 17403

October 19, 2015

Effective date: February 1, 2016

  1. Urban Gardens

  1. Fascia On-premises Signs

  1. 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

Charter Bylaw 18882

June 17, 2019

  1. Liquor Stores

  1. Major Home Based Business

  2. Non-accessory Parking

  3. Personal Service Shops

  4. Residential Sales Centre

  5. Restaurants

Charter Bylaw 18613

November 26, 2018

  1. Special Event

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.

 

Charter Bylaw 19013

September 23, 2019

(ii) 2.3

Charter Bylaw 18553

September 17, 2018

   

(iii) 250 Dwellings per hectare

(iv) No maximum

b. 1800m2 to 7500 m2

 

Charter Bylaw 19013

September 23, 2019

 

(i) Building form:

(A) Tower 60.0 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

Charter Bylaw 19013

September 23, 2019

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

(A) the Height of the podium; or

(B) the Height equal to 15.0 m.

c. Greater than 7500 m2

(i) Building form:

(A) Tower 60.0 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

   

Charter Bylaw 18967

August 26, 2019

Charter Bylaw 19013

September 23, 2019

 

 

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 podium; or
(B) the Height equal to 15.0 m.

 

Charter Bylaw 19013

September 23, 2019

 

e.

 

 

 
 

Charter Bylaw 19013

September 23, 2019

 

i. Not withstanding 230.4(1)(b)(i)(A), and 230.4(1)(c)(i)(A), for Sites with a Site Area greater than 1800 m2

(A) rooftop indoor Common Amenity Area does not count towards maximum Height.

(B) 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.

 

  1. Substitute regulations for specific scenarios:

Charter Bylaw 18553

September 17, 2018

Charter Bylaw 19013

September 23, 2019

  1. Notwithstanding Table 1 in Subsection 230.4.1, the maximum Floor Area Ratio shall be increased by 0.9, and the maximum Density shall be increased by 200 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

Charter Bylaw 19013

September 23, 2019

  1. the maximum Density shall be increased by an additional 35 Dwellings per hectare where Common Amenity Area of at least 2.5 m2 per Dwelling is provided in addition to Amenity Area required by the general regulations of Zoning Bylaw 12800.

Bylaw 15735

June 20, 2011

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

Charter Bylaw 19013

September 23, 2019

Table 2

Height

Minimum Required Setback

Front/Flanking

Interior Side

Rear

a. Above 15.0 m

i. 6.0 m

ii. 7.5 m

 

iii. 7.5 m, except 3.0 m if Abutting a Lane.

 

b. 15.0 m or below 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. 15.0 m or below with residential ground floor

i. 3.0 m

 

ii. 4.5 m except:

A. 0.0 m if Abutting property is built to the property line; or

(B) 2.4 m if the Height is less than 10.0 m.

 

iii. 7.5 m, except 3.0 m if Abutting a Lane.

 

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

Charter Bylaw 18967

August 26, 2019

  1. Except for Multi-unit 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.

Charter Bylaw 18967

August 26, 2019

Charter Bylaw 19013

September 23, 2019

  1. Except for Multi-unit Housing and Group Homes that meet the Supportive Community Provisions, all ground level Dwellings shall have an 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.

Charter Bylaw 19013

September 23, 2019

  1. 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.

Charter Bylaw 19013

September 23, 2019

  1. 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.

Charter Bylaw 19013

September 23, 2019

  1. 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.

Charter Bylaw 19013

September 23, 2019

  1. 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.

  1. 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.

Charter Bylaw 19013

September 23, 2019

  1. The building shall add distinction to the skyline through a combination of: sculpting, a Stepback, reduced floorplate size, or other means that improve the visual interest of the uppermost floors of the building.

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.

Charter Bylaw 19013

September 23, 2019

  1. Upgrades to the public pedestrian Walkway system shall be incorporated into the Landscape Plan where the public pedestrian Walkway system includes a sidewalk and a landscaped boulevard. The Landscape Plan submitted with each Development Permit stage must show proposed off-site landscaping on public property adjacent  to  the  Site. The streetscape improvements may include, but are not limited to, new sidewalks, streetlights, boulevard landscaping, boulevard trees, street furniture, and the relocation of underground utilities.

Charter Bylaw 19013

September 23, 2019

  1. Soil depth for landscaping in Outdoor Amenity Areas shall be of a sufficient depth to contribute to healthy root development for the tree or shrub species specified in the landscape plan.

Charter Bylaw 19013

September 23, 2019

  1. Lighting

  1. As part of the Development Permit application, a detailed exterior lighting plan shall be provided, which shows the location, orientation, and style of decorative and security lighting.

  2. 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.

Charter Bylaw 19013

September 23, 2019

  1. to avoid a monolithic slab from Parking Garages that are not wholly underground, massing shall be modulated using a variety of design techniques including elevation changes, terraces, stepbacks, and architectural features and a variety of plantings or other landscape features.

Charter Bylaw 19013

September 23, 2019

  1. 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.

Charter Bylaw 18421

June 11, 2018

230.7     Development Regulations for Permitted and Discretionary Uses

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

Charter Bylaw 18967

August 26, 2019

  1. shall only be developed in conjunction with Multi-unit 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, Liquor Stores, 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

Charter Bylaw 19013

September 23, 2019

  1. incorporate one or more of the following design techniques as required, in the opinion of the Development Officer, to mitigate the effects of Nuisance:

  1. Proximity and containment of trash collection areas relative to residential Dwellings and Amenity Area;

  2. Noise mitigation and soundproofing between non-residential and residential Uses.

  3. Orientation of lighting and illuminated Signs relative to residential Uses.

  4. Proximity and containment of location of ventilation and exhaust relative to residential Dwellings, Amenity Area, and the areas where vehicles may idle.

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

  2. 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.

  3. Individual General Retail Stores and Liquor Stores shall be limited to 240 m2 of Floor Area.

Charter Bylaw 19013

September 23, 2019

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

  1. Non-accessory Parking

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

  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.

Charter Bylaw 19013

September 23, 2019

  1. Individual Restaurants shall be limited to 120 m2 of Public Space.

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