Edmonton Zoning Bylaw 12800

997.8.      (BRH) Blatchford Row Housing Zone

Charter Bylaw 18381

May 7, 2018

Charter Bylaw 18967

August 26, 2019

Charter Bylaw 19443

October 20, 2020

1.             General Purpose

The purpose of this Zone is to provide for medium density street oriented Multi-unit Housing, in the form of row housing and stacked row housing, which is developed in a manner characteristic of urban settings, including but not limited to smaller Yards, greater Height, and Dwellings with individual access at ground level.

2.             Permitted Uses

  1. Blatchford Lane Suites

Charter Bylaw 19490

November 5, 2020

  1. Supportive Housing, Restricted to Limited Supportive Housing

  2. Live Work Units

  3. Minor Home Based Business

Charter Bylaw 19443

October 20, 2020

  1. Multi-unit Housing

  2. Secondary Suites

Bylaw 17901

March 6, 2017

    1. Urban Gardens

    2. Fascia On-premises Signs

Charter Bylaw 19443

October 20, 2020

3.            Discretionary Uses

  1. Child Care Services

Charter Bylaw 19490

November 5, 2020

  1. Supportive Housing

  2. Lodging Houses

  3. Major Home Based Business

  4. Residential Sales Centre

Charter Bylaw 18613

November 26, 2018

  1. Special Event

Bylaw 17901

March 6, 2017

    1. Urban Outdoor Farms

    2. Temporary On-premises Signs

4.             Development Regulations

Charter Bylaw 19443

October 20, 2020

  1. The minimum Density shall be 35 Dwellings/ha.

  1. The maximum Density shall be 130 Dwellings/ha .

  1. The Height shall be a minimum of 7 m and a maximum of 12 m, except for Sites Abutting a Site zoned BP, in which case the maximum Height shall be 15 m.

  2. The maximum site coverage shall be 60%.

  3. The minimum Site Area shall be 125 m2.

  4. The minimum Site Width shall be 5.0 m.

  5. The minimum Site Depth shall be 30.0 m.

  1. Site Setbacks shall be 1.2 m. Except that:

      1. a minimum setback of 2.0 m and a maximum setback of 4.0 shall be where a Lot line Abuts a public roadway other than a Lane, a public Walkway, or a Site zoned BP. The maximum Setback may be increased up to 6.0 m where an outdoor Amenity Area is provided adjacent to the Lot line Abutting a Site zoned BP; and

      2. a minimum setback of 1.2 m and a maximum setback of 3.0 shall be required where a Lot line Abuts a Site zoned BRH.

  1. For the purposes of determining Side and Rear Lot Lines, the Front Lot Line shall be determined on a hierarchy based on the Lot Line firstly Abutting:

      1. a Retail Street;

      2. a Primary Active Street;

      3. a Secondary Active Street;

      4. a Site zoned BP;

      5. a Primary Quiet Street; and finally

      6. a Secondary Quiet Street.

Charter Bylaw 19502

February 9, 2021

  1. An Accessory building or structure shall be located not less than 0.75 m from the Side Lot Line, except where a Garage or Blatchford Lane Suite may be erected on the common property line to the satisfaction of the Development Officer.

Charter Bylaw 18967

August 26, 2019

Charter Bylaw 19443

October 20, 2020

  1. Separation Space shall be provided in accordance with Section 48 of the Zoning Bylaw except that it shall not be required where the side walls of Abutting buildings face each other and habitable windows are not located directly opposite each other such that privacy is not impacted.

Bylaw 18303

February 26, 2018

Charter Bylaw 19443

October 20, 2020

  1. Notwithstanding Section 46 of the Zoning Bylaw, Amenity Area shall be provided in accordance with the following:

      1. Where Private Outdoor Amenity Area is provided the minimum dimension shall be 2 m;

Charter Bylaw 18387

May 7, 2018

      1. Where a Dwelling has an individual external access at ground level, and no outdoor Common Amenity Area is provided for on the Site, a minimum of 30 m2 of Private Outdoor Amenity Area shall be provided. This Private Outdoor Amenity Area may be provided in the Front Yard where the minimum depth of the Front Yard is 2 m;

Charter Bylaw 18387

May 7, 2018

      1. Where a Dwelling has an individual external access at ground level, and outdoor Common Amenity Area is provided for on the Site, a minimum of 15 m2 of Private Outdoor Amenity Area shall be provided. This Private Outdoor Amenity Area may be provided in the Front Yard where the minimum depth of the Front Yard is 2 m

      2. For Dwellings located above the first Storey of a building, a minimum Amenity Area of 7.5 m2  per Dwelling unit on the Site shall be provided;

      3. For all Multi-unit Project Developments containing 20 or more Dwelling units, a minimum of 2.5 m2 of Amenity Area per Dwelling unit shall be provided as outdoor Common Amenity Area which shall not be located in any required Setback unless the Setback directly Abuts a Site zoned BP and shall be aggregated into areas of not less than 50 m2; and

      4. Amenity Area may be provided on Rooftop Terraces.

Charter Bylaw 18387

May 7, 2018

  1. Live Work Units shall only be permitted where they front onto Primary Active Streets or Secondary Active Streets, and shall have individual front entrances at ground level.

Charter Bylaw 18387

May 7, 2018

Charter Bylaw 19275

June 23, 2020

Effective: July 2, 2020

Charter Bylaw 19443

October 20, 2020

  1. Notwithstanding Section 54 of the Zoning Bylaw, for Sites not within the defined radius of Transit Centre or LRT station, or within the boundary of the Main Streets Overlay, the maximum number of Vehicular Parking spaces per Dwelling shall be 3. Vehicular access shall be provided from the Lane.

  2. Where there is no Abutting Lane, vehicular access shall be limited to one shared access per block face, and:

  1. a vehicular access shall be provided from an Abutting Secondary Quiet Street;

  2. If there is no Abutting Secondary Quiet Street, then access shall be provided from a Primary Quiet Street;

  3. If there is no Abutting Primary Quiet Street, access shall be provided from a Secondary Active Street; and

  4. If there is no Secondary Active Street, access shall be provided from a Primary Active Street;

  5. If there is no Abutting Primary Active Street, access shall be provided from a Retail Street.

  1. If more than one vehicular access is required an additional vehicular access may be permitted, at the discretion of the Development Officer, provided that justification be submitted for review and approval by the Development Officer. Additional vehicular access shall be located off of the Abutting Blatchford Street Classifications as listed in 997.8.4(i). In such cases, the application shall be processed as a Class B application.

Charter Bylaw 18387

May 7, 2018

Charter Bylaw 19443

October 20, 2020

  1. Resident parking shall be provided at ground level at the rear of the Site or incorporated into the rear of the Row House, or in an underground parkade structure.

  1. Where residential parking is provided Abutting a Lane and a Garage or Hardsurfaced parking pad is provided, the following regulations shall apply:

      1. the minimum distance from the Rear Lot Line to a Garage or Hardsurfaced parking pad shall be 1.2 m;

      2. a Hardsurfaced Walkway between the Garage or Hardsurfaced parking pad and an entry to the Dwelling shall be provided;

      3. where no Garage is proposed, a Hardsurfaced parking pad to support a future Garage with a minimum width of 4.88 m and depth of 5.49 m shall be constructed a minimum distance of 1.2 m from the Rear Lot Line; and

      4. any Hardsurfaced parking pad shall include an underground electrical power connection with an outlet on a post approximately 1.0 m in Height, located within 1.0 m of the Hardsurfaced parking pad.

Charter Bylaw 18387

May 7, 2018

Charter Bylaw 18967

August 26, 2019

Charter Bylaw 19443

October 20, 2020

  1. Resident and visitor parking for Multi-Unit Housing shall be located at ground level behind the principal building, such that it is not seen from the street and is accessed from an Abutting Lane or a private on-site road, or in an underground parkade structure.

  2. Where detached rear parking Garages are developed, the building containing the Garage(s) shall not contain more than four separate Garages.

  3. No parking, loading, storage, or trash collection area shall be permitted within any Setback other than the Rear Setback. Loading, storage and trash collection areas shall be screened in accordance with Section 55.4. If parking Abuts a Residential Zone or a Lane serving a Residential Zone, parking areas shall be screened in accordance with Section 55.4.  Notwithstanding the above, no parking, loading, storage or trash collection shall be permitted within any Site Setback Abutting a Site zoned BP.

  4. Landscaping shall comply with Section 55 of this Bylaw.  In addition to Section 55, landscaping shall be as follows:

      1. Landscape plans for Multi-unit Project Developments shall be prepared by a professional landscape architect or horticulturalist; and

      2. Landscape design shall consider appropriate plant material for horticultural zone 3a.

  1. Where any Site has a length or width of 160 m or greater, a pedestrian connection shall be provided through the Site, perpendicular to the 160 m or greater length or width. A pedestrian connection is a publicly-accessible private pedestrian corridor, distinct from a public Walkway.  The following regulations apply to pedestrian connections:

      1. The pedestrian connection shall be generally located at the middle of the block and connect to public sidewalks adjacent to the Site;

      2. The pedestrian connection shall be a minimum 6 m in width and shall incorporate a minimum 2.5 m wide hard surfaced Walkway with soft Landscaping such as shrub planting, ornamental grasses and/or tree planting, and shall include pedestrian scaled lighting. When a width of 10 m or greater is provided for the pedestrian connection, it may be applied towards the required Amenity Area for the Site;

      3. The facades of ground floor Dwellings Abutting the pedestrian connection shall be articulated by a combination of recesses, windows, projections, change in building materials, colours, and/or physical breaks in building mass;

      4. Ground floor Dwellings Abutting the pedestrian connection that do not front onto a public street or a Site zoned BP shall provide an entrance facing the pedestrian connection; and

      5. The owner(s) shall register a Public Access Easement for the pedestrian connection to ensure public access through the Site. Easements shall ensure the owner(s) are responsible for maintenance and liability. The areas having Public Access Easements shall be accessible to the public at all times. Such an easement shall be a required condition of a Development Permit.

  1. Maintenance and/or drainage and utility easement(s) between Abutting buildings and/or through private Yards of one or more Dwellings may be required as a condition of Development Permit approval to ensure adequate access for property, drainage and utility maintenance.

5.              Urban Design Regulations

  1. All facades of a principal building, and any Accessory building containing a Blatchford Lane Suite, shall be designed with detail and articulation to ensure that each Dwelling unit is individually identifiable to create attractive streetscapes and interfaces where Abutting a Site zoned BP, a public street or a Lane. Building facades shall be articulated by a combination of recesses, entrances, windows, projections, change in building materials, colours, or physical breaks in building mass. The following illustration provides a possible conceptual application of this regulation for interpretive purposes.

  1. Every façade of a principal building shall contain at least 1 window to provide overlook into Yards and open spaces.

  2. The length of the front façade of any building shall not exceed 75 m.

Charter Bylaw 19443

October 20, 2020

  1. Sites which Abut a Primary Active Street, a Secondary Active Street, a Retail Street or a Site zoned BP shall be designed to front that Abutting Lot line with active residential or commercial frontages, or Amenity Areas. Parking and circulation areas are not permitted to front a Primary Active Street, a Secondary Active Street or a Retail Street, or a Site zoned BP and shall not be visible from these Lot lines.

Charter Bylaw 18381

May 7, 2018

Charter Bylaw 19443

October 20, 2020

  1. For any Dwelling fronting a public street or a Site zoned BP, all principal Dwellings along this Facade with Floor Area at ground level shall have an individually articulated entrance at ground level. Sliding patio doors shall not serve as this entrance. In addition, features such as porches, stoops, landscaped terraces, pedestrian lighting and patios, decks or gardens shall be provided. Where a Dwelling Abuts both a public street and a Site zoned BP, the entrance shall face the Site zoned BP.

Bylaw 17727

August 22, 2016

Charter Bylaw 18381

May 7, 2018

  1. Where any part of a Dwelling unit Abuts a Site zoned BP, a public Walkway or Amenity Area at ground level, a maximum 1.2 m high Fence or landscaped buffer shall be provided along the property line to delineate the division between public and private space. Openings or gates shall be provided to ensure connectivity between public and private space.

Bylaw 17934

April 10, 2017

  1. All mechanical equipment, except Solar Collectors, on a roof of any building shall be concealed from view from the Abutting public streets by screening in a manner compatible with the architectural character of the building, or concealed by incorporating it within the building.

Bylaw 17934

April 10, 2017

  1. The roof design of a building may include a combination of Green Roofs, Solar Collectors, and/or Amenity Area for residents of the building.

  2. Decorative and security lighting shall be designed and finished in a manner consistent with the architectural theme of the development and will be provided to ensure a well-lit environment for pedestrians, and to accentuate architectural elements and/or public art.

  3. Exterior lighting associated with the development shall be designed, located or screened so as to reduce impacts on adjacent off-site residential units.

Charter Bylaw 19443

October 20, 2020

 

6.              Additional Regulations for Specific Uses

  1. Signs shall comply with Schedule 59A of the Zoning Bylaw. Notwithstanding this schedule, the following apply:

  1. there shall be no exterior display or advertisement for Live Work Units other than an identification plaque or sign which is a maximum of 20 cm x 30.5 cm in size located on the ground floor building face, where appropriate; and

  2. Comprehensive Sign Design Plan in accordance with the Section 59.3 may be required at the discretion of the Development Officer.