Edmonton Zoning Bylaw 12800

910.8   (HDR) High Density Residential Zone

1.            General Purpose

The purpose of this Zone is to accommodate high density housing with minor local Commercial Uses in a predominantly residential environment and to support the concept of a livable urban village with a strong sense of identity and place, where community activities and amenities are focused on a neighbourhood main street.

2.             Permitted Uses

  1. Apartment Hotels

Bylaw 15953

November 13, 2012

  1. Child Care Services

Bylaw 15953

November 13, 2012

  1. Group Homes

  1. Live Work Units

Bylaw 15953

November 13, 2012

  1. Lodging Houses

Charter Bylaw 18613

November 26, 2018

  1. Market

  1. Minor Home Based Business

Charter Bylaw 18967

August 26, 2019

  1. Multi-unit Housing

  2. Residential Sales Centre

  3. Row Housing

Charter Bylaw 18613

November 26, 2018

  1. Special Event

Bylaw 17403

October 19, 2015

Effective date: February 1, 2016

  1. Urban Gardens

  1. Fascia On-premises Signs  

  1. Projecting On-premises Signs

3.             Discretionary Uses

  1. Convenience Retail Stores

  2. Duplex Housing

  3. Garden Suites

Bylaw 15953

November 13, 2012

  1. Major Home Based Business

  2. Personal Service Shops  

  3. Professional, Financial and Office Support Services

  4. Religious Assembly

  5. Secondary Suites

  6. Semi-detached Housing

  7. Single Detached Housing

Bylaw 17901

March 6, 2017

 

  1. Urban Indoor Farms

Bylaw 17901

March 6, 2017

    1. Urban Outdoor Farms

    2. Freestanding On-premises Signs, in a location where such Signs lawfully existed as of the Effective Date of this Bylaw.

Bylaw 15892

October 11, 2011

  1. Minor Digital Off-premises Signs, in a location where such Signs lawfully existed as of the effective date of Bylaw 15892.

Bylaw 15892

October 11, 2011

  1. Minor Digital On-premises Signs, in a location where such Signs lawfully existed as of the effective date of Bylaw 15892.

Bylaw 15892

October 11, 2011

  1. Minor Digital On-premises Off-premises Signs, in a location where such Signs lawfully existed as of the effective date of Bylaw 15892.

  2. Temporary On-premises Signs

4.            Development Regulations

The following regulations shall apply to Permitted and Discretionary Uses.

  1. Site Area

  1. The minimum Site area for buildings shorter than 26m in Height shall be 600 m2;

  2. The minimum Site area for buildings taller than 26m  in Height shall be 800 m2; and

  3. Notwithstanding the above, smaller sites may be developed at the discretion of the Development Officer, provided the general intent of the zone and sub-area are met in terms of land use, building design and amenity provisions.  

  1. Floor Area Ratio (FAR)

  1. the maximum total Floor Area Ratio for all combined Uses shall be 4.5;

  2. the maximum Floor Area Ratio for Residential Uses shall be 4.0; and

  3. the maximum Floor Area Ratio for non-residential Uses shall be 0.5.

  1. Residential Density

  1. For Sites greater than 1350 m2 the maximum Density shall be 500 dwellings/ha; and

  2. For Sites less than 1350 m2 the maximum Density shall be 370 Dwellings/ha.

  1. Building Height

Bylaw 17062

July 9, 2015

  1. The maximum Height shall not exceed 50m except that, for sites with an area over 3,716 m2 an additional Height of 10 m may be allowed where the  Development Officer is satisfied that new developments are compatible within the urban context of the area and that adverse environmental impacts, such as sun shadow and wind are minimized.  In such cases, the application shall be processed as a Class B application.

Bylaw 15735

June 20, 2011

  1. Setbacks

  1. the minimum Front Setback shall be 3.0 m, except that buildings fronting onto 99 Avenue and 104 Street (the "local main street") shall not require a Front Setback;

  2. the maximum Front Setback shall be 4 m;

  3. the minimum Rear Setback shall be 3 m;

  4. the minimum Side Setback shall be 1.0 m per Storey, to a maximum of 6.0 m, except that a total of at least 2.0 m shall be provided in all cases. A Side Setback shall be not less than 4.5 m when it abuts a flanking public roadway other than a Lane; and

  5. notwithstanding the above, the Development Officer shall have regard for the existing block face Setback and consideration of the Urban Design Framework for Downtown Streets within the Capital City Downtown Plan, Bylaw 15200 in determination of the Setback.

  6. notwithstanding the above, a minimum Setback of 4.0 m shall be provided abutting 105 Street.

Bylaw 18303

February 26, 2018

  1. Amenity Area

  1. Notwithstanding subsection 46(2), Amenity Areas shall be provided in accordance with the following:

  1.  A minimum Amenity Area of 3% of gross floor area of residential uses, to a maximum of 6% shall be required for buildings over 2000m2 to the satisfaction of the Development Officer, but in no case shall the Amenity Area be less than 6 m2 per unit. Amenity Areas may include meeting rooms, fitness facilities, outdoor space, balconies, and shall be exempt from FAR calculations.  The Development Officer will review amenity area provision to ensure it meets the intent.

Charter Bylaw 18387

May 7, 2018

  1. A minimum Private Outdoor Amenity Area of 15m² per Dwelling shall be provided where any part of the Dwelling unit is contained at ground level.

Charter Bylaw 18387

May 7, 2018

  1. Developments shorter than 26 m on sites 700 m2 or less, shall be designed to provide common outdoor open space at ground level, podium level or roof level and shall have a minimum Amenity Area of 45 m2.

  1. Landscaping

Bylaw 15735

June 20, 2011

  1. Landscaping shall be in accordance with Section 55 of the Zoning Bylaw, except that:

Bylaw 16733

July 6, 2015

Charter Bylaw 18387

May 7, 2018

  1. Notwithstanding subsection 55.3, for development consisting of Residential Uses, the number of trees provided shall be one tree for each 25 m2 of any Yard at finished grade; and

  2. For tree requirements, only deciduous species shall be allowed in any Setback area abutting a Public Roadway, other than a lane.

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

Bylaw 17403

October 19, 2015

Effective date: February 1, 2016

  1. Urban Gardens shall comply with Section 98 of this Bylaw.

 

5.            Urban Design Regulations

  1. Street Interface

  1. Developments in this zone shall incorporate the street characteristics outlined in the Urban Design Framework for Downtown Streets within the Capital City Downtown Plan, Bylaw 15200, emphasizing the residential character of the neighbourhood.

  1. Along 99 Avenue and 104 Street, developments shall:

  1. Provide a minimum ground floor Height of 3.5m;

  2. Accommodate the conversion of smaller scale developments to pedestrian oriented retail Uses such as small restaurants, cafes, specialty retail and design oriented establishments; and

Bylaw 16733

July 6, 2015

  1. For non-Residential Uses, the geodetic elevation of the top of the floor on the level that is directly above Grade shall not exceed the geodetic elevation of the abutting public sidewalk by more than 0.3 m.

  1. Public Amenity Area

Bylaw 15735

June 20, 2011

  1. Yards, including useable outdoor spaces, shall continue the public sidewalk paving materials, finish, and pattern.  In addition, soft landscaping may be required at the Discretion of the Development Officer.  

  2. Street Wall Design

Charter Bylaw 18967

August 26, 2019

  1. The Height of the building façade that comprises a portion of the Street Wall shall not exceed 20m, and may be composed of townhouses, Multi-unit Housing,  or non-Residential Uses, or parkade.

  2. Ground oriented dwellings shall feature identifiable doorways, landscaped terraces, pedestrian lighting and patios.

  3. Entrances and Corners

  1. In mixed-Use buildings, residential entrances shall be designed separately from commercial or institutional entrances and address the street in a prominent manner.

Bylaw 16733

July 6, 2015

Charter Bylaw 18381

May 7, 2018

  1. Residential units at ground level shall provide separate, individual access at ground level and feature identifiable doorways, landscaped terraces, pedestrian lighting, and patios. To ensure adequate privacy, the applicant shall provide screening to indicate separate individual access to each unit.

  2. The geodetic elevation of the floor that is directly above Grade shall be greater than the geodetic elevation of the abutting public sidewalk by at least 0.75 m.

  1. Tower Floor Plate, Stepbacks, and Spacing

  1. Towers, whether in the form of freestanding independent structures, or a number of associated structures within a complex shall be designed, oriented and constructed to foster the residential character of the neighbourhood, articulate the Downtown skyline and, maximize views as well as sunlight penetration in public spaces, plazas, parks and amenity areas.

  2. The mid-level of Towers shall employ building stepback, Tower spacing and sculpting to reduce building mass and augment views, light and privacy.

  1. Towers shall Stepback from the front podium wall a minimum of 3.0m.

  2. The portion of the Tower which is greater than 20m in Height, is limited to a maximum Floor Plate of 900 m2, but in no case shall exceed 80% of the podium Floor Plate, to the satisfaction of the Development Officer.

  3. The minimum space between Towers shall be 25m. The Development Officer may vary Tower spacing in consideration of the following:

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

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

  1. Building Façade, Materials, and Exterior Finishing

  1. The lower portion of the façades of buildings, including bases and podiums must be strongly articulated at regular increments to add variety, rhythm and a human scaled dimension along the street.  This may include:

  1. The provision of awnings, canopies, window openings, reveals, offsets, multiple entrances arcades, columns, pilasters, materials and colour or other architectural features; and

  2. The provision of quality materials, interesting design, fenestrations, inviting entrances and superior landscaping.

  1. All exposed building faces shall have consistent and harmonious exterior finishing materials.

  2. Building materials must be sustainable, timeless, durable, high quality and appropriate for the development within the context of the urban sub-area. The contextual fit, design, proportion, quality, texture and application of various finishing materials shall be as determined by Development Officer.

  3. Building materials on the lower floors of mid and high rise developments and along secondary commercial streets shall be used so as to improve visual quality and permeability of the building.

  4. Residential and mixed-Use infill developments shall transition to and be compatible with the design character, scale, façade and materials of adjacent buildings within the Block.

  5. Roof Tops

  1. All mechanical equipment on a roof of any building shall be concealed by screening in a manor 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 may include a combination of green roofs, Solar Collectors, patios or private or public open spaces.

  1. Public Spaces

Charter Bylaw 18387

May 7, 2018

Charter Bylaw 18460

July 9, 2018

  1. Developments shall provide 5% of the site area as open space in the form of atriums and communal open spaces for the benefit of residents or tenants.

Bylaw 15735

June 20, 2011

Bylaw 16733

July 6, 2015

Charter Bylaw 18473

July 9, 2018

 

  1. A Public Space, in the form of a park, plaza furnishings and location of art, seating areas and other amenities at ground level shall be complementary to the adjacent streetscape and be visually and physically accessible to the public to the satisfaction of the Development Officer.  The Public Space may be located within any Yard.

6.             Additional Development Regulations for Specific Uses and Streets

Bylaw 16224

September 10, 2012

  1. Personal Service Shops, Convenience Retail Stores and Professional, Financial and Office Support Services shall not be in any free standing structure and shall not be developed above the second floor, except in the case of Conversion of Dwellings to non-Residential Uses adjacent to 99 Avenue and 104 Street.

  2. Any Setback abutting a public roadway, other than a lane, may require an additional landscaping at the discretion of the Development Officer.

  3. The Development Officer shall ensure that the streetscape designs adjacent to 105 Street and 97 Avenue shall provide design measures to reduce the environmental impacts of higher levels of vehicular traffic on the pedestrian experience.