Edmonton Zoning Bylaw 12800

997.9       (BLMR) Blatchford Low to Medium Rise Residential Zone

1.            General Purpose

The purpose of this Zone is to provide for low to medium rise residential development, with the potential for limited ground floor commercial, office and service Uses along Active Streets, developed in a manner sensitive to the street environment and adjacent residential areas.

2.            Permitted Uses

  1. Bars and Neighbourhood Pubs, for less than 100 occupants and 120 m2  of Public Space

Charter Bylaw 18520

September 5, 2018

  1. Cannabis Retail Sales

  1. Child Care Services, on Sites fronting onto Active Streets

  2. Convenience Retail Stores

  3. Creation and Production Establishments

  4. Fascia On-premises Signs

  5. General Retail Stores

  6. Health Services

  7. Indoor Participant Recreation Services

  8. Live Work Units

  9. Minor Alcohol Sales

  10. Minor Home Based Business

Charter Bylaw 18967

August 26, 2019

  1. Multi-unit Housing

  1. Non-accessory Parking, limited to underground parking structures

  2. Personal Service Shops

  3. Private Clubs

  4. Professional, Financial and Office Support Services

  5. Religious Assembly, on Sites fronting onto Active Streets

  6. Second Hand Stores

  7. Specialty Food Services, for less than 100 Occupants and 120 m2  of Public Space

  8. Projecting On-premises Signs

  9. Residential Sales Centres

  10. Restaurants, for less than 100 Occupants and 120 m2  of Public Space

  11. Row Housing

Charter Bylaw 18967

August 26, 2016

  1. Blatchford Stacked Row Housing

Bylaw 17901

March 6, 2017

  1. Urban Gardens

3.         Discretionary Uses

  1. Child Care Services, on Sites fronting onto Quiet Streets

  2. Lodging Houses

  3. Limited Group Homes

  4. Major Home Based Businesses

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 18967

August 26, 2019

  1. The maximum Density for Multi-unit Housing shall be 275 Dwellings/ha.

Charter Bylaw 18967

August 26, 2019

  1. The maximum Density for Blatchford Stacked Row Housing shall be 130 Dwellings/ha.

  1. Height shall be a minimum of 12 m and a maximum of 23 m.

  2. The Site Area, Site Dimensions and Site Coverage shall be as follows:

Charter Bylaw 18967

August 26, 2019

 

Minimum Site Area

Minimum Site Width

Minimum Site Depth

Maximum Site Coverage

  1. Blatchford Stacked Row Housing

522 m2

17.4 m

30 m

50 %

  1. Multi-unit Housing, Mixed Use Apartment Housing and Comprehensive Site Development

875 m2

25 m

35 m

60 %

 

  1. Site Setbacks shall be as follows:

  1. All Sites shall provide a minimum 2 m setback from Sites zoned BP.

  2. All Sites shall provide a minimum 2 m, and maximum 3 m, setback from public Walkways.

  3. The Front Setback shall be:

Charter Bylaw 18967

August 26, 2019

      1. For Blatchford Stacked Row Housing and Multi-unit Housing, a minimum of 2 m and a maximum of 3 m;

Charter Bylaw 18967

August 26, 2019

      1. For Mixed Use Multi-unit Housing and Comprehensive Site Development:

  1. A minimum of 0 m, and a maximum of 3 m, where the Front Lot Line abuts a Primary Active Street, excepting that a Front Setback may be increased up to a maximum of 9 m where a communal outdoor Amenity Area or a Public Amenity Space is provided within the Setback area. The portion of the building which is Setback shall be a maximum of 20% of the total length of the building façade. The following graphic representation provides a possible conceptual application of this regulation for interpretive purposes; and

  1. A minimum of 2 m and a maximum of 3 m where the Front Lot Line abuts a Secondary Active, Primary Quiet or Secondary Active Street.

  1. The minimum Rear Setback shall be:

      1. 2 m for Rear Yards that abut a public roadway, including a Lane; and

      2. 1 m per 4 m increment of building Height or portion thereof, with a minimum 3 m, where Rear Yards do not abut a public roadway.

  2. Minimum Side Setbacks shall be 1 m per 4 m increment of building Height or portion thereof, up to a maximum of 4 m.

  3. 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 Primary Active Street;

  2. a Secondary Active Street;

  3. a Site zoned BP;

  4. a Primary Quiet Street; and finally

  5. a Secondary Quiet Street.

  1. All buildings greater than 14 m in Height shall include a podium base. The podium of the building shall be a minimum Height of 6 m up to a maximum of 14m. The portion of the building located above the podium shall Stepback a minimum of 2.5 m on all sides excepting that side directly abutting a Lane. The following illustration provides a possible conceptual application of this regulation for interpretive purposes.

Charter Bylaw 18967

August 26, 2019

  1. Separation Space shall be provided in accordance with Section 48 of the Zoning Bylaw.

Bylaw 18303

February 26, 2018

Charter Bylaw 18381

May 7, 2018

 

  1. Notwithstanding subsection 46, 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;

  2. Where a Dwelling has an individual external access at ground level, and no outdoor Common Amenity Area is provided 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;

  3. Where a Dwelling has an individual external access at ground level, and outdoor Common Amenity Area is provided 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;

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

  5. Except for developments which contain less than 20 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;

  6. Notwithstanding the above, where an Apartment Building contains 20 or more Dwelling units and has commercial uses located on the ground floor, except for Live Work Units, a minimum of 2.5 m2  of Amenity Area per Dwelling unit shall be provided as indoor and/or outdoor Common Amenity Area(s) on the Site. Where outdoor Common Amenity Area is provided at ground level it 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

  7. Amenity Area may be provided on Rooftop Terraces.

  1. The maximum Floor Area of any Religious Assembly or individual business premises shall not exceed 275 m2, excluding Live Work units.

  1. The following Uses shall be limited to Sites fronting onto Active Streets, shall not be in any free standing structure separate from a structure containing Residential Uses, and shall not be developed above the ground floor: Bars and Neighbourhood Pubs, Convenience Retail Stores, Creation and Production Establishments, General Retail Stores, Health Services, Indoor Participant Recreation Services, Liquor Stores, Personal Service Shops, Private Clubs, Professional, Financial and Office Support Services, Religious Assembly, Restaurants, Second Hand Stores, and Specialty Food Services.

  2. Where Use Classes, that may in the opinion of the Development Officer, create negative impacts such as noise, light or odours which may be noticeable on adjacent properties or within the same Building, and where the Site containing such Use Classes is directly adjacent to Sites used or zoned for residential activities, the Development Officer may, at the Development Officer's discretion, require that these potential impacts be minimized or negated. This may be achieved through a variety of measures including: Landscaping and screening, which may exceed the requirements of Section 55 of the Zoning Bylaw; noise attenuation measures such as structural soundproofing; and downward direction of all exterior lighting on to the proposed development.

  3. Vehicular-oriented Uses, including but not limited to drive through operations and Accessory drive through pick up services, shall not be permitted in this Zone.

Charter Bylaw 18387

May 7, 2018

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

  1. Parking shall comply with Section 54 of this Bylaw. Notwithstanding Section 54 the following regulations apply:

Charter Bylaw 18967

August 26, 2019

  1. Blatchford Stacked Row Housing and Multi-unit Housing shall meet the Dwelling unit parking space requirements and visitor parking requirements as specified for Transit Oriented Developments (TOD) in Section 54 Schedule 1 (A);

Bylaw 17422

November 16, 2015

Effective Date:  December 1, 2015

  1. Parking for Residential-Related and Commercial Use Classes shall be provided on the basis of 50% of the requirements identified in Section 54 Schedule 1(A);

Charter Bylaw 18967

August 26, 2019

  1. Resident Bicycle Parking spaces for Multi-unit Housing shall be provided in an amount equal to at least 50% of the number of Dwelling units located on the Site and shall be in a weather protected, well-lit, and secure area; and

  1. Visitor Bicycle Parking for Residential and Residential-Related Use classes of 20 Dwelling units or more, and all Non-residential Use Classes, shall be provided in an amount equal to at least 10% of the number of Dwelling units located on the Site, to a maximum of 50 Bicycle Parking spaces, with 5 Bicycle Parking spaces being the minimum to be provided.  Visitor Bicycle Parking shall be located adjacent to a high-traffic area such as a building entrance.

  1. Vehicular access to Sites from public streets shall be restricted to the abutting Lanes. Where there is no abutting Lane, vehicular access shall be provided from a Secondary Quiet Street. Where there is no abutting Secondary Quiet Street or the Secondary Quiet Street does not provide for vehicle access, vehicular access shall be provided from a Primary Quiet Street. Where there is no Primary Quiet Street or the Primary Street does not provide for vehicle access, then the street access shall be provided from a Secondary Active Street. Street access shall be limited to one shared access point per block face. In no case shall off–street parking be accessed from a Primary Active Street. Where a Site is more than 0.5 ha in size, more than one Site access may be developed, provided that street access shall be limited to one shared access point per block face.

Charter Bylaw 18967

August 26, 2019

  1. Resident Parking for Multi-unit Housing and mixed use developments shall be provided in underground parking structures.

Charter Bylaw 18387

May 7, 2018

Charter Bylaw 18967

August 26, 2019

  1. Parking for Stacked Row Housing, non-residential Uses, and visitor Parking is permitted at ground level and in underground parking structures. Where parking is provided at ground level, it shall be located such that it is not seen from the street and is accessed from an Abutting Lane or a private on-site road. Surface parking shall not comprise more than 15% of the total Site area.

  1. 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 from view in accordance with the provisions of subsection 55.4 of the Zoning Bylaw. If Parking abuts a Residential Zone or a Lane serving a Residential Zone, parking areas shall be screened in accordance with  Section 55.4 of the Zoning Bylaw. Notwithstanding the above, no parking, loading, storage or trash collection shall be permitted within any Site Setback abutting a Site zoned BP.

  2. Notwithstanding Section 54.4 Schedule 3, only 1 off-street vehicular loading space shall be required for any building. Where the building contains less than 20 Dwelling units, and does not contain any non-residential uses, no off-street vehicular loading space shall be required.

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

  1. Landscape plans 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 make the private property owner(s) 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. Row Housing shall only be permitted as part of a comprehensive site development that includes development of two or more different Dwelling types. Comprehensive site development may or may not include non-residential uses.

  1. Signs shall comply with Schedule 59B of the Zoning Bylaw.  Notwithstanding this schedule, the following regulations 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. A Comprehensive Sign Design Plan in accordance with the Provisions of Section 59.3 may be required at the discretion of the Development Officer.

  1. Child Care Services fronting onto Quiet Streets shall consider the presence of other Child Care Services Uses within the same block to ensure that the approval of additional Child Care Services Uses does not unduly restrict on-street parking availability.

  1. Professional, Financial and Office Support Services shall not include loan offices.

Charter Bylaw 18520

September 5, 2018

     aa.  Cannabis Retail Sales shall comply with Section 70 of this Bylaw

5.           Urban Design Regulations

  1. Where non-residential uses, excluding Live Work Units, are developed fronting onto a public street, not including a Lane, or a Site zoned BP, the following regulations shall apply:

  1. At least 70% of each individual store Frontage and the flanking side of a store located on a corner shall have clear non reflective glazing on the exterior on the ground floor. Transparency is calculated as a percent of linear metres at 1.5 m above the finished Grade; and

Charter Bylaw 18387

May 7, 2018

  1. Each unit shall have an external entrance at ground level that shall be universally accessible.

    1. Building façade(s) abutting a Site zoned BP, or a public street, shall be articulated by a combination of recesses, entrances, windows, projections, change in building materials, colours, or physical breaks in building mass, to create attractive streetscapes and interfaces. A continuous building façade without recess, balcony or other form of articulation shall not exceed 18 m in horizontal direction. The following illustration provides a possible conceptual application of this regulation for interpretive purposes.

Charter Bylaw 18387

May 7, 2018

  1. For any Dwelling fronting a public street or a Site zoned BP, an individually articulated entrance at ground level facing the public street or Site zoned BP shall be provided. 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 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.