2.50 RL - Large Scale Residential Zone

To allow for high-rise Residential development that ranges from approximately 9 to 20 Storeys. Row Housing is not intended in this Zone unless it forms part of a larger multi-unit Residential development. Limited opportunities for community and commercial development are permitted to provide services to local residents.   

Residential Uses
2.1. Home Based Business #
2.2. Residential, limited to:
 
2.2.1. Lodging House
2.2.2. Multi-unit Housing
2.2.3. Row Housing
2.2.4. Secondary Suite
2.2.5. Supportive Housing
Commercial Uses
2.3. Food and Drink Service
2.4. Health Service
2.5. Indoor Sales and Service
2.6. Minor Indoor Entertainment
2.7. Office
2.8. Residential Sales Centre
Community Uses
2.9. Child Care Service
2.10. Community Service
2.11. Library
2.12. Park
2.13. Special Event
Agricultural Uses
2.14. Urban Agriculture
Sign Uses
2.15. Fascia Sign
2.16. Freestanding Sign
2.17. Portable Sign
2.18. Projecting Sign

 

Residential Uses
3.1. Home Based Businesses must comply with Section 6.60.
3.2. Residential
 
3.2.1. Row Housing is only permitted: 
 
3.2.1.1. where developed on the same Site as Multi-unit Housing; or 
3.2.1.2. where existing as of January 1, 2024.
Non-Residential Uses
3.3. Non-Residential Use developments, excluding Parks, Special Events and Signs, must only be located on the Ground Floor or second Storey of Residential buildings, except:
 
3.3.1. Child Care Services are permitted up to and including the fourth Storey.
Commercial Uses
3.4. The maximum Floor Area for Commercial Uses, other than Residential Sales Centres, is 300 m2 per individual establishment.
3.5. Residential Sales Centres may be approved for a maximum of 5 years. Subsequent Development Permits for Residential Sales Centres on the same Site may only be issued as a Discretionary Development. 
Community Uses
3.6. Child Care Services must comply with Section 6.40.
3.7. Special Events must comply with Section 6.100.
Sign Uses
3.8. Fascia Signs, Freestanding Signs, Portable Signs, and Projecting Signs are limited to On-premises Advertising.
3.9. Signs must comply with Section 6.90.
Uses with Floor Area Exceptions
3.10. The Development Planner may consider a variance to the maximum Floor Area of a non-Residential Use if adequate mitigation measures are used to reduce negative impacts to Abutting Uses or Sites, including:
 
3.10.1. measures specified in Subsection 2 of Section 5.120;
3.10.2. modification of Site plans to locate Uses or activities in a location to minimize visual, noise, lighting, odour, or other similar Nuisances; or 
3.10.3. other similar measures. 

 

4.1. Maximum Height and maximum Floor Area Ratio must comply with Table 4.1:
Table 4.1. Maximum Height and Floor Area Ratio
Subsection Modifier on Zoning Map Maximum Height Maximum Floor Area Ratio
4.1.1. h50.0 50.0 m 4.5
4.1.2. h65.0 65.0 m 5.5
4.2. The maximum Floor Area Ratio is increased by 1.0 where a minimum of 10% of all Dwellings:
 
4.2.1. comply with the inclusive design requirements of Section 5.50; 
4.2.2. have a Floor Area greater than 100 m2, a minimum of 3 bedrooms, are located below the 10th Storey of the building, and have:
 
4.2.2.1. access to an outdoor Common Amenity Area designed for children that is at least 50.0 m2; and
4.2.2.2. dedicated and enhanced bulk storage within the Dwelling or within the building; or
4.2.3. comply with any combination of Subsections 4.2.1 and 4.2.2.
4.3. The maximum Floor Area Ratio is increased by 1.0 where:
 
4.3.1. a minimum of 30% of all Supportive Housing Sleeping Units comply with the inclusive design requirements of Section 5.50; or
4.3.2. 1 or more buildings listed in the Inventory of Historic Resources is maintained as part of a proposed development to the satisfaction of the Development Planner, in consultation with the City department responsible for heritage planning.
4.4. Development must comply with Table 4.4:
Table 4.4. Setbacks Abutting Streets and Alleys
Subsection Regulation Value Symbol
Setbacks Abutting Streets
4.4.1. Minimum Setback where a Treed Boulevard is present 3.0 m A
4.4.2. Minimum Setback where a Treed Boulevard is not present 4.5 m B
Unless the following applies
4.4.3. Minimum Setback for portions of development less than or equal to 16 m in Height with: 1.0 m -
Setbacks Abutting Alleys
4.4.4. Minimum Setback 3.0 m C
 
Diagram for Subsections 4.4.1, 4.4.2, and 4.4.4
Diagram showing minimum Setbacks Abutting Streets and Alleys
4.5. Development must comply with Table 4.5:
Table 4.5. Minimum Setbacks from Abutting Sites
Subsection Regulation Value Symbol
4.5.1. Minimum Setback 3.0 m A
Unless the following applies
4.5.2. Minimum Setback for portions of development greater than 23.0 m in Height 6.0 m B
 
Diagram for Subsection 4.5.1 and 4.5.2
Diagram for 2.80_4.5.4
4.6. Development must comply with Table 4.6:
Table 4.6. Tower Regulations
Subsection Regulation Value
4.6.1. Maximum Tower Floor Plate for portions of Towers greater than 23.0 m in Height  850 m2
4.6.2. Minimum separation between Towers on the same Site or Abutting Sites, for portions of Towers greater than 23.0 m in Height 25.0 m
4.6.3. Minimum Setback for portions of Towers greater than 23.0 m in Height from an Abutting Street 6.0 m
4.7. Towers must mitigate microclimatic impacts based on a Wind Impact Assessment and Sun Shadow Impact Study, where applicable, in compliance with Section 7.140.
4.8. The Development Planner may consider a variance to the regulations in Table 4.6, taking into consideration factors such as:
 
4.8.1. the orientation and placement of the Tower and associated visual, sun, shadow, and microclimatic impacts on Amenity Areas, Pathways, and Abutting residential or mixed use developments; 
4.8.2. the context of the Site in relation to the location and Height of buildings on Abutting Sites; and
4.8.3. recommendations and mitigation measures specified in any required technical studies or applicable urban design guidelines. 

 

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Building Design Regulations
5.1. Where a building wall:
 
5.1.1. faces a Street; or
5.1.2. has a total length greater than 20.0 m facing a Site in a residential or mixed use Zone,
the Facade must be articulated using 2 or more design techniques or features to minimize the perception of massing, eliminate large blank walls, provide visual interest, and enhance the appearance of buildings during winter months. Design techniques or features may include: variations in rooflines; vertical or horizontal building wall projections or recessions; visual breaks of building Facades into smaller sections; use of a combination of finishing materials; or other similar techniques or features. 
5.2. Subsection 5.1 does not apply to Facades of a Tower above:
 
5.2.1. a Podium; or 
5.2.2. 23.0 m in Height.
5.3. To promote pedestrian interaction and safety, Ground Floor non-Residential Facades must comply with the following:
 
5.3.1. Where a Facade faces a Street, a minimum of 50% of the Facade area between 1.0 m and 2.0 m above ground level must be windows.
5.3.2. A maximum of 10% of the Facade area windows facing a Street, a Park, or along Facades with a main entrance facing Parking Areas interior to the Site may be covered by non-transparent material. The remainder must be clear, non-reflective and free from obstruction.
Diagram for Subsection 5.3
Diagram showing design regulations for Ground Floor, non-Residential Facades
5.4. On Corner Sites, the Facade design and materials must wrap around the side of the building to provide a consistent profile facing both Streets.
Entrance Design Regulations
5.5. For new buildings and additions, where a Use is located on the Ground Floor adjacent to a Street, the main entrance for non-Residential Uses, and the main shared entrance for Multi-unit Housing or Supportive Housing must:
 
5.5.1. be directed towards the Street; and 
5.5.2. be level with, or have sloped doorway thresholds to, Abutting Pathways and public sidewalks.
5.6. Dwelling units with at-grade entrances must provide a semi-private space to act as a transition area from Streets. This can be established through the use of features such as fencing, Landscaping, porches, or other similar measures.
5.7. Main entrances must incorporate weather protection features in the form of canopies, awnings, overhangs, common vestibules, recessed entrances or other architectural elements to provide all-season weather protection to pedestrians and to enhance the visibility of entrances. 

 

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Parking, Loading, Storage and Access
6.1. Vehicle access must be from an Abutting Alley. Where there is no Abutting Alley, vehicle access must:
 
6.1.1. be from the Flanking Street for Corner Sites; 
6.1.2. be designed to minimize disruption to vehicle and pedestrian circulation; and
6.1.3. be designed to minimize impacts to existing trees and the streetscape,
to the satisfaction of the Development Planner in consultation with the City department responsible for transportation services.
6.2. Despite the Setbacks specified in Tables 4.4 and 4.5:
 
6.2.1. Surface Parking Lots, and loading, storage, and waste collection areas must not be located between a principal building and a Street and must provide a minimum 3.0 m wide Landscape Buffer where adjacent to a Street.
6.2.2. Surface Parking Lots and loading, storage, and waste collection areas may project into, or be located within, a Setback Abutting another Site where a minimum 1.5 m wide Landscape Buffer is provided within the Setback.
6.2.3. Surface Parking Lots, and loading, storage, and waste collection areas may project into, or be located within, a Setback Abutting an Alley.
6.3. Above-ground Parkade Facades facing a Street or a Park must be screened from view at ground level and wrapped with Residential, Commercial or Community Uses with a minimum depth of 8.0 m. 
Other Regulations
6.4. Despite the Setbacks specified in Table 4.4, outdoor display areas and Public Space associated with a Main Street Development may be located in a Setback Abutting a Street.