3.43 BLMR - Blatchford Low to Medium Rise Residential Zone

To allow for low to medium rise residential development, with the potential for limited Ground Floor commercial, office, and services along Retail and Active Streets, developed in a manner sensitive to the street environment and adjacent residential areas.

Residential Uses
2.1. Home Based Business #
2.2. Residential, limited to:
 
2.2.1. Multi-unit Housing
2.2.2. Row Housing
2.2.3. Secondary Suite
2.2.4. Supportive Housing
Commercial Uses
2.3. Bar
2.4. Body Rub Centre
2.5. Cannabis Retail Store
2.6. Custom Manufacturing 
2.7. Food and Drink Service
2.8. Health Service
2.9. Indoor Sales and Service
2.10. Liquor Store
2.11. Minor Indoor Entertainment
2.12. Office
2.13. Residential Sales Centre
Community Uses
2.14. Child Care Service
2.15. Community Service
Sign Uses
2.16. Fascia Sign, limited to On-premises Advertising
2.17. Projecting Sign, limited to On-premises Advertising

 

Residential Uses
4.1. Home Based Businesses must comply with Section 6.60, except that storefronts may only be located along Primary Active Streets and Secondary Active Streets.
Commercial Uses
4.2. Body Rub Centres must comply with Section 6.20.
4.3. Cannabis Retail Stores must comply with Section 6.30.
4.4. Liquor Stores must comply with Section 6.70.
4.5. The maximum Floor Area for a Commercial Use is 275 m2 for each individual establishment.
4.6. Commercial Uses are only allowed on Sites that front onto Active Streets or Retail Streets. 
4.7. Commercial Uses must only be in a building with a Residential Use.
4.8. Commercial Uses must not be located above the Ground Floor. 
4.9. Uses with Drive-through Services are not permitted in this Zone.
4.10. Bars and Food and Drink Services have a maximum of 120 m2 of Public Space.
Community Uses
4.11. Community Services
 
4.11.1. The maximum Floor Area is 275 m2 for each individual establishment.
4.11.2. Are only allowed on Sites that front onto an Active Street.
4.11.3. Must only be in a building with a Residential Use.
4.11.4. Must not be located above the Ground Floor. 
4.12. Child Care Services
 
4.12.1. Must comply with Section 6.40. 
4.12.2. Are permitted on Sites that front onto an Active Street or Retail Street.
4.12.3. May be permitted on Sites that front onto a Quiet Street only where adequate Street parking is available, at the discretion of the Development Planner. 
4.13. Special Events must comply with Section 6.100.
Agricultural Uses
4.14. Urban Agriculture is not permitted in a standalone principal building.
Sign Uses
4.15. Sign Uses must comply with Subsections 3 and 4 of Section 6.90.
Floor Area Exceptions
4.16. The Development Planner may consider a variance to the maximum Floor Area or Public Space of a Use if adequate mitigation measures are used to reduce negative impacts to on-Site or Abutting Uses, including:
 
4.16.1. measures specified in Subsection 2 of Section 5.120; 
4.16.2. modification of Site plans to locate Uses or activities in a location to minimize noise, lighting, odour or other similar Nuisances; or
4.16.3. other similar measures.

 

5.1. Development must comply with Table 5.1:
Table 5.1. Density and Height Regulations
Subsection Regulation Value
Density
5.1.1. Minimum Density 45 Dwellings/ha
5.1.2. Maximum Density  a 275 Dwellings/ha
Height
5.1.3. Minimum Height 12.0 m
5.1.4. Maximum Height 23.0 m
5.2. Development must comply with Table 5.2: 
Table 5.2. Site and Setback Regulations
Subsection Regulation Value
Site Coverage
5.2.1. Maximum Site Coverage 65%
Setbacks
5.2.2. Minimum Setback 2.0 m
5.2.3. Maximum Setback 4.0 m
Unless one or more of the following applies:
5.2.4. Minimum Setback from an Alley 1.2 m
5.2.5. Maximum Setback where an outdoor Amenity Area is provided adjacent to the Lot line that Abuts a Site in the BP Zone 6.0 m
5.2.6. Minimum Setback for mixed use buildings with Commercial Uses on the Ground Floor fronting a Street or Pathway 1.0 m
5.2.7. Maximum Setback for mixed use buildings with Commercial Uses on the Ground Floor fronting a Street or Pathway 3.0 m
5.2.8. Maximum Setback to accommodate an outdoor Common Amenity Area or Park, where the portion of the building that is set back more than 4.0 m is a maximum of 20% of the total Facade length. 9.0 m
 
Diagram for Subsection 5.2.8
Diagram for 3.43.5.2.8
5.3. For the purposes of determining Side and Rear Lot Lines, the Front Lot Line must be determined on a hierarchy based on the Lot line firstly Abutting: 
 
5.3.1. a Retail Street;
5.3.2. a Primary Active Street;
5.3.3. a Secondary Active Street;
5.3.4. a Site in the BP Zone;
5.3.5. a Primary Quiet Street; and finally
5.3.6. a Secondary Quiet Street
5.4. Development must comply with Table 5.4:
Table 5.4. Tower and Podium Regulations
Subsection Regulation Value
5.4.1. Buildings greater than 14.0 m in Height must have a Tower and Podium configuration -
5.4.2. Minimum Street Wall Height 6.0 m
5.4.3. Maximum Street Wall Height 14.0 m
5.4.4. Minimum Tower Stepback from the Street Wall, excluding the side directly Abutting an Alley 2.5 m
 
Diagram for Subsection 5.4.4
Diagram for 3.43.5.4.4
6.1. Each individual non-residential establishment on the Ground Floor that fronts onto a Street or a Site in the BP Zone must have:
 
6.1.1. a minimum of 70% of the Facade must be clear, transparent, and non-reflective; and
6.1.2. an individual entrance at ground level that is universally accessible. 
6.2. Building Facades that Abut a Site in the BP Zone or a Street must:
 
6.2.1. be articulated by a combination of recesses, entrances, windows, projections, change in building materials, colours, or physical breaks in building mass; and
6.2.2. a continuous building Facade without recesses, balconies, or other forms of articulation must not exceed 18.0 m. 
Interpretive Diagram for Subsection 6.2.2
Diagram for 3.43.6.2.2
6.3. Sites that Abut a Primary Active Street, Secondary Active Street, Retail Street, or a Site in the BP Zone must provide active residential, commercial, or Amenity Area Frontages.
6.4. Parking and circulation areas must not be located along or be visible from Abutting Primary Active Streets, Secondary Active Streets, Retail Streets, or Sites in the BP Zone. 
6.5. For any Dwelling fronting a Street or a Site zoned BP:
 
6.5.1. all principal Dwellings along this Facade with Floor Area at ground level must have an individually articulated entrance at ground level that faces the Street or Site in the BP Zone;
6.5.2. sliding patio doors must not serve as this entrance; and
6.5.3. features such as porches, stoops, landscaped terraces, pedestrian lighting and patios, decks or gardens must be provided. 
6.6. All mechanical equipment, except Solar Collectors, on a roof of any building must be concealed from view from the Abutting Streets by screening in a manner compatible with the architectural character of the building, or concealed by incorporating it within the building.
6.7. The roof design of a building may include a combination of Green Roofs, Solar Collectors, and/or Amenity Area for residents of the building.
6.8. Decorative and security lighting must 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.

 

Amenity Area
  
7.1. Despite Section 5.20, Amenity Area must be provided in compliance with the following:  
 
7.1.1. The minimum length and width of a Private Outdoor Amenity Area is 2.0 m;
7.1.2. Dwellings with individual access at ground level and no outdoor Common Amenity Area must provide a minimum of 30.0 m2 of Private Outdoor Amenity Area, which may be located in Front Yards with a minimum depth of 2.0 m; 
7.1.3. Dwellings with individual access at ground level that provide outdoor Common Amenity Area must provide a minimum of 15.0 m2 of Private Outdoor Amenity Area , which may be located in Front Yards with a minimum depth of 2.0 m;
7.1.4. Dwellings located above the Ground Floor must provide a minimum Amenity Area of 7.5 m2 per Dwelling; 
7.1.5. Developments with 20 or more Dwellings must provide a minimum of 2.5 m2 of outdoor Common Amenity Area per Dwelling, which may not be located in any required Setback unless the Setback Abuts a Site in the BP Zone and the Common Amenity Area is greater than or equal to 50.0 m2; and 
7.1.6. Amenity Area may be provided on Rooftop Terraces.
 
7.2. Despite Subsection 7.1.5, Multi-unit Housing with 20 or more Dwellings and Commercial Uses on the Ground Floor must provide a minimum of 2.5 m2 per Dwelling of indoor or outdoor Common Amenity Area. Any provided outdoor Common Amenity Area must not be located in any required Setback unless the Setback Abuts a Site in the BP Zone and the Common Amenity Area is greater than or equal to 50.0 m2  
Parking, Loading, Storage and Access
  
7.3. Despite Section 5.80, the maximum number of parking spaces per Dwelling is 3 for Sites outside of the defined radius of a Mass Transit Station or the Parking Maximums Map.  
7.4. Where provided, vehicle access must be from an Alley.   
7.5. Despite Subsection 7.4, where there is no Abutting Alley, vehicle access must only be provided through one shared access per block face. Said access from the Abutting Street must be in priority order of the following list:   
 
7.5.1. Secondary Quiet Street;
7.5.2. Primary Quiet Street; 
7.5.3. Secondary Active Street;
7.5.4. Primary Active Street; and finally
7.5.5. Retail Street.
 
7.6. Provided parking for Multi-unit Housing that contains 20 or more Dwellings, or mixed-use developments, must be provided in an underground Parkade.  
7.7. Parking for Multi-unit Housing that contains less than 20 Dwellings, non-Residential Uses, and visitor parking, must:  
 
7.7.1. be located at ground level and accessed from an Abutting Alley or private roadway, and not be visible from a Street; or
7.7.2. be in an underground Parkade. 
 
7.8. Surface parking must not be greater than 15% of the total Site area for Multi-unit Housing developments that contain less than 20 Dwellings, non-Residential Uses, and visitor parking.   
7.9. Parking Areas that Abut a public Pathway or sidewalk must be screened from view.   
7.10. No parking, loading, storage, or waste collection area is permitted within any Setback other than the Rear Setback.   
7.11. Despite Subsection 7.10, no parking, loading, storage, or waste collection area is permitted within any Site Setback Abutting a Site zoned BP.  
7.12. 1 off-Street vehicle loading space is required for any building with 20 or more Dwellings or any non-Residential Uses.   
Other Regulations
  
7.13. Where any Site has a length or width of 160 m or greater, a pedestrian connection must be provided through the Site, perpendicular to the 160 m or greater length or width, which must:  
 
7.13.1 be publicly accessible at all times;
7.13.2. be generally located at the middle of the block and connect to public sidewalks adjacent to the Site;
7.13.3. be a minimum 6.0 m in width;
7.13.4. provide a minimum 2.5 m wide Hard Surfaced Pathway;
7.13.5. provide soft Landscaping such as shrub planting, ornamental grasses and tree plantings; and
7.13.6. provide pedestrian scaled lighting.

 

 

 

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7.14. In addition to Subsection 7.13:  
 
7.14.1. the pedestrian connection may be included as part of the required Amenity Area when it is 10.0 m or greater in width;
7.14.2. Facades of Ground Floor Dwellings that Abut the pedestrian connection must be articulated by a combination of recesses, windows, projections, change in building materials, colours, and physical breaks in building mass; 
7.14.3. Ground Floor Dwellings that Abut the pedestrian connection that do not front onto a Street or a Site zoned BP must provide an entrance facing the pedestrian connection; and
7.14.4. the owners of impacted Lots must register a Public Access Easement for the pedestrian connection, that ensures the owners are responsible for maintenance and liability, as a condition of the Development Permit.