HDR

This part outlines specific regulation that applies to the City’s Land Use Districts.

 

5.7 HDR - High-Density Residential District

1. Application
   
   This section applies to the areas designated as High-Density Residential (HDR) District on the Land Use District Map, Schedule A of this Bylaw.
2. Purpose
   
   The purpose of the HDR District is to provide an area that allows for a mix of high-density housing options and other developments that are compatible with the residential nature of the District.
3. Permitted and Discretionary Uses

4. Lot Area

   1. The minimum lot area Lot Area means the area of a lot, including any area dedicated to an easement or a right-of-way, as shown on a plan of subdivision or described in a copy of a certificate of title. is 0.075 ha 0.19 acres.

5. Lot Frontage

   1. The minimum lot frontage Lot Frontage means the width of a lot or site at the front property line adjoining a public roadway. is 25.00 m 82.02 ft..

6. Site Density
   1. The minimum site density Site Density means the number of dwelling units per hectare of site area. for the site is 100 dwelling units per net hectare and cannot exceed a maximum of 140 dwelling units per net hectare.
   2. For the purpose of calculating the site area Site Area means the total area of a lot or site, including any area dedicated to an easement or right-of-way, as shown on a plan of subdivision registered in a land titles office., 27.50 m² 296.01 sq. ft. may be added to the lot area for every parking stall which is constructed underground or under a dwelling at finished grade Finished Grade means the elevation of the ground upon placement of soil and sod above the rough grade, or as may be identified on plot plans., if the Development Authority considers this to be appropriate, given site constraints. The site density may not exceed the identified maximum in section (a).
   3. Notwithstanding sections (a) and (b), for the property legally described as Lot 1, Block 1B, Descriptive Plan 142 3673 (including any future revisions to this legal land description based on a subdivision or condominium plan), the maximum density cannot exceed 200 dwelling units per net hectare, and the density shall be in the same location as the maximum building heights shown on Figure 11-3.
7. Site Density Bonus
   1. Notwithstanding section (6)(a), the maximum site density Site Density means the number of dwelling units per hectare of site area. may exceed 140 dwelling units per net hectare only if the following conditions are met:
      1. A minimum of 70% of required parking stalls are provided in a parking structure (underground) Parking Structure (Underground) means a building or portion thereof used for the parking of vehicles, where the majority of the parking structure is contained below finished grade. or within a parking structure integrated within the building, including high-quality exterior finishing that matches or complements the principal building exterior, where site design permits;
      2. A minimum of 5% of dwelling units shall be provided as affordable non-market housing Affordable Non-Market Housing is as defined in the Council Policy C-P&E-06 Affordable Housing.; and
      3. In the opinion of the Development Authority Development Authority has the same meaning as set out in the MGA., at least one of the following site improvements are provided:
         1. Wider sidewalks or walkways internal to the site, together with street furniture, to the satisfaction of the Development Authority;
         2. Enhanced landscaping Landscaping means preserving, enhancing, or incorporating vegetative and other materials in a development, and includes combining new or existing vegetative materials with architectural elements, existing site features, or other development features – including fences or walls., to the satisfaction of the Development Authority;
         3. Landscaping that is drought-tolerant, reducing the need for irrigation;
         4. Green building products or technologies that reduce the carbon footprint or increase energy efficiency;
         5. Barrier-free Barrier-Free means to allow proper and safe access and use of buildings, facilities, and open areas, with a proper and safe outcome for accessibility. design incorporated into dwelling units and the exterior feature of the site; or
         6. Indoor or outdoor common amenity areas Amenity Area (Common) means any portion of a development intended for active or passive recreation that is designed for the common usage of the owners and residents within a development. These areas may include one or more of the following: plazas, courtyards, recreation areas, swimming pools, tennis courts, bike storage rooms, common gathering rooms, gardens, private parks, and open spaces, including elements such as street furnishings, hard-surfacing, plantings, and architectural features that create a strong sense of communal gathering space., in addition to the minimum required common and private amenity areas Amenity Area (Private) means a balcony, patio, deck, or other similar structure which is attached to and has a private entrance from the interior of a dwelling unit., when:
            1. Provided at a ratio of 1.50 m² 16.15 sq. ft. per dwelling unit;
            2. Grouped into areas of not less than 30.00 m² 322.91 sq. ft.; and
            3. Not located in any required setback Setback means the distance from the foundation wall of a building to the property line at right angles or radially to it. Where there is no foundation wall, the distance shall be measured from the exterior wall at grade, not including cantilevered wall sections or architectural projections..
8. Site Design Standards
   1. For any development that contains a building in excess of 20.00 m 65.62 ft. in height, densities greater than 140 dwelling units per net hectare, or sites greater than 1.50 ha 3.71 acres, the Development Authority may impose any of the following requirements:
      1. Non-residential land uses located on the lower level(s);
      2. A distinct building base or podium with a 3.00 m 9.84 ft. minimum step-back provided for upper floors, measured from the building face of the lower storeys Storey means the space between the top of any floor above finished grade, and the top of the next floor above it and, if there is no floor above it, the part between the top of the floor and the ceiling above it. The bottom storey of a building located at street level is commonly referred to as the ground storey. For the purposes of calculating a storey, walkout basements are not included., with consideration for the transitions between adjacent building designs and heights;
      3. Orientation of the building to face the public roadway Public Roadway means a road as defined in section 616 of the MGA and does not include a private roadway or highway. with a reduced front yard setback Setback means the distance from the foundation wall of a building to the property line at right angles or radially to it. Where there is no foundation wall, the distance shall be measured from the exterior wall at grade, not including cantilevered wall sections or architectural projections. to create a continuous ground-level street front;
      4. Highly visible direct entrances to ground-floor commercial uses to help promote pedestrian-oriented development Pedestrian-Oriented Development means a development designed, scaled, and located to provide priority to pedestrians and non-motorized modes of travel. and commercial activity adjacent to the public roadway Public Roadway means a road as defined in section 616 of the MGA and does not include a private roadway or highway. and sidewalk;
      5. Accessible transit shelters, together with convenient, barrier-free Barrier-Free means to allow proper and safe access and use of buildings, facilities, and open areas, with a proper and safe outcome for accessibility. pedestrian connections between transit zones and the development; or
      6. An outdoor common amenity area Amenity Area (Common) means any portion of a development intended for active or passive recreation that is designed for the common usage of the owners and residents within a development. These areas may include one or more of the following: plazas, courtyards, recreation areas, swimming pools, tennis courts, bike storage rooms, common gathering rooms, gardens, private parks, and open spaces, including elements such as street furnishings, hard-surfacing, plantings, and architectural features that create a strong sense of communal gathering space. of not less than 90.00 m² 968.75 sq. ft. for building residents.
9. Building Height
   1. The maximum building Building includes anything constructed or placed on, in, over, or under land, but does not include a highway or bridge that forms part of a highway.  height of a principal building is 25.00 m 82.02 ft..
      1. Notwithstanding section (a), at the discretion of the Development Authority, the maximum building height may be increased up to 35.00 m 114.83 ft. subject to the provisions of this District. Application of this additional height bonus shall not be considered a variance Variance means a deviation or waiver of a development regulation. A site density bonus or height bonus is not a variance..
         1. Notwithstanding sections (a) and (i), the maximum building heights shown on Figure 11-3 for this Bylaw shall apply to the property legally described as Lot 1, Block 1B, Descriptive Plan 142 3673, including any future revisions to this legal land description, based on a subdivision or condominium plan.
10. Building Frontage Building Frontage means a wall or façade on the exterior of a building which faces a public roadway, other than a lane.
    1. For a ground-floor non-residential use, the ground-floor frontage shall be divided into horizontal units to a maximum width of 15.00 m 49.21 ft..
       1. Notwithstanding section (a), the Development Authority Development Authority has the same meaning as set out in the MGA. may permit a ground-floor unit frontage greater than 15.00 m 49.21 ft. if the façade Façade means the exterior, outward face of the building. is:
          1. Designed to maintain the continuity of the streetscape Streetscape means the area that lies between the street curb and the building frontage of the adjacent buildings, the role of which is to define the pedestrian corridor and the distinguishing character of a particular street, including landscaping, trees, lawns, sidewalks and other surfacing, lighting, street furniture, and signage.; and
          2. Creates the appearance of a series of smaller units.
11. Building Setbacks
    1. Front yard setback Setback means the distance from the foundation wall of a building to the property line at right angles or radially to it. Where there is no foundation wall, the distance shall be measured from the exterior wall at grade, not including cantilevered wall sections or architectural projections.
       1. The minimum front yard building setback is 6.00 m 19.65 ft.
    2. Side yard setback
       1. The minimum side yard building setback is 5.00 m 16.40 ft., unless otherwise determined by the Development Authority, taking into account adjacent uses and on-site constraints.
    3. Rear yard setback
       1. The minimum rear yard building setback is 7.50 m 24.60 ft..
    4. Notwithstanding sections (a) through (c), for developments subject to the site density Site Density means the number of dwelling units per hectare of site area. bonus of this District, the Development Authority may determine the minimum building setbacks Setback means the distance from the foundation wall of a building to the property line at right angles or radially to it. Where there is no foundation wall, the distance shall be measured from the exterior wall at grade, not including cantilevered wall sections or architectural projections., taking into account adjacent uses.
    5. Other
       1. The minimum building setback for an accessory Accessory means subordinate, incidental to, and exclusively devoted to a principal use or principal building. building is 3.00 m 9.84 ft..
12. Location of Buildings
    1. For the minimum separation distances for apartment buildings, refer to section 3.55 ‘Dwelling (Apartment) and Dwelling Unit Above a Non-Residential Use.’
13. Design, Character, and Appearance
    1. In addition to the requirements in sections 3.12 ‘Design, Character, and Appearance of a Building’ and 3.52 ‘Design, Character, and Appearance of Residential Buildings,’ all buildings in this district must be finished as follows to the satisfaction of the Development Authority Development Authority has the same meaning as set out in the MGA.:
       1. Building exteriors shall be stamped concrete, cementitious boards or panels, exposed aggregate, stucco, vinyl siding, fibre cement siding, wood siding, glass, brick, brick veneer, natural stone, wood timber, or metal accents.
          1. Notwithstanding section (i), alternative building materials may be considered if, in the opinion of the Development Authority, the proposed materials meet the overall character of the District.