PART 6: MULTI-RESIDENTIAL DISTRICTS

Division 10: Multi-Residential – High Density High Rise (M-H3) (M-H3f#h#d#) District

Purpose

657      The Multi-Residential – High Density High Rise District:

(a)        is intended to provide for Multi-Residential Development on selected strategic parcels in the Developed Area  and the Developing Area;

(b)        has Multi-Residential Development that will provide for the highest intensity development of all the multi residential districts, with higher numbers of Dwelling Units and traffic generation;

(c)        provides for Multi-Residential Development in a variety of forms;

(d)        has the tallest Multi-Residential Development with the highest density;

(e)        has Multi-Residential Development where intensity is measured by floor area ratio to provide flexibility in building form and Dwelling Unit size and number;

(f)         is located on strategic parcels, including landmark locations, transit and transportation corridors and nodes and employment concentrations;

(g)        requires that Multi-Residential Development achieves a minimum density;

(h)        provides the opportunity for a range of support commercial multi-residential uses, restricted in size with few restrictions on location within the building;

(i)         provides outdoor space for social interaction; and

(j)         provides landscaping to complement the design of the development and to help screen and buffer elements of the development that may have impacts on residents or nearby parcels.

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Permitted Uses

658      The following uses are permitted uses in the Multi-Residential High Density High Rise District:

(a)        Accessory Residential Building;

(a.1)     Home Based Child Care – Class 1;

(b)        Home Occupation – Class 1;

(c)        Park;

(d)        Protective and Emergency Service;

(d.1)     Secondary Suite;

(e)        Sign – Class A;and

(f)         deleted

(g)        Utilities.

17P2009, 33P2011, 4P2012

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Discretionary Uses

659      (1)              The following uses are discretionary uses in the Multi-Residential – High Density High Rise District:

(a)        Addiction Treatment;

(b)        Assisted Living;

(c)        Child Care Service;

(d)        Community Entrance Feature;

(e)        Convenience Food Store;

(f)         Counselling Service;

(g)        Custodial Care;

(h)        Drinking Establishment – Small;  

(i)         Home Occupation – Class 2;

(j)         Information and Service Provider;

(k)        Live Work Unit;

(l)         Multi-Residential Development;

(m)       Office;

(n)        Outdoor Café;

(o)        Place of Worship – Medium;

(p)        Place of Worship – Small ;  

(q)        Power Generation Facility – Small;

(r)         Print Centre;

(s)        Residential Care;      

(t)         Restaurant: Food Service Only – Small ;

(u)        Restaurant: Licensed – Small;

(u.1)     Restaurant: Neighbourhood;

(v)        Retail and Consumer Service;

(w)       Service Organization;

(x)        Sign – Class B;

(y)        Sign – Class C;

(z)        Sign – Class D;

(aa)      Sign – Class E;

(bb)      Specialty Food Store;

(cc)      Take Out Food Service;

(dd)      Temporary Residential Sales Centre; and

(ee)      Utility Building.

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(2)              The following uses are additional discretionary uses in the Multi Residential – High Density High Rise District if they are located on a parcel in the developed area  that is used or was previously used as Duplex Dwelling, Semi-detached Dwelling or Single Detached Dwelling:

(a)        Backyard Suite;

(a.1)     Duplex Dwelling;

(b)        deleted

(c)        deleted

(d)        deleted

(e)        Semi-detached Dwelling; and

(f)         Single Detached Dwelling.

34P2010, 39P2010, 7P2011, 33P2011, 24P2014, 5P2015

Rules

660      In addition to the rules in this District, all uses in this District must comply with:

(a)        the General Rules for Multi-Residential Land Use Districts referenced in Part 6, Division 1;

(b)        the Rules Governing All Districts referenced in Part 3; and

(c)        the applicable Uses And Use Rules referenced in Part 4.

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Floor Area Ratio

661      (1)              The maximum floor area ratio is 11.0.

(2)              The maximum floor area ratio for all buildings on parcels designated M-H3 District is the number following the letter ”f” when indicated on the Land Use District Maps, which must be greater than 5.0 and less than 11.0.

Density

662      (1)              The minimum density for parcels designated M-H3 District is 300 units per hectare.

(2)              There is no maximum density for parcels designated M-H3 District, unless established as referenced in subsection (3).

(3)              The maximum density for parcels designated M-H3 District followed by the letter ”d” and a number indicated on the Land Use District Maps:

(a)        is the number expressed in units per hectare; and

(b)        the number after the letter ”d” must not be less than the minimum density referenced in subsection (1).

13P2008

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Setback Area

663      The depth of all setback areas must be equal to the minimum building setback required in section 664.

Building Setbacks

664      (1)              Unless otherwise referenced in subsection (2), the minimum building setback from a property line shared with a street  is 6.0 metres.

(2)              The minimum building setback from a property line shared with a street for a street-oriented multi-residential building is zero metres.

(3)              The minimum building setback from a property line shared with a lane is zero metres.

(4)              Unless otherwise referenced in subsection (5), the minimum building setback from a property line shared with another parcel is 6.0 metres.

(5)              Where a parcel shares a property line with another parcel, the minimum building setback is zero metres when the adjoining parcel is designated as a:

(a)        commercial district;

(b)        industrial district;

(c)        special purpose district; or

(d)        M-C2, M-2, M-H1, M-H2, M-H3, M-X2, CC-MH or CC-MHX District.

44P2013

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Landscaping

665      At least 25.0 per cent of the required landscaped area must be provided at grade.

Building Height

666      (1)              Unless otherwise referenced in subsection (2), the maximum building height for parcels designated M-H3 is the number following the letter ”h” indicated on the Land Use District Maps, expressed in metres.

(2)              The maximum building height is 10.0 metres from grade:

(a)        within 4.0 metres of a property line shared with a street  or with a parcel designated as a M-C2, M-2, M-H1, M-H2, M-H3, or M-X2 District;

(b)        within 6.0 metres of a property line shared with a lane; and

(c)        within 1.2 metres of a property line shared with a parcel designated as a commercial, industrial or special purpose district.

51P2008

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Rules for Commercial Multi-Residential Uses

667      (1)              Unless otherwise referenced in subsection (2), commercial multi-residential uses must:

(a)        be contained completely within the building;

(b)        be located on the floor closest to grade of a main residential building; and

(c)        not share a hallway with Dwelling Units.

(2)              A Counselling Service, Information and Service Provider, Office or Service Organization may be located on the second storey of the main residential building provided they:

(a)        are contained completely within the building; and

(b)        do not share a hallway with Dwelling Units.

(3)              The maximum use area for each commercial multi-residential use is 300.0 square metres.

(4)              Parking areas for commercial multi-residential uses must:

(a)        be separated from residential parking areas; and

(b)        be located a minimum distance of 5.0 metres from a parcel designated as a low density residential district in the case of a surface parking area.

7P2011

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