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Chapter 15 Residential Apartment
15.10 Residential Apartment Zone (RA)
| (1) | Application of This Section |
| The regulations in Section 15.10 apply to all lands, uses, buildings and structures in the RA zone.
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| (1) | Use - RA Zone |
| The following uses are permitted in the RA zone:
Ambulance Depot
Dwelling Unit in a permitted residential building type in Clause 15.10.20.40.
Fire Hall
Municipal Shelter
Park
Police Station [ By-law: 545-2019 ]
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| (1) | Use with Conditions - RA Zone |
| The following uses are permitted in the RA zone if they comply with the specific conditions associated with the reference number(s) for each use in Clause 15.10.20.100:
Cogeneration Energy (1)
Community Centre (2)
Crisis Care Shelter (3)
Day Nursery (4)
Group Home (5)
Home Occupation (6)
Library (2)
Nursing Home (7)
Place of Worship (8)
Private Home Daycare (9)
Public Utility (10, 11)
Renewable Energy (1)
Residential Care Home (5)
Respite Care Facility (12)
Retail Store (13)
Retirement Home (7)
Rooming House (14)
Secondary Suite (15)
Seniors Community House (16)
Short-term Rental (18) [By-law 1453-2017]
Transportation Use (17)
[ By-law: 545-2019 ]
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| (1) | Permitted Residential Building Types - RA Zone |
| In the RA zone, a dwelling unit is permitted in the following residential building types:
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| (1) | Cogeneration Energy Production or Renewable Energy Production |
| In the RA zone, cogeneration energy production or renewable energy production must be in combination with another permitted use on the lot, and comply with all Municipal, Provincial and Federal by-laws, statutes and regulations.
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| (2) | Community Centre or Library |
| In the RA zone, a community centre or a library must be on a lot that abuts a major street on the Policy Areas Overlay Map.
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| (3) | Crisis Care Shelter |
| In the RA zone, a crisis care shelter must comply with the specific use regulations in Section 150.20. [ By-law: 545-2019 ]
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| (4) | Day Nursery |
| A day nursery in the RA zone must comply with the specific use regulations in Section 150.45.
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| (5) | Group Home or Residential Care Home |
| In the RA zone, a group home or a residential care home must comply with the specific use regulations in Section 150.15.
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| (6) | Home Occupation |
| A home occupation in the RA zone must comply with the specific use regulations in Section 150.5.
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| (7) | Nursing Home or Retirement Home |
| In the RA zone, a nursing home, retirement home or a combination of these two uses, must be on a lot that has a front lot line or side lot line abutting:
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| (A) | a major street on the Policy Areas Overlay Map; or
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| (B) | a street which intersects a major street on the Policy Areas Overlay Map, and the lot is located, in whole or in part, within 80 metres of that intersection.
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| (8) | Place of Worship |
| In the RA zone:
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| (A) | a place of worship may be on a lot with an apartment building, if the lot has 100 or more dwelling units in one or more apartment buildings, and the place of worship:
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| (i) | is inside an apartment building;
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| (ii) | is not above the first storey of the apartment building;
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| (iii) | does not exceed 30.0 square metres in interior floor area for the first 100 dwelling units in the apartment building, which may be increased by 10.0 square metres for each additional 50 dwelling units in excess of 100, to a maximum of 110.0 square metres; and
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| (iv) | access to the place of worship must be from within the apartment building, unless it is on a lot with a front lot line or side lot line abutting a major street on the Policy Areas Overlay Map;
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| (B) | if a place of worship is not on a lot with an apartment building, it must:
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| (i) | comply with the specific use regulations in Section 150.50;
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| (ii) | be on a lot with:
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| (a) | a front lot line or side lot line abutting a major street on the Policy Areas Overlay Map; and
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| (b) | a lot area of at least 2,000 square metres; and
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| (iii) | be in a building with no more than 3,000 square metres of gross floor area; and
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| (C) | a lawfully existing place of worship is exempt from the requirements of regulation 15.10.20.100(8)(B) (ii) and (iii).
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| (9) | Private Home Daycare |
| A children's play area for a private home daycare in the RA zone:
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| (A) | must be fenced; and
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| (B) | may be no closer to a lot line abutting a street than 6.0 metres.
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| (10) | Public Utility |
| In the RA zone, a public utility may not be:
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| (A) | a sewage treatment plant;
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| (B) | a water filtration plant; or
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| (C) | an above-ground water reservoir.
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| (11) | Public Utility |
| In the RA zone, a public utility must be enclosed by walls and comply with the permitted maximum lot coverage, required minimum building setbacks and permitted maximum building height for the RA zone if it is:
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| (A) | a hydro electrical transformer station; or [ By-law: OMB PL130592 February 7, 2017 ]
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| (B) | a natural gas regulator station.
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| (12) | Respite Care Facility |
| In the RA zone, a respite care facility must be combined with a nursing home or retirement home.
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| (13) | Retail Stores in Apartment Buildings |
| In the RA zone, a retail store may be on a lot with 100 or more dwelling units in one or more apartment buildings, subject to the following:
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| (A) | there may be only one retail store in an apartment building;
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| (B) | it must be located inside the apartment building;
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| (C) | it may not be above the first storey of the apartment building;
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| (D) | access to the retail store must be from within the apartment building, unless it is on a lot with a front lot line or a side lot line abutting a major street on the Policy Areas Overlay Map;
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| (E) | there may be no outside display of goods; and
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| (F) | the interior floor area of the retail store may not exceed 30.0 square metres for the first 100 dwelling units in the apartment building, which may be increased by 10.0 square metres for each additional 50 dwelling units in excess of 100, to a maximum of 110.0 square metres.
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| (14) | Rooming House |
| A rooming house in the RA zone must comply with the specific use regulations in Section 150.25.
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| (15) | Secondary Suite |
| A secondary suite in the RA zone must comply with the specific use regulations in Section 150.10.
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| (16) | Seniors Community House |
| A seniors community house in the RA zone must comply with the specific use regulations in Section 150.30.
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| (17) | Transportation Use |
| A building or structure on a lot in the RA zone and used as a transportation use must comply with all requirements for a building on that lot.
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| (18) | Short-term Rental |
| A short-term rental in the RA zone must comply with the specific use regulations in Section 150.13. [ By-law: 1453-2017 ]
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| (1) | Minimum Lot Area |
| In the RA zone:
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| (A) | if a zone label includes the letter "a", on the Zoning By-law Map, the numerical value following the letter "a" is the required minimum lot area, in square metres; and
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| (B) | if the zone label on the Zoning By-law Map does not include an "a" value on the Zoning By-law Map, the required minimum lot area, in square metres, is the required minimum lot frontage multiplied by 30 metres.
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| (2) | Minimum Lot Area for Each Dwelling Unit in an Apartment Building |
| If a zone label applying to a lot in the RA zone includes the letters "au", on the Zoning By-law Map, the numerical value following the letters "au" is the required minimum lot area, in square metres, for each dwelling unit in an apartment building.
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| (1) | Minimum Lot Frontage |
| In the RA zone:
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| (A) | if a zone label includes the letter "f", on the Zoning By-law Map, the numerical value following the letter "f" is the required minimum lot frontage, in metres; and
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| (B) | if the zone label on the Zoning By-law Map does not include an "f" value on the Zoning By-law Map, the required minimum lot frontage is 24.0 metres.
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| (1) | Maximum Lot Coverage |
| In the RA zone:
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| (A) | if a lot is in an area with a numerical value on the Lot Coverage Overlay Map, that numerical value is the permitted maximum lot coverage, as a percentage of the lot area; and
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| (B) | if a lot is not in an area with a numerical value on the Lot Coverage Overlay Map, no lot coverage applies.
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| (1) | Application of this Article |
| The regulations in Article 15.10.40 apply to buildings or structures in the RA zone, other than ancillary buildings or structures which are subject to Article 15.5.60.
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| (2) | Number of Dwelling Units on a Lot |
| If a zone label applying to a lot in the RA zone includes the letter "u", on the Zoning By-law Map, the numerical value following the letter "u" is the permitted maximum number of dwelling units on the lot.
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| (1) | Maximum Height |
| The permitted maximum height for a building or structure on a lot in the RA zone is:
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| (A) | the numerical value, in metres, following the letters "HT" on the Height Overlay Map; or
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| (B) | 24.0 metres, if the lot is in an area with no numerical value following the letters "HT" on the Height Overlay Map.
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| (2) | Maximum Number of Storeys |
| The permitted maximum number of storeys in a building on a lot in the RA zone is:
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| (A) | the numerical value following the letters "ST" on the Height Overlay Map; and
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| (B) | if the lot is in an area with no numerical value following the letters "ST" on the Height Overlay Map, the permitted maximum number of storeys is not limited by this regulation.
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| (1) | Floor Space Index |
| In the RA zone, the permitted maximum floor space index is:
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| (A) | the numerical value following the letter "d" in the zone label on the Zoning By-law Map; and
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| (B) | if the zone label on the Zoning By-law Map does not include a "d" value on the Zoning By-law Map, the floor space index is not limited by this regulation.
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| (1) | Amenity Space for an Apartment Building |
| In the RA zone, an apartment building with 20 or more dwelling units must provide amenity space at a minimum rate of 4.0 square metres for each dwelling unit, of which:
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| (A) | at least 2.0 square metres for each dwelling unit is indoor amenity space located at or above established grade; [ By-law: 1353-2015 ]
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| (B) | at least 40.0 square metres is outdoor amenity space in a location adjoining or directly accessible to the indoor amenity space; and
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| (C) | no more than 25% of the outdoor component may be a green roof.
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| (1) | Minimum Front Yard Setback |
| The required minimum front yard setback in the RA zone is 6.0 metres.
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| (2) | Minimum Rear Yard Setback |
| The required minimum rear yard setback in the RA zone is 7.5 metres.
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| (3) | Minimum Side Yard Setback |
| The required minimum side yard setback in the RA zone is 7.5 metres.
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| (4) | Rear Yard Setbacks and Side Yard Setbacks in Relation to the Height of an Apartment Building |
| Despite regulation 15.10.40.70(2) and (3), for any portion of an apartment building in the RA zone with a height greater than 11.0 metres, the required minimum rear yard setback and required minimum side yard setbacks for each portion of the building above 11.0 metres in height must be increased by 1.0 metre for each additional 2.0 metres, or part thereof, above 11.0 metres in height.
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| (1) | Distance Between Main Walls of the Same Residential Building |
| In the RA zone, if a residential building has main walls where a line projected outward at a right angle from one of the main walls intercepts another main wall of the same building, the required minimum above-ground separation distance between those main walls is:
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| (A) | for any portion of the building with a height equal to or less than 11.0 metres:
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| (i) | 5.5 metres if there are no openings to dwelling units in one or more of those main walls; and
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| (ii) | 11.0 metres if each main wall has an opening to a dwelling unit; and
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| (B) | for any portion of the building with a height greater than 11.0 metres, a distance equal to the average height of those main walls.
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| (2) | Distance Between Residential Buildings on the Same Lot |
| In the RA zone, if two or more residential buildings are located on the same lot, the required minimum above-ground separation distance between the main walls of the respective buildings is:
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| (A) | for any portion of the buildings with a height equal to or less than 11.0 metres:
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| (i) | 5.5 metres if there are no openings to dwelling units in the main wall of one or more of the buildings; and
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| (ii) | 11.0 metres if each main wall has an opening to a dwelling unit; and
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| (B) | for any portion of the buildings with a height greater than 11.0 metres, a distance equal to the average height of those buildings.
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| (3) | Apartment Building Separation from RD and RS Zones |
| An apartment building in the RA zone must be at least 15.0 metres from a lot in an RD or RS zone.
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