Contextual Dwellings

​​Par​cel requirements

Contextual dwellings are only allowed within certain land use districts within the developed area. To determine if your property is eligible, enter your address in the property information tool and your land use district will be displayed. However, the district is not the only qualifying aspect for a contextual dwelling.

Parcel size

Minimum parcel size for contextual single detached dwellings:

Minimum parcel size for contextual semi-detached dwellings:

​​Land Use Bylaw 1P2007 section references:

13(50) Developed Area
13(84) low density residential district
13(99) parcel
13(94) multi residential district
170.2 Contextual Semi-detached Dwelling
171 Contextual Single Detached Dwelling
13(101) parcel depth
13(102) parcel width

Parcel slope

Most properties that slope significantly are not eligible for the contextual option. If the difference between the average of the geodetic points of the two front and two rear corners of the property is greater than 2.4 m, then the property is not eligible. If your property is not eligible, a discretionary application can still be made.

Slope calculations

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​​ There are specific district rules that apply to all dwellings regarding setbacks, parcel coverage and height. The general rules for low density residential districts and other rules relating to projections, floodway, parking, etc. continue to apply to all dwellings.

Land Use Bylaw 1P2007 section references:

Part 5 Division 1 General Rules for Low Density Residential Land Use Districts
Part 3 Division 3 Floodway, Flood Fringe and Overland Flow

Adjacent buildings

Adjacent buildings are used to establish the area where the contextual dwelling can be built and its allowable maximum height.

Determining adjacent buildings

The closest two building(s) located on a parcel on the same side of the block as the subject parcel, but not separated by a street. Accessory residential buildings on the adjacent parcels, such as a detached garage or shed are not considered to be adjacent buildings.

​Where a block is curved, properties are irregular shaped or there are less than two adjacent properties, determining the correct adjacent buildings can be difficult. Please contact our Planning Services Centre for assistance at 403-268-5311.

Land Use Bylaw 1P2007 section references:

13(36) contextual adjacent buildings

Location on the parcel

Front setback area

The required front setback area is based on the average of the front setbacks of the adjacent buildings. A 1.5 m allowance is subtracted to determine the minimum front setback for the proposed house. However, the setback cannot be less than 3.0 m (6.0 m in R-C1L).

On corner properties, no matter which street the house faces or is addressed, the front property line is always the shortest of the two property lines facing a public street. When those two property lines are equal, the municipal address determines which is the front property line.

Side setback area

​Side setb​ack area

In R-CG, for contextual semi-detached dwellings, the side setback is 1.2 m. However, the building setback may be reduced up to zero metres when the side façade is no further than 0.1 m from the property line, excluding the front and rear 0.6 m which may be 1.2 m or further from the property line. The wall at the shared property line can have no overhanging eaves, must be constructed of maintenance-free materials and all water must be drained onto the property where the building is located.

For a corner property or zero lot line property, other side setback area rules may apply.

Rear setback area

The rear setback is 7.5 m for all districts where contextual dwellings are allowed.

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Setbacks

​If your property is irregular shaped and you require help determining setbacks, please contact our Planning Services Centre at 403-268-5311

Land Use Bylaw 1P2007 section references:

13(39) contextual front setback
13(66) front property line
13(116) rear property line
13(125) side property line
378, 396, 415, 435, 537 Front Setback for R-C1L & R-C1Ls, R-C1 & R-C1s, R-C1N, R-C2 and R-CG respectively
379, 397, 416, 436, 539 Side Setback for R-C1L & R-C1Ls, R-C1 & R-C1s, R-C1N, R-C2 and R-CG respectively
380, 398, 417, 437, 540 Rear Setback for R-C1L & R-C1Ls, R-C1 & R-C1s, R-C1N, R-C2 and R-CG respectively

Parcel coverage

Parcel coverage is the total area of buildings located on the property. Eaves and projections less than 1.0 m in depth and greater than or equal to 2.4 m above grade are not included in the calculation.

Maximum parcel coverage by district

R-C1, R-C1s and R-C2: 45% 

R-C1L and R-C1Ls: 40% 

R-C1N: 45% or 50%, if the parcel has an area less than 300m² and a width less than 10 m.

Parcel coverage

Land Use Bylaw 1P2007 section references:

13(20) building
13(22) building coverage
13(100) parcel coverage
375, 393, 412, 432, 534 Parcel Coverage for R-C1L & R-C1Ls, R-C1 & R-C1s, R-C1N, R-C2 and R-CG respectively

Height

Calculating the maxim​um height

To determine the maximum building height allowed, calculate an average of the highest point of the roof peaks of the adjacent buildings, then subtract the subject property’s highest geodetic point at the corner and add 1.5 m. No matter what the calculation result, a minimum 8.6 m height is guaranteed and 10.0 m is the absolute maximum.

Height Calculation

​Checking the maximu​​m height

Once the maximum allowable height has been determined, the height rule is checked using a horizontal plane, based from the highest average of the corner geodetic points on the subject property (either front or rear) with an additional 1.0 m added for grading. See the lot slope section for averaging of the corner geodetic points.

Height plane

Additional cham​f​​er rule

Properties with a moderate slope of 1.0 m or more between the front and back have a modified height plane with the addition of a chamfer.

When the slope between the front and back is less than 1.0 m, the additional chamfer rule is not applicable.

Chamfer

​Corner parcel buil​​ding height

For rules regarding building height on a corner parcel, refer to section 361 of the Land Use Bylaw.

Land Use Bylaw 1P2007 section references:

13(11) average contextual high point
13(26) building reference point
13(40) contextual height
14 calculation methods
<381, 399, 418, 438, 538 Building Height for R-C1L & R-C1Ls, R-C1 & R-C1s, R-C1N, R-C2 and R-CG respectively
360 Building Height Plane
360(2) Building Height Plane
361 Building Height on a Corner Parcel

R-CG for semi-detached dwellings:

• 45% for a parcel with a density less than 40 units per hectare,
  
• 50% for a parcel with a density of between 40 and 49 units per hectare or greater; or
  
• 55% for a parcel with a density of 50 units per hectare or greater.

​Side setb​ack area

In R-CG, for contextual semi-detached dwellings, the side setback is 1.2 m. However, the building setback may be reduced up to zero metres when the side façade is no further than 0.1 m from the property line, excluding the front and rear 0.6 m which may be 1.2 m or further from the property line. The wall at the shared property line can have no overhanging eaves, must be constructed of maintenance-free materials and all water must be drained onto the property where the building is located.

For a corner property or zero lot line property, other side setback area rules may apply.

There are specific rules that apply to contextual single detached and semi-detached dwellings. These regulations allow for a full range of architectural styles and building forms, from traditional to contemporary. However, additional rules for building articulation, upper storeys, windows, balconies, entryways and landscaping apply.

Building articulation and staggering

Articulation

The front façade of a contextual dwelling (single or semi-detached) must have an area projecting or recessed that is less than or equal to 50 per cent of the front façade per unit. This portion can be recessed or projecting from the remainder of the front façade with a minimum dimension of 2.0 m in width, 0.6 m in depth, 2.4 m in height OR a porch that projects with a minimum dimension of 2.0 m in width and 1.2 m in depth.

Articulation

Staggering

In addition to the articulation described above, semi-detached dwellings must also have a minimum 0.6 m staggering between the units at the front and back of the building.

Staggering

Land Use Bylaw 1P2007 section references:

13(108) porch

347(1)(a), 347.1(1)(b) Building Articulation for Contextual Single Detached & Contextual Semi-detached Dwellings respectively

347.1(1)(a) Unit Staggering for Contextual Semi-detached Dwelling

Upper storey

For contextual single detached dwellings on lots wider than 10 m , the size of the upper floor cannot be larger than the footprint of the main floor, to reduce scale and massing.

Upper storey restriction

Land Use Bylaw 1P2007 section references:

13(22) building coverage
13(102) parcel width
13(133) storey
347(5) Upper Storey restriction for Contextual Single Detached Dwellings

Height restriction

All contextual dwellings have an additional height rule for buildings with a low sloped or flat roof slope, limiting the maximum height plane by an additional 1.5 m. Within 1.5 m of the maximum height plane, the roof slope must be a minimum 4/12 slope or the maximum height plane is reduced by 1.5 m.

This is measured down from the maximum height plane established (see section "checking the maximum height").

Contextual height restriction

Flat roof restriction

Building depth

Land Use Bylaw 1P2007 section references:

13(23) building depth
13 (37) contextual building depth average
13 (101) parcel depth
347 (3), (4), 347.1 (3) Building Depth for Contextual Single Detached & Contextual Semi-Detached Dwellings respectively

Attached garages

Attached garages accessed from a lane are not allowed.

If an attached garage is proposed, the maximum parcel coverage is reduced by 21 m² per each required vehicle parking stall. The reduction is calculated using the maximum parcel coverage allowed.

Example

A contextual single detached dwelling in R-C2 on 15.24 m x 36.58 m parcel

1. Maximum parcel coverage allowed: 45% x parcel area (557.48 m²) = 250.87 m²
2. Subtract 21 m² per required vehicle stall: one stall required = 229.87 m² maximum building coverage allowed

Attached garages

Land Use Bylaw 1P2007 section references:

13(78) lane
13(100) parcel coverage
347(1)(b), 347.1(1)(d) Attached garage restriction for Contextual Single Detached & Contextual Semi-detached Dwellings respectively
347(6), 347.1(4) Building Coverage reduction for Contextual Single Detached & Contextual Semi-detached Dwellings respectively

Balconies

Balconies are allowed; however, regulations are in place to address privacy.

• Balconies are restricted to a maximum height of 6 m, measured vertically from grade to the surface of the balcony. 
• Rear yard facing balconies are allowed, but must be screened on the sides. 
• Balconies are allowed on the front of a house, but can only wrap around the interior side of a property to a maximum of 4.5 m.

Balconies size and screening

Balcony height

Land Use Bylaw 1P2007 section references:

13(13) balcony
13(69) grade
13(109) privacy wall<
347(2), 347.1(2) Balcony restrictions for Single Detached & Contextual Semi-detached Dwellings respectively

Windows

Upper level windows on the subject dwelling located beyond the rear wall of the dwelling(s) on adjoining properties have limitations, designed to increase privacy and reduce overlooking of neighbouring properties.

Windows located beyond the rear façade of a main residential building on an adjoining parcel must:

• be located below the second storey, or 
• be located on the rear façade, or 
• have glass which is entirely obscured, or 
• have a minimum distance of 1.5 m between the finished floor and the bottom of the window sill

Window restrictions

Land Use Bylaw 1P2007 section references:

13(89) main residential building
13(133) storey
347(1)(c), 347.1(1)(e) Window restrictions for Single Detached & Contextual Semi-detached Dwellings respectively

Entrances

When a contextual semi-detached dwelling is on a corner property, there must be a door on the side elevation visible from the street side. When not located a corner, there must not be an exterior entrance located on any side façade.

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