Edmonton Zoning Bylaw 12800

910.11 (UW) - URBAN WAREHOUSE ZONE

1.          General Purpose

The purpose of this zone is to develop a unique mixed-use business commercial, educational and residential neighbourhood, accommodating a diversity of Uses, including residential, commercial, institutional, light manufacturing and assembly in a safe, walkable, human-scaled built environment that builds on the existing land use pattern and respects the architectural characteristics and functions of the area.

2.            Permitted Uses

Bylaw 16224

September 10, 2012

  1. Apartment Hotels

  2. Bars and Neighbourhood Pubs, for less than 100 occupants and 120 m2 of Public Space

Bylaw 15953

November 13, 2012

  1. Business Support Services

Charter Bylaw 18387

June 12, 2018

  1. Cannabis Retail Sales

  1. Child Care Services

  2. Commercial Schools

  3. Community Recreation Services

  4. Convenience Retail Stores

Bylaw 16224

September 10, 2012

  1. Creation and Production Establishments

  1. General Retail Stores

  2. Government Services

  3. Hotels

  4. Household Repair Services

  5. Indoor Participant Recreation Services

  6. Limited Contractor Services

Charter Bylaw 18882

June 17, 2019

  1. Liquor Stores

  1. Live Work Units

Bylaw 15953

November 13, 2012

  1. Lodging Houses

  1. Major Amusement Establishments and Minor Amusement Establishments

  1. Major Home Based Business and Minor Home Based Business

Charter Bylaw 18613

November 26, 2018

  1. Market

Bylaw 16224

September 10, 2012

  1. Media Studios

Charter Bylaw 18967

August 26, 2019

  1. Multi-unit Housing

  1. Natural Science Exhibits

  1. Personal Service Shops

  2. Professional, Financial and Office Support Services

aa.      Public Education Services and Private Education Services

bb.      Public Libraries and Cultural Exhibits

cc.      Religious Assembly

dd.      Residential Sales Centre

ee.      Restaurants, for less than 100 occupants and 120 m2 of Public Space

ff.       Row Housing

Charter Bylaw 18613

November 26, 2018

gg.       Special Event

hh.       Specialty Food Services, for less than 100 occupants and 120 m2 of Public Space

Bylaw 17403

October 19, 2015

Effective date: February 1, 2016

ii.         Urban Gardens

jj.        Veterinary Services

kk.          Fascia On-premises Signs 

ll.       Projecting On-premises Signs

mm.        Temporary On-premises Signs, not including portable signs  

3.          Discretionary Uses

  1. Auctioneering Establishments

  2. Automotive and Equipment Repair Shops 

Bylaw 16733

July 6, 2015

  1. Automotive and Minor Recreation Vehicle Sales/Rentals, within an enclosed building.

  2. Bars and Neighbourhood Pubs, for more than 100 occupants and 120 m2 of Public Space

Bylaw 18171

September 11, 2017

  1. Breweries, Wineries and Distilleries

  2. Carnivals

  3. Convenience Retail Stores

  4. Funeral, Cremation and Interment Services

  5. Equipment Rentals

  6. Exhibition and Convention Facilities

  7. Fleet Services

Bylaw 17403

October 19, 2015

Effective date: February 1, 2016

  1. Greenhouses, Plant Nurseries and Garden Centres

  2. Health Services

  3. Minor Impact Utility Services

  4. Minor Service Stations

  5. Mobile Catering Food Services

  6. Motels

  7. Nightclubs, but not to exceed 200 occupants and 240 m2 of Public Space if the Site is adjacent to or across a Lane from a Residential zoned Site

  8. Non-accessory Parking

  9. Outdoor Amusement Establishments

  10. Outdoor Participant Recreation Services

Bylaw 16224

September 10, 2012

  1. Pawn Stores

  2. Private Clubs

  3. Protective and Emergency Services

  4. Rapid Drive-through Vehicle Services

  5. Recycled Materials Drop-off Centres 

  6. Recycling Depots 

bb.       Restaurants, for more than 100 occupants and 120 m2 of Public Space

Bylaw 16224

September 10, 2012

cc.     Secondhand Stores

dd.     Specialty Food Services, for more than 100 occupants and 120 m2 of Public Space

ee.     Spectator Entertainment Establishments 

ff.      Spectator Sports Establishments

gg.     Temporary Shelter Services

hh.     Warehouse Sales

Bylaw 17901

March 6, 2017

ii.       Urban Indoor Farms

 

Bylaw 17901

March 6, 2017

jj.        Urban Outdoor Farms

kk.      Fascia Off-premises Signs

ll.        Freestanding On-premises Signs

Bylaw 15892

October 11, 2011

mm.     Major Digital Signs

Bylaw 15892

October 11, 2011

nn.      Minor Digital Off-premises Signs

Bylaw 15892

October 11, 2011

oo.      Minor Digital On-premises Signs

Bylaw 15892

October 11, 2011

pp.      Minor Digital On-premises Off-premises Signs

qq.      Roof Off-premises Signs 

rr.       Roof On-premises Signs

4.           Development Regulations

The following regulations shall apply to all Permitted and Discretionary Uses.

  1. Floor Area Ratio:

  1. The maximum Floor Area Ratio shall be 6.0 except that, for sites with an area over 3,716 m2 an additional Floor Area Ratio of 1.0 may be allowed where the Development Officer is satisfied that new developments are compatible within the urban context of the area and that adverse environmental impacts, such as sun shadow and wind are minimized.  In such cases, the application shall be processed as a Class B application.

  2. Residential Density:

  1. The maximum Density shall be 500 Dwellings/ha.

  1. Maximum Height:

Bylaw 17062

July 9, 2015

  1. The maximum Height shall not exceed 50m except that, for sites with an area over 3,716 m2 an additional Height of 10 m may be allowed where the Development Officer is satisfied that new developments are compatible within the urban context of the area and that adverse environmental impacts, such as sun shadow and wind are minimized.  In such cases, the application shall be processed as a Class B application.

  1. Building Setbacks:

  1. Buildings shall have a front Setback 1.5 to 3.0 m, except that buildings shall be setback 1.5 to 4.0 m along 109 Street and 3.0 to 4.5m along 108 Street;

  2. Buildings shall have a front Setback of 5.0 m on the south side of 104 Avenue, excluding 105 Street to 104 Street; and

  3. Notwithstanding the above, the Development Officer shall have regard for the existing block face Setback and consideration of the Urban Design Framework for Downtown Streets within the Capital City Downtown Plan, Bylaw 15200 in determination of the Setback.

Bylaw 18303

February 26, 2018

  1. Amenity Area

  1. Notwithstanding subsection 46(2), Amenity Area shall be provided in accordance with the following:

  1. Residential Uses or residential conversions containing 3 or more dwelling units shall provide a minimum Amenity Area(s) of 3% of Gross Floor Area of Residential Uses, to a maximum total area of 6% to the satisfaction of the Development Officer, but in no case shall be less than 6 m2 per unit.  Amenity Areas may include, but are not limited to, meeting rooms, fitness facilities, balconies and outdoor spaces.

  2. A minimum of 3% of Non-residential Floor Area shall be required to provide amenity area which may include courtyards, interior landscaped open space, arcades, plazas, atriums, gardens and seating areas;

  3. Notwithstanding the above, non-residential buildings on sites less than 1,394m² shall not be required to provide the 3% Amenity Area.”;

  1. Landscaping

Bylaw 15735

June 20, 2011

  1. Landscaping shall be in accordance with Section 55 of the Zoning Bylaw, except that:

Bylaw 16733

July 6, 2015

Charter Bylaw 18381

May 7, 2018

  1. Notwithstanding subsection 55.3, for development consisting of Residential Uses, the number of trees provided shall be one tree for each 25 m2 of any Yard at finished grade; and

  2. For tree requirements, only deciduous species shall be allowed on any Yard abutting a Public Roadway, other than a lane.

  1. Signs shall comply with the regulations found in Schedule 59F.

Bylaw 17403

October 19, 2015

Effective date: February 1, 2016

  1. Urban Indoor Farms shall comply with Section 98 of this Bylaw.

  2. Urban Gardens shall comply with Section 98 of this Bylaw.

5.          Urban Design Regulations

  1. Street Interface

  1. Buildings shall reflect the street status outlined in the Urban Design Framework for Downtown Streets within the Capital City Downtown Plan, Bylaw 15200, to enhance the pedestrian oriented character of the residential and commercial streets.

  2. Buildings shall provide street fronting non-Residential Uses to strengthen 102 and 104 Avenues, 105 and 109 streets as commercial shopping streets area through the following:

  1. The ground Storey shall have a minimum Height of 3.5m;

  2. Architectural treatment of new developments and renovations shall ensure that each Storey has windows on the front façade of the building, and that the placement of type of windows shall allow viewing into the building; and  

Bylaw 16733

July 6, 2015

  1. The geodetic elevation of the top of the floor on the level that is directly above Grade shall not exceed the geodetic elevation of the abutting public sidewalk by more than 0.3 m.

  1. Public Amenity Area

Bylaw 15735

June 20, 2011

  1. Yards, including useable outdoor spaces, shall continue the public sidewalk paving materials, finish, and pattern.  In addition, soft landscaping may be required at the Discretion of the Development Officer.

  1. Street Wall Design

  1. The building façade that comprises a portion of the Street Wall shall range in Height from 12m - 26m.

  2. Developments shall ensure ground floor dwellings that front onto a Public Roadway, other than a lane, are designed and articulated every 7.5m to differentiate individual dwelling units address and provide direct access.

Bylaw 16733

July 6, 2015

Charter Bylaw 18381

May 7, 2018

  1. Residential units at ground level shall provide separate, individual access at ground level and feature identifiable doorways, landscaped terraces, pedestrian lighting, and patios.  To ensure adequate privacy, the applicant shall provide screening to indicate separate individual access to each unit.

  2. The geodetic elevation of the floor that is directly above Grade shall be greater than the geodetic elevation of the abutting public sidewalk by at least 0.75 m.

  1. Entrances and Corners

Bylaw 16733

July 6, 2015

Charter Bylaw 18381

May 7, 2018

  1. Non-residential Uses at ground level shall open to a Public Roadway rather than an internal atrium.

Charter Bylaw 18381

May 7, 2018

  1. In mixed Use buildings, Residential Uses shall have access at ground level that is separate from the commercial premises.

  2. Buildings shall provide courtyards, major entry ways or distinctive architectural features consistent with the historic theme of the building.

  3. Buildings shall be designed and oriented to face all Public Roadways, other than a lane.   

  1. Stepbacks and Tower Spacing

Charter Bylaw 18381

May 7, 2018

Charter Bylaw 18473

July 9, 2018

 

  1. The portion of the building that is above the established Street Wall shall Stepback a minimum of 4.5 m.

  2. The minimum space between Towers shall be 25m.  The Development Officer may vary Tower spacing in consideration of the following:

     

    1. The visual, sun/shadowing, and other microclimatic impacts on adjacent residential development; and

    2. The recommendations, and mitigative measures specified in any required technical studies.

  1. Building Façade, Materials, and Exterior Finishing

    1. Building façades shall incorporate architectural design details or features that reflect the predominant urban warehouse character of the area to the satisfaction of the Development Officer.

    2. Façades shall be designed to provide the following: awnings, canopies, window openings, reveals, offsets, multiple entrances arcades, columns, pilasters, quality materials, colour, other architectural features, interesting design, fenestrations, double Height entrances, parks, plazas and appropriate landscaping or a combination suitable to the architectural style of the building.

    3. All exposed building façades shall be architecturally treated to create a unified, consistent and harmonious building exterior and finishing materials.

    4. Building materials must be sustainable, durable, high quality and appropriate for the development within the context of the urban warehouse campus neighbourhood. The contextual fit, design, proportion, quality, texture and application of various finishing materials shall be to the satisfaction of the Development Officer.

    5. Brick shall be used as the predominant exterior cladding material unless otherwise required by provision 910.11.5(e)(vii).

    6. Building materials on the lower floors of buildings shall improve visual access and permeability of the building(s), and to enhance the pedestrian experience at the street level.

    7. Infill developments shall be sensitive to the historic design character, scale, façade and materials of adjacent buildings within the block face. 

  2. Roof Tops

  1. All mechanical equipment on a roof of any building shall be concealed by screening in a manor compatible with the architectural character of the building, or concealed by incorporating it within the building.

Bylaw 17934

April 10, 2017

  1. The roof design may include a combination of green roofs, Solar Collectors, patios or private or public open spaces.

  1. Public Amenity Spaces

Bylaw 16733

July 6, 2015

Charter Bylaw 18473

July 9, 2018

 

  1. Residential open spaces, parks, plazas furnishings and locations of art, seating areas and other amenities at ground level shall be complementary to the adjacent streetscape and be visually and physically accessible to the public.