3.24 UW - Urban Warehouse Zone

To allow for 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.

Residential Uses
2.1. Home Based Business #
2.2. Residential, limited to:
 
2.2.1. Lodging Houses
2.2.2. Multi-unit Housing
2.2.3. Row Housing
2.2.4. Supportive Housing
Commercial Uses #
2.3. Bar
2.4. Body Rub Centre
2.5. Cannabis Retail Store
2.6. Custom Manufacturing
2.7. Food and Drink Service
2.8. Health Service
2.9. Hotel
2.10. Indoor Sales and Service
2.11. Liquor Store
2.12. Natural Science Exhibit
2.13. Minor Indoor Entertainment
2.14. Office
2.15. Residential Sales Centre
Community Uses
2.16. Child Care Service
2.17. Community Service
2.18. Library
2.19. School
2.20. Special Event
Sign Uses
2.21. Fascia Sign, limited to On-premises Advertising
2.22. Projecting Sign, limited to On-premises Advertising
2.23. Portable Sign, limited to On-premises Advertising

 

Commercial Uses #
3.1. Vehicle Support Service
3.2. Outdoor Sales and Service
3.3. Outdoor Entertainment
3.4. Recycling Depot
3.5. Spectator Entertainment Establishment
3.6. Spectator Sports Establishment
3.7. Exhibition and Convention Facility
3.8. Nightclub
Industrial Uses #
3.9. Fleet Service
3.10. Crematorium
Community Uses
3.11. Outdoor Recreation Service
Basic Service Uses
3.12. Minor Utility
3.13. Emergency Service
3.14. Transit Facility
3.15. Recycling Drop-off Centre
Agricultural Uses
3.16. Urban Agriculture
Sign Uses
3.17. Fascia Sign, limited to Off-premises Advertising
3.18. Freestanding Sign, limited to On-premises Advertising
3.19. Major Digital Sign
3.20. Minor Digital Sign
3.21. Projecting Sign, limited to Off-premises Advertising

 

Commercial Uses
4.1. Food and Drink Services and Bars
 
4.1.1. The maximum capacity is 100 occupants for each individual establishment.
4.1.2. The maximum Public Space is 120 m2 for each individual establishment.
4.2. Nightclubs
 
4.2.1. The maximum capacity is 200 occupants for each individual establishment on Sites adjacent to or across an Alley from a residential Zone. 
4.2.2. The maximum Public Space is 240 m2 for each individual establishment on Sites adjacent to or across an Alley from a residential Zone.
4.3. Body Rub Centres must comply with Section 6.20.
4.4. Cannabis Retail Stores must comply with Section 6.30.
4.5. Liquor Stores must comply with Section 6.70.
4.6. Vehicle Support Services and Uses with Drive-through Services must comply with Section 6.110.
Residential Uses
4.7. Home Based Businesses must comply with Section 6.60.
Community Uses
4.8. Child Care Services must comply with Section 6.40.
4.9. Special Events must comply with Section 6.100.
Industrial Uses
4.10. Crematoriums must comply with Section 6.50.
Agricultural Uses
4.11. Urban Agriculture
 
4.11.1. With the exception of outdoor display areas of products for sale, Urban Agriculture Uses must be located within or on a building.
4.11.2. The Development Planner may consider a variance to Subsection 4.11.1 based on the recommendations provided in an environmental site assessment in compliance with Section 7.140.
Sign Uses
4.12. Signs must comply with the regulations found in Subsections 3 and 6 of Section 6.90. 
Public Space and Capacity Exceptions
4.13. The Development Planner may consider a variance to the maximum Public Space or capacity of a Use if adequate mitigation measures are used to reduce negative impacts to on-Site or Abutting Uses, including:
 
4.13.1. measures specified in Subsection 2 of Section 5.120; 
4.13.2. modification of Site plans to locate Uses or activities in a location to minimize noise, lighting, odour or other similar Nuisances; or
4.13.3. other similar measures.

 

5.1. Development must comply with Table 5.1:
Table 5.1. Site and Building Regulations
Subsection Regulation Value
Floor Area Ratio
5.1.1. Maximum Floor Area Ratio 6.0
Density
5.1.2. Maximum Residential Density 500 Dwellings/ha
Height
5.1.3. Maximum Height 50.0 m
Ground Floor and Street Wall Height
5.1.4. Minimum Ground Floor Height 3.5 m
5.1.5. Minimum building Street Wall Height 12.0 m
5.1.6.

Maximum building Street Wall Height

 26.0 m
5.2. Despite Subsection 6 of Section 7.100, a Development Planner may grant a variance to the Maximum Floor Area Ratio, up to an additional 1.0, for development on Sites with a total area greater than 3,716 m2 that is compatible with the urban context of the area and where adverse environmental impacts, such as sun shadow and wind are minimized.
5.3. Despite Subsection 6 of Section 7.100, a Development Planner may grant a variance to the Maximum Height, up to an additional 10.0 m, for development on Sites with a total area greater than 3,716 m2 that is compatible with the urban context of the area and where adverse environmental impacts, such as sun shadow and wind are minimized.
5.4. Despite Subsection 5.5, the Development Planner may consider a variance to the Setback regulations in consideration of the existing block face Setback and the Urban Design Framework for Downtown Streets within the Capital City Downtown Plan.
5.5. Setbacks must comply with Table 5.5:
Table 5.5. Setbacks
Subsection Regulation Value
Setback
5.5.1. Minimum Setback 0 m
Front Setbacks
5.5.2. Minimum Front Setback 1.5 m
5.5.3. Maximum Front Setback 3.0 m
Unless one of the following applies:
5.5.4. Minimum Front Setback for buildings along 109 Street NW 1.5 m
5.5.5. Maximum Front Setback for buildings along 109 Street NW 4.0 m
5.5.6. Minimum Front Setback for buildings along 108 Street NW 3.0 m
5.5.7. Maximum Front Setback for buildings along 108 Street NW 4.5 m
5.5.8. Required Front Setback for buildings along the south side of 104 Avenue, excluding 105 Street NW to 104 Street NW 5.0 m
Street Interface Regulations
6.1. Development must reflect the criteria outlined in the Urban Design Framework for Downtown Streets within the Capital City Downtown Plan to enhance the pedestrian oriented character of the area.
6.2. Development that is adjacent to a shopping Street, as identified in the Urban Design Framework for Downtown Streets within the Capital City Downtown Plan, must:
 
6.2.1. provide windows on the front Facade of the building that allow viewing into the building; and  
6.2.2. have a Ground Floor elevation within 0.3 m of ground level.
6.3. Yards abutting a public sidewalk, including useable outdoor spaces, must continue the public sidewalk paving materials, finish, and pattern.
6.4. Ground Floor Dwellings must be designed and articulated every 7.5 m to differentiate individual Dwellings and address and provide direct access to the Street.
6.5. Ground Floor residential developments must provide separate, individual access at ground level and feature:
 
6.5.1. identifiable doorways;
6.5.2. landscaped terraces;
6.5.3. pedestrian lighting;
6.5.4. patios; and
6.5.5. screening to indicate separate individual access to each Dwelling to ensure adequate privacy.
6.6. Residential open spaces, parks, plazas, furnishings and locations of art, seating areas and other amenities at ground level must be complementary to the adjacent streetscape and be visually and physically accessible to the public.
Entrance Regulations
6.7. Non-Residential Uses at ground level must open to a Street.
6.8. In mixed use buildings, Residential Uses must have access at ground level that is separate from the commercial premises.
6.9. Buildings must provide courtyards, major entryways, or distinctive architectural features consistent with the historic theme of the building.
6.10. Buildings must be designed and oriented to face all Streets.   
Tower Regulations
6.11. Buildings greater than 26.0 m in Height must have a Tower and Podium configuration.
6.12. Development must comply with Table 6.12:
Table 6.12. Tower Regulations
Subsection Regulation Value
6.12.1. Minimum Tower Stepback from the Street Wall 4.5 m
6.12.2. Minimum separation between Towers 25.0 m
6.13. The Development Planner may consider a variance to Subsection 6.12.2, taking into consideration factors such as:
 
6.13.1. the orientation and placement of the Tower and associated visual, sun, shadow, and microclimatic impacts on Amenity Areas, Pathways, and Abutting residential or mixed use developments; 
6.13.2. the context of the Site in relation to the location and Height of buildings on Abutting Sites; and
6.13.3. recommendations and mitigation measures specified in any required technical studies or applicable urban design guidelines. 
Facade Regulations
6.14. Building Facades must incorporate architectural design details or features that reflect the predominant urban warehouse character of the area to the satisfaction of the Development Planner.
6.15. Facades must be designed to provide: 
 
6.15.1. 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, appropriate landscaping, or a combination suitable to the architectural style of the building;
6.15.2. consistent, unified, and harmonious exterior finishing materials that are sustainable, durable, high quality and appropriate for the development within the context of the urban area, to the satisfaction of the Development Planner;
6.15.3. brick as the predominant exterior cladding material unless otherwise required by Subsection 6.16; and 
6.15.4. building materials on the lower Storeys of buildings that improve visual access and permeability of the building and enhance the pedestrian experience at the street level.
6.16. Infill developments must be sensitive to the historic design character, scale, Facade, and materials of adjacent buildings within the block face. 
Rooftop Regulations
6.17. The roof design may include a combination of:
 
6.17.1. Green Roofs; 
6.17.2. Solar Collectors; 
6.17.3. patios; or 
6.17.4. private or public open spaces. 

 

Amenity Areas
7.1. Despite Section 5.20, Amenity Area must comply with the following:
 
7.1.1. A minimum Amenity Area of 3% of the total Floor Area of Residential Uses is required for buildings with Residential Uses containing 3 or more Dwellings, but in no case can the Amenity Area be less than 6.0 m2 per unit.
7.1.2. A minimum Amenity Area of 3% of the total Floor Area of non-Residential Uses is required, which may include courtyards, interior landscaped open space, arcades, plazas, atriums, gardens, and seating areas.
7.2. Despite the Subsection 7.1.2, non-residential buildings on Sites less than 1,394 m2 are not required to provide the 3% Amenity Area.
Landscaping
7.3. Despite Section 5.60, only deciduous species are allowed in any Setback area Abutting a Street.