DC1 12800

To establish a Direct Development Control District to accommodate a limited range of uses such that by limiting the range of specific land uses and developing sensitive site development criteria, the development will be compatible with the future designation of the Churchill Wire Centre Building façades as a Municipal Historic Resource.

This DC1 District shall apply to Lots 51 and 52, Plan F, located on the southwest comer of 101 Street and 102 Avenue, Hudson Bay Reserve.

The following Discretionary Uses are allowed:
Residential
a.	Apartment Housing
b.	Row Housing
c.	Stacked Row Housing
Residential Related
a. Apartment Hotels b. Boarding and Lodging Houses c. Minor Home Occupations d. Major Home Occupations
Commercial
a. Health Services b. Major and Minor Eating and Drinking Establishments c. Personal Services d. Professional Financial and Office Support Services e. Residential Sales Centre
Community, Educational, Recreational and Cultural Services
a.	Private Education Services

 

1. Historic Integrity

   It is anticipated that the east and north façades of the Churchill Wire Centre Building, and the land on which those façades are situated, will be designated a Municipal Historic Resource subsequent to the passage of this bylaw.  Should redevelopment of the site occur prior to the passage of the designating bylaw, such redevelopment must respect the historic character of the east and north façades of the existing building.  In order to do this further development of the site must conform with the requirements of Appendix 1 to this Bylaw. "General Guidelines for Rehabilitation'.

2. Design Guidelines

   Any new development proposed for this site must conform to the enclosed 'Design Guidelines for New Development (Appendix 2 of this Bylaw).  These guidelines offer direction to architects and developers in the event of a redevelopment of the Churchill Wire Centre Building.

   Any redevelopment shall maintain, to the satisfaction of the Development Officer and the Heritage Officer, the external appearance of the existing building as existing at the time of the adoption of the Bylaw.

3. The maximum total floor area ratio for the entire site shall be 14.0.
4. The maximum floor area ratio for all Residential Use Classes shall be 14.0.
5. The maximum floor area ratio for all Use Classes other than residential shall be 10.0.
6. The maximum total residential density shall be determined on the basis of the floor area ratio and other regulations of this district.
7. The maximum height shall not exceed that established by the Municipal Airport Protection Overlay, Section 810 of the Land Use Bylaw.
8. There shall be no minimum yard requirements.
9. Separation Space shall be provided in accordance with Section 58 of the Land Use Bylaw.
10. The floor area for Amenity Areas as defined in the Land Use Bylaw shall be exempt from floor area calculations in accordance with:

    a.	A minimum Amenity Area of 4% of the non-residential gross floor area shall be provided and a maximum of 10% of the gross floor area shall be exempted from floor area calculations;
    b.	A minimum Amenity Area of 7.5m2 (80.7 square feet) per dwelling of the residential gross floor area shall be provided and a maximum of 20% of the gross floor area shall be exempted from floor area ratio calculations.

This DC1 District shall apply to a portion (0.86 hectares) of Block 4D, Plan 4494 KS, located east of 105 Street and north of 108 Avenue, Hudson' s Bay Reserve as per the map included an Appendix A.

To provide a District to accommodate the development of the Prince of Wales Armoury building, including the development in it of the City Archives and various complementary commercial, recreational and other uses which may be of a community nature or are related to the historic nature of the building, to ensure that development complies with the objectives of the Central McDougall Area Redevelopment Plan.  The District in also applied to the Armoury site as it is designated as an Historical Resource by the Province of Alberta under the Alberta Historical Resources Act.

The following uses are prescribed pursuant to Section 710.3 of the Land Use Bylaw:
a.	Business Support Services
b.	Community Recreation Services
c.	Public and Private Education Services
d.	Public Libraries and Cultural Exhibits
e.	Government Services
f.	Health Services
g.	Indoor Participant Recreation Services
h.	Minor Amusement Establishments
i.	Minor Eating and Drinking Establishments
j.	Outdoor Participant Recreation Services of a temporary nature only
k.	Private Clubs
l.	Professional. Financial and Office Support Services
m.	Natural Science Exhibits
n.	Convenience Retail Stores not to exceed 90 m2.
o.	Daytime Child Care Services
p.	Other uses consistent with the rationale of this District, to the satisfaction of the Development Officer, and consistent with the designation of the Prince of Wales as an historic resource under the Alberta Historical Resources Act.

The following development criteria shall apply to the prescribed uses pursuant to Section 710.4 of the Land Use Bylaw:
a.	Notwithstanding the approval of the Minister of Culture, all development in this District shall meet the requirements set forth in this District and the regulations contained in Bylaw No. 5996, as amended, where not superseded by the development criteria of this District, to the satisfaction of the Development Officer. The Development officer will consult with the Parks and Recreation Department, and the Heritage Officer, where appropriate.
b.	The development and general site layout shall be substantially in accordance with the site plan and building elevations illustrated in Appendix B.
c.	Off-street parking shall be provided in accordance with the parking layout as approved in Development Permit Application 91001792, as approved on August 15, 1991, and in accordance with Section 66 of the Land Use Bylaw for any further development.
d.	Notwithstanding the approval of the Minister of Culture, all developments in this District shall be of a community service nature or complementary to the historic nature of the Armoury of Archives, to the satisfaction of the Development Officer in consultation with the Parks and Recreation Department and the Heritage Officer.
e.	All uses, excepting Outdoor Participant Recreation Services, are to be developed in the interior of the Prince of Wales Armoury building only, to the satisfaction of the Development Officer in consultation with the Parks and Recreation Department and the Heritage Officer.
f.	Signs shall be allowed in this District, as provided for in Schedule 79 J and in accordance with the general provisions of Sections 79.1 to 79.9 inclusive of the Land Use Bylaw. Notwithstanding Section 710.4 of the Land Use Bylaw, prior to the issuance of any Development Permits for any new external signage on the site, the developer shall establish comprehensive signage criteria for the signs and shall submit these for the approval of the Development Officer, in consultation with the Heritage Officer. The design, placement and scale of the signs shall be to the satisfaction of the Development Officer, in consultation with the Heritage Officer, to ensure that signage does not detract from the overall appearance of the Armoury, is not obtrusive and does not conflict with the historic theme of the Armoury. In addition, individual business identification signs located on the facade shall be similar to each other as to proportion, construction materials and placement. Balloon signs and roof signs shall not be permitted.
g.	Notwithstanding the approval of the Minister of Culture, all development in this District shall comply with the objectives of Policy 4.5 of the Central McDougall Area Redevelopment Plan, to the satisfaction of the Development Officer in consultation with the Parks and Recreation Department and the Heritage Officer:
	i. the provision of adequate old site parking; ii. hours of operation; iii. noise created by the proposed function; iv. litter created by the use of the building; and v. traffic circulation.
h.	Daytime Child Care Services shall be developed in accordance with Section 93 of the Land Use Bylaw.

The General Guidelines for Rehabilitation are intended to assist in applying accepted principles and practices to the conservation of historic resources. One of the most commonly used standards are the U.S. Secretary of the Interior's Standards for Rehabilitation, of which these guidelines are derived. In a manner consistent with accepted practice, City Policy C-450 requires that the standards be used in conjunction with the guidelines to ensure that the basis for a clear and consistent interpretation of the guidelines is provided to assist owners of historic resources throughout the rehabilitation process. The following guidelines and the referenced standards shall apply to the Edmonton Drill Hall/Prince of Wales Armoury (the "Municipal Historic Resource") and any rehabilitation or maintenance work undertaken with respect to the Municipal Historic Resource at any time.

1.         Compatible Uses

Wherever possible, the uses proposed for a Municipal Historic Resource shall be compatible with the existing building such that only minimal changes are required to the building. The use of a Municipal Historic Resource for its original purpose is desirable.

2.         Original Character

The original distinctive qualities and character of the Historic Resource shall not be destroyed. The removal or alteration of any historical materials or features shall be avoided whenever possible.

3.         The Historic Period

The Municipal Historic Resource should be recognized as a product of its own time. Alterations which are not based on historical fact or which recreate an earlier or a later appearance shall be discouraged.

4.         Witness to Change

Changes to the Municipal Historic Resource may have occurred over time. These alterations are evidence of the history and development of the building. Because this evolution may have acquired a significance in its own right, alterations to the original building should be recognized and respected where indicated.

5.         Style and Craftsmanship

Distinctive stylistic features and examples of skilled craftsmanship of the Historic Resource shall be preserved and treated sensitively.

6.         Repair and Replacement

Deteriorated architectural features shall be repaired rather than replaced whenever possible. Where replacement is necessary, the new material should match the original as to material composition, colour, texture, design, etc. The repair or replacement of architectural features shall be based on a sound knowledge of the original characteristics of the feature. Such knowledge shall be based on historical or pictorial evidence and not upon conjecture.

7.         Cleaning

In all cases, surface cleaning shall be undertaken with the gentlest means available. Sandblasting and other cleaning methods that damage historic buildings shall not be undertaken without thorough testing prior to use on a building. Sandblasting is NOT recommended on brick, stone or wood. In all instances, it should be ascertained that a building exterior is really in need of cleaning prior to undertaking the work.

8.         Reversibility of Intervention

When the introduction of new elements or materials are necessary to stabilize or preserve the historic resource, alterations shall be undertaken such that the new materials, should they fail, may be removed at a later date without damage to the original fabric of the Historic Resource. Where this is not possible (i.e. use of epoxy or other permanent interventions) only those methods and materials which have been thoroughly tested and found satisfactory in situ, shall be used.

9.       Recording

Prior to undertaking any alterations, particularly in cases where alterations may threaten the building fabric (underpinning, moving structures), the applicant/owner shall provide notice to the City Planning Department's Heritage Program to enable measures to be taken to provide a complete and accurate record of the architectural features of the Historic Resource. Measured drawings and photographs of details may prove invaluable if major features are damaged or lost during the subsequent repair work. Any historic resource, which is the subject of an application to unsympathetically alter or demolish such resource, shall be professionally recorded.

10.     Original Construction Details

In some historic structures, poor construction details or inappropriate materials resulted in rapid deterioration of certain building elements. In these instances, accurate reconstruction of the original detail will inevitably result in the failure of the element. Therefore, reconstruction should be undertaken in such a fashion as to duplicate the original appearance as closely as possible while using details based on sound construction practice.

11.      Codes

At no time should the life and safety of occupants of a Municipal Historic Resource be deemed of lesser importance than the preservation of the original fabric of the Municipal Historic Resource. The required life and safety standards are those required by the current Alberta Building Code. However, notwithstanding these Code requirements, where the essential character of the structure is threatened by changes for Code reasons, every effort shall be made to achieve an equivalent safety standard by alternate means so as to minimize the impact on the historic fabric.

12.      Rehabilitation

Prior to undertaking any rehabilitation work, the scope of work and a schedule of alterations should be prepared. This schedule should include phasing of alterations where necessary due to program or budget restrictions. The type and timing of both short and long term maintenance work shall also be included.

13.      Signs

As a general rule signs should be limited to signs which were originally present on the building. In instances where new uses or interpretive functions dictate the use of additional signs, these new elements should be integrated into the general design of the project. The size, typeface, graphics, and materials should be chosen to suit the period of the Municipal Historic Resource wherever possible. Avoid installing new signs such that the repair, replacement or removal of the signs damages the original fabric of the structure.

14.      Alterations and Additions to Historic Resources

Contemporary design for alterations and additions to existing historic resources shall not be discouraged when such alterations and additions do not diminish the overall historic character of the resource and such design is compatible with the size, scale, colour, material and character of the resource, neighbourhood or environment.

To establish a Direct Development Control District to accommodate a limited range of uses such that by limiting the range of specific land uses and developing sensitive site development criteria, the development will be compatible with the designation of the A. Macdonald Building as a Municipal Historic Resource.

This DC1 District shall apply to Plan B3, Block 1 Lots 231 and 232, located on the north east corner of 105 Avenue and 102 Street, Central McDougall.

The following Discretionary Uses may be allowed:
Residential
a.	Apartment Housing
Residential Related
a.	Apartment Hotels
b.	Home Occupation, Major
c.	Home Occupation, Minor
d.	Residential Sales Centres
Commercial
a.	Business Support Services
b.	Child Care Services
c.	Commercial Schools
d.	Custom Manufacturing
e.	General Retail Stores
f.	Health Services
g.	Hotels
h.	Minor Eating and Drinking Establishments
i.	Minor Secondhand Stores
j.	Personal Service Shops
k.	Professional, Financial and Office Support Services
Community, Educational, Recreational and Cultural Service
a.	Indoor Participant Recreation Services

The Development Officer and the Heritage Planner shall consider the following guidelines when reviewing a development permit application for a Discretionary Use.
1.	Historic Integrity The A. Macdonald Building, and the land on which it is situated, has been designated a Municipal Historic Resource by Bylaw 12265 on May 9, 2000.  Any development of the site must conform with the requirements of Appendix I to this Bylaw, "General Guidelines for Rehabilitation."
2.	The maximum Floor Area Ratio shall not exceed the existing Floor Area Ratio of 2.66.
3.	The maximum building height shall not exceed the existing height of 15.75 m (51.6 ft.) nor 4 storeys.
4.	A minimum landscaped yard of 3m (9.84 ft.) in width, shall be provided for the east half of the site adjacent to 105 Avenue to provide interruption of the view of the parking area from the adjoining commercial district and public roadway.
5.	A Comprehensive Sign Design Plan schedule consistent with the overall intent of Section 79 of the Edmonton Land Use Bylaw shall be submitted, prior to the issuance of any sign permits for the existing development and any new development on this site, for the approval of the Development Officer and Heritage Planner. Proposals for signage must also meet Sign Guidelines for Historic Buildings as prepared by the Planning and Development Department.
6.	That a minimum of 13 vehicular parking stalls and one handicap parking stall shall be provided. If required, one loading and unloading space shall be incorporated with the parking spaces. The parking area shall be developed in accordance with Section 67 of the Edmonton Land Use Bylaw.
7.	The original H.H Cooper & Co., painted brick signage at the east side of the existing A. Macdonald Building shall not be concealed from public view.

The General Guidelines for Rehabilitation (the Guidelines) are intended to assist in applying accepted principles and practices to conservation. One of the most commonly used standards is the Secretary of the Interior’s Standards for Rehabilitation, (the Standards) of which these guidelines are derived.  In a manner consistent with accepted practice, Policy C-450 requires that the standards be used in conjunction with the guidelines to ensure that the basis for a clear and consistent interpretation of the guidelines is provided to assist owners of historic resources throughout the rehabilitation process. The following guidelines and the referenced standards shall apply to properties on The Register and form part of the bylaw designating a Municipal Historic Resource.

Compatible Uses
Wherever possible, the uses proposed for a Historic Resource shall be compatible with the existing building such that only minimal changes are required to the building.  The use of a Historic Resource for its original purpose is desirable.

Original Character
The original distinctive qualities and character of the Historic Resource shall not be destroyed.  The removal or alteration of any historical materials or features shall be avoided whenever possible.

Historic Period
The Historic Resource should be recognized as a product of its own time.  Alterations which are not based on historical fact or which recreate an earlier or a later appearance shall be discouraged.

Witness to Change
Changes to the Historic Resource may have occurred over time.  These alterations are evidence of the history and development of the building.  Because this evolution may have acquired significance in its own right, alterations, which are significant to the original building, should be recognized and respected where indicated.

Style and Craftsmanship
Distinctive stylistic features and examples of skilled craftsmanship of the Historic Resource shall be preserved and treated sensitively.

Repair and Replacement
Deteriorated architectural features shall be repaired rather than replaced whenever possible.  Where replacement is necessary, the new material should match the original as to material composition, colour, texture, design, etc.  The repair or replacement of architectural features shall be based on sound knowledge of the original characteristics of the feature.  Such knowledge shall be based on historical or pictorial evidence and not upon conjecture.

Cleaning
In all cases, surface cleaning shall be undertaken with the gentlest means available.  Sandblasting and other cleaning methods that damage historic buildings shall not be undertaken.

Reversibility of Intervention
When the introduction of new elements or materials are necessary to stabilize or preserve an Historic Resource, alterations shall be undertaken such that the new materials, should they fail, may be removed at a later date without damage to the original fabric of the Historic Resource.  Where this is not possible (i.e., use of epoxy or other permanent interventions) only those methods and materials which have been thoroughly tested and found satisfactory in situ, shall be used.

Recording
Prior to undertaking any alterations, particularly in cases where alterations may threaten the building fabric (underpinning, moving structures), the applicant shall provide a complete and accurate record of the architectural features of the Historic Resource.  Measured drawings and photographs of details may prove invaluable if major features are damaged or lost during the subsequent repair work.  Any historic resource which is the subject of an application to unsympathetically alter or demolish such resource shall be professionally recorded.

Original Construction Details
In some historic structures, poor construction details or inappropriate materials resulted in rapid deterioration of certain building elements.  In these instances, accurate reconstruction of the original detail will inevitably result in the failure of the element.  Therefore, reconstruction should be undertaken in such a fashion as to duplicate the original appearance as closely as possible while using details based on sound construction practice.

Codes
At no time should the life and safety of occupants of a Historic Resource be deemed of lesser importance than the preservation of the original fabric of the resource.  The required life and safety standards are those required by the current Alberta Building Code.  However, notwithstanding these Code requirements, where the essential character of the structure is threatened by changes for Code reasons, every effort shall be made to achieve an equivalent safety standard by alternate means so as to minimize the impact on the historic fabric.

Rehabilitation
Prior to undertaking any rehabilitation work, the scope of work and a schedule of alterations should be prepared.  This schedule should include phasing of alterations where necessary due to program or budget restrictions.  The type and timing of both short and long term maintenance work shall also be included.

Signs
As a general rule signs should be limited to signs which were originally present on the building.  In instances where new uses or interpretative functions dictate the use of additional signs, these new elements should be integrated into the general design of the project.  The size, typeface, graphics, and materials should be chosen to suit the period of the Historic Resource wherever possible.  Avoid installing new signs such that the repair, replacement or removal of the signs damages the original fabric of the structure.

Alterations and Additions to Historic Resources
Contemporary design for alterations and additions to existing properties shall not be discouraged when such alterations and additions do not diminish the overall historic character of the resource and such design is compatible with the size, scale, colour, material and character of the resource, neighbourhood or environment.