This provision is designed to accommodate the use and preservation of the Connaught Armoury, a Provincial Historic Resource and a Municipal Historic Resource. The Connaught Armoury, built in 1911, is one of the oldest remaining armouries in Alberta and is one of Edmonton’s notable buildings. The Armoury is constructed with brick and accented with limestone string courses, and features entrance details and crenellation in the parapet which define the buildings military theme. The Provision allows an appropriate mix of residential, community oriented, institutional, and commercial uses and includes regulations that ensure any use in the building and future renovations are both sensitive to the adjacent residential development and sympathetic to the original historic characteristics of the building as specified under its designation as a Municipal and Provincial Historic Resource.
2. Area of Application
Lots 1, 2, 3 and portion of Lot 4, Block 97, Plan I, located between 85 and 86 Avenues, west of Gateway Boulevard, Strathcona
a) Apartment Housing
b) Broadcasting and Motion Picture Studios
c) Child Care Services
d) Commercial Schools
e) Community Recreation Services
f) Government Services
g) Health Services, excluding an addictions counseling service
h) Indoor Participant Recreation
i) Private Education Service and Public Education Service
j) Public Libraries and Cultural Exhibits
k) Professional, Financial and Office Support Services
l) Spectator Entertainment Establishment
m) Veterinary Services
n) Freestanding On-premises Signs, limited to one Sign, at the southeast corner of the site.
4. Development Regulations
a) Development shall be accommodated within the existing Connaught Armoury structure.
b) Parking, Loading and Bicycle Parking shall be provided in accordance with Section 54 and Section 88 of the Edmonton Zoning Bylaw, however any requirement of Section 54 and Section 88 may be relaxed at the discretion of the Development Officer, if meeting the regulations would not jeopardize the integrity of the subject site as an historic resource.
c) Landscaping shall be provided in accordance with Section 55 of the Edmonton Zoning Bylaw to the satisfaction of the Development Officer in consultation with the Planning and Policy Services Branch.
d) A trash and recycling collection area shall be provided and shall be screened in accordance with Section 55 of the Edmonton Zoning Bylaw.
e) Signs, and Lighting for Signs shall be designed and integrated into the historical character of the Connaught Armoury, and shall comply with the following regulations to the satisfaction of the Development Officer in consultation with the City of Edmonton Heritage Officer:
The Freestanding On-premises Sign shall not exceed 6.0 m² with no portion of the sign projecting beyond the property line. The maximum Height of the Sign shall be 3.0 m, including embellishments.
If illuminated, the Sign shall be lit from an external source. Backlit or internally illuminated fascia signs are prohibited, except where only the lettering is backlit.
The size, typeface, graphics, and material shall be chosen to suit the period of the building.
Entrance canopy or window canopies with or without signage is not permitted.
f) Child Care Services shall be developed in accordance with Section 80 of the Edmonton Zoning Bylaw.
g) Broadcasting and Motion Picture Studios shall be developed such that no nuisance is created or apparent outside the Connaught Armoury building. All broadcasting equipment shall be limited to the interior of the building, or located on the roof providing the equipment is concealed by screening in a manner compatible with the architectural character of the building.
h) All mechanical equipment, including roof mechanical units shall be concealed by screening in a manner compatible with the architectural character of the building.
i) Access and egress to the site shall be restricted to Gateway Boulevard and 85 Avenue. There shall be no vehicular access to the adjacent laneway.
j) Development of the site shall conform to the Alberta Building Code and the principles of Barrier Free Design.
k) Any modification and/or alteration to the interior and exterior of the Connaught Armoury shall only be made if the work is necessary for structural reinforcement or repairs, sympathetic to the heritage character of the building, and does not change its character defining spaces and identified character-defining elements. The modification and/or alteration shall conform to the Heritage Development & Design Regulations in Section 5 of this Provision.
5. Heritage Development & Design Regulation
These regulations ensure that the design of structural reinforcement or repairs, and cosmetic alterations will be sympathetic to the historic and the architecturally significant facades of the Connaught Armoury. The Development Officer, in consultation with the Municipal Heritage Officer shall have regard to the following standards and guidelines when reviewing development applications:
a) The ”Standards and Guidelines for the Conservation of Historic Places in Canada” published by Parks Canada and the Minister of Alberta Community Development;
b) The Statements of Significance for the Connaught Armoury;
c) The City of Edmonton Designation Bylaw 14467 approved by City Council on March 6, 2007 and Policy C-450A’s General Guidelines for Rehabilitation; and,
d) All modification and/or alteration shall be reviewed and approved by the Municipal Heritage Officer, in consultation with the government agency responsible for the subject site's historic designation, Alberta Community Development.