DC1 20476

This Provision comprises the original, core commercial area of the town of Strathcona. This Provision is required to help preserve buildings which are of historic significance, and to ensure that future renovation and redevelopment of surrounding buildings result in developments which are compatible in architectural and built form with the historic buildings of the area. This Provision also contains seven Sub-Areas as described in Sections 6, 7, 8, 9, 10, 11 and 12.

Those Lots, located generally between 103 Street NW and 105 Street NW between 81 Avenue NW and 83 Avenue NW as shown on Schedule “A” of the Charter Bylaw adopting this Provision, Strathcona, Queen Alexandra and Strathcona Junction.

This Provision is intended to:

1. apply detailed and sensitive control of development and redevelopment within the core historic commercial area of Strathcona;
2. encourage a highly pedestrian, retail commercial environment with offices and others Uses on the upper Storeys;
3. emphasize and retain the original, historic architectural and urban design characteristics of this area in future renovations and redevelopments; and
4. provide detailed control over specific Sites, which are or may be in future designated as historic resources under the Alberta Historical Resources Act, in an area which is used for primarily commercial purposes.

The following Uses are prescribed pursuant to Section 710.3 of the Zoning Bylaw, not to exceed 464.5 m2 per Storey nor a total of 929 m2 per building, except as otherwise stated as follows:

1. Animal Hospitals and Shelters
2. Bars and Neighbourhood Pubs, not to exceed 240 m2 of Public Space
3. Breweries, Wineries and Distilleries
4. Business Support Services
5. Cannabis Retail Sales
6. Child Care Services
7. Commercial Schools
8. Creation and Production Establishments
9. General Retail Stores up to a maximum gross Floor Area of 929 m2
10. Government Services
11. Health Services
12. Hotels
13. Household Repair Services
14. Indoor Participant Recreation Services
15. Limited Contractor Services
16. Liquor Stores
17. Market
18. Media Studios
19. Major Amusement Establishments
20. Minor Amusement Establishments
21. Major Home Based Business
22. Minor Home Based Business
23. Multi-unit Housing (above the ground Storey only)
24. Nightclubs, not to exceed 240 m2 of Public Space
25. Personal Service Shops
26. Private Clubs
27. Professional, Financial and Office Support Services
28. Public Libraries and Cultural Exhibits
29. Residential Sales Centre
30. Restaurants, not to exceed 240 m2 of Public Space
31. Secondhand Stores
32. Special Event
33. Specialty Food Services, not to exceed 240 m2 of Public Space
34. Spectator Entertainment Establishments
35. Supportive Housing (above the ground Storey only)
36. Veterinary Services
37. Fascia On-premises Signs
38. Projecting On-premises Signs
39. Uses consistent with the rationale of this Provision and where applicable, with designation as a historic resource under the Alberta Historical Resources Act.

1. Maximum Floor Area Ratio shall be 2.5.
2. Maximum building Height shall not exceed 15 m.
3. Any Surface Parking Lots shall be located at the rear of the building. Access to vehicular parking shall be restricted to the Lane.
4. Development that consists of the construction of an entirely new principal building, including the removal and replacement of a principal building, shall be required to provide Bicycle Parking Facilities in accordance with the Zoning Bylaw.
5. Notwithstanding Section 54 of the Zoning Bylaw, only existing off-street vehicular loading facilities in place at the time of the adoption of this Provision shall be required for existing buildings. Development that consists of the construction of an entirely new principal building, including the removal and replacement of a principal building, shall be required to provide off- street vehicular loading facilities which must be accessed from the rear Lane.
6. Notwithstanding other regulations of the Zoning Bylaw or this Provision, buildings which are designated Provincial Historic Resources or are included on the Inventory and Register of Historic Resources in Edmonton shall only be required to maintain existing off-street loading and unloading facilities.
7. In all cases, the Development Officer has the authority to vary the number and size of spaces for off-street vehicular loading facilities.
8. All Development Permits relating to exterior alterations, signs, renovation to existing buildings or new construction within this area will be reviewed by the Development Officer in consultation with the Heritage Officer.
9. During renovation or restoration, architectural treatment of properties included on the Inventory and Register of Historic Resources in Edmonton shall follow the “General Guidelines for Rehabilitation” from City Policy C-450B, “A Policy to Encourage the Designation and Rehabilitation of Municipal Historic Resources in Edmonton”.
10. New construction or renovation of properties not included on the Inventory and Register Of Historic Resources In Edmonton shall conform with the visual continuity of the historic Strathcona streetscapes which is characterized by buildings which are similar in scale, alignment and Setbacks.
11. New structures shall be built to the Front and Side Lot Lines. Setbacks are strongly discouraged. The Development Officer, in consultation with the Heritage Officer, may allow building Setbacks up to 2.5 m to accommodate street related activities such as sidewalk cafes, architectural features and Landscaping that contribute to the historical and pedestrian-oriented shopping character of the area.
    
12. The traditional, historic building materials in Strathcona were quite limited. They included: brick, wood, pressed metal and cast stone. New construction should emphasize the use of these traditional materials. Reflective glass windows are NOT permitted.
13. Colour schemes appropriate to the era of Strathcona’s historic buildings are recommended. Exterior finishes should primarily emphasize subdued colours.
14. Horizontal Elements:

    a.	New construction should respect and enhance horizontal alignments where feasible;
    b.	Decorative details and façade articulations should respect or make continuous, the horizontal features of neighbouring buildings; and
    c.	Sign bands, cornices, windows, canopies and awnings should be aligned with similar features on neighbouring buildings.

15. Vertical Elements

    a.	Major vertical elements should be introduced into the Façade design of new buildings at approximately 10 m intervals to maintain the traditional vertical pattern of building Façade design; and
    b.	Upper windows should reflect the repetitive, vertical pattern along the street and maintain a width to height ratio of 2:3.

16. Building Façades

    a.	The historic building Façades in Strathcona had similar features: recessed entries, large display windows, “punched” design upper window openings, transom glazing, fascia sign bands, and strong cornices;
    b.	Storefronts and Entrances should incorporate the historic pattern of recessed entries, transom glazing and large display windows with minimum partitioning at eye level. Window sills shall be between 45 cm and 75 cm above the level of the sidewalk and allow for a bulkhead panel below; and
    c.	Upper Storey Window openings shall be of “punched” design, vertically proportioned (2:3 - width:height). Horizontal strip windows are prohibited.

17.  Awnings

    a.	The original, traditional awnings found in Strathcona were 3 or 4 point retractable awnings with a skirt or valance;
    b.	New awnings shall have the traditional profile and may be fixed or retractable with a skirt (valance) utilizing canvas or material similar in appearance;
    c.	New awnings shall provide weather protection for pedestrians with a minimum projection of 1.5 m from the building face;
    d.	Backlit or bubble awnings and awnings less than 1.5 m deep, whose primary function is signage, are not permitted; and
    e.	New awnings shall be mounted between the wood or masonry piers which frame the storefront and shall align horizontally (where structurally possible) with neighbouring awnings.

18. Signs

    a.	Notwithstanding the Sign Use Classes listed in Section 4 of this Provision, other types of Signs may be permitted at the discretion of the Development Officer in consultation with the Heritage Officer if, in their opinion, such Signs would not diminish the historical nature of a building or the area. Section 59, Schedule59H of the Zoning Bylaw shall apply to the installation of Signs within this Provision, unless altered as follows:
    	i.	As a general rule, for buildings listed on the Inventory and Register of Historic Resources in Edmonton, Signs should be limited to those 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 building and follow the traditional pattern of locating Signs. The size, typeface, graphics, and materials should be chosen to suit the period of the original building wherever possible. Avoid installing new Signs such that the repair, replacement or removal of the Signs damages the original fabric of the structure. Signs should be designed with a clear emphasis on pedestrians rather than automobile oriented Signs;
    	ii.	For buildings not on the Inventory and Register of Historic Resources in Edmonton and for new buildings, Signs should follow, as much as is practicable, the traditional pattern of locating Signs;
    	iii.	A Sign may be backlit provided the lettering is translucent, so that only the lettering is backlit with the remainder of the sign being opaque;
    	iv.	Projecting On-premises Signs:
    		A.	Projecting On-premises Signs project outward from the building wall by more than 14.5 cm;
    		B.	Specialty Projecting On- premises Signs are encouraged. These are Signs where the shape and details of the Sign are reflective of the nature of the business referred to on the Sign. Examples are optometrist Signs in the shape of eyeglasses, shoe repair Signs in the shape of shoes, etc.;
    		C.	No Projecting On-premises Sign shall be located such that, in the opinion of the Development Officer, it significantly obstructs existing, approved Signs;
    		D.	A Projecting On-premises Sign shall have a vertical clearance of at least 2.4 m;
    		E.	The top of a Projecting On- premises Sign on a one- Storey building shall not extend more than 30 cm (13 in.) above the building roof or parapet wall;
    		F.	The top of a Projecting On-premises Sign on a building two Storeys or higher shall not extend more than 75 cm above the floor of the third Storey nor higher than the window sill level of the third Storey;
    		G.	The horizontal separation distance between a Projecting On-premises Sign and the curb line of a public roadway shall be not less than 0.6 m;
    		H.	The maximum projection from the building face shall not exceed 2.5 m;
    		I.	The maximum projection for a corner Projecting On-premises Sign shall not exceed 2.5 m;
    		J.	Corner Projecting On-premises Signs shall be placed at equal angles to the two Frontages at the corner of the building;
    		K.	Except in the case of corner Signs, a Projecting On-premises Sign shall be placed at right angles to the building face to which it is attached;
    		L.	If illuminated, projecting Signs shall be lit from an external source. Internally lit, or backlit projecting Signs are not permitted, except where only the lettering is backlit; and
    		M.	The maximum permitted size of a projecting Sign is 7.5 m2 in area.
    	v.	Projecting On-premises Signs attached to an awning shall comply with the following:
    		A.	Signs shall be non-illuminated Signs painted or stenciled on the fabric surface of an awning;
    		B.	Signs shall be located on awnings on the main Storey of a building to provide pedestrian protection and to shade display windows but may also be located on awnings above upper Storey windows;
    		C.	Signs shall be painted on, or directly affixed to, the awning covering. No Sign shall be suspended from an awning covering or support structure;
    		D.	The copy on the sloping portion of awning Signs shall be restricted to the name or Logogram of the business conducted within the premises, and shall not include local advertising; and
    		E.	Local advertising copy on awning Signs shall be limited to the valance or end panels of the awning.
    	vi.	Fascia On-premises Signs:
    		A.	shall not extend more than 14.5 cm out from the wall nor beyond the horizontal limits of the wall;
    		B.	if illuminated, Signs shall be lit from an external source. Backlit or internally illuminated Fascia On-premises Signs are prohibited, except where only the lettering is backlit;
    		C.	if feasible, Fascia On-premises Signs shall be located in the traditional locations as follows:
    			1.	Sign band above the display or transom windows;
    			2.	Sign band below upper cornice; and
    			3.	Sign band immediately above an awning.
    		D.	A Fascia On-premises Sign shall not extend more than 14.5 cm beyond a building wall; and
    		E.	Fascia On-premises Signs which consist only of a company Logogram, or an Identification Sign formed of individual letters, shall be allowed. Not more than one such Sign per business shall be allowed per building face and the Sign shall only be used to identify the tenants of the building.
    	vii.	Fascia On-premises or Off-premises Signs may be painted directly on walls provided that:
    		A.	Signs are painted directly onto the exterior wall of a building or onto a plywood- type (solid) material which is affixed directly to the exterior wall of a building; and
    		B.	The total Sign area per location shall not exceed 65 m2. The Development Officer may increase the Sign area at their discretion, in consultation with the Heritage Officer.
    	viii.	Fascia On-premises Signs may be put on windows and be considered Window Signs. Window Signs must comply with the following:
    		A.	The area of the Window Sign shall not exceed twenty-five percent (25%) of the window on the ground Storey in which it is located; and
    		B.	A business may display permanent Window Signs in any or all windows.
    	ix.	A Comprehensive Sign Design Plan, Schedule and coloured rendering showing the Sign and the complete Façade of the building on which the Sign shall be located, consistent with the overall intent of Section 59.3 of the Zoning Bylaw, shall be prepared for the development and submitted with the development or sign permit application to be approved by the Development Officer in consultation with the Heritage Officer.

19. Notwithstanding Section 4 of this Provision and the definition of “Public Space” within the Zoning Bylaw, Public Space within this Provision shall exclude exterior patio/deck space, provided the exterior patio/deck space does not exceed 50% of the interior Public Space of the Use.
20. Notwithstanding the development regulations of this Provision, the Development Officer, in consultation with the Heritage Officer, may vary any regulation within this Provision if, in their opinion, such variances would not diminish the historical nature of a building or the area.