Garneau - north side of 82 Avenue west of 107 Street
St. Joseph's Hospital
Bylaw 11240 (April 15, 1996)
Parcel A
To establish a Direct Development Control District to accommodate a limited range of uses which will allow for the sensitive restoration and rehabilitation of St. Joseph's Hospital, an historic resource, to a senior's residence with related uses, and ensure compatibility with existing and future adjacent land uses. This site includes an historically significant 6 storey brick building with newer additions on the east, north and west extremities.
This DC1 District shall apply to Lots 1 to 8, Block 132, Plan 5240U and Lots 9 to 12, Block 132, Plan IV, located on the north side of 82 Avenue west of 107 Street, Garneau.
| The following uses are prescribed pursuant to Section 710.3 of the Land Use Bylaw: Residential | |
| a) | Boarding and Lodging Houses for Senior Citizens, where integrated with any other use of this District |
| b) | Apartment Housing |
| c) | Urban Services |
| d) | Community Recreation Services |
| e) | Daytime Child Care Services |
| f) | Extended Medical Treatment Services |
| g) | Health Services |
| h) | Government Services |
| i) | Minor Eating and Drinking Establishments, only when integrated with another use development in this District |
| j) | Private Clubs |
| k) | Protective and Emergency Services |
| l) | Public and Private Education Services |
| m) | Public Libraries and Cultural Exhibits |
| n) | Religious Assembly |
| o) | Temporary Shelter Services |
| Uses consistent with the purpose of this District and with the designation 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) | All development in this District shall meet the requirements set forth in this District and the regulations contained in the Land Use Bylaw No. 5996, as amended, where not superseded by the development criteria of this District, to the satisfaction of the Development Officer.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 Heritage Officer where appropriate. | |
| b) | All development in this District shall comply with the objectives of the Garneau Area Redevelopment Plan, to the satisfaction of the Development Officer in consultation with the Heritage Officer. | |
| c) | The existing St. Joseph's Hospital building, not including additions, must be retained and any future development or alteration must conform to any future designating bylaw requirements under the "Policy to Encourage the Designation and Rehabilitation of Municipal Historical Resources in Edmonton" to the satisfaction of the heritage Officer. | |
| d) | The rehabilitation and renovation of the existing building shall retain the original details of rooflines, doors and windows, trim, exterior finishing materials and similar architectural features to the greatest extent possible. | |
| e) | The design and appearance of new additions and alterations to the main building shall incorporate the details and finishing materials which reflect and are compatible with the existing building's architectural features as described in 4(d). | |
| f) | New additions to the existing main building shall comply with: | |
| i. | a minimum front yard of 6 m (19.68 ft.); | |
| ii. | a minimum rear yard of 7.6 m (24.61 ft.); | |
| iii. | a minimum side yard of 4.5 m (14.76 ft.); and | |
| iv. | a maximum height of 6 storeys, equivalent to the height of the existing main building. | |
| g) | The maximum number of sleeping units will be 150. | |
| h) | A minimum indoor amenity area/communal recreational space of 350 sq. m. (3767 sq. ft.) shall be provided. | |
| i) | Off street parking shall be provided as per Section 66 of the Land Use Bylaw, with the following exceptions: | |
| i. | there shall be a minimum of 1 parking space per 2 dwelling units for apartment housing; and | |
| ii. |
there shall be a minimum of 1 parking space per 4 sleeping units for boarding and lodging houses. |
|
| j) | The provision of bicycle parking facilities shall be to the satisfaction of the Development Officer. | |
| k) | To ensure a high standard of appearance and a sensitive transition to the adjacent pedestrian streetscape and surrounding uses, detailed landscaping plans, which comply with the landscaping requirements of Section 69 of the Land Use Bylaw, shall be submitted with the initial development application, for approval by the Development Officer. | |
| l) | Any rooftop mechanical shall be screened from view from surrounding uses. | |
| m) | Existing trees and vegetation shall be retained wherever possible. | |
| n) | The design, siting, landscaping, screening and buffering of this development will minimize and compensate for any objectionable aspects or potential compatibility with development in abutting Districts, to the satisfaction of the Development Officer. | |
| o) | The Development Officer shall require, as a condition of approval, that the applicant provide cash or an irrevocable letter of credit, in the amount of 100% of the established landscaping costs, the conditions being that: | |
| i. | If the landscaping is not completed in accordance with the provisions of this district and the required landscaping plan, within two growing seasons after the completion of the development, then the amount fixed shall be paid to the City, for its use absolutely; and | |
| ii. |
The Development Officer shall not release the letter of credit until inspection of the site has demonstrated the landscaping has been well maintained and in a healthy condition two growing seasons after completion. |
|
| p) | A Sun Shadow Impact Study, as described in Section 16.3 of the Land Use Bylaw, shall be submitted with the initial development application for approval by the Development Officer. | |
| q) | The development shall be generally in accordance with the attached plans (Appendix I). | |
| r) | Development in this District shall be evaluated with respect to compliance with the general development regulations of Sections 50 to 79 inclusive of the Land Use Bylaw. | |
| s) | The Development Officer may grant relaxations to Sections 50 to 79 inclusive of the Land Use Bylaw and the provisions of this District if, in his opinion, such a variance would be in keeping with the general purpose of this District and would not affect the amenities, use and enjoyment of neighbouring properties. | |
| a) | Commercial and Basic Service uses shall not be developed above the first storey and their primary entrance shall be a separate, outside entrance. | |
| b) | The maximum seating capacity for a Minor Eating and Drinking Establishment shall be 60 seats. | |
| c) | More than one Minor Eating and Drinking Establishment may be approved on Parcel A, provided that at no time shall the total number of seats for Minor Eating and Drinking Histoplasmoses on Parcels A, B and C exceed 140. | |
| d) | The Development Officer may not grant relaxations or variances to Sections 5(b) and 5(c) of this District. | |
| e) | The following regulations shall apply to residential uses: | |
| i. | residential development shall be permitted only in buildings where the first storey is used for commercial purposes; | |
| ii. | the maximum number of residential units shall be 6; | |
| iii. | a minimum Building Setback of 2.7m (8.9ft) shall be provided for residential uses adjacent to 82 Avenue, providing a stepping back from 82 Avenue for residential units on the second and third storey; | |
| iv. | the residential component shall have access separate from the commercial premises; | |
| v. | a minimum amenity area of 7.5 m2 (80.7 sq. ft) per dwelling unit shall be provided; | |
| vi. | the maximum Floor Area Ratio for the residential component shall be 1.0; and | |
| vii. | The requirement for separation space (Section 58 of the Land Use Bylaw) does not apply. The Development Officer shall require architectural or landscape techniques to provide some form of privacy or defensible space within the courtyard, generally in accordance with the Appendices. | |
a) For the purposes of the interpretation of this bylaw, the terms Parcel A, Parcel B and Parcel C shall mean the parcels of land so defined within the Sections entitled Area of Application in the Schedule for Bylaw 11240.
Parcel B
To establish a Direct Development Control District to allow for the sensitive renovation and rehabilitation of St. Joseph's Hospital, an historically significant 6 storey brick building, for a limited range of commercial uses on the first storey and residential units above, with a two-level parking facility and residential units above.
This DC1 District shall apply generally to Lots 8 to 4 and the westerly 9.55 m (31'4") of Lot 3, Block 132, Plan 5240U and the easterly 4.37 m (14'4") of Lot 9, Block 132, Plan IV, ("Parcel B").
| The following uses are prescribed pursuant to Section 710.3 of the Land Use Bylaw: Commercial | ||
| a) | Convenience Retail Stores | |
| b) | General Retail Stores, up to a maximum Gross Floor Area of 1000 m2 (10,763.40 sq. ft.) | |
| c) | Business Support Services | |
| d) | Commercial Schools | |
| e) | Health Services | |
| f) | Equipment Rentals, provided that all equipment and goods for rent are contained within an enclosed building | |
| g) | Household Repair Services | |
| h) | Personal Service Shops | |
| i) | Professional, Financial and Office Support Services | |
| j) | Indoor Participant Recreation Services | |
| k) | Major and Minor Amusement Establishments | |
| l) | Custom Manufacturing Establishments | |
| m) | Minor Eating and Drinking Establishments | |
| n) | Minor Veterinary Services | |
| o) | Minor Secondhand Stores for sale of antiques, art, books, clothes and furniture only | |
| p) | Private Clubs | |
| q) | Residential | |
| i) | Apartment Housing | |
| ii) | Stacked Town Housing including Row Housing and Linked Housing | |
| iii) | Boarding And Lodging Houses | |
| iv) | Group Homes | |
| v) | Fraternity And Sorority Housing | |
| vi) | Foster Homes | |
| vii) | Minor Home Occupations | |
| viii) | Major Home Occupations | |
| r) | Residential Sales Centre Basic Services | |
| i) | Government Services | |
| ii) | Public Libraries and Cultural Exhibits | |
| a) | All development in this District shall meet the requirements set forth in this District and the regulations contained in the Land Use 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 Heritage Officer where appropriate. | ||
| b) | The existing St. Joseph's Hospital building, not including additions, must be retained and any future development or alteration must conform to this District and Bylaw No. 10894, being a Bylaw to designate St. Joseph's Hospital as a Municipal Historic Resource. | ||
| c) | The maximum floor area for a commercial use shall be 400 m2 (4305.71 sq. ft.). | ||
| d) | The maximum Floor Area Ratio shall be 4.0. | ||
| e) | The maximum Height shall not exceed 25 m (82 ft) nor 7 storeys, including the first storey which shall be occupied by non-residential uses. | ||
| f) | There shall be no minimum Front Yard required adjacent to 82 Avenue. | ||
| g) | There shall be no minimum Rear Yard required adjacent to the lane, however the parkade structure must allow for the development of 2 landscape areas of approximately 27 m (89.0 ft.) in length along the lane. | ||
| h) | To ensure a high standard of appearance and a sensitive transition to the adjacent pedestrian streetscape and surrounding uses, detailed landscaping plans shall be submitted with the initial development application, for approval by the Development Officer. The plans shall primarily use planters in the south and east portions of this development. | ||
| i) | Landscaping adjacent to the lane shall include, at a minimum, 10 deciduous trees (a minimum of 75 mm (3 in.) caliper) and 12 shrubs. | ||
| i) | The rehabilitation and renovation of the existing building shall retain or replicate the original building elements, as required in the Designation Bylaw No. 10894, including roofline, doors and windows openings, trim, exterior finishing materials and similar architectural features. | ||
| j) | Detailed site and building design plans, generally in compliance with the Appendices, shall be submitted with the initial Development Permit Application and shall be to the satisfaction of the Development Officer in consultation with the Heritage Officer. | ||
| k) | A Vehicular Parking Management plan shall be developed in accordance with the following provisions and generally in accordance with the attached Appendices: | ||
| i) | A total of 84 underground vehicular parking stalls shall be provided, for all residential parking requirements of this site and Parcel A, as follows: | ||
| a) | 79 parking spaces for the 42 residential apartment units in this building and 12 linked houses on Parcels A and B; | ||
| b) | 5 parking spaces shall be assigned for visitors' use and shall be properly marked and signed spaces (these are required for the residential units on Parcels A and B; the other 2 required visitor parking spaces shall be provided in Parcel A); | ||
| ii) | Parking for the commercial uses shall be located within the underground parking facilities in Parcel A; | ||
| iii) | The vehicular parking facility shall have 2 levels, one of which must be underground adjacent to the lane; and | ||
| l) | The provision of bicycle parking facilities is required for the commercial uses only and shall be to the satisfaction of the Development Officer and the General Manager of the Transportation Department. | ||
| m) | Signs shall be allowed in this District as provided for in Schedule 79E and in accordance with the general provisions of Sections 79.1 to 79.9 inclusive of the Land Use Bylaw, to the satisfaction of the Development Officer. | ||
| n) | A comprehensive Sign Design Plan and Schedule, consistent with the overall intent of Section 79.6 of the Land Use Bylaw, shall be prepared for the development and submitted with the development application, to be approved by the Development Officer and the Heritage Officer. | ||
| o) | The Development Officer may grant relaxations to the regulations contained in Sections 50 | ||
| i) | to 79 of the Land Use Bylaw and the provisions of this District, if, in his or her opinion, | ||
| ii) | such a variance would be in keeping with the General Purpose of the District and would not adversely affect the amenities, use and enjoyment of the neighbouring properties. | ||
| p) | A Sun Shadow Impact Study prepared by a qualified, registered engineer or architect shall be provided as part of the submission for a Development Permit, to the satisfaction of the Development Officer. | ||
| a) | Commercial and Basic Service uses shall not be developed above the first storey and their primary entrance shall be a separate, outside entrance. | |
| b) | The maximum seating capacity for a Minor Eating and Drinking Establishment shall be 60 seats. | |
| c) | More than one Minor Eating and Drinking Establishment may be approved on Parcel B, provided that at no time shall the total number of seats for Minor Eating and Drinking Establishments on Parcels A, B and C exceed 140. | |
| d) | The Development Officer may not grant relaxations or variances to Sections 5(b) and 5(c) of this District. | |
| e) | The following regulations shall apply to residential uses: | |
| i) | residential development shall be permitted only above the proposed first storey commercial floor and above the new parkade. | |
| ii) | the maximum number of residential units shall be 48, including 42 units in the former hospital building and a 6 unit linked housing consisting of 4 single storey and 2 two storey dwellings above the parkade; | |
| iii) | the residential component shall have access separate from the commercial premises. | |
| iv) | a minimum Amenity Area of 7.5 m2 (80.7 sq.ft.) per unit shall be provided except where the provision will unduly affect the appearance of the existing building facade; | |
| v) | the maximum Floor Area Ratio for the residential component shall be 3.0; and | |
| vi) | The requirement for separation space (Section 58 of the Land Use Bylaw) does not apply. The Development Officer shall require architectural or landscape techniques to provide some form of privacy or defensible space within the courtyard, generally in accordance with the Appendices. | |
| a) | For the purposes of the interpretation of this bylaw, the terms Parcel A, Parcel B and Parcel C shall mean the parcels of land so defined within the Sections entitled Area of Application in the Schedule for Bylaw 11240. |
Parcel C
To establish a Direct Development Control District to accommodate a commercial development, and to ensure proper integration of this development with the adjacent heritage building (St. Joseph's Hospital located in Parcel B) and surrounding land uses, in compliance with the Garneau Area Redevelopment Plan.
This DC1 District shall apply generally to the westerly 5.69 m (18'8") of Lot 9, and all of Lots 10, 11, and 12 of Block 132, Plan IV, ("Parcel C").
| The following uses are prescribed pursuant to Section 710.3 of the Land Use Bylaw: Commercial | ||
| a) | Convenience Retail Stores | |
| b) | General Retail Stores, up to a maximum Gross Floor Area of 2500 m2 (26,91.0.7 sq. ft.) | |
| c) | Business Support Services | |
| d) | Commercial Schools | |
| e) | Health Services | |
| f) | Equipment Rentals, provided that all equipment and goods for rent are contained within an enclosed building | |
| g) | Household Repair Services | |
| h) | Personal Service Shops | |
| i) | Professional, Financial and Office Support Services | |
| j) | Indoor Participant. Recreation Services | |
| k) | Major and Minor Amusement Establishments | |
| l) | Custom Manufacturing Establishments | |
| m) | Minor Eating and Drinking Establishments | |
| n) | Minor Veterinary Services | |
| o) | Minor Secondhand Stores for sale of antiques, art, books, clothes and furniture only | |
| p) | Private Clubs | |
| q) | Basic Services | |
| i) | Government Services | |
| ii) | Public Libraries and Cultural Exhibits | |
| a) | All development in this District shall meet the requirements set forth in this District and the regulations contained in the Land Use 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 Heritage Officer where appropriate. | |
| b) | The maximum seating capacity for a Minor Eating and Drinking Establishment shall be 60 seats. | |
| c) | More than one Minor Eating and Drinking Establishment may be approved on Parcel C, provided that at no time shall the total number of seats for Minor Eating and Drinking Establishments on Parcels A, B and C exceed 140. | |
| d) | The Development Officer may not grant relaxations or variances to Sections 4(b) and 4(c) of this District. | |
| e) | The maximum floor area for a retail store shall be 2500 m2 (26,910.7 sq. ft.) | |
| f) | The maximum Floor Area Ratio shall be 2.0. | |
| g) | The maximum Height shall not exceed 12m (39.4 ft) nor 2 storeys. | |
| h) | A minimum Front Yard of 1 m (3.28 ft.) shall be provided adjacent to 82 Avenue. | |
| i) | A minimum Rear Yard of 1 m (3.28 ft.) shall be provided adjacent to the lane. | |
| j) | To ensure a high standard of appearance and a sensitive transition to the adjacent pedestrian streetscape and surrounding uses, detailed landscaping plans shall be submitted with the initial development application, for approval by the Development Officer. The plans shall primarily use planters in the south portion of the development. | |
| k) | The design and appearance of this development to the St. Joseph's Hospital, shall complement the original 1948 historical building (Parcel B) in scale, materials and design elements, and shall respect the intent of Bylaw No. 10894, being a bylaw to designate St. Joseph's Hospital as a Municipal Historical Resource, to the satisfaction of the Heritage Officer. Specifically, the development shall respect the hospital's original building elements including: doors and windows, trim, exterior finishing materials and similar architectural features to the greatest extent possible. | |
| l) | Detailed site and building design plans, generally in compliance with the Appendices, shall be submitted with the initial Development Permit Application and shall be to the satisfaction of the Development Officer in consultation with the Heritage Officer. | |
| m) | Vehicular Parking Management Plan shall be developed in accordance with the following provisions and generally in accordance with the attached Appendices: | |
| i) | a total of 44 vehicular parking stalls shall be provided including 39 in an underground parking structure and 5 surface parking stalls adjacent to the lane, for all of this site's non-residential uses. | |
| ii) | one loading space shall be provided adjacent to the lane and it shall service the developments in Parcels C and B; and | |
| iii) | parking spaces may be shared with the commercial development in Parcel B. | |
| n) | The provision of bicycle parking facilities for the commercial uses shall be to the satisfaction of the Development Officer. | |
| o) | Signs shall be allowed in this District as provided for in Schedule 79E and in accordance with the general provisions of Sections 79.1 to 79.9 inclusive of the Land Use Bylaw, to the satisfaction of the Development Officer. | |
| p) | A comprehensive Sign Design Plan and Schedule, consistent with the overall intent of Section 79.6 of the Land Use Bylaw, shall be prepared for the development and submitted with the development application, to be approved by the Development Officer and the Heritage Officer. | |
| q) | The Development Officer may grant relaxations to the regulations contained in Sections 50 to 79 of the Land Use Bylaw and the provisions of this District, if, in his or her opinion, such a variance would be in keeping with the General Purpose of the District and would not adversely affect the amenities, use and enjoyment of neighbouring properties. | |
| a) | For the purposes of the interpretation of this bylaw, the terms Parcel A, Parcel B and Parcel C shall mean the parcels of land so defined within the Sections entitled Area of Application in the Schedule for Bylaw 11240. |