DC2 769

Rideau Park - east of 106 Street NW and south of 42 Avenue NW

Bylaw 15433 (May 25, 2010)

To develop a facility primarily for seniors comprised of Assisted Living and Designated Assisted Living units as well as supportive accessory commercial uses designed as an integral component of the development and to be compatible with surrounding residential development.

This provision shall apply to a portion of Unit 2, Plan 0023297 containing approximately 1.14 ha, as shown on the attached Schedule "B" Map, Rideau Park

a. Assisted Living (AL): means accommodation with moderate care provisions for residents in a congregate setting.  Assisted living residents do not require continuous access to professional services or on-site professional services.  Room and board services, light housekeeping services, 24 hour availability of assistance and oversight with personal care and social and recreational support may be provided. Assisted living suites may contain up to two bedrooms, living area space and cooking facilities.
b. Designated Assisted Living (DAL): means accommodation with flexible 24 hour on-site personal care and oversight, with scheduled access to professional services.  Residents receive room and board services, light housekeeping services, 24 hour availability of assistance and oversight with personal care and social and recreational support.  Professional services include 24 hour Licensed Practical Nurse oversight, Registered Nurse on-call and intermittent scheduled services provided.  Settings are therapeutically designed to offer comfort and safety to clients who are fearful, who may be at risk for wandering and who need more structure and stimulation.  Suites may or may not include a small kitchen.
a. Apartment Housing, suitable for seniors
b. Boarding and Lodging Houses, suitable for seniors
c. Minor Home Based Businesses
d. Personal Service Shops, Convenience Retail Stores, Professional, Financial and Office Support Services, Health Services, Specialty Food Services, and Religious Assembly when designed as an Accessory component of the seniors’ facility
e. Fascia On-premises Signs
f. Projecting On-premises Signs

Development shall be in accordance with the following regulations and generally in accordance with the attached Appendix 1: Site Plan and Appendix 2: South Building Perspective, to the satisfaction the Development Officer.

a. The maximum density shall be 72.0 dwellings/ha, restricted to 82 dwellings in total. For the purposes of calculating Density, one unit of Assisted Living and/or Designated Assisted Living shall be equal to 0.5 of a Dwelling (i.e. two Assisted Living units or two Designated Assisted Living units count as one Dwelling) as follows:
 
i. a maximum of 105 Assisted Living (AL) units; and
ii. a maximum of 59 Designated Assisted Living (DAL) units.
b. The maximum building Height shall not exceed 14.0 m nor four storeys. Where development is located within 29.5 m of the south property line, the maximum building Height for that portion of the building shall not exceed 10.0 m nor 2.5 storeys.
c. The maximum Floor Area Ratio shall be 1.5.
d. Building Setbacks shall be as follows:
 
i. a minimum Setback of 6.0 m shall be provided for the north boundary of the site;
ii. a minimum Setback of 21.5 m shall be provided for the south boundary of the site;
iii. a minimum Setback of 3.0 m shall be provided for the east boundary of the site; and
iv. a minimum Setback of 2.9 m shall be provided where the site abuts the development to the west.
e. Landscaped Yards shall be required as follows:
 
i. a landscaped Yard a minimum of 6.0 m in width shall be provided adjacent to the north boundary of the site;
ii. a landscaped Yard a minimum of 7.5 m in width shall be provided adjacent to the south boundary of the site;
iii. a landscaped Yard a minimum of 10.0 m shall be provided on the west boundary of the site adjacent to 106 Street;
iv. a landscaped Yard a minimum of 3.0 m shall be provided on the east boundary of the site; and
v. a landscaped Yard a minimum of 2.9 m shall be provided adjacent to the property to the west except that if parking on this Site abuts parking on the adjacent property, no landscaped Yard shall be required between the parking interface of both properties.
f. A covered pedestrian corridor may be provided at grade to link the development to the adjacent development to the west, to the satisfaction of the Development Officer.
g. Landscape treatment shall include the following:
 
i. along the Trans Mountain Pipeline right-of-way, as shown in Appendix 1: Site Plan, landscaping shall include sod and a line of spruce trees 3.5 m high, located continuously along the south property line with a spacing of 6.0 m to 7.5 m, so as to create a visual barrier along the existing fence line and berm. Planting shall be approved by Trans Mountain Pipeline;
ii. entrances to the site will be defined by landscape elements, to the satisfaction of the Development Officer; and
iii. Yards adjacent to the north, east and west property lines shall be landscaped with one coniferous tree, one deciduous tree and three shrubs for every 46 m2 of required Yards. Fifty percent of the deciduous trees shall have a minimum caliper of 80 mm and fifty percent shall have a minimum caliper of 50 mm. Coniferous trees shall have a minimum height of 3.0 m.
h. A solid screen fence, 1.8 m in height shall be installed along the east property line and along the south property line on top of the existing berm which shall be retained. Fencing along the south property line requires the written consent of Trans Mountain Pipeline.
i. A minimum amenity area of 7.5m2 shall be provided for at least 50% of the Assisted Living (AL) and Designated Assisted Living (DAL) units and achieved through the use of balconies, grade level display gardens, terraces, or communal amenity spaces.
j. Communal Indoor Amenity Area shall be provided within the building for use by residents, and shall include, but not be limited to change room facilities, fitness room, or meeting room.
k. An outdoor communal recreation space of at least 100 m2 shall be provided, to be aggregated into areas of not less than 50 m2. This area shall be developed as a useable recreation space to be furnished for some active or passive use.
l. Development on the site shall be designed such that Amenity Areas and outdoor parking areas provide additional separation between the principle buildings and the existing Single Detached Housing to the south.
m. Buildings on the site that are within 30.0 m of the south property line shall be designed such that the number of balconies facing south is minimized, to the satisfaction of the Development Officer.
n. Any access drive, aisle or parking area adjacent to the south property line shall be discontinuous and designed to minimize on site traffic speeds.
o. No loading, storage or trash collection shall be permitted within a required Yard or in any location south of the southernmost principle building.
p. Garbage enclosures shall be located entirely within private property and gates and/or doors of the garbage enclosure shall not open or encroach into road right-of-way.
q. No parking shall be permitted within a required Yard.
r. No continuous access shall be provided through the site between 106 Street and 42 Avenue. Any access between 106 Street and 42 Avenue shall be for emergency purposes only. The existing emergency access shall remain clear of objects that may interfere with emergency vehicles trying to get into or out of the site.
s. There is an existing all-directional access from the site to 106 Street. Any modification to the existing access requires the review and approval of the Transportation Department.
t. The owner is responsible for repair of any damage to the abutting roadways, sidewalks and/or boulevards resulting from construction of the development, to the satisfaction of the Transportation Department. The site shall be inspected by the Transportation Department prior to the start of construction and once again when construction is complete.
u. Signs shall comply with the regulations contained in Schedule 59B of the Zoning Bylaw.
a. Where Apartment Housing and Boarding and Lodging Houses are to be developed as Assisted Living (AL) or Designated Assisted Living (DAL), the parking requirement shall be a minimum of 88 spaces.
b. The location of buildings, parking, and access shall be as generally shown in Appendix I.

 

a. Accessory uses will only be developed as an integral part of a seniors’ facility, compromised of Assisted Living and Designated Assisted Living, for use of residents only.

 

Bylaw attachments