Edmonton Zoning Bylaw 12800

14.        Special Information Requirements

Bylaw 17767

September 19, 2016

Bylaw 17831

November 28, 2016

14.1         Geotechnical Engineering  Information

Bylaw 17831

November 28, 2016

  1. When a Development Permit Application is submitted to the Development Officer for development on a Site within the area of application of the North Saskatchewan River Valley and Ravine System Protection Overlay, the application may include, at the discretion of the Development Officer in consultation with Citizen Services and Integrated Infrastructure Services, information regarding the existing and proposed Grades at 0.5 m contour intervals. The final Grades shall be to the satisfaction of the Development Officer, the said application having been first reviewed by Integrated Infrastructure Services.

  2. Notwithstanding anything contained herein, the Development Officer may require a detailed engineering study of the geotechnical engineering conditions prepared to professional standards, by a qualified, registered Professional Engineer prior to the issuance of a Development Permit or the construction of any development within the area of application of the North Saskatchewan River Valley and Ravine System Protection Overlay.

Bylaw 17831

November 28, 2016

  1. The detailed engineering study shall conclude by the registered Professional Engineer certifying that the foundations proposed for the development were designed with full knowledge of the soil conditions and the proposed siting of the development upon this Site.

Bylaw 17831

November 28, 2016

  1. The Development Officer may require the submission of a detailed engineering study as outlined in subsection 14.1(2) of this Bylaw with an application for a Development Permit at any location within the City which in the opinion of the Development Officer may be impacted by slope instability or other geotechnical hazards.

  2. The Development Officer, having required a detailed engineering study of the geotechnical engineering conditions, may, in consultation with Integrated Infrastructure Services, apply conditions to the approval of the Development Permit to minimize slope instability or other geotechnical hazards.

14.2        Wind Impact Statement and Study

Bylaw 17277

July 6, 2015

Bylaw 17831

November 28, 2016

  1. Where warranted, a Wind Impact Statement or Wind Impact Study, or both, may be required to be submitted for a proposed development having Height greater than 20 m, to the satisfaction of the Development Officer.

Bylaw 17831

November 28, 2016

  1. A Wind Impact Statement shall provide a screening-level estimation of potential wind conditions. If the Wind Impact Statement indicates that uncomfortable or unsafe wind conditions may result from the building design, the Development Officer may require the applicant to submit a Wind Impact Study for proposed buildings in order to quantify these conditions or refine any conceptual mitigation measures using physical scale model tests.

Bylaw 17831

November 28, 2016

  1. A Wind Impact Statement or Wind Impact Study shall be prepared by a qualified, registered Professional Engineer, prepared to professional standards.

Bylaw 17831

November 28, 2016

  1. A Wind Impact Study shall be prepared by a qualified, registered Professional Engineer, and shall be based on a scale model simulation analysis, prepared to professional standards.

14.3         Sun Shadow Impact Study

Bylaw 17277

July 6, 2015

  1. Where warranted, a Sun Shadow Impact Study may be required to be submitted for proposed development where such a study is required in a Statutory Plan, or for other applications, to the satisfaction of the Development Officer.

Bylaw 17831

November 28, 2016

  1. The Sun Shadow Impact Study shall be prepared by a qualified, registered Professional Engineer or Architect, to professional standards.

Bylaw 17277

July 6, 2015

Bylaw 17831

November 28, 2016

  1. The shadow impact shall be evaluated based on the difference in shadow between the allowable three-dimensional building massing and the proposed three-dimensional building massing, during the March equinox. The Development Officer may require changes to the proposed development, may refuse to grant a variance, or approve a Class B Discretionary Development based on that information.

14.4         Floodplain Information

Bylaw 17277

July 6, 2015

Bylaw 17831

November 28, 2016

  1. When a Development Permit Application is submitted to the Development Officer for the development of a parcel of land partially or wholly contained within the Floodplain Protection Overlay, the Development Officer may require that the applicant submit information regarding the geodetic elevation of the proposed building location and the geodetic elevation of the lowest point of all openings to the proposed building(s).

Bylaw 17831

November 28, 2016

  1. Prior to the issuance of a Development Permit for the construction of any development within the Floodplain Protection Overlay, the Development Officer may require that the applicant submit a certificate from a qualified, registered Professional Engineer or Architect indicating that the following factors have been considered in the design of the building:

  1. Canada Mortgage and Housing Corporation guidelines for building in flood-susceptible areas;

Bylaw 17831

November 28, 2016

  1. the flood-proofing of Habitable Rooms, electrical panel and heating units, and operable windows;

  1. Basement drainage; and

  2. Site drainage.

14.5         Environmental Nuisance and Health Impacts Assessment

Bylaw 14127

January 11, 2006

Bylaw 17831

November 28, 2016

  1. When a Development Permit Application is for industrial activities designated for either approval or registration under the Environmental Protection and Enhancement Act, the Development Officer may require that the applicant submit an Environmental Nuisance and Health Impacts Assessment prepared by a qualified environmental professional such as an engineer, biologist, planner, geologist or hydrogeologist. The Development Officer may impose any conditions necessary to mitigate environmental nuisances and health impacts identified in the assessment.

  2. The Environmental Nuisance and Health Impacts Assessment shall:

  1. identify the nature and quantities of substance releases;

  2. identify the provincial standards for the proposed industrial operation;

Bylaw 17831

November 28, 2016

  1. identify any sensitive Uses or Zones that could contain sensitive Uses, existing or proposed, which could be detrimentally impacted by the substance releases;

  1. demonstrate what remedial and mitigative measures shall be undertaken; and

  2. identify and recommend any separation distances or other land use planning measures that could be undertaken.

14.6         Assessment of Risk for Industrial Activities

Bylaw 14127

January 11, 2006

Bylaw 17831

November 28, 2016

  1. When a Development Permit Application is for an activity involving the use, manufacturing or storage of hazardous substances, the Development Officer may require the applicant to submit a risk assessment prepared by a qualified environmental professional such as an engineer, biologist, planner, geologist or hydrogeologist. The Development Officer may impose any conditions necessary to mitigate the risks associated with the use, manufacturing or storage of hazardous substances identified in the assessment.

Bylaw 17831

November 28, 2016

  1. The risk assessment shall:

  1. identify hazardous substances and their quantities;

  2. estimate the expected frequency of the occurrence of a hazardous event;

  3. assess the possible consequences of such an event;

Bylaw 17831

November 28, 2016

  1. determine annual individual risk and compare to Major Industrial Accidents Council of Canada risk acceptability criteria;

Bylaw 17831

November 28, 2016

  1. identify and recommend risk-based separation distances and other measures to reduce risk;

  2. demonstrate how the proposed facility and operations shall contribute to the following risk management objectives:

  1. risk reduction at source (siting of facilities, modifications to processes, conformity to legislation e.g. The Safety Codes Act, the Dangerous Goods Act, monitoring, technical changes, training, etc.);

Bylaw 17831

November 28, 2016

  1. risk reduction through land use planning around industrial Sites, pipelines and dangerous goods corridors;

  1. emergency preparedness;

Bylaw 17831

November 28, 2016

  1. emergency response;

Bylaw 17831

November 28, 2016

  1. risk communication and public participation;

Bylaw 17831

November 28, 2016

 

Bylaw 14158

February 6, 2006

Bylaw 17959

May 29, 2017

14.7          Edmonton Design Committee

  1. The Development Officer, prior to rendering a decision on the Development Permit application, shall refer applications as outlined in Bylaw 14054 to the Edmonton Design Committee for review and comment, and may refer applications for Digital Signs at the Development Officer’s discretion.  

  1. Before rendering a decision, the Development Officer shall consider the Edmonton Design Committee's comments.

14.8        Natural Area Management Plan

Bylaw 14679

August 28, 2007

Bylaw 16733

July 6, 2015

Bylaw 17831

November 28, 2016

  1. When a Development Permit Application is submitted to the Development Officer for development in the NA Zone, or an application is to rezone an identified Natural Area to the NA Zone, the Development Officer shall require a Natural Area Management Plan be prepared by a qualified environmental professional such as an environmental scientist or biologist.

Bylaw 17831

November 28, 2016

  1. The Development Officer shall impose the requirements outlined in the Natural Area Management Plan.

Bylaw 17831

November 28, 2016

  1. The Natural Area Management Plan shall be prepared in accordance with the current requirements for preparing management plans for Edmonton’s Natural Areas at time of application.

  1. The Natural Area Management Plan shall include, but not be limited to, the following:

Bylaw 17831

November 28, 2016

  1. the boundary for the purpose of zoning of the Natural Area, including the buffer;

Bylaw 17831

November 28, 2016

  1. a statement of the extent of human and recreational activities permitted within the NA Zone;

Bylaw 17831

November 28, 2016

  1. the appropriateness of a building or structure within the Natural Area. If a building or structure is necessary within the Natural Area, then the Natural Area Management Plan shall:

  1. state the purpose of the building or structure;

  2. determine the size and location of the building or structure; and

  3. state the impacts of the building or structure on the Natural Area and the necessary mitigating measures to reduce those impacts.

Bylaw 16749

March 24, 2014

Bylaw 17831

November 28, 2016

14.9        Environmental and Risk Information

Bylaw 17831

November 28, 2016

  1. The Development Officer may require an applicant for a Development Permit to submit any information, including but not limited to: environmental site assessments, risk assessment studies and risk management plans and/or exposure control plans that, in the opinion of the Development Officer, is required to determine that the Site is suitable for the full range of Uses contemplated in the Development Permit Application.

Bylaw 17277

July 6, 2015

Bylaw 17831

November 28, 2016

14.10      Drainage Information

  1. The Development Officer may require an applicant for a Development Permit to submit information relating to the proposed drainage from a Site, including but not limited to:

  1.  Lot grading plans;

  2.  Site mechanical plans;

  3.  flood control plans;

  4.  stormwater management plans and calculations; or

  5.  similar plans, drawings or engineering reports that, in the opinion of the Development Officer, are required to determine if the Site is suitable for the full range of Uses contemplated in the Development Permit Application.

Bylaw 17896

March 20, 2017

14.11     Parking Information

  1. The Development Officer, in consultation with Transportation Services, may require an applicant for a Development Permit to submit a parking impact assessment, parking utilization count, or similar information necessary to determine the land use impact of vehicle parking for the full range of Uses contemplated in the Development Permit Application.  

  2. The Development Officer, having regard to the information provided in section 14.11(1) may, in consultation with Transportation Services, apply conditions to the approval of the Development Permit to mitigate land use impacts of vehicle parking.

  3. When a parking impact assessment is required pursuant to subsection 14.11(1), the parking impact assessment shall be completed by a Professional Engineer registered in Alberta, to the satisfaction of the Development Officer in consultation with Transportation Services.

Bylaw 18089

June 28, 2017

 

14.12     Municipal Historic Evaluation

  1. Prior to the issuance of a Development Permit for the demolition of a structure on the Inventory of Historic Resources in Edmonton, the Development Officer, in consultation with the Heritage Officer, may require information, such as:

  1. the full address and legal description of the site, including a brief discussion of site context (such as the location of the structure on the site, the orientation of the structure to street, and site access);

  2. photographs of elevations of all sides of the structure;

  3. photographs of the structure in context with its surrounding streetscape with the perspective of the photograph identified;

  4. photographs of the interior of the structure, including all rooms, corridors, stairwell/elevator locations, and main features such as fireplaces, windows, doors and other historic detailing;

  5. photographs of any external detail, structural or decorative, which is relevant to the structure’s historic significance that is not generally visible on photographs provided pursuant to subsections 14.12(1)(b) and 14.12(1)(c), such as roof gable(s), decorative moulding, corbelled chimney, window trims, and entrance features;

  6. a brief written history of the structure including the original construction date, name of the original and subsequent owner(s), name of the original architect, name of the original builder, and information on the date and extent of subsequent alterations;

  7. original plans or blueprints, or a scaled and dimensioned floor plan and line drawings of all elevations of the structure;

  8. current Certificate of Title;

  9. copies of real estate documents with information such as square footage, size of the lot, and placement of the structure on the lot;

  10. information on materials of construction and information about the amenities of the structure, such as the number of rooms, bathrooms, fireplaces, and any basement development;

  11.  a summary of the reason for the proposed demolition; and

  12. any other information that may assist in recording the history of the structure, to the satisfaction of the Development Officer, in consultation with the Heritage Officer.