St. Joseph’s Hospital DC1 Historic Designation - Parcel A

 

1.         General Purpose

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.

2.         Area of Application

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.

3.         Uses

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.

4.         Development Criteria

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set forth in this District and the regulations contained in the Land Use Bylaw No. 5996, as amended, where not superseded by the development criteria of this District, to the satisfaction of the Development Officer.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.

5.         Additional Development Regulations For Specific Uses

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.

6.         Interpretation

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.