1. General Purpose
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.
2. Area of Application
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").
3. Uses
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
4. Development Criteria
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set forth in this District and the regulations contained in the Land Use Bylaw No. 5996, as amended, where not superseded by the development criteria of this District, to the satisfaction of the Development Officer.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.
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 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.
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.