Seniors' Assisted Living Phase II - Direct Control Development Permit

File No.: 710-8
CITY COUNCIL AGENDA REPORT
Subject: 20 HEBERT ROAD - SENIORS ASSISTED LIVING PHASE II - DIRECT CONTROL DEVELOPMENT PERMIT
Recommendation(s): 1. That Development Permit No. DP-2013-000758 by Architecture ATB on behalf
of Rosedale St. Albert Holding Corporation to authorize the construction of a 78-unit assisted living facility on Lot 386, Block 10, Plan 0822814, known municipally as 20 Hebert Road, be approved subject to the specific conditions outlined in Attachment 1 to the Agenda Report dated July 15, 2013.
2. That motion number C533-2012 dated November 19, 2012 be hereby
rescinded. Report Summary: Direct Control Development Permit A development permit application has been received for the construction of a 78- unit, six storey Supportive-Housing development. The property is districted as Direct Control (DC) and in accordance with Section 3.9 of the Land Use Bylaw and 641(1) and (2) of the Municipal Government Act, Council may issue a development permit for any use in a Direct Control District and impose such conditions as it considers appropriate. The proposed development will be the second phase of development at 20 Hebert Road. Existing development on this property includes one building consisting of 148 Supportive Housing units. This application, if approved, will supersede development permit DP-2012-001505 approved by Council on November 19, 2012 for a 52-unit, four storey supportive housing building. Legislative History: On July 7, 2008, Council passed the following motion:
City Council Agenda July 15, 2013/Page 2
File No.: 710-8
(C436-2008) That Development Permit Application No. DP-2008-000455 by Rosedale Developments to authorize the construction of a 148-unit assisted living facility on Lots 384 and 385, Block 10, Plan 0822814, known municipally as 8 and 20 Hebert Road, be approved subject to the 17 conditions identified in the Agenda Report dated July 7, 2008.” On November 19, 2012, Council passed the following motion: (C533-2012) That Development Permit No. DP-2012-001505 by Architecture ATB on behalf of Rosedale St. Albert Holding Corporation to authorize the construction of a 52-unit assisted living facility on Lot 386, Block 10, Plan 0822814, known municipally as 20Hebert Road, be approved subject to the following conditions. (Conditions were outlined in the Agenda Report of November 19, 2012) Report: Architecture ATB, on behalf of Rosedale St. Albert Holding Corporation, has submitted a development permit application to authorize the construction of a six- storey 78-unit Supportive Housing Development and related site improvements. This application represents the second phase of the Rosedale Senior’s Centre facility. The proposed development will be located directly southwest of the existing first phase running parallel with Hebert Road. City Council authorized development for phase 2 of the Rosedale Senior Centre facility on November 19, 2012. Since then, the proponent has revised the proposed expansion to include an additional two floors and 26 units for a six-storey building with a total 78 units. Should Council approve the revised project; the decision made on November 19, 2012 will be rescinded, as per Recommendation No. 2.
Description of Land The property is located at the corner of Hebert Road and Arlington Drive in the Akinsdale neighbourhood. To the east and southeast of the site are single family dwelling units; to the south are commercial uses including Re/Max Real Estate, CIBC, Canada Safeway, and a number of commercial retail units. On the north side of Hebert Road is the Sturgeon neighbourhood with single family dwelling units backing onto Hebert Road. The majority of the 1.03 ha site has been developed as a result of construction of the project’s first phase. The existing building is situated in the northeast half of the site with surface parking to the southwest. Improvements associated with the proposed second phase consist of approximately 21% of the total site area. (Attachment 3, Map Figures 1 and 2).
Plans and Regulatory Documents in Effect In 2008 the Akinsdale South Area Redevelopment Plan (ASP) was amended in order to accommodate the first phase of the Rosedale Supportive Housing project.
File No.: 710-8
In this regard, the ASP was amended to change the future land use of the site from commercial to Institutional/Medium Density Residential. The amendment to the ASP allowed the site to be redistricted from Corridor Commercial (CC) to Direct Control (DC) giving Council the authority to approve Institutional and Medium Density Residential uses. The proposed second phase of the project meets the definition of Supportive Housing and is therefore consistent with the amendments approved by Council in 2008. The proposed development is consistent with the Municipal Development Plan. In particular, Section 4.8 states that the City of St. Albert should continue to facilitate the designation of sites for seniors housing and other forms of special needs housing.
Direct Control Development Permit Application The applicant wishes to develop a 78-unit senior’s assisted living residential complex. This development represents the second phase of the Rosedale Senior’s Centre at this address. After receiving approval in 2008, the developer constructed the existing Supportive Housing development consisting of 148 supportive housing units. The subject property is districted as Direct Control as set out in the City of St. Albert Land Use Bylaw 9/2005 (LUB). As stated in the LUB, the purpose of the Direct Control Land Use District is to enable Council to exercise discretion over the use and development of land or buildings within an area designated as Direct Control. In situations of Direct Control, Council is the Development Approving Authority. In accordance with the provisions of Section 10.5(3) of the LUB, City Council:
a) shall determine the land uses that may be allowed in a DC district; and b) may impose such standards and conditions it considers appropriate to
regulate the use. In addition, Section 10.5(5) of the Land Use Bylaw states that Council may refer to a corresponding conventional land use district or any part of the LUB to determine land use regulations that may be applied to a prospective direct control development permit. In this regard, in considering development regulations (i.e. minimum building setbacks, height, parking requirements, etc.) staff reviewed the application in context with the provisions of the Institutional Facilities (IF) land use district and found for the most part, the development as proposed would be consistent with the IF district governing all requirements, with height being the most notable exception. Within a Direct Control District, City Council, by approving a Direct Control development permit application, ultimately determines the development regulations that will apply to a development and there are no variances per se authorized through any such approval. This report illustrates that although the proposed
File No.: 710-8
assisted living facility is not entirely consistent with the corresponding Institutional Facilities regulations, the development will nonetheless function from a practical standpoint i.e. parking; and the setbacks and height are reasonable at this particular location. Proposed Seniors Assisted Living The proposed seniors assisted living is summarized as follows: Table 1 – Development Information
Description Amounts Total site area for development 1.032 hectares± (2.55 acres±) Area of site to be developed 0.22 ha (0.55 acres±) Residential units
• one bedroom • two bedroom
78 total 62 16
Parking (phase I & II)
102 total 46 surface parking stalls 56 underground parking stalls
Building height 20.41 metres (67 feet) Setbacks Front - 69.1 m
Rear – 4.57 m Flanking Side – 6.0 m to balconies; and 7.95 m to building Interior Side – 22.78 m
Building Setbacks Within the IF District, the minimum building setback requirement is 6.0 m from any property line. The building is to be located 4.57 m from the property line adjoining the commercial development. This would be immediately adjacent to an internal vehicular drive-aisle designed to accommodate access/parking for customers of those developments. The deficiency of this setback requirement will be indistinguishable and pose no adverse affects to either the amenities of the area or the use, enjoyment, or value of neighbouring properties. Building Height The height of the proposed building has been calculated in accordance with section 1.8 of the LUB and has been determined to 20.41 metres. While the proposed height is greater than what is typical for the area, administration gave consideration to the contextual nature of the area and whether or not the proposed height is appropriate or reasonably compatible with surrounding development. The location of the proposed development is within a significant activity node which includes the commercial areas that surround the St. Albert Trail and Hebert/Gervais Road intersection.
File No.: 710-8
A sun-shadow study submitted demonstrates that the shadow cast from the proposed building will not affect properties along the south side of Sunnyside Crescent for the majority of the year. The proposed building will cast a shadow on these properties during the days before and after the winter solstice; however, the shadow would move across the affected properties relatively quickly. More importantly, a row of mature coniferous trees located within a public utility lot located directly behind the properties that back onto Hebert Road already impacts shadowing on these properties. Parking Requirements The Parking Regulations of Part 7 of the LUB have been considered and in this regard, a total 230 parking stalls would be required for both the first and second phase of the project whereas 102 parking stalls are proposed. The parking calculation is shown in Table 2. The LUB also enables the Approving Authority to determine the number of parking stalls required for a particular development if the findings of a parking study demonstrate fewer parking stalls necessary based on the individual merits of the development. As a Direct Control application, such a study may provide technical justification for Council to determine the parking requirements, notwithstanding the total of 230 stalls that would otherwise be required under Part 7 of the LUB. The Applicant submitted a report prepared by Bunt and Associates as part of the original phase II application. That report was re-examined and updated to reflect the additional units provided for with this application (Attachment 4). The updated report reviewed the existing and proposed parking on the subject site and assessed whether or not the proposed parking supply will be sufficient for the future demand. The report concluded the proposed parking will adequately service the proposed development and will not result in overflow parking beyond the subject site. The report analyzed the current parking situation, staffing and resident characteristics of the facility, comparisons with similar developments in the Edmonton area, and parking requirements of other Canadian and American cities. The report found the existing parking ratio for the first phase is 0.31 stalls per unit which results in a surplus of 19 stalls. While the report anticipates a higher demand from the second phase, it estimates that the combined parking demand generated by both phases will be between 63 and 100 parking stalls. This would represent a parking ratio between 0.31 and 0.45 stalls per unit for the entire facility. The 102 parking stalls to be provided represent a ratio of 0.45 stalls per unit. Since the completion of the first phase of development, staff has observed that parking has functioned satisfactorily and is not aware of any spill-over onto the adjacent commercial development and supports the number of parking stalls that are being proposed.
File No.: 710-8
(Part 7 of LUB) Required # of Stalls
Self-Contained Units 82 One Stall per Unit 82 Non Self-Contained Units
66 One Stall for Every 5 Units
14
Proposed Phase II Self-Contained Units 78 One Stall per Unit 78 Non Self-Contained Units
0 One Stall for Every 5 Units
0
Both Phase I and II Visitor Stall One Stall per 7 Units 33 Staff 23 23 Total Required 230 Total Provided 102 Design/Appearance of Building The proposed appearance of the building maintains the design, architectural character and appearance established in the first phase of development. Exterior building finishes include a significant amount of brick and siding. The sloped roof, dormer windows, and architectural style of the project as a whole give the impression of distinctive and original buildings. Enclosed Connection The application includes a main floor connection or “link” between the first phase and the proposed second phase. The proposed link is located over a 10.06 metre utility right-of-way. Prior to the construction of the link, the owner must enter into an amended Utility Right of Way agreement with the City, which agreement will allow for the existence of the structure. Public Consultation The applicant carried out public consultation in accordance with City Policy C-P&E- 01. Notice of the development was sent to landowners within 100 m of the subject property. There were no concerns raised from nearby landowners. A summary of the public consultation is included as Attachment 5. Conclusion Staff recommends the application be approved, subject to the 10 conditions listed in Attachment 1.
File No.: 710-8
Financial Implications: There are no financial implications of particular note at this time. Legal Implications: Other than as indicated above, there are no legal implications of particular note at this time. Attachments: 1. Development Permit Conditions 2. Architectural Drawings 3. Location & Aerial Maps 4. Rosedale St. Albert Parking Review, Final Draft Report 5. Public Consultation Summary
Report Date June 5, 2013 Originating Department Planning & Development Prepared by: Craig Thomas Approved by Carol Bergum City Manager Review Patrick Draper
Attachment 1 Development Permit Conditions
1. Approval includes the construction of a 78-unit assisted living facility and all related site improvements.
2. The site shall be developed as per the plans stamped, signed and conditionally
approved by the Development Officer on behalf of City Council of the City of St. Albert
3. Building elevations to be as indicated on the stamped, approved plans with the final
appearance and type of exterior finishing materials to be approved by the Development Officer.
4. The site is to be serviced, landscaped and fenced as per the plans accepted by the City of St. Albert, which acceptance may impose any conditions, including but not limited to completion deadlines, the provision of security and minimum insurance requirements that the City considers appropriate.
5. Prior to the issuance of a building permit, the following fees, levies, charges,
securities and documentation shall be provided to the City: a) Development permit approval fee of $4,390.90; b) Off-site charges; c) Construction water charges; d) Street cleaning levy; e) Detailed site grading and drainage plan; f) Detailed plans for underground power, water, sanitary and storm sewer
servicing including the location of all service connections as required; g) Two (2) complete sets of detailed construction drawings, including detailed
architectural, structural, electrical and mechanical drawings; h) A Landscaping Plan, prepared by a Landscape Architect registered with the
Alberta Association of Landscape Architects, to the standards, Land Use Bylaw requirement, and satisfaction of the City of St. Albert;
i) The posting of cash or a letter of credit, in a form and in an amount satisfactory to the City, as security for ensuring that all obligations under this development permit are fulfilled to the satisfaction of the City. The City may call on such security in such amounts, and at such times as it determines appropriate in the event the City determines that: (i) The applicant/developer has failed to comply with any provision of this
development permit; (ii) This development permit is suspended or cancelled; (iii) Work has been commenced under this development permit but has not
been properly completed within a reasonable period of time, as determined by the City;
j) A Certificate of Insurance to the satisfaction of the City; k) Applicable building permit fees; l) Payment of any outstanding property taxes; Note: All fees are as per Master Rates Bylaw, as approved by City Council.
6. Screening requirements:
a) Any garbage/recycle containers, as proposed and future installations of same, shall be located within enclosures that are screened to the satisfaction of the Development Officer;
b) Any exposed rooftop mechanical equipment shall be visually and acoustically screened to the satisfaction of the Development Officer.
7. Any proposed changes including but not limited to design, elevation or site plan
configuration, are to be requested in writing from the Development Officer and the said changes are not to be undertaken until and if written authorization is provided by the Development Officer. Any proposed change considered to be substantial or inconsistent with this approval, as determined by the Development Officer, may be referred to City Council for approval.
8. To ensure consistency with the plans as approved by City Council, the
applicant/developer shall provide the following to the Development Officer for review: a) A Real Property Report prepared by an Alberta Land Surveyor at the
foundation form stage to confirm that the location of the building is consistent with the approved site plan; and
b) A report or plan prepared by an Alberta Land Surveyor at the completion of framing work for the structure, confirming that the height of the building is consistent with the approved building height.
9. The applicant/developer will be required to enter into an amended Utility Right of
Way Agreement with the City to address the enclosed link that is to be situated over the existing utility right of way.
10. Occupancy of the building will not be permitted until all conditions of this
development permit are fulfilled, or unless written authorization is provided by the City of St. Albert.
NOTES:
a) A person applying for, or in possession of, a valid development permit is not relieved from full responsibility for ascertaining and complying with or carrying out development in accordance with the conditions of any caveat, easement or other instrument affecting the building or land. Without limiting the generality of the foregoing, the applicant/developer shall have particular regard to the existing water main within Right of Way Plan 4580 K.S. and be responsible to ensure that all construction does not impact this utility and that access to the water main will not be compromised, all in accordance with the Utility Right of Way Agreement dated July 9, 1958, as amended or replaced from time to time.
b) The applicant/developer shall be responsible for the following:
i. The costs of paving, draining and curbing of all driveway and parking areas, as well as the costs and installation of any curb cuts and driveway aprons that may be required;
ii. The provision of on-site fire hydrants as may be required; iii. The costs and installation associated with connecting to all required public and
private utilities. All utility lines and connections must be underground. If connections to underground servicing lie under existing roadways, connections must be augured and not open cut;
iv. The costs of relocating any existing off-site fire hydrants, as may be required; and
v. Provision of adequate dust control as may be required during construction.
c) The applicant shall be responsible for compliance with all applicable Federal, Provincial and Municipal laws, regulations and standards, as well as ensuring compliance with, and be responsible for obtaining, all applicable permits, licenses and approvals, at its own expense.
d) Without limiting the generality of the foregoing clause, the applicant/developer
shall be responsible for acquiring various permits as required from the City's Engineering Department including an On Street Construction Permit, Water and Sewer Connection Permit, etc. In this regard, please contact the Development Supervisor (Greg Persson, 780-418-6603).
e) The City of St. Albert does not conduct independent environmental checks of
land within the city. If you are concerned about the suitability of this property for any purpose, you should conduct your own tests and reviews. The City of St. Albert, in issuing this development permit, makes no representations and offers no warranties as to the suitability of the property for any purpose or as to the presence or absence of any environmental contaminants on or within the property.
f) An 'as-built' digital file of the underground servicing plan along with a landscaping
as-built package including one PDF file, one AutoCad file, and one 594 X 841 mm mylar is to be submitted (including a digital copy) to the satisfaction of the Development Officer.
g) All construction must conform to the relevant requirements of the Alberta Building
Code, the City of St. Albert municipal engineering standards and all applicable codes, laws, regulations and standards.
h) Addressing of individual units shall be coordinated with the City. Please contact
Kim Hamson at 780-459-1635.
G:\MAPS-City\Akinsdale\20 Hebert Road\Fig1_LocationMap.mxd
STURGEON COUNTY
Figure 1
G:\MAPS-City\Akinsdale\20 Hebert Road\Fig2_Aerial.mxd
Figure 2
Attachment 3
Bunt & Associates submitted a Parking Review Study to the City of St. Albert for the proposed expansion of
the Rosedale St. Albert assisted living facility on May 6, 2013. City of St. Albert comments (dated May 8,
2013) related to off-street parking were advanced by ATB Architecture. In response to the comments
received, Bunt & Associates have prepared the following supplementary submission to address City comments
received to date.
The comments received suggest that Bunt identified a parking demand ratio of 0.52 parking stalls per unit in
the original report (September, 2012) and a parking demand ratio of 0.45 stalls per unit in the current report.
It is of note that these ratios identify parking supply ratios, not parking demand ratios. The relevant parking
supply ratios identified in the Technical Memorandum are summarized in Table 1.
Table 1: Rosedale Parking Supply Ratios
Phase Units Parking Supply Parking Supply Ratio
(spaces per unit)
September 2012 Proposed Expansion 202 106 0.52
Currently Proposed Expansion 226 102 0.45
Overall, the aggregate parking supply ratio currently proposed for the site is consistent with the parking
supply ratio currently provided on site. As mentioned in our initial submission, overflow parking issues were
not identified. As such, it was determined that the off-street parking supply ratio of about 0.44 spaces per
unit represented an appropriate on-site parking supply.
With respect to parking demand, the current peak parking demand observed at Rosedale St. Albert based on
parking utilization surveys completed in September 2012 and April 2013 identified a parking demand of 30
surface parking spaces and 19 underground parking spaces representing a total of 49 occupied spaces.
May 13, 2013
Attention: Craig Thomas, Development Officer II
Dear Sir:
Attachment 4
The existing facility comprises 82 self-contained units and 66 designated assisted living units for a total of
148 units. The peak parking demand observed represents a blended parking demand ratio of 0.33 spaces
per unit (49 spaces for 148 units). This parking demand includes demands associated with resident, facility
staff and visitor parking demands.
Based on discussions with facility operators, it is understood that 20 residents currently lease on-site
parking spaces. Of these 20 spaces, it is further understood that 19 spaces are leased by residents of self-
contained units, while only one resident of the designated assisted living units currently leases an on-site
parking stall.
Therefore, the residential parking demand ratio of the existing self-contained units has been calculated to
be 0.23 stalls per unit (19 spaces per 82 units). Given a peak existing observed parking demand of 49
spaces, and a resident parking demand of 20 spaces, the balance of the parking demand (29 spaces) is
anticipated to be associated with staff and visitor parking. This magnitude of parking demand represents a
staff/visitor parking demand ratio of 0.20 stalls per unit (29 spaces per 148 units).
The currently proposed expansion includes 78 self-contained units. Applying the existing self-contained
resident parking demand ratio of 0.23 stalls per unit in addition to the existing staff/visitor parking demand
ratio of 0.20 stalls per unit to the new 78 units results in a parking demand of 35 spaces (78 units x 0.43
spaces/unit).
A new parking demand of 35 spaces combined with the existing parking demand of 49 spaces, results in a
projected total on-site parking demand of 84 parking spaces. The projected off-street parking supply upon
expansion completion is 102 parking spaces. The anticipated parking demand of 84 spaces represents
about 82% of the proposed on-site parking supply.
The proposed off-street parking supply has been determined to represent an appropriate off-street parking
program, a program which has the ability to accommodate fluctuations in resident, staff and visitor parking
demands. The analysis completed has projected that there may be in the order of 18 surplus parking spaces
upon the construction and operation of the new facility.
It is anticipated that the aforementioned submission responds to the comments received, meets with your
immediate needs and requirements and will provide you with a level of comfort and confidence to approve
the proposed development permit from an off-street parking accommodation perspective. We would be
pleased to meet with you to further discuss this component of the project if required.
Yours truly,
Bunt & Associates
TO: Ray Proulx, Architecture Arndt Tkalcic Bengert
10315 109th Street
Edmonton AB, T5J 1N3
FROM: Mark Huberman, P.Eng.
Architecture Arndt Tkalcic Bengert has completed the process of securing develop permit approvals to
construct and operate a 54 unit expansion to the existing Rosedale St. Albert assisted living facility
located at 20 Hebert Road in St. Albert. As part of the approval process, a parking review was completed
by Bunt & Associates in September of 2012. This study was submitted as part of the initial development
permit application process and was accepted by the Administration and City Council.
At this time, the owners group, Rosedale Developments, is considering the expansion of the proposed
addition to include a total of 78 units. Bunt & Associates was retained by Architecture Arndt Tkalcic
Bengert on behalf of Rosedale Developments to complete an update to the original parking review to
determine the parking impacts associated with the modified development program in recognition of the
existing facility’s parking supply and demand characteristics.
EXISTING CONDITIONS During the preparation of the parking assessment
update, Bunt & Associates visited the Rosedale site
to reconfirm existing conditions and confirm
adjacent land use and parking characteristics.
Based on this review, it is noted that the existing
conditions presented in the September 2012
parking review remain unchanged. A copy of the
September 2012 report is reproduced in Appendix
A.
Parking at the facility continues to be provided by a
26-stall underground parkade in conjunction with a
Attachment 4
Rosedale St. Albert Parking Review, Technical Update Bunt & Associates | Project No. 3054.14A | May 6, 2013
2
39-stall surface parking lot for a total parking compliment of 65 stalls. On-street parking in the vicinity of
the site is restricted to approximately 7 spaces located adjacent to the facility along the east and west
sides of Arlington Drive.
Based on the existing 148 unit facility and the total parking supply of 65 stalls, a blended off-street
parking supply of 0.44 spaces per unit is currently being provided. Leasing of the underground parkade is
consistent with the previous report, with 19 of the 26 available stalls rented to residents and staff.
Staffing Characteristics
Staffing numbers and scheduling remains unchanged with a total of about 51 staff associated with the
existing facility and a peak daytime shift of up to 23 staff on site.
Existing Parking Demand
Parking accumulation counts were completed on-site at Rosedale St. Albert in August of 2012 to
determine the surface parking demands associated with the existing facility as well as with the
surrounding commercial developments. Weekend and weekday counts were completed to capture the
peak parking demands of the residential facility and commercial parking activity. To confirm that existing
parking demands remain relatively consistent today, Bunt & Associates completed a series of
supplementary accumulation counts on the following dates to update and compliment the previously
recorded data:
Tuesday, April 23rd 2013 from 10:00 AM to 5:00 PM; and,
Wednesday, April 24th 2013 from 7:00 PM to 9:00 PM.
The residence and shopping centre parking lots were segmented into a series of parking zones, as
presented in Exhibit 1 to better define the locational characteristics associated with the existing parking
demands. Zone 3 represents the surface parking associated with the Rosedale development (39 stalls)
while the remaining zones selected for count purposes represent surface parking associated with adjacent
commercial development. Table 1 on the following page summarizes the results of the accumulation
counts completed in August 2012 and April 2013. A parking demand of 19 spaces for the underground
parkade has been assumed for all time periods based on current leasing information.
It is noted that of the 19 leased stalls in the underground parkade, 16 are leased by tenants and 3 are
leased by staff. In addition to the underground stalls leased by tenants, one surface stall is leased by a
tenant. A total of 17 leased tenant spaces translates into a resident parking demand of 0.11 stalls per
unit.
Peak parking demands in Table 1 are expressed both in terms of raw parking accumulation characteristics
and parking occupancy for Rosedale St. Albert surface parking and for the overall area surveyed. Detailed
accumulation data for all time frames surveyed can be found in Appendix B.
Attachment 4
Attachment 4
4
Rosedale Commercial
Parkade Demand
Total Demand
Parking Occupancy
Parking Peak
20 19 39 60% 1:30 PM 18 11%
Aug. 28th 3:00 PM 24 19 43 66% 3:30 PM 59 35%
Aug. 29th 1:00 PM 26 19 45 69% 12:00 PM 56 33%
Sept. 6th Midday 27 19 46 71% Not surveyed
Year: 2013
April 23rd 1:30 PM 30 19 49 75% 12:00 PM 61 36%
April 24th 7:30 PM 10 19 29 45% 7:00 PM 8 5%
Based on the parking surveys completed, it has been determined that the peak parking activity at Rosedale
St. Albert occurred at 1:30 PM on April 23, 2013 when 30 vehicles were parked in the surface parking lot
(Zone 3) and 19 vehicles were assumed to be parked in the underground parkade. The total peak parking
demand at the residence was calculated to be in the order of 75%. This equates to a blended rate of 0.33
stalls per unit and includes resident, staff, and visitor parking demands.
The peak parking activity surveyed in the remaining parking zones was observed to occur at about 12:00
PM on April 23, 2013 when 61 vehicles were recorded as parked in the areas surveyed at Gateway Village
Shopping Centre. The total peak parking occupancy in the commercial zones surveyed was identified to be
36%. It is noted that parking accumulation data collected in 2013 is comparable to that collected in 2012
and based on survey results, an adequate off-street parking supply is currently provided at the existing
Rosedale facility. No spillover parking occurrences were noted. Both Rosedale St. Albert and the shopping
centre appear to be operating with discrete parking demands and characteristics.
Attachment 4
5
Existing City of St. Albert Bylaw Parking Requirements
According to the City of St. Albert Land Use Bylaw, Rosedale St. Albert is best considered as a supportive
housing facility. Under this designation, the existing development would require:
1 stall per dwelling unit or 1 stall per 5 dwelling units for each non-self-contained supportive
housing unit, plus
1 stall per 7 dwelling units for visitor parking, plus
1 stall per employee required during the maximum working shift
Based on a strict interpretation of the City’s Land Use Bylaw, assuming a maximum work shift staff load of
23 employees and assuming that the City classifies all units with kitchens as self- contained units, the
parking requirement for the existing facility has been calculated to be 141 spaces. Table 2 presents a
breakdown of the Bylaw parking requirements.
Table 2: Existing Bylaw Requirements
Component Bylaw Rate Parking
Requirement
Resident One and Two Bedroom 82 units 1 stall per unit 82
DAL 66 units 1 stall per 5 units 14
Staff (on maximum working shift) 23 1 stall per staff 23
Visitor 148 units 1 stall per 7 units 22
TOTAL 141
An off-street parking supply requirement of 141 spaces represents a blended parking rate of 0.95 spaces
per unit. It is noted that the existing parking supply of 65 spaces represents a 76 stall or a 54% variance
from Bylaw requirements.
The City Bylaw calculations suggest that the resident parking demand (96 spaces) generated by the
existing facility represents a blended rate in the order of 0.65 stalls per unit. In practice, based on current
resident demands, the blended resident demand rate is in the order of 0.11 stalls per unit.
FUTURE DEVELOPMENT PLANS
Rosedale Developments is considering an expansion of the currently approved addition from a four-story
to a six-story assisted living residence. The proposed development would include 78 one and two
bedroom suites complete with full kitchens and would be connected to the existing Rosedale facility as
shown in Exhibit 2. The existing front door drop-off would be modified to accommodate the new
building. The additional staffing required by the expansion is anticipated to be in the order of 7 staff
during peak operations, 3 additional staff during the evening period and 1 additional staff on night shift.
Attachment 4
Attachment 4
7
Proposed Parking Supply
A 30-stall underground parkade is planned along with the construction of the proposed addition. The
existing surface parking lot will be reconfigured to accommodate the proposed expansion and is
anticipated to include a total surface parking supply of 46 parking stalls. The existing underground
parkade (26 spaces) will remain. In total, the proposed future parking supply for the entire Rosedale St.
Albert complex will be in the order of 102 parking stalls.
As previously mentioned, the existing development program represents a blended off-street parking
supply of 0.44 spaces per unit. Upon the completion of the new 78 units, the two facilities (226 total
units) and the associated parking will reflect a combined off-street parking rate of 0.45 spaces per unit. It
is noted that the increase in parking supply (+37 spaces) as compared to existing represents 0.47 spaces
per new residential unit (78 units).
Proposed City of St. Albert Bylaw Parking Requirements
Based on the City of St. Albert Land Use Bylaw, the parking requirement for the proposed expansion is
anticipated to be in the order of 96 spaces with all 78 proposed units being classified as self-contained.
Table 3 presents expansion and total Bylaw parking requirement breakdown.
Table 3: Proposed Bylaw Requirements
Component Bylaw Rate Parking
Requirement
Existing
DAL 66 units 1 stall per 5 units 14
Sub Total 141
Proposed
Sub Total 96
TOTAL 237
The total (existing plus proposed) Bylaw requirement would therefore be in the order of 237 spaces which
equates to a parking supply rate of approximately 1.0 spaces per unit. The proposed total parking supply
of 102 spaces would represent a 135 stall variance (a 57% reduction) as compared to bylaw requirements.
Attachment 4
8
ACCEPTED PARKING ASSESSMENT FINDINGS
The September 2012 Parking Study compared St. Albert bylaw parking requirements with seniors’
accommodation parking rates suggested by technical literature. The review suggests that an appropriate
parking supply index of 0.30 to 0.52 spaces be considered for assisted living facilities to accommodate
resident, staff and visitor requirements. This suggests that City of St. Albert parking requirements for
assisted living housing may be overly conservative and could result in the development of an excessive
number of parking spaces which likely will not be used effectively or efficiently.
A review of existing parking supply characteristics at Rosedale St. Albert suggests that the facility
currently reflects a blended parking rate of 0.44 stalls per unit. This index is significantly less than the
parking requirements set by the City of St. Albert Land Use Bylaw which indicates that an off-street parking
supply rate of 0.95 stalls per unit be provided. It is also noted that there have been no significant issues
identified under existing conditions even though the existing parking supply rate is about 50% of the off-
street parking space bylaw requirement.
PARKING ASSESSMENT
Methodology 1
The review of various accepted and suggested parking rates for seniors’ assisted living accommodations
indicate that the existing reassessed parking demand rate of 0.31 stalls per unit at Rosedale St. Albert
may be considered to be an appropriate estimate of future parking demand for the proposed expansion.
The proposed parking supply will accommodate about 102 spaces or 0.45 stalls per unit. Based on the
existing parking demand rate of 0.33 stalls per dwelling unit, the anticipated future parking demand has
been estimated to be in the order of 75 stalls (75% of the proposed parking supply) and can be therefore
be accommodated on-site.
Methodology 2
The existing parking demand rate at Rosedale St. Albert has been established at 0.33 stalls per unit or 49
spaces. This magnitude of parking demand would suggest there are about 16 vacant parking spaces
currently existing. If the new 78-unit addition generates a parking demand which achieves City of St.
Albert off-street requirements, an additional 96 spaces would be required. At this parking demand rate,
the total parking supply required to accommodate the existing demand and the expanded demand would
be in the order of 145 stalls. This represents a 43 stall deficiency based on the proposed parking supply
of 102 stalls.
It is noted that the existing facility is operating with a 76 stall variance or a 54% reduction as compared to
Bylaw requirements and that the existing resident parking demand is significantly less than what Bylaw
would suggest. If the same variance is applied to the Bylaw requirements of the proposed development (96
spaces) the additional parking supply would be in the order of 44 stalls. The total required parking supply
based on the existing demand and the expanded demand with the applied variance would be in the order
of 93 stalls which can be accommodated in the proposed off-street parking supply.
Attachment 4
9
CONCLUSION The proposed expansion of Rosedale St. Albert to include 78 additional suites can be accommodated from
a parking perspective by the proposed parking supply.
The parking review for the proposed 78-unit addition at the existing Rosedale St. Albert facility has
illustrated that parking demands associated with the development initiative are not expected to
definitively reflect parking supply requirements identified by the City of St. Albert’s Land Use Bylaw. While
the City of St. Albert’s Land Use Bylaw requires the construction of 237 off-street parking spaces, it has
been estimated that the combined parking demand generated by the existing and proposed residential
buildings will be in the order of 75 to 93 spaces. This magnitude of parking demand can be
accommodated in the proposed 102-stall parking program. Resident, visitor and staff parking
characteristics and profiles have been acknowledged and considered in the assessment.
The total number of parking spaces per unit at the complex upon construction completion would be 0.45
spaces per unit. This parking supply rate is consistent with the parking supply rate provided at the
existing facility (0.44 spaces per unit).
It has been determined that the proposed parking supply of 102 spaces should represent an inventory
which will provide a level of parking accommodation that will adequately service future development
activity and not result in overflow parking related issues. It is anticipated that the construction and
operation of the proposed 78-unit addition will not unduly interfere with or affect neighbourhood
amenities from a parking perspective. Parking associated with the proposed initiative can be
accommodated on-site.
Attachment 4
APPENDIX A ROSEDALE ST ALBERT PARKING REVIEW, SEPTEMBER 14 2012
Attachment 4
Rosedale Developments currently owns and operates the Rosedale St. Albert assisted living facility located
at 20 Herbert Road in St. Albert.
Architecture Arndt Tkalcic Bengert are in the process of securing development permit approvals to
construct and operate a 54 unit expansion to the existing facility. The proposed development will be
constructed on a vacant parcel of land located immediately to the west of the existing building and will be
connected to the existing assisted living facility. Bunt and Associates was retained by the project architects
on behalf of Rosedale Developments to complete a parking review of the proposed Rosedale St. Albert
assisted living expansion initiative and to determine parking impacts associated with the contemplated
development program in recognition of the existing facility’s parking supply and demand.
STUDY PURPOSE The development of an appropriate parking program to service levels of projected parking activity
generated by the anticipated resident, staff and visitor population groups, as may be contemplated,
represents the central theme of the assignment. The assessment was prepared to assist the City of St.
Albert in its review of the development proposal by confirming that an appropriate parking supply is being
provided to meet the projected demands generated by the residential development. It is anticipated that
the report’s completion will facilitate and expedite the Development Permit approval process. An approved
parking review study will provide the City of St. Albert’s Planning Department with the rationale and
supporting evidence to approve a parking variance during the development permit review process should
a variance in parking supply be identified.
STUDY METHODOLOGY The establishment of parking requirements for senior’s residential facilities is often a complex task. To
arrive at specific recommendations, there are many trade-offs and parameters to be considered. The
analysis and assessment presented in the following sections reflects an understanding of the development
site’s locational attributes and anticipated user profiles and characteristics.
Attachment 4
Rosedale St. Albert Parking Review, Final Draft Report 2 bunt & associates | Project No. 3054.14 September 14, 2012
The methodology for completing the study included a desktop review of existing data, field investigations
and analysis of predicted parking characteristics. Parking profile information from similar senior
residential facilities was reviewed, including discussions with facility operators, to assist in identifying
future parking characteristics and requirements.
The following information was compiled and gathered:
Relevant information related to existing area and development characteristics;
Typical hourly and daily senior residential facility parking characteristics;
Relevant information related to existing parking activity; and,
Industry standards as they pertain to seniors residential complexes.
Throughout the course of the project, ongoing communication and consultation with Client Group
representatives was undertaken to ensure that the most up to date information related to the project site
was used for assessment purposes.
AREA OF SIGNIFICANT TRAFFIC AND PARKING INFLUENCE Typically, the area of significant parking influence varies with the quantity and distribution of parking
related activity and the ability of a development site to accommodate site generated parking demands.
The impact analysis should extend as far as parking activity has a significant impact. For the purpose of
this assessment, the area of significant parking influence represents the existing and proposed
development site and the immediately adjacent shopping centre and roadway system surrounding the
development site. It is within this area that parking activity associated with the proposed development will
exhibit its greatest influence.
SUSTAINABILITY CONCEPTS Sustainability has been identified as a strategic element associated with the construction and operation of
the new expansion. The project represents an excellent opportunity for the proponent to implement
elements associated with sustainable development (including parking supply) and to provide leadership in
implementing policies to ensure sustainable future growth.
To ensure that the new residential facility will be developed in a sustainable fashion, synergies between
the new and existing facility have been developed. The location of the facility will continue to allow for
transit and walk trip opportunities which will reduce reliability on the automobile as the primary means of
transportation. From an urban design and parking planning perspective, the development of a sustainable
senior’s residential expansion has the following advantages:
reduces site generated parking demands as a result of land use synergies and reduced staffing;
reduces the amount of pavement infrastructure required to accommodate parking; and,
allows for a more compact development to facilitate pedestrian movement activity.
Attachment 4
EXISTING CONDITIONS
Rosedale St. Albert
As illustrated in Exhibit 1, the existing Rosedale St. Albert facility is bordered to the northwest by Herbert
Road, to the northeast by Arlington Drive and to the south and west by Gateway Village Shopping Centre.
Vehicular access to the site is available via an all directional signalized access to Herbert Road and via
Gateway Village Shopping Centre. A small pick-up and drop-off loop services the site along Arlington
Drive.
The existing four storey residence includes 148 rooms of which 66 are Designated Assisted Living (DAL)
units with kitchenette facilities while 82 units are one and two bedroom suites complete with full kitchens.
On-site amenities provided to residents include supper meals, weekly housekeeping, linen service, a
variety of daily organized programs and a number of on-site health clinics. Additional meal and laundry
services are available at a cost.
Parking Accommodation
Parking at the facility is provided in a 26-stall underground parkade and a 39-stall surface parking lot
representing a combined off-street parking complement of 65 stalls. Surface parking at Rosedale St. Albert
is separated from parking associated with Gateway Village Shopping Centre by a landscaped and fenced
median. Underground parking is available for rent to residents and access to the parkade is controlled. It
is noted that parking along Herbert Road is prohibited; however, on-street parking along Arlington Drive is
permitted in some areas and approximately 7 on-street parking spaces are located adjacent to the facility
along the east and west sides of the carriageway.
Of the underground parking spaces, 19 of the 26 underground stalls are rented to residents and staff.
Based on discussions with the facility operators, casual parking surveys completed in the surface parking
area identified that on most days, about 19 of the 39 stalls are occupied, with a high of 27 stalls observed
on September 6th, 2012 (refer to Existing Parking Demand).
Based on an existing off-street parking supply of 65 spaces and an existing development program which
accommodates 148 units, the existing off-street parking supply rate has been established at 0.44 spaces
per unit (regardless of unit type). It is noted that this off-street parking supply ratio includes resident, staff
and visitor parking.
Staffing Characteristics
There are currently about 51 staff associated with existing building operations (148 suites). Staff loads are
spread over a 24 hour day (3 shifts of 8 hours). During the day shift, which requires the most staff, there
are up to 23 staff on site.
Most staff use the local transit system. Three staff rent spaces in the underground parking garage. About
5 to 6 employees use surface parking spaces. It has been estimated that 9 to 10 employees park on-site
during typical daytime operations.
Attachment 4
Attachment 4
Gateway Village Shopping Centre
Gateway Village Shopping Centre is located immediately adjacent to the south of Rosedale St. Albert. The
shopping centre includes a variety of commercial, restaurant, financial, and medical land uses. Businesses
immediately adjacent to the existing and future senior’s residence include Remax Real Estate, the
Canadian Imperial Bank of Commerce and Safeway.
Existing Transit
Rosedale St. Albert is currently serviced by three transit routes: one primary route, A11, and two peak-
hour routes, A12 and A13. The routes provide transit service to the Akinsdale, Pineview, Campbell,
Woodlands and Perron Street areas. Two bus stops are located within 200 m of the development site, one
on the west side of Arlington Drive, adjacent to the residence, and one on the south side of Herbert Road,
north of the residence.
To better understand on-site parking accumulation characteristics at Rosedale St. Albert, parking surveys
were completed by Bunt & Associates at the residence and surrounding commercial developments
associated with the Gateway Village Shopping Centre parking lots on the following dates:
Saturday, August 25th 2012 from 11:00 AM to 6:00 PM;
Tuesday, August 28th 2012 from 3:00 PM to 9:00 PM; and,
Wednesday, August 29th 2012 from 11:00 AM to 3:00 PM.
The aforementioned dates and time frames were selected to reflect peak periods of both the existing
residential facility and commercial parking activity at the shopping centre
In order to gain an appreciation of the locational characteristics associated with existing parking demands,
the residence and shopping centre parking lots were segmented into a series of parking zones. Exhibit 2
presents the existing parking layout and the parking zone system developed for the surveys. Table 1
summarizes the peak demand periods recorded for the Rosedale St. Albert surface parking lot, and for the
shopping centre zones surveyed, on each survey day. An additional casual demand survey (Sept. 6, 2012)
of the residence surface lot was made available through discussions with the facility operator and has also
been included in Table 1. With respect to the Rosedale parkade, a parking demand of 19 spaces has been
assumed based on discussions with facility operators.
Peak parking demands in Table 1 are expressed both in terms of raw parking accumulation characteristics
and parking occupancy for Rosedale St. Albert surface parking and for the overall area surveyed. Detailed
accumulation data can be found in Appendix A.
Attachment 4
Attachment 4
Table 1: Parking Demand Summary
Date Rosedale Peak
Rosedale
Surface
Demand
Rosedale
Parkade
Demand
Total
Rosedale
Demand
Total
Rosedale
Parking
Occupancy
Shopping
Centre
Peak
Shopping
Centre
Demand
Shopping
Centre
Occupancy
Aug. 25th 1:00 & 3:00 PM 20 19 39 60% 1:30 PM 18 11%
Aug. 28th 3:00 PM 24 19 43 66% 3:30 PM 59 35%
Aug. 29th 1:00 PM 26 19 45 69% 12:00 PM 56 33%
Sept. 6th Midday 27 19 46 71% Not surveyed
Based on the parking surveys completed, it has been determined that the peak parking activity at Rosedale
St. Albert occurred at midday on Thursday, September 6th when 27 vehicles were recorded as parked on-
site and 19 vehicles were assumed to be parked in the underground garage. The total peak parking
occupancy recorded at the residence was in the order of 71%. This equates to a blended rate of 0.31stalls
per unit and includes resident, staff and visitor parking demands.
The peak parking activity surveyed at the shopping centre was observed to occur at about 3:30 PM on
Tuesday, August 28th when 59 vehicles were recorded as parked in the areas surveyed at Gateway Village
Shopping Centre. The total peak parking occupancy in the shopping centre zones surveyed was identified
to be 35%.
Based on the on-site parking accumulation surveys undertaken, it has been determined that an adequate
off-street parking supply has been provided at the existing facility. No spillover parking occurrences were
noted. Both Rosedale St. Albert and the shopping centre appear to be operating with discrete parking
demands and characteristics.
Existing City of St. Albert Land Use Bylaw Parking Requirements
According to the City of St. Albert Land Use Bylaw, Rosedale St. Albert is best considered as a supportive
housing facility. Under this designation, the existing development would require:
1 stall per dwelling unit or 1 stall per 5 dwelling units for each non-self-contained supportive
housing unit, plus
1 stall per 7 dwelling units for visitor parking, plus
1 stall per employee required during the maximum working shift
Based on a strict interpretation of the City’s Land Use Bylaw, assuming a maximum work shift staff load of
23 employees and assuming that the City classifies all units with kitchens as self- contained units, the
parking requirement for the existing facility has been calculated to be 141 spaces (96 spaces for the 148
self - contained units, 22 spaces for visitor parking and 23 spaces for staff). An off-street parking supply
of 141 spaces represents a blended parking rate of 0.95 spaces per unit.
Attachment 4
As mentioned previously, the existing facility provides a complement of 65 spaces, or about 46% of the
required off-street parking requirement. Based on discussions with facility operators, no issues associated
with parking have been identified.
FUTURE DEVELOPMENT PLANS
Proposed Expansion
Rosedale Developments is proposing the addition of a four storey assisted living residence to the existing
Rosedale St. Albert development as illustrated in Exhibit 3. The proposed development would include 54
one and two bedroom suites complete with full kitchens. Residents of the expansion would share the
dining facilities and amenities of the existing 148 unit residence. The existing front door drop-off would
be modified to accommodate the new building. Based on discussions with the operators of the planned
facility, an additional 7 staff will be required during daytime operations, 3 additional staff during the
evening period and 1 more night staff.
Proposed Parking Supply
A 30 stall underground parkade is planned along with the construction of the proposed addition. The
existing surface parking lot will be reconfigured to accommodate the proposed development and is
anticipated to include a total surface parking supply of 50 parking stalls. In total, the proposed future
parking supply for the entire Rosedale St. Albert complex will be in the order of 106 parking stalls.
As mentioned previously, the existing development program represents a blended off-street parking
supply of 0.44 spaces per unit. Upon the completion of the new 54 unit facility, the two facilities (202 total
units) will reflect a combined off-street parking rate of 0.52 spaces per unit. It is noted that the expansion
units (54 units) and the expansion parking (50 spaces) reflects a parking supply rate of 0.93 spaces per
unit.
City of St. Albert Land Use Bylaw Parking Requirements
Based on the City of St. Albert Land Use Bylaw, the parking requirement for the proposed development
(existing plus proposed) is anticipated to be in the order of 209 spaces based on 136 spaces for the self-
contained units, 14 spaces for the DAL Units, 30 staff spaces and 29 visitor parking spaces. This equates
to an overall blended rate of 1.0 stall per unit.
BEST CASE STUDIES /BENCHMARKING In order to determine an appropriate blended parking rate for the proposed Rosedale St. Albert, Bunt &
Associates compared the existing parking demand to parking requirements of other jurisdictions,
suggested parking rates for seniors’ accommodation in technical literature, and to existing parking
characteristics at facilities similar to that currently being proposed.
Attachment 4
P:\3054.14 - Rosedale St. Albert Parking Review\CAD\Proposed Development.dwg
E x h
d D
ev el
Attachment 4
Comparative Review of Bylaw Parking Requirements for Seniors Housing
City of Edmonton
In the fall of 2012, the City of Edmonton adopted new parking regulations for supportive housing
developments. The development of the new parking regulations for these types of residential land uses
was based on the completion of a comprehensive parking assessment for seniors housing (Seniors Parking
Accommodation Strategy, Bunt & Associates, May 2012).
The report findings were based on a review of parking supply and demand characteristics of over 40
seniors’ residences, the review and completion of senior housing parking supply and demand surveys
within the City of Edmonton and the review of seniors housing parking requirements in other jurisdictions.
In combination with the above, a number of personal interviews were completed with senior housing
facility operators. Table 2 presents the approved parking rates based on built form.
Table 2: Parking Supply Requirements by Facility Type
Built Form Resident
Dwelling Units 0.35 0.05 0.40
Sleeping Units 0.15 0.15 0.30
As can be highlighted from Table 2, Dwelling Unit parking requirements have been identified to be in the
order of 0.40 spaces per unit while Sleeping Units have been identified to require 0.30 spaces per unit,
exclusive of visitor parking requirements. The City of Edmonton has maintained a visitor parking
requirement of 1 visitor parking space per 7 units.
The distinction between a sleeping unit and a dwelling unit in this case is the presence of self-contained
cooking facilities. DAL units would be considered sleeping units as they are not equipped with a full
kitchen.
If the Rosedale St. Albert residence was planned to be developed in the City of Edmonton, the existing and
proposed addition in combination would require an off street parking complement of 104 spaces (20
spaces for the DAL units, 55 spaces for the self-contained units and 29 spaces for visitor parking). A total
parking supply of 104 spaces, which equates to a blended rate of 0.51 stalls per unit, represents a
significantly reduced parking rate than that required by The City of St. Albert. Although it is acknowledged
that the City of St. Albert does not have the same characteristics as the City of Edmonton (i.e. transit is not
as well developed), the City of Edmonton’s rate is considered to represent a more realistic and appropriate
parking index for these types of residential facilities.
Other Canadian and American Cities
A review of parking requirements established by zoning bylaws in effect in a number of Canadian cities
(Toronto, Calgary, Vancouver, Kelowna, Victoria, Halifax, Ottawa, Regina, Winnipeg, and Burnaby) and
American cities (Portland, Boise, Seattle, Salt lake City, Denver, and Minneapolis) was completed.
Appendix B reproduces a summary of the seniors housing parking requirements reviewed.
Attachment 4
The bylaws varied in both their land use description, variable and in their corresponding parking indices.
While some jurisdictions identified a distinction between assisted/supportive housing and nursing homes,
others provided a single rate to encompass all senior’s related land uses. While some used the number of
units/residents/beds as their sole variable, others considered staff/employee requirements over and
above.
The review completed identified that a number of the jurisdictions apply a parking rate in the order of
0.30 spaces per unit for assisted/supportive housing units. In some cases, this rate is subject to an
increase or decrease depending on its size, location and its relative proximity to transit.
ITE Parking Requirement
A review was completed of the ITE Parking Generation Manual for assisted living seniors housing facilities.
Assisted Living is described by ITE as residential settings in which routine general supervision or
assistance with activities necessary for independent living is provided for individuals who are mentally or
physically limited.
Residents generally have separate living quarters and are provided services include dining, housekeeping,
social/recreational activities as well as medication administration. Care for individuals with Alzheimer’s
and Amyotrophic Lateral Sclerosis (ALS) is often offered at Assisted Living facilities. Assisted Living
facilities provide a level of care between independent living and nursing homes and although staff are
available 24 hours a day, skilled medical care is not required on-site.
The average weekday peak parking demand identified by ITE for the assisted living land use, based on
independent survey data, is 0.41stalls per dwelling unit. Based on this suggested rate and the anticipated
future parking supply, the proposed Rosedale St. Albert residence would require a total of 83 parking
stalls, representing a surplus of 23 stalls as compared to the proposed parking supply of 106 spaces.
Comparative Review of Assisted Living Residences Parking Demand
The existing parking demands at a number of assisted living facilities operated by Rosedale Developments
which are similar to the proposed Rosedale St. Albert residence were reviewed and are presented in Table
3. The parking demands summarized in the table were documented by IBI group in the study “Parking
Study of Seniors’ Residences” completed in March 2008 and accepted by the City of St. Albert,
This collection of benchmarking data indicates a weighted average parking demand of 0.25 stalls per unit,
a blended index which is marginally lower than the measured parking demand rate at Rosedale St. Albert
(0.31 stalls per unit).
Attachment 4
Table 3: Assisted Living Facility Demand Summary
Facility
Total
Rosedale On The Park 105 12 17 12 29 0.28
Rosedale Estates 121 0 14 17 31 0.26
Rosedale Manor 58 0 7 8 15 0.26
Rosedale at Griesbach 268 166 36 25 61 0.23
Total 649 (75%) 214 (25%) 160 0.25
PARKING ASSESSMENT
Estimated Parking Demand
A review of existing parking supply characteristics at Rosedale St. Albert suggests that the facility
currently reflects a blended parking rate of 0.44 stalls per unit. This index is significantly less than the
parking requirements set by the City of St. Albert Land Use Bylaw which indicates that an off-street parking
supply rate of 0.95 stalls per unit be provided. It is also noted that there have been no significant issues
identified with spill-over parking even though the existing parking supply rate is about 50% of the off-
street parking space bylaw requirement
A review of the City of Edmonton Zoning Bylaw requirements for seniors housing, various jurisdictions’
bylaw requirements for assisted living parking supplies, and actual parking demand surveys completed at
the existing facility and at similar facilities would suggest that an appropriate parking supply index of
0.30 to 0.52 spaces be considered for assisted living facilities. The ITE Parking Generation Manual
suggests that an appropriate parking supply rate could be 0.41 stalls per unit which falls midway in the
range. As a result, the review of the available literature would suggest that City of St. Albert parking
requirements for assisted living housing may be overly conservative and could result in the development
of an excessive number of parking spaces which likely will not be used effectively or efficiently.
Table 4 presents a summary of the senior housing benchmarking reviews. As can be illustrated from
Table 4, the proposed off-street parking supply being proposed at this time (106 stalls or 0.52 spaces per
unit) is in line with published data and information.
Attachment 4
Table 4: Summary of Benchmarking Reviews
PARKING SUPPLY RATIOS (SPACES PER UNIT)
PARKING DEMAND RATIOS (SPACES PER UNIT)
PARKING SPACES
0.30 61
0.25 (MEASURED) 51
Parking Summary
Methodology 1
The review of various accepted and suggested parking rates for seniors’ assisted living accommodations
indicate that the existing parking demand rate of 0.31 stalls per unit at Rosedale St. Albert may be
considered to be an appropriate estimate of future parking demand for the expansion. The proposed
parking supply will accommodate about 106 spaces or 0.52 stalls per unit. Based on the existing parking
demand rate of 0.31 stalls per dwelling unit, the anticipated future parking demand has been estimated to
be in the order of 63 stalls which can easily be accommodated in the proposed off-street parking supply.
Methodology 2
The existing parking demand rate at Rosedale St. Albert has been established at 0.31 stalls per unit or 46
spaces. This magnitude of parking demand would suggest that there are about 19 vacant parking spaces
currently existing. The new residential development will result in a total off-street parking supply of 106
spaces. If the new 54 unit addition generates a parking demand which achieves City of St. Albert off-street
parking requirements (1.0 spaces per unit), an additional 54 spaces would be required. Even at this
parking demand rate (100 spaces (46 spaces existing demand plus 54 spaces projected demand)), there
would be sufficient parking spaces available within the development parking zone.
CONCLUSION The proposed expansion of Rosedale St. Albert to include 54 additional suites can be accommodated from
a parking perspective by the proposed parking supply.
The parking review for the proposed 54 unit addition at the existing Rosedale St. Albert facility has
illustrated that parking demands associated with the development initiative are not expected to
definitively reflect parking supply requirements identified by the City of St. Albert’s Land Use Bylaw. While
the City of St. Albert’s Land Use Bylaw requires the construction of 209 0ff-street parking spaces, it has
been estimated that the combined parking demand generated by the existing and proposed residential
Attachment 4
buildings will be in the order of 63 to 100 spaces. This magnitude of parking demand can be
accommodated in the proposed 106 stall parking program. A parking surplus of about 6 stalls is
anticipated. Resident, visitor and staff parking characteristics and profiles have been acknowledged and
considered in the assessment.
The total number of parking spaces per unit at the complex upon construction completion has been
calculated to be 0.52 spaces per unit. This parking supply rate is higher than the parking supply rate
provided at the existing facility (0.44 spaces per unit).
It has been determined that the proposed parking supply of 106 spaces should represent an inventory
which will provide a level of parking accommodation that will adequately service future development
activity and not result in overflow parking related issues.
It is anticipated that the construction and operation of the proposed 54 unit addition will not unduly
interfere with or affect neighbourhood amenities from a parking perspective. Parking associated with the
proposed initiative can be accommodated on-site.
Attachments
Appendix B: Zoning Bylaw Rate Review
Attachment 4
A pp
io rs F ac ili ty P ar ki ng
C ou
nt 25
A ug
Ti m e
3 5%
2 22
5 8%
2 22
20 Tu es da y, A ug us t 2
8 20
ny
N or m M
21 36
24 41
persons of any age and
which contains personal and medical care
facilities
health care providers
building for residential
age including separate common areas
Supportive Housing
performance of the personal functions and
activities
the aged or chronically ill
Parking Index 0.3 spaces per each dwelling unit
and bed-sitting room
batchelor 0.18 for one bedroom
0.3 for a two bedroom 0.5 for a
three or more bedroom unit
(B) Policy Area 2-4, 0.14 for
batchelor 0.24 for one bedroom
three or more bedroom unit
(C) All other Areas, 0.16 for a
batchelor 0.3 for a one bedroom
three or more bedroom
parking required
than 2.2 spaces for every unit are
required
Zoning Bylaw Rate Review for Seniors' Living
Assisted Housing = dewlling unit operated by
a not for profit or private sector organization in
co-operation with the City of Toronta
Toronto (reference
unit - (for buildings containing
bounded by
Street
the west,
Street to
Attachment 4
lodging, and continuing nursing care
may be provided for compensation, including
assisted living facilities, nursing homes,
retirement
1 guest parking space per 10
residents or resident care beds
but not less than 1 space, plus 1
for every 3 employees on the
maximum shift
of a building in which accommodation, together
with nursing, supervisory or personal care is
provided or is available for four or more
persons with social, health, emotional, mental
or physical handicaps or problems
Residential Care Facility or Retirement
Home, converted and Retirement Home
Seniors Assisted Living Apartment Building
Burnaby Supportive Housing Facility = a facility that
(a) contains two or more living units, each of
which is occupied or intended to be occupied
by not more than two persons, at least one of
whom is fifty-five years of age or older;
(b) contains common amenity spaces and
dining facilities for the residents;
(c) provides at least one meal a day for the
residents; and
residents and on-site emergency medical
response.
each dwelling unit contained in
such dwelling; accommodation for
employees or fraction thereof
unit plus 1 per 100m2 of gross
floor
personal services
1 for each 2.5 living units. In
addition,
for each
established bus route and
commercial facilities are located
development or 1 for each 4
dwelling units where such a
development is located at a
greater distance from an
established bus route and
Retirement Center
two assisted living units for people who have
either a need for assistance with activities of
daily living (which are defined as eating,
toileting, ambulation, transfer [e.g., moving
from bed to chair or chair to bath], and bathing)
or some form of cognitive impairment but who
do not need the
minimum parking standard for
four units
every eight units in the project is
required
total units are restricted by
covenant to
District 2: 0.25 per dwelling unit
District 3: 0.5 per dwelling unit
1 space for each 4 assisted living
units; plus 1 space for each 2 staff
members on-site at peak staffing
time; plus 1
who, by reason of chronic illness or infirmity,
are unable to care for themselves, but that does
not provide care for the acutely ill or surgical or
obstetrical services. This definition excludes
hospitals or sanitariums
employees; plus 1 space for each
6 beds
Attachment 4
unit containing 2 or more
bedrooms
bedroom living unit
combination of housing and personalized
healthcare designed to respond to the
individual needs of more than six (6) individuals
who require help with the activities of daily
living, such as meal preparation, personal
grooming, housekeeping, medication, etc. Care
is provided in a professionally managed group
living environment in a way that promotes
maximum independence and dignity for each
resident (small) -
the individual needs of up to six (6) individuals
who require help with the activities of daily
living, such as meal preparation, personal
grooming, housekeeping, medication, etc. Care
is provided in a professionally managed group
living environment in a way that promotes
maximum independence and dignity for each
resident
employees,
infirmary or nursing home beds,
plus 1 parking space for each 4
rooming units,
dwelling units
Denver
max = I space per bed
Inebriate Housing min = 1 space per 4 beds
max = 1 space per bed
Minneapolis
max = 1 space per bed
min = 1 space per 3 beds
max = I space per bed
Attachment 4
Attachment 4
C ou
nt Ap
Ti m e
C ou
nt Ap
0 0%
0 0%
3 7%
16 8%
6 4%
Attachment 4
20 Hebert Road Seniors Assisted Living – Phase II Direct Control Development Permit
July 15, 2013
• First phase was approved in 2008 and
consisted of 148 units; Phase 2 approved Nov. 19/12 – 4 storeys with 52 units
• Phase 2 revised – 6 storeys with 78 units
3 3
4 4
DC – Direct Control Land Use District • Council is the development approving authority and
determines the land uses that may be allowed • Purpose of Direct Control: “to enable Council to
exercise particular control over the use and development of land or buildings within the area so designated.”
• Development Regulations: determined by Council; may
refer to a corresponding conventional land use district or any part of the LUB
5 5
IF District Regulations • Generally consistent with the IF District in
regards to setback requirements
• Parking Study submitted with revised application; concludes that parking will function
• Proposed 6 storeys; building height calculated at 20.41 m
6 6
Site Plan
7 7
Building Elevations
8 8
Building Elevations
9 9
12 12
14 14
15 15
Recommendations
• That development permit number DP- 2013-000758 be approved subject to the conditions in Attachment 1
• That motion number C533-2012 dated November 19, 2012 be rescinded
Questions?
Description of Land
Direct Control Development Permit Application
Financial Implications:
Attachment 4 Parking Study
Attachment 5 Public Consultation Results_Redacted
20 Hebert Powerpoint
20 Hebert RoadSeniors Assisted Living – Phase II Direct Control Development Permit
Direct Control Development Permit
IF District Regulations
Shadowing – December 21
Comparable Building Heights
Comparable Building Height

Seniors' Assisted Living Phase II - Direct Control Development Permit

Documents

Transcript of Seniors' Assisted Living Phase II - Direct Control Development Permit