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rescinded.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.
City Council Agenda July 15, 2013/Page 3
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
City Council Agenda July 15, 2013/Page 4
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.
City Council Agenda July 15, 2013/Page 5
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.
City Council Agenda July 15, 2013/Page 6
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.
City Council Agenda July 15, 2013/Page 7
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.
Attachment 1 Development Permit Conditions
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:
Attachment 1 Development Permit Conditions
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
Rosedale St. Albert Parking Review, Technical Update Bunt &
Associates | Project No. 3054.14A | May 6, 2013
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
Rosedale St. Albert Parking Review, Technical Update Bunt &
Associates | Project No. 3054.14A | May 6, 2013
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
Rosedale St. Albert Parking Review, Technical Update Bunt &
Associates | Project No. 3054.14A | May 6, 2013
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
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
Sub Total 141
Proposed
Resident One and Two Bedroom 78 units 1 stall per unit 78
Staff (on maximum working shift) 7 1 stall per staff 7
Visitor 78 units 1 stall per 7 units 11
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
Rosedale St. Albert Parking Review, Technical Update Bunt &
Associates | Project No. 3054.14A | May 6, 2013
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
Rosedale St. Albert Parking Review, Technical Update Bunt &
Associates | Project No. 3054.14A | May 6, 2013
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
Rosedale St. Albert Parking Review, Final Draft Report 3 bunt &
associates | Project No. 3054.14 September 14, 2012
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
Rosedale St. Albert Parking Review, Final Draft Report 5 bunt &
associates | Project No. 3054.14 September 14, 2012
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
Rosedale St. Albert Parking Review, Final Draft Report 7 bunt &
associates | Project No. 3054.14 September 14, 2012
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
Rosedale St. Albert Parking Review, Final Draft Report 8 bunt &
associates | Project No. 3054.14 September 14, 2012
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
Rosedale St. Albert Parking Review, Final Draft Report 10 bunt
& associates | Project No. 3054.14 September 14, 2012
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
Rosedale St. Albert Parking Review, Final Draft Report 11 bunt
& associates | Project No. 3054.14 September 14, 2012
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
Rosedale St. Albert Parking Review, Final Draft Report 12 bunt
& associates | Project No. 3054.14 September 14, 2012
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
Rosedale St. Albert Parking Review, Final Draft Report 13 bunt
& associates | Project No. 3054.14 September 14, 2012
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
Rosedale St. Albert Parking Review, Final Draft Report 14 bunt
& associates | Project No. 3054.14 September 14, 2012
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
0.4 for a two bedroom 0.7 for a
three or more bedroom unit
(C) All other Areas, 0.16 for a
batchelor 0.3 for a one bedroom
0.5 for a two bedroom 0.9 for a
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
io rs F ac ili ty P ar ki ng
C ou
nt Ap
Ti m e
io rs F ac ili ty P ar ki ng
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