municipal planning commission agenda july 31, 2012 · 2015-03-04 · when new service delivery...
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Municipal Planning Commission
AGENDA
July 31, 2012
3:00 PM COUNCIL CHAMBERS Main Floor, City Hall
910 – 4 Avenue South
Municipal Planning Commission
DATE OF MEETING July 31, 2012 TIME OF MEETING 3:00 pm PLACE OF MEETING Council Chambers, City Hall COMMITTEE MEMBERS
Alderman – Jeff Carlson Alderman – Liz Iwaskiw Alderman – Jeff Coffman Alderman – Bridget Mearns Member at Large - Wayne McGinn Member at Large - Ron Peta Member at Large - Gail Sarka Member at Large - Mark Murphy Member at Large - Bob Higgins
MEETING AGENDA 1. Welcome – Chair 2. Approval of Agenda 3. Adoption of Minutes 3.1. Additions 3.2. Deletions 4. Old Business 5. New Business 5.1. DEV04460, Development Officer: Pam Colling 6. Adjourn meeting
Municipal Planning Commission
ADOPTION OF MINUTES
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MINUTES of a Regular Meeting of the MUNICIPAL PLANNING COMMISSION (MPC) held on Tuesday, July 17, 2012 at 3:00 p.m. with the following in attendance: CHAIRMAN: B. Mearns Councillor MEMBERS: J. Coffman Councillor W. McGinn Member at Large G. Sarka Member at Large OTHERS: D. Sarsfield Acting Secretary to the Commission G. Stevenson Senior Development Officer W. Smith Recording Secretary ABSENT: J. Carlson Councillor M. Gaehring Secretary to the Commission B. Higgins Member at Large M. Murphy Member at Large R. Peta Member at Large ___________________________________________________________________________________
J. COFFMAN:
THAT Bridget Mearns be appointed Acting Chairman of the Municipal Planning Commission for the July 17, 2012 Meeting.
-------------------------CARRIED ____________________________________________________________________________________
G. SARKA:
THAT the minutes of the meeting of the Municipal Planning Commission held on July 3, 2012 be approved.
-------------------------CARRIED ____________________________________________________________________________________ DEV04219, Perkins + Will Architects/Alberta Infrastructure, on behalf of Chinook Regional Hospital/Alberta Health Services, 1802 9 Avenue South, proposes to construct a five storey and three storey addition to the Chinook Regional Hospital. The construction period is approximately 36 months. The addition will accommodate current hospital activities that need to be upgraded to a higher standard of service delivery. The addition will provide a new main entrance and a new patient entrance for the emergency department that is central to the site. Land Use District is P-B Public Building, Medical and Health Facility (Inpatient and Outpatient). Development Officer’s Presentation: Gepke Stevenson, Senior Development Officer outlined the following information: Also attending today:
Ms. Val Fellger – Coordinator – Parking – Infrastructure Services Mr. Dave Henley – Senior Bylaw Officer – Regulatory Services Mr. Darwin Juell – Transportation Manager – Infrastructure Services
• Regional Hospital was approved in 1982, with construction complete by about 1988 at which time
it replaced the Municipal Hospital and is a Permitted Land Use • Over the years the hospital has become busier and overcrowded • Acute care services were concentrated at the hospital when St. Michael’s Hospital closed and
when new service delivery directives prompted the closure of outlying hospitals
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• In addition a variety of outpatient services and administrative functions for Chinook Health were also relocated to the Regional Hospital
• This intensification of use was not anticipated at the time of original construction and the continued intensification on this site is directly related to the parking impacts on the neighbourhood
• Regional Hospital is embedded in a diverse but essentially low density residential neighbourhood • Adjacent streets and neighbourhoods experience a variety of impacts mostly related to traffic and
parking. Noise has also been a issue at times • Alberta Health Services wishing to expand the facility recognized the need to provide additional
parking and after several provincial funding delays, a 781 space parkade was completed in 2011 • Staff and visitors continue to park in the neighbourhood to avoid paying for parking and the
parkade is operating below capacity • City of Lethbridge enforces areas where a Residential Parking Permit (RPP) program is in place
to neighbourhood residents. Since the opening of the parkade enforcement has been stepped up in neighbourhoods
• Land Use Bylaw (LUB) on-site parking requirements are met. However, the Hospital cannot force people to use it. 935 + underground parking spaces are supplied on site, with only 431 + underground parking spaces required
• Construction Strategies will include: o Alberta Infrastructure will provide parkade parking for construction workers during
construction o City of Lethbridge will alter the parking zones on the perimeter of the hospital to offer
more flexibility and to accommodate temporary ambulance parking o City of Lethbridge will provide the RPP program and continue enhanced enforcement
for at least one year • The application requires a waiver of Floor Area Ratio (FAR). FAR measures the intensity of the
development on a site. This waiver is related to the off-site impacts being created by intensification of this use
• FAR becomes a useful parameter in the P-B districts. Uses tend to be large scale but site size can vary depending on location and tend to be interspersed with other districts most often residential and commercial.
• Regional Hospital is a large scale, intense use on a relatively small site situated within a residential district
• P-B district has a maximum FAR requirement of 0.5. FAR 0.5 works well for churches and schools – leaves enough surface area for parking and playgrounds but does not work well for large buildings on small sites. A FAR of 0.5 is unrealistic for the hospital
• Regional Hospital intensification has evolved o Current FAR is 1.13 (1961 and 1982 – LUB’s had no FAR requirement) o Addition FAR is 0.34 o Total FAR is 1.47
• There is outstanding landscaping requirements dating from the original 1982 development approval
• Neighbourhood letters were sent to property owners within a 250m radius (corresponds to streets within RPP zones) with one email response and three visits at the Development Services counter received. Responses accept need for the addition but have a deep frustration over staff and visitor parking in the residential neighbourhood
• Ms. Fellger provided information on Perimeter Parking Changes for Chinook Hospital during construction
• In conclusion, Ms. Stevenson stated the Chinook Regional Hospital is an essential public health service vital to Lethbridge and the surrounding area and the Planning and Development Department supports the FAR waiver and approval of this application
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Applicant’s Presentation: Kirsten Reite, Architect, Perkins + Will Canada, provided the following information:
• Three main project components planned: o Day Procedures renovation and expansion o Emergency and Ortho renovation and expansion o New five storey tower addition
• Multi-phased Construction Schedule 1. Day Procedures – November, 2013 2. New Tower – December, 2014 3. Emergency – July, 2015
• Highlights of project o Five storey and three storey additions o Expanded North entrance o 17 Street vehicle entrance o North entry drop off zone o New emergency entrances o New Helicopter Pad o New Barrier Free parking o New entrance and self contained tunnel which will promote parkade parking o Resurface existing Auxiliary building parking
• Construction Impacts o Existing Ambulance Entry will remain accessible for ambulance parking only o Existing Walk in entry will remain accessible o All contractor parking will be accommodated in the upper levels of parkade or contractor’s
site area – no street parking permitted o Patient, staff, public, visitor parking at north site will be accommodated in parkade with
access through protected tunnel to north entrance o Street parking minimally impacted at construction entrance and temporary ambulance
parking o New hour restrictions for Street parking and will be patrolled and enforced by City of
Lethbridge • Objectives
o Healing for patients by access to daylight and views o Productive for Staff with efficient open concept areas close to exterior o Adaptable with simple designs to allow for change o Flexible with modular furniture and walls where possible o Age friendly for families and seniors o Infection resistant by creating durable and cleanable areas
• User Engagement o Inclusive and interactive o Held over 100 meetings o Over a 100 users
Other Presentations: Dr. Barbara Lacey, Chairman, Health Advisory Committee – Oldman River Division, advised as follows:
• Purpose/History of Health Advisory Committee
o Collect information from users of hospitals o Collect information from local administration o Hold public meetings
• Committee is in favor of construction • Realizes that there is no new services being offered but just enhancing and providing more space
to existing services
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• Existing space is very crowded and makes for difficult cleaning • Expansion will provide better technology • Day procedures increased patients volume will have enhanced space • Emergency wait times will be greatly improved • Less emergency patients will need to be transferred to Calgary • Expansion will be positive for patients and staff • Construction will allow for expansion with flexibility in future
Dr. Chris Hosgood, Dean, Faculty of Health Sciences, University of Lethbridge, advised as follows:
• Health Sciences (Nursing Students) works very closely with Alberta Health Services • Addition and expansion will expand and provide fuller and richer experiences in training, practice
and learning for all Health Science students • Very much in favor of expansion
Peter Leclaire, Interim President and CEO, Lethbridge College, advised as follows:
• Addition and expansion is a positive way of attracting students to Lethbridge College • Hospital provides critical experience in education and training for students • In favor of expansion • Construction will impact neighbourhood and parking will be become a challenge
Shelagh Stefan, Resident, 1015 18 Street S, advised as follows:
• Not present to dispute development but the impact of parking in the neighbourhood • One year of enhanced parking enforcement not long enough • Neighbourhood is impacted presently with staff, visitor and construction workers parking • RPP permits are fine if parking is available in front of residences • Many times no available parking for visitors at residence • Intersections in neighbourhood becoming very dangerous situations • 10 Avenue South was not planned or intended to be collector road from 43 Street to Scenic Drive
South • Many visitors or patients are not aware of parkade for parking • Feel that RPP program should be enforced for at least three years • Original hospital construction created huge noise from mechanical machinery and hopes that has
been taken into consideration with this addition/expansion There was no response to the Chairman’s three calls for anyone else wishing to speak. Questions: Ms. Stevenson, Ms Reite, Ms. Fellger, Mr. Henley and Mr. Juell responded to questions regarding:
• Requirements for providing on-site and off-site for handicap and barrier free parking • Requirements for providing staff parking • Programs in place to encourage staff to park in parkade • Clarification of RPP map in hospital neighbourhood • Overall RPP program effective and working well • Cost of parking fine in RPP area • Possible to extend RPP to longer time frame • Examples of permit only streets • Unusual request of FAR ratio waiver • Future plans for 10 Avenue South • Traffic study available for 10 Avenue South • Mechanical equipment noise taken into consideration while planning expansion
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The following motion was presented:
G.SARKA: THAT the Development Application DEV04219 be APPROVED with the following conditions:
1. A waiver for a FAR of 0.34 for the addition is granted, thereby allowing the total FAR for this property
to be 1.47 and, thus, bringing this property into legal conformance (see informative a.).
2. Compliance with Plans:
The development shall be in accordance with the approved Site Plan A01.02 (revision date June 7, 2012), Floor Plans A02.1, A02.2, A02.3, A02.4, A02.5, A02.6 and Roof Plan A02.07, Elevation Drawings A06.01 and A06.02 and the revised Landscaping Plan L701. Any changes to these plans require the approval of the Development Authority.
3. Parking:
A minimum of 295 spaces shall be provided and maintained for the addition bringing the total required parking for this development to 431 spaces, not including the existing underground parking which must continue to be provided and maintained (see informative b.). Barrier-free spaces and bicycle parking must be provided in accordance with the approved plans.
4. Landscaping:
Shall be installed in accordance with the approved Landscape plan and be ready for inspection by June 30, 2016 and maintained to be satisfaction of the Development Officer thereafter (see informative c.).
5. Parking During Construction: (a) Spaces shall be provided within the parkade for all the construction workers that are on site at any one time, for the duration of construction. (see informative d.). (b) Ambulances may be parked on 19th Street for the duration of construction only. All such arrangements must be to the satisfaction of the Infrastructure Services Department. All associated costs and charges are the responsibility of the developers/owners. Contact Val Fellger (403-320-4085).
6. Construction Equipment, Materials Deliveries and/or Materials Staging: Are not permitted on city right-of-ways unless permission has been obtained from the Infrastructure Department and all such arrangements and practices, including any needed cleaning or rehabilitation of roads that may result, shall be to the satisfaction of the Infrastructure Department. Trucks arriving to or departing from the site shall follow the approved truck routes. All associated costs and charges are the responsibility of the developers/owners. Contact:
Beverly-Ann Parker (403-320-3150) for Hoarding Permits Val Fellger (403-320-4085) regarding use of parking spaces Craig Richter (403-320-3183) for Truck Routes 7. Infrastructure Requirements:
(a) Transportation – Arrangements satisfactory to the Infrastructure Department shall be made for driveways, sidewalks, sidewalk crossings, traffic control devices, barrier-free parking spaces, parking signage, and any other needed right-of-way improvements, whether needed temporarily during construction or permanently. All charges will be the developers/owners expense. Contact: Val Fellger (403-320-4085) for parking spaces Stan Maier (403-320-4063) for driveway crossings
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Al Covey (403-320-3993) for sidewalks (b) Water/Wastewater/Stormwater – Arrangements satisfactory to the Infrastructure Department shall be made for service connections, catchbasins, surface retention/run-off and any needed on-site hydrants. An easement may be required for on-site hydrants. All charges will be the developers/owners expense. Contact Darcy Fritz (403-320-3097). (c) Electric – Arrangements satisfactory to the Infrastructure Department shall be made for underground electric services. An easement may be required. Contact Bill Conners (403-320-3944) at least 90 days before services are required. All charges will be the developers/owners expense.
8. Site Posting The construction site shall be posted with a weatherproof sign, no less that 3m2 and no more than 8m2, that, at minimum, provides the name and phone number of an Alberta Health Services or Chinook Regional Hospital employee that may be contacted in case any member of the public has a question or concern regarding this development.
9. Signs Prior to the installation of any exterior signs a sign permit must be approved by the Development Officer.
Informative
a. The total FAR calculation includes the existing hospital with Psyche. Ward, the steam generation plant, and the Auxiliary building (which were previously, in total, legally non-conforming) and now the addition, but not the parkade.
b. DP 61-0286 Auxiliary Bldg 26 spaces
DP 82-1631 Exist Hosp and plant 110 spaces + underground parking DP DEV04219 Addition 295 spaces Provided: Surface 154 spaces (incl. barrier-free spaces) Parkade 781 spaces + underground parking
c. Apart from the landscaping provided for by this permit and the landscaping provided for the parkade (by development permit DEV02188) landscaping for the perimeter of the site remains an outstanding requirement of the original development permit DP 82-1631.
d. Alberta Infrastructure has indicated that the cost of the parkade spaces for workers will be
absorbed by the project and that the general contractor, Stuart Olsen, will manage the allocation of spaces to the construction workers.
-------------------------CARRIED ____________________________________________________________________________________
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W. McGINN: THAT the Municipal Planning Commission Meeting of July 17, 2012 be adjourned.
-------------------------CARRIED
CHAIRMAN SECRETARY
Municipal Planning Commission
NEW BUSINESS Item 5.1
Municipal Planning Commission
July 31, 2012 New Business
5.1 Page 1 of 5
APPLICATION NO LAND USE DISTRICT LOCATION
DEV04460 R – L Low Density Residential District
643 Canyonview Landing West
APPLICANT LANDOWNER Signature Homes Ltd. Melcor Developments Ltd PROPOSED DEVELOPMENT Appendix A: Drawings To construct a single detached dwelling with a request for a 1.10m (3’7”) front setback waiver, a 3.64m (11’11”) rear setback waiver for the covered rear deck and a 0.62m (2’1”) rear setback waiver for the uncovered rear deck. CURRENT DEVELOPMENT Vacant Parcel ADJACENT DEVELOPMENT North Park and Single Detached Dwelling South Vacant Parcel East Single Detached Dwelling West Single Detached Dwelling CONTEXT MAP
Municipal Planning Commission
July 31, 2012 New Business
5.1 Page 2 of 5
LAND USE BYLAW SUMMARY Use: Single Detached Dwelling Permitted Standard Proposed Waiver Height
2.5 storey’s and 10m
2 storey’s and 8.94m
Setbacks Front Sides Rear (Covered Deck) Rear (Uncovered Deck)
6.0m 1.2m 7.6m 5.0m
4.90m 1.30m and 3.13m 3.96m 4.38m
1.10m
3.64m 0.62m
Parking
2
4
NOTIFICATION SUMMARY Appendix B: Neighbourhood Notification Letter and Responses
Neighbourhood Association
N/A
Neighbourhood
11 letters were sent to landowners within a 60m radius of the subject property on July 9, 2012. 2 letters of objection to this application have been received.
Municipal Planning Commission
July 31, 2012 New Business
5.1 Page 3 of 5
EVALUATION Background
An application to construct a single detached dwelling with a request for a 1.10m (3’7”) front setback waiver, a 3.64m (11’11”) rear setback waiver for the covered rear deck and a 0.62m (2’1”) rear setback waiver for the uncovered rear deck was received on July 5, 2012. The setbacks if approved would be a 4.90m (16’0”) front setback, a 3.96m (13’0”) rear setback for the covered rear deck and 4.38m (14’5”) rear setback for the uncovered rear deck.
Context
This application is before the Commission because:
• We have received letters of objection to this application.
Considerations
Compliance:
• There is adequate amenity space in the rear and side yard for the residents of this parcel.
Context:
• The shape of this parcel is very unusual. The parcel has a severe degree of curvature due to its location in the cul-de-sac.
• Due to the degree of curvature of the front parcel line, the buildable area for this lot begins a lot further back towards the north than the parcel to the east.
• This dwelling is only 1064 square feet on the main floor with a 600 square foot attached garage – the dwelling is not large.
• The subject parcel backs almost entirely onto a park to the north. • The parcel to the east is not entitled to a view of the park through the
subject parcel. The view from the rear of the neighbouring dwelling to the east is directly to the north.
• Design, character and appearance of the dwelling is in keeping with existing dwellings on neighbouring parcels.
Legislation & Policy
Land Use Bylaw 5700
• R-L Low Density Residential District - Section 14.5
Municipal Planning Commission
July 31, 2012 New Business
5.1 Page 4 of 5
CONCLUSION This application is supported for the following reasons:
• Shaped of lot is unusual. • Due to the degree of the curvature of the front parcel line, waivers
would most likely be required for any type of single detached dwelling on this parcel.
• This is not a large dwelling. • The design, character and appearance of the dwelling will be in
keeping with the existing dwellings on neighbouring parcels. • There is ample amenity space for residents to enjoy.
ALTERNATIVES
Approval This application may be approved. Appropriate conditions should be cited. If this application is approved: • The applicant may appeal any of the conditions of approval.
• Any affected party present at the MPC meeting may appeal the approval.
• The approval is advertized in the upcoming Saturday paper and any affected party may appeal the approval.
Refusal This application may be refused. Specific reasons for refusal must be cited.
If this application is refused: • The applicant may appeal the refusal.
• The applicant may wait 6 months and reapply for the same development at the same location.
• The applicant may correct the aspects of the development that caused it to be refused and reapply before 6 months has elapsed.
• The applicant may make an entirely new application for the same proposal in a different location.
Tabling The application may be tabled: The cause of or reason for tabling should
be cited. Conditions or a time frame for lifting it from the table should be cited. Instructions for re-advertising should be cited. If this application is tabled, the application will again be brought before the Municipal Planning Commission for consideration at the next scheduled meeting date or when the item(s) that caused the application to be tabled is(are) resolved. Attendees at the current meeting will have to make arrangements to attend again in order to re-address the Commission in person. There could possibly be other implications depending on the reason for tabling.
Municipal Planning Commission
July 31, 2012 New Business
5.1 Page 5 of 5
RECOMMENDATION That this application be approved with the following conditions:
1. A 1.10m (3’7”) front setback waiver be granted, allowing the single
detached dwelling to have a 4.90m (16’0”) front setback.
2. A 3.64m (11’11”) rear setback waiver be granted, allowing the covered rear deck to have a 3.96m (13’0”) rear setback.
3. A 0.62m (2’1”) rear setback waiver be granted, allowing the uncovered rear deck to have a 4.38m (14’5”) rear setback.
4. The development shall be in accordance with the plans submitted July 5, 2012. Any changes to these plans require the approval of the Development Officer.
D E V E L O P M E N T S E R V I C E S D E P A R T M E N T C i t y Ha l l , 9 1 0 – 4 t h A v e n u e S ou t h , L e t h br i dg e , A l b e r t a , C a n a d a T 1 J 0 P 6
P h on e : ( 4 0 3 ) 3 2 0 - 3 9 2 0 F a x : ( 4 0 3 ) 3 2 7 - 6 5 7 1 E m a i l : d e v e l op m e n t s e r v i c e s @ l e t h br i d g e . c a
July 9, 2012
NOTICE TO NEIGHBOURS This letter is being sent to property owners
within a 60m radius of:
643 CANYONVIEW LANDING WEST An application has been received to construct a single detached dwelling with covered front veranda and partially covered rear deck and a request for a 1.10m (3'7") front setback waiver, a 3.64m (11'11") rear setback waiver for the covered portion of the rear deck and a 0.62m (2'1") rear setback waiver for the uncovered portion of the rear deck, thereby requesting 4.90m (16'0") front setback, a 3.96m (13'0") rear setback for the covered portion of the rear deck and a 4.38m (14'5") rear setback for the uncovered portion of the rear deck. If you require any further information about this development application please contact Development Services at 320-3920, by July 18, 2012. If you feel that you will be impacted by this development, please explain how and why in writing or by email on or before the above date. Please note that all information you provide can be made public.
Pam Colling Development Officer cc: Applicant
Hi Pam, We received your letter last week in regards to the 16 foot front yard setback as well as the 14.5 year setback for the home planned to be built at 643 Canyonview Landing. One of the main reasons we purchased that lot was because of the view of the lake we felt someone would have off there deck and maybe out of there dining/ living room area. We built a spec home there and designed the home to get as much of a view of the lake as possible understanding that we did not back right onto it. We sold this home on the 9th of July, 2 days before we received your letter and have informed the purchasers Dave & Melissa Bobinec about the waiver and needless to say they are very concerned and upset about this and rightfully so. Had this waiver come to us before our final sale we to would have been pursuing development services to not allow this waiver to happen. The view of the lake is one thing, you also have to consider the natural light that they could lose because of the building and covered deck. The 14.5 foot setback will also mean that they will look at more wall of the house next door. I agree there would have been some any way but not that much and then you add a covered deck on top of that. There is another reason, the city’s setback’s are also there to make all homes in the community flow aesthetically from the front and back and in this case the home backs onto a lake and park. When you have most homes 25 feet away from back property line and then you allow one say 10 feet away it also takes away from the feel of the neighbourhood. A 3 or 4 foot waiver I’m sure people can live with but a 14.5 foot rear waiver is huge. Should you have any questions please give me a call at 403-320-1989. Sincerely, Brad Tradewell Sales Manager Avonlea Homes | 1111 - 3rd Ave. South, Lethbridge AB, T1J 0J5 |403.320.1989 avonleahomes.ca | facebook.com/avonleahomes
Please take care of the environment. Print only if necessary.
D E V E L O P M E N T S E R V I C E S D E P A R T M E N T C i t y Ha l l , 9 1 0 – 4 t h A v e n u e S ou t h , L e t h br i dg e , A l b e r t a , C a n a d a T 1 J 0 P 6
P h on e : ( 4 0 3 ) 3 2 0 - 3 9 2 0 F a x : ( 4 0 3 ) 3 2 7 - 6 5 7 1 E m a i l : d e v e l op m e n t s e r v i c e s @ l e t h br i d g e . c a
July 18, 2012
NOTICE TO NEIGHBOURS This letter is being sent to property owners
within a 60m radius of:
643 Canyonview Landing West
You were previously informed that an application has been received to construct a single detached dwelling and a request for a 1.10m (3'7") front setback waiver, a 3.64m (11'11") rear setback waiver for the covered rear deck and a 0.62m (2'1") rear setback waiver for the uncovered rear deck, thereby requesting 4.90m (16'0") front setback, a 3.96m (13'0") rear setback for the covered rear deck and a 4.38m (14'5") rear setback for the uncovered rear deck. No decision on this application has been made. This application will be considered by the Municipal Planning Commission on July 31, 2012 at 3:00 p.m. in Council Chambers, Main Floor of City Hall. If you feel you will be impacted by this development, please explain how and why in writing and it will be submitted to the Commission. You may mail, email, or deliver it to the Development Services Department for receipt not later than 4:30 p.m., on July 30, 2012. In addition or alternatively, you may speak to the Commission at the meeting. All written material previously submitted to this office will be presented to the Commission. Please note that all information you provide will be made public.
Pam Colling Development Officer cc: Applicant