23 Bellerose Drive

CITY COUNCIL
AGENDA REPORT
Subject:
DIRECT CONTROL (DC) DEVELOPMENT PERMIT
APPLICATION – ‘SPECIALTY STORE’ USE
23 BELLEROSE DRIVE
Recommendation(s)
That Development Permit application No. DP-2015-001920, by Houle Properties
Inc. on behalf of Amazon Springs Water and Coffee Company, to authorize the
addition of a ‘Specialty Store’ use which applies to a portion of an existing building
located at 23 Bellerose Drive, be approved subject to the specific conditions
outlined in Attachment 7 to the Agenda Report dated January 11, 2016.
Purpose of Report
The purpose of this report is to provide Council with information regarding a
Development Permit application for a new use for a portion of an existing building,
municipally addressed as 23 Bellerose Drive.
Council Direction
N/A
Background and Discussion
The legal description of the property is Plan 862 2803, Block 3, Lot 5, with a
municipal address of 23 Bellerose Drive. The subject property is located at the
intersection of Bellerose Drive and Inglewood Drive (Attachment 1, Location Map).
The Municipal Development Plan (MDP), (Bylaw 15/ 2007), indicates the proposed
future land use of the parcel as ‘commercial’. One of the stated objectives in the
MDP is to promote commercial development that generates opportunities for local
employment. The Inglewood Area Structure Plan (ASP), (Bylaw 30/ 1985), as
amended by Bylaw 3/ 2009, designates the future land uses on the parcel as
‘commercial’.
City Council Agenda
January 11, 2016 / Page 1
Central File No.: B06
Property File No.: 26.23
The land use district (zoning) for the parcel is Direct Control (DC). As stated in
Section 3.9 of the Land Use Bylaw (LUB), ‘Council may issue a development
permit for any use in a Direct Control District and impose such conditions as it
considers appropriate.’ Furthermore, in accordance with the provisions of Section
10.5(3) of the LUB, 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 that use.
From available records, the actual permitted use on the parcel is ‘Standard
General Office and Yards’. In terms of the current Land Use Bylaw (9/2005), the
‘use’ which best describes the activities carried out by Standard General is
‘Construction Services’.
History:
The property was the former location of Standard General Construction and the
permitted use on the land parcel, as per a Council decision, is currently
‘construction services’. In March of 2015, the property was sold to Houle
Properties Inc. The existing building has a total floor area of 3,358m2 (36,145.2 sq.
feet). (Attachment 2, Site Plan).
Currently, a portion of the two-storey building is occupied by a construction service,
Ram Mechanical, accounting for approximately 23% of the total building area. The
current tenant has obtained development permit and building permit approval to
undertake interior and exterior renovations to the building. (Attachment 3, Elevation
Plan).
City Council Agenda
January 11, 2016 / Page 2
Central File No.: B06
Property File No.: 26.23
Chart 1: PLANNING PROCESS
Council
• Municipal Development Plan (MDP): Required by the
Municipal Government Act (MGA) and sets out goals and
policies for all aspects of the municipality's development
• Area Structure Plan (ASP): Statutory plan which provides a
framework for the build out of new development areas
• Redistricting Application: A request by a property owner or
applicant to change the land use district for a given property
• Conditional Subdivision
• Development Agreement
• Subdivision Approved (Endorsement)
Administration • Development Permit
• Building Permit
Occupancy:
Houle Properties Inc., on behalf of Amazon Springs Water and Coffee Company
(‘Amazon’) has submitted a development permit application, proposing a change of
use and the occupancy of the remaining portion of the existing building.
The submitted proposal identifies that Amazon would occupy 2,594 m2 (27,921sq.
feet) of the building, and account for 77% of the total building area. (Attachment 4
and Attachment 5, Floor Plans).
The submitted floor plans identify that the proposed occupancy will include a front
retail component, office space, staff room(s), a boardroom, and warehouse area.
The occupancy areas for the proposed specialty store Use are as follows:
Space & Use
Main Floor – Retail/Office
Main Floor – Warehouse
Second Floor – Office
Total Area Occupied
Area in square metres (m2)
Area in square feet (ft2)
139 m2
1,496 sq. ft
2
2,029 m
21,840 sq. ft
426 m2
4,585 sq. ft
2
2,594 m
27,921 sq. ft
Use:
Amazon sells bottled water, office coffee services, full vending services, and break
room supplies to homes, offices, and industrial sites in the Edmonton, Calgary, and
Fort McMurray regions of Alberta.
City Council Agenda
January 11, 2016 / Page 3
Central File No.: B06
Property File No.: 26.23
The proposed location of Amazon at 23 Bellerose Drive will accommodate
approximately twenty (20) office staff and allow for twenty (20) delivery trucks to
operate from the site. The rear of the occupied area will allow for the filtering and
shipping of bottled water, while the front reception area will provide for retail sales.
Amazon proposes to operate from 6:00am to approximately 5:00pm, Monday to
Friday. The typical scheduled work day would have staff arriving on site for
6:00am and have delivery trucks leaving the property by no later than 7:30am.
Following completion of the drivers’ scheduled route, the delivery truck(s) will
return to the building. Vehicles will be loaded indoors and back-up noise outside of
normal business hours is not anticipated.
Delivery vehicles for the proposed use will range from cube vans to 5-ton trucks.
Delivery vehicles will be parked within the warehouse bays in the evenings or on
occasion, at the rear of the building.
Determination of Use:
Under the Land Use Bylaw provisions of the Direct Control (DC) land use district,
Council may refer to a corresponding conventional land use district or any part of
the LUB, when considering a prospective development permit application. In this
regard, having considered the proposal (including the intended use, parking
requirements, overall impacts etc.) and for the purpose of making a
recommendation to Council, administration applied the provisions of the Corridor
Commercial (CC) District.
Accordingly under the Corridor Commercial Land Use Bylaw regulations,
administration has determined that Amazon should be considered a ‘Specialty
Store’ use.
Defined by Section 1.6 of the LUB, a Specialty Store “includes a book store, florist,
craft studio, art gallery, photographic shop, delicatessen, butcher shop, bakery or
specialty food store.” As the proposed use is limited to the provision of office
coffee services, full vending services, break room supplies and bottled water,
administration concluded that, within the broad definition of a ‘Specialty Store’, a
‘specialty food store’ best describes the actual use which Amazon will be
undertaking.
Applying the provisions of the Corridor Commercial (CC) district under Section
9.14(3)(u) of the Land Use Bylaw, a Specialty Store is identified as a permitted
use.
The purpose of the CC Land Use District is, “to provide an area along a major
arterial roadway for the sale of the widest variety of goods and services to the
community and to the surrounding region”.
City Council Agenda
January 11, 2016 / Page 4
Central File No.: B06
Property File No.: 26.23
Accordingly, administration finds that the proposed Use by Amazon is both a
reasonable and acceptable operation within the Corridor Commercial Land Use
District.
Traffic and Parking:
The site is adjacent to two public roadways, being Bellerose Drive and Inglewood
Drive, and has two vehicular access points off of Bellerose Drive. No new access
is being proposed.
The existing front parking lot is paved and demarcated, as required under the Land
Use Bylaw. The existing front parking lot provides for a total of 40 parking stalls
and includes one (1) barrier free stall. The rear of the property is paved and
provides additional parking area for staff and larger vehicles. The site allows for
adequate vehicle access and overall maneuverability.
Parking regulations are directed by the provisions of Section 7.3 of the Land Use
Bylaw. Parking for non-residential uses is determined by the intended use of the
space. The proposed new use will have parking regulations calculated as per the
Specialty Store and Warehouse requirements of Section 7.3(2)(d) and (y).
Based on the warehouse area of 2,029m2 and a total of 20 employees/drivers
intended to operate from this space, 30 stalls are required to accommodate the
warehouse operations.
With the total specialty store area being 565m2, an additional 13 stalls are required
for this component of the use. Therefore, Amazon is required to provide a total of
forty-three (43) demarcated, on-site parking stalls for the operation of their use.
It should be noted that the existing construction service use, Ram Mechanical, is
required to provide a minimum of 14 stalls based on their building area occupied.
The parking requirement for the entire building is fifty-seven (57) parking stalls.
Administration advises that the site provides the necessary area and paving to
accommodate the total parking requirements for not only the proposed new use of
Amazon Springs Water and Coffee Company, but also for the second occupant,
Ram Mechanical. All required parking stalls shall be hard surfaced and clearly
demarcated.
Conclusion:
Staff recommends that the application be approved, subject to the 5 conditions and
associated notes listed in Attachment 7.
City Council Agenda
January 11, 2016 / Page 5
Central File No.: B06
Property File No.: 26.23
Stakeholder Communications or Engagement
Prior to submission of the Development Permit, the applicant, Houle Properties
Inc., held a public open house on October 20th, 2015. The proposed concept and
design was presented to residents, with 21 people attending. The proceedings of
the public consultation were recorded by a court reporter, as per City Council
Policy C-P&E-01, ‘Public Consultation Requirements for Planning and
Development Processes’. (Attachment 6, Public Meeting Transcript).
The public open house on October 20th, 2015 was advertised in the St. Albert
Gazette on September 30th, 2015 and October 7th, 2015. In addition, notice of the
public meeting was circulated to properties within a 100-metre radius. No
objections and/ or comments were received from adjacent landowners following
the meeting.
The development permit application was circulated internally to various City
departments for comment. A response from Engineering Services did speak to
having consideration for the landscaping of the property when future redevelopment or expansion of the building is undertaken, but not of concern at this
time. No other comments were received from that undertaking.
In addition, stakeholders and titled property owners within a 100-metre radius of
the subject property were informed of the application for a change in use. As a
courtesy, individual businesses within the 100m-radius area were also mailed a
notification letter. No comments were received following those mailings.
Implications of Recommendation(s)
a) Financial:
• None at this time.
b) Legal / Risk:
• None at this time.
c) Program or Service:
d) None at this time.
e) Organizational:
f) None at this time.
Alternatives and Implications Considered
Should Council decide to not support the first recommendation, the only alternative
is to refuse the Development Permit application, as submitted. Automatically, the
City Council Agenda
January 11, 2016 / Page 6
Central File No.: B06
Property File No.: 26.23
second recommendation regarding approval conditions would no longer be
applicable.
The Applicant would be unable to re-apply for another development permit, for a
same or similar use on the subject property, within a six-month period.
Refusal of the Development Permit will have financial implications for the
Applicant.
Strategic Connections
a) Council’s Strategic Outcomes and Priorities (See Policy C-CG-02)
• CULTIVATE ECONOMIC PROSPERITY: A diversified, robust and resilient
economic foundation to support growth and community service delivery.
b) Long Term Plans (e.g. MDP, Social Master Plan, Cultural Master Plan, etc.)
• N/A
c) Corporate Objectives (See Corporate Business Plan)
• Ensure our customers are very satisfied
d) Council Policies
• N/A
e) Other Plans or Initiatives (Business Plans, Implementation Strategies, etc.)
• N/A
Attachment(s)
1.
2.
3.
4.
5.
6.
7.
Location Map – 23 Bellerose Drive
Site Plan
Building Elevations
Main Floor Plan
Second Floor Plan
Transcript - 23 Bellerose Drive Public Meeting, October 20, 2015.
Amazon Springs Water and Coffee Company - 23 Bellerose Drive, Proposed
Development Permit Approval Conditions
Originating Department(s):
Author(s):
General Manager Approval:
City Manager Signature:
Planning and Development
Chelsea D. Thompson, Development Officer II; Jean Ehlers,
Manager, Development Branch
Gilles Prefontaine, Chief Community Development Officer
Date:
City Council Agenda
January 11, 2016 / Page 7
Central File No.: B06
Property File No.: 26.23
ATTACHMENT 1
Value
Village
;Honda
& Ski-Doo
St. Albei
iBowling
Centre
Lot 5 \
Block 3 \
Plan 862 2803
Belleros
> Drive
Staples
London
Drugs
Safeway
Location Map
23 Bellerose Drive
Proposed Change of Use
G.\MAPS-City\lnglewood\23 BQIIQTOSQ Drivs 2015 Council Advisory-CityliQhts\A 111 23B&ll6ros&Dr_LocdtionMdp.mxd
AMAZON SPRINGS
MAIN & SECOND FLOOR
23 BELLEROSE DRIVE
ST. ALBERT, ALBERTA
ATTACHMENT 2
PROJECT CONTACTS:
OWNER:
CONTACT:
TELEPHONE:
EMAIL:
HOULE PROPERTIES INC.
STEVE HOULE
780.238.1046
steve@houlefinancial.com
CONTRACTOR:
CONTACT:
TELEPHONE:
EMAIL:
WILLOWSPRING CONSTRUCTION
GUY MAGEAU
780.438.1990
gmageau@wspring.com
DESIGNER:
CONTACT:
TELEPHONE:
EMAIL:
WOLSKI DESIGN GROUP LTD.
CARRIE SUTTON/
780.423.1811
carries@wolskidesign.com/
MECHANICAL ENGINEER:
CONTACT:
TELEPHONE:
EMAIL:
HRC MECHANICAL
LES KOSTIUK
780.962.3573
hrc1@telusplanet.net
ELECTRICAL ENGINEER:
CONTACT:
TELEPHONE:
EMAIL:
ARROW ENGINEERING
ARVID SCHIMKE
780.801.6100
arvid.schimke@arrowonline.ca
LICENSED INTERIOR DESIGN
100, 10130 - 105 Street
Edmonton, Alberta T5J 1C9
p 780.423.1811 f 780.425.1988
www.wolskidesign.com
ISSUE
1
DATE
AUG 25.15 - ISSUED FOR DEVELOPMENT PERMIT
DRAWING INDEX
A01
TITLE PAGE / GENERAL NOTES
A02
BUILDING CODE REVIEW - MAIN FLOOR
A03
BUILDING CODE REVIEW - SECOND FLOOR
A04
BUILDING EXTERIOR
A05A
DEMOLITION PLAN - WAREHOUSE
A05B
DEMOLITION PLAN - MAIN FLOOR
A06
DEMOLITION PLAN - SECOND FLOOR
A07
CONSTRUCTION PLAN - WAREHOUSE
A08
CONSTRUCTION PLAN - MAIN FLOOR
A09
CONSTRUCTION PLAN - SECOND FLOOR
A10
ELECTRICAL/FURNITURE PLAN - MAIN FLOOR
A11
ELECTRICAL/FURNITURE PLAN - SECOND FLOOR
A12
REFLECTED CEILING PLAN - MAIN FLOOR
A13
REFLECTED CEILING PLAN - SECOND FLOOR
A14
FINISH PLAN - MAIN FLOOR
A15
FINISH PLAN - SECOND FLOOR
A16.17.18
MILLWORK
M1
MECHANICAL - LEGEND AND SCHEDULE
M-2
MECHANICAL - SCHEDULE ( CONTINUED)
M-3
MECHANICAL - VENTILATION - MAIN FLOOR
M-4
MECHANICAL - VENTILATION - SECOND FLOOR
M-5
MECHANICAL - PLUMBING - MAIN FLOOR
M-6
MECHANICAL - PLUMBING - SECOND FLOOR
M-7
MECHANICAL - ROOF PLAN
M-8
MECHANICAL - SPECIFICATION
E1.1 / 1.2
ELECTRICAL - POWER AND AUXILIARY - MAIN FLOOR
E1.3 / 1.4
ELECTRICAL - LIGHTING LAYOUT - MAIN FLOOR
E2.1
ELECTRICAL - POWER AND AUXILIARY - SECOND FLOOR
E2.2
ELECTRICAL - LIGHTING LAYOUT - SECOND FLOOR
E3.1
ELECTRICAL - SCHEDULES
E3.2
ELECTRICAL - DETAILS
E3.3
ELECTRICAL - SPECIFICATIONS
PROJECT
AMAZON SPRINGS
MAIN & SECOND FLOOR
BACM INDUSTRIES BUILDING
23 BELLEROSE DRIVE
ST. ALBERT, ALBERTA
DRAWING
TITLE PAGE AND
GENERAL NOTES
REFERENCE
15.6051.08
DRAWN BY
MS
REVIEWED BY
CS
ALL DIMENSIONS SHALL BE VERIFIED ON
SITE BY THE CONTRACTOR. DO NOT
SCALE DRAWINGS. ANY DISCREPANCIES
SHALL BE REPORTED TO THIS OFFICE.
PARKING COUNT:
COPYRIGHT RESERVED.
USE
COUNT
Office (construction service)
999m2
Future
23 required - 1 stall per 45m2 / 23 provided
17 provided
Total:
40 - with 1 barrier free stall
SITE PLAN
SCALE: 1:768
15/10/2015 11:12:00 AM
W:\Drawings\Current\Wolski_drawings\BACM Industries Building\Houle Financial\WD\6051_TITLE.2.dwg
A01
OF
3
NEW STEEL STRUCTURED
A A EXTERIOR ELEVATION
NEW LIGHT FIXTURE
FINISH KEYNOTES
EXTERIOR ELEVATION - WEST
NEW LIGHT FIXTURE
TYPICAL
SUITE lOOB
RAM MECHANICAL - WAREHOUSE - F2
AREA: 3560 sq,ft'./33l m2
SUITE 101B
AMAZON WAREHOUSE - F2
AREA. 1^,717 sqrft./IB32m2
a-
rt-Hflhs
I
SUITE I01C
AMAZON
NEW WAREHOUSE SPACE - F2
AREA* 2,112 aq,ft./KKm2
JjgU
Main Floor Plan
Outline of Applicant's
Occupancy
=1IITF in!
m
H
-N
COO n\T\ OOP
ED
— 133
UstlPsU
Second Floor Plan
OUD
*&- -p-D-a -
100
Outline of Applicant's
Occupancy
>
o
X
m
Ol
ATTACHMENT 6
23 BELLEROSE DRIVE
PUBLIC MEETING
St. Albert, Alberta
October 20, 2015
A.C.E. Reporting Services Inc.
Certified Court Reporters
2
1
PUBLIC MEETING. COMMENCES AT 6:01 P.M.,
2
3
MR. BATTJES:
(Checkcheck)my name is Ben.
4
Aim the /ROEUTor /TKWORP.
So the notice you saw,
5
the specialty retail store, that's act6ually Amazon
6
Springs Water. So a little bit about how tonight
7
is going to go: I'm going to give you a little
8
lowdown on who we are as a company and what we do,
9
kind of what our mission vision is, what our
10
operations look like, and then I'll tell you a
11
little bit about what we're doing at 23 Bellerose
12
Drive. You can see some of the information that's
13
presented here.
14
after, we'll kind of open up the floor to some
15
questions.
16
And if you have any questions
So a little bit about us:
We
17
are a coffee and bottled water provider.
So we
18
service home, office, business type of thing.
19
that's why we've chosen the specialty retail store
20
definition, because, in insessence, we do coffee
21
and water and some vending stuff in addition to
22
that.
23
smallest portion of our -- of our operations today.
24
So we've kind of evolved to be that type of
25
company.
26
we do, so the types of water, obviously, pure
27
natural point-of-use filtration and then some of
And
But bottled water actually makes up the
So, again, just further deliniating what
A.C.E. Reporting Services Inc.
Certified Court Reporters
1
the vending stuff.
So you'll see here, we've got
2
the coolers and the kurig machine.
3
So company scope and history:
We're
4
15 years old.
5
right from Fort McMurry right through to Calgary.
6
So these are kind of our major centres of
7
operation.
8
Syncrude, Nait, Agrium, just to name a few.
9
we're also members of chambers of commerce in St.
10
11
We've got province-wide coverage
And we are sole suppliers to Shell,
And
Albert, Fort Saskatchewan, and Fort McMurray.
A little bit about the management:
So in
12
aggregate, we've got about 130 employees.
13
office is located in St. Albert
14
management is pretty well St. Albert -- from St.
15
Alberta.
16
in last 15 years, so that speaks a little bit
17
about the small local group we are as a
18
management team.
19
even close to minimum wage.
20
Albert, the new branch we're looking at doing
21
here, we anticipate about 45 full-time employes
22
operating out of that location.
23
admin staff, drivers, et cetera.
24
here.
Head
All
And there's really been zero turnover
Community:
And none of our employees are
So for the St.
So that includes
So every year, typically on an
25
annual basis, Amazon donates about a hundred
26
thousand in cash and products to various
27
nonprofit organizations across Alberta.
A.C.E. Reporting Services Inc.
3
These
1
are just -- I just threw these up.
2
fit them all on here, so this is kind of the
3
gist.
4
Environment:
I couldn't
So a little bit about what we
5
do:
We bottle water; we deliver it.
The
6
18.9-liter bottles, these are -- this is what you
7
see over here on the stand there.
8
those about a hundred times.
9
their useful life.
So we use
That's typically
And then those get recycled
10
into toys, tools, and such after that.
11
employ root management software in all of our
12
delivery operations, and that kind of lowers our
13
carbon footprint and saves us some money.
14
is paramount, obviously, like any business, that
15
operates.
16
some of the affiliations we have.
17
certified, so that's our certificate of
18
recognition in Alberta here, which basically
19
stipulates that we meet the riggers of safety
20
code here.
21
We also
So these are some of the governing or
So our production facility:
We're CORE
So we do about
22
a thousand of those bottles per hour across
23
Alberta in our three facilities.
24
fully automated.
25
a sec here.
26
redundant.
27
bottling facilities.
A.C.E. Reporting Services Inc.
Safety
Everything is
I'll show you some pictures in
All the disinfections systems or
And they're really state-of-the-art
So this is just -- this is
4
1
one of the facilities.
2
Quality control:
You can see that there.
So this is something we
3
pride ourself on.
We're the only NSF certified
4
bottled water company in Alberta.
5
NSF?
6
They're a third-party governing body that
7
basically assesses and works with different
8
companies to say, Yeah, you meet the needs; you
9
meet these different specific -- specifications
So what is
The National Sanitation Foundations.
10
of what, you know -- and speaking particularly to
11
the bottled water industry, things like lead
12
(checkcheck), arcinic, these types of things.
13
we have that on of all or labels.
14
really something our buyers can hang their hats
15
on.
16
hold themselves to a high standard, and we want
17
to be that provider to them as well in what we
18
do.
19
completely unbiased.
20
know, throughout the year.
21
picture of our -- our automated quality control
22
system.
23
And it's
So, you know, companies like Syncrude, they
So testing is third-party, and that's
And that happens daily, you
So that's just a
Let's talk a little bit about our fleet.
24
we've got 5-ton (chekcheck) side loaders.
25
probably seen these trucks around.
26
6-ton dock level tracks.
27
So
You've
So 5 and
And 1-ton cube vans.
So we'll chat a little bit about the site.
A.C.E. Reporting Services Inc.
5
So
1
Everyone, if you probably live around this area,
2
you're probably familiar with this picture.
3
Standard General operated from this site for, I
4
don't know, 25, 30 years.
5
kind of a heavy industrial site to store all of
6
their equipment.
7
with construction services currently as one of
8
the uses under it.
9
to move more or less away from that use.
So they used it as
So it's zoned to rent control
And our intention is really
We want
10
to see it developed into something that's not
11
really like this, not really an eyesore.
12
first step in doing that is basically approving
13
the building.
14
gutted the whole building.
15
it.
16
we remediated the site as well.
17
improvements to the building for our Amazon
18
application.
19
here.
20
Standard General.
21
inside and making it look nice.
22
wanted to get an idea for what the vision was for
23
St. Albert and how -- I'm from Edmonton, so I
24
wanted to get a better idea what governing
25
principles, you know, you guys use to understand
26
development.
27
development plan and kind of -- just to grab some
So the
So what we are doing here is we
It had aspestus in
We brought it up to the specifications.
And
So really making
You can kind of see the floor plan
The floor plan is essentially the same as
A.C.E. Reporting Services Inc.
We're just dressing up the
So I kind of
So I went into the municple
6
1
snippets of visioning pieces for the city.
So
2
St. Albert seeks the development of commercial
3
enterprises to meet regional and local needs.
4
You know, we're a community of families, you
5
know, opportunity.
6
the last point here is to create different
7
options for places to work and live in
8
St. Albert.
9
business, you know, we've got 45 full-time
And then we want -- and then
So Amazon being kind of a local
10
management employees and 130 in the aggregate.
11
So these aren't, like, your construction jobs
12
that, you know, last for nine months.
13
full-time, permanent jobs, and we kind of pride
14
ourselves on that being a local piece of the
15
puzzle.
These are
16
So in summary, we -- so we're making an
17
application to have Amazon as a specialty retail
18
store operating under the direct control land use
19
district.
20
more.
21
it's approved by council.
22
developer or owner brings to the table has to go
23
through rigerous, I guess, you'd say planning, so
24
one of these steps is for us to have a public
25
consultation about what we're doing.
26
part of that, that's why we're here tonight.
27
Yeah, as part of that, we'll be submitting this
So I'll explain that a little bit
The DS zoning allows for any use provided
A.C.E. Reporting Services Inc.
1
Any use that the
And so as
1
application and open up the floor for questions
2
kind of in a sec here.
3
So my contact information is here.
Steve
4
Houle, who is the president, he's actually over
5
here just watching from afar.
6
well here.
7
let me know.
We also have comment cards for you
8
to fill out.
So if you think of something, you
9
can -- and it's got my mailing address on it.
He is available as
But if you guys have any questions,
10
You can drop it in the box here.
Actually, I'll
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just move it over there.
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are there, so you can fire me an e-mail.
Or my business cards
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MR. HOULE:
Anybody have any questions?
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RESIDENT 1:
Are you going to get all your
15
trucks in and out of that one little entrance
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there, where it is now on Belrose, or is there
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another entrance planned?
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MR. HOULE:
Not for this building, no.
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That was the existing Standard General entrance,
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so it will be the same entrance.
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you know —
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RESIDENT 2:
I'm sorry.
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MR. HOULE:
Oh, I'm sorry.
But we have,
We can't hear.
That's the
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existing Standard General entrance, and they had
25
quite a few more vehicles than we did, so -- than
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we do, so we're anticipating that will work.
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RESIDENT 2:
A.C.E. Reporting Services Inc.
Because that type, you know, I
8
1
envision is more like in the business park or
2
commercial sections, but that's allowed with all
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-- a lot of delivery trucks like that?
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MR. HOULE:
Yeah, it's -- we view it as an
5
improvement over the heavy equipment that was
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going in and out of that site previously.
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RESIDENT 2:
Yeah, I'm not familiar with
8
how much of that heavy equipment business there
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has been over the last few years.
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MR. HOULE:
Yeah, it was all heavy
equipment.
RESIDENT 2:
Did they just go out of
business, or they --
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MR. HOULE:
They moved.
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RESIDENT 2:
Okay.
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MR. HOULE:
Yeah.
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RESIDENT 3:
Okay.
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like, 7/24?
MR. BATTJES:
They moved.
So are your hours,
What kind of hours do you...
Yeah, so the hours of
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operation are between 6 and 5ish Monday to
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Friday.
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MR. HOULE:
Yeah, so office staff will
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arrive as early as 6 o'clock.
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start leaving at about 7, 7:30, because they have
25
safety meetings in the morning.
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are -- obviously, they have water on board, so
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they have to be loaded in the previous afternoon.
A.C.E. Reporting Services Inc.
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The trucks will
But the trucks
1
So they're loaded, and they park inside the
2
building.
3
have all their paperwork and safety meetings
4
complete, then they'll pull out, and they're
5
straight away.
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early as probably 1 o'clock, as late as probably
7
about 4 o'clock.
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immediately once they're back.
9
how the operation -­
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RESIDENT 3:
And in the morning when the drivers
And then they're arriving back as
And they're reload and parked
So that's kind of
I think that was probably some
11
of the issues from Standard General was the noise
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factor.
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MR. BATTJES:
Sure.
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RESIDENT 3:
You know, it wasn't all the
15
time, but it certainly was irritable when they
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were...
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MR. HOULE:
Yeah, so these guys, all
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you'll notice starting at 7 is the trucks
19
leaving.
20
it's not a loud process anyway.
21
putting the water -­
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RESIDENT 3:
And the loading is done inside.
It's just
So it would be the same as
the normal traffic on Bellrose or -­
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MR. HOULSE:
Yeah.
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RESIDENT 3:
— whatever.
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MR. HOULE:
Yeah.
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And
morning.
A.C.E. Reporting Services Inc.
We don't load in the
The trucks are all loaded the previous
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1
2
afternoon.
RESIDENT 4:
What's the schedule that
3
you're operating under as you move forward?
4
You're doing this public consultation now, and
5
then you're going to be applying.
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foresee being in front of council?
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the new year?
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schedule?
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When do you
Is this in
Or what's your approximate
MR. HOULE:
Yeah, do you want --
MR. BATTJES:
Yeah, I'll speak to that.
So
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after this public consultation, we'll put
12
together and compile all of our reports, and then
13
we'll submit that to the city.
14
that in Planning and Development for, I think
15
it's about two -- two-ish weeks.
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I'm hoping to have it before the new year, be in
17
front of council.
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MR. HOULE:
They'll circulate
And then, yeah,
That's when I anticipate..
Yeah, I think we were given a
19
rough timeline by the staff, and it was quicker
20
than that.
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MR. BATTJES:
M-hm.
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RESIDENT 5:
So you've already gone in and
23
renovated and purchased this building and the
24
whole entire land site?
25
MR. HOULE:
Yeah.
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RESIDENT 5:
Okay.
27
MR. HOULE:
Yeah, and it's -- there is
A.C.E. Reporting Services Inc.
11
1
currently one tentant that has leased the entire
2
building and yard.
3
is add a use for Amazon to replace that tenant in
4
this part of the building, most of the building.
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10
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RESIDENT 5:
But what we're trying to do
Oh, so there will be more
tenants in there than Amazon?
MR. HOULE:
Ram Mechanical.
There's one tenant here.
It's
It's just a plumbing -­
RESIDENT 5:
Oh, I see.
MR. HOULE:
-- company, yeah.
It's there
now, so —
12
RESIDENT:
Oh.
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MR. HOULE:
Yeah .
Well, they're not in
14
the offices, but they've got a few trailers and
15
stuff in the back here.
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17
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RESIDENT 2:
So what other types of tenants
would you be looking for,
MR. HOULE:
That will be a hundred percent
19
of the project right now.
Except for the
20
backyard here.
21
hundred percent occupied at that point.
But the building itself will be a
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MR. BATTJES:
So it will be full.
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MR. HOULE:
That's correct.
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MR. BATTJES:
Just the two tenants.
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RESIDENT 6:
So it won't be any remodified,
26
modifications done to the actual elevation or
27
anything like that of the yard and the -- and,
A.C.E. Reporting Services Inc.
12
1
like, the boundary between the property and the
2
existing lots that border that property, then?
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4
MR. HOULE:
Back here, nothing's going on
. right now.
So -­
5
RESIDENT 6:
Okay.
6
MR. HOULE:
Because we don't have a use
7
for this yet.
8
with respect to the boundaries or -- is that what
9
you're asking?
10
But over here, nothing's changing
RESIDENT 6:
Well, yeah, because there was
11
a problem with the development of that apartment
12
facility there, because the undercut -- the
13
developer, whoever that was, undercut right at
14
the fence line, and now all the fences are
15
starting to slide -- slide away, so...
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MR. HOULE:
Oh, these fences here?
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RESIDENT 7:
No.
It would be more
No.
The Diamond Residential
18
19
residential.
RESIDENT 6:
20
on the other side.
21
It's in that pie.
22
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MR. HOULE:
assistant.
Yeah, the old property line.
Okay.
Oh, here we go.
Oh, these ones.
24
RESIDENT 6:
So that used to be —
25
RESIDENT 8:
So this land was
26
27
An
(indiscernible).
MR. HOULE:
A.C.E. Reporting Services Inc.
Oh.
13
Yeah, I mean, I don't
1
know anything that, but, obviously, that's --
2
RESIDENT 6:
Well, that's why --
3
MR. HOULE:
We're not changing -- we're
4
not doing anything here ourselves to change
5
anything.
6
RESIDENT 1:
Basically, though, because
7
you're already renovating, that you're probably
8
feeling that you're 99 percent assured that you
9
will get the approval?
10
MR. HOULE:
Well, we're hope -- we're
11
optimistic.
But at the end of the day, the
12
building will be leased to somebody.
13
Amazon, it's going to get leased to somebody
14
else.
15
anyway.
16
somebody else, it probably will not be as good an
17
occupant as Amazon, so that's what we're hoping,
18
but, you know, the property has to be used;
19
right?
20
previous one.
21
was saying about the NSF wouldn't mean much to
22
anybody in the room, but it means that we
23
actually are mandated to look after not only the
24
interior of the building, it's more about how we
25
operate.
26
exterior of the building.
27
of that that.
If it's not
And the building needed to be renovated
Unfortunately, if it gets leased to
So we think this is a better use than the
A.C.E. Reporting Services Inc.
It's a very — you know, what Ben
Very, very clean operation.
We have to monitor all
It's all part --
14
And the
1
2
RESIDENT 2:
When I was in business, NSF
mean non-sufficient funds.
3
MR. BATTJES:
Still does.
4
(LAUGHTER)
5
RESIDENT 1:
Yeah.
6
MR. HOULE:
So it's a real clean
-J
operation.
CO
What was the next...
Much cleaner than Standard General ever was, for
9
sure.
10
11
It has to be maintained that way.
Nothing against them.
They're just in a
different business; right?
MR. BATTJES:
Yeah, if you guys have any
12
other questions, don't hesitate.
13
the front.
14
leave a comment.
15
We've got a comment box.
Thanks for coming out, guys.
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17
PUBLIC MEETING CONCLUDED 6:18 P.M.
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A.C.E. Reporting Services Inc.
My cards are at
15
You can
Appreciate it.
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CERTIFICATE OF TRANSCRIPT
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3
I, the undersigned, hereby certify that the
4
foregoing pages are a complete and accurate
5
transcript of the proceedings taken down by me in
6
shorthand and transcribed from my shorthand notes
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to the best of my skill and ability.
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Dated at the City of Edmonton, Province of
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Alberta, this 27th day of October, 2015.
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Jenna Mearns, CSR(A)
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Court Reporter
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A.C.E. Reporting Services Inc.
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ATTACHMENT 7
Amazon Springs Water and Coffee Company – 23 Bellerose Drive
Proposed Development Permit Approval Conditions:
1. The development shall occur as per the plans stamped, signed and conditionally
approved by the Development Officer on behalf of City Council of the City of St. Albert.
2. Any proposed changes including but not limited to design, elevation or site plan
configuration, are to be submitted in writing to 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.
3. On-site parking shall be provided in accordance with the parking provisions of Section
7.3(2) of Land Use Bylaw 9/2005. All required on-site parking stalls shall be hard
surfaced and adequately demarcated.
4. 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.
5. The following shall be subject to separate development permit applications:
a. On-site signage;
b. Future alterations to the building or site; and
c. Any changes to the approved Use or intensity of the Use.
Proposed Development Permit Approval Notes:
1. 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 covenant, caveat, easement or other instrument
affecting the building or land.
2. 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
is responsible for obtaining, all applicable permits, licenses and approvals, at its own
expense.
3. 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.
4. Addressing of individual interior units shall be coordinated with the City of St. Albert.
Please contact Kim Hamson, Planning Technician at 780-459-1635.