7.140 Special Information Requirements

1.1. The Development Planner may require information relating to the proposed drainage of a Site or an Abutting Site to be submitted as part of a Development Permit application for new principal building construction of:
 
1.1.1. all Residential Uses, except in the form of Secondary Suites, located within the boundaries of Redeveloping Areas, as identified in the Municipal Development Plan;
1.1.2. Commercial Uses;
1.1.3. Industrial Uses;
1.1.4. Community Uses; and
1.1.5. Basic Service Uses.
1.2. Drainage information specified in Subsection 1.1 must be prepared to the satisfaction of the Development Planner, in consultation with the appropriate City department.
1.3. Drainage information specified in Subsection 1.1 may include, but is not limited to:
 
1.3.1. lot grading plans;
1.3.2. Site mechanical plans;
1.3.3. flood control plans;
1.3.4. stormwater management plans and calculations; and
1.3.5. other similar plans, drawings, or engineering reports that the Development Planner may require to determine if the Site is suitable for the range of Uses contemplated in the Development Permit application.
1.4. The Development Planner:
 
1.4.1. must consider the drainage information before making a decision on a Development Permit application; and
1.4.2. in consultation with the appropriate City department, may impose conditions on the Development Permit necessary to mitigate impacts identified in the drainage information.

 

2.1. The Development Planner, prior to providing a decision on the Development Permit application, must refer all Development Permit applications to the Edmonton Design Committee, where required by the Edmonton Design Committee Bylaw.
2.2. The Development Planner may refer a Development Permit application for a Minor Digital Sign or Major Digital Sign to the Edmonton Design Committee, where specified in this Bylaw.
2.3. The Development Planner:
 
2.3.1. must consider the Edmonton Design Committee’s recommendations before making a decision on the Development Permit application; and
2.3.2. may impose conditions on the Development Permit based on the recommendations provided by the Edmonton Design Committee.

 

3.1. The Development Planner may require an environmental assessment as part of a Development Permit application where:
 
3.1.1. the Development Planner has reason to believe that contaminants may exist; or
3.1.2. this requirement is specified in this Bylaw.
3.2. The environmental assessment information specified in Subsection 3.1 may include, but is not limited to:
 
3.2.1. environmental site assessments;
3.2.2. remedial action plans; and
3.2.3. risk management plans.
3.3. The environmental assessment information must be:
 
3.3.1. signed and stamped by a practicing member in good standing with one of the professional regulatory organizations as required by Alberta Environment and Parks; and
3.3.2. prepared to the satisfaction of the Development Planner, in consultation with the appropriate City department.
3.4. The Development Planner:
 
3.4.1. must consider the environmental assessment information before making a decision on a Development Permit application; and
3.4.2. in consultation with the appropriate City department, may impose conditions on the Development Permit necessary to mitigate impacts identified in the environmental assessment.

 

4.1. The Development Planner may require an environmental impact assessment as part of a Development Permit application where:
 
4.1.1. a proposed development is for industrial activities designated for either approval or registration under the Alberta Environmental Protection and Enhancement Act; or
4.1.2. this requirement is specified in this Bylaw.
4.2. The environmental impact assessment must:
 
4.2.1. be prepared by a qualified environmental professional who specializes in environmental impact assessments;
4.2.2. be prepared to the satisfaction of the Development Planner, in consultation with the appropriate City department;
4.2.3. identify the provincial standards for the proposed industrial operation;
4.2.4. identify the nature and quantities of substance releases;
4.2.5. identify any Uses that could be detrimentally impacted by the substance releases;
4.2.6. demonstrate what remedial and mitigative measures must be undertaken; and
4.2.7. identify and recommend separation distances or other land use planning measures that could be undertaken.
4.3. The Development Planner:
 
4.3.1. must consider the recommendations of the environmental impact assessment when making a decision on a Development Permit application; and
4.3.2. in consultation with the appropriate City department, may impose conditions on the Development Permit necessary to mitigate impacts identified in the environmental impact assessment.

 

5.1. The Development Planner may require a detailed geotechnical engineering study to be submitted as part of a Development Permit application where a proposed development is located on a Site:
 
5.1.1. partially or wholly located within the area of application of the North Saskatchewan River Valley and Ravine System Protection Overlay; or
5.1.2. that may be impacted by slope instability or other geotechnical hazards, as determined by the Development Planner, in consultation with the appropriate City department.
5.2. The geotechnical engineering study must:
 
5.2.1. be an authenticated and validated professional work product, prepared by a qualified Professional Engineer (P.Eng.) licensed by the Association of Professional Engineers and Geoscientists of Alberta to practice in Alberta;
5.2.2. be prepared to the satisfaction of the Development Planner, in consultation with the appropriate City department;
5.2.3. identify any Site-specific geotechnical hazards and make recommendations for mitigative measures, including applicable development restrictions to ensure the development adequately addresses any identified geotechnical hazards; and
5.2.4. conclude that the geotechnical design and construction recommendations are appropriate for the development and were made with adequate knowledge of the soil conditions and the proposed siting of the development upon the Site.
5.3. The Development Planner:
 
5.3.1. must consider the recommendations of the geotechnical engineering study before making a decision on a Development Permit application; and
5.3.2. in consultation with the appropriate City department, must impose conditions on the Development Permit necessary to mitigate the risks identified in the geotechnical engineering study.

 

6.1. The Development Planner, in consultation with the City department responsible for heritage planning, may require the applicant of a Development Permit to submit a municipal historic evaluation where a Development Permit application is for the demolition of a structure on the Inventory of Historic Resources in Edmonton.
6.2. The municipal historic evaluation must include:
 
6.2.1. the full address and legal description of the Site, including a brief discussion of Site context (such as the location of the structure on the Site, the orientation of the structure to street, and Site access);
6.2.2. photographs of elevations of all sides of the structure;
6.2.3. photographs of the structure in context with its surrounding streetscape with the perspective of the photograph identified;
6.2.4. photographs of the interior of the structure, including all rooms, corridors, stairwell/elevator locations, and main features such as fireplaces, windows, doors and other historic detailing;
6.2.5. photographs of external detail, structural or decorative, that is relevant to the structure’s historic significance that is not generally visible on photographs specified in Subsections 6.2.2 and 6.2.3, such as roof gable(s), decorative mouldings, corbelled chimney, window trims, and entrance features;
6.2.6. a brief written history of the structure including the original construction date, name of the original and subsequent owner(s), name of the original architect, name of the original builder, and information on the date and extent of subsequent alterations;
6.2.7. original plans or blueprints, or a scaled and dimensioned floor plan and line drawings of all elevations of the structure;
6.2.8. current Certificate of Title;
6.2.9. copies of real estate documents with information such as square footage, size of the Lot, and placement of the structure on the Lot;
6.2.10. information on materials of construction and information about the amenities of the structure, such as the number of rooms, bathrooms, fireplaces, and basement development;
6.2.11. a summary of the reason for the proposed demolition; and
6.2.12. any other information that may assist in recording the history of the structure, to the satisfaction of the Development Planner, in consultation with the City department responsible for heritage planning.
6.3. Where applicable, the Development Planner must receive the information specified in Subsection 6.2 before making a decision on the Development Permit application for demolition of a structure on the Inventory of Historic Resources in Edmonton.

 

7.1. The Development Planner may require parking and traffic information as part of a Development Permit application where:
 
7.1.1. the application is for a Discretionary Development; or
7.1.2. this requirement is specified in this Bylaw.
7.2. Parking and traffic information specified in Subsection 7.1 may include, but is not limited to:
 
7.2.1. a parking impact assessment;
7.2.2. a parking demand and management study;
7.2.3. a parking utilization count;
7.2.4. a traffic impact assessment;
7.2.5. a traffic study; and
7.2.6. similar information necessary to determine the land use impact of vehicle parking or traffic for the full range of Uses proposed in the Development Permit application.
7.3. The parking and traffic information must:
 
7.3.1. be an authenticated and validated professional work product, prepared by a qualified Professional Engineer (P.Eng.) licensed by the Association of Professional Engineers and Geoscientists of Alberta to practice in Alberta, to the satisfaction of the Development Planner in consultation with the appropriate City department; and
7.3.2. be prepared to the satisfaction of the Development Planner, in consultation with the appropriate City department.
7.4. The Development Planner:
 
7.4.1. must consider the parking and traffic information before making a decision on a Development Permit application; and
7.4.2. in consultation with the appropriate City department, may impose conditions on the Development Permit necessary to mitigate the land use impacts of vehicle parking.

 

8.1. The Development Planner may require a risk assessment as part of a Development Permit application where a proposed development:
 
8.1.1. involves the use, manufacturing, storage, or transportation of Dangerous Goods or hazardous substances; or
8.1.2. includes a Sensitive Use and the Site is: 
 
8.1.2.1. within 500 m of a rail line, high pressure pipeline, or Dangerous Goods route; or
8.1.2.2. within 1.5 km of a Site Zoned IH or a Site associated with storing or manufacturing Dangerous Goods or hazardous substances.
8.2. The risk assessment must:
 
8.2.1. be prepared by a qualified professional who specializes in risk assessment;
8.2.2. be prepared to the satisfaction of the Development Planner, in consultation with the appropriate City department; and
8.2.3. include mitigation recommendations.
8.3. The Development Planner:
 
8.3.1. must consider the recommendations of the risk assessment before making a decision on a Development Permit application; and
8.3.2. in consultation with the appropriate City department, may impose any conditions on the Development Permit necessary to implement any of the mitigation recommendations identified in the risk assessment.

 

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9.1. The Development Planner may require a sun shadow impact study to be submitted as part of a Development Permit application where the proposed development is a Discretionary Development.
9.2. The sun shadow impact study must:
 
9.2.1. be an authenticated and validated professional work product, prepared by a qualified Professional Engineer (P.Eng.) licensed by the Association of Professional Engineers and Geoscientists of Alberta to practice in Alberta, or be sealed, dated and signed by an Alberta Association of Architects Authorized Entity or registered Architect; 
9.2.2. be prepared to the satisfaction of the Development Planner, in consultation with the appropriate City department; and
9.2.3. identify the shadows cast by the proposed development every 3 hours between sunrise and sunset Mountain Standard Time on March 21, June 21, September 21 and December 21.
9.3. The Development Planner:
 
9.3.1. must evaluate the shadow impact based on the difference in shadow between the maximum allowable 3-dimensional building massing permitted under the regulations of the applicable Zone and the proposed 3-dimensional building massing of the proposed building;
9.3.2. may refuse the Development Permit application for a Discretionary Development based on the sun shadow impact study; and
9.3.3. may require an applicant to revise the proposed Discretionary Development to mitigate the impacts identified in the sun shadow impact study, including but not limited to, revisions to building design and Site design.
 
Diagram for Subsection 9.3.1
Diagram for 7.140_9
10.1. The Development Planner must require a wind impact assessment to be submitted as part of a Development Permit application where a proposed development meets the criteria specified in Table 10.1:
Table 10.1 - Wind Impact Assessment Requirements
Subsection Regulation Requirement
10.1.1. Where a building Height is at least 20.0 m but less than 40.0 m
  • Provide a wind impact statement.
  • A subsequent wind impact study may be required depending on the statement's recommendation.
10.1.2. Where a building Height is 40.0 m or greater
  • Provide a qualitative wind impact study (computational fluid dynamics study). 
  • A subsequent quantitative wind impact study (wind tunnel study) may be required depending on the study's recommendation. 
10.2. The wind impact assessment must:
 
10.2.1. be prepared by a qualified professional who specializes in wind and microclimate issues in the built environment; and
10.2.2. be prepared to the satisfaction of the Development Planner.
10.3. Where a significant building design change has occurred during the Development Permit application review process, the Development Planner may require the applicant to submit a new or updated wind impact assessment.
10.4. The Development Planner:
 
10.4.1. must consider the recommendations of the wind impact assessment before making a decision on the Development Permit application; and 
10.4.2. may impose conditions on the Development Permit necessary to mitigate the wind related impacts, including but not limited to a change in Site or building design.