ICC

This part outlines specific regulation that applies to the City’s Land Use Districts.

5.19 ICC - Integrated Care Community District

1. Application
   
   This section applies to the area designated as Integrated Care Community (ICC) District on the Land Use District Map, Schedule A of the Land Use Bylaw. The area designated as ICC District encompasses Area A - seniors housing, Area B - supportive health-care-related commercial, and Area C - amenity area (common) Amenity Area (Common) means any portion of a development intended for active or passive recreation that is designed for the common usage of the owners and residents within a development. These areas may include one or more of the following: plazas, courtyards, recreation areas, swimming pools, tennis courts, bike storage rooms, common gathering rooms, gardens, private parks, and open spaces, including elements such as street furnishings, hard-surfacing, plantings, and architectural features that create a strong sense of communal gathering space., as identified in Figure 5-11.

Figure 5-11

ICC District Subareas

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2. Purpose
   
   The purpose of the ICC District is to create a mixed-use development that encompasses a complementary mix of land uses and activities wherein everything is within a convenient walking distance. The ICC District will encompass a supportive living Supportive Living Accommodation means a development, in a multiple-dwelling or sleeping-unit form, that provides residents with access to on-site professional care and daily living support, and is recognized, authorized, licensed, or certified by a public authority. environment and communal amenity area Amenity Area means any portion of a development site intended for active or passive recreation, including landscaped areas, patios, and balconies., and integrate seniors housing and health-care-related services within a compact, walkable area. This District encourages attractively designed buildings that complement the surrounding neighbourhood.
3. Permitted and Discretionary Uses - Seniors Housing - Area A
   
   The following are Permitted Uses and Discretionary Uses in Area A of the ICC District:

4. Permitted and Discretionary Uses - Supportive Health-Care-Related Commercial - Area B

   The following are Permitted Uses and Discretionary Uses in Area B of the ICC District:

5. Permitted Uses - Amenity Area (Common) - Area C

   The following are Permitted Uses and Discretionary Uses in Area C of the ICC District:

6. Application Requirements
   1. In addition to the plans and information required under section 2.4, an Applicant for a Development Permit must submit, to the satisfaction of the Development Authority Development Authority has the same meaning as set out in the MGA.:
      1. An overall conceptual site development plan Conceptual Site Development Plan means a development plan for a site or lot, which identifies how a proposed development will fit into the larger development area, including the proposed building types and location, development phasing, vehicular and pedestrian routes, connectivity, parks, amenity areas, and on-site signage. for the area designated as ICC District;
         1. Notwithstanding section (i), if the Applicant is only developing a portion of the area designated as ICC District, a site development plan, which illustrates how the development will be integrated into the remainder of the area;
      2. The overall conceptual site development plan, considered to be non-binding, must identify the proposed building types and locations, development phasing, vehicular and pedestrian routes, and amenity areas Amenity Area means any portion of a development site intended for active or passive recreation, including landscaped areas, patios, and balconies., in accordance with the purpose of this District;
      3. A traffic impact assessment that demonstrates that traffic impacts are compatible with the purpose of the ICC District, and do not prejudice safety and traffic movements within the ICC District or on adjacent public roadways Public Roadway means a road as defined in section 616 of the MGA and does not include a private roadway or highway.; and
      4. Design drawings illustrating the colour scheme and building materials in accordance with section (11).
7. Site Density
   1. Regulations applicable to areas A and B:
      1. The maximum site density Site Density means the number of dwelling units per hectare of site area. is 115 sleeping or dwelling units Dwelling or Dwelling Unit means a self-contained residence comprising cooking, washroom, living, and sleeping facilities with a separate private entrance from the exterior of a building or from a common hall, lobby, or stairway inside a building, but does not include any part of a hospital, hotel, or recreation vehicle. per hectare for Supportive living accommodation Supportive Living Accommodation means a development, in a multiple-dwelling or sleeping-unit form, that provides residents with access to on-site professional care and daily living support, and is recognized, authorized, licensed, or certified by a public authority., dwelling (apartment) Dwelling (Apartment) means a building containing three or more principal dwelling units with a common entrance from the exterior., or a dwelling unit Dwelling or Dwelling Unit means a self-contained residence comprising cooking, washroom, living, and sleeping facilities with a separate private entrance from the exterior of a building or from a common hall, lobby, or stairway inside a building, but does not include any part of a hospital, hotel, or recreation vehicle. above a non-residential use This definition request has been improperly configured. Either you didn't define a word value (e.g. word=building), or no match was found for the word value provided.; and
      2. For the purpose of calculating the maximum site density, 27.50 m² 296.01 sq. ft. may be added to the lot area Lot Area means the area of a lot, including any area dedicated to an easement or a right-of-way, as shown on a plan of subdivision or described in a copy of a certificate of title. for every parking stall which is constructed underground, if the Development Authority considers this to be appropriate, given site constraints.
8. Building Height
   1. The maximum building height is 15.00 m 49.21 ft..
   2. Notwithstanding section (a), the building height shall not exceed 10.50 m 34.45 ft. for any portion of the building located within 10.00 m 32.81 ft. of a property line Property Line means a line of record bounding a lot that divides one lot from another lot, a public roadway, or any other public space. adjacent to Erin Ridge Road or Erin Ridge Drive (Figure 5-12).

Figure 5-12

ICC Building Height Adjacent To Erin Ridge Drive and Erin Ridge Road

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3. In the instance where the heliport approach and departure surfaces require a lesser building height, the heliport height provisions shall prevail.

9. Building Setbacks
   1. The minimum building setback Setback means the distance from the foundation wall of a building to the property line at right angles or radially to it. Where there is no foundation wall, the distance shall be measured from the exterior wall at grade, not including cantilevered wall sections or architectural projections. within Area A is:
      1. 6.00 m 19.65 ft. when located adjacent to Erin Ridge Road or Erin Ridge Drive;
      2. 6.00 m 19.65 ft. for a side yard adjacent to an internal roadway or property line Property Line means a line of record bounding a lot that divides one lot from another lot, a public roadway, or any other public space.; and
      3. 6.00 m 19.65 ft. for a rear yard.
   2. The minimum building setback within Area B is:
      1. 6.00 m 19.65 ft. when located adjacent to Erin Ridge Road (Figure 5 12); or
      2. 3.00 m 9.84 ft. from any other property line or internal roadway; and
      3. Notwithstanding sections (i) and (ii), a lesser setback may be allowed for a courtyard, rest area, patio Patio means an at-grade concrete slab or other hard surface that adjoins a dwelling unit for the purpose of outdoor gatherings., landscape feature, or similar amenity where, in the opinion of the Development Authority, the design is in keeping with the purpose of the ICC District.
10. Separation Distance
    1. Area A
       1. The minimum separation distance Separation Distance means an open space around dwellings, separating them from adjacent buildings or activities, and providing daylight, ventilation, and privacy. Separation distance is not a front yard building setback, side yard building setback, or rear yard building setback as defined herein. from the exterior wall of a principal building Principal Building means a building that accommodates the principal use of a lot or site. to any other principal building within Area A is 10.00 m 32.81 ft.; and
       2. The minimum separation distance is 3.00 m 9.84 ft. if an exterior wall of a building contains a window, door, or other opening that faces onto an internal roadway, common walkway, or parking area.
    2. Area B
       1. The minimum separation distance is 3.00 m 9.84 ft. to any internal roadway.
    3. General
       1. The minimum separation distance between a principal building located within Area A and a principal building located within Area B is 9.00 m 29.53 ft.; and
       2. A breezeway Breezeway means a roofed structure that connects two buildings and provides pedestrian access only. may be allowed between two principal buildings Principal Building means a building that accommodates the principal use of a lot or site. at the discretion of the Development Authority. If a breezeway is proposed between two principal buildings, no building separation distance Separation Distance means an open space around dwellings, separating them from adjacent buildings or activities, and providing daylight, ventilation, and privacy. Separation distance is not a front yard building setback, side yard building setback, or rear yard building setback as defined herein. is required between the principal building and the breezeway.
11. Design, Character, and Appearance
    1. General
       1. In addition to the provisions in sections 3.12 ‘Design, Character, and Appearance of a Building,’ 3.52 ‘Design, Character, and Appearance of Residential Buildings,’ and 3.80 ‘Design, Character, and Appearance of Non-Residential Buildings,’ the following regulations are applicable to areas A and B;
          1. The Development Authority Development Authority has the same meaning as set out in the MGA. may require that a building design:
             1. Utilize features including the use of sloped roofs, variations in building setbacks Setback means the distance from the foundation wall of a building to the property line at right angles or radially to it. Where there is no foundation wall, the distance shall be measured from the exterior wall at grade, not including cantilevered wall sections or architectural projections., and articulation of building façades Façade means the exterior, outward face of the building.;
             2. Establish a single architectural theme, including design elements, finishing materials, colours, and roof style; and
             3. Incorporate brickwork similar to that utilized in the Sturgeon Community Hospital and Health Centre as an exterior finishing material.
          2. Building exteriors shall be stamped concrete, cementitious boards or panels, exposed aggregate, stucco, vinyl siding, fibre cement siding, wood siding, glass, brick, brick veneer, natural stone, wood timber, or metal accents.
             1. Notwithstanding section (B), alternative building materials may be considered if, in the opinion of the Development Authority, the proposed materials meet the overall character of the District.
    2. Regulation applicable to Area B
       1. The ground level of any building facing towards a pedestrian walkway or internal roadway may be required to provide clear glazing Glazing means the portion of a wall, window, or door that is made of transparent glass. along at least 50% of the façades Façade means the exterior, outward face of the building. to allow visual penetration into the interior of the building; and
       2. In addition to the provisions of section (a)(A), the Development Authority may require that any side of a building that fronts onto a pedestrian walkway must incorporate design features which will create a pedestrian-friendly environment, including:
          1. Street entrances providing direct access to the sidewalk; and
          2. Architectural features or street furniture.
12. Development Regulations
    1. General
       1. Compliance with site plan Site Plan means a detailed dimensional plan, at a reproducible scale, providing information and graphic depiction of all physical development relationships to occur on a site.:
          1. Buildings shall be located in accordance with the overall conceptual site development plan Conceptual Site Development Plan means a development plan for a site or lot, which identifies how a proposed development will fit into the larger development area, including the proposed building types and location, development phasing, vehicular and pedestrian routes, connectivity, parks, amenity areas, and on-site signage. identified in section (6)(a).
       2. Limits on Discretionary Uses for Area A:
          1. The total floor area Gross Floor Area means the total area of all floors of a building located totally or partially above finished grade, and the total area of all mechanical equipment areas. The area comprising the gross floor area must be enclosed or have a roof over the area, but does not require interior finishing. Gross floor area shall be measured: 1) To the outside surface of the exterior walls; or 2) Where buildings are separated by firewalls, to the centre line of the common firewalls. to be occupied by all Discretionary Uses referred to in section (3) must not exceed 10% of the floor area of the building in which they are located; and
          2. The maximum gross floor area Gross Floor Area means the total area of all floors of a building located totally or partially above finished grade, and the total area of all mechanical equipment areas. The area comprising the gross floor area must be enclosed or have a roof over the area, but does not require interior finishing. Gross floor area shall be measured: 1) To the outside surface of the exterior walls; or 2) Where buildings are separated by firewalls, to the centre line of the common firewalls. of any individual discretionary land use referred to in section (3) must not exceed 275.00 m² 2,960.08 sq. ft..
       3. Regulations applicable to Area B
          1. Health service Health Service means a development used for the provision of physical and mental out-patient health care, and social or counselling services. Services may be of a preventative, diagnostic, treatment, therapeutic, rehabilitative, or counselling nature. Typical development includes medical and dental offices, health and physiotherapy clinics, or massage therapy clinics. uses must comprise at least 30% of the gross floor area of Area B available for commercial development.
    2. Amenity area (common)
       1. Notwithstanding any provision of section 3.46 ‘Amenity Area (Common)’ in Area A:
          1. A development which includes 40 or more sleeping or dwelling units Dwelling or Dwelling Unit means a self-contained residence comprising cooking, washroom, living, and sleeping facilities with a separate private entrance from the exterior of a building or from a common hall, lobby, or stairway inside a building, but does not include any part of a hospital, hotel, or recreation vehicle. must provide a minimum amenity area of 2.50 m² 26.91 sq. ft. per sleeping or dwelling unit, to be developed as an outdoor amenity area (common) Amenity Area (Common) means any portion of a development intended for active or passive recreation that is designed for the common usage of the owners and residents within a development. These areas may include one or more of the following: plazas, courtyards, recreation areas, swimming pools, tennis courts, bike storage rooms, common gathering rooms, gardens, private parks, and open spaces, including elements such as street furnishings, hard-surfacing, plantings, and architectural features that create a strong sense of communal gathering space. and incorporated into areas of not less than 100.00 m² 1,076.39 sq. ft. for the benefit of the residents in each building; and
          2. The amenity area (common) may include seating areas, raised gardens, courtyards, and recreational areas;
       2. Notwithstanding any provision of section 3.46 ‘Amenity Area (Common)’ in Area C:
          1. A single amenity area (common) Amenity Area (Common) means any portion of a development intended for active or passive recreation that is designed for the common usage of the owners and residents within a development. These areas may include one or more of the following: plazas, courtyards, recreation areas, swimming pools, tennis courts, bike storage rooms, common gathering rooms, gardens, private parks, and open spaces, including elements such as street furnishings, hard-surfacing, plantings, and architectural features that create a strong sense of communal gathering space., identified as Area C on Figure 5-11, must be provided for the benefit of all development within Area B;
          2. The amenity area (common):
             1. Shall be centrally located on the Area B site;
             2. Shall be designed to serve as a space for the active or passive recreation and enjoyment of users;
             3. May include a plaza Plaza means an open space that provides opportunity for community gathering, events, and social interactions. or focal point;
             4. Must be a minimum of 100.00 m² 1,076.39 sq. ft. in size;
             5. May include elements such as street furnishings, hard-surfacing Hard-Surfaced or Hard-Surfacing means the provision of durable, dust-free material constructed and maintained to the satisfaction of the Development Authority, in consultation with the Engineering Department. Typical materials include concrete, asphalt, or similar materials. For vehicle parking, including parking pads, driveways, and parking lots, materials that are capable of withstanding expected vehicle loads., plantings, amenities, art and sculpture, and architectural features to create a strong sense of a communal gathering place, to the approval of the Development Authority;
             6. Shall provide an area of overhead weather protection for a portion of the amenity area (common); and
             7. Shall provide for at least one pedestrian walkway connection to Sturgeon Community Hospital and Health Center, Area A, Area B, and off-site pedestrian linkages.
    3. Pedestrian circulation
       1. In making a determination about the design of on-site On-Site means a location on the site which is the subject of a development. pedestrian circulation within the ICC District, the Development Authority must ensure that pedestrian routes are located and designed in a manner that provides a clearly defined, safe, efficient, inclusive, and convenient circulation pattern for pedestrians;
       2. In the ICC District, all developments must:
          1. Provide on-site exterior pedestrian walkways which connect on-site uses to each other and to the public right-of-way adjoining the development;
          2. Provide pedestrian access to the adjacent neighbourhood, and between Area A and Area B;
          3. Provide pedestrian walkways along storefronts which have doors or similar openings;
          4. Separate pedestrian movements and vehicle Vehicle has the same meaning as ‘motor vehicle’ as defined in the Traffic Safety Act, RSA 2000, c. T-6. traffic by raising or ramping pedestrian walkways when traversing drive aisles, and delineating crosswalks with coloured concrete or painted lines;
          5. Construct and maintain the pedestrian walkways for use by the public; and
          6. Design pedestrian routes that offer minimal disruption to the continuity of pedestrian circulation;
       3. Pedestrian walkways must:
          1. Be constructed of a hard-surface Hard-Surfaced or Hard-Surfacing means the provision of durable, dust-free material constructed and maintained to the satisfaction of the Development Authority, in consultation with the Engineering Department. Typical materials include concrete, asphalt, or similar materials. For vehicle parking, including parking pads, driveways, and parking lots, materials that are capable of withstanding expected vehicle loads. material; and
          2. Be a minimum of 2.50 m 8.20 ft. in width, except in the case of:
             1. A storefront access where a minimum 3.00 m 9.84 ft. walkway width must be provided (Figure 5-13); and
             2. A breezeway Breezeway means a roofed structure that connects two buildings and provides pedestrian access only. where a minimum 5.00 m 16.40 ft. walkway width must be provided.

Figure 5-13

ICC Storefront Access

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4. Outdoor lighting
   1. In addition to the regulations of section 3.24 ‘Outdoor Lighting:’
      1. All outdoor lighting within the ICC District shall be of a design and style that is consistent with the architectural character of the development, and shall add visual interest; and
      2. Outdoor lighting must be provided for all amenity areas Amenity Area means any portion of a development site intended for active or passive recreation, including landscaped areas, patios, and balconies., private walkways, and parking Parking means leaving a vehicle temporarily on a lot or site. lots, to the satisfaction of the Development Authority.
5. Overhead weather protection
   1. In addition to the regulations in section 3.25 ‘Overhead Weather Protection:’
      1. In Area A, overhead weather protection must be provided at primary pedestrian entrances, to the satisfaction of the Development Authority;
      2. In Area B, a development must provide continuous overhead weather protection for pedestrians for the entire building frontage Building Frontage means a wall or façade on the exterior of a building which faces a public roadway, other than a lane. adjoining a sidewalk; and
      3. In Area B, overhead weather protection must:
         1. Project a minimum of 2.00 m 6.56 ft. over the sidewalk; and
         2. Have a vertical clearance of at least 2.50 m 8.20 ft. and at most 4.00 m 13.12 ft. above the sidewalk.
6. Landscaping Landscaping means preserving, enhancing, or incorporating vegetative and other materials in a development, and includes combining new or existing vegetative materials with architectural elements, existing site features, or other development features – including fences or walls.
   1. In addition to the regulations of sections 3.98 through 3.102, in Area A - seniors housing:
      1. All minimum required yards within must be landscaped;
      2. Within required yards, trees must be planted at an overall ratio of one tree per 75.00 m² 807.29 sq. ft. of landscape area;
      3. Trees must be planted in clusters and be dispersed within the site; and
      4. Coniferous trees must comprise a minimum proportion of 40% of all trees planted.
7. Vehicle circulation
   1. In areas A and B, when making a determination about the design of on-site On-Site means a location on the site which is the subject of a development. vehicle Vehicle has the same meaning as ‘motor vehicle’ as defined in the Traffic Safety Act, RSA 2000, c. T-6. circulation within the ICC District, the Development Authority must ensure that vehicle routes are located and designed in a manner that provides a clearly defined, safe, efficient, and convenient circulation pattern for vehicles.

13. Parking and Loading Areas
    1. In addition to the parking Parking means leaving a vehicle temporarily on a lot or site. and loading provisions identified in Part 4: Parking of this Bylaw, the following regulations are applicable to areas A and B:
       1. Shared parking may be considered, at the discretion of the Development Authority Development Authority has the same meaning as set out in the MGA., in consultation with Engineering Services, to fulfill the parking requirements of Part 4: Parking; and
       2. A proposal for shared parking shall have regard for the existing and future parking needs of the District, existing parking requirements for the Sturgeon Community Hospital and Health Centre, and the ratio of parking proposed to be shared in Areas A and B.
       3. Additional regulations applicable to Area A:
          1. A vehicular drop-off area to accommodate residents and adult day-program users must be provided to the satisfaction of the Development Authority, in consultation with Engineering Services;
          2. Signage Sign means an accessory device or structure erected or placed for the purpose of providing directions or information, and includes copy. This does not include a wall mural., which specifically designates visitor and staff parking, and handi-bus pick-up and drop-off areas, must be provided to the satisfaction of the Development Authority.
       4. Additional regulations applicable to Area B:
          1. A parking lot is encouraged to be located to the side or rear of the building.