city council agenda report -...

City Council Agenda

January 11, 2016 / Central File No.: B06

Property File No.: 26.23

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



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



Chart 1: PLANNING PROCESS

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 Area in square metres (m2) Area in square feet (ft2) Main Floor – Retail/Office 139 m2 1,496 sq. ft Main Floor – Warehouse 2,029 m2 21,840 sq. ft Second Floor – Office 426 m2 4,585 sq. ft Total Area Occupied 2,594 m2 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.

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

Administration

• Conditional Subdivision • Development Agreement • Subdivision Approved (Endorsement) • Development Permit • Building Permit

City Council Agenda



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



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



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 re-development 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



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. Location Map – 23 Bellerose Drive 2. Site Plan 3. Building Elevations 4. Main Floor Plan 5. Second Floor Plan 6. Transcript - 23 Bellerose Drive Public Meeting, October 20, 2015. 7. Amazon Springs Water and Coffee Company - 23 Bellerose Drive, Proposed

Development Permit Approval Conditions Originating Department(s): Planning and Development Author(s): General Manager Approval:

Chelsea D. Thompson, Development Officer II; Jean Ehlers, Manager, Development Branch Gilles Prefontaine, Chief Community Development Officer

City Manager Signature:

Date:

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

ATTACHMENT 1

G. \MAPS-City\lnglewood\23 BQIIQTOSQ Drivs 2015 Council Advisory-CityliQhts\A 111 23B&ll6ros&Dr_LocdtionMdp.mxd

TITLE PAGE ANDGENERAL NOTES

A01

MS

23 BELLEROSE DRIVEMAIN & SECOND FLOOR

ST. ALBERT, ALBERTA

PROJECT CONTACTS:

OWNER: HOULE PROPERTIES INC.CONTACT: STEVE HOULETELEPHONE: 780.238.1046EMAIL: [email protected]

CONTRACTOR: WILLOWSPRING CONSTRUCTIONCONTACT: GUY MAGEAUTELEPHONE: 780.438.1990EMAIL: [email protected]

DESIGNER: WOLSKI DESIGN GROUP LTD.CONTACT: CARRIE SUTTON/TELEPHONE: 780.423.1811EMAIL: [email protected]/

MECHANICAL ENGINEER: HRC MECHANICALCONTACT: LES KOSTIUKTELEPHONE: 780.962.3573EMAIL: [email protected]

ELECTRICAL ENGINEER: ARROW ENGINEERINGCONTACT: ARVID SCHIMKETELEPHONE: 780.801.6100EMAIL: [email protected]

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

SITE PLANSCALE: 1:768

AMAZON SPRINGS

PARKING COUNT:

USE COUNT

Office (construction service)999m2 23 required - 1 stall per 45m2 / 23 providedFuture 17 provided

Total: 40 - with 1 barrier free stall

MAIN & SECOND FLOORBACM INDUSTRIES BUILDING

23 BELLEROSE DRIVEST. ALBERT, ALBERTA

ISSUE DATE

AMAZON SPRINGS

ALL DIMENSIONS SHALL BE VERIFIED ONSITE BY THE CONTRACTOR. DO NOTSCALE DRAWINGS. ANY DISCREPANCIESSHALL BE REPORTED TO THIS OFFICE.

COPYRIGHT RESERVED.

3

15.6051.08

OF

1 AUG 25.15 - ISSUED FOR DEVELOPMENT PERMIT

15/10/2015 11:12:00 AM

W:\Drawings\Current\Wolski_drawings\BACM Industries Building\Houle Financial\WD\6051_TITLE.2.dwg

LICENSED INTERIOR DESIGN

100, 10130 - 105 StreetEdmonton, Alberta T5J 1C9p 780.423.1811 f 780.425.1988www.wolskidesign.com

PROJECT

DRAWING

REFERENCE

DRAWN BY

REVIEWED BY CS

ATTACHMENT 2

NEW STEEL STRUCTURED NEW LIGHT FIXTURE A A EXTERIOR ELEVATION

NEW LIGHT FIXTURE TYPICAL EXTERIOR ELEVATION - WEST

FINISH KEYNOTES

SUITE lOOB RAM MECHANICAL - WAREHOUSE - F2

AREA: 3560 sq,ft'./33l m2 SUITE 101B

AMAZON WAREHOUSE - F2 AREA. 1^,717 sqrft./IB32m2

I a- rt-Hflhs

SUITE I01C AMAZON

NEW WAREHOUSE SPACE - F2 AREA* 2,112 aq,ft./KKm2

JjgU Main Floor Plan

Outline of Applicant's Occupancy

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Second Floor Plan

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*&- -p-D-a - 100 Outline of Applicant's Occupancy

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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. And if you have any questions

14 after, we'll kind of open up the floor to some

15 questions.

16 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. And

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. But bottled water actually makes up the

23 smallest portion of our -- of our operations today.

24 So we've kind of evolved to be that type of

25 company. So, again, just further deliniating what

26 we do, so the types of water, obviously, pure

27 natural point-of-use filtration and then some of

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. We've got province-wide coverage

5 right from Fort McMurry right through to Calgary.

6 So these are kind of our major centres of

7 operation. And we are sole suppliers to Shell,

8 Syncrude, Nait, Agrium, just to name a few. And

9 we're also members of chambers of commerce in St.

10 Albert, Fort Saskatchewan, and Fort McMurray.

11 A little bit about the management: So in

12 aggregate, we've got about 130 employees. Head

13 office is located in St. Albert here. All

14 management is pretty well St. Albert -- from St.

15 Alberta. And there's really been zero turnover

16 in last 15 years, so that speaks a little bit

17 about the small local group we are as a

18 management team. And none of our employees are

19 even close to minimum wage. So for the St.

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. So that includes

23 admin staff, drivers, et cetera.

24 Community: 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. These

A.C.E. Reporting Services Inc. 3

1 are just -- I just threw these up. I couldn't

2 fit them all on here, so this is kind of the

3 gist.

4 Environment: 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. So we use

8 those about a hundred times. That's typically

9 their useful life. And then those get recycled

10 into toys, tools, and such after that. We also

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. Safety

14 is paramount, obviously, like any business, that

15 operates. So these are some of the governing or

16 some of the affiliations we have. We're CORE

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 So our production facility: So we do about

22 a thousand of those bottles per hour across

23 Alberta in our three facilities. Everything is

24 fully automated. I'll show you some pictures in

25 a sec here. All the disinfections systems or

26 redundant. And they're really state-of-the-art

27 bottling facilities. So this is just -- this is


1 one of the facilities. You can see that there.

2 Quality control: So this is something we

3 pride ourself on. We're the only NSF certified

4 bottled water company in Alberta. So what is

5 NSF? The National Sanitation Foundations.

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

10 of what, you know -- and speaking particularly to

11 the bottled water industry, things like lead

12 (checkcheck), arcinic, these types of things. So

13 we have that on of all or labels. And it's

14 really something our buyers can hang their hats

15 on. So, you know, companies like Syncrude, they

16 hold themselves to a high standard, and we want

17 to be that provider to them as well in what we

18 do. So testing is third-party, and that's

19 completely unbiased. And that happens daily, you

20 know, throughout the year. So that's just a

21 picture of our -- our automated quality control

22 system.

23 Let's talk a little bit about our fleet. So

24 we've got 5-ton (chekcheck) side loaders. You've

25 probably seen these trucks around. So 5 and

26 6-ton dock level tracks. And 1-ton cube vans.

27 So we'll chat a little bit about the site.


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. So they used it as

5 kind of a heavy industrial site to store all of

6 their equipment. So it's zoned to rent control

7 with construction services currently as one of

8 the uses under it. And our intention is really

9 to move more or less away from that use. We want

10 to see it developed into something that's not

11 really like this, not really an eyesore. So the

12 first step in doing that is basically approving

13 the building. So what we are doing here is we

14 gutted the whole building. It had aspestus in

15 it. We brought it up to the specifications. And

16 we remediated the site as well. So really making

17 improvements to the building for our Amazon

18 application. You can kind of see the floor plan

19 here. The floor plan is essentially the same as

20 Standard General. We're just dressing up the

21 inside and making it look nice. So I kind of

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. So I went into the municple

27 development plan and kind of -- just to grab some


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. And then we want -- and then

6 the last point here is to create different

7 options for places to work and live in

8 St. Albert. So Amazon being kind of a local

9 business, you know, we've got 45 full-time

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. These are

13 full-time, permanent jobs, and we kind of pride

14 ourselves on that being a local piece of the

15 puzzle.

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. So I'll explain that a little bit

20 more. The DS zoning allows for any use provided

21 it's approved by council. Any use that the

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. And so as

26 part of that, that's why we're here tonight.

27 Yeah, as part of that, we'll be submitting this


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. He is available as

6 well here. But if you guys have any questions,

7

8

let me know. We also have comment cards for you

to fill out. So if you think of something, you

9 can -- and it's got my mailing address on it.

10 You can drop it in the box here. Actually, I'll

11 just move it over there. Or my business cards

12 are there, so you can fire me an e-mail.

13 MR. HOULE: Anybody have any questions?

14 RESIDENT 1: Are you going to get all your

15 trucks in and out of that one little entrance

16 there, where it is now on Belrose, or is there

17 another entrance planned?

18 MR. HOULE: Not for this building, no.

19 That was the existing Standard General entrance,

20 so it will be the same entrance. But we have,

21 you know —

22 RESIDENT 2: I'm sorry. We can't hear.

23 MR. HOULE: Oh, I'm sorry. That's the

24 existing Standard General entrance, and they had

25 quite a few more vehicles than we did, so -- than

26 we do, so we're anticipating that will work.

27 RESIDENT 2: Because that type, you know, I


1 envision is more like in the business park or

2 commercial sections, but that's allowed with all

3 -- a lot of delivery trucks like that?

4 MR. HOULE: Yeah, it's -- we view it as an

5 improvement over the heavy equipment that was

6 going in and out of that site previously.

7 RESIDENT 2: Yeah, I'm not familiar with

8 how much of that heavy equipment business there

9 has been over the last few years.

10 MR. HOULE: Yeah, it was all heavy

11 equipment.

12 RESIDENT 2: Did they just go out of

13 business, or they --

14 MR. HOULE: They moved. They moved.

15 RESIDENT 2: Okay.

16 MR. HOULE: Yeah.

17 RESIDENT 3: Okay. So are your hours,

18 like, 7/24? What kind of hours do you...

19 MR. BATTJES: Yeah, so the hours of

20 operation are between 6 and 5ish Monday to

21 Friday.

22 MR. HOULE: Yeah, so office staff will

23 arrive as early as 6 o'clock. The trucks will

24 start leaving at about 7, 7:30, because they have

25 safety meetings in the morning. But the trucks

26 are -- obviously, they have water on board, so

27 they have to be loaded in the previous afternoon.


1 So they're loaded, and they park inside the

2 building. And in the morning when the drivers

3 have all their paperwork and safety meetings

4 complete, then they'll pull out, and they're

5 straight away. And then they're arriving back as

6 early as probably 1 o'clock, as late as probably

7 about 4 o'clock. And they're reload and parked

8 immediately once they're back. So that's kind of

9 how the operation -

10 RESIDENT 3: I think that was probably some

11 of the issues from Standard General was the noise

12 factor.

13 MR. BATTJES: Sure.

14 RESIDENT 3: You know, it wasn't all the

15 time, but it certainly was irritable when they

16 were...

17 MR. HOULE: Yeah, so these guys, all

18 you'll notice starting at 7 is the trucks

19 leaving. And the loading is done inside. And

20 it's not a loud process anyway. It's just

21 putting the water -

22 RESIDENT 3: So it would be the same as

23 the normal traffic on Bellrose or -

24 MR. HOULSE: Yeah.

25 RESIDENT 3: — whatever.

26 MR. HOULE: Yeah. We don't load in the

27 morning. The trucks are all loaded the previous


1 afternoon.

2 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. When do you

6 foresee being in front of council? Is this in

7 the new year? Or what's your approximate

8 schedule ?

9 MR. HOULE: Yeah, do you want --

10 MR. BATTJES: Yeah, I'll speak to that. So

11 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. They'll circulate

14 that in Planning and Development for, I think

15 it's about two -- two-ish weeks. And then, yeah,

16 I'm hoping to have it before the new year, be in

17 front of council. That's when I anticipate..

18 MR. HOULE: Yeah, I think we were given a

19 rough timeline by the staff, and it was quicker

20 than that.

21 MR. BATTJES: M-hm.

22 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.

26 RESIDENT 5: Okay.

27 MR. HOULE: Yeah, and it's -- there is


1 currently one tentant that has leased the entire

2 building and yard. But what we're trying to do

3 is add a use for Amazon to replace that tenant in

4 this part of the building, most of the building.

5 RESIDENT 5: Oh, so there will be more

6 tenants in there than Amazon?

7 MR. HOULE: There's one tenant here. It's

8 Ram Mechanical. It's just a plumbing -

9 RESIDENT 5: Oh, I see.

10 MR. HOULE: -- company, yeah. It's there

11 now, so —

12 RESIDENT: Oh.

13 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.

16 RESIDENT 2: So what other types of tenants

17 would you be looking for,

18 MR. HOULE: That will be a hundred percent

19 of the project right now. Except for the

20 backyard here. But the building itself will be a

21 hundred percent occupied at that point.

22 MR. BATTJES: So it will be full.

23 MR. HOULE: That's correct.

24 MR. BATTJES: Just the two tenants.

25 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,


1 like, the boundary between the property and the

2 existing lots that border that property, then?

3 MR. HOULE: Back here, nothing's going on

4 . right now. So -

5 RESIDENT 6: Okay.

6 MR. HOULE: Because we don't have a use

7 for this yet. But over here, nothing's changing

8 with respect to the boundaries or -- is that what

9 you're asking?

10 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...

16 MR. HOULE: Oh, these fences here?

17 RESIDENT 7: No. It would be more

18 residential.

19 RESIDENT 6: No. The Diamond Residential

20 on the other side. Yeah, the old property line.

21 It's in that pie.

22 MR. HOULE: Okay. Oh, here we go. An

23 assistant. Oh, these ones.

24 RESIDENT 6: So that used to be —

25 RESIDENT 8: So this land was

26 (indiscernible).

27 MR. HOULE: Oh. 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

8

you're already renovating, that you're probably

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. If it's not

13 Amazon, it's going to get leased to somebody

14 else. And the building needed to be renovated

15 anyway. Unfortunately, if it gets leased to

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? So we think this is a better use than the

20 previous one. It's a very — you know, what Ben

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. Very, very clean operation. And the

26 exterior of the building. We have to monitor all

27 of that that. It's all part --


1 RESIDENT 2: When I was in business, NSF

2 mean non-sufficient funds.

3 MR. BATTJES: Still does.

4 (LAUGHTER)

5 RESIDENT 1: Yeah. What was the next...

6 MR. HOULE: So it's a real clean

CO

-J

operation. It has to be maintained that way.

Much cleaner than Standard General ever was, for

9 sure. Nothing against them. They're just in a

10 different business; right?

11 MR. BATTJES: Yeah, if you guys have any

12 other questions, don't hesitate. My cards are at

13 the front. We've got a comment box. You can

14 leave a comment.

15 Thanks for coming out, guys. Appreciate it.

16

17 PUBLIC MEETING CONCLUDED 6:18 P.M.

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1 CERTIFICATE OF TRANSCRIPT

2

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

7 to the best of my skill and ability.

8 Dated at the City of Edmonton, Province of

9 Alberta, this 27th day of October, 2015.

10

12

13 Jenna Mearns, CSR(A)

14 Court Reporter

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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 conditionallyapproved 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 planconfiguration, are to be submitted in writing to the Development Officer and the saidchanges are not to be undertaken until and if, written authorization is provided by theDevelopment Officer. Any proposed change considered to be substantial or inconsistentwith this approval, as determined by the Development Officer, may be referred to CityCouncil for approval.

3. On-site parking shall be provided in accordance with the parking provisions of Section7.3(2) of Land Use Bylaw 9/2005. All required on-site parking stalls shall be hardsurfaced and adequately demarcated.

4. Any garbage/recycle containers, as proposed and future installations of same, shall belocated within enclosures that are screened to the satisfaction of the DevelopmentOfficer.

5. The following shall be subject to separate development permit applications:a. On-site signage;b. Future alterations to the building or site; andc. 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 relievedfrom full responsibility for ascertaining and complying with or carrying out development inaccordance with the conditions of any covenant, caveat, easement or other instrumentaffecting the building or land.

2. The applicant shall be responsible for compliance with all applicable Federal, Provincialand Municipal laws, regulations and standards, as well as ensuring compliance with, andis responsible for obtaining, all applicable permits, licenses and approvals, at its ownexpense.

3. The City of St. Albert does not conduct independent environmental checks of land withinthe city. If you are concerned about the suitability of this property for any purpose, youshould conduct your own tests and reviews. The City of St. Albert, in issuing thisdevelopment permit, makes no representations and offers no warranties as to thesuitability of the property for any purpose or as to the presence or absence of anyenvironmental 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.

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