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8/14/2019 Iris Court Sdab Feb 4, 2010 Package Full Final
1/20
McCauleyComm unity Lea gue
Edmontons Multicultural Urban Village;
an Historic Ge m within the C ity
Mc Ca uley Com munity Lea gue
basem ent of Zoc a lo, 10826 95 Street
Edmonto n, Alberta T5H 2E3
(780) 428-5332
info@mc c auley.info
SubdivisionandDevelopmentAppealBoard
OfficeoftheCityClerkrd
FloorCityHall
1SirWinstonChurchillSquare
dmonton,AB
5J2R7
ebruary4,2010
Re: 9338107AAvenue(SDABD10036)
heMcCauleyCommunityLeagueurgestheSDABtodeclinetheapplicationfor9338107AAvenue. Ourappealisbased
nthebeliefthatthedevelopmentofficererredintheinterpretationandapplicationoftheEdmontonZoningByLaw. The
fficer,inouropinion,failedtocorrectlyapplytheByLawinthefollowingareas;
Useofdiscretionarypowershavebeenusedinappropriatelyinthiscase; ApprovingausethatisneitherapprovednordiscretionaryintheRA7zone; Theproposedsupportservices,administrationservicesandamenityareasnotAccessory; SiteshouldnotbeconsideredashavingmultipleprincipleUses; FailingtoapplystandardsforanRA7projectthatisdirectlyadjacenttolandzonedforsinglefamilydwellingsasa
permitteduse;
Approvedbuildingplanshows14SleepingUnits+7Apartments; Notapplyingthecorrectcalculationfortherequiredparkingvariance; NumberofoccupantsexceedsthedefinitionofaBoarding&LodgingHouse;
UseofDiscretionaryPowerisInappropriateforthisProject:
1.4 LimitationofVariance
InapprovinganapplicationforaDevelopmentPermitpursuanttoSection11.3,theDevelopmentOfficershalladheretothe
following:
1. avarianceshallbeconsideredonlyincasesofunnecessaryhardshiporpracticaldifficultiespeculiartotheUse,character,orsituationoflandorabuilding,whicharenotgenerallycommontootherlandinthesameZone;
Giventheaboveandthefactthatallthelandinthiszoneisessentiallyidenticalitmustbeassumedthattheunnecessary
ardshipthatinstigatedthevariances(specificallytheparkingvariance)isduetotheaffordablehousingaspectofthe
8/14/2019 Iris Court Sdab Feb 4, 2010 Package Full Final
2/20
Mc Ca uley Com munity Lea gue
basem ent of Zoc a lo, 10826 95 Street
Edmonto n, Alberta T5H 2E3
(780) 428-5332
info@mc c auley.info
evelopment. Thisaspectcan,obviously,placethedeveloperinadifficultbudgetarysituationwhichmaynotpermithimto
reatetheundergroundparkingthatwouldallowsufficientparking.
nmanyareasthroughouttheCitythiscouldbeareasonableandacceptablerationale. However,inMcCauleyitis
ecognizedthatwehaveanexceptionalhyperconcentrationofsubsidizedhousing(affordableandsupportive). Further,itis
widelyrecognizedthatsuchconcentrationsofnonmarkethousingandpovertykeepsoutofthereachtheexperienceofa
ealthyandsustainableneighbourhoodforitsresidents,businessesandvisitors. Theimpactsofthisconcentrationarefelt
nmanywaysfromindividualsafetyconcerns,toincreasedpropertyandviolentcrime,todroppingschoolenrolments,and
evaluingof
property.
AssuchwesuggestthatthegrantingofavarianceforsubsidizedhousingprojectswithintheMcCauleyneighbourhood(and
thersimilarlyimpactedneighbourhoods)isinappropriateandisaviolationofsection11.3:
1.3 VariancetoRegulations
TheDevelopmentOfficermayapprove,withorwithoutconditionsasaClassBDevelopment,anapplicationfordevelopmen
thatdoesnotcomplywiththisBylawwhere:
1. theproposeddevelopmentwouldnot,inhisopinion:a. undulyinterferewiththeamenitiesoftheneighbourhood;orb. materiallyinterferewithoraffecttheuse,enjoymentorvalueofneighbouringproperties.
WerespectfullyrequestthattheDevelopmentOfficertakeintoconsiderationtheneighbourhoodlevelimpactsofthis
oncentrationofsubsidizedhousingandpovertypriortoapprovingnoncomplyingdevelopmentapplicationswhichwould
acilitatetheadditionofsuchhousingintoalreadymateriallyimpactedareas.
hisconcentrationofpovertyandsubsidizedhousingiswasteful,wrong,andharmfultoindividuals,neighbourhoods,and
hecityasawhole. Weallhavearesponsibilityfordoingourpartincorrectingthisgrossinjustice.
huswecontendthatthevariancesgrantedfortheIrisCourtfacilitywereinappropriatebasedonsection11.3.
OneofthestatedobjectivesintheBoyleMcCauleyARPforthislocationsGeneralizedLandUseConcept(7.2.8 Housing
RenewalandTransitionSubArea6)is:
Topromotemorefamilyorientedhousingandtoprotectthemagainstadverselanduseandtransportationimpacts
Asperourabovecontentions,approvalofthisproposalfailstoupholdthisobjective.
UseNotPermittedinRA7:
heSchizophrenia
Society
of
Alberta
is
proposing
to
build
afacility
that
will
consist
of
21
self
contained
single
person
uites,acommonareawithanadjoiningkitchenandanadministrativereceptionarea.Thefacilitywillhave24hour,onsite
ealthprofessionalstomonitorandsupporttheneedsoftheclients. Thedevelopmentofficerhasdeterminedthatthe
uildinghasintegratedtwousesApartmentHousingandBoarding&LodgingHouse.
8/14/2019 Iris Court Sdab Feb 4, 2010 Package Full Final
3/20
Mc Ca uley Com munity Lea gue
basem ent of Zoc a lo, 10826 95 Street
Edmonto n, Alberta T5H 2E3
(780) 428-5332
info@mc c auley.info
BasedonthedetailsprovidedbyarepresentativeoftheSocietyandAlbertaHealthServicesstaff,itappearsthatthisfacility
willnotoperateaseitherofthesetwoUses. ThebuildingwillbemanagedasahealthcarefacilityaUsepermittedonlyin
UrbanServicesZone. ThisUseisnotcompatiblewiththeresidentialusesdesignatedfortheimmediateandsurrounding
reas.
Whiletheplansshowsthatsomeoftheunitswillallowforindependent,supportedliving,thelimitedinformationsupplied
learlydemonstratesthatthisisneitheranapartmentnoraboardingandlodgingfacility. Thebuildingisbasedonafull
ime,continuingcaremodel. Theoperatinginformationwehaveincludesfulltimemedicalstaffaspartofa24/7staffing
model.During
weekdays,
Alberta
Health
Services
(AHS)
will
provide
at
least
the
following
staff
to
the
facility:
one
or
more
PNswhospecializeinpsychiatricnursing,anoccupationaltherapist,andarecreationaltherapist. Inadditiontherewillbe
anitorialandcookingstaff,aswellasanoverallprojectmanagerandconsumersupportworkersprovidedbytheSociety.
wononAHSpaidstaffwillbeonsiteoneveningandweekendswhenthereisnoactiveprogramming. Accordingto
ubmissionstothePlanningDepartmenttherewillbeupto7staffonatanyonetime. Thecapitalcostforpartofthefacilit
willbefundedbyprovincialASLI(AffordableSupportiveLivingInitiative)whosecriteriarequireaLevel3or4(themaximum
upportLevel. Thisisquiteanintensivesupportlevelwhichrequiressignificantandconstantstaffingandservicesaswellas
pecificbuildingrequirements(seeattachedASLIrequirements).
hecorrectclassificationofthislevelofserviceiswellbeyondthatofaboardingandlodginghouse,letalonean
partment. Aboardingandlodginghousedoesnotanticipatesupportsotherthanmeals. Roominghouses,astheyare
ommonlyknown,provideaccommodationand(occasionally)mealsnot24/7medicalstaffingsupportataratioofupto3
taffperresident! SeebelowforthedefinitionofaBoardingandLodgingHouse.
BoardingandLodgingHousesmeansadevelopmentconsistingofabuildingcontainingSleepingUnits,whichmaybein
dditiontoaDwelling,wherelodgingorsleepingaccommodationwithorwithoutmealsisprovidedforremuneration.This
UseClassdoesnotincludeGroupHomes,orFraternityandSororityHousing.Typicalusesincludestudentcooperative
ousingandlodgesforseniorcitizens.
ncontrast,ExtendedMedicalTreatmentServicesisausecategorythataccuratelycapturesthelevelofserviceintended
nthisfacility. Theusespecificallyincludestheprovisionofmedicaltreatmentandincludeslongtermhousingsuchas
ursingandconvalescenthomes.
xtendedMedicalTreatmentServicesmeansdevelopmentprovidingroom,board,andsurgicalorothermedicaltreatment
orthesick,injuredorinfirmincludingoutpatientservicesandAccessorystaffresidences.TypicalUsesincludehospitals,
anatoriums,nursinghomes,convalescenthomes,isolationfacilities,psychiatrichospitals,auxiliaryhospitals,and
etoxificationcentres.
hislevelofserviceisonlypermittedinaUSzoneandshouldnotbeallowedinaRA7area.
heGeneral
Purpose
of
US
zoning
(510.1)
to
provide
for
publicly
and
privately
owned
facilities
of
an
institutional
or
ommunityservicenatureisconsistentwiththislevelofsupportservices.
heGeneralPurposeofRA7zoning(210.1)toprovideazoneforLowRiseApartmentsisnotcompatibleasApartment
HousingUsedoesnotsupportsubstantialnonaccessoryservices.
8/14/2019 Iris Court Sdab Feb 4, 2010 Package Full Final
4/20
Mc Ca uley Com munity Lea gue
basem ent of Zoc a lo, 10826 95 Street
Edmonto n, Alberta T5H 2E3
(780) 428-5332
info@mc c auley.info
upportServicesarenotAccessory:
hesupportservices,administrationservices,andamenityareasarenotAccessorytotheUseofIrisCourt. Asaresult
eitherApartmentHousingnorBoarding&LodgingUsesareappropriateasneitherallowsforsubstantialnonAccessory
ervices.
heprincipleUsepresentedbytheproponentsintheirletteristo...providelongterm,supportiveandaffordable
ousing...fortheirtargetgroupwhicharedualdiagnosisschizophrenicswho...donothavethecapacitytolive
ndependentlywithoutsupport.... Theoperatinginformationwehaveincludesfulltimemedicalstaffaspartofa24/7
taffingmodel. Duringweekdays,AlbertaHealthServices(AHS)willprovideatleastthefollowingstafftothefacility: oneo
moreLPNswhospecializeinpsychiatricnursing,anoccupationaltherapist,andarecreationaltherapist. Inadditionthere
willbejanitorialandcookingstaff,aswellasanoverallprojectmanagerandconsumersupportworkersprovidedbythe
ociety. TwononAHSpaidstaffwillbeonsiteoneveningandweekendswhenthereisnoactiveprogramming. According
osubmissionstothePlanningDepartmenttherewillbeupto7staffonatanyonetime. Thecapitalcostforpartofthe
acilitywillbefundedbyprovincialASLI(AffordableSupportiveLivingInitiative)whosecriteriarequireaLevel3or4(the
maximum)SupportLevel. Thisisquiteanintensivesupportlevelwhichrequiressignificantandconstantstaffingand
ervicesaswellasspecificbuildingrequirements(seeattachedASLIrequirements).
Noneof
this
is
consistent
with
the
decision
that
these
services
and
amenities
are
naturally
or
normally
incidental,
ubordinate,andexclusivelydevotedtotheApartmentHousingUseonthisSite. Infact,theUseoftheIrisCourtfacilityis
ependentonanddefinedbythesequitehighserviceandstaffinglevels.
Additionally,evenifweweretoacceptthatthesewereAccessoryservicestheycouldnotbeconsideredAccessorytothe
ApartmentHousingUse. ThisisbecausetheApartmentHousingoccupantsaretobemoreindependentandrequireless
upportthantheBoarding&Lodgingoccupants. WhereastheBoarding&Lodgingoccupantsdonothavetheabilitytolive
ndependentlywithoutsupport.
herefore,wecontendtheDevelopmentOfficersdecisionthattheseareAccessoryisincorrect. Further,wecontendthat
he
Use
categories
for
the
facility
are
incorrect
as
neither
will
allow
for
these
levels
(if
any
levels)
of
Non
Accessory
services
ndstaffing.
RA7Sitecannothavemorethan1PrincipleUse:
heapplicationforIrisCourtattemptstomeld2principleUsecategoriesintoasingleapplication. However,theZoning
BylawdoesnotapparentlyallowforthisandconsistentlyuseseitheraprincipleUseandanAccessoryUse,orspecifically
escribeshowandwhencombinationsofusescanoccur(CBandDCzoningsmayspecificallyspelloutadditionalsituations)
orexample:
UnderRA7o PersonalServiceShopsandConvenienceRetailStoreswhendesignedasanintegralandsecondarycomponentofa
residentialdevelopmentconsistingof150Dwellingsormore
UnderUSo BoardingandLodgingHousesforSeniorCitizens,whereintegratedwithanyotherPermittedorDiscretionaryUseof
thisZone
8/14/2019 Iris Court Sdab Feb 4, 2010 Package Full Final
5/20
Mc Ca uley Com munity Lea gue
basem ent of Zoc a lo, 10826 95 Street
Edmonto n, Alberta T5H 2E3
(780) 428-5332
info@mc c auley.info
Usemeansthepurposeoractivityforwhichapieceoflandoritsbuildingsaredesigned,arranged,developedorintended,or
forwhichitisoccupiedormaintained;
Accessorymeans,whenusedtodescribeaUseorbuilding,aUseorbuildingnaturallyornormallyincidental,subordinate,and
exclusivelydevotedtotheprincipalUseorbuilding,andlocatedonthesamelotorSite.
heZoningBylawsrequirementforhierarchicalusesinRAzonesisacknowledgedintheDevelopmentOfficersDecisionon
age27oftodaysAgendawhereitstates:
The proposed support services, administration services and amenity areas shall be strictly Accessory to the proposedApartment Housing / Boarding and Lodging House Use on this Site. Accessory means that these areas / functions ar
naturally or normally incidental, subordinate, and exclusively devoted to the Apartment Housing Use on this Site.
hisstatesthattheservices,etc.aretobeconsideredAccessorytooneprincipleUse,ApartmentHousing. ThisAccessory
Use,bydefinition,canonlybeaccessorytotheprincipalUseonthesiteandnottomultipleUsesontheSite. GiventhatBoarding&LodgingHousescanonlycontainasingleadditionalDwelling,theApartmentHousingUsehastobeconsidered
rinciple.
hereforewecontendthatthedualUseapplicationusedforthisfileisinappropriate.
RA7DevelopmentRegulationsNotFollowed
heparcelinquestioniszonedRA7andisadjacenttolandinwhichsinglefamilydwellingsareapermitteduse(DC1area
99). Seethemapbelowforthezoningcontext.
heregulationsfordevelopmentoflandzonedRA7specifythatwhereapartmenthousingistobedevelopeddirectly
djacenttoaSitezonedtoallowSingleDetachedHousingasaPermittedUse,themaximumBuildingHeightforthedirectly
djacentfaadeofsuchApartmentHousingshallnotexceed10.0mnor21/2Storeys,exceptthatsuchdirectlyadjacent
ApartmentHousingmayexceedthisHeight,toamaximumof 14.0morfourStoreys,providedthattheportionofthe
8/14/2019 Iris Court Sdab Feb 4, 2010 Package Full Final
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8/14/2019 Iris Court Sdab Feb 4, 2010 Package Full Final
7/20
Mc Ca uley Com munity Lea gue
basem ent of Zoc a lo, 10826 95 Street
Edmonto n, Alberta T5H 2E3
(780) 428-5332
info@mc c auley.info
haringoneroom. Finally,iftheapartmentdwellersareasindependentasindicated,thereisnoreasontopresupposethat
hesepeoplecannotbedrivers.
venifweacceptedtheproposedUseareviewofthesubmissionstothePlanningDepartmentdoesnotrevealaparking
tudywhichisrequiredtoprovideavarianceofoftherequiredparkingforthisfacility.
tmustalsobequestionedwhetherparkingvariancescanbeconsideredpriortoafinalizedOperationalandStaffingPlan.
speciallygiventhelevelofstaffinginacarefacilitysuchasthisconsiderationmustbegiventostaffparking. Thiscanonly
ffectively
be
accomplished
after
the
number
of
staffing
and
shifting
is
finalized.
NumberofoccupantsproposedexceedsdefinitionofBoarding&LodgingHouseUse:
CarefulconsiderationofthedefinitionsofBoardingandLodgingHouse,SleepingUnits,HabitableRoom,Dwelling,and
HouseholdshowthattheproposednumberofoccupantsdoesnotfitwiththeBoardingandLodgingHouseUse:
BoardingandLodgingHousesmeansadevelopmentconsistingofabuildingcontainingSleepingUnits,whichmaybeinadditio
toaDwelling,wherelodgingorsleepingaccommodationwithorwithoutmealsisprovidedforremuneration.ThisUseClass
doesnotincludeGroupHomes,orFraternityandSororityHousing.Typicalusesincludestudentcooperativehousingandlodge
forseniorcitizens.
SleepingUnit
means
aHabitable
Room,
or
agroup
of
two
or
more
Habitable
Rooms,
not
equipped
with
self
contained
cooking
facilities,providingaccommodationfornotmorethantwopersons;
HabitableRoommeansanyroominaDwellingotherthanaNonhabitableRoom;NonhabitableRoommeansaspaceina
Dwellingprovidingaservicefunctionandnotintendedprimarilyforhumanoccupancy,includingbathrooms,entryways,
corridors,orstorageareas;
Dwellingmeansoneormoreselfcontainedroomsprovidedwithsleepingandcookingfacilities,intendedfordomesticuse,and
usedorintendedtobeusedpermanentlyorsemipermanentlyasaresidenceforaHouseholdandeitheruptotwolodgers,
roomersorboarders;
Householdmeans:(a)aperson;or(b)twoormorepersonsrelatedbyblood,marriageoradoption;or(c)agroupofnotmore
thanfive
persons
who
are
not
related
by
blood,
marriage,
or
adoption;
or
(d)
acombination
of
(b)
and
(c),
provided
that
the
totalofthecombinationdoesnotexceedfive;alllivingtogetherasasinglehousekeepinggroupandusingcookingfacilities
sharedincommon.AHouseholdmayalsoincludedomesticservants.
Analysis1:
tartwiththerecognitionthataHouseholdcanhaveamaximumof5personsandthataDwellingcanhousea(singular)Householdplustwolodgers. Thus1Dwellingcanhouseamaximumof7persons. AHabitableRoom,bydefinition,is
ontainedinaDwelling;aDwellingisselfcontainedandsuppliescookingfacilities; aSleepingUnitiscomprisedofHabitable
Room(s)butcannotcontaincookingfacilities;andaBoarding&LodginghouseconsistsofabuildingcontainingSleeping
Units(possiblyinadditiontoaDwellingbutwewilldiscussthislater).
herefore,aBoarding&LodgingHousemustactasaDwellingtocontainHabitableRoomswhichcanthenmakeupthe
leepingUnitsthatarethehousingunitswithinaBoarding&LodgingHouse.
incethebottom2floorsofIrisCourtcomprise1Boarding&RoomingHousewhichmustbeconsidered,duetothe
nterwovendefinitions,as1Dwellingthenthemaximumnumberofresidentsis7persons. Asapproved,IrisCourtassumes
noccupancyof14personswhichshouldbeconsideredincompatiblewiththeBoarding&RoomingHouseDwelling
efinition.
8/14/2019 Iris Court Sdab Feb 4, 2010 Package Full Final
8/20
Mc Ca uley Com munity Lea gue
basem ent of Zoc a lo, 10826 95 Street
Edmonto n, Alberta T5H 2E3
(780) 428-5332
info@mc c auley.info
Analysis2:
hedefinitionofBoarding&RoomingHousestatesthatitconsistsofabuildingcontainingSleepingUnits,whichmaybein
dditiontoaDwelling. NotethatthisisspecificallyasingularDwelling. IrisCourtproposesthatitsSleepingUnitsbein
dditiontomultiple(7)Dwellings. ThisisinconsistentwiththeUsedefinitionofaBoarding&LodgingHouse.
AdditionalConcerns:
everaladditionalconcernshavebeenraisedduringourresearchonthistopic:
heinformationlettersentbytheapplicanttoneighbouringpropertieswasinaccurate. Itdescribedthebuildingasa3
toryaffordablehousingcentre. Itisnotasthemajorityofthebuilding,primaryintent,andprimaryfundingare
supportivehousing. Also,thebuildingwasdescribedas21selfcontained,singlepersonsuites. Commonusageofboth
selfcontainedandsuitessuggestsafullDwellingunitanddoesnotaccuratelyreflectthenatureofthefacility. Howcan
heneighboursbeconsideredconsultedifaccurateinformationwasnotsupplied?
hankyou
for
your
considerations,
McCauleyCommunityLeague
oningCommittee
8/14/2019 Iris Court Sdab Feb 4, 2010 Package Full Final
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8/14/2019 Iris Court Sdab Feb 4, 2010 Package Full Final
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8/14/2019 Iris Court Sdab Feb 4, 2010 Package Full Final
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Homeward Trust Edmonton
Dec 14, 2009 18:09 ET
Homeward Trust Edmonton: Construction Begins for Supportive Affordable
Housing P roject: Iris Court
EDMONTON, ALBERTA--(Marketwire - Dec. 14, 2009) - Schizophrenia Society of Alberta (SSA) is excited toannounce their Ground Breaking Ceremony on December 16, 2009 from 11 a.m. to 1 p.m. The site is located at9336-107A Ave. This event will mark the start of construction to build a 21 unit long term supportive apartmentbuilding for adults with schizophrenia or a related mental illness.
The SSA is a registered charity established in 1980. The organization focuses on advocacy, education, self-help andsupport of research in their efforts to improve the lives of those affected by schizophrenia and psychosis.
"We are thrilled to break ground on Iris Court, the first housing project of its kind in Edmonton," said June Finlay,Iris Court Building Committee President. "The construction of this facility is a major step in addressing the need forsafe, affordable housing in our community and in improving the lives of those living with mental illness inEdmonton."
When complete, Iris Court will consist of 21 self-contained single person suites, a common area with an adjoiningkitchen, and an administrative reception area. The facility will have 24-hour, on-site health professionals to monitorand support the needs of the clients.
The total cost for the project is estimated at $5.0 million. Homeward Trust-through funds from the City ofEdmonton's Cornerstones Initiative and the Government of Canada's Homeless Partnering Strategy-allocated a totalof $2.4 million toward land purchase and construction of Iris Court. The Government of Alberta invested an
additional $2.5 million through the Affordable Supportive Living Initiative. The remaining funds were contributed byThe Stollery Charitable Foundation, REALTORS Community Foundation and All Weather Windows.
"This project will help more Albertans to live and age in the right place for their needs, in their community and closeto family and friends," said Mary Anne Jablonski, Minister of Seniors and Community Supports. "The Albertagovernment funding for this project reflects a continued commitment to helping those most in need. Iris Court is alsopart of the province's Continuing Care Strategy to improve the quality, supply and choice in the continuing caresystem for Albertans."
"Our government is delivering on its commitment to help those who are facing mental health and homelessnesschallenges," said the Honourable Diane Finley, Minister of Human Resources and Skills Development. "We are proudto support community efforts that help find local solutions to local problems. Working together, we can help ourmost vulnerable citizens find a place to call home as well as find the supports they need to become more self-sufficient. "
"We are excited to support the Schizophrenia Society in their housing efforts. The people that they serve often facechallenges in securing and maintaining housing, and whether they were previously homeless or at high risk ofhomelessness, the residents of Iris Court can live confidently knowing they have a safe affordable home." SaidSusan McGee, Executive Director, Homeward Trust "We know there is a high need for more housing for thosesuffering with mental illness and this is a very important step in meeting our community's needs."
Homeward Trust is a not-for-profit organization that uses a community-based approach toward the goal of endinghomelessness in Edmonton. Its primary role is to coordinate response to housing needs by working together withlocal agencies and all orders of government.
For more information , please contact
Page 1 of 2Homeward Trust Edmonton: Construction Begins for Supportive Affordable Housing Pro...
04/02/2010http://www.marketwire.com/mw/rel ca print.jsp?id=1090643&lang=E1
Article Indicates $2.5 Million ASLI Funding for Iris Court.
8/14/2019 Iris Court Sdab Feb 4, 2010 Package Full Final
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Architectural Design Requirements
Affordable Supportive Living Initiative
The proponent must meet the following Architectural Design Requirements in relation tobuilding and physical environment.
SECTION A RESIDENCE/FACILITY AND SUPPORT STANDARDS
The housing proponents will provide accommodations that meet or exceed legislated
requirements including Alberta Building Codes, Fire Safety Codes, Land Use (zoning) Bylaws,all as established by the local building authority and the Province of Alberta. The project may
also need to meet those design requirements stipulated by Alberta Health Services if the project
is to be used for Designated Assisted Living in the future. Operators will demonstrate efforts to
incorporate features that maximize accessibility, resident privacy, and personal choice.
1. General Building Requirements
In addition to meeting the above established building requirements, any project upgrading or
development should be committed to the achievement of:
a. A minimum of barrier-free design throughout resident accessible areas. Comply with therequirements of the latest Barrier Free Design Guide, of the Alberta Building Code.
b. Convenient access to outdoor space appropriate to resident needs.c. Stairs, hallways, ramps and exits that are well lit, unobstructed and of adequate width to
accommodate walkers and wheelchairs.
d.
Safe and secure handrails on all corridors.e. Accessible office space for visiting health professionals and community service workers.f. Accessible mailbox system.g. Adequate laundry facilities for residents, or their families, to do residents' personal
laundry.h. Adequate linen laundry facilities. If contractual services are used, provide an area for
soiled linen awaiting pickup and a separate area for storage and distribution of clean
linen.i. Public washrooms for use by residents and public conveniently located in areas
commonly used by residents and the public. Washrooms can be unisex.
j. When required, provision for 24-hour distribution of medications including lockedstorage for controlled drugs.
k. Lockable storage for resident records.2. Site Requirements
a. Supportive living projects shall obtain applicable land use (zoning) approval from thelocal jurisdiction.
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b. Roadways shall be provided within the property for convenient and direct access to themain public entrance and to service areas. Provide access for fire department and
emergency vehicles in accordance with local requirements.
c. Each supportive living project shall have parking spaces to satisfy the needs of residents,staff, and visitors.
3. Resident Rooms
Operators should be able to demonstrate their efforts to incorporate the following features that
maximize resident privacy and personal choice:
a. Resident room sizes (area and dimensions) that permit residents to move within the roomwith assistance of a walker or wheelchair and that allow access to at least one side of the
bed for transfers.
b. Private room accommodation with access to an ensuite private bathroom. Some semi-private room accommodation for couples will be permitted. The use of bathrooms shared
between resident rooms is discouraged.c. Make available, at no cost to the resident, a bed and mattress as well as other furnitureincluding chair(s), dresser and night stand, if the resident chooses not to provide her/hisown.
d. An emergency call station with 24-hour monitoring in the sleeping area.e. Individual connections for a telephone, cable television, and conveniently located
electrical outlets in each room.
f. Operable windows to the exterior or to naturally lit interior areas must be configured toenable unobstructed viewing from a seated position and with window curtains or blindsthat fully cover the windows when closed.
g. Lever handled resident room door locking hardware. Residents will be allowed 24-houraccess to the facility and to their rooms with keys provided by the operator. Where roomentrance door closers are required to meet building code, they shall be sentronic swingfree type.
h. A kitchenette with suitable appliances (e.g., microwave oven, sink, and smallrefrigerator).
i. Storage for personal items designed to permit access by residents with reduced upper andlower reach capability.
j. A three-piece, wheelchair accessible bathroom within each resident room. Each bathroomwill be equipped with a toilet, sink and provision for bathing (either a handicapped
accessible bathtub or shower). Each resident bathroom must include the following:i. A wheelchair accessible turning space of 1500 mm. (5 feet) in diameter, and
appropriate space for door swing.
ii. Adequate ventilation.iii. Access door with clear width of 900 mm (36.0 inches). Privacy hardware that can
be unlocked from the outside in case of an emergency.
iv. Non-skid surfaces on floors, and grab bars installed for toilet, bathtub, and showertransfers.
v. Adequate vanity space and shelving for storage of personal items.vi. Lever faucets and a hand-held shower fixture on vertical rail.
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vii. At a minimum, allowance for one-sided transfer onto toilet.viii. Toilets having a minimum height of 407 to 457 mm (16 inches to 18 inches).
ix. Emergency call station with 24-hour monitoring.4. Common Bathing Areas
A common bathing room will include the following features:
a. Therapeutic tub with automated temperature control and appropriate lifting device.b. Hand-sink and handicapped toilet.c. Storage for towels.
5. Common Amenity Areas
The facility will include common amenity spaces of sufficient size and accessible to all residents
to accommodate life enrichment activities and group activities including the following:
a. Dining, social gathering and multi-purpose activity areas (e.g., exercise area, space forworship) with furniture layout and space to accommodate people with mobility aids.
b. An area for personal care needs such as a beauty parlor.c. Entrance and reception area with sufficient seating to accommodate waiting.
6. Environmental Requirements
a. Supportive living facilities shall incorporate features and finishes that optimize sensoryfunctions and facilitate mobility, including ambulation and self-propulsion. Providefeatures that optimize independent way finding. Potential hazards to residents, including
sharp corners, slippery floors, loose carpets, and exposed hot surfaces shall be avoided.b. Hallways, stairways, exits and ramps must be well lit and kept clear of objects that couldcause falls or obstruct passage. Colour contrasting may be necessary.
c. Lighting levels throughout residential areas of the facility should be at a minimum 210lumens and avoid uneven lighting levels in residential areas.
d. Public elevators must be provided for multi storey living facilities. Elevator car/cab sizemust accommodate stretcher or gurney. In multi-storey settings consideration of two
elevator cabs is strongly recommended.e. Sidewalks, exterior stairs and ramps must have adequate drainage.f. Outdoor areas shall be provided for residents, visitors, and staff. Outdoors spaces may
include gardens on grade or on roof decks or solaria, and balconies.
SECTION B RESIDENTS WITH DEMENTIA
For those proponents contemplating a project that will be targeting accommodation for residentswith dementia, the proponent must contact Alberta Health Services for specific details relating to
the design of such a facility with regard to:
1. Maintaining a safe and secure environment
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2. Appropriate sensory and social stimulation of the environment3. Normalization and control over the environment
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Service Requirements Affordable
Supportive Living Initiative
TYPICAL POPULATION: Clients may range from persons who are largely independent andrequire only meals, housekeeping services and 24-hour monitoring for safety and security, to
those with high health needs that require 24-hour health and personal care services, but do not
require 24-hour monitoring by a registered nurse. Some projects may provide services for
dementia clients in the early and middle stage of progression of the disease or persons with other
cognitive or physical disabilities.
Housing Operator's Responsibility to arrange or provide:
Meals
Full meal service available (minimum three meals per day, plus snacks)
Special diets may be available (e.g., nutritional supplements, diabetic diets, liquid diets)in facilities targeting higher need clients (e.g. DAL)
Housekeeping
Weekly Additional services as required (e.g., sanitization) Hygiene and control of infections
Linen and Towel Laundry
Weekly linen and towel exchange Additional services as required Personal laundry option
Life Enrichment
Regular activitiesSafety and Security
Trained and appropriate staff on site 24 hours/day
Regular and intermittent monitoring of residents Personal response system (e.g. call bell, LifeCall)
Transportation
Unscheduled service available at client's expense
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Referral/Assistance
Guidance/advocacy/advisory Referral to health professionals Coordination and provision of space for health professionals
Medication assistance
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Regional Health Authority's Responsibility to Provide:
Personal Care
Provision of personal care based on assessed need. Assistance with activities of daily living based on assessed need. May be provided through a community-based home care program or through a contract
with the Housing Operator.
Health Care
Case management for publicly funded services. Care by a suitably qualified, certified or trained staff or regulated professional staff based
on residents assessed need. Depending on the level of the supportive living facility care
may be provided by community based home care staff (Level 2) or staff who may be
available on-site on a 24 hour basis (Level 3 or 4).
Medication administration based on assessed needs. Therapy services available based on assessed needs.
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Definitions:
Meals means breakfast, lunch, and dinner approved by a dietician in accordance with the Canada
Food Guide.Dinnermeans a hot meal (excluding breakfast) that can be served either around
noon or in the late afternoon or early evening.
Housekeeping means the regular cleaning of residents' rooms and common areas that includes
vacuuming and dusting; kitchen, dining room and bathroom cleaning and disinfecting.
Linen and Towel Laundry means the regular laundering of linens and towels, either owned by
the facility, tenant or a laundry service, for the exclusive use of the residents.Linens include bed
sheets and pillowcases. Towels include bath towels, hand towels and face cloths.
Life Enrichment means regular activities or services that enhance the physical, emotional,
social, spiritual, intellectual and cultural preferences and needs of the residents.
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Medication Administration means a Registered Nursed/Licensed Practical Nurse has the
responsibility to ensure the resident receives his/her medication. It is understood that the resident
has the right to refuse the medications.
Medication Assistance means the resident recognizes the need to take medication and consents
to assistance provided with his/her prescribed medication regime.
Safety and Security means at least one trained and appropriate staff member working on site
and on duty 24 hours per day, seven days per week. Trained and appropriate means a Licensed
Nurse Practitioner or a Personal Care Attendant trained in the use of emergency and security
equipment. On-site means in a building or in close proximity to several buildings. Some forms of
electronic monitoring which achieve equivalent results may be considered as 24 hour
monitoring.
Transportation means unscheduled service to attend to medical and dental appointments,
shopping, banking, etc.
Referral/Assistance means services provided by the housing operator on behalf of the resident,
such as referral to health professions, medication assistance, assistance with forms, etc.
Personal Care means the provision of a range of services that includes assistance with eating,
dressing, bathing, toileting, getting in and out of bed, portering, and medication assistance, etc.
Health Care means services that are generally delivered by health care professionals such as
physicians, registered nurses and therapists. This may include health monitoring, medication
administration, changing of dressings, etc.
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Iris Court -- Eastern Neighboring House Assessment.
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