PUBLIC HEARINGS. Variance 242 Ravenhurst Street (Transcona Ward) File DAV /2017C [c/r DCU /2017C]

Transcription

1 Agenda Bard f Adjustment April 4, 2018 PUBLIC HEARINGS Item N. 7 Variance 242 Ravenhurst Street (Transcna Ward) File DAV /2017C [c/r DCU /2017C] WINNIPEG PUBLIC SERVICE RECOMMENDATION: The Urban Planning Divisin recmmends apprval-as-mdified f the applicatin t vary the "RMF-M" dimensinal standards f Zning By-Law N. 200/2006 as fllws: 1) fr the cnstructin f a multi-family dwelling t permit the fllwing: a. frnt yards f 14 feet (4.27 metres) t principal buildings and 6 feet (1.8 metres) t pen decks instead f 25 feet (7.62 metres); b. a rear yard f 4 feet (1.22 metres) instead f 25 feet (7.62 metres); c. an east crner side yard f 6 feet (1.83 metres) t principal buildings and 6 feet (1.8 metres) t pen decks instead f 20 feet (6.1 metres); d. a west side yard f 8 feet (2.4 metres) t principal buildings and 6 feet (1.8 metres) t pen decks instead f 10 feet (3.05 metres) and a landscaped buffer; 2) fr the establishment f an accessry parking area t permit n west side yard instead f 10 feet (3.05 metres) landscaped buffer. Subject t the fllwing cnditin(s): 1) That, the height f principal buildings shall be limited t a maximum f 35 feet. 2) That, there shall be n balcnies r pen decks permitted abve the first flr f any principal buildings n the land. 1

2 Agenda Bard f Adjustment April 4, 2018 File: DAV /2017C Applicant: Premises Affected: Legal Descriptin: Prperty Zned: Nature f Applicatin: Qualic Develpments (Winnipeg) Ltd. (Jrdan Sdmsky) 242 Ravenhurst Street LOT 8 BLOCK 1 PLAN NW 1/ E, hereinafter called the land C2 - Cmmercial Cmmunity District T vary the RMF-M District Dimensinal Standards f the Winnipeg Zning By-Law N. 200/2006 as fllws: 1. fr the cnstructin f a multi-family dwelling t permit the fllwing: A. frnt yards f 14 feet (4.27 metres) t principal buildings and 6 feet (1.8 metres) t pen decks instead f 25 feet (7.62 metres); B. a rear yard f 4 feet (1.22 metres) instead f 25 feet (7.62 metres); C. an east crner side yard f 14 feet (4.27 metres) t principal buildings and 6 feet (1.8 metres) t pen decks instead f 20 feet (6.1 metres); D. a west side yard f 8 feet (2.4 metres) t principal buildings and 6 feet (1.8 metres) t pen dekcs instead f 10 feet (3.05 metres) and a landscaped buffer; 2. fr the establishment f an accessry parking area t permit n west side yard instead f 10 feet (3.05 metres) landscaped buffer. Exhibits Filed: 1. Applicatin dated March 14, Ntificatin f Public Hearing dated March 12, Manitba Status f Title /1 4. Letter f authrizatin undated frm Nvamet Develpment Crpratin Qualic Cmmunities 5. Cnfirmatin frm the Zning and Permits Administratr that the subject prperty may be psted in substitutin fr newspaper advertising 6. Plans, Sheet 1 dated February 15, 2018; Sheet 2 dated December 11, 2017, fr File DAV /2017C 2

3 Agenda Bard f Adjustment April 4, 2018 Exhibits Filed (cntinued):. 7. Reprt frm the Urban Planning Divisin dated March 22, Inspectin Reprt The Winnipeg Public Service t advise that all statutry requirements with respect t this applicatin have been cmplied with. REPRESENTATIONS: In Supprt: In Oppsitin: Fr Infrmatin: Fr the City: Mved by That the reprt f the Winnipeg Public Service be taken as read. Mved by That the receipt f public representatins be cncluded. 3

4 Agenda Bard f Adjustment April 4, 2018 Mved by That in accrdance with Subsectin 247(3) f The City f Winnipeg Charter, the Variance, (a) is cnsistent is nt cnsistent with Plan Winnipeg, and any applicable secndary plan; (b) des nt create des create a substantial adverse effect n the amenities, use, safety and cnvenience f the adjining prperty and adjacent area, including an area separated frm the prperty by a street r waterway; (c) is is nt the minimum mdificatin f a zning by-law required t relieve the injurius effect f the zning by-law n the applicant's prperty; and (d) is is nt cmpatible with the area in which the prperty t be affected is situated. Supprting Cmments: Mved by That the recmmendatin f the Winnipeg Public Service be cncurred in / nt be cncurred in and the Variance be apprved / rejected. Mved by That the public hearing with respect t this applicatin be cncluded. 4

5 Exhibit 7 referred t in File DAV /2017C ADMINISTRATIVE REPORT Title: Issue: Critical Path: DAV \C 242 Ravenhurst ST Fr cnsideratin at the public hearing fr a variance assciated with a prpsed multi-family use. Bard f Adjustment as per the Develpment Prcedures By-law and The City f Winnipeg Charter. AUTHORIZATION Authr Divisin Head Department Head CFO CAO R. Hayer B. Smith (RPP) n/a n/a RECOMMENDATIONS The Urban Planning Divisin recmmends apprval-as-mdified f the applicatin t vary the "RMF-M" dimensinal standards f Zning By-Law N. 200/2006 as fllws: 1) fr the cnstructin f a multi-family dwelling t permit the fllwing: a. frnt yards f 14 feet (4.27 metres) t principal buildings and 6 feet (1.8 metres) t pen decks instead f 25 feet (7.62 metres); b. a rear yard f 4 feet (1.22 metres) instead f 25 feet (7.62 metres); c. an east crner side yard f 6 feet (1.83 metres) t principal buildings and 6 feet (1.8 metres) t pen decks instead f 20 feet (6.1 metres); d. a west side yard f 8 feet (2.4 metres) t principal buildings and 6 feet (1.8 metres) t pen decks instead f 10 feet (3.05 metres) and a landscaped buffer; 2) fr the establishment f an accessry parking area t permit n west side yard instead f 10 feet (3.05 metres) landscaped buffer. Subject t the fllwing cnditin(s): 1) That, the height f principal buildings shall be limited t a maximum f 35 feet. 2) That, there shall be n balcnies r pen decks permitted abve the first flr f any principal buildings n the land. REASON FOR THE REPORT This reprt prvides infrmatin and makes recmmendatins regarding the subject applicatin s cmpliance with The City f Winnipeg Charter. 5

6 Variance applicatins require a public hearing as per The Develpment Prcedures By-law N. 160/2011 and The City f Winnipeg Charter, sectin 249. The reprt is being submitted fr the Bard f Adjustment s cnsideratin f the develpment applicatin at the public hearing. IMPLICATIONS OF THE RECOMMENDATIONS If the recmmendatins f the Urban Planning Divisin are cncurred in, the prpsal can prceed. FILE/APPLICANT DETAILS FILE: DAV \C RELATED FILES: DCU /2017C COMMUNITY: East Kildnan - Transcna Cmmittee NEIGHBOURHOOD #: (Canterbury Park) SUBJECT: LOCATION: LEGAL DESCRIPTION: APPLICANT: OWNER: T vary the "RMF-M" dimensinal standards f Zning By-Law N. 200/2006 as fllws: 1) fr the cnstructin f a multi-family dwelling t permit the fllwing: a. frnt yards f 14 feet (4.27 metres) t principal buildings and 6 feet (1.8 metres) t pen decks instead f 25 feet (7.62 metres); b. a rear yard f 4 feet (1.22 metres) instead f 25 feet (7.62 metres); c. an east crner side yard f 6 feet (1.83 metres) and 14 feet (4.27 metres) t principal buildings and 6 feet (1.8 metres) t pen decks instead f 20 feet (6.1 metres); d. a west side yard f 8 feet (2.4 metres) t principal buildings and 6 feet (1.8 metres) t pen decks instead f 10 feet (3.05 metres) and a landscaped buffer; 2) fr the establishment f an accessry parking area t permit n west side yard instead f 10 feet (3.05 metres) landscaped buffer. 242 Ravenhurst ST LOT 8 BLOCK 1 PLAN NW 1/ E Jrdan Sdmsky 1 Dr. David Friesen DR Winnipeg, Manitba R3X 0G8 Nvamet Develpment Crpratin 1 DR. David Friesen DR Winnipeg, Manitba R3X 0G8 6

7 DISCUSSION CRITERIA FOR APPROVAL Pursuant t Sectin 247(3) f The City f Winnipeg Charter, an applicatin fr a variance with respect t a prperty may be apprved if the variance: (a) (b) (c) (d) is cnsistent with Plan Winnipeg and any applicable secndary plan; des nt create a substantial adverse effect n the amenities, use, safety and cnvenience f the adjining prperty and adjacent area, including an area separated frm the prperty by a street r waterway; is the minimum mdificatin f a zning-by-law required t relieve the injurius effect f the zning by-law n the applicant's prperty; and is cmpatible with the area in which the prperty t be affected is situated. SITE DESCRIPTION The subject prperty is lcated at the nrthwest crner f Ravenhurst Street and Pandra Avenue East, in the Canterbury Park neighburhd and the Transcna ward. The site is currently vacant. The site has ~ 215 ft. f frntage alng Ravenhurst Street and ~ 135 ft. alng Pandra Avenue E. The ttal lt area is 29,380 sq. ft. The site is classified as Areas f Stability Recent Cmmunities under the Cmplete Cmmunities Directin Strategy and is zned C2 Cmmercial Cmmunity District. SITE Pandra Ave E Figure 1: Lking nrth. Aerial Pht f Subject Site and Surrunding Uses (flwn 2016) 7

8 SURROUNDING LAND USE AND ZONING (See Figure 2) Nrth: Public lane; then single-family uses zned R1-S Residential Single-family (Small). Suth: Pandra Avenue East; then vacant industrial uses zned M3 Manufacturing Heavy. East: Ravenhurst Street; then vacant land zned C2 Cmmercial Cmmunity. West: Single-family uses zned R1-M Residential Single-family (Medium). SITE Pandra Ave E Figure 2: Zning f the site and surrunding area. DESCRIPTION OF THE PROPOSED DEVELOPMENT The applicant is prpsing a multi-family develpment n the subject site. The prpsed develpment wuld be a furteen unit twnhuse bare land cndminium style f develpment. All dwelling units wuld have attached garages and rear decks. Multi-family dwellings are a permitted use in the C2 District and must cnfrm t the RMF-M Residential Multi-Family (Medium) District dimensinal standards. In this case, a cnditinal use apprval is required because dwelling units wuld be lcated n the grund flr f the prpsed develpment, which is nt permitted under the use specific standards fr multi-family dwellings in the C2 District. Accrdingly, a cnditinal use apprval is required and has been applied fr under file DCU /2017C, and a reprt n this matter has been submitted t the Bard f Adjustment fr their cnsideratin. Als f nte, n cmmercial develpment is included in the prpsed develpment. Plans submitted with the applicatin (figure 3) shw that prpsed units wuld resemble a bare land cndminium style f develpment in terms f the site plan. The prpsed dwelling units wuld be clustered in three (3) buildings; with fur (4) dwelling units alng the suth side f the site, and tw (2) buildings with five (5) dwelling units each n the east and west sides f the site. All dwelling units wuld be riented twards a cmmn internal driveway area. Mtr vehicle access wuld be frm the rear lane at the nrth side f the site. Patis wuld be lcated in the rear yards f all prpsed dwelling units. A decrative wden fence is prpsed arund the perimeter f the site and includes a break between unit n. 5 and 6 t that prvides a pedestrian cnnectin with the sidewalk alng the 8

9 west side f Ravenhurst Street. The private walkway wuld include trees and shrubs t prvide a landscape area that cmplements the site. Trees wuld be planted in the rear yards f mst units. The wden fence wuld be cnsistent with the existing fence treatment alng Pandra Avenue East. Pandra Ave E Figure 3: Subject site with prpsed site plan verlay. ANALYSIS AND ISSUES COMPLETE COMMUNITIES DIRECTION STRATEGY: The Cmplete Cmmunities Directin Strategy is ne f fur directin strategies supprting OurWinnipeg, the city s lng-range develpment plan, and has statutry authrity as a secndary plan. The strategy guides land use and develpment in Winnipeg. The subject prperty is classified as an Areas f Stability Recent Cmmunity in Cmplete Cmmunities. Areas f Stability will accmmdate lw t mderate density infill develpment t supprt mre efficient use f land, infrastructure, and services as well as enhance husing chice and affrdability. Infill develpment is discussed within the Recent Cmmunities intrductin under the Cmplete Cmmunities Directin Strategy, which states: Recent Cmmunities can als accmmdate sme infill develpment t increasing husing chice, increase ptins fr aging in place, and t maximize the use f existing infrastructure. The prpsed variances wuld cmply with Cmplete Cmmunities because: 9

10 They wuld enable a develpment that wuld add 14 new dwelling units and prmte a mix f husing type and tenure in the neighburhd; adding t the full life-cycle f husing needs within the cmmunity and prviding ptins fr aging in place. They wuld enable a develpment that wuld be cmpatible with the existing scale, character and built frm f the neighburhd. They wuld enable a develpment that wuld maximize use f existing infrastructure and enhance the quality and sustainability f the neighburhd. ZONING BY-LAW 200/2006 As mentined previusly, residential multi-family develpment in the C2 district must meet the dimensinal standards f the RMF-M Residential Multi-family (Medium) District; which is as fllws: Minimum lt area per dwelling unit: 1,250 sq. ft. Minimum frnt yard: 25 ft. Minimum rear yard: 25 ft. Minimum interir side yard: 8 ft. plus 2 ft. fr each strey abve the grund flr. Minimum crner side yard: 20 ft. Maximum building height: 60 ft. Structures accessry t a principal multi-family structure in the RMF-M zning district must meet the same dimensinal requirements applicable t the principal building, except that pen decks 2 feet r less in height are permitted in any side yard r rear yard. COMPATIBILITY AND ADVERSE EFFECT As stated abve, the subject prpsal wuld enhance the quality and sustainability f the neighburhd by fcusing new husing grwth t an area with municipal servicing and increase husing chices fr new and existing residents in the neighburhd. In terms f land use, the surrunding area t the nrth, east, and west is primarily residential in nature. Mst husing in the neighburhd is single-family detached. The area suth-east f the site is currently zned fr Rural Residential develpment hwever Cuncil apprved an applicatin fr subdivisin and rezning f this site under file DASZ 13/17 and the site is expected t transitin t a mre urban envirnment including residential uses. In additin, the recmmended cnditins f apprval assciated with limiting density and building height will ensure future develpment n the site is cmpatible with the surrunding area. Accrdingly, the prpsed variances wuld enable develpment that wuld be cmpatible with the neighburhd and wuld nt have an adverse effect n it. 10

11 INJURIOUS EFFECT AND MINIMUM MODIFICATION Variance 1.a frnt yards f 14 feet t buildings instead f 25 feet: The frnt yard f the subject site is twards Pandra Avenue East. The variance is required because the rear building walls f units 6-9 wuld be less than 25 feet frm the frnt prperty limit. The Urban Planning Divisin supprts this variance because: The frnt prperty line f subject site has an irregular shape which requires a staggering f the dwelling units. The variance is required in rder t accmmdate parking and vehicle access t dwelling unit n. 8 and 9; which wuld be impacted by pushing the building further nrth t accmmdate the required frnt yard. In additin, the variance is minr in nature and wuld nt have an adverse impact n any adjacent prperty. Variance 1.b a rear yard f 4 feet t buildings instead f 25 feet: The rear yard f the site is twards the east-west rear lane running alng the nrth side f the subject site. The variance is required because the nrth walls f unit n. 1 and 14 wuld be less than 25 feet frm the rear prperty limit. This area wuld be landscaped with sd and shrubs. The Urban Planning Divisin supprts this variance because: The rear yard f the site is abutting a public lane (back lane). Often back lanes in residential neighburhds will have detached structures, such as garages and sheds. The By-law requires a minimum rear yard setback f 2 ft. fr such structures. Given that the variance is required because the nrth walls f the prpsed develpment wuld be 4 ft. frm the rear lane, the prpsed variance wuld accmmdate a greater separatin frm the rear lane than wuld be typically expected in a residential neighburhd. In additin, the 4 ft. rear yard space wuld be permeable (landscaped) and wuld nt impede the ability fr snw strage. This space wuld als accmmdate garbage and recycling fr the prpsed develpment. Variance 1.c an east crner side yard f 6 feet t buildings instead f 20 feet: The east crner side yard f the site is twards Ravenhurst Street. The urban planning Divisin supprts the variance because: The variance t allw 6 ft. t principal buildings is minr in nature and nly applies t the sutheast crner f dwelling unit n. 6; and is triggered due t the irregular crner shape f the subject lt. Althugh this is a crner lt separated frm residential prperties t the nrth by a rear lane, the crner side yard setback fr the prpsed develpment wuld be generally cnsistent with prperties t the nrth; which are setback feet frm Ravenhurst Street. In additin, the rear yards f the dwelling units wuld be well landscaped, including with trees that wuld sften the impact f the develpment and blend the urban envirnment with natural features. Variance 1.d a west side yard f 8 feet t principal buildings instead f 10 feet and a landscaped buffer: 11

12 The Urban Planning Divisin supprts the variance because: The variance is minr in nature. In additin, the rear yards f units wuld back nt the rear yards f lts n Ed Glding Bay and wuld be separated by a fence and buffered with trees lcated behind units n Variance 2 establishment f an accessry parking area t permit n west side yard instead f a 10 feet landscaped buffer: The Urban Planning Divisin supprts the variance because: The variance is minr as it nly applies t a parking are fr three (3) mtr vehicles. In additin, the parking wuld be screened with fencing. RECOMMENDED CONDITIONS OF APPROVAL: The Urban Planning Divisin is recmmending apprval as mdified t remve any variances t pen decks because: As nted previusly, pen decks 2 feet in height r less are permitted in any side r rear yard. In this case, the applicant has cmmunicated that decks will nt be greater than 2 feet, and accrdingly a variance is nt necessary t enable the prpsed develpment. In additin, given the variances t yards fr principal buildings, similar variances t yards fr pen decks culd enable the future develpment f pen decks that are greater in 2 feet in height and create privacy issues fr adjacent develpments. T ensure privacy and t mitigate the impact f new develpment fr neighburing residents, the Urban Planning Divisin is recmmending that: PUBLIC ENGAGEMENT variances t yards fr pen decks nt be allwed; building heights be restricted t 35 feet which is the maximum permitted height fr adjacent residential zning districts; and pen decks r balcnies nt be allwed abve the first flr f principal buildings. Als wrth nting is that the applicant cmmunicated thrugh that an pen huse was held n August 23, In additin t engaging the public, applicant als ntes they have engaged with the area Cuncillr. Hwever, letters f supprt were nt included with the applicatin. 12

13 REASONS FOR RECOMMENDATIONS In the cntext f Sectin 247(3), the Urban Planning Divisin recmmends apprval-asmdified as fllws: 1) fr the cnstructin f a multi-family dwelling t permit the fllwing: a. frnt yards f 14 feet (4.27 metres) t principal buildings and 6 feet (1.8 metres) t pen decks instead f 25 feet (7.62 metres); b. a rear yard f 4 feet (1.22 metres) instead f 25 feet (7.62 metres); c. an east crner side yard f 6 feet (1.83 metres) t principal buildings and 6 feet (1.8 metres) t pen decks instead f 20 feet (6.1 metres); d. a west side yard f 8 feet (2.4 metres) t principal buildings and 6 feet (1.8 metres) t pen decks instead f 10 feet (3.05 metres) and a landscaped buffer; 2) fr the establishment f an accessry parking area t permit n west side yard instead f 10 feet (3.05 metres) landscaped buffer. fr the fllwing reasns: (a) (b) (c) (d) is cnsistent with Plan Winnipeg and any applicable secndary plan; In that, Cmplete Cmmunities supprts increasing husing chices in Recent Cmmunities. des nt create a substantial adverse effect n the amenities, use, safety and cnvenience f the adjining prperty and adjacent area, including an area separated frm the prperty by a street r waterway; In that, the adjacent area is mainly residential and the recmmended cnditins f apprval will ensure new develpment is cntext sensitive and des nt create an adverse effect. is the minimum mdificatin f a zning-by-law required t relieve the injurius effect f the zning by-law n the applicant's prperty; and In that, t the extent that the prpsal cmplies with Cmplete Cmmunities and is cmpatible with the area suggests that the zning by-law has an injurius effect n the site. is cmpatible with the area in which the prperty t be affected is situated. In that, the prpsed land use is cnsistent with existing land uses in the immediate vicinity f the subject site. subject t the fllwing cnditin(s): 1) That, the height f principal buildings shall be limited t a maximum f 35 feet. 2) That, there shall be n balcnies r pen decks permitted abve the first flr f any principal buildings n the land. 13

14 SUBMITTED BY Department: Planning, Prperty and Develpment Divisin: Urban Planning Prepared by: Rakvinder Hayer Date: Thursday, March 22, 2018 File N. DAV \C 14

15 Exhibit 6 referred t in File DAV /2017C 15

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