Agenda Board of Adjustment September 25, 2013

PUBLIC HEARINGS Item No. 9 Variance 700 Corydon Avenue (Fort Rouge East Fort Garry Ward) File DAV 156290/2013C

WINNIPEG PUBLIC SERVICE RECOMMENDATION: The Urban Planning Division recommends approval of the application to vary the "C2 PDO Nbhd Main Street Area(s)" dimensional standards of Zoning By-Law No. 200/2006 for the expansion of a multiple family dwelling to delete condition number 3 of DAV 137935/2012C which states: "That a secure bicycle lock up facility, with space for a minimum of 25 bicycles, be provided within the building to the satisfaction of the Director of Planning, Property, and Development and that final plans showing the location and design of the bicycle lock up facility be submitted and approved prior to the issuance of any development permits for the new dwelling units", subject to the following condition(s): 1. That a secure bicycle lock up facility, with space for a minimum of 8 bicycles, be provided within the building to the satisfaction of the Director of Planning, Property, and Development.

Agenda Board of Adjustment September 25, 2013 File: Applicant: DAV 156290/2013C Allan Coppinger Architect (Allan Coppinger) 700 Corydon Avenue LOT 15/16 BLOCK 35 PLAN 208 31/5 ST B, hereinafter called the land C2 PDO Nbhd Main Street Area(s) Commercial Community Planned Development Overlay Nbhd main Street Area(s) District AC24 To vary the C2 PDO - Nbhd Main Street Area(s) District Dimensional Standards of the Winnipeg Zoning By-Law No. 200/2006 for the expansion of a multiple family dwelling to delete condition number 3 of DAV 137935/2012C which states: "That a secure bicycle lock up facility, with space for a minimum of 25 bicycles, be provided within the building to the satisfaction of the Director of Planning, Property, and Development and that final plans showing the location and design of the bicycle lock up facility be submitted and approved prior to the issuance of any development permits for the new dwelling units". 1. 2. 3. 4. 5. 6. Application dated August 28, 2013 Notification of Public Hearing dated September 5, 2013 Manitoba Status of Title 2588926/1 Letter of authorization dated August 23, 2013 from 6225455 Manitoba Ltd., to Allan Coppinger Surveyors Building Location Certificate and sketch dated May 10, 2012 Confirmation from the Zoning Development Administrator that the subject property may be posted in substitution for newspaper advertising Plans, Sheets 1 and 2, for File DAV 156290/2013C dated August 22, 2013 Report from the Planning and Land Use Division dated September 11, 2013 Inspection Report 2

Premises Affected: Legal Description:

Property Zoned:

Zoning Atlas Sheet: Nature of Application:

Exhibits Filed:

7. 8. 9.

Agenda Board of Adjustment September 25, 2013

The Winnipeg Public Service to advise that all statutory requirements with respect to this application have been complied with.

REPRESENTATIONS: In Support:

In Opposition:

For Information:

For the City:

Moved by That the report of the Winnipeg Public Service be taken as read.

Moved by That the receipt of public representations be concluded.

Agenda Board of Adjustment September 25, 2013

Moved by That the recommendation of the Winnipeg Public Service be concurred in / not be concurred in

Moved by That criteria (a) to (d) of Subsection 247(3) of The City of Winnipeg Charter set out below, are / are not satisfied: (a) (b) is consistent with Plan Winnipeg, and any applicable secondary plan; does not create a substantial adverse effect on the amenities, use, safety and convenience of the adjoining property and adjacent area, including an area separated from the property by a street or waterway; is the minimum modification of a zoning by-law required to relieve the injurious effect of the zoning by-law on the applicant's property; and is compatible with the area in which the property to be affected is situated.

(c)

(d)

Moved by That the public hearing with respect to this application be concluded.

Exhibit 8 referred to in File DAV 156290/2013C

ADMINISTRATIVE REPORT
Title: Issue: Critical Path:
DAV 13-156290/C - 700 Corydon AVE For consideration at the public Hearing for a variance for DAV 13156290/C - 700 Corydon AVE Board of Adjustment as per the Development Procedures By-law and The City of Winnipeg Charter.

AUTHORIZATION

Author B. Smith

Department Head n/a n/a

CFO

CAO

RECOMMENDATIONS The Urban Planning Division recommends approval of the application to vary the "C2 PDO Nbhd Main Street Area(s)" dimensional standards of Zoning By-Law No. 200/2006 for the expansion of a multiple family dwelling to delete condition number 3 of DAV 137935/2012C which states: "That a secure bicycle lock up facility, with space for a minimum of 25 bicycles, be provided within the building to the satisfaction of the Director of Planning, Property, and Development and that final plans showing the location and design of the bicycle lock up facility be submitted and approved prior to the issuance of any development permits for the new dwelling units". subject to the following condition(s): 1) That a secure bicycle lock up facility, with space for a minimum of 8 bicycles, be provided within the building to the satisfaction of the Director of Planning, Property, and Development

REASON FOR THE REPORT The Report is being submitted for the Committees consideration of the development application at the Public Hearing.

IMPLICATIONS OF THE RECOMMENDATIONS If the recommendations of the Urban Planning Division are concurred in, a development permit can be issued. CONSULTATION In preparing this Report there was consultation with: N/A

SUBMITTED BY

Department Division Prepared by Date: File No.

Planning, Property and Development Urban Planning Michael Robinson, AICP, MCIP September 11, 2013 DAV 13-156290/C

APPENDIX A DATE: September 11, 2013 FILE: DAV 13-156290/C RELATED FILES: DCU 12-137933/C, DAV 13-137935/C COMMUNITY: City Centre Community NEIGHBOURHOOD #: 1.106 SUBJECT: To vary the "C2 PDO - Nbhd Main Street Area(s)" dimensional standards of Zoning By-Law No. 200/2006 for the expansion of a multiple family dwelling to delete condition number 3 of DAV 137935/2012C which states: "That a secure bicycle lock up facility, with space for a minimum of 25 bicycles, be provided within the building to the satisfaction of the Director of Planning, Property, and Development and that final plans showing the location and design of the bicycle lock up facility be submitted and approved prior to the issuance of any development permits for the new dwelling units". LOCATION: LEGAL DESCRIPTION: APPLICANT: 700 Corydon AVE LOT 15/16 BLOCK 35 PLAN 208 31/5 ST B Allan Coppinger Allan Coppinger Architect 219 DUNKIRK DR WINNIPEG MB R2M 3X1 6225455 MANITOBA LTD. 16 TERRACON PL WINNIPEG MB R2J 4G7 Approval, with conditions

OWNER:

RECOMMENDATION:

CRITERIA FOR APPROVAL Pursuant to Section 247(3) of the City of Winnipeg Charter, a Zoning Variance application can be approved for posters if the proposed development: (a) is consistent with Plan Winnipeg and any applicable secondary plan; (b) does not create a substantial adverse effect on the amenities, use, safety and convenience of the adjoining property and adjacent area, including an area separated from the property by a street or waterway; (c) is the minimum modification of a zoning-by-law required to relieve the injurious effect of the zoning by-law on the applicant's property; and (d) is compatible with the area in which the property to be affected is situated. SITE DESCRIPTION The subject property, which is zoned C2 Commercial PDO-1 Neighbourhood Main Streets, is located on Corydon Avenue, between Cockburn and Hugo Streets, in the Earl Grey neighbourhood of the Fort Rouge East Fort Garry ward. North: Commercial uses zoned C2 Commercial PDO-1 Neighbourhood Main Streets South: Residences zoned R1-S Residential Single-Family District East: Commercial uses zoned C2 Commercial PDO-1 Neighbourhood Main Streets West: Commercial uses zoned C2 Commercial PDO-1 Neighbourhood Main Streets

DESCRIPTION OF THE PROPOSED DEVELOPMENT Initially, in 2012, the applicant applied for a conditional use and variance to add 5 additional suites to the existing 20 suite multiple-family building (DCU 12-137933/C & DAV 12-137935/C). The variances were as follows: 1) a lot area per dwelling unit of 481.4 square feet (44.7 square metres) instead of a nonconforming 601.8 square feet (55.9 square metres); 2) no additional parking stalls instead of 8 additional stalls.

One of the conditions of approval for the variance was: That a secure bicycle lock up facility, with space for a minimum of 25 bicycles, be provided within the building to the satisfaction of the Director of Planning, Property, and Development and that final plans showing the location and design of the bicycle lock up facility be submitted and approved prior to the issuance of any development permits for the new dwelling units. Subsequently, the applicant has revised their plans and intends to only add one unit in the basement, instead of the approved five. Consequently, they are requesting to have the condition regarding bicycle parking amended to provide only 8 bicycles indoors. ANALYSIS AND ISSUES The applicant has indicated that it is physically and logistically difficult to provide a secure area within the building for 25 bicycles. The space available within the building can readily accept 8 bicycles comfortably stored within a secured room accessed only by tenants. In light of the fact that the scope of the project has been changed and that only one additional unit is being added, the Public Service supports a modified condition to require only 8 indoor bicycle stalls. REASONS FOR RECOMMENDATIONS In the context of Section 247(3), the Urban Planning Division recommends approval for the following reasons: (a) is consistent with Plan Winnipeg and any applicable secondary plan; (b) does not create a substantial adverse effect on the amenities, use, safety and convenience of the adjoining property and adjacent area, including an area separated from the property by a street or waterway; (c) is the minimum modification of a zoning-by-law required to relieve the injurious effect of the zoning by-law on the applicant's property; and (d) is compatible with the area in which the property to be affected is situated. RECOMMENDED CONDITIONS OF APPROVAL 1) That a secure bicycle lock up facility, with space for a minimum of 8 bicycles, be provided within the building to the satisfaction of the Director of Planning, Property, and Development

This Report Submitted by: Planning, Property and Development Department Urban Planning Division Report Prepared by: Michael Robinson, AICP, MCIP PPD File # DAV 13-156290/C

Figure 1: Aerial Photo (Flown in 2009)

Exhibit 7 referred to in File DA AV 156290/2 2013C

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