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REGINA PLANNING COMMISSION – MAY 2, 2018
Alton Tangedal, representing Alton Tangedal Architects Ltd., and Tamara Lomenda-Comacho, representing Perimeters Studio, addressed the Commission.
The Commission adopted a resolution to concur in the recommendation contained in the report.
Recommendation #2 does not require City Council approval.
Councillors: Bob Hawkins, Mike O’Donnell (Chairperson) and Barbara Young; Commissioners: David Bale, Frank Bojkovsky, Simon Kostic, Andre Kroeger, Adrienne Hagen Lyster, Robert Porter and Steve Tunison were present during consideration of this report by the Regina Planning Commission.
The Regina Planning Commission, at its meeting held on May 2, 2018, considered the following report from the Administration:
RECOMMENDATION
1. That the Discretionary Use Application for a proposed House-Form Commercial/Residential Building located at 2358 Broad Street, being Lot 20, Block 463, Plan No. 101187390, Old 33 be approved, and that a Development Permit be issued subject to the following conditions:
a) The development shall be generally consistent with the plans attached to this report as Appendix A-3.1 to A-3.2 inclusive, prepared by Alton Tangedal Architect Ltd. and dated February 8, 2018.
b) The development shall comply with all applicable standards and regulations in Regina Zoning Bylaw No. 9250.
2. That this report be forwarded to the May 28, 2018 meeting of City Council for approval.
CONCLUSION
The applicant proposes to convert the residential building (house-form) into a commercial use (a hair-stylist, massage therapist and esthetician). The proposed intended commercial activities are classified a Personal Service Establishment which is an allowable use under the House-Form Commercial/Residential Building land use classification under the Regina Zoning Bylaw No. 9250 (Zoning Bylaw).
The subject property is currently zoned TAR - Transitional Area Residential zone, in which House-Form Commercial/Residential Building is discretionary. There are no additional parking requirements for conversion of a residential building to House-Form Commercial/Residential Building in the TAR - Transitional Area Residential zone.
The proposal complies with the development standards and regulations contained in the Zoning Bylaw and is consistent with the policies in Design Regina: The Official Community Plan Bylaw No. 2013-48 (OCP). Accordingly, the Administration recommends approval.
BACKGROUND
This application is being considered pursuant to the Zoning Bylaw, the OCP and The Planning and Development Act, 2007 (Act).
Pursuant to subsection 56(3) of the Act, Council may establish conditions for discretionary uses based on: nature of the proposal (e.g. site, size, shape and arrangement of buildings) and aspects of site design (e.g. landscaping, site access, parking and loading), but not including the colour, texture or type of materials and architectural details.
DISCUSSION
The applicant proposes to develop an existing single detached dwelling at 2358 Broad Street as a House-Form Commercial/Residential Building use (hair-stylist, massage therapist and esthetician). The existing building is a single storey detached dwelling of 109 square metres. The Zoning Bylaw defines a House-Form Commercial/Residential Building as a building as it existed in the Transitional Area, as of March 21, 1984, which was originally constructed as a detached dwelling and contains one or more defined commercial uses including Personal Service Establishments. The building was constructed in 1924.
The proposal includes an addition to the rear of the building of 27.4 square metres which will result in a total floor area of 136.4 square metres. The front of the building will remain unaltered. The interior of the building will include a reception area, waiting area and service areas for massage, hair dressing and manicure. The basement of the building would be developed as a staff area and laundry. All proposed land uses are considered as Personal Services and are allowed in House Form Commercial/Residential Building in the TAR- Transitional Area Residential zone.
The renovation work will be reviewed according to compliance with the National Building Code of Canada (2015) during the building permit review process.
The land use and zoning related details are summarized in the following table:
Land Use Details | Existing | Proposed |
Zoning | TAR-Transitional Area Residential Zone | TAR-Transitional Area Residential Zone |
Land Use | Detached Dwelling | House Form Commercial |
Number of Dwelling Units | 1 | 0 |
Building Area | 109 m2 | 136.4 m2 |
Zoning Analysis | Required | Proposed |
Number of Parking Stalls Required | 1 stall | 3 stalls |
Minimum Lot Area (m2) | 250 m2 | 434.7 m2 |
Minimum Lot Frontage (m) | 7.5 m | 11.43 m |
Maximum Building Height (m) | 7.5 m | No change |
Maximum Floor Area Ratio | 0.75 | 0.31 |
Maximum Coverage (%) | 50% | 31% |
The surrounding land uses are residential to the north, west and south. Broad Street is adjacent to the east of the subject property.
The proposed development is consistent with the purpose and intent of the TAR - Transitional Area Residential zone with respect to recognising the predominant residential nature of the area.
RECOMMENDATION IMPLICATIONS
Financial Implications
The subject area currently receives a full range of municipal services, including water, sewer and storm drainage. The applicant will be responsible for the cost of any additional or changes to existing infrastructure that may be required to directly or indirectly support the development, in accordance with City standards and applicable legal requirements.
Environmental Implications
None with respect to this report
Policy/Strategic Implications
The proposal relates to the policies contained within Part A of the OCP with respect to:
Section D5: Land Use and Built Environment
Goal 1 – Complete Neighborhoods: Enable the development of complete neighborhoods
7.1 Require that new neighborhood, new mixed-use neighbourhoods, intensification areas and built or approved neighbourhoods are planned and developed to include the following:
7.1.10 Convenient access to areas of employment.
Goal 4 – Employment Areas: Provide appropriate locations and development opportunities for a full range of industrial, commercial and institutional activities.
7.16 Encourage local commercial within residential areas.
The proposal will generate economic activity and employment opportunities in the neighbourhood. It will also provide a service to the community contributing to overall city development policy objectives in the OCP of developing complete communities.
The proposal also relates to the policies contained within Part B (from Transitional Area Development Plan) of the OCP with respect to:
2. 0. TRANSITIONAL AREA POLICIES
2.1. EXISTING MUNICIPAL DEVELOPMENT PLAN POLICIES
Regina RSVP, Inner City Development Plan
Policy Objectives
2) To control and maintain low density commercial development in the area
3) To provide a humane and pleasant interface between the Downtown and Wascana Centre.
The OCP policy supports the conversion of house form structures to commercial use to ensure that these buildings are retained and that development contributes to the mixed from character of the community.
Other Implications
None with respect to this report.
Accessibility Implications
None with respect to this report.
COMMUNICATIONS
Communication with the public is summarized below:
Public notification signage posted on | February 23, 2018 |
Letter sent to immediate property owners | February 27, 2018 |
Public Open House Held | N/A |
Number of Public Comments Sheets Received | 3 |
There were three public comments received on this application. One was in support of the application and 2 comments were related to the number of parking stalls available on the site. A more detailed accounting of the respondent’s comments and the Administration’s response is provided in Appendix B.
The application was circulated to the Centre Square Community Association (CSCA). Following circulation, the Administration attempted follow up contact with the Community Association but did not receive a response prior to the deadline for submission of this report.
The applicant and other interested parties will receive a copy of the report and notification of the meeting to appear as a delegation in addition to receiving a written notification of City Council’s decision.
DELEGATED AUTHORITY
City Council’s approval is required, pursuant to Part V of The Planning and Development Act, 2007.
Respectfully submitted,
REGINA PLANNING COMMISSION
Elaine Gohlke, Secretary