REGINA PLANNING COMMISSION – MAY 8, 2019
Paul Gronick, representing Ironworkers Local 771, addressed the Commission.
The Commission adopted a resolution to concur in the recommendation contained in the report.
Recommendation #4 does not require City Council approval.
Councillors: Jerry Flegel and Barbara Young (Chairperson); Commissioners: David Bale, Frank Bojkovsky, Biplob Das, Andre Kroeger, Steve Tunison and Celeste York were present during consideration of this report by the Regina Planning Commission.
The Regina Planning Commission, at its meeting held on May 8, 2019, considered the following report from the Administration:
RECOMMENDATION
1. That the application to amend Regina Zoning Bylaw No. 9250 and rezone 1124 E Dewdney Avenue, being Lots 22 & 28, Block 5, Plan No. BE636 & 101149118 from R2 – Residential Semi-Detached Zone to C – Contract Zone be approved.
2. That the application to amend Regina Zoning Bylaw No. 9250 and the existing contract at 1138 E Dewdney Avenue, being Lots 23 to 25, Block 5, Plan No. BE636, be approved and the existing contract zone agreement between the City of Regina and the applicant/landowner be amended to include 1124 E Dewdney Avenue and the following conditions:
a. The development is conditional on a parcel tie of the subject lots being registered on the titles.
b. A development permit must be applied for and obtained prior to the commencement of any development.
c. None of the land or buildings comprising the Property shall be developed or used except in accordance with the Contract Agreement.
d. Landscape of the site must be upgraded to current standards, including but not limited to addition of a landscaped area in the front yard.
3. That the City Solicitor be directed to prepare the necessary bylaws to authorize the respective Zoning Bylaw amendment.
4. That this report be forwarded to the May 27, 2019 meeting of City Council for approval, to allow sufficient time for advertising of the required public notice for the respective bylaws.
CONCLUSION
The applicant and landowner, Ironworkers Local 771, proposes to demolish an existing residence to enable the development of a paved parking lot which will be used by the members of the adjacent office building located at 1138 E Dewdney Avenue.
The applicant currently has a Contract Zone Agreement for the office building located at 1138 E Dewdney Avenue. This proposal is to amend the existing Contract Zone Agreement to include the adjacent proposed paved parking lot at 1124 E Dewdney Avenue, which is not a permitted use in the R2 – Residential Semi-Detached Zone.
Design Regina: The Official Community Plan Bylaw No. 2013-48 (OCP) housing policy contains direction to maintain and regenerate the existing housing stock and the Comprehensive Housing Strategy (CHS) also provides policy direction to encourage reinvestment in existing housing stock and increase in renovations to existing residential buildings in order to address poor conditions of existing housing stock. Although this proposal is not consistent with these policies contained in the OCP & CHS, it is recognized that the paved parking lot will not change the character of the neighbourhood, decrease the population of the neighbourhood, is not incompatible with the neighbouring lots and will help integrate the commercial use by alleviating parking in adjacent residential streets. On this basis, Administration recommends approval.
BACKGROUND
An application has been received for a Contract Zone amendment to accommodate the development of a ten stall paved parking lot adjacent to an existing office building.
City Council previously approved the use of office building for 1138 E Dewdney Avenue in April 2008 (CR08-48) through the Contract Zone process. The Regina Planning Commission also previously considered amending the contract to include a paved parking lot at 1124 E Dewdney Avenue in October 2013 (RPC13-74) but referred the report to Administration for further discussion between the developer and the Community Association. The application was later withdrawn.
The Dewdney East Community Association (DECA) had provided concerns about the previous proposal in 2013 but has now provided a letter of support for the current application.
This application is being considered pursuant to Regina Zoning Bylaw No. 9250 (Zoning Bylaw), the OCP and The Planning and Development Act, 2007.
DISCUSSION
The applicant and landowner, Ironworkers Local 771, proposes to amend the existing Contract Zone at 1138 E Dewdney to include the development of a proposed paved parking lot located at 1124 E Dewdney Avenue. The applicant plans to demolish the existing house for the development of the paved parking lot but would retain the existing accessory building for storage for the adjacent office building. The proposed parking area includes ten parking stalls, is accessed from Dewdney Avenue and the rear lane, and will include required landscape upgrades.
The land use and zoning related details of this proposal are summarized in the following table:
| Existing | Proposed |
Zoning | R2 – Residential Semi-Detached Zone | C - Contract Zone |
Land Use | Detached Dwelling | Paved Parking Lot in conjunction with the adjacent office building |
Number of Parking Stalls Required | 1 stall | 10 stalls |
Surrounding land uses include detached dwellings to the north, south and west as well as the Iron Works Local 771 office building directly to the east.
A Contract Zone was approved by City Council on April 28, 2008, to enable the development of an office building that included instructional space and storage in an existing commercial building at 1138 E. Dewdney Avenue. Eight parking stalls are located on the site (six in the rear, two in the front). At the time the Contract Zone was approved additional parking was not contemplated.
Currently the facility hosts between ten and 70 patrons per day who may stay from one to six hours at a time. These patrons currently park on nearby residential streets as the majority of parking onsite is used by staff. The proposed additional parking area would relieve some congestion on neighbourhood streets.
A 1.8 metre high fence to buffer the proposed paved parking lot from the adjacent residential property to the west will be required. Landscaping will be installed at the front of the property to buffer to bring the site landscaping to current standards.
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 is consistent with the policies contained within Part A of the OCP with respect to:
Section D5: Land Use and Built Environment
Goal 4 – Complete Neighbourhoods: Enable the development of complete neighborhoods.
7.5 Encourage appropriate mixed-use development within neighbourhoods, as well as the retention of existing local and neighbourhood commercial spaces.
Goal 6 – Built Form and Urban Design: Build a beautiful Regina through quality design of its neighbourhoods, public spaces and buildings.
7.34 Support design excellence by ensuring that public and private spaces and buildings contribute to a sense of place and an enhanced public realm through high-quality design and strategic location.
The proposal is not consistent with the policies contained within Part A of the OCP with respect to:
Section D6: Housing
Goal 2 – Existing Housing Stock: Maintain and regenerate the existing housing stock.
The development is also not consistent with the strategies within CHS, which provides policy direction to encourage reinvestment in existing housing stock and increase in renovations to existing residential buildings in order to address poor conditions of existing housing stock.
Administration has concluded that although the proposed development is not consistent with all of the OCP polices and CHS policies, the OCP encourages the retention of existing local and neighbourhood commercial. In this case, by removing one residential lot and replacing with parking will help to retain the commercial use and relieve congestion on neighbourhood streets, which will help reduce conflict and better integrate the facility within the neighbourhood. As well, by the site being required to upgrade the landscape, this would support policy that the site will enhance the public realm and contribute to a sense of place and will have a suitable amount of parking to meet the demands of the commercial business.
Other Implications
None with respect to this report.
Accessibility Implications
The property of 1138 E Dewdney Avenue provides one parking stall for persons with disabilities which exceeds the minimum requirements by one stall for both the subject property and 1138 E Dewdney Avenue.
COMMUNICATIONS
Communication with the public is summarized below:
Letter sent to immediate property owners | February 12, 2019 |
Public notification signage posted on: | February 19, 2019 |
Will be published in the Leader Post on: | May 11, 2019 May 18, 2019 |
Number of Public Comments Sheets Received | 5 |
There were four public comments received on this application. A more detailed accounting of the respondent’s comments and Administration’s response is provided in Appendix B.
A letter of support from the Dewdney East Community Association was provided with the initial application. They had the following comments:
“The DECA does not oppose the upcoming application from the Iron Workers to the city requesting rezoning of the property they own at 1124 Dewdney Avenue E from residential to commercial or mixed use.”
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
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