DEVELOPMENT PERMIT 2019/08 – 105-108 Glentana Road
Staff report recommending approval of revisions to a previously approved 50-unit apartment building, including changes to common decks and unit layouts.
DEVELOPMENT PERMIT 2019/08 – 105-108 Glentana Road
RECOMMENDATION:
THAT Development Permit 2019/08 be approved to amend Development Permit 2018/03 as per the June 12, 2019 report from the Senior Planner titled “Development Permit 2019/08 – 105-108 Glentana Road”;
AND THAT Covenant CA7438655 registered on the land titles of 105, 106, 107 and 108 Glentana Road be amended to the number of common decks from four to one.
CHIEF ADMINISTRATIVE OFFICER’S COMMENTS: I concur with the recommendation.
DIRECTOR OF DEVELOPMENT SERVICES’ COMMENTS: I concur with the recommendation.
PURPOSE OF REPORT:
To consider a development permit application to revise plans for a 50-unit 5-6 storey apartment building. If approved, a covenant registered on the subject properties would be amended to change the number of common decks from four to one.
BACKGROUND:
The 2986m² site is comprised of four single family residential parcels with houses that were constructed in the late 1950s. Glentana Road is a dead-end street that is the central access for a neighbourhood comprised of a mix of detached dwellings, attached housing (including Craigflower and Cameo Housing Cooperatives), and the private Glentana Village Recreation Centre. The site was rezoned in 2017 and a community amenity contribution was secured to construct a trail in the unbuilt road right-of-way along the west property line for access to Portage Park. Development Permit 2018/03 was approved on February 5, 2019 for a 50-unit 5- 6 storey building.
PROPOSAL:
The properties have now been purchased by an owner who has brought on a new team of design professionals. Through the process of developing construction plans, the applicant has refined the design as described in Attachment 2 and shown in the architectural plans (Attachment 3) and landscape plans (Attachment 4). It should be noted that there are no changes to the height, shape, or outside walls of the building. The external changes consist of the following:
a. Change to the location, size and arrangement of windows, balconies, and outdoor cover The changes are highlighted and annotated in the Attachment 5. The applicant provides the rationale for the changes in Attachment 2.
b. Reduction in the number of common decks from four to one The approved plans are for four common decks on level 5 and 6 (the top level) of the building as shown in Figure 1. To further address neighbourhood concerns about noise from the common decks, the proposal is to have only one common deck located on Level 5 away from residential neighbours as shown in Figure 2. The other three decks would become private decks.
Covenant CA7438655 was registered to allow the four common decks to be used only between 7am and 10pm. If the application is approved the covenant would be amended to note that there is only one common deck.
c. Addition of an accessible ramp at main entrance The ramp layout can be seen in Plan A-110 of Attachment 3 and is a Building Code requirement.
d. Addition of a path to the rear of building The path shown in Attachment 4 would provide a formal access to the rear of the property. It should be noted that the trail to the west of the property providing access to Portage Park will not be as shown.
e. Addition of playground equipment at the rear of building The playground equipment shown in Attachment 4 would provide a safe green space for children to play on site.
f. Addition of a driveway entrance gate The ramp gate can be seen in Plan A-110 of Attachment 3.
Internal changes that are not regulated by development permit guidelines include the following:
- Unit layouts
- Conversion of 12 of the one-bedroom units and one of the three-bedroom units into two-bedroom units
- Addition of a common room
- Expansion of the underground parking area to increase the number of parking spaces from 60 to 73 and to provide additional storage space (Plan A-105, Attachment 3).
ANALYSIS:
The key issues are: a) How does the proposal address the applicable development permit guidelines? b) How does the proposal meet Zoning Bylaw requirements?
A. Development Permit Area Guidelines
The site is located in the Mixed Residential (form and character) Development Permit Area. The proposes revisions are minor and consistent with the development permit area guidelines because the building height, siting, massing, exterior walls, and materials are unchanged. In response to staff comments on development permit guidelines that do not support blank walls, the proposed revisions incorporate windows that are kept small to balance neighbor concerns about privacy and overlook that were expressed when Development Permit 2018/03 was considered (see Figure 4).
B. Zoning Requirements
As the height, siting, massing and exterior walls of the building have not changed, the building complies with the zoning and previously granted variances. 12 of the one-bedroom units and one of the three-bedroom units proposed in Development Permit 2018/03 have been converted to two-bedroom units. 73 parking spaces are required as shown in Table 1. The expansion of the underground parking would area increase the number of parking spaces from 60 to 72 so the parking requirements can be met through cash-in-lieu of one parking space.
Table 1. Parking Requirements
| Unit type | Units | Spaces Per Unit | Spaces Required | Space Provided |
|---|---|---|---|---|
| One Bedroom | 5 | 1 | 5 | |
| Two Bedroom | 40 | 1.5 | 60 | |
| Three Bedroom | 1 | 2 | 2 | |
| Townhouse | 4 | 1.5 | 6 | |
| Total | 50 | 73 | 72 |
RECOMMENDATION:
THAT Development Permit 2019/08 be approved to amend Development Permit 2018/03 as per the June 12, 2019 report from the Senior Planner titled “Development Permit 2019/08 – 105-108 Glentana Road”;
AND THAT Covenant CA7438655 registered on the land titles of 105, 106, 107 and 108 Glentana Road be amended to the number of common decks from four to one.
ATTACHMENTS:
- Property Location Map
- Letter from Applicant – August 14, 2018 (2 pages)
- (Architectural Plans) – Ankenman Marchand Architects, June 4, 2019 updated (17 pages)
- P1 - Landscape Concept – Lombard North Group, June 4, 2019
- (Annotated Elevation Updates) – Ankenman Marchand Architects, June 4, 2019 (14 pages)
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