MINUTES of a Regular Meeting of the MUNICIPAL PLANNING COMMISSION held on Tuesday, January 5, 2010 at 3:00 p.m. with the following in attendance:
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1 MINUTES of a Regular Meeting of the MUNICIPAL PLANNING COMMISSION held on Tuesday, January 5, 2010 at 3:00 p.m. with the following in attendance: MEMBERS: J. Carlson Alderman (Chairman) K. Tratch Alderman S. Ward Alderman B. Higgins Member at Large M. Murphy Member at Large R. Peta Member at Large G. Sarka Member at Large OTHERS: M. Gaehring Secretary to the Commission A. Olsen Development Officer W. Smith Recording Secretary ABSENT: W. McGinn Member at Large G. SARKA: THAT the minutes of the meeting of the Municipal Planning Commission (MPC) held on December 8, 2009 be approved CARRIED DEVELOPMENT APPLICATIONS: DEV01819, Alberta Ltd, Armand Huneault, Street North, proposes to construct a new Secondary Suite. Land Use District R-L Low Density Residential District. Development Officer s Presentation: Angie Olsen, Development Officer outlined the following information: Neighbourhood Notification letters were sent December 8, 2009 and December 17, Four letters and two petitions were received in objection Applicant will be converting 102.2m2 (1100 sq. ft.) for a three bedroom Secondary Suite in the basement Entire back of the parcel has been converted to allow for parking as well there is a parking pad in the front Background information and definition were provided on Secondary Suites Criteria for a Secondary Suites: o Located in R-L (Low Density Residential District) as a discretionary use o Located in R-M (Mixed Density Residential District as a permitted use
2 o One additional off street parking stall o One suite allowed per parcel o Can be located within a single detached dwelling or within or above a detached garage o Mandatory separate access either through an entry way from the exterior of the dwelling or through a separate entrance within a common landing o Secondary Suite shall not be subject to separation from the principal dwelling through a Condominium Conversion Application for subdivision of parcel was approved in October, 2009 Inspection of property on November 27, 2009 resulted in discovering two gas meters being installed into property Applicant informed Development Officer that the second gas meter was installed for a future suite in basement Applicant stated he was well aware that application would have to be made for a secondary suite in the basement In conclusion, Ms. Olsen stated that the applicant has met all the requirements to construct a new Secondary Suite and recommends approval. Applicant s Presentation: Armand Huneault, Alberta Ltd., advised as follows: Second meter installation was done out of step December 23, 2009, Electrical Inspection, stated that meter would need to be hard covered until Secondary Suite was approved Original property held a small, old home on a large parcel Chose to subdivide parcel and move an additional home onto property instead of constructing a duplex or triplex Moved home is 1200 sq. ft. and fits well into established neighbourhood Providing Affordable Housing With respect to the neighbourhood, added off street parking, front and rear Other Presentations: Frank Zasadny, Street North, stated the following: Last few months, received many notices about development of property Had no problem with second dwelling on parcel or subdivision of parcel Opposed to allowing Secondary Suite in the second dwelling Prefer parcel to stay single family Not all residents within the 60 meter radius received a letter Evidence showed that the second dwelling was being constructed as a multifamily dwelling requiring more than one utility service
3 Neighbourhood consists of single family dwellings with only one utility service, zoned R-L (Low Density Residential) November 30, 2009, met with Mayor Tarleck and Doug Hudson, City Solicitor, on behalf of the 7 Street North homeowners, with concerns about the construction at Street North. Left with impression that a builder can do what they wish with a property without having to fully comply with the zoning bylaws without considering public input Already have delinquent landlords in neighbourhood On street parking is becoming an issue along with inadequate garbage disposal Parcel is not large enough to handle secondary suite Home values will decrease Speculators are getting around existing low density zoning bylaws to accommodate medium density development Sandra Zasadny, Street North, stated the following: Lived in neighbourhood for years Progressively being surrounded by multi-family Cannot understand why 7 Street North is being bombarded with multi-family and not surrounding neighbourhoods There was no response to the Chairman s three calls for anyone else wishing to speak. Questions: Ms. Olsen and Mr. Huneault, responded to questions regarding: Clarification and definition of Two Unit Dwelling Bylaw Clarification and definition of Secondary Suite Bylaw Access to a Secondary Suite must be internally stated in Bylaw Bylaws amended recently Notice to Neighbours letter is sent within a 60m radius of application address Evidence regarding property values due to multi-family housing Parcel has two separate titles Application resembles duplex rather than a Secondary Suite Definition of duplex Secondary Suite application could be applied for on a duplex Clarification of Dwelling A and B drawings Clarification of required parking spots Construction complete on parking pad in front Required number of parking spots after subdivision of parcel Building code used during construction Number of off street parking spots planned Existing suites in neighbourhood
4 Potential for more Secondary Suites in neighbourhood Parcels in neighbourhood exceed the required feet required Explanation of inadequate garbage disposal Clarification and definition of land density Reasons for applying for subdivision of parcel prior to applying for Secondary Suite Secondary Suite floor plan is an exact copy of upper floor plan Possible to convert home back to a single detached dwelling The following motion was presented: S. WARD: THAT this application be approved subject to the following conditions: 1. That the Secondary Suite shall be developed in accordance with the plans submitted December 8, Any changes to these plans require the approval of the Development Officer 2. A minimum of two off street parking spaces (1 per unit) shall be provided and maintained at all times OPPOSED: B. Higgins R. Peta G. Sarka CARRIED DEV01794, Rita Cage, Avenue South, proposes to construct a new Secondary Suite. Land Use District R-L Low Density Residential London Road District. Development Officer s Presentation: Angie Olsen, Development Officer outlined the following information: Neighbourhood Notification letters were sent November 26, 2009 and December 14, Four letters were received in objection Applicant will be converting 37.44m2 (404 sq. ft.) for a one bedroom Secondary Suite Original plan included additional parking stall to be constructed along 6 Avenue South to accommodate parking Infrastructure Services refuses to allow parking stalls along 6 Avenue South due to future expansion of 6 Avenue South Parking will be stacked in the driveway along 11 Street South Background information and definition were provided on Secondary Suites
5 Criteria for a Secondary Suites: o Located in R-L (Low Density Residential District) as a discretionary use o Located in R-M (Mixed Density Residential District as a permitted use o One additional off street parking stall o One suite allowed per parcel o Can be located within the single detached dwelling or within or above a detached garage o Mandatory separate access either through an entry way from the exterior of the dwelling or through a separate entrance within a common landing o Secondary Suite shall not be subject to separation from the principal dwelling through a Condominium Conversion In conclusion, Ms. Olsen stated that the applicant has met all the requirements to construct a new Secondary Suite and recommends approval. Applicant s Presentation: Rita Cage, Avenue South, advised as follows: Recently purchased property with intentions of constructing a one bedroom (400 sq. ft.) Secondary Suite for ailing mother Improved the area and completed hours of clean up due to previous owners leaving property undesirable Long terms plans include restoring the character of existing home as funds become available Property is located in the downtown core Location of stacked parking for required parking spots poses no problems Want all renovations to be done correctly and legal Own no other property in City Other Presentations: Concerned Citizen, stated the following: Ninety percent of the London Road Neighbourhood homeowners replied to the Central Neighbourhood Survey and feel it needs to be considered when approving this application Neighbourhood is designated low density Secondary Suite is a discretionary use Neighbours object to application Too many rental properties already which degrades area Need guarantee that only the Cage s and mother would be living on property Enjoy living in neighbourhood but have had some undesirable neighbours Cannot legislate rental properties and parking issues
6 Concerned Citizen stated the following: Fully against and angered with this development in neighbourhood City is somewhat indifferent to the desire of the neighbours to maintain integrity when the London Road Neighbourhood has been exposed to repeated applications for rezoning, commercialization, extra suites and density housing A one block radius of property shows 23 rentals and seven homeowners Property in question has been the nemesis of a peaceful existence in the neighbourhood due to absentee landlords in the past Secondary Suite is not treating neighbourhood with courtesy and respect if approved City has stated in the Heart of the City Master Plan that the intent is to balance the quality of life issues of the residents of the Downtown area There was no response to the Chairman s three calls for anyone else wishing to speak. Questions: Ms. Olsen and Ms. Cage responded to questions regarding: Clarification of reasons for opposing 6 Avenue South driveway Opposed driveway comments mandatory to honor Disposed bins of garbage when new owners took possession Existing landscaping needs to be protected Location of entrance for suite Anticipated parking plan More time needed to adjust parking Garage on property useable 6 Avenue South parking time limited Number of on street parking spots on 6 Avenue and 11 Street South Angered and disappointed with other development in neighbourhood Neighbour behavior not very welcoming for new owners Does application intentions really hamper neighbourhood The following motion was presented: B. HIGGINS: THAT this application be approved subject to the following conditions: 1. That the Secondary Suite shall be developed in accordance with the plans submitted November 24, Any changes to these plans require the approval of the Development Officer
7 A minimum of two off street parking spaces (1 per unit) shall be provided and maintained at all times CARRIED R. PETA: THAT the Municipal Planning Commission of January 5, 2010 be adjourned CARRIED CHAIRMAN SECRETARY
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