Transcript 121 Menzies St Power Point Slideshow presented

Introducing “The Team”
Mr. John Ivision BSc. (Hons)
P. Eng. C. Eng. MSFPE MIFE
Charles Miller,
C. Eng.Tech., B.Tech.
Duncan Valley Designs
Alex Apostoli,
Richard Skene, AIA
P. Eng.
Architectural Securities Inc.
AAE Structural Ltd
121 Menzies St.
Multi Unit Apartment
1973
2014
Rezoning Application
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Brief History of the project (1992 and Present)
Exterior Changes & Interior Changes
Density of Suites (Approved for 7 - Requesting 13)
Garden Suite
Parking and Out - buildings
Effect on the community / City Services
Rezoning & City By-Law Concerns
Conclusion and Statements
1) A Brief History of 121 Menzies
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Building built approx 1906
Single Family - R2 Zoning
Bought by Mr. G. Osborne in 1992
Wanted to create an apartment complex
Approved by City to renovate for 7 LHK
Renovated and house was raised 24”
Extensive restoration project started 1992
– to the interior & exterior
2) Exterior Changes / Installations
1992 – Restoration Project
• Detailing restored / House raised
• Windows / Doors replaced
• Painting and Finishes renewed
• Roof restructured with Gutters
• Front Porch closed in (2004)
• Privacy Fencing all around
1973 – Original Existing
• Open front porch
• Original detailing and components
• Degraded condition / No privacy
• Sagging roof and structure
• Basement - under height
*General appearance of the structure remained intact and fully Updated
2) Interior Changes & SAFETY
ANCILLARY SYSTEMS
STRUCTURAL & ARCHITECTURAL
• Interior Partition walls added to
create 7 LHK Suites
• Walls re-insulated
• Ceiling and walls structures
soundproofed (Res-bar)
• New flooring throughout
• Fire Rated doors
• 5/8” GWB on all surfaces
• 7 Kitchenettes
• 4 Common bathrooms
• Attic finished w/ stairs
• New foundation all around
• Garden Suite remodeled
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New Heating System
Domestic Water upgrade
Safety Lighting installed
Fire Prevention system
– Sprinklers & Smoke
– Digital Fire Alarm System
Exit signage
Hallway fire doors
Electrical upgraded
Plumbing upgraded
Storm and Sewer upgrades
New Gas and upgrades
ANCILLARY SYSTEMS
3) Density of Suites - 7 to 13
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1992 Approved Construction
Approved for 7 LHK suites
– Over the normal approved R2
– No Modified rezoning
– Sleeping / Storage Lofts (5)
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Each suite has a kitchenette
Shared / Common Bathrooms
Upgraded Interior Safety and
Ancillary systems
Hardscaping and Landscaping
completed
Bike Storage and Garbage
Lockup
Privacy fencing around perimeter
of property
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Unauthorized Construction
Remodeled for additional Suites
– Mainly Undeveloped Basement
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Request for modified zoning for
12 suites and 1 Garden Suite
– 4 additional suites in Basement
– 1 additional suite on main floor
– Garden suite (Garage Convert)
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Upgraded Interior safety and
Ancillary systems
Electrical Upgrade
5 Suites modified to Bachelor or
other style with own bathrooms
Existing Garage Converted
LHK SUITES
4) Garden Suite – Garage Conversion
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Garage Conversion
• Converted from Existing Garage
and Coal Shed
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Converted garage to Garden Suite
with Loft (459 sf)
Fire alarm with smoke and CO2
Exterior restored to match house
New foundation and flooring
1 Bedroom loft style with LR,
Kitchen and Bathroom private rear
gated entrance
Private parking (Driveway)
Exterior lighting on patio area
Spray Foam insulated
Gas HW & Electric Heat
Electrical upgraded
GARDEN Suite - FLOOR PLAN
4 pc Bathroom
Stairs to Loft
460 sf
Up and Down
Loft Bedroom
Area over
Kitchen
LR at main
entrance
5) Parking and Out Buildings
Automobile Parking
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There is 1 parking pot spot in the
driveway designated to the garden
suite tenant.
There are 2 other tenants with
vehicles and they park on the
street.
Tenants are informed of the fact
that there is no parking for the
building during application
interviews.
There has never been an incident
with parking in front of the building
or on the street to date.
There is available secure bike
parking for tenants
BIKE Parking
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Accommodates 10 bikes
Locked secure and safe
Roof over with Interior lighting
Concrete pad
2 secure entrances
Located in rear of building
Tenant Storage Lockers
• 3 Large double storage
compartments.
• Locked and secure.
• Roof over for dry storage.
• Side driveway space
converted to loading
area.
• Secured behind a Locked
gate.
Secure Garbage and Recycle Area
• Gated and accessible
in rear yard area.
• Free of rodents and
other critters.
• Recycle system in
place for tenants.
• Garbage collection
system maintained by
tenants cooperation.
6) Affect on Community / City Services
The Community
City Services
• There are no building changes • No current concerns from the
proposed that may impact the
City about additional resources
look of the neighborhood as
required to accommodate 121
the building has been
Menzies St.:
maintained with original
– City Sewer
architecture.
– Garbage
• The owner has a stringent
– Water
maintenance plan in place to
meet and maintain the overall • No Police or Parking Incidents
under new owner
appearance of the house in the
neighborhood.
7) REZONING & BYLAWS STEPS
REZONING
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The City has applicable zoning
and building requirements.
The owner has retained a team of
professional consultants, headed
up by Mr. John Ivison, P. Eng .
They will address the issues that
will arise in subsequent meetings
with the City Building and
Planning Departments.
The Team will prepare and submit
the required reports and or
documents.
The Team will develop an
agreement with the building
department before formal
submissions to the planning
process.
BYLAW
• The Engineering Team will be
pro-active in the meetings with
the City.
• Where literal requirements
cannot be met, the consultants
will present reasonable
alternatives to achieve the
intent.
• The owner is actively
canvassing the neighborhood
for feedback for the Rezoning
application.
Conclusion
• We intend to show the city, through an engineering and code review
process, that the building is a sound structure and should be allowed
to remain substantially “AS IS”.
• A recent Community poll has shown that the areas residents have
experienced no negative impact and they view the project positively
as it currently exists.
• Further to the previous point there are many community residents
that support an affordable, high density housing model and view it
as a positive impact to the area, and do not object to higher density
in the neighborhood.
• The building has been performing adequately without incident for
over 22 years and the engineering analysis indicates a lengthy life is
left in the building as it currently stands.
PLEASE FILL OUT THE SHORT SURVEY FORM
PICK UP A DATA FACT SHEET FOR MORE INFO
THIS PRESENTATION IS ON THE WEBSITE IF YOU WANT TO FURTHER
REVIEW IT ALONG WITH OTHER PERTINENT INFORMATION
TESTIMONIALS
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This building is a model for this neighborhood, leave this building AS IS. Affordable
housing should be maintained – P. Vanderbrink (Medana St.)
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Should be more of them – build the same – G. Danier (Menzies St.)
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All this sounds good to me. This is very worthwile! – S. Cable (Niagra St.)
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Important to have affordable housing in James Bay – S. Bondor (Dallas Rd.)
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I Like the idea of mixed housing – G. Morley (Dallas Rd.)
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Perhaps more such efforts – E. Elliot (Menzies St.)
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I think it is great that there is a place for low income people to live. - S. Boutlier
(Medana St.)