Applications to create four new "purpose-built" Dundas rental apartments, which would be among very few added in the past 10 years, were tabled Thursday pending more information, including details of parking impacts.
Starlight Investments of Toronto requested minor variances for its apartment buildings at 40 McKay Rd. and 2 Grant Blvd. to permit conversion of existing storage space into two new bachelor or one-bedroom apartments in each building.
Architect Lance Kaprielian, representing Starlight at a committee of adjustment hearing, said the 2 Grant proposal involves two empty rooms not currently used for tenant storage.
"It's a shame not to put them to use," Kaprielian said.
But the application to convert two basement rooms into one 56 square metre unit and one 52 square metre unit was recommended for denial by planning staff.
Staff noted the Grant Boulevard apartment building provides no parking for the existing 20 rental suites, and a proposed new density of 240 dwelling units per hectare would exceed maximum density of 75 dwelling units per hectare in the area.
A parking study noted 13 public parking spaces along Osler Court adjacent to the site, but not reserved for tenants, were utilized during peak hours during two survey days.
"That these spaces are fully utilized indicates a high parking demand in the area," the staff report states.
Ed Watson, representing the business Ambulatory Footwear located at 6 Osler Crt., told committee members tenants already compete with neighbouring businesses for limited on-street parking.
"There are hardly enough (parking) spots now," Watson said, adding that more parking pressure would make it difficult for existing businesses to survive.
Committee members suggested the Grant Street application should be go through the zoning process, not a minor variance. But committee agreed to table it, giving the applicant time to provide more information, perhaps showing there is no demand for parking from the building's tenants.
A tenant of 40 McKay told committee members the proposed conversion of two main floor storage spaces, into one 47.3-square-metre suite and one 55.7-square-metre suite, would mean the loss of tenant storage lockers. A couple of McKay Street neighbours also raised concerns about overflow of tenants parking on the street for long periods of time.
"We take the parking issue seriously, so we hired a firm to conduct a parking study. The conclusion is there is adequate space on the site not being used," Kaprielian said.
A staff report stated a submitted plan identified 29 parking spaces on-site for the existing 27 apartments, but the parking study identified 26 parking spaces. The study found 22 of the 26 spaces were utilized during peak demand over a two-day period.
"Staff will require more accurate information about the existing parking lot to evaluate the impact of the proposed two additional dwelling units," the report stated.
The tenant questioned the parking study, suggesting some tenants have as many as three vehicles and no one asked how many he owned.
Kaprielian told committee members 40 McKay is a great building on a nice site "and there are underutilized spaces that could be used to house people."
Committee members agreed to table the application, so Starlight can consult both city staff and building tenants.
Before the meeting, Starlight Investments executive director Lauren Kenney said no rents for the proposed new units would be set until they are built and ready.
"Our new and renovated buildings feature condo-style amenities and finishes and our rents will reflect this," Kenney stated.
According to property manager Greenwin's website, one-bedroom apartments currently rent for $1,156/month at 40 McKay, and $1,187/month at 2 Grant.
According to information provided by the City of Hamilton and Canadian Mortgage and Housing Corporation (CMHC), the average rent for a Dundas one-bedroom apartment was $919/month and the median rent is $950/month. According to CMHC, that median is affordable to a household with an income of $38,000 or more. Both the 2011 and 2016 census show 44 per cent of Dundas rental households were paying at least 30 per cent of their total income on shelter costs.
Applications to create four new "purpose-built" Dundas rental apartments, which would be among very few added in the past 10 years, were tabled Thursday pending more information, including details of parking impacts.
Starlight Investments of Toronto requested minor variances for its apartment buildings at 40 McKay Rd. and 2 Grant Blvd. to permit conversion of existing storage space into two new bachelor or one-bedroom apartments in each building.
Architect Lance Kaprielian, representing Starlight at a committee of adjustment hearing, said the 2 Grant proposal involves two empty rooms not currently used for tenant storage.
"It's a shame not to put them to use," Kaprielian said.
But the application to convert two basement rooms into one 56 square metre unit and one 52 square metre unit was recommended for denial by planning staff.
Staff noted the Grant Boulevard apartment building provides no parking for the existing 20 rental suites, and a proposed new density of 240 dwelling units per hectare would exceed maximum density of 75 dwelling units per hectare in the area.
A parking study noted 13 public parking spaces along Osler Court adjacent to the site, but not reserved for tenants, were utilized during peak hours during two survey days.
"That these spaces are fully utilized indicates a high parking demand in the area," the staff report states.
Ed Watson, representing the business Ambulatory Footwear located at 6 Osler Crt., told committee members tenants already compete with neighbouring businesses for limited on-street parking.
"There are hardly enough (parking) spots now," Watson said, adding that more parking pressure would make it difficult for existing businesses to survive.
Committee members suggested the Grant Street application should be go through the zoning process, not a minor variance. But committee agreed to table it, giving the applicant time to provide more information, perhaps showing there is no demand for parking from the building's tenants.
A tenant of 40 McKay told committee members the proposed conversion of two main floor storage spaces, into one 47.3-square-metre suite and one 55.7-square-metre suite, would mean the loss of tenant storage lockers. A couple of McKay Street neighbours also raised concerns about overflow of tenants parking on the street for long periods of time.
"We take the parking issue seriously, so we hired a firm to conduct a parking study. The conclusion is there is adequate space on the site not being used," Kaprielian said.
A staff report stated a submitted plan identified 29 parking spaces on-site for the existing 27 apartments, but the parking study identified 26 parking spaces. The study found 22 of the 26 spaces were utilized during peak demand over a two-day period.
"Staff will require more accurate information about the existing parking lot to evaluate the impact of the proposed two additional dwelling units," the report stated.
The tenant questioned the parking study, suggesting some tenants have as many as three vehicles and no one asked how many he owned.
Kaprielian told committee members 40 McKay is a great building on a nice site "and there are underutilized spaces that could be used to house people."
Committee members agreed to table the application, so Starlight can consult both city staff and building tenants.
Before the meeting, Starlight Investments executive director Lauren Kenney said no rents for the proposed new units would be set until they are built and ready.
"Our new and renovated buildings feature condo-style amenities and finishes and our rents will reflect this," Kenney stated.
According to property manager Greenwin's website, one-bedroom apartments currently rent for $1,156/month at 40 McKay, and $1,187/month at 2 Grant.
According to information provided by the City of Hamilton and Canadian Mortgage and Housing Corporation (CMHC), the average rent for a Dundas one-bedroom apartment was $919/month and the median rent is $950/month. According to CMHC, that median is affordable to a household with an income of $38,000 or more. Both the 2011 and 2016 census show 44 per cent of Dundas rental households were paying at least 30 per cent of their total income on shelter costs.
Applications to create four new "purpose-built" Dundas rental apartments, which would be among very few added in the past 10 years, were tabled Thursday pending more information, including details of parking impacts.
Starlight Investments of Toronto requested minor variances for its apartment buildings at 40 McKay Rd. and 2 Grant Blvd. to permit conversion of existing storage space into two new bachelor or one-bedroom apartments in each building.
Architect Lance Kaprielian, representing Starlight at a committee of adjustment hearing, said the 2 Grant proposal involves two empty rooms not currently used for tenant storage.
"It's a shame not to put them to use," Kaprielian said.
But the application to convert two basement rooms into one 56 square metre unit and one 52 square metre unit was recommended for denial by planning staff.
Staff noted the Grant Boulevard apartment building provides no parking for the existing 20 rental suites, and a proposed new density of 240 dwelling units per hectare would exceed maximum density of 75 dwelling units per hectare in the area.
A parking study noted 13 public parking spaces along Osler Court adjacent to the site, but not reserved for tenants, were utilized during peak hours during two survey days.
"That these spaces are fully utilized indicates a high parking demand in the area," the staff report states.
Ed Watson, representing the business Ambulatory Footwear located at 6 Osler Crt., told committee members tenants already compete with neighbouring businesses for limited on-street parking.
"There are hardly enough (parking) spots now," Watson said, adding that more parking pressure would make it difficult for existing businesses to survive.
Committee members suggested the Grant Street application should be go through the zoning process, not a minor variance. But committee agreed to table it, giving the applicant time to provide more information, perhaps showing there is no demand for parking from the building's tenants.
A tenant of 40 McKay told committee members the proposed conversion of two main floor storage spaces, into one 47.3-square-metre suite and one 55.7-square-metre suite, would mean the loss of tenant storage lockers. A couple of McKay Street neighbours also raised concerns about overflow of tenants parking on the street for long periods of time.
"We take the parking issue seriously, so we hired a firm to conduct a parking study. The conclusion is there is adequate space on the site not being used," Kaprielian said.
A staff report stated a submitted plan identified 29 parking spaces on-site for the existing 27 apartments, but the parking study identified 26 parking spaces. The study found 22 of the 26 spaces were utilized during peak demand over a two-day period.
"Staff will require more accurate information about the existing parking lot to evaluate the impact of the proposed two additional dwelling units," the report stated.
The tenant questioned the parking study, suggesting some tenants have as many as three vehicles and no one asked how many he owned.
Kaprielian told committee members 40 McKay is a great building on a nice site "and there are underutilized spaces that could be used to house people."
Committee members agreed to table the application, so Starlight can consult both city staff and building tenants.
Before the meeting, Starlight Investments executive director Lauren Kenney said no rents for the proposed new units would be set until they are built and ready.
"Our new and renovated buildings feature condo-style amenities and finishes and our rents will reflect this," Kenney stated.
According to property manager Greenwin's website, one-bedroom apartments currently rent for $1,156/month at 40 McKay, and $1,187/month at 2 Grant.
According to information provided by the City of Hamilton and Canadian Mortgage and Housing Corporation (CMHC), the average rent for a Dundas one-bedroom apartment was $919/month and the median rent is $950/month. According to CMHC, that median is affordable to a household with an income of $38,000 or more. Both the 2011 and 2016 census show 44 per cent of Dundas rental households were paying at least 30 per cent of their total income on shelter costs.