Just the Facts:
● The proposed development at 108-112 George Street, Brantford, involves converting a heritage mixed-use building into nine residential units, with three new units being added through basement excavation.
● Ginco Group Corp., represented by Colin Comissiong, is leading the project, which aims to preserve the building’s historical features while increasing residential density.
● Two minor variances are requested: an expansion of the building by 308 square metres, exceeding the permitted 110 square metres, and a reduction in landscaped open space to 12.5%, below the required 25%.
BRANTFORD – A minor variance application (A40-2024) has been submitted by Ginco Group Corp., represented by Colin Comissiong, for the conversion of a mixed-use heritage building located at 108-112 George Street, Brantford, into a nine-unit residential dwelling.
The current building contains three residential units, and the proposed development seeks to expand this to nine units through an internal renovation, including the excavation of a basement space.
Shown in the proposed site plan, includes 9 proposed parking spaces for the development.
The application requested relief from two sections of Brantford’s Zoning By-law to accommodate the expansion and reduced landscaped open space.
The applicant is seeking two key variances to facilitate the conversion:
the current by-law permits a maximum building expansion of 110 square metres for converted dwellings. The applicant proposes a 308-square-metre expansion, exceeding the allowed limit by 198 square metres.
The additional space will accommodate three residential units in the newly excavated basement.
Additionally, zoning requires a minimum of 25% landscaped open space for converted dwellings. The proposal requests a reduction to 12.5%, meaning the site will have half the required landscaped area.
The building at 108-112 George Street is designated as a heritage property, recognized for its historical and architectural significance, having been constructed between 1861 and 1862.
The building is a unique example of a European-style brick rowhouse, and any modifications must preserve its heritage features.
The applicant has engaged with Brantford’s Heritage Planning Staff and the Building Department to ensure that the proposed renovations comply with heritage and building regulations.
Although the project includes the excavation of the basement, no significant alterations are planned for the building’s exterior or the surrounding landscape.
The subject lands are designated “Major Commercial Centre” in Brantford’s Official Plan and zoned as “Mixed Commercial Residential Zone (C3)” under Zoning By-law 160-90.
The current zoning permits mixed-use developments, but the transition from a mixed-use building to a converted residential dwelling introduces new zoning requirements, including the increased landscaped open space and limits on building expansion, prompting the need for variances.
The minor variances sought by the applicant are supported by city staff, who recommend approval based on the following findings:
● The variances align with the general intent and purpose of the Official Plan and Zoning By-law.
● The requested relief is considered minor in nature.
● The proposed development is seen as desirable for the appropriate development of the subject lands. In compliance with Section 45(8)–(8.2) of the Planning Act, the decision will reflect that regard has been given to all public submissions received during the consultation process.
The Planning Department’s Report highlights these submissions and concludes that the minor variances are justified.
The proposed conversion at 108-112 George Street aims to increase residential density within a historically significant building while maintaining its architectural integrity.
The expansion of the basement to accommodate additional units and the reduction of landscaped open space are key aspects of the plan that required specific variances.
The project has received support from Brantford’s planning staff, and the minor variances are expected to facilitate the appropriate development of the heritage property while meeting the city’s broader planning objectives.
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