Multiple Dwelling Development: 1930 Haro Street

ADMINISTRATIVE REPORT

Date: January 26, 2000
Author/Local: M.Cho/6496
RTS No. 01229
CC File No. 2606

Council: February 15, 2000

TO: Vancouver City Council

FROM: Director of Current Planning

SUBJECT: RM-5B Multiple Dwelling Development: Rate of Change
1930 Haro Street - DE404676
Owner of Development: Haro Street Development

RECOMMENDATION

THAT Council confirm a 12-month rate of change of 0.005 percent is acceptable for the West End neighbourhood, and that the guidelines regarding “rate of change” are not applicable.

GENERAL MANAGER’S COMMENTS

The General Manager of Community Services RECOMMENDS approval of the foregoing.

COUNCIL POLICY

On October 26, 1989, Council adopted the RM-3, RM-5, RM-5A, RM-5B, RM-5C and RM-6 Multiple Dwelling Guidelines for any proposed multiple dwelling with a floor space ratio in excess of 1.0 or a height of greater than 40 feet.

PURPOSE

This report seeks Council’s advice on a conditional approval use multiple dwelling development application located in the RM-5B Zoning District.

BACKGROUND

As previously reported to Council, there is little guidance available to determine what is considered a reasonable rate of change. In reporting on March 8, 1990, Council agreed with staff that a two percent rate of change was reasonable and that a ratio in excess of two percent should initiate incremental application of the mitigating criteria contained in the guidelines.

On April 4, 1995, Council approved amendments to the Zoning and Development By-law whereby individual development applications need not be reported to Council unless approval would result in a cumulative loss of residential rental units, during the 12 months prior to development application submission, exceeding two percent in the West End RM Districts.

On November 5, 1996, when considering a report regarding a development at 1000 Broughton Street where 16 residential units were to be demolished, Council resolved that “pending Council consideration of a report from staff on how occupancy rates are measured and on options for a “no net loss” policy with respect to rental housing stock, the rate of change in the West End be amended to zero percent,” and all applications involving the loss of residential rental units be reported to Council.

Staff in the Housing Centre are preparing the report to Council on the overall rate of change issue. It is expected the report will be ready for submission to Council later this year.

For additional background relating to “Rate of Change”, see Appendix ‘A’.

PROPOSED DEVELOPMENT

The proposed residential development involves the demolition of an existing one-family dwelling and the retention of an existing heritage ‘B’ one-family dwelling and a three-storey addition to provide an additional six townhouse units, with one level of underground parking having vehicular access from the lane.

The site currently consists of two separate legal lots each containing a residential building. One of the buildings was owner-occupied and the other contained one rental dwelling unit. Only one residential rental unit will be displaced by this proposal.

In reviewing the statistical “rate of change” in the West End area (refer to Appendix ‘B’), the total number of rental units was unchanged between January 1, 1999 to February 1, 2000. If approved, this proposal will result in the decrease of rental units by 0.005 percent of thatwhich existed as of January 1, 1999, being approximately one year ago. The “rate of change” in this RM-5B area is still within the two percent limit which Council previously agreed was acceptable, but is greater than the 0 percent limit that was recently imposed on this West End area.

With respect to the “opinion of tenants” issue, the one tenant is occupying the building on a month to month basis and has also voluntarily agreed to vacate the premises on or before January 31, 2000.

CONCLUSION

The Director of Planning is recommending approval of Development Application Number DE404676 as current quantitative measures indicate the “rate of change” is “reasonable” in the RM-5B area. Staff do not believe the guidelines regarding “rate of change” are applicable.

Council is being advised of the development application before the Development Permit Board considers the rate of change in the neighbourhood. However, it is intended that this application will be dealt with by the Director of Planning, on behalf of the Development Permit Board, pursuant to By-law provisions.

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LINK TO APPENDICES A AND B

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TO:	Vancouver City Council
FROM:	Director of Current Planning
SUBJECT:	RM-5B Multiple Dwelling Development: Rate of Change 1930 Haro Street - DE404676 Owner of Development: Haro Street Development