POLICY REPORT

DEVELOPMENT AND BUILDING

	Date: May 28, 1999
	Author/Local: MD'Agostini/7727
	RTS No. 00734
	CC File No. 5308
	Council: June 15, 1999

TO: Vancouver City Council

FROM: Director of Central Area Planning on behalf of Land Use and Development

SUBJECT: CD-1 Text Amendment for 2657-2693 West 10th Avenue

RECOMMENDATION

THAT the application by Eric Stine Architect Inc., to amend CD-1 By-law No. 5705 for 2657-2693 West 10th Avenue (Strata Lots 1-7, D.L. 192 and 540, Strata Plan VR1467) to increase the permitted floor space by allowing the enclosure of the upper level on each of the seven existing townhouse units, be referred to a Public Hearing, together with:

(i) plans received February 8, 1999;

(ii) draft amending by-law to increase the permitted floor space, generally as contained in Appendix A; and

(iii) the recommendation of the Director of Central Area Planning on behalf of Land Use and Development to approve, subject to conditions contained in Appendix B;

FURTHER THAT the Director of Legal Services be instructed to prepare the necessary by-law for consideration at Public Hearing.

GENERAL MANAGER'S COMMENTS

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

COUNCIL POLICY

On September 20, 1983, Council enacted CD-1 By-law No. 5705 permitting a townhouse development fronting West 10th Avenue and a mixed use residential/commercial development fronting West Broadway.

PURPOSE AND SUMMARY

This report assesses an application to amend the text of the CD-1 by-law for this site to increase the permitted floor space by enclosing the upper level exterior decks and modifying the interior of the seven townhouses. Staff support the application because it will increase livability without impacting the neighbourhood.

map

DISCUSSION
Density and Form: The proposed changes will result in an increase to floor space on this site from 884.87 m² (9,525 sq. ft.) to 1,097.98 m² (11,819 sq. ft.), with an increase in the FSR from 0.75 to 0.93. Approximately one quarter of this increase (48 m² [517 sq. ft.]) can be attributed to accessible attic spaces that are greater than 1.2 m (4 feet) in height which should have been accounted for in the original rezoning approval.

The additional floor area will be accommodated either within the existing building envelope or within dormer additions that have been designed to complement the design of the existing building. No increase in height is contemplated. It is anticipated that the dormer additions will have minimal impact on existing views as the dormers will be partially obscured by the existing mature landscaping and trees on site.

At this time only one unit will have the proposed work completed. It is expected that over time owners of the remaining units will submit individual development applications which will be reviewed against the Council-approved form of development illustrated in Appendix D.

Staff support the application on the basis that it will increase the livability of the individual units while having virtually no impact on the neighbourhood. There will be no increase in parking required, no concerns have been expressed by neighbours and the additions will be accommodated within the existing height.

CONCLUSION

The Director of Central Area Planning on behalf of Land Use and Development recommends that the application be referred to Public Hearing and approved.

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APPENDIX A

DRAFT AMENDMENTS TO CD-1 BY-LAW No. 5705

Uses Increase the maximum total gross floor space for townhouse use on the southerly parcel from 884.872 m² (9,525 sq. ft.) to 1 097.98 m² (11,819 sq. ft.). [Amend section 3.2(a).]

Density Increase the maximum floor space ratio on the southerly parcel from 0.75 to 0.93. [Amend section 4.2.]

PROPOSED CONDITIONS OF APPROVAL

(a) THAT the proposed form of development be approved by Council in principle, generally as prepared by Eric Stine Architect Inc., and stamped "Received City Planning Department, February 8, 1999," provided that the Director of Planning may allow minor alterations to this form of development when approving the detailed scheme of development.

(b) THAT, prior to enactment of the CD-1 By-law, the registered owner shall:

(i) make arrangements to the satisfaction of the General Manager of Engineering Services and the Director of Legal Services for proposed changes to the strata titled common property such that the proposed configuration will conform to the condominium act; and

(ii) provide clarification of the charges on title for both lots. A charge summary should be provided.

ADDITIONAL INFORMATION

Site, Surrounding Zoning and Development: This site was rezoned in 1983 to CD-1 Comprehensive Development District permitting a 2½-storey 7-unit townhouse building to be developed. The CD-1 Bylaw also permitted the site to the north to be developed with a mixed-use residential/commercial building with a maximum of 21 apartment units. Underground parking, accessed via a lane, is on the south portion of the site and services the entire development. Adjacent sites along West Broadway are zoned C-2 and C-2C1 and developed with a mix of commercial and residential uses. Sites on West 10th Avenue are zoned RT-8 and RS-1A and are generally developed with a mix of one- and two-family, and multiple conversion dwellings.

Proposed Development: The proposal would allow the enclosure of space in the upper level of each unit through the conversion of exterior roof decks and, where necessary, portions of the stairs providing access to interior space. The additional floor space, if approved, will allow for an additional room per unit with the exception of one unit which will have two new rooms. In one case the vaulted area over a living room would also be converted to additional upper level space. Each of the townhouse units has two or more outdoor spaces therefore alternate outdoor spaces are available for each unit. No changes are proposed for the mixed-use building on the northern portion of the CD-1 zoned site.

Use and Parking: The use and the parking requirements will remain unchanged.

Public Input: A notification letter was sent to nearby property owners on March 11, 1999 and a rezoning information sign was posted on the site on March 5, 1999. Two phone calls were received from residents seeking clarification on the proposal. No other public comments were received.

Comments of the City Engineer: The City Engineer has no objection to the proposed rezoning, provided that the applicant complies with conditions as shown in Appendix B.

Environmental Implications: The proposed text amendments neither contribute to nor detract from the objective of reducing atmospheric pollution.

Social Implications: There are no major positive or negative social implications to this proposal. There are no implications with respect to the Vancouver Children's Policy or Statement of Children's Entitlements.

APPENDIX C
page 2 of 2

Comments of the Applicant: The applicant has been provided with a copy of this report and has provided the following comments:

"The applicant has received and reviewed the report with regard to the above noted text amendment and concurs with the report and recommendations of the Planning Department."

APPENDIX D

reduced drawings

APPENDIX E

APPLICANT, PROPERTY, AND DEVELOPMENT PROPOSAL INFORMATION

APPLICANT AND PROPERTY INFORMATION

Street Address	2657-2693 West 10th Avenue
Legal Description	Strata Lots 1-7, D. L. 192 and 540, Strata Plan VR1467
Applicant\Architect	Eric Stine Architect Inc.
Property Owner	Strata Corp. VR1467

SITE STATISTICS

	GROSS	DEDICATIONS	NET
SITE AREA	1 179.83 m2	n/a	1 179.83 m2

DEVELOPMENT STATISTICS

	DEVELOPMENT PERMITTED UNDER EXISTING ZONING	PROPOSED DEVELOPMENT
ZONING	CD-1	CD-1 (amended)
MAX. FLOOR SPACE RATIO	0.75 (on southerly parcel)	0.93 (on southerly parcel)

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(c) 1998 City of Vancouver