Agenda Index City of Vancouver

POLICY REPORT
DEVELOPMENT AND BUILDING

 

Date: May 29, 2000

 

Author/Local: DThomsett/7796; RJenkins/7082

 

RTS No.: 1522

 

CC File No.: 5303/5304-1

 

Council: May 30, 2000

TO: Vancouver City Council

FROM: Director of Current Planning

SUBJECT: CD-1 Rezoning - 4186 West 4thAvenue/4125 West 8th Avenue and 3898 Antwerp Lane/3800 W. 4th Avenue - Jericho Lands

RECOMMENDATION

GENERAL MANAGER'S COMMENTS

COUNCIL POLICY

· CityPlan, approved June, 1995

· Rezoning Policy - Before and During CityPlan Neighbourhood Visioning, approved January, 1996

· CityPlan Community Visions Terms of Reference, approved July, 1996 and amended August, 1999

PURPOSE AND SUMMARY

This report recommends the Director of Current Planning be instructed to make application to rezone the Jericho Lands comprised of the approximately 15.5 hectare (38 acre) provincially-owned site and the approximately 21.5 hectare (53 acre) federally-owned site from RS-1 to CD-1 to permit the uses, density and height generally as contained in Appendix A.

This report also recommends that staff report back on a comprehensive planning program, including staff implications, for the Jericho Lands and recommends consequential and related amendments to the Subdivision By-law.

BACKGROUND

History: The earliest Vancouver zoning maps show that the Jericho lands have been continuously zoned as One-Family Dwelling District which was, and still is, generally used for parks, schools and institutional uses that have a built form within the permitted RS-1 density.
The northerly portion of the British Columbia Building Corporation (BCBC) site was shown as "School for Deaf and Blind" until around 1964. Since that time, new buildings have been constructed and have accommodated various uses, including the Jericho Hill Provincial School for the Deaf, the Vancouver Justice Institute, and currently the Point Grey Academy, a private school. Large portions of the site provide open space, recreational space and views across the site.

The Department of National Defense (DND) site houses the British Columbia headquarters of the army reserve, as well as various technical support functions such as communications and supply depot training. These are housed in a multi-storey office building built in 1941 and 19 various service buildings and offices. The site also provides living, social and recreational facilities for Vancouver-based personnel, including 66 single-family type dwellings.

1990 - 1992 Planning Program: In 1990, in response to a request from the provincial government, the City agreed to prepare an overall plan for the BCBC lands. To that end, the City prepared a Terms of Reference for a consultancy and established a Jericho Lands Steering Committee. However, in June 1992, Council resolved not to pursue the planning process at that time due, in part, to requests from the Province to delay proceeding.

Preliminary Subdivision Proposal: The Approving Officer, on December 15, 1999, received a preliminary proposal to subdivide the site into 197 parcels 60 feet wide for single family dwellings. The Approving Officer raised a number of technical concerns with respect to the proposed subdivision layout. A revised preliminary subdivision proposal is expected shortly.

Potential Redevelopment of the Jericho Lands Under RS-1: RS-1 permits one-family dwellings and conditionally permits a wide range of cultural/recreational and institutional uses limited in floor space and by other regulations to the same as that permitted for one-family dwellings.

It is possible for the Jericho lands to be developed with one-family dwellings without rezoning or public discussion. A very large one-family dwelling could be approved for each of the three existing large parcels. Alternatively, a formal application to resubdivide into parcels with a minimum width of 18.288 m (60 ft.) and a minimum area of 501.676 m² (5,400 sq. ft.) could be submitted and, if all technical requirements were complied with, would likely be approved. Once an approved subdivision is registered in the Land Titles Office, combined development/building permits for outright one-family dwellings could be imminent.

It is clear that the current RS-1 zoning does not enable the City to respond to community desires to maintain open space and views and other aspects of community fit, and does not facilitate a response to City policy, including CityPlan. There has not been a planning process to determine what should be done on the site.

CityPlan Directions and Community Visions: Subdivision and outright development approval of one-family dwellings on this very large site would conflict with several adopted CityPlan directions:

· to increase housing variety in neighbourhoods that have little variety now;
· to help meet the needs of residents as they age;
· to reduce regional sprawl and auto use;
· to provide more affordable housing; and
· to find new ways to involve people.

Subdivision and outright development would also conflict with the adopted objectives of Community Visions which consider CityPlan Directions within the context of broad community discussion. Rezoning proposals for large sites can be considered prior to a Community Vision process, if development permitted under existing zoning would preclude consideration of options in a neighbourhood.

Rezoning to CD-1: Staff recommend that Council rezone the whole 15.5 hectare BCBC site and the whole 23.5 hectare DND site to CD-1 Comprehensive Development District to permit the uses, density and height as described in Appendix A. This would permit a wide range of uses for re-use of existing buildings while major additions or new development would require Council approval of the form of development prior to issuance of a development permit.

Staff recommend this action be taken with the understanding that rezoning applications for comprehensive redevelopment that meet CityPlan objectives would be considered by Council without an applicant having to wait for a Community Vision program in West Point Grey.

Staff recognize that the proposed CD-1 will ultimately need to be amended to reflect an approved comprehensive development plan. This plan may contain single-family components.

Comprehensive Planning Program: Staff will report back on the details of a comprehensive planning program for the Jericho Lands which will include wide public consultation, a response to CityPlan Directions and consideration of development at a floor space ratio of at least 0.60. The City's major projects process model will be followed. This would include an initial policy review, with rezoning policies developed which would guide future rezonings. Consideration of development of a floor space ratio of at least 0.60 is proposed in response to BCBC's concern that any alternatives to RS-1 generate an equal or better financial return.
Amendment to the Subdivision By-law if the Rezoning is Approved: A consequential amendment to the Subdivision By-law will be needed at the time of enactment to delete the Jericho Lands site from the maps forming part of Table 1 of Schedule A of the Subdivision By-law. The maps reference this site as falling into RS-1 Category D standards which permit parcels with a minimum frontage of 18.288 m (60 ft.) and a minimum area of 501.676 m² (5,400 sq. ft.).

Amendment to the Subdivision By-law: A second amendment to the Subdivision By-law is recommended to confirm that in the case of any lands zoned CD-1 Comprehensive Development, the Approving Officer can refuse an application which is not compatible with the Council-approved form of development or can refuse an application where there is no Council-approved form of development.

CONCLUSION

Planning staff conclude that Council should instruct the Director of Current Planning to apply to rezone the BCBC and DND Jericho Lands to CD-1 to permit uses, density and height as presented in Appendix A, and refer the application to a public hearing. Approval of the rezoning would vest the decision on form of development with Council. Staff will report back on a comprehensive planning program that will address the future of Jericho Lands. Consequential and related amendments to the Subdivision By-law are also recommended.

* * * * *

ag000530.htm

General Mgr./Dept. Head:

Report dated:  May 29, 2000

Author: Dave Thomsett/Rob Jenkins

Date: 

Phone: 7796/7082

This report has been prepared in consultation with the departments listed to the right, and they concur with its contents.

  

Concurring Departments

G. Johnsen, Legal Services

 
 
 
 
 

R:\CC\REPORTS\COUNCIL\2000\000530\P4 017-SHEL(PH\15)

DRAFT CD-1 BY-LAW PROVISIONS - Jericho Lands

Use

Density

Height

ADDITIONAL INFORMATION

Past Practice - CD-1 Zoning To Protect the Public Interest:

· In July, 1984, Council rezoned the ½ city block "bus barns" at Cambie Street and 16th Avenue from C-2 to CD-1 when it was learned the site was for sale, and staff advised of the possibility of outright commercial development of an inappropriate scale for the neighbourhood. The CD-1 provided FSR for multiple dwellings with a component of commercial use. Design guidelines were adopted to guide development applications (pursued and approved).

· In October, 1984, Council rezoned the two-block Pacific GMC at Broadway and Nanaimo Street from C-2 to CD-1 when it was learned the site was for sale, and staff advised of outright commercial development of an inappropriate scale for the neighbourhood. The CD-1 limited the use to a truck dealership, with the approved form of development being the existing dealership building. It was made clear that the City would entertain a rezoning application to permit appropriate mixed use development (pursued and approved).

· In January, 1988, Council rezoned the three-block Robson Square Complex at 800 Robson Street from DD to CD-1 following an announcement that the province intended to privatize portions of the complex and Councillors felt the Arthur Erickson-designed complex should be protected in its present form. Under the CD-1, the Council-approved form of development includes both the buildings and the uses.

· In February, 1998, Council rezoned the former Safeway site at Victoria Drive and 41st Avenue from C-2 to CD-1 after staff were approached by a prospective purchaser wishing to explore a development application for a multiple dwelling inappropriate in scale with the adjacent neighbourhood. Under the CD-1, all C-2 uses were permitted, but density was restricted to that of the old Safeway building. It was made clear that the City would entertain applications to amend the CD-1 to permit appropriate mixed use development (pursued and approved).

Site, Surrounding Zoning and Development: The 15.5 ha (38.ac) BCBC site is comprised of two parcels, one fronting on the south side of West 4th Avenue, and the other with frontages on both West 8th Avenue and the 4th Avenue Diversion. The site has a frontage of 482.12 m (1581.8 ft.) along West 4th Avenue and the 4th Avenue Diversion, and 473.13 m (1552.3 ft.) along West 8th Avenue.

The DND site is a single parcel, approximately 21.5ha (53 acre) in size which is traversed by Ortona Crescent, Salerno Street, Antwerp Lane and Ghent Lane. The site has frontages of 609.6 m (2,000 ft) along both 4th Avenue and 8th Avenue, and a 355 m (1,165 ft) frontage along Highbury Street.

The two sites are surrounded by Jericho Park and multiple dwellings to the north; single-family dwellings to the south and west; and commercial uses (along 4th Avenue) and multiple dwellings to the east.

Proposed Development: There is no proposed new development with this rezoning proposal. New development would require City Council to approve the form of development prior to the issuance of a development permit.

Public Input: There has been no public discussion leading to this report. If an application is referred to Public Hearing, registered property owners within an approximate two-block radius, plus community groups in West Point Grey, would be notified and the usual newspaper advertisements would appear.

Public Benefit: The public benefit is that new development on the site must first be approved by City Council who will utilize a public process as deemed appropriate by Council.

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