ADMINISTRATIVE REPORT

Date: May 29, 2001
Author/Local: Steve Hearn/6476

RTS No.02068

CC File No. 2606

Council: June 12, 2001

TO:	Vancouver City Council
FROM:	Director of Current Planning
SUBJECT:	2973 Kingsway

CONSIDERATION

The Director of Current Planning submits the following for consideration:

THAT the Director of Planning be advised that Council would favour the approval for the construction of a four-storey retail/residential building at 2973 Kingsway as submitted under DE405638, subject to revisions to the development application that address issues as discussed in this report.

GENERAL MANAGER'S COMMENTS

The General Manager of Community Services submits the foregoing for CONSIDERATION.

COUNCIL POLICY

At its meeting on June 2, 1998, Council instructed the Director of Planning to:

A. refer all proposed height relaxations under Sections 4.3(a) and (b) C-2 Residential Guidelines to Council for advice;

B. delete Section 4.3(c) of the C-2 Residential Guidelines permitting height relaxations over 16.8 metres pending a full review of the C-2 zone;

C. amend the C-2 Residential Guidelines to add a general clause indicating that projects should have a very good architectural design and should use qualityexterior materials and that projects should be referred to Urban Design Panel (UDP) for advice;

D. report back to Council before the summer break with a timetable, work program and resourcing to undertake a C-2 review; and

E. instruct staff that the Guidelines take precedence where there is a conflict between the District Schedule and the Guidelines.

SUMMARY

In accordance with Council's instructions of June 2, 1998, this development application is being referred to Council for advice as the proposal requires a building height relaxation.

The proposed development is for the construction of a four-storey retail/residential building and will require a height relaxation to 13.7 metres (45.0 feet) from the outright height of 12.2 metres (40 feet). The site has a slope of more than 1.5 metres (4.92 feet) which qualifies for consideration of a height relaxation. A view analysis of the additional height confirms that there will be minimal impact on the surrounding sites. The proposed design meets the Council approved Design Guidelines.

Overall, staff feel that this proposal is supportable in terms of its architectural design, massing and detailing. This proposal received unanimous support at the Urban Design Panel. The Director of Planning is therefore inclined to support this application. However, before making a decision, the application is being referred to Council for advice.

PURPOSE

This report seeks Council's advice on a development application requesting permission to construct a four-storey building containing retail and residential uses, where the proposed height exceeds the maximum 12.2 metres (40 feet) permitted under the provisions of the C-2 District Schedule.

SITE DESCRIPTION AND BACKGROUND

The site is located in the centre of the block, on the north side of Kingsway. The C-2 zoning district extends west from this site. The site to the east is zoned RT-2 and occupied by the Collingwood Branch, Vancouver Public Library. Across the lane to the north are single family homes zoned RS-1S. The site and surrounding zoning are shown on the attached Appendix `A'.

DISCUSSION

The proposal involves the construction of a four-storey building containing retail space, 5 dwelling units on the main floor, 14 dwelling units on the second and third floors, respectively, 11 dwelling units on the fourth floor (total of 44 dwelling units) with 2 levels of underground parking and some surface parking, (total of 52 spaces provided) having vehicular access from the rear lane.

Simplified plans, including a site plan and elevations, have been included in Appendix `B'.

The proposed development has been assessed against the C-2 District Schedule and C-2 Residential Guidelines and generally meets the intent of the zoning, but is requesting a relaxation to the outright permitted maximum height of 12.2 m (40 feet). Significant issues identified by staff are discussed below.

HEIGHT

The applicant is requesting a height relaxation of 1.5 metres (5.0 feet). The site slopes downwards from the east to west by 2.24 metres (7.35 feet) along the south (Kingsway) property line and 3.02 metres (9.91 feet) along the north (lane) side. This exceeds the 1.5 m (4.92 feet) minimum site slope which the Guidelines recognize as a rationale for consideration of a height relaxation.

The slope makes compliance to the outright maximum height of 12.2 m (40 feet) extremely difficult. The applicant has stepped the building in two locations to reduce the maximum height, but the proposal still requires a relaxation to 13.7 metres (45 feet), which meets the suggested increase of 1.5 metres (5 feet).

On the lane, facing the residentially-zoned district, the building terraces back at the upper floors to reduce shadow impacts.

URBAN DESIGN PANEL

At its meeting on April 4, 2001, the Urban Design Panel gave unanimous support for the proposal.

General support was expressed for the height relaxation (given that the overshadowing impacts seem minimal), the provision of quality building materials, and for the building articulation along Kingsway.

The Urban Design Panel suggested there could be improvement to the facade design adjacent to the library, that the use of river rock could be reconsidered, and the sense of residential entry be more emphasized.

Staff are requesting improvements to these areas as conditions of approval.

A copy of the Urban Design Panel minutes is attached as Appendix `C'.

NOTIFICATION

As part of the review of this development application, 50 neighbouring property owners were notified of the proposal. In addition, a site sign was placed on the site. In response, Development Services staff received one response pertaining to mud tracking and lane damage during construction. Staff note that these concerns are addressed through the Engineering Department's damage deposit requirement.

CONCLUSION

The proposed development has been assessed against the C-2 District Schedule and C-2 Residential Guidelines, and responds to the stated objectives. Further, no concerns with respect to the building's design have been received in response to our neighbourhood notification.

Development Services staff therefore, support approval of this development application, subject to various conditions to be met prior to the issuance of the development permit.

Link to Appendices A, B and C.

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(c) 1998 City of Vancouver