Agenda Index City of Vancouver

ADMINISTRATIVE REPORT

TO:

Vancouver City Council

FROM:

Director of Current Planning

SUBJECT:

6470 Victoria Drive - South Vancouver Neighbourhood House

 

CONSIDERATION

The Director of Current Planning submits the following for consideration:

GENERAL MANAGER'S COMMENTS

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 quality exterior materials and that projects should be referred to Urban Design Panel 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 three-storey building for the South Vancouver Neighbourhood House and its associated services, including a Child Day-Care Facility. The proposal will require a height relaxation to 13.0 metres (42.69 feet) from the outright height of 12.2 metres (40 feet). The site does not have a significant slope and as this development does not contain residential uses, the C-2 Residential Design Guidelines do not apply here, however the height relaxation is requested in regards to a program requirement related to the use of the building roof-top as outdoor space for the Child Day-Care Facility. Community Care Facility Licensing has confirmed that because of the age of the children in care at this facility, a minimum 2.4 metres (8 feet) high fence is required around the roof-top play area. This fence, and the roof-top access to the play area, results in a height overage of 0.80 metres (2.69 feet) beyond the outright allowable.

Given the relatively small scale of the project, the good quality of materials and design, and the lack of residential issues, the project was not reviewed by the Urban Design Panel, but overall staff feel that this proposal is supportable in terms of it's design, massing and detailing. Before the fence issue was raised, the Director of Planning had approved the development application, with a requirement that the height comply to the by-law limitation. The requirement for the fence around the play area has resulted in the specific request for a height relaxation. Therefore, before making a decision on this aspect, 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 three-storey building containing the South Vancouver Neighbourhood House and a Child Day-Care Facility, 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 mid-block on the east side of Victoria Drive, between East 48th and East 49th Avenues. The single-storey building that currently exists on the site is the present home of the South Vancouver Neighbourhood House. The site and surrounding zoning are shown on the attached Appendix _A_.

DISCUSSION

The proposal involves the construction of a three-storey building intended to provide for the increased program needs of the Neighbourhood House, including a Child Day-Care Facility at the rear of the second floor. The Child Day-Care Facility requires outdoor play area as part of it's program needs, and the roof of the building is to be utilized for this purpose. In order to secure the area for small children, a 2.4 metres (8.0 feet) high unclimbable fence is required around this play area. The proposal also provides a total of six off-street parking spaces with vehicle access from the rear lane.

Simplified plans, including a site plan, elevations, and details of the proposed fence design, have been included in Appendix _B_.

The proposed development has been assessed against the C-2 District Schedule and generally meets the intent.

HEIGHT

When the development application was first reviewed by staff in Development Services, the proposal included a request for a height relaxation to 13.7 metres (44.96 feet) measured to the top of the proposed roof deck access stairway. On February 12, 2001 the Director of Planning approved the proposal, subject to a number of conditions, one of which was to reduce the building to comply to the height limitation.

However, subsequently a program need for the 2.4 metres high fence around the roof-top play area was identified by Community Care Licensing staff, and this has resulted in a scheme that now requires consideration of a height relaxation. The worst case situation is at the top of the westerly roof-top access stairway which is measured at 13.0 metres (42.69 feet), however, this structure, and the second access stairway at the east end of the roof are relatively minor elements on the roof top, with the fence structure that surrounds the play area representing a larger element and measured at the worst case at 12.85 metres (42.17 feet). The fence is an open design consisting of 1 inch square aluminum pickets with spaces between which allow light and views through, but restrict climbing by small children.

Staff have reviewed the effect of this additional height on surrounding sites and have concluded that there will be no undue shadowing on residential properties as a result of the fence installation. A shadow impact analysis has been included as Appendix _C_.

NOTIFICATION

As part of the review of this development application, 36 neighbouring property owners were notified of the proposal. In addition, a site sign was placed on the site. At the time of notification, the proposal indicated a requested height relaxation to 13.7 metres (44.96 feet) to the top of the proposed roof deck access stairs. As discussed, the present proposal is lower than this previous scheme of which the neighbours were notified. Staff in Development Services received only one response to notification, from the owner of a commercial property to the north who was concerned about the parking provisions.

CONCLUSION

The proposed development has been assessed against the C-2 District Schedule, and responds to the stated objectives. Further, the building has been reduced in height from the initial proposal, however the requirement for a fence around the roof-top play area does require a relaxation of the maximum outright height limitations. Given the high quality architectural design of the building, the minimal impact of the additional fence height on surrounding properties, and the important social benefits that the Child Day-Care Facility provides to this community, the Director of Planning is prepared to support this proposal, subject to various conditions to be met prior to the issuance of the development permit. However, before making a decision on this application, the Director of Planning is seeking any advice which Council may wish to provide.

Link to Appendices A, B and C

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ag010731.htm

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