Agenda Index City of Vancouver

ADMINISTRATIVE REPORT

TO:

Standing Committee on Planning and Environment

FROM:

Director of Current Planning

SUBJECT:

5733 Vine Street - Development Application DE406329

 

CONSIDERATION

The Director of Current Planning submits the following for consideration:

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 m (55 ft.)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 the 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 building containing retail and residential uses, and will require a height relaxation from 12.2 m (40.0 ft.) to 13.35 m (43.81 ft.) at the southwest portion of the building (worst case condition). The site has a slope of more than 1.5 m (4.92 ft.) which qualifies for consideration of a height relaxation. Analysis of the additional height confirms that there will be minimal impact on the surrounding sites. Staff therefore recommend support for the proposed height relaxation.

The proposal includes alterations to the grade of the sidewalk within the Building Line along West 41st Avenue, in order to achieve a large contiguous and level first-storey retail space for the potential use of a single tenant. Staff do not support steps and ramps within the streetscape public realm, and are therefore recommending conditions to address this concern.

Given the generally good quality of the design and based on the foregoing, the Director of Planning is therefore inclined to support this application. However, before making a decision, this proposal 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 building exceeds the maximum 12.2 m (40.0 ft.) permitted under the provisions of the C-2 District Schedule.

SITE DESCRIPTION

The site is located at the southwest corner of Vine Street and West 41st Avenue. The sites to the east, west and to the immediate north on West 41st Avenue are similarly zoned C-2. The site directly across the lane to the south is zoned RM-3 which allows for residential uses (multiple dwellings), and includes both low-rise and hi-rises in the RM-3 (Kerrisdale) neighbourhood. 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 on the first-storey and 34 dwelling units on the second to fourth-storeys, with one and a half levels of underground parking having vehicular access from the rear lane. Simplified plans of the proposal 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, with some exceptions. The most significant issues are discussed below.

Height: A height relaxation of 1.16 m (3.81 ft.) above the 12.2 m (40.0 ft.) allowable height is requested for this proposed development. In accordance with the Guidelines, the maximum building height of 12.2 m (40.0 ft.) may be marginally increased where the site slopes more than 1.5 m (4.92 ft.). Increases will only be considered where it can be demonstrated that there is no increased overshadowing or a reduction of views to surrounding neighbours. Consideration should also be given to street character, overall building bulk, open space and amenity.

The proposed construction for this building is concrete for the first-storey of retail use and the one and a half levels of underground parking, and wood frame for the three residential levels (second to fourth storeys).

The site slopes down from northeast (corner of West 41st Avenue and Vine Street) to southwest (lane), by 1.67 m (5.5 ft.) diagonally across the site.

The proposal achieves an appropriate street character, with an articulated facade, a strong retail base expression, and variations in materials and expression combined with setbacks to reduce the apparent height of the fourth-storey. A taller tower element appropriately marks the building corner at West 41st Avenue and Vine Street., and complies with Section 10.11.1.(a) of the Zoning and Development By-law for relaxations on limitations of building height for architectural appurtenances. High quality architectural finishes, including brick and architectural concrete, are proposed.

Further, in considering any height relaxations, the Director of Planning must also first have regard for the view impacts of the proposed development upon neighbouring sites. Staff's assessment of the additional height is that there will be minimal impact on surrounding sites. The proposed height relaxation is consistent with recent developments in the block to the west, which have similar site characteristics and zoning. Staff consider the degree of view impact generated by the requested height overage to be minimal. A copy of the view analysis is attached as Appendix C.

Staff believe that the proposed height relaxations are supportable given the slope of the site, the minimal view impact, and the generally good quality of the architectural design.

Public Realm: The development proposes a modification to the sidewalk within the building line on West 41st Avenue, consisting of stairs and ramps, in order to provide a continuous level floor for the retail spaces, which would be advantageous for a single tenant. Recent developments on the block to the west have contributed to a high quality public realm treatment for the Kerrisdale high street pedestrian oriented retail environment. The Kerrisdale Business Association, in commenting on this proposal, encourages continuity with the coordinated sidewalk treatment and street furniture specifications used in recent developments. Staff are sympathetic to the challenges of maximizing floor to ceiling height for the retail spaces along a sloping site, while addressing the need to limit the overall building height. However, staff feel that there is sufficient headroom to step up the retail entrances to follow grade to maintain an appropriate pedestrian retail environment. It should also be noted that the proposed number of parking spaces for this development would be insufficient to permit use of the retail space for either a grocery or drug store. Staff have recommended conditions of approval to address the streetscape. Staff expect that this will have no impacts on the proposed massing or height. Other minor improvements which staff believe the applicant can readily accommodate include increasing the depth of proposed balconies, pursuant to Section 7.3 of the Guidelines, and modest refinements to the architectural treatment of the street and lane facades.

URBAN DESIGN PANEL

At its meeting on February 20, 2002, the Urban Design Panel (UDP) unanimously supported this development application. The Panel had no concerns related to the height. A copy of the UDP minutes is attached as Appendix D.

NOTIFICATION

As part of the review of this development application, 411 neighbouring property owners were notified of the proposal. In addition, a site sign was placed on the site. In response, Planning staff received one letter in support and one in opposition. The objection, from a resident of the four-storey mixed use development one block to the west at 5723 Balsam, concerned any relaxation to building height for this project. Staff's assessment of the additional height is that there will be minimal impact on surrounding sites.

CONCLUSION

The proposed development has been assessed against the C-2 District Schedule and C-2 Residential Guidelines. Staff support the height relaxation requested, given the slope of the site, the minimal view impact, and the generally good architectural design of the proposal.However, the public realm treatment of the sidewalk does not sufficiently meet the Guidelines, as proposed, although staff are confident that the proposal can achieve the desired Public Realm through modest design development. Staff therefore support this development application, subject to various conditions to be met prior to the issuance of the development permit, including the design of the sidewalk within the Building Line to match the City sidewalk. 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

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pe020328.htm

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