Rezoning Application - 1002 Windermere Street

POLICY REPORT
DEVELOPMENT AND BUILDING

Date: April 24, 2002
Author/Local: B. McAfee/7699

RTS No. 02676

CC File No. 5308

Council: May 14, 2002

TO:

Vancouver City Council

FROM:

Director of Current Planning

SUBJECT:

Rezoning Application - 1002 Windermere Street

RECOMMENDATION

A. THAT the application by S. Lalli, Five Rivers Construction, to rezone 1002 Windermere Street (Lot 1, Block 3, DL Sec 25 E Hlf THSL, Plan 2920) from C-1 to RS-1S, be referred to a Public Hearing, together with the recommendation of the Director of Current Planning to approve, subject to the condition contained in Appendix A; and

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

B. THAT, subject to approval of the rezoning at a Public Hearing, the Subdivision By-law be amended as set out in Appendix B; and

FURTHER THAT the Director of Legal Services be instructed to bring forward the amendment to the Subdivision By-law at the time of enactment of the zoning by-law.

GENERAL MANAGER'S COMMENTS

The General Manager of Community Services RECOMMENDS approval of A&B.

COUNCIL POLICY

On May 28, 1985, City Council adopted the Hastings-Sunrise Plan which includes several policies with respect to local commercial (C-1) areas in the community.

On January 18, 1996, City Council adopted the "Rezoning Policy - Before and DuringCityPlan Neighbourhood Visioning" which permits rezoning applications to be considered where Council approved area plans or policies support consideration of rezonings.

The Community Vision program for Hastings-Sunrise is currently underway.

PURPOSE

This report assesses an application to rezone a single lot located in a local commercial district in Hastings-Sunrise from C-1 to RS-1S. If approved, the rezoning would permit construction of a one- or two-family dwelling under the provisions of the RS-1S District Schedule.

DISCUSSION

The site is located at the southeast corner of Parker and Windermere Streets in Hastings-Sunrise. This lot together with two lots across Windermere Street at 971 Windermere and 3187 Parker Street are zoned C-1 Commercial District (local commercial), while the remainder of the surrounding community is zoned RS-1S One-Family Dwelling District (permits secondary suites).

The site is 33' x 113.8' (10.05 m² x 34.68 m²) in size and currently developed with an older one-storey retail building. One storefront is at the front of the site is vacant, while the other at the rear contains a small grocery store.

The Hastings-Sunrises Plan notes:

"Due to increased mobility afforded by the private automobile and the availability of alternate shopping opportunities elsewhere in Hastings-Sunrise, the need for C-1 zoned land has diminished throughout the years. This decline in consumer demand is most apparent in a couple of C-1 areas in Hastings-Sunrise where older commercial buildings are not fully maintained and underutilized. In these areas, the C-1 zoning should be reduced in the future, most commonly to one or two corner sites, which should be adequate to accommodate commercial redevelopment to serve day-to-day goods and services demanded by the immediate neighbourhood."

Policy 5.4, Action #2 of the Hastings-Sunrise Plan states "Encourage owners of surplus C-1 zoned land to initiate rezoning by giving favourable consideration to new zoning which would allow additional residential potential."

The building on the site meets the criteria of being an under-utilized commercial building in a predominately residential area. Reducing the size of the local serving commercial area from three lots to two still allows for local serving retail to be developed in the area if economically viable.

Visioning staff advise that until a new Vision is adopted for the community, the rezoning policies in the Hastings Sunrise Plan remain valid. The decision on this small site would not set significant new directions or preclude options for the neighbourhood visioning process.

CONCLUSION

Staff support the rezoning application as it is consistent with the Council-approved Hastings-Sunrise Plan which supports conversion of under-utilized local commercial sites to residential. Staff recommend the application be referred to Public Hearing and approved.

- - - - -

PROPOSED CONDITION OF APPROVAL

· THAT, prior to enactment of the by-law, the registered owner shall, at no cost to the City, make arrangements to the satisfaction of the General Manager of Engineering Services and the Director of Legal Services for dedication of the south 2.5 ft. of the site for lane purposes.

DRAFT SUBDIVISION BY-LAW AMENDMENT

· Amend the Schedule A map to Subdivision By-law No. 5208 to include the site at 1002 Windermere Street in Category A [30 ft. (9.144 m)].

ADDITIONAL INFORMATION

Site, Surrounding Zoning and Development: This 348.8 m² (3,755 sq. ft.) site is a single parcel at the southeast corner of Parker and Windermere Streets. The site has a frontage of 10.5 m (33 ft.) and a depth of 34.68 m (113.8 ft.). The surrounding single family area is zoned RS-1S with the exception of two parcels directly across Windermere Street to the west which are zoned C-1 Commercial District (local commercial). The subject site is currently developed with an older one-storey retail building, containing two storefronts of which one is vacant and the other is occupied by a small grocery store.

Proposed Development: There is no specific development proposed at this time. Approval of the application would permit the development of a one- or two-family dwelling under RS-1S regulations. Council policy prohibits strata titling of two-family dwellings.

Public Input: On March 13, 2002 a rezoning information sign was posted on the site and on March 18th a notification letter was sent to 277 nearby property owners. Three phone calls were received from residents seeking clarification about the rezoning. One fax expressing opposition based on a perceived loss in property value was received.

Comments of Engineering Services:

"Engineering Services has no objection to the proposed rezoning, provided that the following issue can be addressed prior to By-law enactment.

Arrangements to the satisfaction of the General Manager of Engineering Services and the Director of Legal Services for dedication of the south 2.5 ft. of the site for lane purposes."

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

APPLICANT, PROPERTY, AND DEVELOPMENT PROPOSAL INFORMATION

APPLICANT AND PROPERTY INFORMATION

Street Address

1002 Windermere Street

Legal Description

Lot 1, Block 3, DL Sec 25 E Hlf THSL, Plan 2920

Applicant

S. Lalli, Five Rivers Construction

Property Owner

Fred Wong

SITE STATISTICS

GROSS

DEDICATIONS

NET

SITE AREA

3,755.4 ft.²

284.5 ft²

3,469.9 ft.²

DEVELOPMENT STATISTICS

DEVELOPMENT PERMITTED UNDER EXISTING ZONING

PROPOSED DEVELOPMENT

ZONING

C-1

RS-1S

USES

Local serving commercial

One- or two-family dwelling

DWELLING UNITS

N/A

one or two*

MAX. FLOOR SPACE RATIO

1.2 (0.75 residential)

0.6

MAXIMUM HEIGHT

9.2 m

9.2 m

FRONT YARD SETBACK

3.7 m

20% of site depth

SIDE YARD SETBACK

10% of site width

10% of site width

REAR YARD SETBACK

10.7 m

45% of site depth

* Strata titling not permitted.

* * * * *

Comments or questions? You can send us email.


TO:	Vancouver City Council
FROM:	Director of Current Planning
SUBJECT:	Rezoning Application - 1002 Windermere Street

Street Address	1002 Windermere Street
Legal Description	Lot 1, Block 3, DL Sec 25 E Hlf THSL, Plan 2920
Applicant	S. Lalli, Five Rivers Construction
Property Owner	Fred Wong

	GROSS	DEDICATIONS	NET
SITE AREA	3,755.4 ft.²	284.5 ft²	3,469.9 ft.²

	DEVELOPMENT PERMITTED UNDER EXISTING ZONING	PROPOSED DEVELOPMENT
ZONING	C-1	RS-1S
USES	Local serving commercial	One- or two-family dwelling
DWELLING UNITS	N/A	one or two*
MAX. FLOOR SPACE RATIO	1.2 (0.75 residential)	0.6
MAXIMUM HEIGHT	9.2 m	9.2 m
FRONT YARD SETBACK	3.7 m	20% of site depth
SIDE YARD SETBACK	10% of site width	10% of site width
REAR YARD SETBACK	10.7 m	45% of site depth