Agenda Index City of Vancouver

POLICY REPORT
DEVELOPMENT AND BUILDING

TO:

Vancouver City Council

FROM:

Director of Current Planning

SUBJECT:

CD-1 Text Amendment - 7250 Oak Street - Porte-Cochère

 

RECOMMENDATION

GENERAL MANAGER'S COMMENTS

COUNCIL POLICY

On April 9, 2002, Council enacted by-law 8457 which rezoned 7250 Oak Street from RS-1 to CD-1.

On April 23, 2002, Council enacted an amendment to the CD-1 by-law to reduce the required southerly building setback.

PURPOSE AND SUMMARY

This report recommends amending provisions of the CD-1 By-law for 7250 Oak Street, to exclude the floor area required to construct a porte-cochère at the principle entrance to the proposed Sunrise Assisted Living care facility.

The report also recommends correcting a typographical error related to the number of on-grade parking spaces which are ancillary to the use located on the site to the north of this CD-1 zoned site.

BACKGROUND

On April 9, 2002, Council rezoned 7250 Oak Street from RS-1 to CD-1 to permit development of a Special Needs Residential Facility - Community Care - Class B.

Development application DE406022 was submitted following the Public Hearing. In a review of the detailed development application drawings for Sunrise Assisted Living, it became apparent that the porte-cochère shown on preliminary drawings would require a greater Floor Space Ratio (FSR) than specified in the CD-1 by-law or a provision within the CD-1 By-law to exclude the area of the porte-cochère from the computation of FSR.

The review of detailed development application drawings also revealed the discrepancy between the intended number of on-grade parking spaces to serve the Salvation Army facility to the north on a time-limited basis (18 spaces) and the number erroneously incorporated in the CD-1 By-law (15 spaces).

DISCUSSION

Porte-Cochère: Preliminary drawings reviewed and supported by the Urban Design Panel, and those subsequently posted at the Public Hearing, showed the porte-cochère as presently proposed (illustrated in Appendix B). However, the level of detail shown in these drawings was not sufficient for staff to accurately assess the total floor space that would be required for its inclusion.

Furthermore, the floor area numbers provided by the applicant wrongly assumed the floor space covered by the porte-cochère was excluded from the computation of FSR. While floor area for a suspended canopy over an entrance is generally excluded from FSR, the floor area covered by a porte-cochère (which is a column-supported roof) is included, unless it is specified as being excluded within the District Schedule.

Staff believe that the proposed porte-cochère meets a number of functional and urban design performance criteria which warrant its exclusion from the calculation of FSR. In addition to providing substantial weather protection for residents and visitors to the senior's care facility arriving by motor vehicle, the location and design of the planned porte-cochère is contained within the L-shaped elbow of the building's massing, and therefore has no negative impact on neighbouring sites. The proposed open-sided, 75.62m² (814 sq.ft.) porte-cochère would marginally increase the roof area and site coverage, but would otherwise add no additional building floor area. The porte-cochère also does not negatively affect the amenity of the front yard, as it is covering an area which will be occupied by a circular driveway and entrance walkway. Overall, the site plan and massing of the proposed development can accommodate the increase in roof area and site coverage of the porte-cochère in an acceptable manner.

Surface Parking: The CD-1 By-law limits parking at grade to no more than 15 spaces ancillary to the principle use on the Salvation Army site north of the CD-1 zoned site, on a time limited basis. The intended number of spaces, as shown in the Public Hearing drawings, is 18. A typographical error in the rezoning report resulted in a maximum of 15 permitted spaces in the by-law. In order to provide adequate parking for the site to the north the CD-1 By-law needs to be amended to permit 18 parking spaces.

CONCLUSION

The proposed porte-cochère meets a number of functional and urban design performance criteria, providing a benefit with minimal impacts. It is recommended that staff be instructed to apply to amend the CD-1 By-law to exclude it from the calculation of floor space ratio to a maximum exclusion of 75.62 m² (814 sq. ft.). Staff also recommend the application include an amendment to the Uses section of the by-law to increase the number of on-grade parking spaces from 15 to 18 as was intended.

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APPENDIX A
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DRAFT CD-1 BY-LAW PROVISIONS

Use

Parking Area on grade limited to space for parking no more than 15 18 motor vehicles ancillary to the principal use on that portion of PID: 025-372-351 Lot 1 Block 16A, District Lot 526 Plan LMP53218 not included withing the heavy black outline on Schedule "A" so long as permitted by development permits not exceeding five years.

Floor Space Ratio

The following must be excluded from the computation of floor space ratio: open residential balconies or sundecks, open porte-cochère to a maximum of 75.62m² (814 sq.ft.) and other appurtenances which in the opinion of the Director of Planning are similar to the foregoing.

APPENDIX B
Page 1 of 1

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