Agenda Index City of Vancouver

ADMINISTRATIVE REPORT

TO:

Standing Committee on Planning and Environment

FROM:

Subdivision Approving Officer

SUBJECT:

Proposed Amendment to Subdivision By-law No. 5208

 

RECOMMENDATION

GENERAL MANAGER'S COMMENTS

COUNCIL POLICY

Council Policy regarding amendments to the subdivision categories in the RS-1, RS-1S, RS-3, RS-3A, RS-5, RS-5S and RS-6 Zoning Districts is reflected in the Manager's Report as approved by Council on October 28, 1987. As well as establishing seven parcel size categories for subdivision in the RS-1 District, the report provided for possible future changes in the categories in cases where property owners seek to reclassify their parcel category either up or down, to facilitate or prevent subdivision.

PURPOSE

This report addresses a proposal to reclassify the property at 8190 Chester Street from Category B to Category A for the purpose of subdivision in accordance with the minimum parcel size requirements of Schedule A, Table 1, of the Subdivision By-law.
BACKGROUND

On January 19, 1988, Council enacted an amended Schedule A to the Subdivision By-law by introducing seven categories of minimum parcel width and area to govern the subdivision of lands zoned RS-1. Subsequently, lands zoned RS-1S, RS-3, RS-3A, RS-5, RS-5S and RS-6 have been included as well. All lands in these zoning districts are classified on a block-by-block basis, as shown on 279 sectional maps which are on file with the City Clerk and which form part of Schedule A.

As shown in Appendix A, the parcel which is the subject of this reclassification request is classified as Category B, which prescribes a minimum width of 40.00 ft. and a minimum area of 3,600.00 sq. ft. for each parcel created by subdivision. The subject parcel, Lot A, has a width of 64.58 ft. and an area of 7,009.81 sq. ft. There is, therefore, no opportunity for the subject parcel to be subdivided, as the parcels to be created would not meet the Category B minimum width or area requirements. In some circumstances, the Subdivision By-law does afford the Approving Officer some discretion to relax the minimum requirements for subdivision, but this discretion is not applicable to this parcel.

This application for reclassification has been submitted by the property owner of the subject parcel. If the reclassification to Category A (minimum width of 30.00 ft. and minimum area of 3,000.00 sq. ft.) is approved, it is the owner's intention to subdivide the site into two equal parcels.

RESULTS OF NEIGHBOURHOOD NOTIFICATION

Thirteen property owners in the immediate area were notified in writing of this reclassification request. One owner responded in support of the proposal.

SIMILAR RECLASSIFICATION APPROVALS

In September, 2001, Council approved an application for reclassification of a property on Lancaster Street. As shown in Appendix B.1, the approval of this reclassification resulted in the larger parcel being reclassified from Category C to Category A. Staff supported this reclassification as the ensuing subdivision of that parcel would be consistent with the existing subdivision pattern of smaller parcels created by previously subdividing large corner parcels in the surrounding blocks.

As shown in Appendix B.2, Council approved a reclassification application for a parcel at the northeast corner of Macdonald Street and West 34th Avenue, in July, 1994. Staff supported this application despite objections from some neighbouring owners. A similarreclassification application on West 26th Avenue was approved by Council in 1997, as shown in Appendix B.3.

HISTORY OF SUBDIVISION

The subdivision pattern established by Plan 3027 in 1910 created eight 32.3 ft.-wide parcels (Lots 31 to 38) on the north side of South East Marine Drive between Chester Street and Prince Albert Street. Over time, Lot 31 and 32 were consolidated to form Lot A, and Lots 34, 35 and 36 were consolidated to form the two larger parcels in the middle of the block. At some point, 20 ft. from each parcel in this block was dedicated to the City to widen South East Marine Drive. Should this reclassification be approved and the parcel subsequently be subdivided, the resulting parcels would be consistent in width with the historic pattern of subdivision in this block.

ANALYSIS

Subdivision categories were assigned on a block-by-block basis, to reflect the typical subdivision pattern in the block, and to ensure that subsequent subdivisions would be consistent in width and area with surrounding parcels. In blocks such as this, where the parcels vary substantially with respect to width and area, a category was assigned based on the average of the widths and areas of all six parcels.

Currently Lot A is approximately 40% larger in width and 45% larger in area than the average of the width and areas of the other parcels in the block. Should this reclassification be approved and the property subsequently be subdivided, the parcels created would be approximately 32.3 ft. in width, which is 16% smaller than the average of the remaining parcels in the block, and an area of approximately 3,550.0 sq. ft., which is 10% smaller than the average of the remaining parcels. Therefore, the resulting parcels will be more consistent with surrounding parcels in width and area than is the current large existing parcel.

CONCLUSION

Staff recommend approval of this application, based on the following:

· the subdivision of this site would result in parcels more consistent in width and area of parcels in the block
· the resulting parcels would be consistent in width with the historic pattern of subdivision in this block, and
· the precedent has been established in previous reclassifications of similar parcels

LINK TO APPENDICES

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