Vancouver City Council |
ADMINISTRATIVE REPORT
Date: August 26, 2003
Author/Local: Bob Adair/7457
RTS No. 03550
CC File No. 2607
Meeting Date: September 9, 2003
TO:
Vancouver City Council
FROM:
Director of Current Planning
SUBJECT:
3831 Main Street - C-2 Height Relaxation
CONSIDERATION
The Director of Current Planning submits the following for consideration:
THAT the Director of Planning be advised that Council would favour the approval for the construction of a three-storey commercial/retail/residential (6 artists live/work studios) building at 3831 Main Street as submitted under DE407525, subject to revisions to the development application that address issues as discussed on this report.
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) of the 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 (55.1 feet) 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 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 June 2, 1998 Council instructions, this development application is being referred to Council for advice, as the proposal requires a building height relaxation.
The development application proposes the construction of a three-storey plus mezzanine retail/restaurant/artist studio building and requests a height relaxation to 13.7 metres (45 feet) from the outright height of 12.2 metres (40 feet).
The Director of Planning is supportive of the application in principle, but is requiring design changes to improve the appearance of the building and to reduce impacts on surrounding development, including a reduction of the building height to a maximum of 13.1 metres (43 feet).
However, before a making a decision, 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 restaurant, retail and residential uses, 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 on the west side of Main Street between East 22nd and 23rd Avenues. The C-2 zoning extends north and south from the site, along each side of Main Street. Across the lane, to the west, are the side yards of one-family residential dwellings, zoned RS-7S (One-Family Dwelling District). The site and surrounding zoning are shown on the attached Appendix _A_.
DISCUSSION
The proposal involves the construction of a three-storey plus mezzanine building containing restaurant and retail space on the ground floor, and six artist live/work studios on the second and third floors, with one level of underground parking having vehicular access from the lane.
Simplified plans, including a site plan and elevations 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. The proposal generally meets the intent of the zoning, however the applicant is requesting a relaxation to the outright permitted maximum height of 12.2 metres (40 feet). Significant issues identified by staff are discussed separately below.
FLOOR SPACE RATIO
The proposed floor space ratio (FSR) for the residential uses on the upper two floors is 1.70 and it is within the maximum recommended (1.80 FSR) under the C-2 Residential Guidelines for interior lots less than 20 metres wide. Staff note however that because of the presence of a significant amount of double-height space (which is counted only once), the overall massing of the building is greater than typical C-2 development with similar FSR numbers.
SETBACKS
The proposed rear yard setback is slightly less than that recommended by the Guidelines. Staff are therefore considering a condition to increase the rear yard setback on the upper two levels to reflect the intent of the Guidelines, which call for the terracing back of upper floors to provide a greater separation from the residential properties across the lane.
HEIGHT
The C-2 Residential Guidelines allow for a height relaxation where the cross fall of the site exceeds 1.5 metres (4.92 feet) and concrete construction is proposed. In this case, the proposed structure is concrete; however the cross fall is only 1.4 metres (4.66 feet).
Staff believe that some height relaxation is warranted, but believe that a relaxation of 0.9 metres (3 feet), instead of the requested 1.5 metres (4.92 feet) is adequate. A reduction in the height of the building by 0.6 metres (2 feet), combined with the recommended increase in the rear yard setback discussed above, would reduce the impacts on the residentialproperties located across the lane from the site. This reduction in height could be achieved by reducing the floor-to-floor ceiling height slightly at each level of the building, and would not have significant impacts on livability.
PARKING
The proposed development is required to provide 17 off-street parking spaces to comply with Parking By-law provisions. However the development application currently shows a total of 12 spaces. Reduction of the size of the restaurant use and replacement with additional retail use would resolve this issue. The Director of Planning is not prepared to consider a relaxation of required parking for this new development and will be seeking resolution of this issue prior to permit issuance.
OTHER ISSUES
The building immediately to the south of the site has a small number of residential windows on the property line wall facing the subject site. The Director of Planning will be seeking resolution of this issue prior to permit issuance.
URBAN DESIGN PANEL
This project was reviewed twice by the Urban Design Panel.
At its meeting of June 11, 2003, the Panel did not support the proposal and asked for further refinements to the design and detailing, although the majority of Panel members did consider the height relaxation acceptable.
At its meeting of July 9, 2003, the Panel noted that significant improvements had been made in the design and a majority of Panel members supported the scheme, including the proposed height relaxation.
Copies of the Urban Design Panel minutes from both meetings are attached as Appendix _C_.
NOTIFICATION
As part of the review of this development application, 44 neighbouring property owners were notified of the proposal. In addition, a site sign was placed on the site. In response, Development Services staff received one letter of support.
CONCLUSION
The proposed development has been assessed against the C-2 District Schedule and C-2 Residential Guidelines. Development Services staff believe that an increase in the rear yard setback at the upper floor levels and the granting of a height relaxation of 0.9 metres (3 feet), instead of the 1.5 metres (4.92 feet) requested by the applicant, would meet the overall intent of the Guidelines with respect to impacts on adjacent properties.
No concerns were raised by neighbouring property owners, and the Urban Design Panel supports the proposal.
Staff therefore support approval of this development application, 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.
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