Vancouver City Council |
POLICY REPORT
DEVELOPMENT AND BUILDING
Date: December 17, 2003
Author/Local: BMcAfee/7699
RTS No. 03875
CC File No. 2609
Meeting Date: January 13, 2004
TO:
Vancouver City Council
FROM:
Director of Current Planning
SUBJECT:
1985 Wallace Street - Proposed Increase in Floor Space Ratio
RECOMMENDATION
THAT City Council authorize the Director of Planning to process a development application for Steeves Manor (senior citizens' housing) at 1985 Wallace Street to a maximum density of 1.06 FSR, thereby permitting enclosure of open areas.
GENERAL MANAGER'S COMMENTS
The General Manager of Community Services RECOMMENDS approval of the foregoing.
COUNCIL POLICY
There are no relevant Council Policies pertaining to this matter.
PURPOSE
This report summarizes the history of the rezoning and development of Steeves Manor, a senior citizens' housing project located on the west side of Wallace Street between West 4th and 2nd Avenues (east of Jericho Park) and recommends that Council authorize the Director of Planning to process a development application which exceeds the previously approved density on the site. Steeves Manor is operated by BC Housing Management Commission.
HISTORY
· On June 29, 1973 City Council approved the sale of City owned land at 1985 Wallace Street to the Greater Vancouver Regional District, subject to the submission of a formof development to the satisfaction of the Director of Planning and a successful
rezoning of the land to a floor space ratio not exceeding 1.0.
· On November 20, 1973 Council approved the Greater Vancouver Regional District's proposal for senior citizens housing on the basis of a 3-storey building, a density of 1.0 FSR and a rezoning to RM-3A Multiple Dwelling District.
· Following a Public Hearing on March 5, 1974, Council approved the rezoning of the site from RS-1 to RM-3A with no conditions.
· On March 29, 1974 the Technical Planning Board approved a development permit for 199 units of seniors housing, subject to a reduction of FSR to 1.0 in accordance with Council's resolution.
· On October 19, 1976, in response to a development application to enclose existing porches for recreation and storage purposes without adding to the bulk of the building, the Director of Planning recommended, and Council approved:
"THAT a floor space ratio of 1.02 be approved for this site located at 1985 Wallace Street, thereby permitting the enclosure of portions of the two existing open porches."
DISCUSSION
The RM-3A District Schedule permits a base density of 1.0, and depending upon site size and coverage and inclusion of underground parking, this base density can be increased. For this particular site and current development the density could potentially be increased to 1.64 but is restricted to 1.02 based on Council resolutions from 1973 and 1976.
The applicant now wishes to enclose additional open areas to improve tenant amenity spaces which would further increase the density to 1.06. The enclosures would not protrude beyond the footprint of the existing building.
CONCLUSION
The additional floor area would improve the tenant amenity areas in this senior citizens' project, would not add to the footprint of the building and is within the density permitted under RM-3A zoning. Staff conclude this requested increase is within the spirit of Council's resolutions pertaining to this site. Staff recommend that Council authorize the Director of Planning to process a development application up to a maximum density of 1.06 FSR to permit enclosure of open areas within the building.
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