CITY OF VANCOUVER
COMMUNITY SERVICES
Planning Department
Current Planning
Rezoning Centre
M E M O R A N D U M January 29, 2004 | |
TO: |
Mayor Campbell and City Councillors (at Public Hearing) |
COPY TO: |
J. Rogers, City Manager
|
FROM: |
L. Challis, Rezoning Planner, Rezoning Centre |
SUBJECT: |
Text Amendment: 6450 Clarendon Street |
At its meeting of December 9, 2003, City Council approved the recommendations of the report CD-1 Text Amendment: 6450 Clarendon Street and referred the rezoning application, including proposed conditions of approval, to Public Hearing.
Since referral, the applicant has done further design development and is requesting an amendment to one condition of approval (Appendix B) and deletion of another condition.
· Condition (b) (i) Building Massing
"design development to reduce the massing of the seniors non-market building to a two storey expression with the third floor incorporated into a pitched roof form facing the streets and lanes similar to the existing market building;
Note to Applicant: This can be achieved by enlarging the floor plate at the lower levels thereby reducing the extent of the fourth floor massing. Fourth floor massing is acceptable on the north facade where it is screened from street views."
This condition is intended to reduce the massing of the seniors non-market building at the south end of the site. The applicant has provided sketches which show a reduction in massing and notes that any further reductions would result in the loss of dwelling units. Staff have reviewed the proposed revisions and believe that the following revised condition will achieve the intended objective and consequently, support the applicant's request.
Therefore, staff recommend replacing condition (b) (i) with the following condition to ensure that reduced massing is achieved at the development application stage of the process:
"design development to reduce the massing of the seniors non-market building;
Note to Applicant: This can be achieved by bringing the roof down to two storeys at the corners of the building with the third floor incorporated into a pitched roof form facing Elliott and Clarendon Streets. Facing the lane, the fourth floor should be incorporated into a pitched roof form with dormers."
· Condition (b) (iv) Vehicle Crossings on Clarendon
"design development to reduce the number of vehicles crossings on Clarendon;
Note to Applicant: This can be achieved by providing direct access to the underground parking with a single driveway. Curb side drop off is encouraged on Clarendon Street or use of the existing porte cochere on Waverley Street. An additional porte cochere drop off would be supported for the seniors non-market building off the lane."
This condition is intended to minimize the number of vehicle crossings along Clarendon Street. Generally, it is City policy to use existing lanes for vehicle access and to curtail the number of driveway crossings to limit pedestrian conflict with vehicles. However, the seniors building along Clarendon Street is not served by a lane, and the application proposes two driveways along Clarendon to serve a porte cochere and underground parking. Ideally, the objective is to balance the competing requirements of serving the seniors and ensuring pedestrian safety in an area that includes two elementary schools. The applicant will be requesting that Council delete condition (b) (iv) in favour of serving the building's residents.
Staff do not support this request and on balance prefer to emphasize pedestrian safety. However, if Council is inclined to support the applicant's request to allow two driveways, then the crossings should be designed to maximize the safety of pedestrians, for example with a narrower width and one-way flow (in one driveway and out the other).
L. Challis
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