MOTION

745-749 West 42nd Avenue & 5816-5818 Tisdall Street

MOVER:

SECONDER:

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PUBLIC HEARING - FEBRUARY 24, 2004

4. Rezoning: 745-749 West 42nd Avenue and 5816-5818 Tisdall Street

An application by Mosaic Avenue Lands Ltd. was considered as follows:

Summary: To rezone the site from Two-Family Delling District (RT-1) to Comprehensive Development District (CD-1) to permit the development of 25 townhouses.

The Director of Current Planning recommended approval, subject to conditions as set out in the agenda for the Public Hearing.

Staff Comments

Alan Duncan, Rezoning Planner, was present to respond to questions.

Applicant Comments

Chris Barrati, Mosaic Avenue Lands Ltd., was present to respond to questions.

Correspondence

Council received no correspondence on this item since referral to Public Hearing.

Speakers

The Mayor called for speakers for and against the application and none were present.

Council Decision

MOVED by Councillor Louie

A. THAT the application by Mosaic Avenue Lands Ltd. to rezone 745-749 West 42nd Avenue and 5816-5818 Tisdall Street (Lots 17 and 18, Block E of Block 1008, DL 526, Plan 10698: PID 004778952) from RT-1 to CD-1, to permit 25 townhouses at a floor space ratio of 1.0 generally as set out in Appendix A of the Policy report dated December 24, 2003 entitled "CD-1 Rezoning - 745-749 West 42nd Avenue and 5816-5818 Tisdall Street" be approved, subject to the following conditions:

(a) That the proposed form of development be approved by Council in principle, generally as prepared by Hollifield Architect Inc. and stamped "Received City Planning Department, August 18, 2003", provided that the Director of Planning may allow minoralterations to this form of development when approving the detailed scheme of development as outlined in (b) below.

(b) That, prior to approval by Council of the form of development, the applicant shall obtain approval of a development application by the Director of Planning, who shall have particular regard to the following:

(i) design development to the streetscape as seen from Tisdall and West 42nd Avenue, improving building visibility and relationship to the street of Building A, and improving building identity for all three buildings;

(ii) design development to the architectural treatment of Building A, north and east elevation, as seen from West 41st Avenue;

Note to applicant: Proposed redevelopment of the property to the immediate north across the lane will result in the north and east elevations of Building A being highly visible from West 41st Avenue.

(iii) design development to the roof form and detailing of Building A, to be more compatible with that of Buildings B and C;

(iv) design development to improve the grade relationship of Buildings B and C to adjacent grades, by lowering the finish grade adjacent to the southerly neighbouring property, as well as to the proposed garden area north of Building B.

Note to applicant: Greater grade compatibility is related to issues of neighbourliness. This may require lowering of the structured parking.

(v) design development to exterior finishes so that the predominate material for all three buildings is brick as seen from the street;

(vi) design development to the parking entries and related structure, to better integrate them into the building design;

(vii) design development to provide all units with on-site access to the mail kiosk and garbage area;

(viii) design development to the parking garage exit stair, relocating it away from the front property line and integrating it into the landscaping;

Note to applicant: Refer to related the Crime Prevention Through Environmental Design (CPTED) conditions. Consider enclosing the stairwell.

(ix) design development to take into consideration the principles of CPTED having particular regard for reducing opportunities for:

- theft in the underground parking by relocating perimeter exit stair out of the front yard;

(x) design development to provide more common open space on site;

(xi) design development to provide high quality finishes (such as unit pavers) for all hard surfaces such as walkways and patios;

(xii) design development to provide coniferous trees along the lane in order to visually mitigate the loss of existing trees along the eastern edge of the site;

(xiii) design development to have all townhouse units sprinklered to NFPA 13 and to include a 64 mm standpipe connection along the 2 m wide access pathway at the gate or property line.

Note to applicant: A request for equivalency for the three buildings on site must be submitted to the satisfaction of the Fire Chief prior to issuance of a development permit.

(c) That, prior to enactment of the CD-1 By-law, the registered owner shall, at no cost to the City:

(i) Make arrangements to the satisfaction of the General Manager of Engineering Services and the Director of Legal Services for:

(1) consolidation of Lots 17 and 18, Block E of Block 1008, D.L. 526, Plan 10698; and
(2) provision of street trees adjacent the site where space permits.

(ii) Make arrangements to the satisfaction of the General Manager of Engineering Services for all new Hydro and Telus services to be undergrounded within and adjacent to the site from the closest existing suitable service point, including a review of any necessary overhead cabling to determine any impact, if any, on the neighbourhood.

B. THAT, if the rezoning is approved, at the time of enactment the by-law be accompanied by amendments to the Noise Control By-law to include the CD-1 in Schedule B of the Noise Control By-law.

CARRIED UNANIMOUSLY

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