Vancouver City Council |
POLICY REPORT
DEVELOPMENT AND BUILDING
Date: August 26, 2004
Author/Local: B.McAfee/7699
RTS No. 04455
CC File No. 5303
Meeting Date: September 14, 2004
TO:
Vancouver City Council
FROM:
Director of Current Planning
SUBJECT:
CD-1 Text Amendment - 6450 Clarendon Street
RECOMMENDATION
THAT the application by Lloyd Plishka, Architect, to amend CD-1 By-law No.3914 for 6450 Clarendon Street to increase the permitted floor space ratio, generally in accordance with Appendix A, be referred to a Public Hearing and be approved;
FURTHER THAT the Director of Legal Services be instructed to prepare the necessary amending by-law for consideration at the Public Hearing.
GENERAL MANAGER'S COMMENTS
The General Manager of Community Services RECOMMENDS approval of the foregoing.
COUNCIL POLICY
There are no relevant Council Policies.
PURPOSE
This report recommends an amendment to the CD-1 By-law for 6450 Clarendon Street which was last amended by Council on July 22, 2004. The proposed amendment would compensate for floor area calculation errors and allow the form of development to proceed as approved in principle at the Public Hearing on January 29, 2004.
DISCUSSION
Background
In 1961, the site was rezoned to CD-1 for development of low-cost rental housing for seniors. In 1999, the CD-1 was amended to allow redevelopment of the site for non-market housing for seniors on the southern portion (sub-area A) and market dwelling units on the northern portion (sub-area B). Later that year, the CD-1 was further amended to permit seniors rental congregate housing on sub-area B. Those units are now built and occupied.
At Public Hearing in January of this year, Council approved amendments to the CD-1 for sub-area A to permit seniors assisted and supportive housing (congregate housing) similar to sub-area B, but at a slightly higher density. These amendments were enacted on July 22, 2004.
FSR Calculation Problem
During assessment of development permit application drawings for the project, it became apparent that the architect had wrongly assumed that certain areas would be excluded from floor area calculations. These areas are in attics and basements, and under roof overhangs, with some floor area being amenity space not eligible for floor area exclusion. With these areas included, the floor space ratio (FSR) increases from 1.43 as permitted, to 1.53.
Staff are supportive of the proposed amendment to increase the permitted FSR to 1.53 as the increase would not affect the overall form of development as shown and approved in principle at the Public Hearing. The attic, basement and roof overhang areas would not increase the project's usable floor area and the additional amenity area contributes to the livability of this seniors housing project.
CONCLUSION
The proposed amendments to the CD-1 By-law for 6450 Clarendon Street will enable the seniors assisted and supportive housing project to proceed as illustrated and approved in principle at the January 29, 2004 Public Hearing. Staff recommend that the application be referred to Public Hearing and be approved.
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APPENDIX A
Page 1 of 1DRAFT AMENDMENTS TO A CD-1 BY-LAW FOR 6450 CLARENDON STREET
Note: A By-law will be prepared generally in accordance with the provisions listed below, subject to change and refinement prior to posting.
Section 3 Floor Space Ratio
- in clause 3.1, increase the permitted floor space ratio in sub-area A from 1.43 to 1.53.
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