ADMINISTRATIVE REPORT
Date: November 30, 2004
Author/Local: S. Hearn/6476
RTS No. 04725
CC File No. 2608
Meeting Date: December 14, 2004
TO: |
Vancouver City Council |
FROM: |
Director of Current Planning |
SUBJECT: |
Form of Development: 3675 Rae Avenue |
RECOMMENDATION
THAT the form of development for this portion of the CD-1 zoned site known as 5003 - 5399 Boundary Road (3675 Rae Avenue being the application address) be approved generally as illustrated in the Development Application Number DE409010, prepared by Naresh Kumar and stamped "Received, Community Service Group, Development Services, November 22, 2004", provided that the Director of Planning may impose conditions and approve design changes which would not adversely affect either the development character of this site or adjacent properties.
GENERAL MANAGER'S COMMENTS
The General Manager of Community Services RECOMMENDS approval of the foregoing.
COUNCIL POLICY
There is no applicable Council policy except that Council did approve in principle the form of development for this site when the rezoning was approved, following a Public Hearing.
PURPOSE
In accordance with Charter requirements, this report seeks Council's approval for the form of development for the above-noted CD-1 zoned site.
SITE DESCRIPTION AND BACKGROUND
At a Public Hearing on June 20, 1989, City Council approved a rezoning of this site from RS-1 (One-Family Dwelling District) to CD-1 (Comprehensive Development District). Council also approved in principle the form of development for these lands. CD-1 By-law Number 6528 was enacted on July 25, 1989. Companion Guidelines (Joyce Station Area Guidelines for CD-1 By-law No. 6528 Vanness Avenue North, Rae Avenue and 5000 - 5300 Blocks Boundary Road) were also adopted by Council at that time.
The site is located on the north side of Rae Avenue approximately 150 ft. west of Boundary Road and approximately fours blocks north of Kingsway. The site and surrounding zoning are shown on the attached Appendix A.
Subsequent to Council's approval of the CD-1 rezoning, the Director of Planning approved Development Application Number DE409010. This approval was subject to various conditions, including Council's approval of the form of development. The latter condition is one of the few outstanding prior to permit issuance.
DISCUSSION
The proposal involves construction of a two-storey plus cellar, one-family dwelling and a detached, two-car garage having vehicular access off the rear lane.
While the intent of the rezoning was to encourage site consolidation and redevelopment with a "transit-tolerant" form of multiple dwelling, it did not eliminate the possibility of individual property development which existed under the former RS-1 zoning.
When the site was rezoned in 1989, the regulations of the day were "frozen" in terms of the RS-1 District Schedule. The development has been assessed against the RS-1 District Schedule in effect in 1989 and has been found to comply. Staff believe the intent of the CD-1 By-law is being met.
The companion guidelines were intended to be used in conjunction with multiple-dwelling developments. Therefore, aside from requiring landscaping details, the guidelines are not being applied to this single-family development.
Simplified plans, including a site plan and elevations of the proposal, have been included in Appendix B.
CONCLUSION
The Director of Planning has approved Development Application Number DE409010, subject to various conditions to be met prior to the issuance of the development permit. One of these conditions is that the form of development first be approved by Council.
* * * * *
