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CITY OF VANCOUVER ADMINISTRATIVE REPORT |
Date: |
January 5, 2004January 6, 2005 | |
Author: |
David Murphy | |
Phone No.: |
604-873-7556 | |
RTS No.: |
4795 | |
CC File No.: |
113 | |
Meeting Date: |
January 20, 2005 |
TO: |
Standing Committee on Planning and Environment |
FROM: |
Subdivision Approving Officer |
SUBJECT: |
Proposed Amendment to Subdivision By-law No. 5208 - Reclassification of 2832, 2848, 2862 and 2876 West 33rd Avenue |
THAT Council approve the application to reclassify the properties at 2832, 2848, 2862 and 2876 West 33rd Avenue from Category D to Category A of Schedule A, Table 1, of Subdivision By-law No. 5208.
The General Manager of Community Services RECOMMENDS approval of the foregoing.
Council Policy regarding amendments to the subdivision categories in the RS-1, RS-3, RS-3A, RS-5 and RS-6 Zoning Districts is reflected in the Manager's Report as approved by Council on October 28, 1987. As well as establishing seven parcel size categories for subdivision in the RS Districts, the report provided for possible future changes in the categories in cases where property owners seek to classify their parcel category either up or down, to either facilitate or prevent subdivision.
This report addresses a proposal to reclassify the properties at 2832, 2848, 2862 and 2876 West 33rd Avenue from Category D to Category A for the purpose of subdivision in accordance with the minimum parcel size requirements of Schedule A, Table 1, of the Subdivision By-law.
AND SUBDIVISION HISTORY
On January 19, 1988, Council enacted an amendment to the Subdivision By-law by introducing seven categories of minimum parcel width and area to govern the subdivision of lands zoned RS-1. Subsequently, lands zoned RS-3, RS-3A, RS-5 and RS-6 have been included as well. All lands in these zoning districts are classified on a block-by-block basis, as shown on 279 sectional maps, which are on file with the City Clerk and which form part of Schedule A of the Subdivision By-law.
As shown in Appendix A, the properties on the south side of the 2800 block of West 33rd Avenue are classified as Category D, which prescribes a minimum width of 60 ft. and a minimum area of 5,400 sq. ft. for each new parcel created by subdivision. Under the current subdivision category, none of the parcels within the subject block can be subdivided either individually or by combining with an adjacent parcel.
While the subject block has a consistent pattern of 60 ft.-wide parcels along the south side of West 33rd and north side of West 34th Avenues, the blocks to the immediate north, west and south are comprised of mainly 33 ft.-wide parcels. The neighbouring site at the southeast corner of West 33rd Avenue and MacKenzie Street was rezoned in to CD-1 in 1988, and contains a two-storey multiple dwelling containing eight strata title units. Originally, the eight blocks bounded by West 33rd Avenue, Trafalgar Street, West 37th Avenue and MacKenzie Street were subdivided into predominately 60 ft.-wide parcels, via subdivision Plan 2283, registered in 1909. The block immediately to the south of the subject block (bounded by West 34th Avenue, MacDonald Street, West 35th Avenue and MacKenzie Street), was subsequently replotted and subdivided into 33 ft wide parcels (Plan 3434, registered in 1916). However, when the current subdivision categories were established in 1988, Category D was assigned to the subject block, as well as blocks to the east, to reflect the predominant pattern of larger parcels.
An application to rezone Lot 2 (2876 West 33rd Avenue) from RS-5 to CD-1 was rejected by Council following a Public Hearing that concluded on October 5, 2004. The proposal, advanced as a Neighbourhood Housing Demonstration Project, was to develop a three-unit rowhouse with each dwelling on its own, conventional legal parcel.
NEIGHBOURHOOD NOTIFICATION
Thirty-six property owners in the immediate area were notified in writing of this application and asked to comment. Including the four subject properties, 10 responses were received, with the following results:
Support reclassification: 6
Oppose reclassification: 4
Did not respond: 26 Total: 36
Some of the concerns expressed by those opposed include the density, traffic and parking impacts of four additional houses. There was also a concern that views and neighbourhood character would be detrimentally impacted. One resident also expressed concern that applications such as this would be given consideration during the current Visioning Program in Arbutus Ridge/Kerrisdale/Shaughnessy (ARKS). One owner in support of the application felt the proposal would increase affordability and was preferable to increased suburban sprawl. Several owners who indicated opposition (or support) did not offer comments.
ANALYSIS
The owners of four 60 ft. properties in the subject block (Lots 2, 3, 4 and 5) have submitted this application for reclassification to Category A, which prescribes a minimum parcel width of 30 ft. and a minimum parcel area of 3,000 sq. ft. The blocks immediately to the north, west and south of the subject block are classified as Category A. The block directly to the east is classified as Category D, with the exception of one parcel at the northeast corner of West 34th Avenue and MacDonald Street, which was reclassified to Category B (minimum width 40 ft. and area of 3,600 sq. ft.) in 1994 to permit subdivision of a large corner parcel. The 1994 application was opposed by 5 residents, supported by 4, and one respondent was undecided.
If the reclassification is approved, the owners of the four parcels would each have the potential to subdivide into two smaller parcels which would meet Category A standards. Should all parcels be subdivided to their maximum potential, a total of four additional parcels in the subject block could be achieved. The remaining 60 ft. parcel and the two 45 ft. parcels at the east end of the block would remain in Category D, would not have any further subdivision potential, and would likely remain unchanged. Appendix B illustrates the future subdivision potential of the four subject properties. The approval of this reclassification request would not necessitate subdivision of all four parcels, as each owner could proceed independently of the others.
The Community Visioning process for ARKS is underway, with neighbourhood surveys to be distributed in the spring of 2005. Until survey results are available, Visioning staff have no basis upon which to offer any comment as to community direction.
The reclassification process was established to allow property owners the opportunity to pursue a change in the classification of their properties. In this circumstance, the majority of the property owners in the notification area did not respond to the notification, and of the four residents who did object, three live on 33 ft.-wide parcels across the street that are similar in size to those proposed.
On the basis of the established pattern of subdivision in surrounding Category A areas to the west, north and south, and given that there was not significant opposition to this application, there is sufficient rationale for changing the category of the subject parcels to a category with lesser parcel width and area. For these reasons, the Subdivision Approving Officer recommends approval of the reclassification application.
ATTACHMENTS THAT DO NOT HAVE ELECTRONIC COPY ARE AVAILABLE ON FILE IN THE CITY CLERK'S OFFICE* * * * *