Vancouver City Council |
ADMINISTRATIVE REPORT
Date: February 14, 2005
Author/Local: GLougheed/7721
RTS No. 04567
CC File No. 113
Meeting: March 3, 2005
TO:
Standing Committee on Planning and Environment
FROM:
Subdivision Approving Officer
SUBJECT:
Proposed Amendment to Subdivision By-law No. 5208 - 871 and 891 S.E. Marine Drive
RECOMMENDATION
A. THAT Council approve the application to reclassify the properties at 871 and 891 S.E. Marine Drive from Category B to Category A of Table 1, Schedule A, of Subdivision By-law No. 5208;
FURTHER THAT the Director of Legal Services be authorized to prepare the necessary by-law amending the Subdivision By-law implementing the required changes.
In addition, the following is submitted for Council's CONSIDERATION
B. THAT Council reclassify the properties from 805 to 851 and 911 to 989 S.E. Marine Drive, inclusive, from Category B to Category A of Table 1, Schedule A, of Subdivision By-law No. 5208;
FURTHER THAT the Director of Legal Services be authorized to prepare the necessary by-law amending the Subdivision By-law implementing the required changes.
GENERAL MANAGER'S COMMENTS
The General Manager of Community Services RECOMMENDS approval of A and in addition submits B for CONSIDERATION.
COUNCIL POLICY
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-1 District, the report provided for possible future changes in the categories in cases where property owners seek to reclassify their parcel category either up or down, to facilitate or prevent subdivision.
PURPOSE
This report addresses a proposal to reclassify the properties at 871 and 891 S.E. Marine Drive from Category B to Category A for the purpose of future subdivision in accordance with the minimum parcel size requirements of Table 1, Schedule A, of the Subdivision By-law.
BACKGROUND 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 two parcels which are the subject of this reclassification request are classified as Category B, which prescribes a minimum width of 40 ft. and a minimum area of 3,600 sq. ft. for each parcel created by subdivision. There is, therefore, no opportunity for the subject parcels to be collectively subdivided at present to create three parcels, as the resultant parcels would not meet the Category B minimum width or area requirements. In some circumstances, the Subdivision By-law affords the Approving Officer the discretion to relax the minimum requirements for subdivision, but this discretion is not applicable to these parcels.
The original subdivision pattern for the 800-900 Blocks of S.E. Marine Drive was established through the deposit of Plan 3089 in 1910, which created a uniform parcel pattern from Prince Albert Street to Windsor Street of 32.6 ft.-wide parcels. The pattern was modified to its present configuration (Appendix A) through registration of Plan 9251 in 1955.
SUBJECT SITE
This application for reclassification has been submitted by the owners of Lots C and D (871 and 891 S.E. Marine Drive), supported by several of the surrounding property owners. If the reclassification to Category A (minimum width of 30 ft. and minimum area of 3,000 sq. ft.) is approved, it is the owner's intention to apply to subdivide Lots C and D into two new parcels. The dwelling on Lot C, which is in very poor condition, would be demolished, and the proposed easterly parcel (approximately 32 ft. wide) would be developed with a new single-family dwelling. The proposed westerly parcel could then be further subdivided on its own in future. If Consideration B is approved, the proposed westerly parcel could alternatively subdivide in combination with the neighbouring parcel at 851 S.E. Marine Drive (Lot E) to create four new parcels.
NOTIFICATION RESULTS
Twenty-seven property owners in the immediate area were notified in writing of this reclassification request. Eight property owners responded in favour of the proposal, and one owner responded in opposition. The property owner in opposition to the proposal did not state any reasons for his opposition.
ANALYSIS
Subdivision categories were assigned on a block-by-block basis, to reflect the typical subdivision pattern in the block, and to ensure that subsequent subdivisions would be consistent in width and area with surrounding parcels. In blocks such as this, where the parcels vary substantially with respect to width and area, a category was assigned based on the average of the widths and areas of all thirteen parcels. In this case, the average width of the thirteen parcels in this block is 39.97 ft., and on that basis, the minimum required width of 40 ft. was selected for the block. However, should this reclassification be approved, Lots C and D could be considered for subdivision into three parcels which would be marginally wider but still generally consistent with the historic and predominant pattern of subdivision in this block and the near vicinity.
Given the support for this application from the owners of the adjacent 51.9 ft.-wide parcels (Lots A, B and E), Council is asked to consider reclassifying all of the other parcels in the 800-900 blocks of S.E. Marine Drive to Category A at this time. This would not offer any additional subdivision potential for the existing smaller lots on the east and west ends of this block frontage as they are already near the Category A minimum width. However, all owners of the five wider parcels in the middle frontage may then initiate further subdivisions. If managed effectively, these five parcels may, over time, be subdivided to create eight parcels, essentially recreating the original subdivision pattern for this block.
CONCLUSION
Based on the foregoing, staff recommend approval of this application. Reclassification of other lots in this block frontage is also presented for consideration.
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