Vancouver City Council |
ADMINISTRATIVE REPORT
Date: March 11, 2005
Author/Local: S Hearn/6476
RTS No.04990
CC File No. 2606
Meeting Date: March 29, 2005
TO:
Vancouver City Council
FROM:
Director of Current Planning
SUBJECT:
Form of Development: 4015 Kamloops Street
RECOMMENDATION
THAT the form of development for this portion of the CD-1 zoned site known as Kamloops Street and East 24th Avenue (4015 Kamloops Street being the application address) be approved generally as illustrated in the Development Application Number DE409007, prepared by ML Design & Services and stamped "Received, Community Services Group, Development Services February 17, 2005", 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 February 11, 1988, City Council approved a rezoning of this site from RS-1 to CD-1 Comprehensive Development District. Council also approved in principle the form of development for these lands. CD-1 By-law No. 6312 was enacted on March 22, 1988. Companion Guidelines (Nanaimo Station Area CD-1 Guidelines (By-law No. 6312) (Kamloops Street and East 24th Avenue Site) were also adopted by Council on the same day.
On May 12, 1988, at a Public Hearing, Council approved an amendment to make the maximum allowed unit density per hectare consistent with the stated maximum per acre. This amendment (By-law No. 6360) was enacted June 21, 1988.
A further amendment (By-law No. 7515) to limit enclosure of balconies to no more than 50% of the total balcony area excluded from floor area, was enacted on January 11, 1996, following a Public Hearing on September 12, 1995.
A final amendment (By-law No. 8169) to provide floor space exclusion for construction incentives to control building envelope leaks was enacted on March 14, 2000, following a Public Hearing on February 24, 2000.
The site is located on the west side of Kamloops Street south of East 24th Avenue and approximately 125 feet north of the light rail transit (LRT) line. 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 DE409007. 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 one-family dwelling with a detached two-car garage. While the intent of the rezoning was to encourage site consolidation and re-development 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 1988 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 1988 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 DE409007, 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.
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