P1
POLICY REPORT
DEVELOPMENT AND BUILDING
Date: July 10, 1995
Dept. File No: PEM
RZ.3150Rosemont Dr.
TO: Vancouver City Council
FROM: Associate Director of Planning - Land Use & Development
SUBJECT: Proposed CD-1 Text Amendment - 3132-3150 Rosemont Drive
RECOMMENDATION
THAT the application by Bernard Perreten Architects to amend
subsection 3.5 (Yards) of CD-1 By-law No. 4580 be referred to a
Public Hearing, together with:
i) plans received May 11, 1995;
ii) draft CD-1 By-law provisions, generally as contained in
Appendix A; and
iii) the recommendation of the Associate Director of Planning -
Land Use and Development to approve the application, subject
to conditions contained in Appendix B.
FURTHER THAT the Director of Legal Services be instructed to
prepare the necessary CD-1 By-law for consideration at Public
Hearing.
GENERAL MANAGER'S COMMENTS
The General Manager of Community Services RECOMMENDS approval of
the foregoing.
COUNCIL POLICY
Relevant Council policies for the site include:
- CD-1 By-law No. 4580 (# 72) enacted on October 5, 1971 and
subsequently amended on November 28, 1989 (Note: This by-law
applies to three land parcels but the regulations in section 3
apply only to Lot 44, which is the subject site in this
application); and
- the Special Needs Residential Facility Guidelines (amended in
February, 1992) which are intended to ensure that a special needs
residential facility is compatible with the surrounding
neighbourhood.
PURPOSE
This report assesses an application to amend the CD-1 By-law for the
site at 3132-3150 Rosemont Drive in Champlain Heights to allow some
development to encroach 1.5 m (5 ft.) within the 6.1 m (20 ft.) front
yard setback required by subsection 3.5 of the By-law (the site is shown
on map below as parcel "44").
DISCUSSION
In 1989, the CD-1 By-law for this site was amended to allow additions
and renovations of The Kopernik Lodge, a seniors care facility at 3150
Rosemont Drive, enabling it to meet Provincial licensing standards for
Intermediate Care facilities. This expansion was not undertaken as
proposed. Instead, alterations and an addition of 276.2 m› (2,973 sq.
ft.) were made in 1991, representing about 25 percent of the expansion
earlier proposed. These renovations enabled the facility to meet new
B.C. Ministry of Health Multilevel Care Design Guidelines which
increased the required floorspace per bed or resident. As a result, the
number of beds was reduced, from 110 to 85. Further minor alterations
were carried out in 1993.
It is now proposed to replace the 17 Intermediate Care beds at the
eastern end of the care facility with 18 Special Care beds (see plans in
Appendix E and statistics in Appendix F). For this purpose, the
building would be expanded at the north east and south east corners.
The floor area would be increased by 459.7 m› (4,948.7 sq.ft.), or 11.5
percent, from 3 523.9 m› (37,932.3 sq. ft.) to 3 983.6 m› (42,881 sq.
ft.). This would increase the floor space ratio (FSR) from 0.64 to
0.69, which is less than the maximum of 0.73 which was approved in 1989.
The proposed addition would also alter the approved form of development,
but not in a significant manner. Further development in future would
likely be limited to the addition of a second storey at the western end
of the building, but not the bridging element between the two buildings
approved in 1989. The site coverage would be unaffected although the
location of open space would be slightly altered.
The proposed addition would encroach into the required 6.1 m (20 ft.)
front yard setback. Although this is not a significant change, it does
require a text amendment to the CD-1 By-law. Proposed development would
extend up to 1.5 m (5 ft.) into the required front yard setback for a
distance of 24.4 m (80 ft.) at the easternmost end of the building.
Staff believe that this will have negligible effect. The site has a
very long landscaped frontage of 173 m (569 ft.) facing a park across
the street, Captain Cook Park, a linear park with a depth of
approximately 40 m (130 ft.). The green open space character of the
area will therefore not be noticeably affected by the reduced front yard
setback along this portion of the site.
CONCLUSION
Planning staff support the CD-1 By-law amendment proposed in this
application and therefore recommend that the application be referred to
a Public Hearing with a recommendation from the Associate Director -
Land Use and Development to approve it, subject to draft CD-1 by-law
amending provisions shown in Appendix A and proposed conditions of
approval listed in Appendix B.
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