POLICY REPORT
DEVELOPMENT AND BUILDING
Date: December 28, 1995
Dept. File No. 95019 TWP
TO: Vancouver City Council
FROM: Director of Land Use and Development
SUBJECT: CD-1 Rezoning - 5625 Senlac Street
RECOMMENDATION
A. THAT the application by Neale Staniszkis Doll Adams
Architects, to rezone 5625 Senlac Street (Lots 7-10, 17-20;
Blocks 44, 45; D.L. 37 Group 1; Plan 2426) from RS-1 to CD-1,
to permit four-storey multiple dwellings at a maximum density
of 1.3 Floor Space Ratio, be referred to a Public Hearing,
together with:
i) plans received November 8, 1995;
ii) draft CD-1 By-law provisions, generally as contained in
Appendix A; and
iii) the recommendation of the Director of Land Use and
Development to approve, 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.
B. THAT, subject to approval of the rezoning at a Public Hearing,
the Subdivision By-law be amended as set out in Appendix D;
and
FURTHER THAT the Director of Legal Services be instructed to
bring forward the amendment to the Subdivision By-law at the
time of enactment of the Zoning By-law.
GENERAL MANAGER'S COMMENTS
The General Manager of Community Services RECOMMENDS approval of A
and B.
COUNCIL POLICY
There is no Council policy directly relevant to this application.
PURPOSE AND SUMMARY
This report assesses an application to rezone eight RS-1 zoned parcels
(presently developed as a surface parking lot) to CD-1, to develop two
4-storey multiple dwellings fronting Senlac and Wessex Streets,
containing a total of 25 stacked 2-storey townhouse units and a 3-unit
3-storey townhouse structure in an interior courtyard. The south end of
the courtyard would be open toward the rear of six one-family dwellings
on RS-1 zoned lots fronting School Avenue. This site is immediately
south of the Kingsway C-2 Commercial District. A maximum density of
1.30 FSR and a height of 15.5 m (51 ft.) are proposed. Lower units
would have street entries with front setbacks averaging 4.9 m (16 ft.)
and rear access to the secured courtyard. Upper storey units would have
their principal access from the courtyard. Staff support the
application and accompanying scheme which provides additional dwelling
units in a desirable form of multi-family housing.
DISCUSSION
Use Multiple dwellings are considered the most appropriate use of this
site. Additional commercial zoning is not desirable because there is
abundant capacity for commercial expansion within the existing C-2
Commercial District along Kingsway. The adjoining and adjacent C-2
zoned sites present a context better suited to multiple dwelling
development forms than to one-family dwellings.
Density The proposed density is 1.30 FSR. After dedication of a lane
between the site and the northerly adjacent commercial district, the
effective density is approximately 1.50 FSR. This density is considered
moderate in relation to the density permitted in C-2. However, to
accommodate this density immediately adjoining RS-1 sites to the south
requires careful attention to transitional scale and elements of the
design adjoining the RS-1 sites.
Form Several aspects of the design of this proposed development have
been the subject of intense discussion. The initially proposed four-
storey form only 3 m (10 ft.) from the RS-1 rear yards was considered
clearly out of scale with the context. The initial scheme also proposed
a raised courtyard and wall rising 3 m above the adjoining RS-1 rear
yards. The townhouse structure in the courtyard was also of a scale
which unacceptably reduced privacy and light into street fronting units
at the north end of the court yard. Staff had security concerns as
well, regarding access to both north and south ends of the courtyard.
In response to staff concerns, revised plans show stepping of the south
end of the buildings and court yard to levels complementary to the scale
of RS-1 development to the south. The 3-storey townhouse structure in
the courtyard has been lowered by 0.6 m (2 ft.), narrowed by 1.2 m (4
ft.), had side windows removed and the roof hipped to improve light and
privacy to northerly street fronting units. However, to preserve
sunlight and openness for potential future dwelling units to the north
in the C-2 District and maintain a comparable scale, the height of this
3-storey courtyard structure should be further reduced, as stated in
Appendix B - Proposed Conditions of Approval.
A former post office structure occupies a portion of the land required
for lane dedication and would be immediately abutting the north side of
this development (Note Plans: Appendix C). The applicant now indicates
that this portion of the old post office structure will be removed from
the lane dedication, and this demolition is recommended as a condition
to be met prior to rezoning enactment.
CONCLUSION
Planning staff conclude that the amended rezoning application would
provide a desirable type of multiple dwelling in a form which fits the
context of a transition from C-2 Commercial to an RS-1 One Family
Dwelling District. Planning staff recommend approval.
* * * APPENDIX A
DRAFT CD-1 BY-LAW PROVISIONS
5625 Senlac Street
Use
- Multiple dwellings containing a maximum of 28 dwelling
units.
Density
- Maximum floor space ratio of 1.30, based on calculation
provisions of the RM-4 District Schedule.
Height
- A maximum of 14.8 m (48.5 ft.) for the 3-storey
courtyard structure (reduced to reflect condition
b(ii), Appendix B),
- A maximum of 13.9 m (45.5 ft.) for street-fronting
multiple dwellings, and
- A maximum of 10.7 m (35 ft.) for roofs within 12 m
(39.3 ft.) of the south property line.
Setback
- A minimum setback varying from 4.5 m (15 ft.) to 5.2 m
(17 ft.) from the front property line on Wessex and
Senlac Streets, and
- A minimum setback of 3.0 m (9.8 ft.) from the south
property line.
Parking
- Per Parking By-law for RM-4/4N District. The small car
ratio is not to exceed 25%.
Acoustics
- Per RM-4N District Schedule.
APPENDIX B
Page 1 of 3
PROPOSED CONDITIONS OF APPROVAL
5625 Senlac Street
(a) That the proposed form of development be approved by Council in
principle, generally as prepared by Neale Staniszkis Doll Adams,
Architects, and stamped "Received City Planning Department,
November 8, 1995, provided that the Director of Planning may
allow minor alterations to this form of development when
approving the detailed scheme of development as outlined in (b)
below.
(b) That, prior to approval by Council of the form of development,
the applicant shall obtain approval of a development application
by the Director of Planning, who shall have particular regard to
the following:
(i) deletion from the plans of proposed temporary landscaping
on the land to be dedicated as lane;
(ii) design development to reduce the overall height of the 3-
storey courtyard structure by 0.7 m (2.30 ft.);
(iii) design development to the north (proposed lane) elevation
wall to reduce it's impact by reducing the solid wall
height and adding a transparent guard at the second
floor;
(iv) design development to the north elevation for greater
visual surveillance into the parking areas;
(v) indication of a security grille at the parking entry on
the floor plan;
(vi) confirmation of material for the north elevation. Split-
face concrete block with some coursing pattern would
achieve this;
(vii) design development to provide security measures for the
second floor courtyard and the elevator lobby entry at
the northeast corner at the lane;
(viii) provision of wall and rooftop screening for the refuse
and recycling areas;
APPENDIX B
Page 2 of 3
(ix) provision of a landscape plan;
(x) provision of east and west elevations for the 3-storey
courtyard structure;
(xi) provision of a large scale cross section indicating the
relationship between the 3-storey courtyard structure and
the adjacent units;
(xii) design development to parking area finishes and lighting
in accordance with Sections 4.8.3 and 4.12 of the Parking
By-law and including a "white painted finish" including
the underside of the suspended concrete slab;
(xiii) additional individual suite entry lighting must be
provided;
(xiv) provision of recycling and garbage facilities;
(xv) ramp grades are not to exceed 10% in the first 20 ft.
from the lane, and manoeuvring aisle grade in the upper
level of the parking area cannot exceed 6%;
(xvi) re-design of the manoeuvring aisle into stalls 9 and 10
in the lower level of parking; and
(xvii) parking ramp entry from the lane to be 20 ft. wide.
(c) That, prior to enactment of the CD-1 By-law, the registered
owner shall:
(i) consolidate Lots 7-10, 17-20; Block 44, 45; D.L. 37; Plan
2426;
(ii) dedicate the north 20 ft. of the site for lane, and
adequate arrangements must be made for opening and paving
the lane at the applicant's cost. The lane will extend
from Senlac to Wessex Streets, therefore access to the
site will be from the new east/west lane; and
(iii) obtain a demolition permit and execute demolition of the
portion of the existing building that encroaches upon the
land to be dedicated for lane;
APPENDIX B
Page 3 of 3
(iv) make arrangements for all electrical and telephone
services to be undergrounded within and adjacent the site
from the closest existing suitable service point;
(v) execute a legal agreement satisfactory to the Director of
Legal Services providing that owners will not
discriminate against families with children in the sale
of their property; and
(vi) make arrangements to the satisfaction of the General
Manager of Engineering Services for the provision of
boulevard trees on Wessex Street.
APPENDIX E
APPLICANT, PROPERTY, AND DEVELOPMENT PROPOSAL INFORMATION
APPLICANT AND PROPERTY INFORMATION
Street Address 5625 Senlac Street
Legal Description L 7-10, 17-20; Blocks 44, 45; D.L. 37; Plan 2426
Applicant Neale Staniszkis Doll Adams Architects
Architect same as above
Property Owner KINIP Construction (Alan Ip); Awon Investment Ltd.; 416465 B.C. Ltd.
Developer KINIP Construction
SITE STATISTICS
GROSS DEDICATIONS NET
SITE AREA .29 ha (.72 ac) .03 ha (.09 ac) .26 ha (.64 ac)
FRONTAGE 48.9 m (160 ft.) (on Senlac and on Wessex)
DEPTH 60.3 m (197.7 ft.) (from Senlac to Wessex)
DEVELOPMENT STATISTICS
RECOMMENDED
DEVELOPMENT PERMITTED DEVELOPMENT (if
UNDER EXISTING ZONING PROPOSED DEVELOPMENT different than
proposed)
ZONING RS-1 CD-1 CD-1
USES One Family Multiple Dwelling -
DWELLING UNITS 8 28 -
MAX. FLOOR SPACE RATIO 0.60 1.30 -
MAXIMUM HEIGHT 9.2 m (30 ft.) 15.5 m (51 ft.) 14.8 m (48.5 ft.)
MAX. NO. OF STOREYS 2-1/2 4 -
PARKING SPACES 8 - 16 39 -
FRONT YARD SETBACK 6 m (19.8 ft.) Average 4.9 m (16 ft.) -
SIDE YARD SETBACK 1.2 m (4 ft.) 3 m (10 ft.) -
REAR YARD SETBACK 13.6 m (44.5 ft.) Interior Court -
22.9 m (75 ft.)
APPENDIX D
Page 1 of 2
ADDITIONAL INFORMATION
Proposed Development The site frontages on Senlac Street and on Wessex
Street would each be developed with a four storey multiple dwelling
containing stacked two-storey townhouses. Although lower units have
entries from the street, both upper and lower stacked townhouses open
onto a secured interior courtyard. Access to upper units is via the
courtyard from the north end from parking below, or from the street at
both ends. The south end of the courtyard steps down to grade 5 m (16.6
ft.) north of the RS-1 property line, allowing access to both streets
via a landscaped strip of 3 to 5 m. A 3-storey 3-unit structure is
centred in the north end of the courtyard 24.4 m (80 ft.) from the RS-1
property line. There is a 4-5.3 m (13-17.3 ft.) separation between this
structure and the 4-storey buildings.
To provide a transition in scale and minimize intrusion, the two
street-fronting structures would both step down from 4 to 2.5 storeys as
they approach the adjoining RS-1 District to the south. This scheme
provides average 4.9 m (16 ft.) front yards.
Public Input A notification letter was sent to nearby property owners
on June 21, 1995 and rezoning information signs were posted on the site
on June 28, 1995. Two phone calls were received from residents and none
came to City Hall to view plans. Concerns focused on the adequacy of
parking, given commercial parking congestion in the area. No letters
expressing opposition were received from nearby residents.
Comments of the City Engineer The City Engineer has no objection to
the proposed rezoning, provided that the applicant complies with
conditions as shown in Appendix B.
Urban Design Panel Comment The Urban Design Panel reviewed the proposal
on June 7, 1995 and supports the proposed use, density and form of
development.
ENVIRONMENTAL IMPLICATIONS
Nearby access to transit and commercial services may reduce dependence
on use of automobiles.
APPENDIX D
Page 2 of 2
SOCIAL IMPLICATIONS
The stacked townhouse form of development offers accommodation suited
for families. Otherwise, there are no major positive or negative social
implications to this proposal. There are no implications with respect
to the Vancouver Children's Policy or Statement of Children's
Entitlements.
CONSEQUENTIAL AMENDMENT
If the proposed rezoning is approved at Public Hearing, an amendment to
the Subdivision By-law is needed at the time of enactment to delete the
category "A" standards established in 1988 for these parcels.
COMMENTS OF THE APPLICANT
The applicant has been provided with a copy of this report and has
provided the following comments:
"We have reviewed your draft report to Council and discussed it
with our client. We were instructed by him to agree with the
conditions of rezoning, specifically with the condition
(c)(iii)."