CITY OF VANCOUVER
SPECIAL COUNCIL MEETING MINUTES
MARCH 25, 1997/APRIL 8, 1997/APRIL 28, 1997
A Special Meeting of the Council of the City of Vancouver was held
on Tuesday, March 25, 1997, at 7:30 p.m., in the Council Chamber, Third
Floor, City Hall, for the purpose of holding a Public Hearing to
consider proposed amendments to the Zoning and Development By-law.
Subsequently, a second meeting was held on Tuesday, April 8, 1997,
at 7:30 p.m., to continue with Item No. 1, Rezoning: 3062-3188 West 41st
Avenue, and to consider Item No. 3, Text Amendment and Area Rezoning:
RT-4/4N and RT-5/5N Districts - One- and Two-
Family Dwellings.
A third meeting was held on Monday, April 28, 1997, at 7:30 p.m.,
to complete Item No. 1. These minutes represent a consolidated version
of the three meetings.
March 25, 1997
PRESENT: Mayor Philip Owen
Councillor Alan Herbert
Councillor Lynne Kennedy
Councillor Daniel Lee
Councillor Don Lee
Councillor Gordon Price
Councillor George Puil
Councillor Sam Sullivan
ABSENT: Councillor Don Bellamy (Leave of Absence)
Councillor Nancy A. Chiavario (Leave of Absence)
Councillor Jennifer Clarke (Leave of Absence)
April 8, 1997
PRESENT: Mayor Philip Owen
Councillor Don Bellamy (Item 3 only)
Councillor Nancy A. Chiavario (Item 3 only)
Councillor Alan Herbert
Councillor Lynne Kennedy
Councillor Daniel Lee
Councillor Don Lee
Councillor Gordon Price
Councillor George Puil
Councillor Sam Sullivan
ABSENT: Councillor Jennifer Clarke
April 28, 1997
PRESENT: Mayor Philip Owen
Councillor Alan Herbert
Councillor Lynne Kennedy
Councillor Daniel Lee
Councillor Don Lee
Councillor Gordon Price
Councillor George Puil
Councillor Sam Sullivan
ABSENT: Councillor Don Bellamy
Councillor Nancy A. Chiavario
Councillor Jennifer Clarke
CLERK TO THE
COUNCIL: Tarja Tuominen
COMMITTEE OF THE WHOLE
MOVED by Cllr. Don Lee ,
SECONDED by Cllr. Price,
THAT this Council resolve itself into Committee of the Whole, Mayor
Owen in the Chair, to consider proposed amendments to the Zoning and
Development By-law.
- CARRIED UNANIMOUSLY
Vary Order of the Agenda
The Mayor advised Items No. 2 and 4 had no speakers registered for
either application, and therefore Council would consider them first on
the agenda.
2. CD-1 Text Amendment and Rezoning:
2940-2970 East 22nd Avenue (Three Links Care Facility)
An application by Buttjes and Gordon Architects, was considered as
follows:
Summary: The proposed text amendment and rezoning from C-1
Commercial District to CD-1 Comprehensive Development District
would permit the expansion of an existing care facility to provide
multi-level care to an additional 26 residential rooms, and to
include space at grade for retail, health care office, service and
adult day care uses. An additional 18 parking spaces are proposed.
A small addition is also proposed at the entrance to the existing
building to increase dining and lounge areas. Maximum density
would be 1.50 FSR.
The Director of Land Use and Development recommended approval of
the application, subject to the following conditions as proposed for
adoption by resolution of Council:
(a) THAT the proposed form of development be approved by Council in
principle, generally as prepared by Buttjes and Gordon Architects,
and stamped "Received City Planning Department, September 17,
1996", 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) design development to improve the relationship of the massing
and treatment of the north entrance addition to the existing
building;
(ii) design development to improve the relationship of the new
addition to the existing building through the treatment of
materials and massing;
(iii) design development to bring the storefront glazing to the
property line;
(iv) design development to provide details for the adult day care
facility, such as the location of washrooms, kitchen, etc.;
(v) design development through submission of a comprehensive
landscape plan for the entire facility, to address the
following:
- softening the existing parking access off East 22nd
Avenue, through landscaping and surface treatment;
- provide street furniture in the setback of the existing
building, where feasible;
- improve the transition between the surface parking on the
lane and building through landscape treatments while
ensuring open sightlines; and
- relocation (with a tree spade) of trees on the site of
the proposed lounge/dining addition to a new permanent
location adjacent to the addition; (Note: Photographs
reveal these trees [three Blue Spruce and one Cherry,
approximately 6.0-7.6 m (20-25 ft.) high] to be in
excellent condition.)
(vi) design development to reduce opportunities for theft in the
underground parking area.
(Note to Applicant: The open exit stair at the rear will
create an opportunity for easy access to the underground as
well as creating an opportunity for mischief. These stairs
should be relocated with a flush door on the outside of the
building. Design of the underground parking in accordance
with section 4.12 of the Parking By-law and painting the
walls, ceilings and utility pipes white.)
(c) THAT, prior to enactment of the CD-1 By-law, the registered owner
shall, at no cost to the City:
(i) consolidate Lots 1, 5 and 6, Section 48 NW¨, Plans 18185 and
7436; and
(ii) make arrangements for all new electrical and telephone
services to be undergrounded within and adjacent the site from
the closest existing suitable service point.
Lynda Challis, Planner, advised staff support the application. The
location is well served by transit and will increase the number of
multi-level care beds available in the neighbourhood. The proposal also
includes an increase in density to 1.25 and an increase in height. A
small addition is proposed to increase dining and lounge areas. A
comprehensive landscape plan is recommended as a condition of approval.
Applicant Opening Comments
The applicant offered no comments on this application.
Summary of Correspondence
There was no correspondence received on this application.
Speakers
Mayor Owen called for speakers for and against the application, and
none were present.
MOVED by Cllr. Puil,
THAT the application be approved, subject to the conditions as set
out in this minute of the Public Hearing.
- CARRIED UNANIMOUSLY
4. CD-1 Text Amendment: 572 Beatty Street
International Village (CD-1 By-law No. 6747)
An application by the Director of Land Use and Development was
considered as follows:
Summary: The proposed amendment would:
delete the maximum permitted tower width;
delete the minimum street edge height requirements;
increase the permitted tower height in Sub-Area 4; and
correct wording pertaining to residential parking
requirements.
The Director of Central Area Planning recommended approval of the
application.
Staff Opening Comments
Mike Kemble, Planner, advised the purpose of the proposed
application is two-fold: to clear up inconsistencies between the
previously adopted International Village CD-1 By-law and the
International Village CD-1 Guidelines; and to revise parking standards.
The proposed amendment will delete the maximum permitted tower width and
increase tower height. The increase in height will not impact on public
views or shadowing. The revised parking standards will correctly
reflect the wording for parking requirements as approved at a Public
hearing on December 14, 1995.
Summary of Correspondence
There was no correspondence received on this application.
Speakers
Mayor Owen called for speakers for and against the application, and
none were present.
MOVED by Cllr. Puil,
THAT the application be approved.
- CARRIED UNANIMOUSLY
1. Rezoning: 3062-3188 West 41st Avenue
An application by Neale Staniszkis Doll Adams, Architects, was
considered as follows:
Summary: The proposed rezoning from RT-2 Two-Family dwelling
District to CD-1 Comprehensive Development District would permit
the development of two 3-1/2 storey multiple dwellings with 58
units for households in which at least one resident would be 55
years of age or older. Twenty-one of these units would have direct
grade-level access. Maximum density would be 1.25 FSR.
The Director of Land Use and Development recommended approval of
the application, subject to the following conditions as proposed for
adoption by resolution of Council:
(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,
August 15, 1996", 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 design developments:
(i) to reduce the scale of the south face of the buildings to
minimize overlook and improve the scale relationship with
single-family homes across the lane. The design should be
refined to read more substantially as a three storey building
from the south.
This could be accomplished by bringing the eave line down to
the third floor along more of the facade, by reducing the
extent of development on the fourth floor, and by pulling the
face of units on the top floor further into the mass of the
building. It should be noted that the most conspicuous scale
discrepancy occurs at the western ends of the buildings as the
grade drops along the lane. In particular, the west end of
the eastern building presents the most extreme circumstance.
Consideration should be given to breaking the floor plates at
these points, to enable the building to more closely follow
the existing topography;
(ii) to reduce the perceived length of the development along West
41st Avenue by breaking the buildings into more distinct
masses, and by providing more substantial differences in the
architectural expression of the four main masses of building;
(iii) to prevent parking on the proposed laneside walkway by
providing a raised, structured planting area between the
lane and the walk, as well as considering the provision
of lighting along the walk;
(iv) to reduce opportunities for theft in the underground parking
areas;
(NOTE: Open exit stairs provide easy access to underground
parking areas when they are visually accessible to
non-residents. These exit stairs should be relocated within
the building envelope, with only the door exposed, or open
exit stairs can be located in the semi-private open space
where they can be watched by residents. The underground
parking appears ungated at the parking entrance which will
become an opportunity for theft. This should be gated at the
street with consideration to providing electronic
communication to residents. The separate gating of townhouse
parking has shown to improve security from theft in the
underground and is considered positive.)
(v) to reduce fear in underground parking in accordance with
Section 4.12 of the Parking By-law and give consideration to
painting the parking garage white; (NOTE: The openness and design of the elevator lobbies in the
underground is considered very positive.)
(vi) in concurrence with the Arborist report and the Landscape
proposal, six existing trees are to be relocated;
(NOTE: Particular attention should be placed on the successful
relocation of the 20 inch caliper Redwood, as noted in the
Arborist report as "A beautiful specimen in superb condition.
This specimen is worth serious efforts to retain or
relocate".)
(vii) provide low planting in front of the proposed fence along
West 41st Avenue; and
(viii) to improve defensibility and reduce opportunities for
break and enter and nuisance on residential entrances and
yards on the lane.
(NOTE: Ground level units both facing streets and semi-private
open space have shown to be most susceptible to break and
enter. Opportunities for break and enter can be reduced by
deleting areas of concealment outside of doors, windows and
patios and encouraging surveillance by other residents and
people passing by to these units. Semi-private open space
should be secured from access by non-residents while remaining
visually open. Opportunity can also be reduced by routing
exits from the underground directly outside rather than into
the residential lobby (in coordination with the Fire
Department); and
(ix) to endeavour to reduce the maximum height of buildings at the
westerly end of each structure to a maximum height of 11 m (36
ft.).
(c) THAT, prior to enactment of the CD-1 By-law, the registered owner
shall:
(i) consolidate Lots 1, 2, 3, East ´ of Lot 4, West ´ of Lot 4,
and Lot 5, Plan 1987, and Lot A of Lots 6 and 7, Plan 5869,
all of Blocks 1 to 3, DL 321;
(ii) make arrangements to the satisfaction of the General Manager
of Engineering Services for the following:
- the dedication of the north 17 ft. of lots 5 and W ´ of
lot 4 (plan 1987) and lot A (plan 5869), for road
purposes;
- the dedication of the south 10 ft. of lot 5 (plan 1987),
for lane purposes;
- the opening and paving of a portion of the lane south of
West 41st Avenue from Carnarvon Street to the west to
provide improved access to the site [approximately 76.2 m
(250 ft.)]. This requires the preparation and
registration of a lane drainage agreement;
- the provision of street trees on West 41st Avenue and on
Balaclava where possible;
- all electrical and telephone services to be underground
within, and adjacent the site from the closest, existing
suitable service point; and
(iii) execute an agreement to the satisfaction of the Director
of Legal Services and the Manager of the Housing Centre
restricting sales to a single person at least 55 years of
age and to no more than two people, at least one of whom
is at least 55 years of age, to be registered in priority
over all charges which may defeat or delay the agreement.
Staff Opening Comments
Tom Phipps, Planner, reviewed the application to develop a 58-unit
building on a 1.2 acre site on the south side of West 41st Avenue.
Carnarvon Street is located to the west, Crofton House to the west,
Kerrisdale Elementary School to the north, and residential to the south.
The residential lots to the south are deeper than average offering
separation from the proposed development. The area has been zoned RT-2
since 1956, and although townhouses are possible in the RT-2 zoning,
townhouse or duplex development is very unlikely in the area because of
high land costs. The development offers to accommodate a larger
number of residents than a townhouse development, but will have to fit
in the surrounding scale. The building will be well served by transit.
The proposal also serves existing regional policies to provide ground
oriented housing .
Views are not an issue. However, neighbours have raised several
concerns, including: lack of an area planning study; traffic impacts
and shortcutting; and overlooking into rear yards. Staff are
sympathetic to the concern for the need to have a planning study as the
development may set off other rezoning applications; however a policy is
in place to actively discourage other rezonings. A traffic impact
assessment has shown the development will cause very little peak hour
increases. Staff recommend a significant reduction in massing in the
rear and overall density to reduce the concern with overlooking into
rear yards.
Applicant Opening Comments
Linda Moore, applicant, advised she is the development consultant
for Balaclava Mews, 3062-3188 West 41st Avenue. The elderly area
residents approached her to discuss redeveloping their properties in the
3000-3100 Blocks of West 41st to build seniors housing. Her role has
been one of facilitating the public consultation process. Neighbours
have raised objections to the proposal because of traffic and parking
concerns.
Ms. Moore referred to a Record of Public Consultation dated August
14, 1996 (on file), which summarized the public consultation program for
Balaclava Mews from January to August 1996. The program included a
public open house in May, and an information meeting held in early
June. The revised scheme reflects a fair compromise to the concerns
raised as a result of the public consultation and the conditions of
approval will continue to refine the proposal. Some of the revisions
include: a reduction in density to 1.25; access to the underground
parking will be at Carnarvon Street; the roof will be pitched, the eaves
dropped and the development will be reminiscent of the larger
Craftsman-style of the area; ground oriented units will be offered. The
development will benefit and fill the needs of the community and not
detract from it.
In response to a question on the projected price of the units, Ms.
Moore advised the prices are targeted at $170,000 to $350,000.
Brian Wallace, N.D. Lea & Associates, advised preliminary estimates
showed the development should provide close to 1.2 parking spaces per
unit; the applicant will be providing 1.4 spaces and 10 visitors parking
spaces.
Summary of Correspondence
A review of the correspondence on this application indicated the
following:
covering letter enclosing 68 letters in support;
47 letters in support;
4 letters expressing concerns with the proposed rezoning;
22 letters opposing the rezoning application.
Speakers
Mayor Owen called for speakers for and against the application.
Council heard from 18 speakers on March 25, 1997, before adjourning to
reconvene on April 8, 1997. For the purposes of clarity, speakers'
comments are consolidated in the next section of the minute.
MOVED by Cllr Puil,
THAT the Public Hearing adjourn to be reconvened on Tuesday, April
8, 1997, at 7:30 p.m. in Council Chamber, to hear the remainder of
speakers.
- CARRIED UNANIMOUSLY
* * * * *
The Special Council adjourned at 10:00 p.m.
* * * * *
The Special Council reconvened on Tuesday, April 8, 1997, at 7:30
p.m., in the Council Chamber, Third Floor, Vancouver City Hall, to
continue to hold a Public Hearing to consider proposed amendments to the
Zoning and Development By-law with the same members present, and the
addition of Councillors Bellamy and Chiavario for Item 3 only.
Vary Order of Agenda
The Mayor advised 12 speakers were registered to speak on Item No.
3, and 26 speakers registered for Item No. 1. The Mayor also noted as
Item No. 1 had 26 registered speakers, it may not be concluded this
evening.
MOVED by Cllr. Kennedy,
THAT the agenda be varied to consider Item No. 3 prior to
continuing with Item No. 1.
- CARRIED UNANIMOUSLY
3. Text Amendment and Area Rezoning:
RT-4/4N and RT-5/5N Districts (One and Two Family Dwellings)
An application by the Director of Land Use and Development was
considered as follows:
Summary: The proposed text amendment to the RT-4/4N and RT-5/5N
Districts Schedules would make one and two-family dwellings
conditional approval uses in the following areas:
Grandview-Woodland RT-4 and RT-5/5N area;
Mont Pleasant RT-5 area;
Cedar Cottage West RT-5/5N area;
Cambie RT-5 area; and
Burrard RT-5 area.
The proposed text amendment would also create new RT-4A/AN and
RT-5A/AN Districts Schedules to keep these uses outright, and the
proposed area rezoning would apply to two areas as follows:
Joyce RT-4/4N area to RT-4A/AN; and
Cedar Cottage East RT-5/5N area to RT-5A/AN.
The Director of Community Planning recommended approval of the
application, subject to the following conditions as proposed for
adoption by resolution of Council:
THAT, if approved at Public Hearing, the by-law be accompanied at
the time of enactment by:
(i) the "RT-4/RT-4N, RT-5, RT-5N and RT-6 Guidelines" to be
amended by resolution of Council to reflect the Districts
Schedules changes.
Staff Opening Comments
Trish French, Planner, advised most of the areas affected by the
proposed amendments are located in the east side of the city, with some
small pockets located in the west side. The RT-4A/4AN and RT-5A/5AN
Districts are new labels for those areas which will have no changes -
to keep one- and two-family dwellings outright. In the proposed RT-4/4N
and RT-5/5N areas, an annual average of 13 developments go through the
development permit process as outright, and approximately seven in the
RT5/5N areas are conditional.
Staff have received some complaints from residents about dwellings
which are extra long, have minimal rear yard requirements, and are
unattractive architecturally. All renters, owner- occupiers and
absentee landlords were surveyed on making the one- and two-family
developments conditional and subject to existing design guidelines. The
response was between 26 to 30%, with occupier and absentee owners 56 to
73% in favour.
Other major changes proposed by the amendments will affect the
architectural character of the buildings, such as pitched roofs, wood
siding, and window treatment. The permit processing time and fees
will be increased. However, the amendments will address the main
concerns raised about the existing built form of the dwellings.
Summary of Correspondence
A review of the correspondence on this application indicated the
following:
- two (2) letters in support.
- one (1) petition containing 62 signatures in support.
one (1) letter expressing concern with having his building
permit application put on hold pending the Public Hearing.
one (1) letter enclosing a petition containing 25 names in
support of the application.
Speakers
Mayor Owen called for speakers for and against the application.
The following speakers supported the application:
Arno Schmidt
Simon Royle
Eric Teevens
Richard Green.
The foregoing supported the application based on one or more of the
following reasons:
The proposed text amendment will enhance the quality and
character of the housing stock in the Grandview-Woodlands
area, which is one of the older areas in Vancouver;
The amendment will encourage the retention of the older
housing stock, and thereby address an important ecological
issue - to encourage the recycling of buildings and building
materials, such as baseboards and moldings ;
The amendment will encourage preservation of the old style of
buildings and encourage residents to take pride in the
preservation of heritage.
Hazen Sise, a resident in the Grandview Woodlands area, generally
supported the application, but raised several concerns. Mr. Sise
pleaded for some mechanism in the proposed zoning amendment to allow for
more leeway on design issues and relaxations for atypical situations,
such as setbacks and rear yard restrictions . Mr. Sise cited problems
in trying to remodel his house and requested that his property be
exempted from the RT-4 zoning and given RT-4A zoning. Houses not
incorporating the stylistic elements of the neighbourhood are not
necessarily ugly. The area has a mix of houses from all eras; all are a
product of their time. Mr. Sise asked for greater latitude for
diversity and innovation.
Staff Closing Comments
Trish French advised a certain amount of flexibility is built into
the guidelines and any issues may be resolved within the development
permit review. The only other alternative is to go before the Board of
Variance.
MOVED by Cllr. Bellamy,
THAT the application be approved, subject to the condition as set
out in this minute of the Public Hearing.
- CARRIED UNANIMOUSLY
* * * * *
(Councillors Bellamy and Chiavario left the Public Hearing at the
conclusion of
Item No. 3 and were not present for the continuation of Item No. 1)
* * * * *
The following speakers spoke in favour of the application before
Council:
Dr. Josephine Mallek
Maurice Spanza (photographs filed)
Louise McGregor
Iona Douglas Bill Higgins
Alan Artibise
Barbara Hanson
Joan Johnston
Dexter Pettigrew
Mary Hardy
Ken Mayhew (brief filed)
Elizabeth Ballard Nightingale
Michael Flamer, on behalf of Rea Flamer
Ken Rowley.
The foregoing supported the application based on one or more of the
following reasons:
the Advisory Committee of Council on Seniors unanimously
approved the proposal and are anxious to see the project go
ahead; the development will provide suitable affordable
housing for seniors who have lived in the area for years but
now are living alone in their home and have become persons at
risk; currently, there is no accommodation for them to go to;
the development will address an important community need;
already an increase in density occurring in the area; houses
on West 42nd Avenue across from proposed development
(photographs refer) are developed with large double garages,
no grass or trees; where once had 4 houses, now have 7;
the proposed development will be well built and will include
wider doorways, easy access, good lighting;
wanted to stay in immediate neighbourhood, but unable to find
any other senior's housing in the area;
if senior's housing is not build in Kerrisdale, where will it
be built;
the West 41st Avenue Property Owners Group is committed to the
best for themselves, but are also concerned about the needs
and quality of life for their peers in the area;
need to provide a larger amount of housing for seniors in the
area;
the neighbourhood is self-contained; shops are easily reached
by walking or transit;
the project is a way to reduce traffic; the seniors are
creating their own solution and part of a long-term solution;
the project will be build on a main arterial, close to
transit, shops and services, a basic concept of City Plan;
the project is a responsible approach, providing medium
density housing with some ground oriented units;
a lot of long-time Kerrisdale residents hope the project will
be approved; they don't want to move to White Rock or
Richmond, and don't want to have to drive everywhere;
need to have some places with higher density to accommodate an
increasing number of seniors;
there are many Kerrisdale homeowners who could benefit from
such a development;
a single family home is expensive to maintain; looking for
senior's accommodation, and choices in accommodation which
offer safety for older people;
the proposed complex will have security and a caretaker;
transportation is nearby; as far as the traffic problem, the
traffic is there already; seniors don't clutter up the
highways and avoid driving in high density times;
the Kerrisdale/Dunbar community has one of the highest density
populations of seniors in the city, but has no affordable and
senior oriented retirement housing;
41st Avenue is not primarily a single family residential
avenue; within the 14 blocks between Dunbar and West
Boulevard, only four of the blocks, on either side of 41st
Avenue, are exclusively single family residences; in addition,
there are 4-storey apartments on 41st Avenue at Maple Street;
important to respect seniors' wishes to remain in the
community; it is society's tendency to push seniors out of the
way to suburbs;
continuity and predictability become very important to
seniors.
The following speakers opposed the application:
Allison Murray
Jim Stewart
Laurie Grant
Paul Yue
Jim Skelton
Bruce Arbo
Maxwell Anderson
Ruth Freeman
Marcia Chi
Jane Grant
Zayed Gamiet
Johanna Albrecht
Mrs. Clark Binkley
Kim Richards
Dara MacGowan
Lee Higinbotham
Ian Stewart
Bryan Kynoch
Agneta Wright
Jim Diggins
Harry Gray
Pat Fulton
Sammy Su
Jim Lehto (brief filed)
Anne Rowland
Peter Wright
Marlene Allen
Steven Khan
Bruce Stuart (brief filed)
James Dodds
Tony Ryan (petition filed)
Jenny So.
The foregoing opposed the application based on one or more of the
following reasons:
the density and height suggested for the development will
change the character of the area;
the current RT-2 zoning would allow townhouse development;
a two-storey building, with 20 units, would be more in keeping
with the neighbourhood;
although agree need more senior's housing, a 58-unit
development contains too many units for the neighbourhood;
the neighbourhood is primarily composed of single detached
homes; any development with high density should not be
encouraged;
the height of the proposed development will affect views;
the height of the proposed development should be limited to
the same height as the neighbouring detached housing or the
height of Oak Gardens;
a development with two storeys in the front and three at the
back would be more appropriate for the area; the massing of
the proposed building is too intrusive;
concerned about the magnitude of change due to the development
as proposed; transitional development would be more
appropriate for the location;
another development is proposed to the east of this proposal,
which will add an additional 33 parking stalls;
concerned about the traffic at Carnarvon and the traffic
patterns on West 41st Avenue;
concerned about the access from Carnarvon; visibility would be
better from Balaclava Street access;
the development will add more traffic pressure and drivers
will go through the surrounding neighbourhood, by schools, to
try to avoid congestion;
a traffic study completed by the applicant was done when UBC
was not in session; a further traffic study was promised but
the neighbourhood has not seen it;
there are three schools in the vicinity - Kerrisdale,
Kerrisdale Annex, and Crofton House, with approximately 1,500
students in total, primarily of elementary school age; concern
with students safety walking back and forth to school because
of the already high level of traffic in the area;
opposition to the proposed densification; the developer should
be able to develop the project within current zoning;
the development will be at least three times more than the
current allowable zoning, and will be adding to the traffic;
the mark-up of the units to market value will generate high
profits to the developer; the developer would benefit the
most;
the residents should work with planners to create a better
environment for seniors and children;
a seniors' site should be located close to shopping, medical
centres, services, recreational facilities and community
centres;
the proposed 82 parking spaces for the development falls short
of what is required for the number of units in the
development;
want to see an overall community plan for the area, not
indiscriminate changes to the character of the area;
would like to stress a minimum 20-foot setback to accommodate
a Kerrisdale-style of landscaping;
the development must have extensive greenery and conform to
RS-5 setbacks of 24 feet or more;
the proposed 58-unit development is a large development built
on a small property, and will eliminate valuable green space;
all developments in the area have recognized and lived within
the important characteristics of the community;
the community was not properly notified of the development;
only residents who received notice were the properties
directly south of the proposed development; need to have a
proper notification of the neighbourhood;
many supporters of the proposal are from outside of the
neighbourhood and will not have to live with the impacts;
request report back on revised massing envelope for multiple
dwelling development for the site; the impact of the proposed
development on the neighbourhood will be huge; the area is
composed of big houses and big yards;
the proposed development is about profits not seniors, with a
project profit increase worth $3,440,320;
the proposed development will set the standard for other
development along 41st Avenue; the proposal is for a massive
intrusive development;
the laneway behind the development is very narrow, has poor
visibility and already has bottlenecks, as well as dumpsters
backing out of it onto the street.
Applicant Closing Comments
Michael Geller, applicant, addressed the questions raised by the
speakers:
Oak Gardens was developed on four single lots and contains 43
units; the average age of residents is 82; none of the
concerns about traffic, change in character and inappropriate
precedent have materialized;
character and setbacks - sideyards are greater than those
being suggested;
the traffic consultants have been involved in a number of
seniors projects, and with Crofton House and have also been
retained by UBC to come up with a comprehensive plan to reduce
traffic, so are familiar with the area and seniors' needs;
the age restriction of 55 has been established by courts and
the Real Estate Act; it will allow a 58-year-old widow to move
into building;
the proposed 82 spaces for 58 homes is reasonable; an increase
in the amount of parking will decrease the number of ground
oriented units; the location is good, the residents will not
need cars;
if the number of units are reduced, the price of each unit
will be increased; asking $76 per square foot, with the
developer getting 15%;
concern with overlooking - will have mews and extensive
landscaping; planners have identified a number of conditions
to increase the setback; will agree to plant more trees to
lessen impact.
Mr. Geller advised he is willing to reduce the height of the
buildings to 35 feet and circulated a memorandum (on file) summarizing
the applicant's requested modifications: include a caretaker's suite as
part of the amenity area; modify the parking requirement from RM-3
standard to 82 spaces; and make arrangements to the satisfaction of the
Director of Legal Services to consolidate the affected properties.
Staff Closing Comments
Mr. Phipps noted the application has flaws with the upper storey
massing and overlooking, but these have been resolved with the
recommended reduction in FSR to 1.25 and change in the height to 36
feet. The site is located on two bus routes. Staff do not recommend
the caretaker suite be deducted from the FSR as that will be
inconsistent with the practice elsewhere in the city. Setbacks are
greater than asked for. The neighbours concerns about traffic are not
attributable to the project. It is anticipated 10 to 15 cars will be
added to the area; this is a fairly marginal increase and would be the
same if single family or townhouse development was approved for the
site. Services and shopping are located nearby. Although reluctant to
reduce the parking requirement, staff would rather give up six parking
spaces than have fewer ground oriented units.
Paul Pinsker, Transportation Engineer, advised the problems along
Carnarvon Street are existing problems related to the shortage of
capacity along Marine Drive. The remedy is to deal with short-cutting
traffic, such as the upcoming West Kerrisdale traffic calming project.
Many developments are built on arterial routes and are doable at
countless intersections throughout the City. The reduction of parking
spaces to 82 is less than a 10% reduction; every fourth unit may have a
second car. There is good transit service east and west, and from north
to south. One solution with identified concerns with garbage loading
would be to open up the lane, however the residents want the lane
closed.
Bruce Maitland, Manager of Real Estate Services, advised the
buildable rate in the west part of the City is $75 to $80/square foot
and needs a minimum density of 1.25 FSR. A townhouse development would
be too expensive to build. Land is available in RM-3 zoned areas in
Kerrisdale, however, most of that land is built with framed rental
apartments and inhabited by seniors.
MOVED by Cllr. Price,
THAT the application be approved, subject to the conditions as set out in this minute of the Public Hearing.
- CARRIED
(Councillor Puil opposed)
MOVED by Cllr. Kennedy,
THAT the application be subject to the following amendments:
1. THAT Clause 6 of the By-law be revised to amend the parking
requirement to 82 spaces.
2. THAT condition (c)(i) be amended to read:
Make arrangements to the satisfaction of the Director of Legal
Services to consolidate Lots, 1, 2, 3, etc.
FURTHER THAT the development application plans be reviewed by the
Special Advisory Committee on Seniors prior to formal approval by
Council of the form of development.
- CARRIED
(underlining denotes amendment)
(Councillor Puil opposed)
MOVED by Cllr. Sullivan,
THAT the application be subject to the following additional
amendments:
3. THAT Clause 3.3(d) of the By-law be revised to include a
caretaker's suite as part of the amenity area.
4. THAT condition b(ix) be amended to allow the maximum height of
the buildings to be kept at 12 metres (39.5 feet), unless the
buildings can be built at a maximum height of 10.7 metres (35
feet) without detracting from the development's amenities and
aesthetics.
- CARRIED
(Councillor Puil opposed)
MOVED by Cllr. Puil,
THAT condition (c)(iii) be amended to change the years of age from
55 to 65.
- LOST
(Councillors Herbert, Kennedy, Daniel Lee, Don Lee, Price, Sullivan
and the Mayor opposed)
RISE FROM COMMITTEE OF THE WHOLE
MOVED by Cllr. Sullivan,
THAT the Committee of the Whole rise and report.
- CARRIED UNANIMOUSLY
ADOPT REPORT OF COMMITTEE OF THE WHOLE
MOVED by Cllr. Don Lee,
SECONDED BY Cllr Kennedy,
THAT the report of the Committee of the Whole be adopted, and the
Director of Legal Services be instructed to prepare and bring forward
the necessary by-law amendments.
- CARRIED UNANIMOUSLY
* * * * *
The Special Council adjourned at 10:00 p.m. on March 25, 1997,
9:55 p.m. on April 8, 1997 and 11:15 p.m. on April 28, 1997.