CD-1 Rezoning - 6238-6264 Ash Street

POLICY REPORT

DEVELOPMENT AND BUILDING

Date: February 18, 1998
Author/Local: TPhipps/7727
CC File No.:5303-1

TO: Vancouver City Council

FROM: Director of Central Area Planning on behalf of Land Use and Development

SUBJECT: CD-1 Rezoning - 6238-6264 Ash Street

RECOMMENDATION

THAT the application by M. Katz, Architect, to rezone 6238-6264 Ash Street (Lots 26 & 27 of Lot B, Block 1008, D.L. 526, Plan 10803) from RT-1 (Two Family Dwelling District) to CD-1 (Comprehensive Development District), to permit 13 stacked townhouses in a 3-storey multiple dwelling at 1.0 FSR, be referred to a Public Hearing, together with:

(i) plans received February 10, 1998;

(ii) draft CD-1 By-law provisions, generally as contained in Appendix A; and

(iii) the recommendation of the Director of Central Area Planning on behalf of Land Use and Development to approve, subject to conditions contained in Appendix B.

AND 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 above.

COUNCIL POLICY

On July 25, 1995, Council approved the Oakridge/Langara Policy Statement, which includes policies recommending rezoning of the subject site for ground oriented multiple dwellings at a density of 1.0 FSR (plus possible 20% density bonus) at a maximum height of 9.2 m (30 ft.).
PURPOSE AND SUMMARY

This report assesses an application to rezone 6238-6264 Ash Street from RT-1 to CD-1 to permit 13 stacked townhouse units in a 3-storey multiple dwelling at a density of 1.0 FSR, with a height of 10.5 m (34.5 ft.). The application is consistent with the Oakridge/Langara Policy Statement. No density bonus is proposed. Staff support the proposed rezoning.

DISCUSSION

Use: The Policy Statement encourages townhouse and stacked townhouse units in this sub-area, because these would offer "housing that appeals to people looking for features traditionally only available in single-family housing". Staff acknowledge a neighbour's concern regarding loss of two existing two-family dwellings, which do offer these features. However, the proposed rezoning would achieve a larger number of dwellings offering most of the same benefits.

Density: The proposed density of 1.0 FSR is the maximum supportable density without a bonus.

Form: The revised form of development is supported by staff and the Urban Design Panel (see Appendix D) with roof peaks of 10.5 m (34.5 ft.), exceeding the Policy Statement target height of 9.2 m (30 ft.). The intent of the approved policy for this sub-area was to create a transition in height from 6.1 m (20 ft.) in the RT-1 District to 12.2 m (40 ft.) on the Peretz site to the north. The application proposes a 3-storey development. Staff support this limited height increase in the interest of permitting pitched roofs (Note Plans: Appendix E).

Traffic: Residents are concerned about more traffic in the lane east of Ash Street, which has a history of institutional traffic impacts. Area traffic management actions have led to installation of speed humps to discourage use and speeding in that lane. Engineering staff do not believe there would be a significant impact as a result of the proposed development. At such time as the Oakridge Baptist Church site (Lot A, shown in the Map) applies for rezoning, the Policy Statement recommends opening of a lane connecting to Cambie Street to permit traffic to enter or exit without affecting the south end of the lane.

CONCLUSION

Planning staff conclude that this application is consistent with the Oakridge/Langara Policy Statement, except for roof peaks exceeding the target height of 9.2 m (30 ft.). The height is supported in the interest of accommodating peaked roof forms. Staff recommend approval.

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APPENDIX A

DRAFT CD-1 BY-LAW PROVISIONS

Use

… Multiple dwelling containing a maximum of 13 dwelling units, and customarily accessory uses.

Density

… Maximum floor space ratio of 1.0, based on calculation provisions of the RM-4 District Schedule.

Height

… A maximum of 10.5 m (34.5 ft.), to be measured based on existing grades.

Setback

… A minimum setback of 6.1 m (20 ft.) from the front property line.

… A minimum setback of 2.1 m (7 ft.) from side property lines.

Parking

… Per Parking By-law, except that a minimum of 24 enclosed parking spaces are to be provided.

Acoustics

… Per RM-4N District Schedule.

APPENDIX B

Page 1 of 2

PROPOSED CONDITIONS OF APPROVAL

(a) THAT the proposed form of development be approved by Council in principle, generally as prepared by M. Katz, Architect, and stamped "Received City Planning Department, February 10, 1998", 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 based on CPTED principles to reduce opportunities for cutting through the property by gating or partially deleting pathways along the sideyards;

(ii) applicant to consult with the City Arborist at the Park Board to determine planting requirements for boulevard trees;

(iii) retention of existing Hemlock tree in the front yard, with tree protection measures to be supervised by a Certified Arborist during construction;

(iv) provision of replacement trees for existing trees to be removed, to the satisfaction of the Director of Planning, in accordance with the Private Property Tree By-Law;

(v) submission of a Landscape Plan showing trees to be retained, replacement trees, landscaping along the lane and other appropriate landscaping to minimize impact on adjoining properties;

(vi) design development of main entry to improve visibility and sense of welcoming into courtyard, potentially by deleting, relocating or redesigning the security gate;

(vii) design development to improve individual identity of units entering from Ash Street at grade;

(viii) reduce massing of courtyard weather protection and replace solid with glazed cover;

(ix) stairs to the courtyard should be constructed as shown in the architectural rather than the landscape plan;

(x) reduce hard surfaced circulation area in the front yard;

APPENDIX B

Page 2 of 2

(xi) articulation of rear decks; and

(xii) measures to assure privacy through skylights.

(c) THAT, prior to enactment of the CD-1 By-law, the registered owner shall:

(i) consolidate Lots 26 and 27 of Lot B, Block 1008, D.L. 526, Plan 10803;

(ii) make arrangements to the satisfaction of the City Engineer and Director of Legal Services for provision of sidewalks along the Ash Street frontage;

(iii) make arrangements for all electrical and telephone services to be undergrounded within and adjacent the site from the closest existing suitable service point; and

(iv) 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.

APPENDIX C

Page 1 of 3

ADDITIONAL INFORMATION

Site, Surrounding Zoning and Development This .17 ha (.42 ac.) site is comprised of 2 parcels on the east side of Ash Street, facing Tisdall Park. The site has a frontage of 42.7 m (140 ft.) and a depth of 39.6 m (130 ft.). To the north and south it adjoins RT-1 zoned parcels with equal depth and 21 m (70 ft.) frontages. Across the lane (east) are institutional uses, including Churches, on CD-1 and RT-1 zoned sites. This site slopes 1.4 m (4.6 ft.) from north to south. This site is within the sub-area shown on the map below to be recommended for multiple residential redevelopment to densities from 0.8 to 1.0 FSR.

The owner of the RT-1 zoned parcel to the north is reported to have declined to participate in this application but has not expressed opposition to the proposal. That site is within the same sub-area identified by the Policy Statement and is sufficiently large that it could in future be rezoned and redeveloped to a similar use and density.

APPENDIX C

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Proposed Development The applicant proposes 13 stacked 1- and 2-storey townhouses in a 3-storey multiple dwelling. Ground floor single-storey units would face the park on Ash Street, with 2-storey units above and to the rear accessed from a courtyard built over parking. Elevator access is also proposed to all levels.

Public Input A notification letter was sent to nearby property owners and rezoning information signs were posted on the site on July 3, 1997. One letter and one E-mail expressing opposition were received from nearby residents, along with 27 petition signatures representing 14 households stating principal concerns as follows:

… it is not needed;
… the neighbours don't want it;
… it will destroy the current residential character; and
… not in keeping with the residential nature of street.

In approving the Oakridge/Langara Policy Statement Council contemplated objections to change in residential densities reflected in the first four points above and concluded that a rezoning of sites in this sub-area for ground-oriented multiple dwellings would be appropriate. Therefore, these issues are not addressed further in this report. The remaining three issues listed below are addressed in the body of the report under headings of Use, Form and Traffic:

… displaces duplex development;
… height relative to RT-1; and
… increased traffic in the lane.

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 initial application on September 24, 1997 and voted Non-Support. The revised scheme was subsequently reviewed December 3, 1997 and received unanimous Support.

Public Benefit This application would create 9 additional dwelling units with direct exterior access, in a location near amenities, services and transit.

ENVIRONMENTAL IMPLICATIONS

Nearby access to transit and commercial services may reduce dependence on use of automobiles.

APPENDIX C

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SOCIAL IMPLICATIONS

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 Entitlement.

COMMENTS OF THE APPLICANT

The applicant has been provided with a copy of this report and has provided the following comments:

"Further to your report to Council regarding [this] Development, this is to confirm that I have read your document and find it to be entirely to our satisfaction."

APPENDIX F

APPLICANT, PROPERTY, AND DEVELOPMENT PROPOSAL INFORMATION

APPLICANT AND PROPERTY INFORMATION

Street Address 6238 - 6264 Ash Street

Legal Description Lots 26 & 27 of Lot B, Block 1008, D.L. 526, Plan 10803

Applicant Katz Architecture Ltd.

Architect G. Goodwin

Property Owner E. K. & O. G. Schwartz; Major Development Ltd.

Developer Ash Developments

SITE STATISTICS

GROSS

DEDICATIONS

NET

SITE AREA
0.17 ha (.42 ac)

0

same

DEVELOPMENT STATISTICS

DEVELOPMENT PERMITTED UNDER EXISTING ZONING PROPOSED DEVELOPMENT RECOMMENDED
DEVELOPMENT
(if different than proposed)

ZONING RT-1 CD-1

USES Two-Family Dwelling Multiple Dwelling

DWELLING UNITS 4 13

MAX. FLOOR SPACE RATIO 0.6 1.0

MAXIMUM HEIGHT 6.1 m (20 ft) 10.5 m (34.5 ft.)

MAX. NO. OF STOREYS one three

MIN. PARKING SPACES 4 24

FRONT YARD SETBACK 7.3 m 6.1 m (20.0 ft.)

SIDE YARD SETBACK 1.5 m 2.1 m (7.0 ft.)

REAR YARD SETBACK 10.7 m Form of Development

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Street Address	6238 - 6264 Ash Street
Legal Description	Lots 26 & 27 of Lot B, Block 1008, D.L. 526, Plan 10803
Applicant	Katz Architecture Ltd.
Architect	G. Goodwin
Property Owner	E. K. & O. G. Schwartz; Major Development Ltd.
Developer	Ash Developments

	GROSS	DEDICATIONS	NET
SITE AREA	0.17 ha (.42 ac)	0	same

	DEVELOPMENT PERMITTED UNDER EXISTING ZONING	PROPOSED DEVELOPMENT	RECOMMENDED DEVELOPMENT (if different than proposed)
ZONING	RT-1	CD-1
USES	Two-Family Dwelling	Multiple Dwelling
DWELLING UNITS	4	13
MAX. FLOOR SPACE RATIO	0.6	1.0
MAXIMUM HEIGHT	6.1 m (20 ft)	10.5 m (34.5 ft.)
MAX. NO. OF STOREYS	one	three
MIN. PARKING SPACES	4	24
FRONT YARD SETBACK	7.3 m	6.1 m (20.0 ft.)
SIDE YARD SETBACK	1.5 m	2.1 m (7.0 ft.)
REAR YARD SETBACK	10.7 m	Form of Development