POLICY REPORT
DEVELOPMENT AND BUILDING

Date: July 15, 1998
Author/Local: TWPhipps/7727
LU&D No. 98013
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 - 6184 Ash Street (Peretz Institute)

RECOMMENDATION

THAT the application by Nigel Baldwin, Architect, to rezone 6184 Ash Street (Lot 29 of Lot B, Block 1008, D.L. 526, Plan 10803 ) from RS-1 to CD-1, to permit a 1 440 m² (15,500 sq. ft.) Peretz replacement facility and a 3- and 4- storey multiple dwelling containing approximately 47 dwelling units, at a maximum density of 1.70 FSR, be referred to Public Hearing, together with:

(i) plans received April 21, 1998;
(ii) draft CD-1 By-law provisions, generally as contained in Appendix A;
(iii) draft conditions of approval contained in Appendix B; and
(iv) the recommendation of the Director of Central Area Planning, on behalf of Land Use and Development, to approve the application;

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 foregoing.

COUNCIL POLICY

Council has considered the following initiatives related to the Oakridge/Langara study area, with dates of approval noted:

· Oakridge Langara Policy Statement (OLPS), approved July 25, 1995;
· Oakridge Langara Public Benefit Strategy, approved June 13, 1996;
· Oakridge Langara Traffic Management Plan, approved June 13, 1996; and
· Development Cost Levy By-law, adopted September 25, 1996.

The following policy from the OLPS applies to existing institutional uses in the area:

Increases in overall site density beyond the residential FSR outlined in Chapter 3 (‘Residential Location and Density’) may be considered in order to retain the institutional use, but only if the mixed-use proposal is shown to minimize impact on the community while providing city-desired public benefits in return.

On January 8, 1998, in considering an issues report on the OLPS Institutional Replacement Policy, Council clarified the policy as follows:

“That the OLPS Institutional FSR Replacement Policy be interpreted to allow only replacement of existing institutional floor space and no other substitution.”

PURPOSE AND SUMMARY

This report assesses a rezoning application to replace the existing 1 276.3 m² (13,553 sq. ft.) Peretz cultural centre with a 1 440 m² (15,500 sq. ft.) facility and add a 47 unit 3- and 4-storey multiple dwelling at a total density of 1.70 FSR. No residential bonus density is requested. Staff support the proposed rezoning, including increased height to a maximum of 12.8 m (42 ft.).

DISCUSSION

Site description and other background information is contained in Appendix C.

Use: The Oakridge Langara Policy Statement (OLPS) supports redevelopment of this site for multiple dwellings and encourages the retention of the existing institutional use.

Density: The OLPS also encourages retention of existing institutional space by allowing an equivalent increase in residential density if a mixed-use proposal will have minimal impact on the community while providing city-desired public benefits. Proposed, is an institutional density of 0.50 FSR, which is 14% larger than the existing Peretz facility.

The 14% extra institutional floor space generates no financial benefit to the developer, and would be permitted within the (unused) FSR provision for this use under the current CD-1 By-law. Staff reviewed the requested increase against Council’s resolution of January 8, 1998, in response to the Lubavitch Centre proposal, that clarified Council’s OLPS Institutional Replacement Policy. Staff conclude that the current proposal, on a site with CD-1 rezoning that already permits institutional use at a higher FSR than was built on this site, differs significantly from the Lubavitch Centre where a substitution to residential space was proposed. The proposed increase in residential density, and an overall density of 1.70 FSR is therefore supported by staff.

Note: The CD-1 permits 0.635 FSR for institutional uses to be shared by the institutions within the CD-1 zone (see Appendix C). Two of the institutions (the Chinese Presbyterian Church and the Alliance Francaise) have already built to their maximum, but their remains unused FSR sufficient to accommodate the additional institutional space proposed both for the Peretz Institute site and the adjacent St. John’s site which is the subject of a separate but concurrent rezoning application.

Form: Staff support the proposed form of development, noting that the Urban Design Panel gave it unanimous support. Heights for the north and south components of the building differ from those suggested in the OLPS, but are supported because of the effective treatment of the massing. The differences are that the heights of the third and fourth floors are each 0.6 m (2 ft.) higher than suggested, and the transition from four stories to three storeys occurs 18 m (60 ft.) further south on the site than suggested. However, the whole of the fourth floor is set back along the Ash Street residential frontage which effectively reduces the overall bulk. Front setbacks at the southern end of the site also reflect setbacks of the townhouses to the south, while setbacks at the north end reflect more urban setbacks on the St. John’s site to the north.

Traffic: Concern was raised that the east/west lane adjoining the site would not be of adequate width to accommodate the pick-up and drop-off traffic in this lane. Engineering staff point out that the proposed 6.1 m (20 ft.) lane width is standard throughout the City, often in much higher density districts such as the downtown. No change is recommended; however, a 45 degree corner cut-off is required.

A City Engineering review of the traffic consultant’s study indicated that the cumulative impact of this and four nearby rezoning sites would not warrant upgrading of the intersection at West 45th Avenue and Cambie Street.

CONCLUSION

Planning staff conclude that the proposed rezoning is consistent with the approved Oakridge Langara Policy Statement and recommend approval, including a 0.05 FSR density increase to permit a 14% expansion of the Peretz Institute.

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DRAFT CD-1 BY-LAW PROVISIONS

Use · Multiple dwellings containing a maximum of 50 dwelling units, a minimum of 13 of which would have direct grade level access from the exterior;

Cultural Centre, containing uses common to a Community Centre or Neighbourhood House; and

Uses customarily ancillary to the above uses.

Density · Maximum floor space ratio of 1.20 for residential uses, based on calculation provisions of the RM-4 District Schedule; and

Maximum floor space ratio of .50 for Cultural and Recreational uses, based on calculation provisions of the RM-4 District Schedule.

Height · A maximum of 12.8 m (42 ft.), except

a maximum of 9.8 m (32 ft.) for the southerly 9.1 m (30 ft.) of the site.

Setback · A minimum setback of 2.1 m (7 ft.) from the south property line;

· A minimum setback of 6.1 m (20 ft.) from Ash Street for a distance of 36 m (115 ft.) from the southerly property line; and

· A minimum setback of 3.7 m (12 ft.) from Ash Street for the remaining frontage.

Parking · A minimum of one space for each 18.6 square metres of cultural and recreational uses; and

· Residential Parking per RM-4 District standards of the Parking By-law.

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 Nigel Baldwin, Architect, and stamped “Received City Planning Department, April 21, 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 to incorporate CPTED principles (Crime Prevention Through Environmental Design), particularly to reduce opportunities for:

· graffiti on blank lane walls;
· mischief in lane alcoves;
· theft in underground parking; and
· break and enter to ground level residential units;

(ii) design development to achieve functional exterior access to 13 grade- level apartments;

(iii) submission of a detailed landscape plan, showing provision of a 0.6 m (2 ft.) landscape strip adjoining the cultural centre; and

(iv) deletion of the special paving shown in the laneway.

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

(i) make arrangements to the satisfaction of the City Engineer and Director of Legal Services for provision of:

· a speed hump in the lane east of Ash Street south of the site, in consultation with the neighbourhood and all at the developer’s expanse; and

· a sidewalk, including handicapped sidewalk ramps on the east site of Ash Street adjacent the site, all at the developer’s expense.

APPENDIX B
Page 2 of 2

(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;

(iii) 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

(iv) contribute $11,500 towards traffic calming measures along West 45th Avenue and Ash Street.

(Note: Established as a condition of rezoning for 620 West 45th Avenue [former Vancouver Police Sub-station site] that cost of mitigation measures along West 45th Avenue and Ash Street would be shared with the St. John and Peretz sites, in a direct ratio to the amount of development on each site.)

APPENDIX C
Page 1 of 2

ADDITIONAL INFORMATION

Site, Surrounding Zoning and Development: This 0.3 ha (.74 ac.) site is comprised of one parcel on the east side of Ash Street facing Tisdale Park. The site has a frontage of 75.9 m (249 ft.) and a depth of 39.6 m (130 ft.). The site slopes 1.9 m (6.2 ft.) from north to south.

This site is currently occupied by the 1 276.3 m² (13,738 sq. ft.) Peretz Institute, comprised of a single storey classroom block and an auditorium with 40 surface parking spaces.

To the south is a 1-storey RT-1 zoned duplex. The OLPS supports rezoning of that site for 3-storey townhouse development at a maximum density of 1.0 FSR, plus potential 20% density bonus. Adjoining that site to the south is 6238 Ash Street, for which a rezoning was recently approve following Public Hearing, permitting 3-storey townhouses at 1.0 FSR.

Across the lane to the east are the Chinese Presbyterian Church and Alliance Francaise. To the north, on both sides of Ash Street, are sites subject to rezonings for multiple dwellings which would have 4-storey elements adjacent to this site. One is under construction.

Proposed Development: This application is for a 1 440 m² (15,500 sq. ft.) replacement facility for the Peretz Institute containing an auditorium, library, lounge, arts and crafts room, kitchen, and teen room; and for a 3- and 4-storey multiple dwelling containing 47 units, of which 13 would have direct grade level access.

Public Input: A notification letter was sent to nearby property owners on May 5, 1998 and rezoning information signs were posted on the site on May 14, 1998. One phone call was received from a resident and two people came to City Hall to view plans. Concerns focused on the adequacy of local public meeting space, setbacks, finishing materials, lane width (east/west) and cumulative traffic circulation impacts at West 45th Avenue and Cambie Street. One letter expressing opposition was received from a nearby resident stating the overall increased density as the principal concern.

These issues are addressed above under headings of Form, Density and Traffic.

Comments of the General Manager of Engineering Services: The General Manager of Engineering Services has no objection to the proposed rezoning, provided that the applicant complies with conditions as shown in Appendix B.

APPENDIX C
Page 2 of 2

Urban Design Panel Comment: The Urban Design Panel reviewed this proposal on May 6, 1998 and unanimously supports the proposed use, density and form of development.

Public Benefit: This rezoning would provide for new facilities for an existing institution which is beneficial to the city and for the development of multiple dwelling units, including 13 ground-oriented units.

ENVIRONMENTAL IMPLICATIONS

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

SOCIAL IMPLICATIONS

A new Peretz centre would have city-wide cultural benefits for those with a Jewish cultural background. There are no implications with respect to the Vancouver Children's Policy or Statement of Children's Entitlements.

COMMENTS OF THE APPLICANT

The applicant has been provided with a copy of this report and has provided the comments attached as Appendix F.

APPENDIX G

APPLICANT, PROPERTY, AND DEVELOPMENT PROPOSAL INFORMATION

APPLICANT AND PROPERTY INFORMATION

Street Address	6184 Ash Street
Legal Description	Lot 29 of Lot B, Block 1008, DL 526, Plan 10803
Applicant	Victor Tam, Nigel Baldwin Architects
Architect	[as above]
Property Owner	Vancouver Peretz Institute
Developer	VanCity Enterprises

SITE STATISTICS

	GROSS	DEDICATIONS	NET
SITE AREA	0.3 ha (.74 ac.)	4.6 m² (50 sq. ft.)	0.3 ha ( .74 ac.)

DEVELOPMENT STATISTICS

	DEVELOPMENT PERMITTED UNDER EXISTING ZONING	PROPOSED DEVELOPMENT	RECOMMENDED DEVELOPMENT (if different than proposed)
ZONING	CD-1	CD-1
USES	institutional	Cultural Centre, multiple dwelling
DWELLING UNITS	0	47
MAX. FLOOR SPACE RATIO	0.635	1.70
MAXIMUM HEIGHT		12.8 m (42 ft.)/9.8 m (32 ft.)
MAX. NO. OF STOREYS		4
PARKING SPACES		128
FRONT YARD SETBACK		4.9 m (16 ft.) /6.1 m (20 ft.)
SIDE YARD SETBACK		0 / 2.1 m (7 ft.)
REAR YARD SETBACK		.6 m (2 ft)/ 6.1 m (20 ft.)

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(c) 1998 City of Vancouver