Agenda Index City of Vancouver

POLICY REPORT
DEVELOPMENT AND BUILDING

 

Date: October 22, 1998

 

Author/Local: RWhitlock/7814

 

RTS No. 197

 

CC File No.: 5303-1

   
   

TO: Vancouver City Council

FROM: Director of Community Planning on behalf of Land Use and Development

SUBJECT: CD-1 Rezoning - 6112-6138 Cambie Street

RECOMMENDATION

GENERAL MANAGER'S COMMENTS

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.

PURPOSE AND SUMMARY

This report assesses an application to rezone two parcels from RT-2 to CD-1 for the purposes of constructing 16 residential townhouse units. The site is located within the Oakridge/Langara area.

Significant opposition has occurred in the adjoining RS-1 area to the immediate east of the site. Opposition initially focussed on the proposed building height which exceeded that outlined in the OLPS. The applicant has now revised the building height and modified the garage entrance to meet the Policy Statement and the concern of a property owner to the immediate east of the site. Petitions with over 400 signatures submitted in September 1998 now appear generally focussed on opposing the high priority and reserve sub-area rezoning designations on the east side of Cambie Street contained within the OLPS, as adopted by Council in July of 1995.

Staff believe that the rezoning proposal is consistent with Council's adopted policy, and consequently the Director of Community Planning, on behalf of Land Use and Development, recommends that this application be referred to Public Hearing, and that the application be approved.

BACKGROUND

A location plan is shown in Figure 1 on the following page. A detailed description of the site and the proposed development are outlined in Appendix C.

The proposal in summary involves the development of 16 ground-oriented townhouse units, at 1.0 floor space ratio (FSR), with underground parking. The building height, originally presented at over 10.7 m (35 ft.), has been reduced to 9.2 m (30 ft.). Both the height and lane access way to the underground parking have been modified in response to concerns from neighbouring property owners.

Figure 1

DISCUSSION

Public Response: Two petitions containing, in total, 401 signatures in opposition to the rezoning have been received. Ninety percent of the signatures are from properties immediately east of the rezoning site, in the area bounded by West 41st and 49th Avenues, Cambie and Ontario Streets (see Figure 2).

Wording of the petitions is printed verbatim in Appendix E. The first petition indicates opposition to the proposed rezoning and requests that Council reject the application, while the second petition also expresses concern about the possible rezoning of all properties between West 43rd and 49th Avenues.

Staff Response: With the modifications to the proposal, the applicant has brought the application within the limits for possible rezoning outlined in the OLPS, namely height and floor space ratio (FSR). Early discussions with residents in the area have had mostly to do with the height and the garage entry point on the lane. The applicant has responded to both issues.

The petitions appear to be aimed at the general principal of zoning changes on the east side of Cambie Street, rather than details of the specific rezoning application. However, as the application is consistent with the Policy Statement, the following rationale is presented in support of the rezoning proceeding to Public Hearing and in response to the concerns expressed by individuals in the adjoining area:

Figure 2

Oakridge Langara Policy Statement (OLPS): Two general areas are identified for rezoning consideration, leaving about 87% of the area under existing zoning. High-priority sub-areas suitable for rezoning are generally established where existing institutions or multiple dwellings already exist or along Cambie and Oak Streets. In this particular area, the three blocks on the east side of Cambie Street (blocks 5900, 6000 and 6100) are identified as a high-priority sub-area, in conjunction with the west side of the 6100 and 6200 blocks of Cambie Street. The rezoning site is situated in a designated high-priority sub-area, which is considered to be suitable for rezoning.

Reserve sub-areas, where rezoning initiatives require the support of all property owners, are located along West 41st Avenue, Cambie and Oak Streets. The remainder of Cambie Street to West 49th Avenue, on both sides, except the east side between West 48th and 49th Avenue, is designated as a reserve sub-area (see Figure 2).

Use: The proposed townhouse use is consistent with the OLPS which states that stacked townhouses should be allowed along arterial streets.

Density: Achieving target densities, in this case 1.0 FSR, is dependent on the following considerations laid out in the OLPS:

· an acceptable form of development which is sympathetic with the existing neighbourhood;

· minimization of community impacts; and

· provision of significant public benefits.

The proposed development received unanimous support from the Urban Design Panel and is considered to be a well-designed, livable, ground-oriented project. Reduction of the height to 9.2 m (30 ft.) in keeping with the OLPS and modification of the garage entry removed the last remaining staff concerns with the project. The 9.2 m (30 ft.) height limit is consistent with both the existing RT-2 and the adjoining RS-1 zoning. Further, the applicant has chosen not to seek the 20% bonus density and a Development Cost Levy (DCL) of $3.25 per sq. ft. will be paid towards public benefits.

Traffic: This site is fortunate to be served by West 45th Avenue which gives direct access to Cambie Street, to goth either north or south. This gives residents direct access to the arterial network, obviating the need or likelihood to travel on other streets in the neighbourhood.

Concerns have been expressed about traffic volume and speed on West 45th Avenue, east of Cambie Street, particularly after developments are completed on the west side of Cambie Street. As noted by staff at the recent Public Hearing for St. John Ambulance and Peretz, staff will monitor traffic and if a problem is created, a neighbourhood review can be undertaken. It should be noted however, that the area east of Cambie Street has limited entry and exit points because of the Cambie Street boulevard. The intersection of West 45th Avenue and Cambie Street provides the only entry/exit point for residents of the area going both north and south on Cambie Street with a traffic signal. Volumes on West 45th Avenue are modest for this circumstance and unlikely to increase significantly as a result of redevelopment on the west side of Cambie Street.

CONCLUSION

On the basis that the proposed rezoning is fully consistent with the OLPS, in terms of achieving a compatible and livable ground-oriented townhouse development, the Director of Community Planning, on behalf of Land Use and Development, recommends that this application be referred to Public Hearing, and that the application be approved.

* * * * *

ag981103.htm

DRAFT CD-1 BY-LAW PROVISIONS

Use · Multiple dwellings containing a maximum of 16 dwelling units.

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

Height · A maximum of 9.14 m (30 ft.) or 3 storeys, with 10% relaxation for minor roof protrusions.

Setbacks · A minimum setback of 3.6 m (12 ft.) from the east property line for the first 15 m (49 ft.) from West 45th Avenue and 6.1 (20 ft.) for the remainder;

Parking · Parking is to be provided in accordance with the RM-4 standard of the Parking By-law.

Acoustics · Per RM-4N District Schedule.

PROPOSED CONDITIONS OF APPROVAL

(a) THAT the proposed form of development be approved by Council in principle, generally as prepared by W.T. Leung, Architect, and stamped "Received City Planning Department, April 7, 1998" and "Received City Planning Department, October 1, 1998", provided that the Director of Planning may allow 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 redesign of the garage entrance to reduce impacts on the single family dwelling immediately east of the lane; and

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

ADDITIONAL INFORMATION, PUBLIC AND OTHER INPUT

Site, Surrounding Zoning and Development: This 0.2 ha (0.50 ac) site is comprised of two parcels on the east side of Cambie Street. The site has a frontage of 46 m (151 ft.) and a depth of 44.2 m (145 ft.). The existing zoning is RT-2 Two-family Dwelling District and each lot is developed with side-by-side duplexes. Lands to the east of the City lane to the rear of the site are zoned RS-1 One-family Dwelling District and developed accordingly.

Proposed Development: Sixteen (16) ground-oriented townhouses are proposed, with underground parking accessed from the land. The maximum proposed FSR is 1.0. The height has been revised to 9.2 m (30.2 ft.).

Public Input: A notification letter was sent to nearby property owners on May 12, 1998 and rezoning information signs were posted on the site on May 1, 1998. Two public information meetings were sponsored, the first on March 3, 1998 and the second on June 22, 1998.

Two petitions with 401 signatures have been submitted in opposition to the proposed rezoning. Addresses of signatories are from both sides of Cambie Street. The wording of the two petitions are as follows (bold and capitalized text part of petition):

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, prior to the enactment of the By-law.

Urban Design Panel Comment: The Urban Design Panel (the Panel) reviewed this proposal on May 6, 1998 and supports the proposed use, density and form of development. Comments are as follows:

"EVALUATION: SUPPORT (6-0)

· Introduction: This application was presented by Rob Whitlock, Rezoning Planner. The site is located at West 45th Avenue and Cambie Street across from the St. John's Ambulance site. It is one of the many sites along the arterial routes identified as high priority for rezoning within the Oakridge/Langara Policy Statement. The CD-1 zoning would allow the development of 16 ground-oriented townhouses with underground parking and access off the north-south lane. Proposed density is 1.0 FSR. Height is 30 ft. with minor intrusions into the envelope from the pitched roof elements. The Planning Department seeks the Panel's comments on the overall design.

· Applicant's Opening Comments: W.T. Leung, Architect, briefly described the proposal and the access arrangements.

· Panel's Comments: After reviewing the model and posted drawings, the Panel commented as follows:

· Applicant's Response: Mr. Leung acknowledged they struggled with the character of the project given it is on an arterial street with institutional buildings to the west and northwest and also required response to the single family residences immediately to the east. He said they believe it is appropriate for this transitional area."

Public Benefit: A Development Cost Levy (DCL) of $3.25/sq. ft. will be payable at the building permit stage.

ENVIRONMENTAL IMPLICATIONS

Nearby access to transit and commercial services may reduce dependence on use ofautomobiles.
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 Entitlements.

COMMENTS OF THE APPLICANT

The applicant has been provided with a copy of this report and is in general agreement with the Policy Report.

NOTE FROM CLERK: ELECTRONIC COPY OF APPENDIX D NOT AVAILABLE - ON FILE IN THE OFFICE OF THE CITY CLERK.

APPENDIX E

APPLICANT, PROPERTY, AND DEVELOPMENT PROPOSAL INFORMATION

APPLICANT AND PROPERTY INFORMATION

Street Address

6112 to 6138 Cambie Street

Legal Description

Lots A & B of Lot 1, Block 999, DL 526, Group 1, NWD Plan 7765

Applicant

Wing T. Leung, Architect

Architect

As above

Property Owner

  

Developer

Cambie Oakridge Properties Inc.

SITE STATISTICS

 

GROSS

DEDICATIONS

NET

SITE AREA

2 036 m²

None

2 036 m²

DEVELOPMENT STATISTICS

 

DEVELOPMENT PERMITTED UNDER EXISTING ZONING

PROPOSED DEVELOPMENT

ZONING

RT-2

CD-1

USES

One- and two-family dwellings, plus MCDs and multiple dwellings under certain conditions

multiple dwellings

DWELLING UNITS

4 (12-13 multiple dwellings)

16

MAX. FLOOR SPACE RATIO

0.60 to 0.75

1.0

MAXIMUM HEIGHT

9.2 m (30.2 ft.),

9.2 m (30.2 ft.)

MAX. NO. OF STOREYS

Two storeys plus a cellar or one storey plus a basement

Two storeys plus a cellar

PARKING SPACES

One space for every 70 m² of gross floor area (not more than 2.2 spaces per unit)

Same

FRONT YARD SETBACK

7.3 m

See Appendix A

SIDE YARD SETBACK

Min. of 10% but not more than 1.5 m; 2.1 m for a multiple dwelling shall be provided on each side of any principle building

See Appendix A

REAR YARD SETBACK

7.65 m (25 ft.)

See Appendix A

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