PUBLIC HEARING AGENDA

DATE:March 30/April 12/April 26/May 4/June 21, 1999

TIME: 7:30 p.m.

PLACE: COUNCIL CHAMBER

THIRD FLOOR, CITY HALL
453 WEST 12TH AVENUE

NOTE FROM CLERK: Public Hearing concluded. All speakers have been heard. A decision on this matter has been referred to the Regular Council meeting of July 6, 1999.

Link to Policy Report dated February 5, 1999

Minutes of the Public Hearing.

Minutes (Decisions) of the July 6, 1999 meeting.

1. REZONING: 4470 West 8th Avenue (Sasamat Gardens)

Summary: The proposed rezoning from RS-1 to CD-1 would permit the development of up to 48 residential units in two-family and multiple dwellings, each containing a maximum of three dwelling units, with underground parking.

Applicant: Home Investments Ltd.

Recommended Approval: By the Director of Central Area Planning on behalf of Land Use and Development, 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 Roger Hughes + Partners, Architects, and stamped "Received City Planning Department, October 13, 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) deletion of the lane connection to 8th Avenue;

(ii) provision of vehicular access along an east-west alignment from Sasamat Street either:

(1) connecting to the existing lane with a 6 m (20 ft.) jog immediately east of an underground access point, to deter exiting eastward; or
(2) stopping at approximately the point of an underground entry from Sasamat Street and, if desired, with a secondary underground entry from the existing lane a minimum of 10 m from the east property line and serving no more than 10 parking spaces;

(iii) relocation of garbage collection facilities away from adjacent houses to points on the east-west lane alignment closer to Sasamat Street than to the east end of the site;

(iv) reduction in height of the two mid-block buildings along Sasamat to a maximum of 7.6 m (25 ft.) and no more than 1.5 storeys facing Sasamat Street;

(v) increased variety in building massing, including roof forms and building composition along West 8th and 9th Avenues, to achieve better integration with the surrounding `grain' of development;

(vi) provision of a view analysis to demonstrate that there will be no increased view impact from building elements greater than 9.2 m (30 ft.) in height;

(vii) reduce size of 4-unit Multiple Dwellings to a maximum of 3-units, with a maximum floor area of 5,000 sq. ft. in each Multiple Dwelling;

(viii) design development of the two family dwelling on West 9th Avenue adjacent to existing single family dwelling to emphasize its single family scale and character, and a maximum height of 2 storeys;

(ix) reconfiguration of proposed interior 4-unit Multiple Dwelling on lane alignment as 2 Two-family Dwellings, having front doors oriented towards the Avenues to provide direct street access and minimize overlook toward homes east of the site, with 2-storey maximum height; a minimum 10 m (33 ft.) setback from the east property line; and a comfortable separation between the structures along the lane alignment, or a further 5 m setback of the second structure from the east property line;

(x) design development to take into consideration the principles of CPTED (Crime Prevention Through Environmental Design), having particular regard for;

- break and enter by reducing the permeability for cutting through private areas of the site. The semi-private open space can remain visible with the use of low open fencing and gating;
- theft in the underground by securing parking areas and by ensuring perimeter exit stairs minimize exposure to the streets. Parking garage walls ceiling and utility pipes to be painted white;

(xi) design development to reduce opportunities for graffiti (Note: Opportunities for graffiti can be mitigated by reducing areas of exposed wall, covering these walls with vines, hedges or latticework or by using protective covering material);

(xii) to achieve early maturing landscaping, plant materials other than ground covers should conform to the following minimum sizes:

…coniferous trees: 4 m minimum height
…deciduous trees: 8 cm minimum caliper
…shrubs: 3 to 5 gallon sizes

(xiii) at least two elevators must be shown in locations convenient to units suitable to seniors;

(xiv) design development to the 8 units proposed as available for seniors housing to make access (exterior and interior) and livability suitable for elderly people;

(Washroom size and layout is particularly important, and should allow manoeuvring space for a person using a walker and/or a home support worker to safely assist the person bathing.)

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

(i) make arrangements to the satisfaction of the General Manager of Engineering Services and Director of Legal Services for the following:

1. Dedication of the south 33 ft. of the site for road and construction thereof;

2. Dedication and construction of a 6.1 m (20 ft.) east-west lane aligned to include an offset, designed to the satisfaction of the Manager of Engineering Services and the Director of Planning, to deflect traffic from the east end of the lane;

OR

Provision of a legal agreement to the satisfaction of the Manager of Engineering Services and the Director of Legal Services securing access for garbage collection and recycling vehicles and pedestrians through a statutory right of way providing for public utilities and generally aligned with the existing east-west lane alignment adjacent to the site.

OR

only if 8th Avenue lane access is approved:

Dedicate a 30 ft. x 125 ft. portion of the site for lane; and

Dedicate a 10 ft. x 10 ft. corner cut off from the adjacent Lot 1 for lane;

3. Upgrading of the City water system to serve this development;

4. A maintenance agreement for the landscaping shown on the eastside of the proposed lane, if the 8th Avenue alignment and lane dedication requirement is approved;

5. Curb, gutter and pavement to centre line on north side of 9th Avenue and east side of Sasamat Street adjacent the site. (South side of 8th Avenue was deleted);

6. Sidewalk on the south side of 8th Avenue and the north side of 9th Avenue, adjacent the site;

7. Replacement of the existing non-standard sidewalk with a standard 5 foot-wide sidewalk on the east side of Sasamat adjacent the site;

8. Street lighting on the north side of 9th Avenue adjacent the site;

9. Street trees adjacent the site where space permits; and

10. Undergrounding of all telephone and hydro services from the closest existing suitable service point.

(ii) 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.

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(c) 1998 City of Vancouver