POLICY REPORT

DEVELOPMENT AND BUILDING

Date: October 17, 1997

Dept. File No. 97027-TWP

CC File No. 5304

TO: Standing Committee on Planning and Environment

FROM:Director of Central Area Planning on behalf of Land Use & Development, in consultation with Manager of the Housing Centre

SUBJECT:CD-1 Rezoning - 1638 West 41st Avenue

RECOMMENDATION

A.THAT the application by R. Balfour, Architect, to rezone 1638 W 41st Avenue (Lots C and D ; Block 14; D.L. 526; LMP 9674) from RS-3 to RS-2, to permit 8 townhouse units, be REFUSED.

CONSIDERATION

B.THAT the application by R. Balfour, Architect, to rezone 1638 W 41st Avenue (Lots C and D; Block 14; D.L. 526; LMP 9674) from RS-3 to RS-2, to permit 8 townhouse units, be processed as a Neighbourhood Housing Demonstration Project for a report back.

GENERAL MANAGER'S COMMENTS

The General Manager of Community Services RECOMMENDS A. If Council does not wish to approve A, Council may wish to consider B, although it is not recommended.

COUNCIL POLICY

On January 18, 1996 Council:

(i)approved the CityPlan Neighbourhood Visioning Rezoning Policy to avoid "preempting or diverting the Neighbourhood Visioning process by rezonings which set new directions or preclude options in a neighbourhood";

(ii)amended the 1980 Kerrisdale RS Districts Rezoning Policy to read as follows:

The Director of Planning is instructed to advise applicants or potential applicants wishing to alter the residential zoning in Kerrisdale that Council would not be prepared to consider any rezoning application from single-family residential to apartment, townhouse or other higher density residential use, unless the application is submitted under the City’s Neighbourhood Housing Demonstration (NHD) Program; and

(iii)approved the NDH Program stating that to qualify as a NHD project, a rezoning application must "demonstrate a new housing form in a Neighbourhood, improved affordability, and a degree of Neighbourhood support".

PURPOSE AND SUMMARY

This report recommends that Council refuse the application to rezone 1638 West 41st Avenue from RS-3 to RS-2 as it conflicts with the Kerrisdale RS Districts Rezoning Policy, the CityPlan Neighbourhood Visioning Rezoning Policy and the Neighbourhood Housing Demonstration (NHD) Program.

DISCUSSION

Background - At Public Hearing on June 26, 1997, Council approved the CD-1 rezoning of 5338-5490 Larch Street as a Neighbourhood Housing Demonstration project. That rezoning will demonstrate development of a townhouse form in the Kerrisdale area.

A letter of inquiry had been received in May, 1997 proposing another form of townhouse development at 1638 Adera Street. Staff advised the inquirer on June 2, 1997 that such a proposal would not adequately address the demonstration program objectives to allow staff to consider recommending approval as a second demonstration project in Kerrisdale. Staff also pointed out that the location lacks separation by a street or lane from adjacent RS-3 zoning, typically provided for successful rezonings.

Previous rezoning proposals on this site include a 30 unit congregate seniors development and a fee-simple row-house development, neither of which was supported by staff. Subdivision from one to two parcels was approved in February, 1993.

Kerrisdale RS Districts Rezoning Policy - In accordance with this policy, the rezoning application can only be considered if it qualifies under the NHD Program.

CityPlan Neighbourhood Visions Rezoning Policy - In accordance with this policy, if the proposed development might set a new direction and/or preclude options for the neighbourhood visioning process, it should not be considered. Such could be the case with this proposal because there is nothing unique about its character or location to set it apart from other RS-zoned properties along West 41st Avenue, and similar developments could be proposed on these. Therefore the proposal can only be considered for a rezoning under this policy if it qualifies under the NHD Program.

Neighbourhood Housing Demonstration Program - The NHD Program is intended to permit developments which offer examples of how desirable housing types, not currently being developed in an area, may be achieved in that context. Once demonstrated by completion of a project, the concept need not be repeated in the same neighbourhood until staff and the community have had the opportunity to evaluate the project. This program was envisioned as a means to accommodate a limited number of innovative proposals rather than to encourage numerous rezonings. Therefore, staff believe further demonstration projects in the same area should only be considered if they would illustrate a distinctly different type of development.

This proposal is a variant of the townhouse form. The proposed tree retention and low scale form are desirable features. However, it is not sufficiently distinct to warrant another demonstration in the same area as the 5338-5490 Larch Street application. Furthermore, the application was not accompanied by any indication of community support, as required by the NHD Program. A preliminary and incomplete description of project economics was submitted and indicates selling prices of $700,000.00 per unit or more, which does not demonstrate affordability, also a requirement of the NHD Program.

Planning and Housing Centre staff conclude that the application does not demonstrate a sufficient combination of innovative form, community support, and affordability to be considered under the NHD Program.

CONCLUSION

In light of conflicts with the Kerrisdale RS Districts Rezoning Policy, the CityPlan Neighbourhood Visioning Rezoning Policy, and the Neighbourhood Housing Demonstration Program, staff recommend refusal. At the applicant’s request, a full submission brochure is on file with the City Clerk (copies were previously distributed to Council members).

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APPENDIX A

ADDITIONAL INFORMATION

Site, Surrounding Zoning and Development - This .25 ha (.61 ac.) site is comprised of 2 parcels on the east side of Adera Street at West 41st Avenue. The site has a frontage of 43 m (141 ft.) on Adera Street and a depth of 58 m (190 ft.).

Proposed Development - The applicant proposes to develop 8 units in pairs over common underground parking, on a consolidated site. The units would vary from 232 m² (2,500 sq. ft.) to 263 m² (2,830 sq. ft.). Significant mature trees would be retained as screening. Each unit would have a 65 m² (700 sq. ft.) basement to reduce building mass to 1.5 storeys, with pitched roofs and dormers. Sixteen (16) underground parking spaces are proposed.

Public Input - A notification letter would be sent to nearby property owners and rezoning information signs on the site requested, if Council instructs staff to process this application. One letter has been received from a lawyer representing the adjoining property owner, stating the owner's concern that the proposed rezoning would reduce their property value.

Public Benefit - A net increase of 6 ground-oriented dwelling units would result.

ENVIRONMENTAL IMPLICATIONS

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

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 has provided the comments attached as Appendix B.

APPENDIX B

THE APPLICANT'S COMMENTS

APPENDIX D

APPLICANT, PROPERTY, AND DEVELOPMENT PROPOSAL INFORMATION

APPLICANT AND PROPERTY INFORMATION

Street Address	1638 West 41st Avenue
Legal Description	Lots C and D; Block 14; D.L. 526; LMP 9674
Applicant	R. Balfour, Architect
Architect	R. Balfour, Architect
Property Owner	C.A. Woodworth
Developer	not stated

SITE STATISTICS

	GROSS	DEDICATIONS	NET
SITE AREA	2 498 m²(.61 ac.)	Not Assessed

DEVELOPMENT STATISTICS

	DEVELOPMENT PERMITTED UNDER EXISTING ZONING	PROPOSED DEVELOPMENT	RECOMMENDED DEVELOPMENT (if different than proposed)
ZONING	RS-3	RS-2	RS-3
USES	One-Family	Multiple Dwelling	One-Family
DWELLING UNITS	2	8 (32 DUs/ac.)	2
MAX. FLOOR SPACE RATIO	0.60	0.75	0.60
MAXIMUM HEIGHT	10.7 m	10.7 m
MAX. NO. OF STOREYS	2-1/2 storeys	1-1/2 storeys
PARKING SPACES	As per Parking B/L	16

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(c) 1997 City of Vancouver