ADMINISTRATIVE REPORT

Date: November 19, 1997

Author/Local: BMcGilvray/6112

CC File No. 5301

TO:	Vancouver City Council
FROM:	Director of Community Planning, in consultation with Director of Permits and Licenses Director of Legal Services
SUBJECT:	Single-Family (RS) Zoning Information Improvements

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INFORMATION

The General Manager of Community Services submits this report for INFORMATION.

COUNCIL POLICY

In December 1994, Council adopted the Better City Government initiative which has a focus on service improvement.

In May 1996, Council adopted the RS Interim Zoning Program which has resulted in 10 areas being rezoned to either RS-5/RS-5S or RS-6.

PURPOSE

This report informs Council about two new information brochures and the publication of Interpretive Notes for RS zones.

BACKGROUND

During the course of the recent zoning programs, a number of issues and concerns about the design and construction of single-family homes have been brought to staff’s attention. This report addresses the most significant of these concerns.

Single-family zones comprise approximately 64 percent of the City’s land area. Each year, about 1.5 percent of the single-family housing is replaced. Construction of new buildings within existing neighbourhoods causes disruptions to both property owners/residents adjacent to the construction site and in the surrounding area. Though demolition, renovation, and new construction inevitably creates higher levels of noise and disruption, these disturbances can be minimized by builders being considerate of area residents and properties. Complaints to the City from neighbours about excessively disruptive construction activities consume staff time and may result in delays to builders. Last year, staff was approached by Peter Simpson, the Executive Director of the Greater Vancouver Home Builders’ Association (GVHBA), who has initiated information brochures in other cities outlining good construction practices for builders within existing neighbourhoods. Staff, with GVHBA’s assistance, have pursued the production of a similar brochure for Vancouver.

In addition, during the course of the RS Interim Zoning Program, Council and staff have heard concerns from both residents and industry about difficulties understanding the complexity of the various zones now offered to neighbourhoods. Homeowners and industry representatives, including designers and real estate agents, noted the need for a simple, straightforward summary document to assist in understanding the zoning options and in advising clients.

Finally, throughout the RS Interim Zoning Public Hearings, Council and staff heard several complaints from the Architectural Institute of British Columbia (AIBC) and others about the "hidden" administration of RS zones. Many delegations referred to the internal Interpretive Notes ("Briefing Minutes") that guide staff in the interpretation of various aspects of the RS zones.

DISCUSSION

1.New Buildings and Neighbourhoods Brochure

All Vancouver neighbourhoods are continuously renewed via new construction which inevitably causes some disruptions as work progresses. However, where builders are considerate of area residents’ interests, make efforts to minimize disruption, and keep neighbours informed about the project, serious problems can be minimized. The "New Buildings and Neighbourhoods" brochure (attached as Appendix A) presents suggestions, information, and sample documents to assist builders who follow these "good neighbour" policies. The GVHBA requires their members to follow these policies; other builders are encouraged to do so voluntarily.

In addition to outlining the required City permit processes, inspections, and safety requirements, the brochure suggests early builder contact with area residents to minimize misunderstandings about the project and advise neighbours about the approximate dates of specific construction activities, such as demolition, which are often necessary but disruptive activities.

This brochure is the result of joint efforts of the GVHBA and the Community Planning Division with input from Permits and Licenses, Legal Services, Graphics and other City Departments. The distribution of these brochures with every building permit will hopefully establish voluntary policies for builders’ activities that positively affect neighbourhoods and result in improved builder/ neighbourhood relations, and fewer complaints to Councillors and City staff about disruptive construction activities. The use of similar brochures in other municipalities has resulted in a general improvement in builder-neighbourhood relations.

2.Single-Family Residential (RS) Zoning Information Brochure

The brochure (attached as Appendix B) summarizes, in plain language, the intent and content of the major single-family zones in the city, including what is regulated and whether or not there is design control. It also provides contact numbers for staff assistance. This brochure will be distributed through City Hall and will be sent to all real estate firms active in RS-3/RS-3A, RS-5/RS-5S, and RS-6 areas. An announcement of this brochure will also be made in the newsletters of the Real Estate Board of Greater Vancouver.

3.Interpretive Notes

There are currently 52 Interpretive Notes on file in the City’s internal information system that refer to RS Single-Family zoning districts. These notes are created whenever an application presents conditions warranting a new interpretation of adopted City zoning documents. These notes are recorded to ensure staff understanding, consistency and efficient application processing. These notes have been re-written for clarity and are now published, with updates, and are available at the Development Information and Application Centre. (A copy is on file with the City Clerk.) The long term goal is to have these Interpretive Notes available to the public on the Internet along with the relevant by-laws. Information about this new service will be sent to the AIBC and GVHBA.

PERSONNEL AND FINANCIAL IMPLICATIONS

These new brochures and publication of Interpretive Notes will not require extra administrative or enforcement activities. In fact, we hope they will reduce staff time related to inquiries and complaints from the public. Aside from printing costs, the provision of the information brochures and Interpretive Notes to permit recipients and others will not incur significant new costs to the City.

CONCLUSION

The information brochures and Interpretive Notes are intended to improve service to the public and reduce staff time dealing with confusion and complaints.

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(c) 1997 City of Vancouver