Agenda Index City of Vancouver

POLICY REPORT
DEVELOPMENT AND BUILDING

 

Date: September 3, 1998

 

Author/Local: LChallis/7135

 

LU&D No. 98009

 

CC File No. 5307

TO: Vancouver City Council

FROM: Director of Central Area Planning on behalf of Land Use and Development

SUBJECT: CD-1 Rezoning - 1742-1752 West 2nd Avenue

RECOMMENDATION

GENERAL MANAGER'S COMMENTS

COUNCIL POLICY

Relevant Council Policies for this site include:

· Burrard Slopes IC Districts Interim Policies, adopted June 24, 1993.
· Burrard Slopes Development Cost Levy By-law, enacted September 29, 1994.
· Central Area Plan, adopted December 3, 1991.

PURPOSE AND SUMMARY

This report assesses an application to permit construction of a 4-storey mixed-use building containing 10 residential dwelling units with office, retail and service uses on the lower two floors, at a maximum density of 1.93 FSR (floor space ratio) and with 54 underground parking spaces.

The proposed development satisfies Council’s objectives to provide medium-density, mixed-use development close to the downtown and nearby transit, and in a form of development that achieves a satisfactory fit with the surrounding area.

Staff recommend that the application be referred to a Public Hearing, with a recommendation that it be approved subject to conditions.

map

DISCUSSION

Use: Staff support the proposed uses which include office, retail, service and residential dwellings and are in accordance with the “Burrard Slopes IC Districts Interim Policies”. The Policies allow consideration of above-grade residential in a mixed-use building where the accompanying non-residential uses are residentially compatible.

Density: The proposed overall density of 1.93 FSR is consistent with the IC Districts Policies which recommend a maximum of 2.00 FSR for “high value” uses (office, retail, service and residential uses). The proposed 1.00 FSR for residential use is also in accordance with the Policies which allow a limited amount of residential use to be introduced into the area, without unduly compromising its downtown “support service” role.

The Policies also allow additional density for industrial uses (manufacturing, transportation and storage, warehousing). Although other CD-1 developments in the Burrard Slopes have included a small amount of industrial floor area (less than .50 FSR), the applicant has chosen not to include industrial uses in the proposed development.

The following table outlines the maximum density provisions for the existing IC zoning, the “Burrard Slopes IC Districts Interim Policies” and the proposed CD-1 rezoning application.

TABLE 1 - USES AND MAXIMUM DENSITIES

USE

EXISTING IC ZONING

INTERIM POLICIES
(REZONING)

PROPOSED REZONING

Office
Service
Retail
Residential

1.00 FSR
1.00 FSR
1 000 m²
not permitted

1.00 FSR
1.00 FSR
1 000 m²
1.00 FSR

0.45 FSR

805 m² (0.48 FSR)
1.00 FSR

Max. for these uses

1.00 FSR

2.00 FSR

1.93 FSR

Manufacturing
Trans. & Storage
Wholesale

Ancillary Office

3.00 FSR

50% of Mfg

no set limit

50% of Mfg

--

ALL USES

3.00 FSR

no set limit *

1.93 FSR

* To be determined on site size, location, use mix, built form, compatibility, etc. (Initial analysis indicates an overall total of approximately 2.50 FSR could be accommodated within the buildingenvelope recommended.)

Form of Development: To a large extent, the form of development is prescribed by the “Burrard Slopes IC Districts Interim Policies” which call for a clear definition of the street by requiring a continuous building extending two to three storeys in height, at the property line, along West 2nd Avenue. Development should also be terraced back and provide adequate setbacks in order to ensure sunlight on the street and to the residential units. The Policies also encourages development which maintains the area’s existing small scale and architecturally varied character.

The proposed form of development generally meets the recommended building orientation and architectural character as well as the recommended setbacks and terracing. The building steps back from the property line at the 3rd and 4th storeys, to provide the residential units with extra large decks and roof terraces.

Appendix C provides further details on the proposal’s response to the “Burrard Slopes IC Districts Interim Policies”.

CONCLUSION

Staff support the proposed rezoning which is consistent with the Council-adopted “Burrard Slopes IC Districts Interim Policies”. Staff recommend that the application be referred to a Public Hearing, subject to the proposed conditions of approval presented in Appendix B.

DRAFT CD-1 BY-LAW PROVISIONS

Uses · Dwelling Units.

Density · Maximum floor space ratio of 2.00 FSR, based on the area of the site prior to lane dedication, of which a maximum of 1.00 FSR is for residential use, a maximum of 1.00 FSR is for office uses, a maximum of 1.00 FSR is for service uses, and a maximum floor area of 1 000 m² is for retail uses.

Height · A maximum of 13.7 m (45 ft.).

Parking and Loading

Acoustics

PROPOSED CONDITIONS OF APPROVAL

(a) THAT the proposed form of development be approved by Council in principle, generally as prepared by Weber and Associate Architectural Consultant, and stamped "Received City Planning Department, July 17, 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:

(c) THAT, prior to enactment of the CD-1 By-law, the registered owner shall, at no cost to the City:

ADDITIONAL INFORMATION

Site, Surrounding Zoning and Development: The site includes four legal parcels with a total area of 1 662 m² (17,886 sq. ft.) and is located mid-block on West 2nd Avenue between Burrard Street and Pine Street. The site has a frontage of 45.7 m (150 ft.) and a depth of approximately 36.5 m (120 ft.) and slopes slightly southward from West 2nd Avenue by about 0.8 m (2.5 ft.). The site is presently occupied by a one-storey wood frame structure used for wholesaling and warehousing. Surface parking for 15 cars is provided at the rear off the lane.

Surrounding lands are zoned IC-1 (Industrial District) and are generally developed with 1 to 2 storey buildings used for retail, offices, vehicle dealers, wholesaling and warehousing. The east side of Burrard Street is zoned IC-2 (Industrial District) and is occupied primarily by vehicle dealers.

Proposed Development: The proposed development is a 4-storey building which includes retail units on the 1st floor, offices and residential units on the 2nd floor and residential units on the 3rd and 4th floors. The building’s internal design is intended to allow purchasers the flexibility of dividing or consolidating residential units to provide a variety of living spaces. Thirty-three (33) commercial parking spaces and 21 residential parking spaces are provided below grade with access from the existing lane.

The 1st and 2nd storeys are located at the property line along West 2nd Avenue. The 3rd and 4th storeys are set back to provide private and semi-private residential decks and roof terraces, and to improve sun access on the street and to the residential units.

Burrard Slopes IC Districts Interim Policies: The Policies provide a variety of criteria for evaluating CD-1 rezonings, some of which (use, density, massing, image and character) are referred to in the Discussion Section. The proposal addresses the remaining criteria in the following manner:

· Height: The proposed height of 13.7 m (45 ft.) conforms to the maximum outright height specified in the Policies and is well below the maximum height of 15.3 m (50 ft.) which may be approved if public views are not negatively affected.

· Livability: Livability standards have been met, and significant private and semi-private open space is provided. Safety issues have been dealt with to address resident’s personal security. An acoustical report provides evidence that noise expected in the dwelling units will have acceptable levels and can be dealt with successfully at the development permit stage.

· Streetscape and Site Landscape: The development proposes to provide street trees, subject to Park Board and Engineering staff approval, within the existing sidewalk allowance. Additional landscaping will be provided within the semi-public open spaces, as well as for the private and semi-private residential decks and roof terraces, thereby adding to the residential character of the project. A detailed landscape plan will be a requirement of a development application to ensure that the streetscape relates to the long-term public realm treatment in Burrard Slopes.

· Access and Circulation: The proposed access and circulation will meet the policies by concentrating vehicular access in the lane and pedestrian access on the street.

· Parking and Loading: All recommended policies and Parking By-law requirements have been adhered to, including the provision of adequate bicycle parking.

· Utilities and Services: The new development would be serviced with underground utilities. Adequate provisions have been made for secure recycling and refuse containers.

· Public Benefits: In addition to offering the benefit of increasing housing opportunities in the inner-city, the site would be subject to a development cost levy at the building permit stage.

Environmental and Social Implications: The proposed rezoning neither contributes to nor detracts from the objective of reducing atmospheric pollution. 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 FROM THE PUBLIC, REVIEWING AGENCIES
AND THE APPLICANT

Public Input: On March 24, 1998, a rezoning information sign was posted on the site and on March 27, 1998, a notification letter was sent to 302 nearby property owners. Staff received two telephone enquiries, one seeking additional information about the proposal and the other expressing concern about the potential noise impacts from Mitchell Press (located at 1706 West 1st Avenue).

The applicant has undertaken a noise study which has determined that noise from Mitchell Press would not be a problem.

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.

Urban Design Panel Comment: The Urban Design Panel reviewed this proposal on two occasions. At the first review on April 8, 1998, the Panel was unable to support the application due to the following specific concerns:

· the above-grade parking at the rear of the building contributed to a blank 2-storey massing along the lane;
· the proposal did not capture the industrial imagery called for in the policies; and
· livability issues related to dwelling units with interior bedrooms and dens.

At the second review on July 29, 1998, the Panel reviewed the revised proposal and offered the following comments:

Comments of the Applicant: The applicant has been provided with a copy of this report and has provided the following comments:

APPENDIX F

APPLICANT, PROPERTY, AND DEVELOPMENT PROPOSAL INFORMATION

APPLICANT AND PROPERTY INFORMATION

Street Address

1742-1752 West 2nd Avenue

Legal Description

Lots B, 41, 13 & 14, Block 228, DL 526, Plan 5850

Applicant/Architect

Weber and Associates Architectural Consultant

Property Owner/Developer

Millboro Holdings (2nd Ave) Ltd.

SITE STATISTICS

 

GROSS

DEDICATIONS

NET

SITE AREA

1 661.57 m² (17,886 sq. ft.)

18.57 m² (200 sq. ft.)

1 643 m² (17,686 sq. ft.)

DEVELOPMENT STATISTICS

 

DEVELOPMENT PERMITTED UNDER EXISTING ZONING

PROPOSED DEVELOPMENT

RECOMMENDED
DEVELOPMENT (if different than proposed)

ZONING

IC-1

CD-1

 

USES

Manufacturing, Transportation & Storage, Wholesale, Office, Retail, Service

Dwelling, Office, Retail, Service

 

MAX. FLOOR SPACE RATIO

3.00 FSR

1.93 FSR

 

MAXIMUM HEIGHT

18.3 m (60 ft.)

13.7 m (45 ft.)

 

PARKING SPACES

Per Parking By-law

33 - commercial spaces
21 - residential spaces

 

* * * * *


ph981022.htm


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