POLICY REPORT

DEVELOPMENT AND BUILDING

Date: January 8, 1999
Author/Local: Dthomsett/7796
LU&D No. 97034
RTS No. 00433
CC File No. 5304

TO: Vancouver City Council

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

SUBJECT:CD-1 Rezoning of 1316-1336 West 11th Avenue

RECOMMENDATION

THAT the application by Polygon Development 100 Limited to rezone 1316-1336 West 11th Avenue (Lot 7, Plan 1276 and Lot D, Plan LMP36970, Both of Block 392, D.L. 526) from RM-3 to CD-1, to permit retention of the exiting Rose Court multiple dwelling, be referred to a Public Hearing, together with:

(i)plans received May 6, 1998;

(ii)draft CD-1 By-law provisions, generally as contained in Appendix A; and

(iii)the recommendation of the Director of Central Area Planning on behalf of Land Use and Development to approve, subject to conditions contained in Appendix B; and

FURTHER THAT the Director of Legal Services be instructed to prepare the necessary CD-1 By-law for consideration at Public Hearing.

GENERAL MANAGER'S COMMENTS

The General Manager of Community Services RECOMMENDS approval of the foregoing.

COUNCIL POLICY

On May 8, 1989 , Council approved the following City housing policies:

•Maintain and expand housing opportunities in Vancouver for low and moderate income households; and

•Facilitate the provision of a wide range of housing forms and shelter costs.

Further, on June 6, 1995, Council approved the following CityPlan directions:

•Increase the supply of lower cost market housing; and

•Use private sector incentives and City regulations to deliver this housing.

PURPOSE AND SUMMARY

This report assesses an application to add 576.34 m² (6,204 sq. ft.) of floor space potential to this site (Lots 7 and D), in order to facilitate the retention of Rose Court, an existing five-unit rental multiple dwelling on Lot 7, as well as the development of a new 12-storey market multiple dwelling, already approved under the current RM-3 zoning, on Lot D. Staff conclude that retention of the five existing rental units would outweigh the impact of increased site coverage, increased density and reduced landscaping.

Map

History: On January 12, 1998, the Development Permit Board approved DE402493 permitting development of a 12-storey multiple dwelling, utilizing the full development potential of the site under existing RM-3 zoning, assuming demolition of both Rose Court and the Bamfield (a 22-unit multiple dwelling located on Lot D). However, a covenant was registered on title that protects Rose Court from demolition pending the outcome of the subject rezoning application. The footprint of the new high-rise tower, including its underground parking garage, is fully contained within Lot D, and does not encroach on Lot 7 which contains Rose Court. The development permit was issued on July 15, 1998.

On December 9, 1997, Council approved (In Camera) City purchase of Rose Court (Lot 7) as market rental housing, including continuation of the five current residential tenancies. The purchase price was to be equal to the extra development cost incurred by the applicant in retaining Rose Court, including the costs of this rezoning and modest renovations to the building prior to City purchase. On November 30, 1998, the offer to purchase Rose Court between the City and Polygon Development 100 Limited was executed.

Use: There would be two multiple dwellings, rather than one. City ownership of one of these buildings, Rose Court with its one three-bedroom and four two-bedroom ground-oriented units, would provide a modest addition to the City’s permanent stock of rental housing for families in an inner-city neighborhood with convenient public transit access to downtown employment centres. Rental tenure would continue as long as future Councils see fit.

Comments from the Manager of the Housing Centre on the need for market rental housing in the City are contained in Appendix C.

Density: The proposed density increase from 1.85, as permitted under RM-3, to 2.10 FSR constitutes a net increase of 576.34 m² (6,204 sq. ft.) or 0.25 FSR. However, Rose Court exists in this location now and would provide the offsetting benefit of retaining affordable rental units.

Form: Separation between a new high-rise tower and the existing Rose Court would exceed sideyard setback and containing angle requirements under RM-3 zoning. Retention of Rose Court would reduce open space normally found at the base of high-rise residential buildings in RM-3 districts, but staff believe provision of rental units to be of sufficient public benefit to warrant this trade off (see plans: Appendix D).

Parking: The existing four-car garage would be demolished to provide space for five surface parking spaces (one per unit).

CONCLUSION

Few purpose-built rental units are being developed in the city. Staff conclude that retention of five existing rental units in close proximity to transit, employment and commercial services would outweigh the disbenefit of reduced landscaped open-space that would otherwise be required on this site. Staff recommend approval.

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DRAFT CD-1 BY-LAW PROVISIONS

Use •Multiple dwellings; and

•Accessory uses, customarily ancillary to the above use.

Density

Map of sub-areas

•Sub Area A: Maximum floor area of 4 289.7 m² (46,175 sq. ft.), based on calculation provisions of the RM-3 District Schedule; and

•Sub Area B: Maximum floor area of 576.34 m² (6,204 sq. ft.), based on calculation provisions of the RM-3 District Schedule.

Height•Sub Area A: A maximum of 36.6 m (120 ft.); and

·570·Sub Area B: A maximum of 12 m (39.4 ft.) or 3-storeys.·570

Parking•Per RM-3 standard in the Parking By-law for Sub Area A. A minimum of one parking space per dwelling unit for Sub Area B.

Acoustics •Per RM-4N District Schedule.

APPENDIX B

PROPOSED CONDITIONS OF APPROVAL

(a)THAT the proposed form of development be approved by Council in principle, generally as prepared by Polygon Development 100 Limited, and stamped "Received City Planning Department, May 6, 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)design development to treat surface parking area with pavers or other higher quality material and provide adjacent landscaping.

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

(i)make arrangements to the satisfaction of the City Engineer and Director of Legal Services for provision of street trees, where space permits;

(ii)make arrangements for all new electrical and telephone services to be undergrounded within and adjacent the site from the closest existing suitable service point.

APPENDIX C

Page 1 of 2

ADDITIONAL INFORMATION

Site, Surrounding Zoning and Development: This .23 ha (.57 ac.) site is comprised of two parcels on the south side of West 11th Avenue, immediately west of Birch Street. The site has a frontage of 61 m (200 ft.) and a depth of 38.1 m (125 ft.).

Proposed Development: This rezoning would permit retention of the existing 1925 vintage Rose Court apartment building without change to siting, massing or height, and would also permit a 12-storey multiple dwelling that could otherwise be built under existing RM-3 zoning, based on the whole site. Siting of the new tower leaves a 7.31 m (24 ft.) separation between buildings.

Public Input: Rezoning information signs were posted on the site on November 28, 1997 and a notification letter was sent to nearby property owners on January 14, 1998. Eight phone calls were received from residents and no people came to City Hall to view plans. Concerns focused on the adequacy of parking and traffic impacts. No letters expressing opposition to the rezoning were received from nearby residents.

Comments of the Manager of the Housing Centre: Many lower income workers, particularly those employed in sales and service jobs in the city’s Downtown business district, do not earn enough to accumulate the downpayment necessary to purchase a condominium apartment or single-family home. For these workers and their families, the only alternative is market rental housing. This is particularly true for those who earn too much to qualify for government subsidized housing, but not enough to secure home-ownership.

Much of the older, purpose-built rental housing in Vancouver is being lost gradually through conversion or redevelopment to condominium use. Even though 30 to 40% of condominium units are owned by investors and rented to tenants, strata-owned rental units tend to be let at upper end-of-market rents and may not remain in the rental pool on a long-term, continuous basis.

Securing Rose Court, with its one (1) three-bedroom and four (4) two-bedroom ground-oriented units, will provide a modest addition to the City’s permanent stock of rental housing for families in an inner city neighbourhood with convenient public transit access to Downtown employment centres.

Comments of the Manager of Engineering Services: The Manager of Engineering Services has no objection to the proposed rezoning, provided that the applicant complies with conditions as shown in Appendix B, and that one parking space per dwelling unit be required for Rose Court.

APPENDIX C

Page 2 of 2

Urban Design Panel Comment: As there is no new development proposed other than that already approved under RM-3 zoning, the Urban Design Panel did not review this proposal.

Public Benefit: Retention of rental accommodation is a stated Council objective which is addressed by this application.

Environmental Implications: Retention of this building will reduce landfill.

Social Implications: Retention of affordable rental accommodation in a location near transit, shopping, public services and employment opportunities offers a significant benefit to five households. 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 reviewed the report provided by the Planning Department and concurs with the recommendation put forward.

APPENDIX E

APPLICANT, PROPERTY, AND DEVELOPMENT PROPOSAL INFORMATION

APPLICANT AND PROPERTY INFORMATION

Street Address	1316-1336 West 11th Avenue
Legal Description	Lot 7, Plan 1276 and Lot D, Plan LMP36970, Both of Block 392, D.L. 526
Applicant	Polygon Development 100 Limited
Architect	L. Doyle
Property Owner	Polygon Development 100 Limited
Developer	Polygon Development 100 Limited

SITE STATISTICS

	GROSS	DEDICATIONS	NET
SITE AREA	.23 ha (.57 ac)	-	same

DEVELOPMENT STATISTICS

	DEVELOPMENT PERMITTED UNDER EXISTING ZONING	PROPOSED DEVELOPMENT	RECOMMENDED DEVELOPMENT (if different than proposed)
ZONING	RM-3	CD-1
USES	Multiple Dwelling 58 units	Multiple Dwellings 58 units + 5 units
MAX. FLOOR SPACE RATIO	1.85	2.10
MAXIMUM HEIGHT	36.6 m (120 ft.)	36.6 m(120 ft.)/12 m (39.4 ft.)
PARKING SPACES	66	66 + 5
FRONT YARD SETBACK	6.1 m	6.1 m/4.8 m
EXTERIOR SIDE YARD SETBACK	6.0 m	15.1 m (Tower)
REAR YARD SETBACK	10.7 m	12.4 m/14.1m

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