CD-1 Text Amendment: 1530 East 22nd Ave.

POLICY REPORT
DEVELOPMENT AND BUILDING

Date: January 27, 1999

Author/Local: MD’Agostini/7727

RTS No. 00448

CC File No. 5308

TO: Vancouver City Council

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

SUBJECT: CD-1 Text Amendment - 1530 East 22nd Avenue

RECOMMENDATION

THAT the application by Rev. Margaret Marquardt, on behalf of St. Margaret’s Cedar Cottage Anglican Church, to amend CD-1 By-law No. 7092 for 1530 East 22nd Avenue (Lot B reference plan 610, Block 6, D.L. 352, Plan 219) be referred to a Public Hearing, together with:

(i) a draft amending by-law to add the use “Child Day Care Facility” generally as shown in Appendix A;

(ii) the recommendation of the Director Central Area Planning, on behalf of Land Use & Development, to approve; and

FURTHER THAT the Director of Legal Services be instructed to prepare the necessary 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 July 21, 1998, City Council approved the Kensington-Cedar Cottage (KCC) Vision Directions and indicated that these directions be used to help guide policy decisions.

On April 6, 1993, Council enacted CD-1 By-law No. 7092 permitting the development of a new church and a 20 unit multiple dwelling project on this site.

On February 4, 1993, City Council adopted Child Care Design Guidelines to create safe and secure urban child care facilities that provide a range of opportunities for the social, intellectual and physical development of children.

PURPOSE AND SUMMARY

This report assesses an application to amend the existing CD-1 By-law for 1530 East 22nd Avenue (St. Margaret’s Cedar Cottage Anglican Church) to add Child Care Facility as a permitted use and allow for a portion of the existing church building to be used for an intended preschool. Staff support the application.

DISCUSSION

History: St. Margaret’s Church has been at this location since 1908. A fire in 1981 destroyed the original church. The site was rezoned in 1993 to permit 20 non-market multiple dwelling units in a 3-storey building and a one-storey church, along with a church hall, ancillary office and meeting rooms in the lower level of the church.

map

Use: The CD-1 By-law for this site limits permitted uses to Church, Multiple Dwelling and Accessory Uses. As the Zoning and Development By-law considers a Child Day Care Facility to be a principal use, it can not be accommodated as an accessory use to Church. A Child Day Care Facility is defined as the use of premises to provide care, supervision, social or educational training to children as defined by the Community Facility Act and Child Care Regulation made pursuant to the Community Care Facility Act. It includes group day care, preschool, special needs day care, out of school care, emergency care, child minding or overnight care.

There are many examples of child day care facilities operating in churches and other community facilities throughout the city. The zoning for the area immediately surrounding St. Margaret’s is varied but each of the applicable zoning schedules permits Child Day Care Facility as a conditional approval use. Therefore, the addition of the Child Day Care Facility use would be consistent with conditionally permitted uses on adjacent sites.

While the intent of the applicant is for a preschool at this time, all the other forms of Child Day Care Facility included in the definition are considered appropriate for this site.

Staff recommend that Child Day Care Facility use on this site be subject to applicable Council policies and guidelines. This would ensure that approval of any such facility now or in the future is in compliance with the Child Care Design Guidelines or any other guidelines that may then be pertinent.

Traffic and Parking: The church and seniors housing complex are served by an underground parking lot with spaces for 19 cars that is currently under-utilized. Access to parking is from Dumfries Street. The proposed preschool would generate additional traffic and parking demands on the neighbourhood. The Parish of St. Margaret’s proposes to address this by providing two parking spaces for drop-off and pick-up and two spaces for staff parking while the day care is operating. At other times the parking spaces will remain dedicated for church use. Additional drop-off and pick-up will occur on Dumfries Street.

Compliance with Kensington Cedar Cottage (KCC) Vision: The proposed Child Day Care Facility use is in keeping with Direction 4.5 of the KCC Vision which reads “Services to low income individuals and families should be a high priority for social services.” Approval of the text amendment will allow for creation of additional day care spaces which will be of benefit to all members of the community requiring child day care facilities.

CONCLUSION

The proposed Child Day Care Facility use is consistent with uses permitted on a conditional approval basis in adjacent zoning districts. In addition, traffic and parking issues are adequately addressed and the proposal complies with the Kensington Cedar Cottage Vision. The Director of Central Area Planning, on behalf of Land Use & Development, recommends that the application be referred to Public Hearing and approved.

* * * * *

APPENDIX A

DRAFT AMENDMENT TO CD-1 BY-LAW NO. 7092

1. Amend Section 2 [Uses] by adding “Child Day Care Facility subject to applicable policies and guidelines adopted by Council.”

APPENDIX B

ADDITIONAL INFORMATION

Site, Surrounding Zoning and Development: St. Margaret’s Cedar Cottage Anglican Church is located on the south side of East 22nd Avenue between Dumfries and Fleming Streets. The site was rezoned to CD-1 in 1993 to allow for the construction of a new church building on the westerly portion of the site and 20 multiple dwelling units for seniors on the easterly portion of the site. South of the subject site is a Revy Home Improvement store which faces Kingsway; a 3-storey commercial\residential building is located to the west across Dumfries; and the remainder of the immediate area is developed with a one- and two-family dwellings.

Proposed Development: Proposed is a preschool to be located in the lower church hall which is 115 m² (1,238 sq. ft.) in size and is adjacent to an exterior courtyard of approximately 83.4 m² (898 sq. ft.). A morning and afternoon class is proposed, each with a maximum of 20 children and three staff.

Public Input: A notification letter was sent to 305 nearby property owners on December 10, 1998 and rezoning information signs were posted on the site on December 1, 1998. One letter supporting the proposal was received. One letter opposing the proposal was also received from an operator of a Montessori preschool located three blocks away. Concerns were focussed on the proximity of the proposed child care facility to other child care programs in the immediate area and included an opinion that there is not sufficient demand to support another day care as the existing programs are running near capacity but with no wait lists.

Comments of the Director of Social Planning: Social Planning is in support of child care being included as a use in this CD-1 zoning. Despite some concerns expressed by nearby Montessori operators, our statistics show that there is still a need for more child care in the neighbourhood and it is worth noting that all the programs in the area seem to have waiting lists.

Comments of the City Engineer: The City Engineer has no objection to the proposed rezoning.

Social and Environmental Implications: The proposed text amendment conforms with the Children’s Policy and Statement of Children’s Entitlements. Approval of the text amendment would be of direct benefit to the children who attend this facility. The text amendment neither contributes nor detracts from the objective of reducing atmospheric pollution.

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

"I am in support of the report as it is presented and appreciate the work of all involved in addressing this request."

APPENDIX C

APPLICANT, PROPERTY, AND DEVELOPMENT PROPOSAL INFORMATION

APPLICANT AND PROPERTY INFORMATION

Street Address

1530 East 22nd Avenue

Legal Description

Lot B reference plan 610, Block 6, D. L. 352, Plan 219

Applicant

Rev. Margaret Marquardt on behalf of St. Margaret’s Cedar Cottage Anglican Church

Architect

n/a

Property Owner

Parish of St. Margaret’s Cedar Cottage Anglican Church

Developer

n/a

SITE STATISTICS

GROSS

DEDICATIONS

NET

SITE AREA

1 480.2 m²

n/a

1 480.2 m²

DEVELOPMENT STATISTICS

DEVELOPMENT PERMITTED UNDER EXISTING ZONING

PROPOSED DEVELOPMENT

RECOMMENDED
DEVELOPMENT (if different than proposed)

ZONING

CD-1

CD-1 Amended

USES

Church
Multiple Dwelling
(non-market)
Accessory Uses

add Child Day Care Facility as a conditional approval use

n/a

Comments or questions? You can send us email.

	Date: January 27, 1999
	Author/Local: MD’Agostini/7727
	RTS No. 00448
	CC File No. 5308

Street Address	1530 East 22nd Avenue
Legal Description	Lot B reference plan 610, Block 6, D. L. 352, Plan 219
Applicant	Rev. Margaret Marquardt on behalf of St. Margaret’s Cedar Cottage Anglican Church
Architect	n/a
Property Owner	Parish of St. Margaret’s Cedar Cottage Anglican Church
Developer	n/a

	GROSS	DEDICATIONS	NET
SITE AREA	1 480.2 m²	n/a	1 480.2 m²

	DEVELOPMENT PERMITTED UNDER EXISTING ZONING	PROPOSED DEVELOPMENT	RECOMMENDED DEVELOPMENT (if different than proposed)
ZONING	CD-1	CD-1 Amended
USES	Church Multiple Dwelling (non-market) Accessory Uses	add Child Day Care Facility as a conditional approval use	n/a