report - development permit committee 2118 west 15th ave ......with the west 15th and 16th frontages...

CITY OF VANCOUVER COMMUNITY SERVICES GROUP

DEVELOPMENT PERMIT STAFF COMMITTEE REPORT

SEPTEMBER 26, 2012

FOR THE DEVELOPMENT PERMIT BOARD OCTOBER 9, 2012

2118 WEST 15TH AVENUE (COMPLETE APPLICATION) DE415745– ZONE C-2 PC/JB/DA/LH

DEVELOPMENT PERMIT STAFF COMMITTEE MEMBERS Present: Also Present: J. Greer (Chair), Development Services P. Cheng, Urban Design & Development Planning A. Law (Alternate Chair) Development Services A. Molaro, Urban Design & Development Planning R. Thé, Engineering Services J. Bosnjak, Development Services L. Gayman, Real Estate Services D. Autiero, Development Services T. Driessen, Park Board

APPLICANT: Cressey (Ridge) Development Attention: David Evans 800 - 925 W Georgia Street Vancouver, BC V6B 3L2

PROPERTY OWNER: Cressey Ridge Holdings Ltd. Attention: David Evans 800 - 925 W Georgia Street Vancouver, BC V6B 3L2

EXECUTIVE SUMMARY

● Proposal: To develop this site with a five storey mixed-use building containing commercial units on

the ground floor with 52 residential units above all over three levels of underground parking have vehicle access from the lane.

See Appendix A Standard Conditions Appendix B Standard Notes and Conditions of Development Permit Appendix C Processing Centre – Building comments Appendix D Plans and Elevations Appendix E Applicant’s Design Rationale Appendix F Traffic Study Appendix G Urban Design Panel minutes from June 6, 2012 ● Issues: 1. Impacts to adjacent neighbouring properties 2. Urban design interface between ground floor retail and the public realm. ● Urban Design Panel: Support

2118 WEST 15TH AVENUE (Complete Application) SEPTEMBER 12, 2012 DE415745 – Zone C-2 PC/JMB/DA/LH

2

DEVELOPMENT PERMIT STAFF COMMITTEE RECOMMENDATION: APPROVE THAT the Board APPROVE Development Application No. DE415745 as submitted, the plans and information forming a part thereof, thereby permitting the development of a five storey mixed-use building containing commercial units on the ground floor with 52 residential units above all over three levels of underground parking with access from the lane, subject to the following conditions: 1.0 Prior to the issuance of the development permit, revised drawings and information shall be

submitted to the satisfaction of the Director of Planning, clearly indicating:

1.1 design development to improve neighbourliness to the properties located due west and

north by providing the following:

a) a maximum building height of 55 ft. for the entire building with the exception of the proposed architectural appurtenance located above the primary entrance to the commercial retail area, which may attain a maximum height of 60 ft.

Note to Applicant: A separate sign application will be required for the

“Ridge” signage and is only indicated on the plans for design reference. b) a minimum 50 ft. setback from the rear property line for the fifth storey,

except for the southwestern dwelling unit, which may be set back no less than 43 ft. from the rear property line.

Note to Applicant: A roof deck may be located in resulting area in this southwestern location provided it complies with Recommended Condition 1.5 below.

1.2 design development to improve neighbourliness with the property located due west

from the northwest corner of the subject site by providing:

a) a minimum setback of 12 ft., from the rear property line, for the ground floor residential townhouse unit located at the northwest corner;

b) a reduction in height of the proposed concrete privacy wall, which defines the

southern extent of the townhouse yard space, to a maximum of 10 ft. 1.3 design development to improve neighourliness with the property located due west from

the southwest corner of the subject site by providing:

a) a rear yard setback of 12 ft. for the proposed outdoor semi-private amenity area located at the southwest corner of the site. Further, the resulting area should be treated with an amenable lanescape treatment involving soft and hard landscaping;

1.4 design development to improve neighbourliness with the properties located due north

the subject site:

a) Relocation of the proposed mechanical unit, surrounding fence treatment located on the fifth storey to a location no less than 24 ft. from the north property line.


3

1.5 design development to limit visual overlook into nearby properties from all proposed west- and north-facing dwelling units through the following methods:

a) For all residential outdoor decks and balconies, a continuous edge planter with

a minimum width of 3ft for the second storey, and 2 ft. for the 3rd, 4th and 5th storeys. All planters must be minimum 2 ft. in height, placed along the outside perimeter of the floor slab, and treated with a suitably-selected, vegetative species to attain a minimum mature height of 3 ft. above floor finish (See Figure 5, page 15);

Note to Applicant: The selected planting should exhibit a thick, leafy foliage

year-round.

b) For all enclosed balconies and interior spaces that are located on or near the outside edge of the floor slab, a non-transparent treatment of the lowest 3 ft. of the exterior wall, such as a spandrel panel, transluscent glass or fritted exterior glass panels;

Note to applicant: For design conditions 1.5.(a) and 1.5.(b), a combination of the above methods or a different solution may be accepted if it fulfills the general design criteria of reducing overlook through the lowest 3 ft. of exterior wall or edge of exterior roof deck;

c) deletion of the individual gate accesses leading from the private, west-facing

terraces on level 2 to the “maintenance walkway”;

d) reconfiguration to the proposed external access stair into an internal component of the building, in order to minimize the amount of open stairs viewable on the rear elevation.

e) a reduction in elevation to the “maintenance walkway” to align with the

proposed continuous edge planter so that the planter is a minimum 2 ft. in height in relation to the elevation of the maintenance walkway floor finish, and is treated with a suitably-selected, vegetative species to attain a minimum mature height of 3 ft. above floor finish.

1.6 design development to provide a minimum of three exhaust shafts to convey kitchen

ventilation from the ground-level commercial retail space to above the roof of the fifth storey (See standard Condition A.1.21);

Note to Applicant: The three ventilation shafts should be suitably-sized and well-spaced from each other to accommodate the possible subdivision of the commercial space into smaller, separate tenancies.

1.7 design development to the frontage of the ground floor commercial retail to maximize

transparency while also providing for the future opportunity for smaller, subdivided tenancies with the following:

a) increasing the amount of glazed area facing Arbutus Street while reducing the

amount of opaque wall;

b) providing a portion of the commercial frontage located south of the “RIDGE” sign to be flush with exterior grade and equipped with a store entrance, so that


4

a future pathway from this retail space to the southern portion of the public green space is possible.

1.8 design development to the proposed continuous weather-protection located above the

ground- level retail frontage, demonstrating full demountability and a minimum depth of 8 ft.

2.0 That the conditions set out in Appendix A be met prior to the issuance of the Development

Permit. 3.0 That the Notes to Applicant and Conditions of the Development Permit set out in

Appendix B be approved by the Board.


5

● Technical Analysis:

PERMITTED (MAXIMUM) REQUIRED PROPOSED

Site Size1

270 ft x 113 ft (Original)

7 ft x 220 ft (Purchased)

Site Area1 32,050 sq.ft. (Original + Purchased) 30, 510 sq. ft. (Original)

Floor Area2

Outright 24,037 sq.ft. Conditional 80,123 sq.ft 56,086 sq. ft. – in storeys located above first storey (2nd to 5th floors)

Commercial 20,490 sq.ft. Residential 61,633 sq.ft. Total 82,123 sq.ft. 57,115 sq. ft. (2nd to 5th Floor)

FSR2 Outright 0.75 Conditional 2.5 1.75 – in storeys located above first storey (2nd to 5th floors)

Total 2.56 Commercial 0.64 Residential 1.92 Total 1.78 (2nd to 5th Floors)

Height3 45.28 ft. – Overall from Arbutus; 15.09 ft. – rear 20 ft.; 35.10 ft. – rear 20 ft to 35.10 ft.;

Top of Parapet Wall 58.34 ft. Top of Roof (Under Sign) 62.98 ft. Top of Elevator Machine Room 66.96 ft. Rear Wall, Fin Wall and Maintenance Stair: 20.0 to 25.0 ft.

Front Yard and Setback (Arbutus)4

1.97 ft. 7.87 ft. (above 35’)

0 ft. 4.16 ft.

Side Yard and Setback5 North (15th Avenue) South (16th Avenue)

1.97 ft. 7.87 ft. (above 35’) 1.97 ft. 7.87 ft. (above 35’)

3.5 ft. 5 ft. 2.5 ft. 17.5 ft.

Rear Yard and Setback (Lane)6

1.96 ft. 20.01 ft. (Residential)

2 ft. 7 ft.

Parking7 Small Car 25% (24)

Commercial 35 (Gorcery Store 83) Residential 59 Disability Commercial 2 Residential 3

Commercial 86 Disability 5 Residential 95 Disability 3


6

PERMITTED (MAXIMUM) REQUIRED PROPOSED

Bicycle Parking8 Class A Class B Retail 4 6 Residential 65 6 Total 69 12

Class A Class B Retail 4 0 Residential 114 0 Total 118 0

Loading Class B Retail 2

Class B Retail 2

Balconies

6,409 sq.ft. (Open + Enclosed) 50% of Proposed Balcony (Enclosed)

Open 2,141 sq.ft. Enclosed 1,751 sq.ft. Total 3,892 sq.ft.

Amenity 8,012 sq.ft. (max.) 2,127 sq.ft.

Unit Type One-bedroom 17 Two-bedroom 8 Two-bedroom + Den 19 Three-bedroom 6 Townhouse 2 Total Number of Units: 52

1 Note on Site Size and Site Area: The development site includes the original lot (30,510 sq.ft.) and a portion of Arbutus Street which is proposed to be purchased (1,540 sq.ft), and consolidated with the original lot. For this report, the site area and associated FSR include the future purchased portion of Arbutus Street. See also Standard Condition A.2.1. 2 Note on Floor Area: The proposal is requesting the permitted conditional Floor Space Ratio (FSR) of 2.5, of which a maximum of 1.75 FSR is permitted for all storeys located above the front street-level storey. The proposed floor area exceeds the permitted FSR due to additional floor area on the 5th storey (external walkways to unit entries) and storage rooms which do not comply with the Bulk-Storage Bulletin. Standard conditions A.1.3 seek compliance with the maximum 2.5 and 1.75 FSR as per Section 4.7.1 of the C-2 district schedule. 3 Note on Height: The maximum height of the building may be increased under section 4.3.2. of the C-2 District Schedule. Staff support an increase in height up to a maximum of 55 ft. but with conditions to ensure neighbourliness (Refer to the discussion in the report under “Response to Applicable By-laws and Guidelines” and the design conditions for a thorough discussion of the various building elements in question). 4 Note on Front Yard and Setback: In determining the technical aspects of the proposal and its response to the C-2 District Schedule and Design Guidelines, the Arbutus Street frontage is considered the front of the property, with the West 15th and 16th frontages considered as exterior sideyards. Only a localized portion of the building form, located near the store entry, is not in compliance with the 1.97 ft. front yard setback (Refer to section titled “Interface with the public realm and Arbutus Street (East Elevation)” on page 12. Staff support these encroachments. 5 Note on Side Yard and Setback: A portion of an upper unit and wall on the fourth floor is encroaching into the 7.87 ft. setback. Staff recommend a minor relaxation of this setback for the fourth storey but require relocation of the mechanical unit located on the fifth storey (See Recommended Condition 1.4). 6 Note on Rear Yard and Setback: Staff recommend a relaxation of the 20 ft. minimum rear yard setback for residential uses to 12 ft.. (See Recommended Condition 1.2.) 7 Note on Parking: An overage of commercial parking is being proposed to accommodate a variety of general commercial uses and occupancies in the ground floor of the building. However, the application proposes to provide a large grocery store, to which an enhanced parking requirement of 83 parking spaces is required. 8 Note on Bicycles: Standard Condition A.1.13 and A.1.14 seeks details of the Class A and Class B Bicycle Parking in accordance with Section 6 of the Parking By-law.


7

● Legal Description ● History of Application: Lot: A 12 04 25 Complete DE submitted Block: 464 12 06 06 Urban Design Panel (non-support) District Lot: 526 12 07 20 Revised DE submitted Plan: 2300 12 08 01 Urban Design Panel (support) 12 09 12 Development Permit Staff Committee ● Site: Situated on the west side of Arbutus Street between a busy arterial (W 16th Avenue) and a residential street (W 15th Ave), the site is located on the border between the Kitsilano and the Arbutus Ridge neigbourhoods. The site is approximately 120 X 270 ft. in size, and is currently occupied by a commercial development (built in 1947) that houses a single-screen cinema (the Ridge Theatre), a bowling alley and several small-scale commercial retail businesses and offices. Other nearby buildings along Arbutus are a series of surface parking lots that serve the theatre and two-storey commercial buildings with on-site surface parking stalls. The site sits on a topographical high-point, on a north-south ridge, and has a significant cross-slope of approximately 9 ft. from Arbutus Street down to the rear service lane. Properties located due west are on a lower elevation. To the west and east, the land is zoned for low-density residential use in the form of duplexes or single family houses. ● Context: Significant adjacent development includes: (a) City Owned Land currently used for roadway and surface parking (b) Private-Owned Land currently used for surface parking (c) Gas Station (d) Existing Railway (e) RT-7/RT-8 /Low density/historical duplex zone (f) RS-1/RS-5/ Low density single family zone


8

● Background: The site located at 2118 West 15th Avenue has been in its current incarnation since 1947 as the Ridge Theatre. Built during the early automobile-era, the existing building serves as a car-destination entertainment centre featuring a move theatre, a bowling alley, restaurants and a few other commercial shops with surface parking provided on many adjacent and nearby private and public properties. The development is architecturally notable as an example of modernism in Vancouver. Furthermore, with its many and varied commercial attractions, the development has served as a significant social gathering hub for the local community as well as for the Vancouver region. The existing development was built under the C-2 zoning in 1947. At that time, the C-2 zone permitted commercial-only developments up to a maximum building height of 3 storeys (40 ft.). Since that time, the C-2 zone has undergone several Council-adopted revisions including the allowance of residential uses, a reduction of allowable Floor Space from 3.0 to 2.5 FSR, and an increase in the base height from 40 ft. to 45 ft., thereby enabling a four-storey building typology. For all intents and purposes, the C-2 zoning generally represents city-wide areas that provide ground-floor retail and commercial uses outside of the downtown core on arterials, serving the surrounding low-density residential neighbourhoods. In 2003, the zoning underwent a further revision to increase setback and visual screening provisions to address privacy and overlook concerns from property owners. The resulting regulations call for a series of building setbacks for the lower and upper storeys, otherwise known as the “height envelope”. In June 2011, staff began preliminary discussions with Cressey Holdings on the redevelopment of this site. Being cognizant of the cultural and social value placed on the theatre and bowling facilities, Staff asked the proponent to explore the possibility of retaining some of these existing uses. After researching the idea, the proponent responded that providing a movie theatre or bowling facilities was considered economically unviable. Staff also explored the possibility of rezoning the site for increased height and density, but determined that the particular neighbourhood context did not support the necessary height and density increases to facilitate the retention of the existing on-site uses. The applicant also proposed to renovate the existing city-owned land located due east of the subject property. This land has historically been leased to the site’s property owners for the provision of surface parking stalls in front of the development. The application proposes to remove the existing asphalt-paving and to replace it with a new public green space. During the application process, in addition to the normal notification process (mailout), additional public consultation was undertaken that included a public open house, several formal and informal meetings and telephone conversations with concerned neighbours. In response to the concerns raised by the local community over the impending loss of the movie theatre and bowling alley, staff explored the possibility of redistributing the development onto the publicly-owned land located between the Arbutus roadway and the subject property an secure the provision of a small 15,000 s.f. multiplex cinema and a bowling facility. A preliminary costing exercise was performed involving discussions between Planning, Engineering, Real Estate and Cultural Services. Staff learned that the existing infrastructure (Metro Vancouver Water Line and CoV PRV pump station) located within this portion of the street right-of-way limited any building being developed within the area. Further, the cost to relocate the existing infrastructure, among other associated costs, greatly outweighed the estimated value of the public land. ● Applicable By-laws and Guidelines:

• C-2 District Schedule The intent of the C-2 District Schedule is to provide for a wide range of commercial uses serving both local and city-wide needs as well as residential uses along arterial roads. The zoning generally anticipates a 4-storey building form, with grade level retail and residential


9

uses at grade (at the rear of the site) and above. Residential uses are a conditional use. The maximum permitted height of the building is 13.8 m (45.3 ft.), measured horizontally from the front property line. However, the Director of Planning or the Development Permit Board may permit an increase in height provided it first considers all applicable policies and guidelines adopted by Council, and the submission of any advisory group, property owner or tenant.

• C-2 Design Guidelines The intent of the guidelines is to assist in the wide range of lot sizes, orientations, uses and neighbouring buildings that occur in C-2 zones. The guidelines also provide direction on building massing and design for neighbourliness, street enclosure, residential livability and pedestrian interest for the retail areas.

Furthermore, The C-2 Design Guidelines advises that:

4.3 (e) Relaxation of the 45 ft. portion of the height envelope may be considered up to a maximum of 55 ft.:

(i) For sites that are exceptionally large in both depth and width, to achieve

benefits such as increased neighbourliness, open space and amenity;

• Greenest city Action Plan – Access to Nature – “Street to Parks” initiative

The goal for the Greenest City Action Plan – Access to Nature is for Vancouver residents to enjoy incomparable access to green spaces, including the world’s most spectacular urban forest. The Access-to- Nature initiative identifies a target to have all Vancouver residents live within a five-minute walk of a park, greenway, or other green space by 2020. One of the priority actions is to create four to six new mini-parks by converting street-right-of-ways to parks. These parks will be developed in consultation with the local community to determine their use as community gardens, plaza, local orchards, community yards, or naturalized habitat. In addition there is a priority target to plant 15,000 new trees on City land and other public property.

● Response to Applicable By-laws and Guidelines: The form of development responds to the parameters set by the zoning with regards to the permissible Floor Space, and requests a height relaxation from the outright permissible 4 storeys (45 ft.) to five storeys in height (55 ft.). Height and Building Form: This unusual site is bounded by three streets, West 15th and 16th Avenues and Arbutus Street, with its longer dimension spanning in a North-South direction. Located due north and west are properties that are zoned for single-family homes and/or duplexes. There is a significant cross-slope across the site, with a drop of approximately 9 ft. from the northeast corner to the southwest corner. This sloping topography continues through the residential properties to the west, giving this site and its subsequent redevelopment a greater potential for overlook from the proposal down to the westward properties. In the case of this particular context, staff consider this site as exceptionally large, given its 270 ft. frontage, and merits consideration for the additional height provisions of the zoning and guidelines. An individualized solution for the building design and massing is possible, in order to minimize neighbourliness issues such as visual overlook and shadowing from the proposed development into the properties located to the west and the north. In particular, staff support the distribution of the permitted floor area within a 5-storey building form as it allows for increased rear setbacks for most of


10

the residential floor area beyond what would have been achieved within a 4-storey building envelope (see illustration below). The application proposes a building height of approximately 58 ft. taken from the Arbutus-facing frontage. Staff recommend a relaxation of the overall building height from 45 ft., but to a maximum of 55 ft., with the exception of one architectural appurtenance (See Recommended Condition 1.1.(a)). However, to further address neighbourliness and overlook, staff are recommending several design development measures to significantly improve this relationship (described below). Interface with the rear service lane and neighbouring properties due west (West Elevation): Staff are concerned that the design of the 5th storey massing has not satisfactorily “improved neighbourliness” with the westward properties. Staff therefore Recommend Condition 1.1(b), which ensures a rear setback of the fifth floor to reduce the overall perceived building mass, as well as potential overlook and shadowing impacts during the morning hours. With the exception of the entire 5th storey, there are two localized building elements that project through the permitted height envelope. Firstly, a rear portion of the commercial retail component projects into the height envelope. Staff recognize this element as being sufficiently set back, resulting in a perceived building mass that is commensurate to one that fits the height envelope. The effect of a higher commercial rear exterior wall is mediated by being further set back by 12 ft.. As these local projections involve only the commercial portion of the building, from which overlook into nearby properties is not possible, staff recommend the relaxation of the height envelope for this building element.

Figure #1 Proposed building mass


11

Figure #2 Resulting building mass with fulfillment of Recommended Conditions

The second building element involves the proposed residential townhouse located at the northwest corner of the development, and the 25 ft. high protruding wall which forms a rear wall for the townhouse. Staff determine that these building elements compromise the neighbourliness with the property located due west, as well as reducing the livability of the resulting dwelling unit. Staff therefore recommend a 12 ft. setback from the rear property line for these elements, as well as a reduction in height of the rear wall to a maximum height of 10 ft. (Recommended Condition 1.2). Further design refinements are also sought to ensure a high standard of neighbourliness to the property located immediately west of the southwest corner of the subject site. Recommended Condition 1.3 calls for a rear yard setback of the outdoor private amenity space, which ensures that a small amount of oblique open view of West 16th is retained for the neighbouring property. Further, the setback also serves to minimize any future noise conflicts. Interface with the public realm and Arbutus Street (East Elevation): For typical C-2 development sites, the height envelope requires an 8 ft. front setback above the 35 ft. height mark in order to ensure a standard of openness and natural light for the public street (street enclosure). Staff recommend the necessary relaxation of the height envelope for these building portions. In making this recommendation, staff recognize the particular context of the exceptionally large street width of 116-132 ft. for Arbutus Street at this location (Arbutus street is reduced to an 80 ft. width to the north and 66 ft. to the south). Further, the existing zoning to the east is also for a 4-storey mixed-use building, where the concern of overlook into a lower-density neighbourhood does not exist. Staff are also recommending a relaxation of the required 2 ft. setback from the front property line for all ground-floor building elements. The proposal shows a single, localized architectural element that does not comply with this setback requirement while the remainder of the building complies with or


12

exceeds the required setback. In making this recommendation, staff recognize the intent of this setback, which is to attain additional public realm sidewalk widths while also permitting enhanced building articulation for the storeys located above the ground storey without needing to extend beyond the site boundaries. Further, the Arbutus sidewalk and public realm is exceptionally large in comparison to a typical commercial street, and that a rich building articulation has been successfully demonstrated. Interface with the neighbouring properties due north (North Elevation): The application requests a relaxation to the required 7.87 ft. sideyard setback for building elements above 35 ft. in height. In this localized context, properties located due north are zoned for low-scale duplexes that face the development. Staff recognize that the proposal has minimized impacts with the existing houses located due north from the nowrthwest quadrant of the subject site. This has been done through substantial sideyard setbacks, beyond the zoning requirements, for the localized building portions that are nearest to these houses, while proposing minor encrachments on the remainder of the 4th storey elevation that are well-distanced from these houses. Staff therefore recommend the minor relaxation to the sideyard setback for the 4th storey. Staff are also satisfied with the building mass on the 5th storey of the north elevation, with the exception of the rooftop mechanical unit located on the northern periphery of the fourth storey rooftop. Along with the architectural enclosure, the effect of this element, as seen from the West 15th sidewalk, is of an opaque building element on the fifth storey. As a result, staff recommend Condition 1.4 which will relocate the mechanical unit to a less perceptible part of the rooftop. (See Figures #3 and #4)

Figure #3 Relationship of proposal with properties due north


13

Figure #4, 4th storey plan of proposal and neighbours due north Screening elements to reduce overlook: With the compliance of Recommended Condition 1.1 to 1.4, staff are generally satisfied with the proposed building mass, which provides rear building setbacks that exceed the minimum requirements as a means of improving neighbourliness. Nevertheless, direct sightlines into neighbouring properties are possible from the residential units within the proposal. Staff are recommending further design development to achieve an acceptable level of screening between the proposed west- and north-facing apartment units and the existing lower-density residential areas located due west through enhanced landscape or architectural treatments. Recommended Condition 1.5 ensures that overlook from the proposal is limited and contained, being only possible from a standing position, but blocked when sitting (See Figure #5).


14

Figure #5 Visual Screening Location of commercial exhausts: As per standard practice for large C-2 developments, any kitchen exhaust generated from the operations of the commercial spaces should be directed away from the public realm and nearby private properties. Recommended Condition 1.6 recommends the provision for leading exhaust shafts leading through the fifth-storey roof. Public Green Space: The proponent has proposed to redevelop, at their cost, the city-owned land that is located immediately east of the subject property. This land has been operating as a surface parking-lot serving the existing development for over 60 years, and is proposed to be converted to pedestrian-oriented green space and patio space. Staff support this redesign as it aligns with the Council-adopted “Street-to-Park” Access to Nature initiative in the Greenest City Action Plan. See Engineering Condition A.2.3 for further details. Parking: Throughout the application process, the proponent has stated that a grocery store is the intended use for the entire ground-floor commercial space. In comparison with other general retail uses, the parking requirements and restaurants for grocery stores is significantly higher. The application meets the enhanced parking requirements for grocery stores, as dictated by the Vancouver Parking By-Law. For the residential component, 95 parking spaces have been provided where the Parking by-Law requires 58 spaces. As such, staff consider the residential portion as being very well-provided for with respect to parking spaces. Due to this large surplus, staff feel that residential parking needs for this project have been well provided for, and as such should not significantly affect the existing on-street parking availabilities for the remainder of 2100 West 15th block.


15

Architectural Resolution and Materials: In general, the proposal is a very well-resolved scheme but staff are seeking further design development to strengthen the relationship between the commercial retail with Arbutus Street pedestrian realm. Recommended Condition 1.7 speaks to general urban design improvements that would improve the interface between the ground floor retail and the adjacent public realm. Taking note that the newly-introduced public green space has the potential for informal social gatherings, staff recommend design revisions that future-proof the proposed ground floor retail to allow for smaller tenancies, as well as providing the desired activation of the outdoor public spaces. Staff are also recommending further design development to the proposed canopy, to improve its rain protection attributes by increasing its overall depth (Recommended Condition 1.8). The design guidelines call for a careful selection of exterior wall materials to ensure a quality appearance and durability. Staff are satisfied with the proposed building materials, which involve a rich pattern of stone masonry and brick for the three street-facing elevations. ● Conclusion: In summary, the proposed design is generally in keeping with the intent of the C-2 district schedule. With the satisfaction of the design conditions delineated in this report, staff will consider this development to have met the full requirements of the zoning. Staff recommend approval of this application, with conditions. URBAN DESIGN PANEL The Urban Design Panel reviewed this application on August 1, 2012, and provided the following comments: EVALUATION: SUPPORT (9-1) • Introduction: Anita Molaro, Development Planner, gave an overview of the zoning and guidelines

for the site. The site is zoned C-2 which allows for a development of mixed-use commercial and residential buildings. The site has been zoned C-2 since 1956. The C-2 District Schedule and C-2 Guidelines were amended by Council in 2003 following a comprehensive review including public consultation. At that time, some of the key changes to the District Schedule included a reduction in the allowable FSR from 3.0 to 2.5 FSR, an increase in the base height to 45 feet from 40 feet, and increased setback provisions to address neighbourliness with adjacent low-density residential contexts. Ms. Molaro noted that the guidelines address the opportunity for staff to consider increasing the height from 45 feet to 55 feet for larger sites provided that the impacts of the height relaxation on overshadowing, overlook, or views of neighbouring residential development are not unduly worse than with a development that conforms to the height limit and setbacks prescribed within the basic building envelope. She also noted that site services, parking and loading, are to be served from the lane. The existing condition within the Arbutus Street right-of-way is a parking area that has access from southbound Arbutus Street and egress onto westbound West 16th Avenue. Under this application, this parking area will be removed and replaced with a plaza/green space. The proposal is for a five-storey mixed-use building with commercial uses on the ground floor and residential uses above. Loading and vehicular access is proposed from the existing rear lane.


16

Ms. Molaro said she needed to clarify a statement made by staff in the previous presentation to the Urban Design Panel. One in which that staff stated that the 5th storey of residential is in exchange for converting the City owned land from a parking lot to a public park. Two aspects about this statement need clarification. 1. The additional height increase requested from 45 feet to 55 feet is a permitted discretionary

increase that the Director of Planning or the Development Permit Board can consider under the C-2 district schedule and is not tied to the closure and landscape improvement contemplated for the Arbutus Street right of way.

2. While staff referred to the greening of the street as a park, technically it is not a formal park but falls under Engineering purview as open green space.

Ms. Molaro added that there is a large Metro Vancouver water line as well as a City-owned pump station currently existing within this street right of way.

The applicant proposes a building mass, particularly along the rear elevation where this site interfaces with a lane and low-density residential zones beyond, that increases the rear setbacks at all levels of the building to better address matters of liveability (e.g. overlook, shadowing) and neighbourliness. Ms. Molaro asked the Panel to careful consider the shadow analysis the applicant provided illustrating the shadowing of a typical 45 foot building/and setbacks versus the proposal’s shadowing/increase setbacks along with the measures to improve overlook and neighbourliness, and asked that they comment on the additional height being considered. Ms. Molaro noted that at the previous Design Panel, the members raised a number of concerns around the treatment of the loading bays which the applicant now proposes to provide an enclosure for; projecting corners of the living rooms in the west facing residential units have been removed and setbacks increase at the upper floors to reduce overlook. The planting at level 2 has been lowered to reduce the height of the wall along the lane with additional landscaping to cover the wall. Continuous planting along the edge of the level 4 terrace and the clerestory design at level 5 has been redesigned to be more integrated. The main commercial entrance has been relocated at the base of the vertical massing feature. The application proposes to remove the existing parking area and develop this portion of the street right-of-way with an expanded pedestrian-oriented public realm including enhanced hard and soft landscape features. This is in keeping with the City’s “Street-to-Park” initiative (Greenest City Action Plan – Access to Nature) which looks for opportunities to make better use of surplus street space with an enhanced public realm. This newly created open space will remain part of the street right-of-way. While the Parks Board will maintain the landscaping it is not formally park but rather green open space under the jurisdiction of Engineering. The landscape treatment being proposed is a row of legacy trees, low planting, and a south plaza for pedestrian and commercial activities. Advice from the Panel on this application is sought on the following:

Is the additional height (55 feet) supportable given the design measures implemented to

address neighbourliness (overlook, shadowing) with respect to the lower density residential neighbourhood to the west, in comparison to a typical C-2 height envelope? Are there further measures or alternatives that should be considered/employed?

has the proposal addressed the previous concerns and commentary raised by the UDP including: o improve wayfinding to the commercial parking access o enclosure of the loading to mitigate impacts to the residential o simplify the W. 16th façade to reduce the blank expression simplify the façade on the lane

portion and address overlook issues through terracing of the upper floors o better incorporation of the “Ridge’ sign into the project


17

o the use and programming of the open space to be better activated by the building’s ground floor uses

o ground floor retail designed so that smaller incremental retail uses could be accommodated.

overall architectural quality including: o resolution of the commercial entry with the vertical massing o interface of the commercial frontage with the expanded public realm o integration of the building’s public realm interfaces , given the varying slope of the site

and site edges, in particular the building interface along W.16th avenue and bus stop o material treatments

landscape treatments including: o the expanded public realm treatments o landscape treatments integrated within the west massing

Ms. Molaro took questions from the Panel.

• Applicant’s Introductory Comments: Martin Bruckner, Architect, further described the proposal noting the setbacks on the west side of the site. He said they simplified the massing and although it is still a terraced building but has a more orthogonal expression. He went on to describe the other changes they have made to the expression of the building. They have tried to reduce shadowing and overlook to the adjacent residential properties. He also noted that there is an opportunity for cross ventilation in the suites. Mr. Bruckner described the material palette, noting that it is more clearly organized since the previous review. The planting on the second floor has been pushed down to mitigate the height of the wall. He noted that they are breaking up the façade on Arbutus Street with some articulation separated with the Ridge sign. The open space has been reshaped with a more defined grade across the slope of the property. The bus shelter will be at the foot of the step in the boulevard. The ground floor commercial has been reorganized into even bays for future smaller CRUs should the food store not be realized.

Stephen Vincent, Landscape Architect, described the landscape plans. He noted that there are two areas that have changed, which include the open space in the front and the landscaping in the lane. Starting with the plaza on the corner, planning had asked the applicant--in response to the busy West 16th Avenue corridor—to make this an open space. They have provided a generous open space for a possible future outdoor café area and access into the building. A number of seating areas are being provided using a concrete base with a wooden top. Also, a landscape buffer will be added along Arbutus Street. He described the type of legacy trees that are planned for the site noting that they are intended to live 300-400 years so they will need a generous growing space for the roots. He said he felt the space was engaging for families as they have included a maze, and at one end there is a seating area for social interaction. The north side has an entrance plaza and on the lane they have lowered the planter to reduce the effect of the wall height. The applicant team took questions from the Panel.

• Panel’s Consensus on Key Aspects Needing Improvement:

• Design development to the roof popups; • Design development to improve the neighbourliness of the loading bay; • Design development to add more glazing to the ground floor commercial along Arbutus Street; • Consider reviewing possible light pollution to the residential across the lane; • Consider reviewing the roofscapes; and • Consider heritage tree species for the legacy trees.

• Related Commentary: The Panel supported the proposal and felt the applicant had responded to their comments from the last review.


18

The Panel agreed that there was a handsomeness to the building, that the increased setbacks had resolved the issue of the additional height and that the exterior elevation had been simplified. They also thought the commercial uses had been improved with the legibility of entries and the potential for breaking the area up into smaller units. As well they thought the servicing area had been improved and was much tidier. However some Panel members thought there might be some programming issues in order to provide better neighbourliness to the residential across the lane. A couple of Panel member questioned the use of white concrete noting that it often looks dirty with age. As well a number of the Panel members were concerned with the popups roofs and felt they needed to be reviewed as they could cause light intrusion at night to the neighbours. Some Panel members thought there was an opportunity to have public art in the public realm on the Arbutus Street plaza. Some of the Panel thought the roofscapes and the top floor was still somewhat busy and that the architectural expression could be improved at the roof line. One Panel member was concerned with the glass boxes on the top floor due to potential solar gain issues. Another Panel member suggested adding privacy screens on the top floor decks. Several Panel members thought there could be more glazing on the ground floor commercial to improve the expression. Some Panel members thought the colour palette could be toned down a bit. The Panel felt the ground floor uses were more flexible and thought the whole Arbutus Street frontage had been cleaned up including an improvement in the landscape design. They liked that the programming could be adapted to the uses in the building. The also commended the applicant for restoration of the Ridge sign which gave a historical relevance to the building. The Panel felt the laneway landscape plans had been improved and have reduced the overlook to the neighbours. Regarding the legacy trees, some Panel members thought heritage species should be considered. The Panel also supported the sustainability strategy including sharing heating and cooling from the commercial area with the rest of the building that could be augmented with solar panels. One Panel member suggested adding shading devices on the south and west facades and having operable windows and light wells on the top floor. A couple of Panel members thought a green roof on the roof above the loading could be considered.

• Applicant’s Response: Mr. Bruckner thanked the Panel for their input and said they were helpful. ENGINEERING SERVICES A substantial portion of City street right-of-way along the Arbutus Street frontage has historically been leased for parking purposes and does not contribute to the City’s primary transportation network. While the surface has served as parking Staff note that this area accommodates large regional serving infrastructure below the grade level. The Parking By-law requires that a development site provide all of its required parking wholly on private property. This will allow the adjacent portion of underutilized street to be re-programmed and better serve the public and local community. The City’s Greenest City 2020 Action Plan identifies opportunities to convert street right-of-ways to mini-parks as a high priority action. Staff believe this is an ideal location to explore the delivery of a green space and in an area that has been identified in the Action Plan as deficient in green space. Subject to the approval of this development application Staff from a variety of departments will be involved in the design process in consultation with the local community and the developer in order to deliver the green space concurrent with the development (See Condition A.2.3).


19

Engineering has agreed to stop up, close, and convey a 7’ by 220’ portion of Arbutus Street lying directly adjacent the site. Completion of the purchase and sale agreement is subject to City Council approval and if the development application is approved. Staff note that much of the technical analysis has been calculated based on consolidated site that includes the conveyed portion of street (See Condition A.2.1). Parking and loading access will be provided off the lane directly west of the site. This allows for similar services to share the lane and minimize the number of sidewalk crossings. Staff have worked closely with the applicant and their transportation consultant to understand any potential traffic impacts and vehicular movements to and from the site. The anticipated movements for loading will require slight modifications to the curb geometry at the entrances to the lane (See Condition A.2.7). The transportation study also presented the assumed site trips and proposed an option to restrict the northern half of the lane to a one-way configuration. While Staff believe the one-way restriction may help mitigate certain movements it could also put more stress onto other streets. Therefore Staff are seeking arrangements to be made with the applicant to secure funding for future implementation of the one-way restriction, if required (See Condition A.2.8). Minor adjustments to the parking ramp will also be required as per the Parking and Loading Design Supplement which will improve visibility and movements that may otherwise present conflicts at the main parking ramp (See Condition A.2.9). The recommendations of Engineering Services are contained in the prior-to conditions noted in Appendix A attached to this report. CRIME PREVENTION THROUGH ENVIRONMENTAL DESIGN (CPTED) Additional work is required to ensure that the development meets the general principles for CPTED performance. See condition A.1.28. HERITAGE PLANNING The Ridge Theatre is listed on the Recent Landmarks Inventory of post 1940s buildings in the ‘B” evaluation category, but is not listed on the Vancouver Heritage Register. Recent Landmarks are eligible for heritage incentives provided the owner agrees to add the building to the Heritage Register and to its protection through heritage designation and/or a Heritage Revitalization Agreement. Staff advised the owners of the Ridge site about its Recent Landmarks status and that heritage incentives could be considered prior to the development permit application being made. The applicants noted concern with the viability of retaining the existing building and particularly the existing theatre configuration/space as they felt a single screen theater is not economically viable. In addition, retention of the building or portions of it and/or uses would have resulted in bonus density and therefore would require a rezoning. The applicants decided to proceed with a Development Permit application as they felt a potential bonus density would result in additional height and /or massing which would have negative impacts on adjacent neighbours and they were also concerned with the additional time that would be required to process a rezoning application. CULTURAL SERVICES Cultural Services and Planning staff discussed different incentive opportunities with the applicants for the retention of the Ridge Theatre including Heritage and Rezoning options. Cultural Services would be supportive of a commercial/non-profit operation of the theatre and were aware of interest by potential operators. The challenge in retaining theatre use would be to move from a single large theatre to a small multi-plex space which would have greater operational viability. The applicant felt that the theatre space is not economically viable due to the configuration of the space required for this use and limitations for future uses.


20

SOCIAL INFRASTRUCTURE High Density Housing for Families with Children Given that 69% (36/52) of the units are 2 or more bedrooms and may be suitable for families, the Guidelines apply. However, given that most units are large and have a private terrace/ balcony, the full application of the Guidelines is not required. An indoor amenity room, with washrooms is located at grade at the rear of the building with a small adjacent outdoor terrace. Design development is needed to the indoor amenity area to include a storage closet and kitchenette to enhance the multi-functionality of the space. Design development is needed to the washrooms to ensure they are universally accessible and to equip at least one as a “family” washroom with a baby diaper change table. (Condition A.1.29). A common outdoor amenity terrace is also provided on Level 5. The applicant is encouraged to enhance this outdoor terrace with:

• A small area suitable for children’s play. For example, creative, natural landscaping such as a sandbox.

• Outdoor kitchen area, including bbq pit (Condition A.1.30). Urban Agriculture in the Private Realm The City of Vancouver Food Policy identifies environmental and social benefits associated with urban agriculture and seeks to encourage opportunities to grow food in the city. The “Urban Agriculture Guidelines for the Private Realm” encourages edible landscaping and shared gardening opportunities in private developments. Many of the units in this proposal include private outdoor space where the residents can garden; however, the outdoor amenity space on Level 5 has potential for edible landscaping. Some supporting infrastructure is needed such as hose bibs, tool storage and composter (Condition A.1.31). PROCESSING CENTRE – BUILDING This Development Application submission has not been fully reviewed for compliance with the Building By-law. The applicant is responsible for ensuring that the design of the building meets the Building By-law requirements. The options available to assure Building By-law compliance at an early stage of development should be considered by the applicant in consultation with Processing Centre-Building staff. To ensure that the project does not conflict in any substantial manner with the Building By-law, the designer should know and take into account, at the Development Application stage, the Building By-law requirements which may affect the building design and internal layout. These would generally include: spatial separation, fire separation, exiting, access for physically disabled persons, type of construction materials used, fire fighting access and energy utilization requirements. Further comments regarding Building By-law requirements are contained in Appendix C attached to this report. NOTIFICATION 1st Notification On May 22, 2012, 403 notification postcards were sent to neighbouring property owners advising them of the application, and offering additional information on the city’s website. Included in this


21

notification was an invitation to attend an Open House where City staff and the applicant team would be in attendance to answer any questions. Open House The Open House was held on May 30, 2012 and 40 people signed in as attending. At the Open House concerns were raised regarding the size of the project, traffic congestion and parking, location of the residential entrance, overlook to the surrounding neighbours, shortness of the notification period and the loss of the bowling alley and theatre.

2nd Notification As the project received non-support from the Urban Design Panel, the project was removed from the DP Board schedule and unscheduled until such time as a new revised application was received. On July 20, 2012 a revised application was received and a new notification was sent on August 10, 2012 to 550 residents (which included an additional 139 individuals that responded to the 1st notification).

Notification responses (1st and 2nd Notifications)

There were 208 individual responses to the notification, a petition of 7,100 signatures and KARA (Kits-Arbutus Residents Association. The petitions were signed under the heading of “The Varsity Ridge 5 Pin Bowling Centre (2120 West 15th Avenue) and the Ridge Theatre (3131 Arbutus Street) are much needed entertainment and social gather venues in Vancouver. We the undersigned strongly propose to save these landmarks from demolition.” Concerns raised from the neighbourhood include the following comments:

• Loss of the bowling alley; o Utilized by approximately 12,000 Elementary, Secondary and Private school

students; o Over 350 members in the Golden Age and Ladies Leagues; o Supports many groups and organizations; o Only source of physical exercise and social interaction from many adults that

attend on a weekly basis; o Considered a community gathering place; o Should be considered vintage Vancouver and protected for future generations; o The community gains nothing from the loss of the bowling alley;

• Loss of the Ridge Theatre; o Must be retained as a community gathering place;

Staff Response: The C-2 zoning disallows any residential use within the first 35 ft. of the ground-floor from the building front (facing Arbutus). Within this pre-allocated space, all other uses listed in the C-2 district schedule may be granted outright or conditionally permitted by the Development Permit Board. While the zoning grants the Development Permit Board the power to disallow any of the conditional uses listed in the zoning, the Board does not have the mandate to require a particular kind of occupancy, such as a bowling alley or a movie theatre. • Vehicle congestion and parking;


22

o Nearly 200 parking spaces for use by the residences and customers of the commercial tenants have access immediate adjacent to the residents across the lane;

o Loading bays are directly located across from residential houses; o Development will bring hundreds, if not thousands, of cars to the site every day

which will cause congestion and cause the neighrbourhood to become unsafe; o It’s difficult for cars to turn left onto 16th Avenue or Arbutus due to heavy

traffic volumes this development will further increase this dangerous situation; o In winter conditions, vehicles have difficulties driving up 15th Avenue to Arbutus

Street which will cause further hardships to the neighbourhood due to the redirecting of traffic.

o Large trucks have a very difficult time using 15th avenue currently, this will only increase with this new proposal;

o Utilizing a West 15th Avenue address will cause the streets to be overloaded with vehicles as the residents and visitors to the building will use the street parking;

o With the 15th avenue address there will be increased conflicts between vehicles and trucks,

o Providing 200 parking spaces goes against the city’s sustainability policies; o Parking access should be provided from 16th avenue;

Staff response: The proposal complies with the Parking By-Law. For all projects in the city-wide C-2 zoning, loading bays are typically located off the rear service lane as a means of prioritizing the street-facing storefronts and sidewalks for pedestrians. Nevertheless, the negative impacts from loading activities are minimized by enclosing the loading bays with exterior walls and doors. Standard Engineering Condition A.2.11 ensures the viability of truck maneuvering from W 16th and onto W 15th. Upon occupancy of the project, residents living on the 2100 block of West 15th may contact City Engineering to request future monitoring by staff with respect to on-street parking availability. • Building size and overlook;

o A building of five stories and 52 units is not in scale with the community or other developments along the Arbutus corridor;

o Height of the building will create shadows to the neighbours; o Privacy/overlook in the surrounding neighbourhood; o Contravenes the spirit and intent of the C-2 Guidelines as it requires the

development to minimize impacts on the surrounding neighbourhood and providing a pedestrian amenity;

o Setback at 15th Avenue should be consistent with the existing single family. o Increase setback along 15th Avenue will provide better sightlines for increased

traffic volumes;

Staff response: The proposal complies with C-2 District Schedule and Design Guidelines with respect to the necessary conditions for which an increase in height from 45 feet to 55 feet may be granted by the Development Permit Board. Please refer to the Response to Applicable By-laws and the Design Conditions for a discussion on how privacy, overlook and shadowing for the surrounding neighbourhood is ensured and improved in comparison to a more conventional 4-storey building.

• Noise generated from commercial exhaust venting along the lane;


23

Staff response: Recommended Condition 1.4 assures that all commercial exhaust venting will be through the rooftops of the fifth storey. • Green space along Arbutus Street;

o The park in front of the building doesn’t benefit the neighbours and only benefits the development;

o The provision of a park isn’t enough for the warrant the increase of floor area or building height;

o Green space/Park will be maintained by the tax payers in the community but have no input into the design.

Staff Response: The conversion of a city-owned, asphalt-paved surface parking lot to a pedestrian-oriented green space is in keeping with the Council-adopted “Greenest City Action Plan – Access to Nature – Street to Parks” initiative. This conversion will be voluntarily funded and constructed by the proponent, and then maintained by the City of Vancouver. As such, it is not a requirement in exchange for the granting of a height relaxation over 4 storeys. Furthermore, there is no increase to permissible floor area above the conditional 2.5FSR maximum. As part of the “Greenest city Action Plan” there will be a workshop for the design of the green space where the community will be invited to participate.

• Notification response period

o Not given enough time to respond to the notification period; o Not enough time given to prepare for the Open House;

Staff response: In addition to the open house and the opportunity for written for citizen input, Staff have held at two on-site formal/impromptu meetings with nearby residents, as well as a meeting with several neighbours at City Hall. These meetings were productive in producing further clarity of the concerns of the neighbours as well as delineating the zoning itself and the limits to the discretionary powers of the Development Permit Board.

2118 West 15th Avenue (Complete Application) APPENDIX A DE415745 – Zone C-2 Page 1 of 6

DEVELOPMENT PERMIT STAFF COMMITTEE RECOMMENDATIONS The following is a list of conditions that must also be met prior to issuance of the Development Permit. A.1 Standard Conditions

A.1.1 complete and fully-dimensioned floor plans; A.1.2 provision of minimum 1/8” = 1’-0” scaled site plan and floor plans; A.1.3 compliance with Section 4.7.1 – Floor Space Ratio, of the C-2 District Schedule of the Zoning

and Development By-law;

Note to Applicant: Reduction of the overall Floor Area and Floor Area between the 2nd to 5th floors is required. The walkway entrances on the penthouse floor were calculated in floor area, as well any storage room not in compliance with the Bulk Storage – Residential Developments Bulletin.

A.1.4 compliance with the Bulk Storage – Residential Development bulletin; A.1.5 reduction of the overall height to 55 ft., measured horizontally from the building grades at the

front property line (Arbutus Street); Note to Applicant: Both the top of parapet and top of roof (under the RIDGE sign) are to be

lowered (See Recommended Condition1.1). A.1.6 compliance with Section 4.3.1(a) – Height, of the C-2 District Schedule of the Zoning and

Development By-law; Note to Applicant: The rear stair area is to comply with the 15 ft. height limitation.

Applicants are to provide sections showing compliance with this regulation. A.1.7 clarification of drawings regarding matching of floor, section and elevation plans; Note to Applicant: A review of all plans is required to show that all plans are matching one

another. A.1.8 detailed floor and roof elevations for each floor and roof level in the building, as related to the

existing grades on site; A.1.9 secure and separate residential parking from commercial parking; A.1.10 labeling of parking spaces as per Parking Bylaw; A.1.11 revision to site plan that include:

• Labeling of property line; • Proper line weights to distinguish between building, property lines, setbacks, etc…; • Labeling dimensions;

A.1.12 statistics page to be updated showing correct floor area, parking, and bicycle numbers; A.1.13 provision of bicycle parking, in accordance with Section 6 of the Parking By-law;


Note to Applicant: A total of 12 Class B bicycle spaces are required.

A.1.14 details of bicycle rooms, in accordance with Section 6 of the Parking By-law, that demonstrate the following:

• a minimum of 20 percent of the bicycle spaces to be secured via lockers;

• a maximum of 30 percent of the bicycle spaces to be vertical spaces;

• a provision of one electrical receptacle per two bicycle spaces for the charging of

electric bicycles; and,

• notation (on the plans) that “construction of the bicycle rooms to be in accordance with Section 6.3 of the Parking By-law”;

A.1.15 confirmation that at least 20 percent of all off-street parking spaces will be available for

charging of electric vehicles;

Note to Applicant: Although this is a Building By-law requirement under Part 13 of the Vancouver Building By-law, the Director of Planning is seeking acknowledgement that this condition can be met during the Building review of this development. For more information, refer to the website link: http://vancouver.ca/sustainability/EVcharging.htm

A.1.16 details of balcony enclosures;

Note to Applicant: To qualify for an exclusion from Floor Space Ratio [FSR] calculations, an enclosed balcony must be a distinct space separated from the remainder of the dwelling unit by walls, glass, and glazed doors [hinged or sliding], have an impervious floor surface, a flush threshold at the bottom of the door [for disabled access], large, openable windows for ventilation, and distinct exterior architectural expression.

In addition, each dwelling unit should have no more than one enclosed balcony, and all balconies, both open and enclosed, should be clearly identified on the floor plans. Notation should also be made on the plans stating: “All enclosed balconies shall be designed and constructed in accordance with the Council-approved Balcony Enclosure Guidelines.” Limitations on the amount of exclusions and enclosures permitted are described within the regulations of the respective District Schedule or Official Development Plan that apply to the specific site. For further details and specifications on enclosure requirements, refer to the Council-approved Balcony Enclosure Guidelines. A.1.17 deletion of all references to the proposed signage, or notation on plans confirming that: “All

signage is shown for reference only and is not approved under this Development Permit. Signage is regulated by the Sign By-law and requires separate approvals. The owner assumes responsibility to achieve compliance with the Sign By-law and to obtain the required sign permits.”;

Note to Applicant: The Sign By-law Coordinator should be contacted at 604.871.6714 for further information. A.1.18 design development to locate, integrate and fully screen any emergency generator, exhaust or

intake ventilation, electrical substation and gas meters in a manner that minimizes their visual and acoustic impacts on the building’s open space and the Public Realm;


A.1.19 an acoustical consultant's report shall be submitted which assesses noise impacts on the site and recommends noise mitigation measures in order to achieve noise criteria;

A.1.20 written confirmation shall be submitted by the applicant that:

• the acoustical measures will be incorporated into the final design and construction, based on the consultant's recommendations;

• adequate and effective acoustic separation will be provided between the commercial and

residential portions of the building; and • mechanical (ventilators, generators, compactors and exhaust systems) will be designed and

located to minimize the noise impact on the neighbourhood and to comply with Noise By-law #6555;

A.1.21 provision of a vertical vent space to accommodate future proposed restaurant exhaust from the

commercial level;

Note to Applicant: Intent is to allow for a wider range of uses without requiring the retrofitting of exhaust ducting on the outside of the building.

Standard Landscape Conditions

A.1.22 clarification on the Landscape Plan of the details of planting, paving , seating and lighting for

the Arbutus public realm;

Note to applicant: Additional landscape commentary may be forthcoming upon submission of a more detailed plan.

A.1.23 provision of a smaller, more fastigiate tree for the lane edge than the native species of Pinus

strobus (Eastern White Pine ). Suggest Pinus strobus fastigiata or other narrow growing evergreen;

A.1.24 provision of more soil depth for the lane edge planters on slab that contain White Pine trees;

Note to Applicant: The planter depth to be increased in depth to 36” from 30” in order to ensure adequate rooting volume for the trees.

A.1.25 provision of a larger vine planter at the lane edge in order to ensure the survival of the

proposed vine, Hydrangea petiolaris;

Note to Applicant: The planter to be increased to 36” wide and 24” deep. A.1.26 provision of Plant List that is keyed to the Landscape Plan;

Note to applicant: Names, quantities and plant locations should be illustrated in detail on the Landscape Plan.

A.1.27 illustration on pages L2 and L3 of the property line;


Crime Prevention Through Environmental Design (CPTED) A.1.28 design development to take into consideration the principles of Crime Prevention through Environment Design (CPTED) having particular regard for:

a) reducing opportunities to theft in the underground by providing secure separation between uses and by the location of perimeter exit stairs;

b) reducing opportunities for graffiti on blank walls and skateboarding on planter walls adjacent to residential uses;

c) and reducing opportunities for mischief in alcoves by deleting alcoves that are not directly exposed to opportunities for casual surveillance, such as residential windows.

Social Planning/Housing Centre/ Cultural Affairs A.1.29 design development to the indoor amenity room to add a kitchenette and storage closet and to

ensure washrooms is universally accessible and to equip at least one of the washrooms with a baby diaper change table;

A.1.30 design development to the outdoor amenity space on Level 5 to include small children’s play

area and outdoor kitchen area; A.1.31 design development to the outdoor amenity space to include edible landscaping and some

supporting infrastructure, if possible (hose bib, composter, tool storage); A.2 Standard Engineering Conditions A.2.1 arrangements to the satisfaction of the General Manager of Engineering Services, the Approving

Officer and the Director of Legal Services for:

i. the stopping up, closure and conveyance of a 7’ by 220’ portion of Arbutus Street lying adjacent to and measured south from the north property line of Lot A, Block 464, DL 526, Plan 2300; and

ii. the consolidation of the closed portion of road and the subject site to create a single parcel;

A.2.2 arrangements to the satisfaction of the General Manager of Engineering Services, the Director

of Planning, and the Director of Legal Services for the release of Easement and Indemnity Agreement 137306M (for landscape strips over the north and south 12’ of the site) prior to building occupancy;

A.2.3 arrangements for the redevelopment of the adjacent portion of Arbutus Street currently leased

and utilized as a slip-road and parking area are to be to the satisfaction of the General Manager of Engineering Services, the Director of Planning and the General Manager of the Park Board. These arrangements include the geometric design and sidewalk locations, signage, special surface and landscaping treatments, tree locations, accommodation of the existing PRV chamber & 48” GVWD water main and trolley poles/street lamps (or their relocation), and may include additional street lighting requirements.

A.2.4 deletion of all structures proposed within SRW BB1083780 (area shown on Plan BCP41422); or

provide a letter of consent from BC Hydro and make arrangements with them for the modification or release of the SRW and relocation or removal of the Hydro works.

A.2.5 provision of correct legal description;


Note to Applicant: The reference to “D.L. 541” is incorrect and should read “DL 526”. A.2.6 deletion of the following items shown encroaching on City property:

i. handrails shown over the north property line on page A1.4, and the portion of below grade structure shown over the east property line on page A3.4.; and

ii. steps shown over the north property line in front of the residential entrance on page L-3;

A.2.7 provision of an improved/adjusted curb radius, to the satisfaction of the General Manager of

Engineering Services, on W 15th and W 16th Avenues at the lane entrances to accommodate truck maneuvering;

Note to Applicant: Geometric curb changes may require utility and pole relocations.

A.2.8 arrangements are to be made, to the satisfaction of the General Manger of Engineering Services, to secure the ability to restrict the northern half of the lane to a one-way configuration;

Note to Applicant: A cash deposit is required to secure the works required to restrict the lane to a one-way configuration for the northern half. Works may include signage and slight geometric changes to restrict movements onto W 15th Ave.

A.2.9 compliance with the Parking and Loading Design Supplement to the satisfaction of the General

Manager of Engineering Services;

Note to Applicant: The following items are required:

i. Design elevations on both sides of the main ramp at all break points (Section I.A) ii. Modify parking stalls or column locations to reduce encroachments to less than 6”

(Section II.A) iii. Reduce the maximum slope to 12.5% for the one-way ramp in the commercial

parking area (Section I.A) iv. Redesign the residential parking ramp to have a maximum slope of 15% (Section

I.A)

Note to Applicant: The slope of the inside radius of the residential ramp, 2’ off the wall, calculates at 20.6% using design elevations shown.

Contact Dave Kim in the Neighbourhood and Parking Transportation Branch at 604.871.6279 for more information.

A.2.10 provision of a separate application to the General Manager of Engineering Services for street

trees and or sidewalk improvements is required;

Note to Applicant: Please submit a copy of the landscape plan directly to Engineering for review.

A.2.11 provision of a canopy application is required.

Note to Applicant: Canopies must be fully demountable and meet the requirements of the Building By-law.

A.2.12 provision of a revised building grade plan is required to reflect 7' acquisition of road on Arbutus

Street.


Note to Applicant: Engineering has initialized this application.

A.2.13 correction of the following building grade and design elevations are required:

a) Design elevations are required on 15th Ave on the property line at residential lobby (150.32) Note: ramp into residential lobby is 14%;

b) Missing BG 43.07 on 16th Ave; c) Correct metric BG 43.35 (not 42.35) in the lane north of the ramp. Imperial conversion

is correct; and d) Correct the interpolated grade to 42.68 on the south edge of the ramp on sheet A1.2.

Imperial conversion is correct; A.2.14 clarification of commercial garbage and recycling storage provisions and clarify all garbage

pick-up operations. Confirmation that a waste hauler can access and pick up from the location shown is required. Pick up operations should not require the use of public property for storage, pick up or return of bins to the storage location.

A.2.15 the General Manager of Engineering Services will require all utility services to be underground

for this “conditional” development. All electrical services to the site must be primary with all electrical plant, which include but not limited to, junction boxes, switchgear, pad mounted transformers and kiosks (including non-BC Hydro kiosks) are to be located on private property with no reliance on public property for placement of these facilities. There will be no reliance on secondary voltage from the existing overhead electrical network on the street right-of-way. Any alterations to the existing overhead/underground utility network to accommodate this development will require approval by the Utilities Management Branch. The applicant is required to show details of how the site will be provided with all services being underground. We strongly recommend that BC Hydro be contacted at the earliest stage of this development to resolve any issues that can arise.

A.3 Standard Licenses & Inspections (Environmental Protection Branch) Conditions: A.3.1 arrangements to be made, to the satisfaction of the Director of Legal Services and the

Environmental Protection Branch for a Soils Agreement;

Note to Applicant: A Waste Discharge Permit will be required at the Building Permit stage. A Certificate of Compliance will be required before occupancy of the new building

2118 West 15th Avenue (Complete Application) APPENDIX B DE415745 – Zone C-2 Page 1 of 1

B.1 Standard Notes to Applicant B.1.1 The applicant is advised to note the comments of the Processing Centre-Building, Vancouver

Coastal Health Authority and Fire and Rescue Services Departments contained in the Staff Committee Report dated September 26, 2012. Further, confirmation that these comments have been acknowledged and understood, is required to be submitted in writing as part of the “prior-to” response.

B.1.2 It should be noted that if conditions 1.0 and 2.0 have not been complied with on or before April

9, 2013), this Development Application shall be deemed to be refused, unless the date for compliance is first extended by the Director of Planning.

B.1.3 This approval is subject to any change in the Official Development Plan and the Zoning and

Development Bylaw or other regulations affecting the development that occurs before the permit is issuable. No permit that contravenes the bylaw or regulations can be issued.

B.1.4 Revised drawings will not be accepted unless they fulfill all conditions noted above. Further,

written explanation describing point-by-point how conditions have been met, must accompany revised drawings. An appointment should be made with the Project Facilitator when the revised drawings are ready for submission.

B.1.5 A new development application will be required for any significant changes other than those

required by the above-noted conditions. B.2 Conditions of Development Permit: B.2.1 All approved off-street vehicle parking, loading and unloading spaces, and bicycle parking

spaces shall be provided in accordance with the relevant requirements of the Parking By-law prior to the issuance of any required occupancy permit or any use or occupancy of the proposed development not requiring an occupancy permit and thereafter permanently maintained in good condition.

B.2.2 All landscaping and treatment of the open portions of the site shall be completed in

accordance with the approved drawings prior to the issuance of any required occupancy permit or any use or occupancy of the proposed development not requiring an occupancy permit and thereafter permanently maintained in good condition.

B.2.3 Any phasing of the development, other than that specifically approved, that results in an

interruption of continuous construction to completion of the development, will require application to amend the development to determine the interim treatment of the incomplete portions of the site to ensure that the phased development functions are as set out in the approved plans, all to the satisfaction of the Director of Planning.

B.2.4 The issuance of this permit does not warrant compliance with the relevant provisions of the

Provincial Health and Community Care and Assisted Living Acts. The owner is responsible for obtaining any approvals required under the Health Acts. For more information on required approvals and how to obtain these, please contact Vancouver Coastal Health at 604-675-3800 or visit their offices located on the 12th floor of 601 West Broadway. Should compliance with the health Acts necessitate changes to this permit and/or approved plans, the owner is responsible for obtaining approval for the changes prior to commencement of any work under this permit. Additional fees may be required to change the plans.

B.2.5 This site is affected by a Development Cost Levy By-law and levies will be required to be

paid prior to issuance of Building Permits.

2118 West 15th Avenue (Complete Application) APPENDIX C DE415745 – Zone C-2 Page 1 of 1

Processing Centre - Building comments The following comments have been made by the Processing Centre – Building and are based on the architectural drawings submitted for the proposed Development Permit. This is a preliminary review in order to identify issues which do not comply with the 2007 Vancouver Building By-law and its amendments. A review of compliance with Subsection 3.2.5. (“Provisions For Firefighting”) of the Building By-law has also been completed.

1. * It does not appear that floor levels 2 thru 5 are each served by the minimum 2 exits required by Sentence 3.4.2.1.(1) of the Building By-law. The North exit stair appears to comply with the Building By-law however the proposed South exit stair does not provide the required continuous means of egress to either the lane West of this site or to 16th Avenue as per the definition of “exit” in the Building By-law. The floor plans on sheet A1.3 and A1.4 of the drawings do not show where the exterior stairs near the Southwest corner of the building leads to. This stair is a continuation of the means of egress of the South interior stair of the building, which opens to an exterior pathway across the raised roof over the Level 1 CRU space.

2. * The enclosed mezzanine at Level P1 appears to exceed 10% of the horizontal plane and will

be reviewed as a storey which must be served by at least 2 exits as per Sentence 3.4.2.1.(1) of the Building By-law. The floor plans do not show any exits from this storey.

3. The exterior corridor at Level 5 does not conform to Article 3.4.4.3 of the Building By-law as an exterior exit passageway therefor it will be reviewed as a public corridor which must be separated from the adjacent floor area as per Sentences 3.3.1.4.(1) and (3) of the Building By-law. The doors of the vestibules at the North and South ends of the public corridor must be reversed to swing in the direction of travel to an exit as per Sentence 3.3.1.11.(3) of the Building By-law, and where there are doors in series at the vestibules of the exit stairs the distance between the doors must not contravene Sentence 3.3.1.13.(12) of the Building By-law.

4. The building must meet the enhanced accessibility requirements of Sentence 3.8.2.27.(4) of the Building By-law. Suite entry doors will need to be pre-wired for residential style automatic door openers if there is less than 450 mm clearance to their latched sides as per Sub-Clauses 3.8.2.27.(4).(f).(i) and (ii) of the Building By-law. All common storage rooms and amenity rooms must be accessible as per Clause 3.8.2.27.(4).(e) of the Building By-law and have clearances to their latched side plus clear level areas as per Sentence 3.3.1.13.(10) of the Building By-law. The plans must be revised to show the location of the access door to the storage room at Level P3.

• Items marked with an asterisk have been identified as serious non-conforming Building By-law issues.

Written confirmation that the applicant has read and has understood the implications of the above noted comments is required and shall be submitted as part of the “Prior To” response. The applicant may wish to retain the services of a qualified Building Code consultant in case of difficulty in comprehending the comments and their impact on the proposal. Failure to address these issues may jeopardize the ability to obtain a Building Permit or delay the issuance of a Building Permit for the proposal.

report - development permit committee 2118 west 15th ave ......with the west 15th and 16th frontages...

Documents