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Rezoning 6538-6568 Oak Street: 2019 Jul 23

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Rezoning 6538-6568 Oak Street: 2019 Jul 23 POLICY REPORT Report Date: July 9, 2019 Contact: Karen Hoese Contact No.: 604.871.6403 RTS No.: 13263 VanRIMS No.: 08-2000-20 Meeting Date: July 23, 2019 TO: Vancouver City Council FROM: General Manager of Planning, Urban Design and Sustainability SUBJECT: Rezoning: 6538-6568 Oak Street RECOMMENDATION A. THAT the application by Fougere Architecture on behalf of Western Oakville Project Ltd., the registered owner, to rezone: • 6538 Oak Street [PID: 010-038-779; Lot 36, Except Part in Explanatory Plan LMP107, Block 78, District Lot 526, Plan 8550]; • 6562 Oak Street [PID: 010-038-736; Lot 35, Except Part in Explanatory Plan 20391, Block 78, District Lot 526, Plan 8550]; and • 6568 Oak Street [PID: 010-038-698; Lot 34, Except Part in Explanatory Plan 20389, Block 78, District Lot 526, Plan 8550]; all from RS-1 (One-Family Dwelling) District to RM-8AN (Multiple Dwelling) District, be referred to a Public Hearing, together with the recommendation of the General Manager of Planning, Urban Design and Sustainability to approve the application in principle, subject to the Conditions of Approval contained in Appendix B; FURTHER THAT the Director of Legal Services be instructed to prepare the necessary amending by-law generally in accordance with Appendix A for consideration at the Public Hearing. B. THAT, subject to the enactment of the amending by-law, the Subdivision By-law be amended generally as set out in Appendix C; FURTHER THAT the Director of Legal Services be instructed to bring forward the amendment to the Subdivision By-law at the time of enactment of the amending by-law. Rezoning: 6538-6568 Oak Street – RTS 13263 2 C. THAT Recommendations A and B be adopted on the following conditions: (i) THAT the passage of the above resolutions creates no legal rights for the applicant or any other person, or obligation on the part of the City and any expenditure of funds or incurring of costs is at the risk of the person making the expenditure or incurring the cost; (ii) THAT any approval that may be granted following the public hearing shall not obligate the City to enact a by-law rezoning the property, and any costs incurred in fulfilling requirements imposed as a condition of rezoning are at the risk of the property owner; and (iii) THAT the City and all its officials, including the Approving Officer, shall not in any way be limited or directed in the exercise of their authority or discretion, regardless of when they are called upon to exercise such authority or discretion. REPORT SUMMARY This report recommends a plan amendment to the Zoning and Development By-Law for the site located at 6538-6568 Oak Street. The proposed amendment would rezone the land from RS-1 (One-Family Dwelling) District to RM-8AN (Multiple Dwelling) District, to allow for a townhouse development with a floor space ratio (FSR) up to 1.2. As part of the implementation of the Cambie Corridor Plan, sites designated for townhouse uses outside of the first stage of the City’s infrastructure upgrades will be considered through privately-initiated rezoning applications, so long as infrastructure upgrades are secured as conditions of rezoning. Staff have assessed the application and conclude that it meets the intent of the Cambie Corridor Plan. Staff recommend that the application be referred to a Public Hearing, with the recommendation of the General Manager of Planning, Urban Design and Sustainability to approve it in principle, subject to the Public Hearing, and conditions contained within Appendix B. COUNCIL AUTHORITY/PREVIOUS DECISIONS Relevant Council policies for this site include: • Cambie Corridor Plan (2018) • Cambie Corridor Utilities Servicing Plan (2018) • RM-8, RM-8A, RM-8N and RM-8AN Districts Schedule (2018) • RM-8A and RM-8AN Guidelines (2018) • Green Buildings Policy for Rezonings (2010, last amended 2018) • Community Amenity Contributions – Through Rezonings (1999, last amended 2018)’ • Urban Forest Strategy (2014) Rezoning: 6538-6568 Oak Street – RTS 13263 3 REPORT Background/Context 1. Site and Context The subject site is located on the east side of Oak Street and next to a lane that is south of West 49th Avenue (see Figure 1). The site is comprised of three legal parcels fronting Oak Street. The total site size is 2,144 sq. m (23,088 sq. ft.), with a combined frontage of approximately 51 m (166 ft.) along Oak Street and a depth of 42 m (139 ft.). The site is currently zoned RS-1 and developed with three single-family homes. A similar single-family home neighbourhood context surrounds the site with low-density commercial uses at corner of West 49th Avenue and Oak Street. Five other RM-8A/AN townhouse rezonings have been approved along Oak Street in recent months a few blocks to the north and south of the site (outside the map context). Figure 1: Location Map - Site and Context 2. Policy Context In 2018, Council adopted the final Cambie Corridor Plan (the “Plan”). The subject site is located within the Langara neighbourhood on Oak Street. The intent for this part of the neighbourhood is to introduce townhouses along Oak Street which will provide an important housing type in this neighbourhood. Rezoning: 6538-6568 Oak Street – RTS 13263 4 The Plan boundary extends to the lane west of Oak Street. In the future, townhouse developments are anticipated on both sides of this section of Oak Street. The site is guided by Section 4.4.7 of the Plan, which generally supports residential uses in townhouse form up to three storeys in height at the street and a density of up to 1.2 FSR. 3. Plan Implementation and Utilities Servicing Plan The Plan is a framework to guide change and growth in the area over the next 30 years. By 2041, the Corridor’s population is anticipated to more than double, with over 30,000 new homes, making it the biggest growth area outside of Downtown. The Plan identifies over 1,100 single-family lots for future townhouses, creating opportunities for up to 8,200 units of this much-needed ground-oriented housing type. Due to limitations in infrastructure capacity in the Corridor, City-initiated rezonings for townhouses will be phased to align with scheduled infrastructure upgrades as identified in the Cambie Corridor Utilities Servicing Plan (USP), which was endorsed by Council in July 2018. The first phase of City rezonings (in the Stage 1 area) was approved by Council in September 2018. See Appendix D for further details on the USP phasing. The sequencing of city-delivered utility design and construction will happen between 2019-2022 (Stage 1) and 2023-2026 (Stage 2). The specific timing of Stage 3 upgrades is undetermined at present. Future phases of City-initiated rezoning of townhouse areas will be coordinated with the timing of future infrastructure upgrades. In the meantime, townhouse development outside of Stage 1 can be considered through developer-initiated rezonings (such as this application), which will allow a case-by-case determination of required off-site utility upgrades. Strategic Analysis 1. Simplified Rezoning Process To facilitate the delivery of family-friendly townhouse units to the market while the phased roll-out of the USP is taking place, the City has implemented a simplified process for privately-initiated rezoning for townhouses. Rather than rezoning townhouse sites to a site-specific Comprehensive Development (CD) District, the recently approved RM-8A/RM-8AN Districts Schedule will be used as the designated zone. This will provide the same certainty on the built form for residents and applicants that the City-initiated rezoning provides, and will also streamline the review process. The RM-8A and RM-8AN Districts were approved by Council in 2018, along with associated design guidelines, and apply specifically to the Cambie Corridor and Grandview-Woodland neighbourhoods. The zone includes a unit size requirement to ensure greater unit size mix with a greater variety of price points of new townhouse units, as well as more flexible development options for smaller lots. The RM-8AN District differs from the RM-8A District because it requires noise mitigation for dwelling units close to arterial streets. As the subject site fronts an arterial street (Oak Street), it will be rezoned to the RM-8AN District which requires enhanced noise mitigation measures. Since the intent of the rezoning is primarily to secure servicing upgrades and minor and/or specific transportation upgrades identified in the Plan, no architectural drawings are required at the rezoning stage. The form of development will be reviewed through a subsequent development permit process. All proposals will need to meet the intent and regulations of the RM-8A/RM-8AN Districts. No Urban Design Panel review is necessary for this project due to the Rezoning: 6538-6568 Oak Street – RTS 13263 5 small scale of the buildings and comprehensive design guidelines developed to accompany the RM-8A and RM-8AN Districts Schedule. 2. Tenants The newly amended Tenant Relocation and Protection Policy extends policy coverage to projects involving consolidation of two or more lots that contain existing secondary rental. This includes single-family homes, basement suites, duplexes, or individually-rented condos where the new development is proposing five or more dwelling units. Because the current site involves consolidation of three lots containing single family homes, the updated Tenant Relocation and Protection Policy applies to the rezoning application. There are currently tenants residing in four units who are aware of this rezoning application. Two of the units are occupied by renters with tenancies that exceed a length of two years (commencing in December 2015 and July 2016), so these two tenancies are eligible for tenant protections (i.e.
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