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/Y / I Dept. Manager

Director CAO

The Corporation of THE CITY OF NORTH VANCOUVER COMMUNITY DEVELOPMENT DEPARTMENT

INFORMATION REPORT

To; Mayor Darrell R. Mussatto and Members of Council

From: Christopher Wilkinson, Planner

SUBJECT: OPEN HOUSE NOTIFICATION - REZONING MID-BLOCK AREA LOTS TO RT-1 (FROM RS-1) ZONE

Date: September 12, 2013 File No: 3360-01

ATTACHMENTS:

1. Subject Properties Map 2. Property Owner Notification Package & Feedback Form 3. Zoning Bylaw Comprehensive Review Stages 4. Summary of Items Referred Back to staff for Zoning Amendment Bylaws

PURPOSE:

This report advises Council of the next step in Phase 2: Supporting Affordable Housing of the Zoning Bylaw Comprehensive Review to rezone all of the remaining lots in the "Mid-block area" to Two-Unit Residential (RT-1). The Mid-block area includes those lots fronting the north side of East Keith Road to the south side of East 13th Street between St. Andrew's Avenue and Ridgeway Avenue (Attachment #1).

Staff will be hosting a public open house on October 22, 2013 in the City Hall Atrium from 4:30 - 7:00 pm. Attachment #2 will be mailed to all owners of properties within the Study Area on Monday September 16, 2013.

BACKGROUND:

The second phase of the comprehensive review of the Zoning Bylaw identifying ways to support affordable housing is ongoing. Phase Two in the context of the proposed four phase Zoning Bylaw review is illustrated in Attachment #3.

INFORMATION REPORT:

Date: September 12, 2013

Open House Notification - Rezoning Mid-Block Area Lots to RT-1 (From RS-1) Zone of 4

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On May 6, 2013, Council unanimously resolved:

PURSUANT to the report of the Deputy Director, Community Development dated April 30, 2013 entitled, "Zoning Bylaw Comprehensive Review, Phase 2: Supporting Affordable Housing, and Report Out on 'Housing Needs in the City' Council Workshop of October 20, 2012";

THAT staff be directed to draft a Zoning Amendment Bylaw for consideration and future public hearings, to address recommended changes to the Zoning Bylaw as per Table 1 of the April 30, 2013 report;

AND THAT potential future Zoning Bylaw amendments as itemized in Table 2 of the April 30, 2013 report be referred to a Policy Committee Meeting for further detailed consideration;

AND THAT potential future Zoning Bylaw amendments as itemized in Table 3 of the April 30, 2013 report be referred back to staff for further consideration inter-departmentally.

Tables 1, 2 and 3 (referenced in the May 6, 2013 Council resolution) are presented in a single table as Attachment #4, describing each zoning bylaw amendment and its status. Most recently, on July 22, 2013 Council adopted Zoning Amendment Bylaw No. 8314 that reduced the minimum unit size to 400 square feet, permitted accessory boarding uses more broadly in residential areas, and added a new definition of lock-off unit in the Zoning Bylaw.

DISCUSSION;

Mid-block Land Use & Zoning History

1980 - 2006

The current Official Community Plan was originally adopted (in 2002) with two different Land Uses in the Mid-block area. These designations date back to the 1980 OCP. The western portion was designated "Residential Level 1" (Low Density) and the eastern portion was designated "Residential Level 2" (Low Density). Both Level 1 and Level 2 permit a maximum 0.5 Floor Space Ratio (FSR), however Level 2 permits more than one principal dwelling unit subject to Council approval.

As a result, only single family homes were permitted in the eastern portion and duplexes and other low density building forms, approved by Council through rezoning, were permitted in the western portion.

INFORMATION REPORT: Open House Notification - Rezoning Mid-Block Area Lots to RT-1 (From RS-1) Zone

Date: September 12, 2013 of 4 1084421-vl

2006 - Present

In response to requests made by area property owners in 2006, Council directed staff to undertake a survey polling those who lived in the area if they favoured changing the land use designation for the eastern portion from Level 1 Low Density Residential to Level 2 Low Density Residential. Later that year. Council approved an Official Community Plan amendment resulting in the entire Mid-block area receiving a Level 2 Low Density land use designation.

Proposed Zoning Amendment

In an effort to support affordable housing and to correlate the zoning of these lots to their Level 2 Residential OCP designation, the City is proposing to rezone all lots within the study area that are currently zoned One Unit Residential (RS-1) to Two-Unit Residential (RT-1). All lots in the study area are designated Level-2 Residential in the OCP with a maximum 0.5 FSR. No change to the OCP is contemplated nor to the maximum allowable density in the RT-1 Zone. Lots with RT-1 or Comprehensive Development zoning would remain unchanged. Those lots with an area less than 5,900 square feet (RT-1 minimum lot size) would still require rezoning, in order to develop a duplex, and the proposed zoning amendment bylaw does not introduce any change to the RT-1 Zone.

Should the proposed change be enacted, developing a duplex would in most cases no longer require a rezoning amendment application, reducing the cost and time for property owners seeking to develop duplexes in the future.

There have been approximately 67 rezoning applications approved since 1980 and a rezoning process for individual duplexes seems excessive; however a design review forms part of the existing rezoning process. To uphold the architectural quality, contextual sensitivity and livability of new duplexes staff are drafting Development Permit Guidelines for the Mid-block area, which will be presented in draft form at the October 22, 2013 Open House.

Establishing a new Development Permit Area around the Mid-block requires amendments to the Official Community Plan, Zoning Bylaw and possibly the Development Procedures Bylaw should Council delegate the authority to staff to approve the proposed duplex development permits. Eliminating the need to rezone from single family to duplex zoning and introducing a new Mid-block Development Permit Area will reduce the approval time as well as encourage design excellence in the area.

The proposed bylaw amendments would not compel any properties to develop a duplex unit, and the proposed change to the City's Zoning Bylaw would not make any of the existing homes non-conforming, as the RT-1 Zone allows both one-unit and two-unit residential buildings.

INFORMATION REPORT: Open House Notification - Rezoning Mid-Block Area Lots to RT-1 (From RS-1) Zone

Date: September 12, 2013 of 4 1084421-v1

Property owners who would like to consider developing a duplex would still be required to meet all City and Provincial requirements including compliance with the Building Code, provision of adequate off-street parking, and other requirements.

Property Tax Implications

The proposed zoning change would not result in an increased land value or increased property taxation. Properties in the subject area have already been valued by BC Assessment based on their potential use for Two-Unit (Duplex) development.

Public Engagement Strategy

Prior to preparing draft Amending Bylaws for the OCP, Zoning Bylaw and Development Procedures Bylaw for consideration and referral to a Public Hearing, per Council's May 6th direction, an Open House in the atrium at City Hall has been scheduled for Tuesday October 22, 2013 to provide residents with more information about the proposed change.

The Open House will be advertised in the North Shore News and on the City's website. All property owners within the study area will be mailed the documents included as Attachment #2 to this report. Community Development staff will be in attendance and available to answer questions.

Staff will report back to Council with the results of the Open House and Amending Bylaws including Duplex Development Permit Guidelines for referral to a Public Hearing.

RESPECTFULLY SUBMITTED: Christopher Wilkinson Planner

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INFORMATION REPORT:

Date: September 12, 2013

Open House Notification - Rezoning Mid-Block Area Lots to RT-1 (From RS-1) Zone of 4

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Context Map: Mid-block Area

Doc. 1086018

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Attachment #2 The City of Nor th Vancouver Community Development Department

File No: 3360-01

September 16th, 2013

RE: Proposed Rezoning from RS-1 (One-Unit Residential Zone) to RT-1 (Two-Unit Residential Zone) in the Mid-block Area

You are receiving this notification as the owner of a property within the area shown on the attached map to advise you of an upcoming open house on Tuesday October 22, 2013 from 4:30 - 7:00 pm in the Atrium at City Hall. The City of North Vancouver is considering rezoning the current One-Unit 'Single Family' Residential (RS-1) zoned properties highlighted in red on the attached map to the Two-Unit 'Duplex' Residential (RT-1) Zone so that the zoning for these properties is aligned with the permitted use in the City's Official Community Plan and to enable property owners to potentially redevelop their lots in the future without going through a rezoning process.

The RT-1 Zone allows for buildings with either One-Unit (single-family) or Two-Units (duplex). Should the City enact a zoning amendment bylaw to rezone the RS-1 lots to RT-1, individual owners of properties within the Subject Area will not need to go through a six-month rezoning process in order to develop a two-unit (duplex) building; however, both a Development Permit and a Building Permit may be required. Draft Development Permit Guidelines to encourage design excellence, contextual sensitivity and livability of new duplexes will be presented at the open house. Owners have the opportunity to opt out of this rezoning process for any reason, should it proceed.

The Subject Properties are designated "Level 2: Low-Density Attached Form" in the City's Official Community Plan and the proposed rezoning of RS-1 lots to RT-1 will mean that the zoning for the properties will be more consistent with that designation, but will not necessitate the re-development of any of the sites. Many properties in the vicinity already have achieved Two-Unit 'Duplex' (RT-1) Residential zoning through individually realized rezoning processes.

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141 West 14th Street, North Vancouver, BC V7M 1H9 | Tel: 604-990-4220 | Fax: 604-985-0576 | www.cnv.org | Document; 1079500-v3

Questions and answers pertaining to this proposed amendment have been attached to this notification, and a form has also been attached for owners to select if you do or do not wish to participate in the proposed rezoning and to provide feedback on the draft Development Permit Guidelines. Staff will be available to answer questions at the open house. Please do not hesitate to contact me directly at the email address or phone number listed below if you have any further questions.

Sincerely,

Chris Wilkinson, MCIP, RPP Planner, Community Development 604.990.4206 [email protected] Attachments: 3

SUBJECT PROPERTIES MAP

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All RS-1 Zoned Parcels within the area bounded in red above are proposed to be rezoned to RT-1 (Two-Unit Residential).

Legend

] RS-1 Zoned Parcel

123 | Rezoned Parcel

Road

25 50 75 100

Meters

City of North Vancouver

MID-BLOCK NOTIFICATION

MAP

DISCLAfUER

Thfs m a p was p roduced on the City of North v a n c o u v e f c Gccgrap t i l c i n f o r m a t o n System. Data prov ided here in Is der ived f rom sources w if- vary ing levels of accuracy and detai l . The C4ty o f NorT i V a n c o u v e r dsc la ' .ms all responsibi l i ty l o r the accuracy o r corr ipieteness o r in fo rma l ton conta ined herein.

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GIS Division, Information Technology, City oT north Vancouver

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QUESTIONS AND ANSWERS Proposed Rezoning from One-Unit 'Single-Family' (RS-1) Residential Zone to the Two-Unit 'Duplex' Residential (RT-1) Zone and Duplex Development Permit Guidelines

How would this change impact me?

Should the proposed zoning amendment be enacted by City Council, developing a duplex would no longer require a Rezoning Amendment application, reducing the cost and time for property owners seeking to develop duplexes in the future and providing owners more options for their property. The rezoning of the lots would not compel any properties to develop a duplex unit, and it would not make any existing homes non-conforming. The RT-1 Zone permits both one-unit (single family) and two-unit (duplex) buildings. Property owners who would like to consider developing a duplex would be required to design a duplex consistent with the Development Permit Guidelines and meet all City and Provincial requirements including compliance with the Building Code, provision of adequate off-street parking, lane access, and other requirements.

Would my property value change?

The proposed zoning change would not result in an increased land value or increased property taxation. Subject Properties have been valued by BC Assessment based on their highest potential use for the Subject Properties, the potential for Duplex development is already included in the assessed value, based on the properties' designation under the Official Community Plan.

Are any properties excluded from this change?

The proposed change would apply only to the Subject Properties as highlighted in red on the attached map. In addition to lots already zoned RT-1, there are a number of "Comprehensive Development" (CD) zoned properties in the area, each with unique circumstances and conditions. Some of the CD Zones already permit two-unit developments. Owners of CD-zoned parcels limited to one-unit residential would be required to apply individually for Rezoning.

What if I don't want to be included in this change?

The proposed change in zoning benefits property owners. However, the City recognizes that some property owners may prefer to have their properties remain RS-1 zoned. If you do not wish your property be rezoned to allow for either Two-Unit or One-Unit dwellings, please fill out the attached form and mail it to the City's Planning Department by Friday, October 11lh. You can opt out of this rezoning for any reason.

How long will this process take?

Once the City has heard from the subject property owners, following the October 22, 2013 Open House at City Hall, on whether the proposed rezoning and Development Permit Guidelines are supported, the City may prepare a Amending Bylaws for Council's consideration and referral to a Public Hearing. If Council supported sending the proposal to a Public Hearing, newspaper notices and a mail notice to all the subject properties within the Subject Area would be prepared. Anyone wishing to provide input on the proposed rezoning would have opportunity to do so at a Public Hearing.

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FEEDBACK FORM

September 16th, 2013

We welcome your feedback on the proposed rezoning from the RS-1 (One-Unit Residential Zone) to the RT-1 (Two-Unit Residential) Zone and the draft Duplex Development Permit Guidelines. Please return completed copies of this form before 5:00 pm Friday October 25th, 2013 to:

City of North Vancouver Community Development Department

c/o Chris Wilkinson, Planner 141 West 14th Street North Vancouver, BC V7M 1H9

Feedback forms can also be submitted electronically via email to: [email protected].

SECTION 1: GENERAL COMMENTS

Please provide any thoughts or comments on the proposed zoning change and draft Development Permit Guidelines.

FEEDBACK FORM CON'T: OPT-OUT

SECTION 2: OWNER'S AUTHORIZATION

By signing below I confirm that as the owner(s) of (CIVIC ADDRESS), I (we) do I do not (circle one) wish my (our) property to be included in a proposed Zoning Amendment to change the designation of our property from RS-1 (One-Unit Residential Zone) to RT-1 (Two-Unit Residential Zone).

Owner One, Full Name (printed) Owner Two, Full Name (printed)

Authorization Signature Authorizat ion Signature

Date Date

SECTION 3: DESCRIPTION OF PROPERTY (if known)

Street Address

Lot/Parcel Plan Block

District Lot/Section Range

Attachment #3

Zoning Bylaw Comprehensive Review: City-led changes to the Zoning Bylaw such that the Zon ing Bylaw better suppor t current Counci l pol icy

Phase 1

Phase 2

Phase 3

Phase 4

General Housekeeping Items

Supporting Affordable Housing

Supporting Green Buildings

Supporting Better Design

Completed in 2012

Attachment #4

Summary of Items Referred Back to staff for Zoning Amendment Bylaws

Description Comment Status

1. Reducing the minimum lot size for duplexes from 5,900 sq. ft. to 4,800 sq. ft., provided that there is a lot width of at least 40 ft.

A lot size of 4,800 sq ft and a frontage of 40 ft would accommodate four parking stalls; these smaller duplexes have already been permitted in CD zones.

Further analysis by staff is ongoing and will be considered at the same time as item 6 in the Fall 2013.

2. Reducing the minimum unit sizes adopted in 1975 from: 450 sq ft per studio 600 sq ft per 1-bedroom 750 sq ft per 2-bedroom 850 sq ft per 3 or more bedrooms to: 400 sq ft for all dwelling units.

Standards for minimum unit sizes are changing across the region and are a well-recognized means by which relative affordability can be achieved. Smaller units might be considered through rezoning provided that livability concerns are fully addressed.

Bylaw No. 8314 approved by Council July 22, 2013.

3. Permitting boarders in duplexes, townhouses, and MURB's rather than only permitting them in single-family buildings.

Currently up to two boarders are permitted in single-family units but are not permitted in other types of dwellings. Potential buyers are considering the ability to rent rooms to boarders (such as foreign students) with their financial institutions as a means to afford to buy homes.


4. Defining lock-off units in the General Provisions of the Zoning Bylaw and consideration of allowing lock-off units in more zones within the City.

Lock-off units have been expressly permitted only in the Western Avenue area; these might be considered elsewhere through means of rezoning applications (i.e., with additional public process).


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5.

Description Comment Status

5. Rezone all of the remaining lots fronting the north side of East Keith Road to the south side of East 13th Street between St. Andrew's Avenue and Ridgeway Avenue (i.e., "the mid-block area") from RS-1 to RT-1 in order to correlate the zoning of these lots to their designation (i.e.. Level 2 Residential) under the OCP

The OCP currently supports duplexes in the mid-block area subject to individual lot rezoning applications. Rezoning applications in compliance with the RT-1 (Two-Unit) Residential zone have typically been approved by Council.

Development proposals that do not meet the requirements of the RT-1 Zone would be subject to rezoning or development variance permit applications.

The potential zoning amendment is the subject of this report and will presented at a public open house at City Hall on October 22, 2013.

A public hearing will be recommended.

6. Consideration of reducing single family lot sizes and/or frontage widths, after further analysis of impacts.

Accommodation for smaller single-family lots, as have been permitted already in several areas of the City on a case by case basis, is a relatively easy approach to gentle densification and increasing the relative affordability of units.

Further analysis by staff is ongoing and a Policy Committee Meeting will be scheduled for the Fall of 2013.

7. Permitting a reduction of motor vehicle stalls with the provision of dedicated car share stalls and/or other transportation demand management strategies acceptable to the City (with ratio still to be determined).

Car sharing has been shown to take more cars off the road and will help City meet GHG and mode-share targets.

An inter-departmental committee has been struck and proposes to report back to Council and to hold public consultation events in Fall of 2013.

8. Reducing the required parking for rental buildings from 0.75 stalls per unit to as low as 0.5 stalls per unit (with recommended ratio still to be determined).

This is in line with the recommendations of the Metro Vancouver Apartment Building Parking Study. CNVs parking ratio for rental buildings used to be 0.5 stalls per unit in the 1950s.


9. Not requiring parking stalls on-site for secondary suites for all lots with a proximity to a frequent transit corridor (with recommended distance still to be determined).

Some B.C. municipalities do not require rented suites to have access to an on-site parking stall. This recommended approach would reduce but not eliminate parking stalls for accessory rental units.


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