Bylaw No Western Avenue File: WESTERN 2600

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1 TRANSCRIPT OF THE PUBLIC HEARING HELD IN THE COUNCIL CHAMBER, CITY HALL, 141 WEST 14 th STREET, NORTH VANCOUVER, B.C., ON MONDAY, FEBRUARY 16, 2009 AT 7:00 P.M. PRESENT: COUNCIL MEMBERS Mayor D.R. Mussatto Councillor P.J. Bookham Councillor R.C. Clark Councillor R.J. Fearnley Councillor R.G. Heywood Councillor C.R. Keating Councillor M.L. Trentadue STAFF MEMBERS A.K. Tollstam, City Manager S.E. Dowey, City Clerk J.M. Rowe, Assistant City Clerk S. Ono, City Engineer D. Pope, Deputy City Engineer K. Russell, Development Planner T. Barber, Manager, Engineering Planning & Design J. Piercey, Planning Technician II C. Hoffart, Planning Technician I G. Penway, Deputy Director, Community Development S. Wilks, Timekeeper Bylaw No File: WESTERN 2600 The Public Hearing was called to order at 7:07 p.m. Mayor D.R. Mussatto Ms. Dowey! Ms. S.E. Dowey, City Clerk Thank you Your Worship. The first Public Hearing is regarding Bylaw No to rezone the south half of Lot 22, Except the East 10 feet Now Lane, Block 228, D.L. 545, Plan 1266, located at. The amending bylaw will have the effect of reclassifying the said property from RS-1 (One-Unit Residential 1) Zone to CD-565 (Comprehensive Development 565) Zone to permit construction of three residential units with two buildings. Two units would occupy the western building and the unit in the eastern building would be combined with enclosed parking for three vehicles. The applicant Your Worship is R. BROUGH/C. MOORHEAD ARCHITECT and Council will consider Bylaw No under item 3 this evening. Also, Your Worship, I did receive one petition with 45 signatures opposed and also one letter opposed and they have all been circulated to Council prior to the Public Hearing this evening.

2 Thank you Ms. Dowey. Ms. Russell is here for the staff presentation. Ms. Karen Russell, Development Planner Thank you Your Worship. This is a rezoning application and we are at the Public Hearing tonight for a proposal at the lot on 2600 Western. It is located on the northeast corner of West 26 th Street and Western Avenue. The site size is 5,058 sq.ft. with a 35 foot frontage and a foot length. It is currently occupied by a single family home with a secondary suite. The current zoning is RS-1 One Unit Residential and the Official Community Plan designation on this site is Level 3, a Low Density Attached Form which allows Council through a rezoning application to consider up to 0.75 fsr on a lot. Contextually it is in a neighbourhood primarily featuring single family homes to the north and to the west. To the south across 26 th Street is low density attached form housing down to the highway and then to the east across the lane are older medium density homes apartment building. Your Worship, in terms of the Official Community Plan, I just prepared a map here just to illustrate the different designations in the neighbourhood. This is the subject site here in black and it is within the Level 3 fsr designated area. To the west is Level 1 which is a single family form and to the east across the lane is Level 5 on both sides of Lonsdale Avenue. It is also part of an Official Community Plan Study Area called the Western Avenue Study Area and Council may remember that last year the corresponding portion to the south of the highway was changed through a planning study process resulting in different designations in that portion. The Official Community Plan Study Area in this area has not yet been studied. Tonight we are considering a proposal for two units on this site. In January Council would have received the Council staff report and a bylaw for this lot with a different proposal on it for three units. Since that time the applicants in response to concerns of the neighbourhood and since first reading was read have reduced their proposal by one unit. So, two units are now being proposed for this lot in a duplex form. They essentially dropped the third detached unit from the rear of the lot. The revised proposal, now at two units, would result in a fsr of 0.47 fsr which translates into approximately 2,384 sq.ft. This is less than what would be permitted under the RT-1 Zone and it actually is less than what would permitted under the RS-1 Zone. The duplex will have three parking stalls associated with it at the rear off the lane. Two parking stalls are required for RT-1 so it exceeds it by one. It does meet the Low Density Guidelines. The height is 27.3 feet at it s ridge height but the maximum that could be considered is 30 feet. The Low Density Guidelines in which this project is assessed, the guidelines are met in almost all respects expect for some siting variances. The front setback is reduced to 21 feet instead of 25 feet and the applicants will be speaking to that later. In terms of off-site work the applicants will be doing the same off-site works including new curb and gutter, street trees and a sidewalk on both the 26 th Street frontage and on Western Avenue. City of North Vancouver Page 2 of 21 Public Hearing

3 Your Worship, this was considered by the advisory bodies, the Advisory Design Panel and the Advisory Planning Commission and was supported. That was at the three unit proposal. And I did want to alert Council that should you wish to consider this at the two unit density that an amendment would have to be made to the existing bylaw, which was presented to you in January. The applicants are here to speak to this project tonight and have prepared a presentation and would be happy to respond to any questions you may have. I also would like to mention that there is a model here in front of us as well as the boards on the left. Thank you. So that concludes your presentation Ms. Russell. Thank you very much. Does the applicant or his or her representative wish to make a presentation at this time? Please come down. Welcome gentlemen. If you wouldn t mind just for the records please give us your name and address. Thank you. Mr. Robert Brough, 160 West 3 rd Street, North Vancouver Good evening Your Worship and Councillors. My name is Bob Brough. 160 West 3 rd Street. I am the owner and the developer of this project. When I bought this home about a year ago it was my intention to propose some sort of a development based on some discussions with staff and it is my intention to live in the project. I have been a resident on the North Shore for over 25 years, originally in West Vancouver and in the District, and for the past three years in the City and Lower Lonsdale. As staff have indicated this project has evolved. We originally proposed three units and based on meetings with the community we designed those units, set it back a little further, came back for some further discussions and then made another revision and removed the third unit completely, changed the three car garage to two enclosed spaces plus a carport. We are tearing down a 50 year old, what I would call farmhouse that needs a lot of work. That is energy inefficient that has had tenants in it, that has no on-site parking. The garage has been used for a shop for a number of years and we are proposing a duplex, contemporary duplex, energy efficient windows, insulation, designed for passive solar heating. We designed the roof system to accommodate solar panels should they be cost effective. We are wiring the garage to charge Smart Cars and that sort of thing and I think would be a substantial upgrade for the neighbourhood in terms of the design. In terms of parking, we have no impact on the parking in the area. That has been a concern amongst the residents. We are proposing three on-site parking spots. Engineering has suggested that the boulevard be expanded and a bump up in the rear. That would be up to Council and their direction. We would support no reduction in parking in on-street parking if Council so wishes. I would like Charles Moorhead to talk about some of the detailed design elements. City of North Vancouver Page 3 of 21 Public Hearing

4 Thank you very much Mr. Brough. Mr. Moorhead. Mr. Charles Moorhead, Architect Thank you, members of Council, as Karen Russell mentioned we have a model in front of you and that is usually the most descriptive tool that we use for showing you how these things work. We can show you a lot of drawings but typically this kind of shows you all at once. I would like to use that and people can take a look at that. Just to run through it quickly, this is 26 th Street here, Western Avenue, a lane, Lonsdale is half a block this way or maybe 150 feet that way, so very high density area. This is the neighbour s house to the north. It is a long, thin kind of a residence. We talked to him over the last several months and we have agreed that we would meet the dimension of his house exactly. He had complaints that we were coming too far forward, blocking his rear yard, so the final result is this kind of a solution where we are about 60 feet deep, exactly the same as his. In terms of height we are now three feet higher at this ridge than his ridge, four feet higher on that ridge. The innovative thing here is we decided to angle the two units at a 30 degree angle like that. That does a lot of things for both the neighbour to the north and the people across the lane with apartment buildings looking out to the view to the west. So, the thought was we would cut the corner off of this piece so they could look through it with the understanding that the view is that way over the garage through out to Lions Gate Bridge. Also the people looking this way, between the ridge lines, which is a fairly common design tool, we typically use to orient the ridges along with the view angle. So, that is the concept. We preserve the neighbour to the north s rear yard with his private deck. That is where he spends a lot of his time so he gets morning sun in here. It opens up his whole front yard for afternoon sun in there so we think that works reasonably well. The angling also gives views for both of these units out to the southwest. The parking, two car garage at the back off the lane with an open carport attached to that so we have three cars which is more than required in the RT-1 Zoning and it conforms to the Low Density Guidelines of 1.5 cars per unit. The ridge height on that is 15 feet but we want to point out that the gutter line of it is approximately eight feet above grade at that point. The existing garage that is there now is about 11½ feet high so it is actually substantially less bulky than the existing garage that is there. The other key point is the existing house that is there. It is a very large house. You can see the photographs there lying on the floor at the moment, but it is roughly six feet higher than these units. Its ridge is six feet higher. So it is a very large, old, sort of country farmhouse as Bob said. There is a lot of view blockage from that so we think we have improved the situation drastically by lowering the height. As Karen Russell pointed out the height is well within the 30 foot limit. We are at 27 feet and I think it conforms to virtually every other requirement of RT-1 and Low Density Guidelines other than the front setback; we are at 21 feet. City of North Vancouver Page 4 of 21 Public Hearing

5 The existing house that is there now is at 21 feet so we understood the neighbours were happy with that, that we have matched the existing location of the house. In addition to that we have also angled it away from the property line so there is an open space on the corner that you can see there opening his view out to the southwest. That is the kind of model situation. The drawings, there are a lot of them. One of the key ones we worked on recently was this one here, sort of a large scale context drawing, so Lonsdale here, the lane, Western, 26 th Street. We received a letter late last week, I think on Thursday, from a Mrs. Biddle who lives at 2615 Lonsdale saying that she was concerned about loss of view from her unit. She is on the ground floor of this three storey walkup. We had a survey done when we started the project with that expectation that we might have some issues and we know that her floor level is at The ridge of this garage is at so we are pretty certain that she doesn t have a view issue looking over top of this garage. The other thing we have done is we have laid on in red the location of the existing house, which is that one there, and the existing garage and then we have just taken a view angle, that is her view angle at the moment. So, we have shown the difference of the corner of the existing house to the corner of the proposed duplex, is that much, that very fine angle, there is about a 2% angle of view variance. So, hopefully addressing that issue or showing the ridge height of the house to the north versus our ridge height. As I said it is three to four feet higher at the ridge. Other than that, floor plans, I am not sure those are great concerns, a fully landscaped site plan with five street trees on it, professionally done by a local Landscape Architect. Other than that I think I just want to reiterate that it is a very small project. It is currently two units in the existing house. We are replacing it with two units of a higher quality, feasible for families, it is about 2,400 sq.ft., which is in total for both units on the upper floors which is smaller than most single family houses these days. Just quickly, there is the photo of the existing house on the lot. This one here you can see it is quite a massive building. There it is from the back lane. I think we will just leave it at that at the moment and we can turn it over to questions. Thank you very much Mr. Moorhead for that. Now it the opportunity for members of the gallery that have questions to ask or comments to make to do so. I imagine that some of you have not been in a Public Hearing before so it is a quasi judicial process, which means it is like a court of law, which means that we are respectful of others. You ask questions and make comments and we don t question the motive of others. We do allow you five minutes. If you feel that you have not had enough time for the five minutes we certainly will allow you to speak again but we just ask you to go the back of the line if there is a lineup. We did have a sheet that was earlier. We did not have anyone sign up at that point but certainly I am going to ask for people now. All they have to do is simply raise their hand and I will have you come down and you just have to give us your name and address. City of North Vancouver Page 5 of 21 Public Hearing

6 So, we are going to start with you madam. I would like to say welcome and if we could start with your name and address and then we will go from there. Unknown Speaker Thank you. I am sorry I have never been to one of these before. That is totally fine. If you could just start off with your name and address. Unknown Speaker Yes. Then we will go from there. Ms. Lisa Love, 2615 Lonsdale Avenue, North Vancouver My name is Lisa Love. I live at 2615 Lonsdale Avenue. Is it possible to turn this on so I could show you this? It certainly is. We will do that for you right now. It will just take a second. There you go and then you can use a pen or whatever. You will have to take the microphone with you. Ms. Dowey will just get the microphone for you. Ms. Love Thank you. This is our building here. I guess I will just go from when I interrupted which I am sorry about that. The floor is yours. Ms. Love This view, as you can see that is the very corner of that suite where they are showing that view. Marilyn is right here on this balcony so her view will be destroyed. Marilyn is not here unfortunately. I live on the back lane as well and the height of the peak of this building here as you can see it is higher than the building that they are saying they are going to build but it is a peak, so it blocks out a small portion of view. When you have a peak like here, this is going to block out all our view, so we would be here. This is actually higher than this peak even. So this where our, you know the three feet higher that it is now, it is all the way across though, and then this one is higher than this building. And then this will be a peak too to anybody who is on a main floor that will lose their view. I am on the second floor so it wouldn t lose my view. We are all for updating the building, absolutely. We never said that in the petition that we signed that we did not want it updated. We also never said that we did not want three buildings. It was a height issue for us and you know, plus possible bringing the parking out too much in the lane. City of North Vancouver Page 6 of 21 Public Hearing

7 He said that it was three feet higher. It is not three feet higher. It is five feet higher actually than Nick s place. He said it is in the high density area. Our building has only 12 units. I don t really call that a high density area; it is more quaint than that. The RS- 1 zone, that area is not registered for an RS-1 zone so I did not really understand like it is single dwelling. If you look at the RS-1 zone on the applicant s that is not what it is zoned for in that area. It is zoned for single family dwelling homes. The sun, we don t get morning sun in the back lane. We get afternoon sun at maybe one in the afternoon. I mentioned the corner. Oh yes, I was just sort of curious, can I ask questions? Yes, you certainly can. Ms. Love Okay, I was just sort of curious. You ask them through me. Ms. Love I was just sort of curious about the intention of the owner about living there and if he actually plans to actually settle there. Living there is one thing for a tax break for a year but settling and actually being part of the neighbourhood I think is a concern for us as well. And like I said, I mean it is not so much wanting to build there, it is the height right now and that second building that is more in towards the lane is a huge issue for all of us in our building. Shall I get a response if you don t mind. I will ask Mr. Brough. If you stand up please Mr. Brough and then we can see you there. Thank you very much. Mr. Brough I do intend to live there. I can t afford to live in a single family home in North Vancouver; that is why I am proposing this project. Just to comment on the elevations, in her building, Charles pointed out the elevation of the deck which we had surveyed, these decks are not on the ground level. There is parking so these are already up in the air. The elevation of that deck is as is Mrs. Biddle deck. That is the floor of the deck. The elevation of the garage is You would have to lie on this deck before you couldn t see over the garage. So, you have got to remember there is a bit of a height difference. It is true that whether you go from this corner or this corner you are cutting off a portion of the view in this direction. We are not disputing that. But I think overall their view is enhanced. They are going to have, as Charles said, a sight line through the middle of the building which they don t now have. City of North Vancouver Page 7 of 21 Public Hearing

8 I think Ms. Love asked whether you are going to live there. Ms. Love you still have some time left Ms. Love. Thank you, Mr. Brough. Ms. Love The view will be destroyed. Guaranteed the view will be destroyed. There is one single home and that home right now comes out to here, okay. So, all of our view all through here, is destroyed. This little building here, I mean you are saying one person won t have it destroyed here, but all this view of water and also the bridge will be gone. Thank you. Thank you very much for your presentation. Is there anyone else now who would like to speak? Yes, please if you wouldn t mind coming down to the microphone. If you wouldn t mind just your name and address please? Welcome. Ms. Jodi Waring, 2545 Lonsdale Avenue, North Vancouver I am Jodi Waring. I am at 2545 Lonsdale Avenue. Welcome Ms. Waring. Ms. Waring I haven t been to one of these either. My question or my concern comes from there seems to be a lot of emphasis on the apartment building north of 26 th alleyway and laneway. I live on the apartment immediately south of backside. I live on a third level which is quite high. At the moment we get a view of the Lions and other things looking back there. If you could address your comments to me and then they will listen to them. Thanks. Ms. Waring Our view is not looking back towards the Lions Gate rather it is looking towards the mountain. Has any consideration been given to that view and cutting off that view because the current house as it is, is a peak roof and now it will be quite a bit.. Is that to the applicant Ms. Waring? Ms. Waring That is to the applicant. Mr. Moorhead! City of North Vancouver Page 8 of 21 Public Hearing

9 Mr. Moorhead No, frankly we have not really thought about that. It is strange that it is downhill and sort of behind the park land, you can see there, but we certainly will address it. It is the first we have heard of it. I guess part of the issue here is the people at 2615 also notified us for the first time on Thursday of last week and we had a first Public Information Session back in September so we have had no time to address these questions. Certainly, yes. Ms. Waring One of the comments I guess relating to that is the first notice I got of this application was the one that was mailed out about two weeks ago and as a resident of those apartments and as residents of other apartments that live down that strip we don t actually pass the corner of Western and 26 th Street. We turn down the laneway so I didn t actually notice the sign that was there. The only other comment that we had as an apartment building, which seems to be taken care of that is that on the notice we had it was three units Thank you very much for your comments Ms. Waring. Other members of the gallery please just raise your hand and we certainly will listen to your comments and questions. Other members of the gallery comments or questions with regards to this. I knew I would get one. Welcome, and if you wouldn t mind give us your name and address. Ms. Mehernaz Jamshedian, 2636 Western Avenue, North Vancouver My name is Mehernaz Jamshedian and I live at 2636 Western Avenue which is three houses up from where they are going to be building. I am a young mother. I have a six year old son. The whole idea for me to buy into this neighbourhood is to have single family homes. The whole idea is to get less density. It is an excellent area, very beautiful views and the whole lane has got very family oriented people. For me it is not going to be the view because I am at a higher level. I would be able to see through. It is not going to be the problem. We have always had problems with our parking on our street because at the end of that lane we have the school, right over there, and we have always had trouble. I mean the school is there and we have always had trouble at the 3:00 p.m. parking area. We cannot get in and out of our driveway at the back because it is always blocked off. My concern is we want the parking, which will even though we will have garages, as he has mentioned there will be problems with parking and the density of the area increases from one family to two families it is definitely going to affect the parking and at the same time you know my concern is what is next. After he is finished with his with the town housing or the duplex there will be another investor in the community and will try to take over the whole area possibly and then what comes next once after this is certified that it can go along and then there will be somebody else, and somebody else, because as I said the area is beautiful. City of North Vancouver Page 9 of 21 Public Hearing

10 People want to get into say as an investment or for whatever reason and if it increases the population of that spot where we have bought into because we like where we live because of the families, because of the single family dwellings, it is just not going to be right. Ms. Jamshedian, thank you for your comments. Yes, please come down to the microphone. Welcome! Ms. Joan Herrick Hi, my name is Joan Herrick. I am third generation of North Vancouver. I too don t like the height. I am right at the corner in the apartment building on 26 th Street and Lonsdale Avenue and the lane. I don t like the height. I don t mind the building. The height needs to be smaller. In one of these pictures here. If you are going to go over I think you are going to have to take the microphone. Just squeeze the bottom. That is it. Thank you. Ms. Herrick My concern is this garage and the sunlight. See the garage here if they are building another building it is going to be in here. My apartment building is here, so I start getting the sunlight about noon so by the time it gets over here, it is probably going to be blocking it and then obviously if the building is going to be here, Nick has his garden, and he won t get any sunlight for that garden whatsoever. Again, my concern is the sunlight. Traffic is a problem. You can never find any parking along there. They are always parked in the lane so I cannot get in and out of my parking spot. Those are my concerns. Thank you. Thank you very much for your comments Ms. Herrick. Are there any other members of the gallery who have any questions to ask or comments to make just raise your hand? If you wouldn t mind just come down to the microphone. Welcome! Ms. Jane Campbell, 2615 Lonsdale Avenue, North Vancouver My name is Jane Campbell and I live at 2615 Lonsdale Avenue also and I am here representing Mrs. Biddle first of all and we have talked about her suite quite a bit. I am in that suite right now looking after her animals and I can certainly see what this height of the houses that she will have absolutely no view whatsoever. Mrs. Biddle s concern is not just about the view it is also about when she decides to sell, which may be in the next couple of years, I don t know, her property value is going to go way down and it also will for everybody in that building because if the suites go down in value it will effect the whole building and that is a real concern. City of North Vancouver Page 10 of 21 Public Hearing

11 The parking, it is really noisy at the back lane. This is going to double the parking problems and the traffic. I don t know, I feel this is just icing on the cake. I feel that with these extra developments, of course, great, it is money for the City, money for the City, taxes, taxes and this is just a start of it all for investment in that area and these lovely little single family homes are all going to come down and that is a real concern. Thank you. Thank you very much Ms. Campbell. Are there any other members of the gallery who have questions to ask or comments to make? You have already been up once. Have you got something new to add. We are not to debate. If it is new, yes. Ms. Love Thank you for hearing this. When the suggestion came that it was going to time to rezone this one single home was it not said that for future time the agenda was that Council would have to look at rezoning that whole area? Ms. Russell! Ms. Russell Through Your Worship, this is part of a study area. However, it has not been on our departmental work program to go forward with this northern part of the area. So at this point we are just looking at this one individual lot for a rezoning. Ms. Love Sorry, I must have heard wrong, I thought I heard if you did rezone this area that you would have to look in the future of rezoning the whole area? Ms. Russell If Council directs us to look at the whole area through a planning study in the next little while, then yes we would look at the area within the boundaries that I showed. Ms. Love So, if this one building goes up it doesn t mean that this area now is rezoned, not just single family. Ms. Russell No, just the individual lot. Ms. Love Thank you. Thank you Ms. Love. For the last time then are there any other questions or comments with regards to this? I am going to go to members of Council. Councillor Keating! City of North Vancouver Page 11 of 21 Public Hearing

12 Councillor C.R. Keating Thank you very much Your Worship and through you to the applicants, either Mr. Moorhead or Mr. Brough. My question would be this, Your Worship, in the Fall of 2008 the proposal on this site was to build a three unit development and then there was, to say the least, a strong reaction from neighbours about a variety of concerns. Council received information about this in the Fall in our package. I was wondering if either Mr. Moorhead or Mr. Brough could outline, Your Worship, the activities that they engaged in subsequent to reducing these two units, to go back to the community and to talk to them about their concerns within the context of a two unit versus a three unit development? Who would like to answer that Mr. Brough or Mr. Moorhead? Mr. Brough I am not sure I exactly understand your question Councillor Keating. We made the decision after first reading to switch, based on the input that we got, to switch from three to two units by removing and redesigning basically the garage to a two-car plus carport. Councillor Keating I did not want to interrupt the applicant, Your Worship, but the thrust of my question is once you made that decision to go to a two unit development I was wondering whether the applicant, Your Worship, could outline for Council the activities you engaged in trying to consult with the community about what their concerns would be about the two unit development? Mr. Brough We wrote all 45 people or 46 people that had signed the petition and made various comments and outlined the new proposal, three to two, and the other changes we made, highlighted them. We also posted signs, my own sign, the applicant s sign adjacent to the signs notifying people of this community of this Public Hearing. Councillor Keating Thank you very much Your Worship. Councillor Trentadue! Councillor M.L. Trentadue Thank you Your Worship. My question was actually the same as Councillor Keating s and you have answered it somewhat. I want to get a better sense of what kind of response you got on round two with your public consultation because there is a lot of response here based on the original request but not very much on the second and I am curious about that. Thank you. City of North Vancouver Page 12 of 21 Public Hearing

13 Mr. Brough I received no direct communication other than I met with Mr. Pietrarroia, the immediate neighbour, and went through in some detail what we were proposing to do but nobody from the community contacted me directly. We did get some correspondence through the City from Mrs. Biddle with her comments on her sightlines and the rest is people that are here tonight. Councillor Trentadue Okay, thank you. Councillor Heywood! Councillor R.G. Heywood Thank you Your Worship, I just wanted to ask a factual question. One of the questioners disputed a point of the presentation about the height of the pitch of the rear most house and I think you made the point that it was three feet above the existing house and she said it was five feet and I got confused. I just wonder if I could have a factual clarification on that. Mr. Brough Yes, there is too many houses here. We are 4 feet 11 inches and change below the existing old house. The highest peak if five feet lower than the existing house. We are three feet higher than the neighbour s house. This pitch and this pitch are four feet higher than the next house. Does that answer your question? Which is somewhat irrelevant but I think that is the difference between the four and the five. Councillor Heywood Through you, Your Worship, what is the difference between, I guess the loss of view given the old roof line and the loss of view given these reoriented roof pitches? Mr. Brough If you can see it from over there, the red is where the existing home is and the red is where the existing garage is. Our garage is set further back. The rear yard response to somebody s comment on the garden and sunlight, the rear yard is actually larger than the existing rear yard. But this back unit does take up more of the back yard than the existing house does so the existing house is higher and more massive and you can see the pictures there, and taller, but we have got this portion of the back unit that is not there now. It depends obviously where your sight lines are coming from. One of the view corridors is to the southwest. That is not the only view corridor. Councillor Heywood Okay, so the small view corridor going to the southwest that is now going to be taken up by the massive back house? City of North Vancouver Page 13 of 21 Public Hearing

14 Mr. Brough As Charles pointed out the difference is only, you can t see past obviously the corner of the existing house, so the difference from this corner of the building is about 2 in terms of the sight line. From this corner it would be slightly larger but not much because you have still got this corner that blocks your view that is going straight up. And there is no view blockage from the north because we have lined up with the two homes to the north. Councillor Heywood Okay, thank you. Councillor Fearnley! Councillor Fearnley Yes, through the Chair, my first question is, when you initially envisioned this project and I realize it is now for two units, but initially it was for three units, was this your idea? Was it an idea that you came to in consultation with Community Development, why did you initially go for three units? Mr. Moorhead! Mr. Moorhead Thank you. Initially it did come through consultations with planning staff. We went in with very preliminary drawings and showed them a conceptual scheme and said three units, a duplex, a very small infill dwelling, and that was actually originally intended for Bob. Bob s a single guy and he wanted a small little dwelling unit on top of the garage so that was the plan. We thought that would be a nice move. We know there is a lot of interest in infill dwellings i.e. coach houses. There is a current study going on which I am sure Councillors have all heard about so we thought we liked the idea. I have done several already in the City. They have been pretty successful. People liked them. So, we thought it would be a good move. So, we tried it and obviously we are the first people on this block to develop what has been designated a higher density area. We see it as following a pattern in the 100 block below, which was done I think quite successfully and I did a project in that block maybe five years ago, put five units in and we think it fits in very nicely. So, there is an inertia when you come to a block that has never had anything done in it. It is the first one but I know that planning staff wanted density there. It is a logical place to put density. It fits in with the Official Community Plan, so two units. We are building two units. It is not a big increase in density. It is not a big increase in parking. So, that is kind of where it came from. Councillor Fearnley Thank you. Also, through the Chair, if we went strictly by the zoning categories, RT-1, the lot is actually too small for a duplex and when you add on the fact, and I am sure you know as well, that one of the prime things is you have got to have the neighbours on side. Especially, when you are asking for something out of the ordinary. City of North Vancouver Page 14 of 21 Public Hearing

15 My question, to you, first of all, so what have you done in the neighbourhood to work with the neighbours to get them on side? Because you know you didn t have anybody speaking in favour of this so I am just wondering what you did. Mr. Moorhead! Mr. Moorhead Well, initially of course we had the Development Information Session and we got a lot of feedback there. I think the biggest reaction frankly was from Nick Pietrarroia, I think is his last name. I am sorry Nick if I got that wrong but he is the neighbour directly to the north and we had pulled the building forward in order to give him a lot of setback from the south side of his house and he didn t like that. He didn t like the coach house at the back. It was going to block his sun and his view and everything else so most of the input we got typically was from Nick frankly. So we focused on Nick and significantly he has not spoken tonight. I understand he is happy with the project. Bob said he went to see him several times over the weekend and we think we have satisfied him. As I pointed out earlier, the people across the lane were not at the Development Information Session, as far as I recall they did not sign into the session. And, as I pointed out, we got a letter Thursday afternoon that they had a concern with the view so it puts us in a difficult position. I hear what they are saying. It is the height, it is the height. It is a relatively simple way to decrease the height. It is not a big issue. We can cut the top off the building if that is really what their issue is. That is what I am hearing not that they don t want the development, that they are against a duplex, I just think it is a height issue. So, we have misread them a little bit. We were not allowed to get into Mrs. Biddle s apartment. Apparently she told Karen Russell in Planning that we wouldn t be allowed to take a look at her balcony. So if we would have had a chance to look at it we could have taken a picture. Typically we put up a mock up of the ridge lines on site. We get a framer out there and we put a 2 x 4 up, we paint it red, and say there is exactly where the ridge is going to go and often we find when we do that they say, oh, is that where it is going to go, well then we are happy. So we have done that several times now. Until that board goes up they don t really know what the block of view is so maybe we need to do that, put up a 2 x 4 and paint it and then have these people take a look. Councillor Fearnley So we got this, four page double side, I did not see anyone, it is unanimous almost and I am just wondering, I guess this was before you reduced it from three to two and what have you done since then to try and get the neighbours on side since you have reduced it? City of North Vancouver Page 15 of 21 Public Hearing

16 Mr. Brough Councillor Fearnley I think I attempted to answer that earlier. It wasn t that long ago. We circulated the proposed new design. We addressed all of the issues that had been identified at the community information session meeting and in subsequent, parking, view obstruction, setbacks, size of garage, height, and that sort of thing. We have modified all of those and we told them what the proposed changes were and we have gone from there to now. It is a bit of an aside, but I would like to point out that one could build a single family residence, that is both taller and larger than the proposed structure, with just a building permit application. I think with the height differentials and the way we have tried to design the project the view obstruction is minimal. And as Charles has said the ridge heights could be reduced further. Parking keeps coming up. We are not adding to the parking. We have got three parking stalls on site. There has not been any on site for years. I don t disagree that parking is an issue in the area but we are not contributing to that. Did I answer your question? Councillor Fearnley Somewhat but I have had my three questions. Could I have one more? Certainly Councillor Fearnley, one more. Councillor Fearnley So, you say you are willing to reduce the height and I agree that it sounded to me like the issue that everybody was going to so you are willing to reduce the height. How much? Mr.Brough How much Charles? Mr. Moorhead We would match Nick s height, is what people seem to want, if we are matching the house to the north. Councillor Fearnley Thank you very much. Councillor Bookham! Councillor P.J. Bookham Thank you Your Worship. My question is for staff and it has to do with the designation of this lot as Level 3 Low Density. This is a particularly small lot 35 x feet. When that designation Level 3 was written into the 2002 Official Community Plan was it envisioned that a number of these smaller lots would be bundled together in order to achieve that higher development potential? City of North Vancouver Page 16 of 21 Public Hearing

17 Ms. Russell! Ms. Russell Through you, Your Worship, to Councillor Bookham, it is certainly common for that to happen especially with narrow lots like that. It makes the development parcel easier to develop in some respects especially to the.75 fsr. On this site even with the three unit proposal they were coming in at.68 fsr. So, yes it is possible but we do entertain applications for one lot at a time. Councillor Bookham Thank you Ms. Russell for that, and when we were talking about the Western Avenue Study I remember that the initial intention, I think, was to look at both the north and south of the highway and an argument was made to suggest that the characteristics of the neighbourhood to the south differed from the area to the north. Could you explain what the differences are with respect to how what might come out of a study were we to follow through on that intention? Ms. Russell! Ms. Russell Through you, Your Worship, although they are part of a corridor they bridge the highway so there is a natural boundary there. To the south that study area was prompted by a rezoning application for the United Lodge so there were some heritage implications there and some density on that site but then neighbours in the area were also interested in pursuing higher density in that particular area. To the north there has not been that level of activity. It is early and premature to comment, I believe, on what this area might look like in the future. Councillor Bookham Thank you. And finally, when we were talking about the redevelopment of Holy Trinity we had a number of traffic and parking issues brought to our attention. What are the sort of factors with respect to this lot that might pose a challenge with respect to parking or flow of traffic in the area? Ms. Russell! Ms. Russell Your Worship, yes at the time of the Holy Trinity redevelopment proposal and rezoning traffic was a very big issue and a lot of those concerns were dealt with within the application by having access to the school and a drop off area and parking on site. There were some concerns in the area about drop offs and extra traffic on 27 th Street and some of the streets, including Western Avenue. City of North Vancouver Page 17 of 21 Public Hearing

18 There was also a concern about turning left onto this narrow lane which 26 th Street turns into as you go towards Lonsdale and there is a No Left Turn now from Lonsdale Avenue going north to prevent that. This is a fairly, although it is a small lot square footage wise, it has got a long southern boundary and there is parking along that side as well as on Western Avenue and even with this redevelopment and the requirements of Engineering the on-street parking would remain. Councillor Bookham Thank you. And, if I may, I just have one more question for the developer. It has to do with the site itself. It seemed to me when I drove by today that on the I guess from the south side elevation it looks as though the existing house is sort of quite significantly up from the paved area of the street level. Is that true that there is a kind of embankment and is that contributing to the issue with height? I recognize that your roof is below the height potential but I just wondered if there is any way of treating that, bringing it down on the lot, by excavating I guess? Mr. Brough! Mr Brough Your Worship, Councillor Bookham, you can see the site elevations reasonably well I think from the model and how it slopes from the back corner to the front. There is a natural slope down from the northeast to the southwest. Councillor Bookham Could you spin that model around please? Mr. Brough Sure. I forget the elevation difference. These elevation lines are fairly accurate. They are accurate. We had a topo done. Councillor Bookham So that would be street level right down to here? Mr. Brough And the hedge I might point out is on City property. Councillor Bookham Thank you. Thank you very much Mr. Brough. Councillor Clark! City of North Vancouver Page 18 of 21 Public Hearing

19 Councillor R.C. Clark Yes, thank you Your Worship, through yourself to staff, this is obviously an area in transition and we are running into problems with the first project which is conforming to the Low Density Guidelines or getting close to it. I am wondering how big an area is affected here? The Official Community Plan was changed to allow this kind of development on a diagram on the screen how big is it. Does it go up to the entire next block, two blocks, can I get an appreciation of that? Ms. Russell! Ms. Russell The study area is outlined here in the green band so it extends from the Trans Canada Highway to just north of Holy Trinity School and of course the southern portion of the study area that has been completed is the course lining area to the south. These coloured portions refer to the different density areas in the Official Community Plan so the Level 3 is the orange here, Level 5 to the east and Level 1 meaning single family to the west. Councillor Clark And while you are there Ms. Russell, through yourself, Your Worship, Mr. Moorhead referred to some projects he had done, or a project he had done, south of 26 th Street. Is that in the orange coloured area then south of 26 th Street and would there be, again to try to get an appreciation of the area in transition, are there any other developments you could point out on the area you ve just referenced that have been redeveloped? Ms. Russell Not through a rezoning application. There are two new homes on the west side that are new single family homes. Councillor Clark They are single family homes. Okay thank you. Thank you Councillor Clark. Councillor Heywood! Councillor Heywood Thank you Your Worship. Through you to staff I just wanted to understand or to confirm that the roof line of a single family house would be equal or greater than the proposed development. And second, I don t know if this is a fair question but how many person years of employment is involved in a small project like this, which I think is an issue in our current economy? I think you can do the first one Ms. Russell and take a shot on the second. We are not going to hold you to it. City of North Vancouver Page 19 of 21 Public Hearing

20 Ms. Russell Thank you. I think I will be transferring the second to the applicant. In answer to the first portion of the question through, Your Worship, to Councillor Heywood. The maximum height for an RT or a duplex based zone on which this proposal is based is 30 feet at the ridge height but it is an envelope that we judge the height on so it is not a 30 foot box. Mr. Penway, could you give a shot at the second question? Mr. Gary Penway, Deputy Director, Community Development If you could repeat the question. I was bringing something else in. What was that, staff and work years. Councillor Heywood In a typical project like this I think as large scale development winds down we are going to be looking for these kinds of infill projects to provide local employment. Many of the trades involved would be local. What is the typical number of person years involved in the construction of a normal duplex? Mr. Penway Interesting question Your Worship. We have not calculated that but certainly you wind up bringing in trades of all types as you get into plumbing, electrical, building. There is material supplies that go through as well. Construction period for a duplex, and they can tell you their estimated construction time, but you are certainly looking at from start to finish between the building permit drawings and then the actual construction, a process that would be, I would think, probably half a year on a project like this. The applicants can nod if I am high or low that would be approximately six months at least, maybe six to eight months depends partly on the soil conditions you come across. This is a fairly ornate duplex with angular lines which brings in a lot more hand framing and construction so maybe you are talking eight months. So, throughout all that time you have got multiple people on the site at the same time so I wouldn t want to get an absolute guess but you are certainly looking at significant construction force. And in general the construction industry is a major part of the local economy, there is no question about that. Anything further Councillor Heywood? So, we have gone around once Ms. Dowey. I think that should do it. So we need a motion? Ms. Dowey A motion to conclude the Public Hearing, Your Worship. Councillor Keating! City of North Vancouver Page 20 of 21 Public Hearing

21 Councillor Keating So moved! Councillor Clark! Councillor Clark Second! Any discussion! All those in favour! Opposed! Carried Unanimously! Moved by Councillor Keating, seconded by Councillor Clark. THAT the Public Hearing conclude. CARRIED UNANIMOUSLY The Public Hearing concluded at 8:07 p.m. Certified a true and accurate transcript of the Public Hearing Original signed by Sandra E. Dowey, City Clerk February 18, 2009 Date City of North Vancouver Page 21 of 21 Public Hearing

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