2 - Wednesday, November 29 , 1989 ~ North Shore News 3 Ea ee THE MANDATE In 1987, the Council for the District of North Vancouver decided to review the single-family residential zoning regulations when it became apparent that there were numerous public concems relating to development in existing and sew neighbourhoods. These concerns involved “monster houses” on smell lots: building setbacks that could rob neighbours of sunlight and privacy; cear- cutting trees in new developments to simplify construction; house heights blocking views, and out of scale construction with the existing neighbourhccd, to name a few. in June 1987, the 13 member Task Force on Single-Family Housing Design Issues was struck to address those concerns. It met at 7 a.m. in the District Hall monthly, on average, for more than two years. Couricit established Terms of Reference for the Task Force which included: reviewing existing single- family housing bylaws; evaluating the present housing market; surveying the District’s housing policies; studying the effect of topography on house design and construction; reviewing the measurement of “height” and discussing the relation of fot area to residential floor crea and ta site coverage. In addition, the Task Force looked at the existing floor space ratio (FSR) and the option of utilizing different location and size regulations for differant site circumstances. The problem created by trees surfaced often during discussions: clear-cutting by developers on treed properties on the one hand — view end shade obscuring trees on the other. The Task Force commissioned a brochure entitled “Trees, Concerns and Solutions” that was printed in conjunction with the District of West Vanccuver. It was mailed to all households in the District and is now available at the Municipal Hall. THE TASK FORCE m The Task Fores members who served over the extended and detailed study period included Mayor Marilyn Baker, Chairman; Alderman Craig Clark; then Aldorman Mary Segal; representatives from the Advisory Plonning Commission: Bill Sievewright, Marwyn Thomas and Alderman Rick Buchols; representatives from the Advisory Design Panel: The District of North Vancouver is a residential community of great natural beauty with its mountain backdrop, treed slopes, ocean shoreline and “in sccle’ neighbourhocds. We treasure and want to protect these natural assets but pressures cre mounting as housing demond continves in an upward spiral. Community and individual concerns about new housing indudes the changing face of established neighbourhoods as new, isrger houses on small jots replace older homes, the size and bulk of infill housing that can block views and shade neighbouring gardens and the clear-cutting of trees for new housing sites, to name a few. Some of the concerns regarding house design have been addressed in the proposed bylaw revisions described on on this page. They will be the subject of a Public Hearing on December 11 and if adupted, become operative in January thereby - ond. TASK FORCE ON SINGLE FAMILY HOUSING DESIGN ISSUES Jak Redenback, Fred Russell, David Von Stolk and Peter Jones; real estate representative Pat Munroe; builder Mike Brody, Director of Development, Richard Plunkett; and Hepe Burns of the Planning Department. All meetings ar.’ sheir minutes were open to the public. As well, public forums were held to cdvise of. the progress of the Task Force’s deliberations.. The Hulbert Group architectural firm-wos then retained to undertake a detoiled study of the issues identified by the Tosk Force. Their recommendations resulted in prposed bylaw amendments now before Council for consideration. CONSULTANT’S REPORT The Hulbert Group Consultants prepored a comprehexsive report which was forwarded to Council and the two advisory bodies (APC and ADP) for discussion and review. Draft recommendations and revisions to the Zoning Bylaw resulting from the veport are elsewhere on this page. Here are some excerpts from the consuffant’s report: . ; “Respect the Distric’s nature. The District is c community of predominantly sloping terrain in a world of two dimensional plans and byiaws.” “Respect the marketplace. Some mienicpolities have growth, accommodation of their maturing population, etc., as low priorities, prefezring to attempt fo force the stutus quo on a dynamic population. The District’s history makes it obvious that orderly development is encouraged, and changes to zoning controls should beiance this development desire with the qualities which attract developers and residents to the Bistiict/’ “it will be worthwhile for the District to monitor submissions over the next period to gain further dota as to typical above-grode FSR (floor space ratio) with lot size. This wili allow for eventual refinement of this formula if necessary, or ifs substantiation in the face of potential future aiticsm.” NTIAL ZONING Ratio DRAFT REGULATIONS TO BYLAWS RELATIVE TO ‘HOUSES’ | 1. HEIGHT fA 6A new definition and method of calculation will be & applied to single-family buildings. These involve B creating a parallel plane to the fot and § determination points at the property lines, allowing maximum height cf the building to be determined F at the onset ef the subdivision stage. Permitted B height will be reduced to 24 feet from 30 feet = with bonuses for sloping roofs.” , A] 2. FRONT AND REAR SETBACKS. = Council hos recently amended sideyord setbacks i to be a minimum of 4 feet and a toial of 20% of lot width. To be consistent, front and rear H setbacks proposed are a minimum of 25 feet, a combined setback of 60% of the lot depth but not aq less than ¢0 feet. a 3. CORNER SETBACKS {i is proposed that the sideyard flanking the * street be 10° of lot width plus 10 feet, but that & the house nced not be less than 24 feet in width % which allows for adequate living space. M4. FLOOR SPACE RATIO & The FSR (floor space ratio) is proposed to be reduced from 0.55 to 0.35, plus 1,000 sq.ft. for ¥ lots greater than 5,000 sq.ft. in size. Maximum dwelling unit size remains for RS5, RS4 and RS3 zones — 2,500, 3,560 and 5,000 sq.ft. : respectively. The folleving statistics show how the draft bylaw will reduce the permitted size of houses. (All measurements are in square feet) 6,000 (RS4) 2 "7,200 (RS3). 5,000 3,960 12,000 (R52) nfe 6,600 14,000 (R82) ava 7,700 | 26,000 (RS2) shrinking floor space ratios, increasing setbacts, ond lowering roof heights. An important aspect of these changes will be to maintain a “watching brief’ over the next year to monitor the effects of the legislation and fo ensure that the desired controls and improvements in new housing are achieved. Additionally, tecommendations on three further issues — subdivision standerds, building schemes/design guidelines, and streetscape appearonce — are being inalized by tke Task Force. ' Throughout the process, the Task Force has . introduced recommendations to District Cound! for immediate action. Coundl had previously established cbsolute limits on house size in most single family zones. The Zoning Bylaw has also been amended to establish moximum house height from the lesser of finished or existing grade. The height of retaining woils has been further regulated and sideyard setbocks have been increased of the recommendations of the Task Force. The bylaw changes now proposed ore necessary to try and correct the identified problems. These d:eages are complex and they will further limit and regulate single family housing construction in our Municipality. The Public Hearing on these matters is an important part of the public process and we need your invelvement and support. . Council and staff will be there to answer your questions and hear your suggestions. And one fast note — a sincere and heartfelt “thank you” on behalf of alf the District’s residents to the volunteer Task Force members. They met frequently and willingly over a two-year period to tackle this difficult problem — at the early hour of 7:00 a.m. before heading off to work. They have produced an invaluable inventory of background material on the issues which is the basis for the recommendations and present bylaw proposals. We hope to see xo December 11 at the Public Hearing in the Municipal Hall.