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Minor variances approved for Berkeley project at John/Caroline/Maria/Elizabeth

The Berkeley renderingThe city’s Committee of Adjustment has approved the minor variances requested by Carriage Gate for their full-block development at John/Caroline/Elizabeth/Maria streets. The project, called Berkeley, was approved in 2010.

The project features a 17-storey residential building, 6-8 storey medical/commercial building and 6-8 storey parking garage, with retail at street level.

The variances were mostly technical in nature, and do not change the height, density or parking for the project. The full list of variances is below. City planning staff supported the variances; a link to their report outlining the rationale is below.

Minor variances may be granted under the following criteria:

  • The request is minor in nature.
  • The request is needed for the appropriate development or use of the land, building or structure.
  • The general intent and purpose of the Zoning Bylaw is maintained.
  • The general intent and purpose of the Official Plan is maintained.

A neighbourhood meeting was held on July 14, 2016 to allow residents to learn more about the minor variances.

The PowerPoint presentation and notes from the July 14 meeting are available below.

July 14 2016 NOTES

July 14 2016 The Berkeley PowerPoint presentation

Staff report: CofA July 18 2016 Carriage Gate

List of Variances:

  1. To permit balconies to project 3 m into any yard whereas Part 14, Exception 397 of Zoning By-Law 2020, as amended, permits balconies to project 2 m maximum into any yard for proposed balconies located on floors 16; and
  2. To permit a receiving area of 42 sq m whereas Part 16 Definition, Height Building, of Zoning By-Law 2020, as amended, permits an elevator and stairway receiving area no larger than 9 sq
  3. To permit a height of 75 m whereas Part 6, Section 4.2 of Zoning By-Law 2020, as amended,  requires a minimum height of 4.5 m for the second storey of a proposed parking garage.
  4. To permit a height of 3 m whereas Part 6, Section 2 of Zoning By-Law 2020, as amended, requires a minimum height of 4.5 m for the second storey of a proposed apartment building.
  5. To permit a floor area ratio of 1:1 whereas Part 14, Exception 397 of Zoning By-Law 2020, as amended, permits a maximum floor area ratio of 6.7:1.
  6. To permit a floor area of 877 sq m whereas Part 14, Exception 397 of Zoning By-Law 2020, as amended, permits a maximum floor area of 855 sq m for floors 4- 15 of a proposed apartment.
  7. To permit a cornice to project 2.0 m maximum into any yard whereas Part 1, Section 2.13.1 (a) of Zoning By- Law 2020, as amended,  permits a maximum projection of 1.0 m into any other yard from the wall of the building.

I was inspired to seek public office because I believe, like so many of you, “I can do something about that” on the issues we face. As councilor, my role is to take a stand on what’s best for residents and go to bat for it. Pushback is inevitable from those who don’t have the community’s interests at heart. I will stand with you and for you, to achieve the best interests of our city, without caving to unacceptable compromise in the name of consensus.

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  1. “There was also a concern with the hoarding at the corner of Elizabeth and Caroline and
    vehicles could not see traffic on Caroline. Carriage Gate has agreed to pull back their
    hoarding on the corner to improve the sight lines at Caroline.”

    I emailed Ms. Ward about this potential traffic safety hazard on June 24th. I was out of town for the July 14th neighbourhood meeting, but I notice that no action has been taken as of today (July 25th) to remove this hazard. Vehicles making left turns off Elizabeth to Caroline find half of their vehicles beyond the stop sign, and eastbound vehicles on Caroline cannot see vehicles exiting Elizabeth until they are almost at Elizabeth. Cyclists and pedestrians also make good use of our neighbourhood, so the need for a rapid and effective solution by the developer is critical. Thus far, they appear to be alarmingly unconcerned. They need to move the Caroline Street hoarding back at least 25 cm.

  2. What are these variances? Hopefully these latest demands to reduce don’t include doing away with MORE of the so-called AFFORDABLE rental units in the building, (if there are any left) that you caved into some time ago!

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