POLICY REPORT
URBAN STRUCTURE

TO:

Vancouver City Council

FROM:

Director of Current Planning in consultation with the General Manager of Engineering Services, Director of the Housing Centre, General Manager of Parks and Recreation, and Director of Legal Services

SUBJECT:

CD-1 Rezoning of 900 Pacific Boulevard (False Creek North Area 6A)

 

RECOMMENDATION

GENERAL MANAGER'S COMMENTS

COUNCIL POLICY

· False Creek North Policy Statement, approved in August, 1988,
· False Creek North Official Development Plan, adopted April 10, 1990 and last amended July, 2003,
· Central Area Plan, approved in December, 1991,
· North East False Creek Urban Design Plan, approved in July, 2001,
· Downtown Transportation Plan, approved in July, 2002,
· View Protection Guidelines, amended up to December 11, 1990,
· Childcare Operating Strategy, approved in February, 1993,
· Revised 20% Social Housing Policy, approved in April, 1993,
· Bridgehead Guidelines, approved December, 1997, and
· Public Art Policies and Guidelines as amended to November 22, 1994.

PURPOSE AND SUMMARY

This reports assesses an application by Pacific Place Developments Corp. to rezone from BCPED (BC Place / Expo District) to CD-1 (Comprehensive Development District) its site at 900 Pacific Boulevard. The application for this high-density residential neighbourhood (False Creek North Area 6A) proposes the following:

· five market residential buildings containing 613 dwellings (including 15-20 townhouse dwellings), with one 29-storey tower, two 23-storey towers, one 14-storey mid-rise building, and a cluster of townhouse dwellings,
· a site for the future development of a 15-storey, 101-unit non-market building,
· an extension of Marinaside Crescent through the site to meet an extension of Smithe Street from Pacific Boulevard toward the False Creek waterbody, and
· an expansion of the adjoining Coopers' Park.

Staff assessment supports the application. The Director of Current Planning recommends that it be referred to a Public Hearing and approved subject to conditions. Further, it is recommended that he make application for consequential amendments to the False Creek North Official Development Plan to increase residential floor area and number of dwelling units in Area 6A and related amendments to correspondingly decrease floor area in Area 5B, as well as adjust phasing of park delivery, and that this application be referred to the same Public Hearing and approved.

BACKGROUND

Site and Surrounding Context: The site, which is designated as Area 6A in the False Creek North (FCN) Official Development Plan (ODP), is located immediately east of the Cambie Bridge, between Pacific Boulevard and False Creek. The Plaza of Nations site (Area 6B) is located on the eastern edge of Area 6A. On the west side of Pacific Boulevard is Area 5B and B.C. Place Stadium. Adjoining the site, and part of the future Area 6A neighbourhood, is the easterly portion of Coopers' Park which was developed in 1997 at the same time as the park area west of the bridge. The park area east of the Cambie Bridge, including underbridge area, is 1.15 ha (2.84 acres or 123,500 sq. ft.), not including 7.62 m (25 ft.) of seawall. The total park area is 1.71 ha (4.22 acres or 184,000 sq. ft.).

Figure 1. Site and Surrounding Zoning


Survey plans submitted with the application indicate an approximate site area of 20 000 m² (215,285 sq. ft. or 4.94 acres) within Area 6A. NOTE: The previous site address, 728 Pacific Boulevard, was mistakenly identified. Because the site is "hooked" to a parcel east of the Plaza of Nations, which will be unhooked in forthcoming subdivision (now in process), it was given that parcel's lower street address number.

Existing Zoning: The site is zoned BCPED, which permits a wide range of land uses, including residential and commercial, but it has no maximum floor space ratio (FSR) or maximum building height governing its development. It is an interim zoning which has been in place since February 1984, until CD-1 rezoning is completed for the site, as anticipated by the FCN ODP.

False Creek North Official Development Plan: The FCN ODP adopted in April 1990 reflects overall City policies governing the development of the entire False Creek Basin (these are contained in the False Creek Policy Broadsheets approved in August, 1988). The ODP provides an overall guide to the pattern of land uses and development on the former Expo lands, including the many cultural, recreational and institutional facilities required to serve the projected population. The ODP sets out the maximum floor area (by land use), number of dwelling units, and building heights which are to be more specifically delineated within CD-1 zoning by-laws for each ODP sub-area.

The ODP provides the following description of Area 6A: "This residential area is to focus around a waterfront park. Special attention, at the sub-area zoning stage, is to be paid to mitigating bridge impacts and the effects of the adjacent regional facilities." The ODP originally contemplated 511 dwellings, including 101 non-market units (63 family and 38 non-family) and 58 708.2 m² (631,950 sq. ft.) residential floor area in this new neighbourhood. The illustrative form of development which was approved proposed that all density be massed within one large building comprised of three towers (two of 17 storeys and one of 33 storeys), and extensive streetwall, up to 10 storeys in height. An extension of Marinaside Crescent was proposed to directly abutt Coopers' Park and terminate in a cul-de-sac.

At present, the ODP provides for a maximum floor area of 59 564.4 m² (641,167 sq. ft.) and 103 dwelling units (101 non-market and 2 market). Both of these are "interim" numbers, the result of several amendments in recent years to transfer floor area and units between FCN sub-areas on the understanding they would require adjustment at a future date.

The FCN ODP also has a requirement for a park which is to be developed with Area 6A or Area 6C, whichever proceeds first. This park, 3.67 ha (9.06 acres or 395,000 sq. ft.) in size, is proposed for the area south of the Georgia Viaduct and Pacific Boulevard and between Carrall and Quebec Streets, and is referred to as "Creekside Park Extension". An agreement between the Province, City and property owner regarding contaminated soils in FCN was amended in November, 2000 to permit the Province to use this park area for the long-term storage of contaminated soils to be relocated from Areas 6A and 6C. Therefore, the ODP needs to be amended to delay delivery of this park area until after the last of theseneighbourhoods has been developed. Such an amendment is now recommended (included in Appendix C).

Since the ODP was approved, other City policies have emerged and their principles have been successfully integrated into the urban design for False Creek North. This includes the Downtown Vancouver Skyline Study, the Bridgehead Study, and most recently the Northeast False Creek Urban Design Plan, all which will enhance the form of development and livability of the area and environs.

North East False Creek (NEFC) Urban Design Plan (UDP): In July 2001, City Council approved this plan for the northeast sector of FCN, (north and east of Nelson Street) as a result of a study which addressed the emerging patterns of development in the area and also a variety of urban issues relating to pedestrian and vehicular movement and urban form.

The NEFC plan seeks to improve the public realm and built form guidelines, adjust land use and density, and better integrate the area into the Downtown. It envisions the Cambie Bridgehead area as a mixed-use commercial-residential precinct extending the Yaletown character. The plan anticipates an extension of Smithe Street through Area 5B from Expo Boulevard to Pacific Boulevard, and through Area 6A towards the False Creek waterbody. This is to improve pedestrian connections among the NEFC neighbourhoods, to improve safe access to the False Creek waterfront, to provide a new street end view, and to integrate vehicular circulation into existing and emerging traffic patterns in the area.

The Public Hearing for amendments to the FCN ODP was put on hold at the request of BC Pavilion Corp. in September 2001, but the CD-1 rezoning of Area 7B (651 Expo Boulevard) did proceed in June 2002 (four market residential towers above a 146,000 sq. ft. Costco Wholesale store, and one non-market housing site).

Proposed Rezoning: The rezoning application was submitted on June 24, 2003, and revised plans were submitted on December 1, 2003. Approval of the requested rezoning would permit the following development: (See plans in Appendix F and statistics in Appendix G.)

· market residential development: four buildings ranging from 14 storeys to 29, containing 613 dwellings, including 15-20 townhouse dwellings at grade,
· non-market housing: a site for a future 15-storey building for 101 non-market units,
· floor area: 70 558 m² (759,500 sq. ft.) representing an average of 98.8 m² (1,063 sq. ft.) per dwelling unit, and a floor space ratio of 3.53 (gross),
· tower heights: two buildings are proposed at 14 and 15 storeys, two towers would be 23 storeys, and one tower at 29 storeys (overall maximum height is 91 m (300 ft.)),
· extension of Marinaside Crescent through the site to meet an extension of Smithe Street from Pacific Boulevard toward the False Creek waterbody, and
· addition to Coopers' Park, increasing its area by 0.12 ha (0.3 acres or 13,197 sq. ft.).

DISCUSSION

1. Land Use: The rezoning application seeks to create a new residential neighbourhood, Coopers' Park Neighbourhood, containing 613 market dwellings and a south-facing independent affordable social housing site for 101 dwellings. The neighbourhood would have a mix of family and non-family dwellings, market and non-market dwellings, in very close proximity to numerous public amenities including daycares and park space.

This new neighbourhood will complement the recently developed Quayside neighbourhood to the west. These two neighbourhoods are linked by Coopers' Park, a waterfront green space. The new pedestrian-oriented residential neighbourhood is located within walking distance of the downtown core, and it will provide very livable urban housing in close proximity to numerous public amenities including the seawall walkway, Coopers' Park and David Lam Park, the Quayside and Dorothy Lam Daycares, the Roundhouse Community Centre, Quayside retail area and an elementary school that is currently under construction.

FCN provides for five new public parks, three of which have been completed. In this application, residential development is proposed adjacent to the south-facing, water-fronting Coopers' Park, named after the early 19th century barrel-making facility that was located on the site. The application proposes to add 1 226 m² (13,197 sq. ft.) to the park area, this addition to be effectively integrated within the existing park and other measures taken to enhance the functionality of the park. Approval of the application would also see the completion of another section of the seawall walkway and bicycle path.

The extension of Smithe Street across Pacific Boulevard towards False Creek will facilitate vehicular access to the new neighbourhood, provide a new pedestrian linkage to the False Creek waterfront, and open a new street end view. The Smithe Street extension between Expo and Pacific Boulevards will await the rezoning and development of Area 5B.

2. Floor Area and Dwelling Units: Staff have assessed the applicant's request for additional floor area, dwelling units and change to the form of development by reference to what was originally approved for the site in 1990. In further discussion below (8), staff consider the application in relation to what is now permitted by the ODP and what is the result of some interim measures in recent years.

The application proposes 70 558 m² (759,500 sq. ft.) of residential floor area, an increase of 11 850 m² (127,550 sq. ft.) or 20 percent over the 58 708 m² (631,950 sq. ft.) originally approved in 1990. A total of 714 dwelling units are proposed: an increase of 203 units, or 40 percent, compared to what was originally approved.

The original number of units was primarily limited by the capacity of the access street and cul-de-sac, since at that time a solution had not been found as to how to connect this street back to Pacific Boulevard. The increase in floor area and units now proposed is facilitated by the proposed Smithe Street extension connecting with Marinaside Crescent, as recommended in the NEFC UDP which would improve site access and the development parcel configuration.

The FSR (floor space ratio) of the proposed residential development would be 3.53 gross and 4.92 net (about 28.4 percent of site area would be dedicated to the City, including roadways, under-bridge area and additional park space). This reflects a density which is slightly lower than in Downtown South, where FSR 5.0 can be achieved on larger sites.

Staff support the proposed increase in residential floor area and dwelling unit count, and draft CD-1 by-law provisions have been prepared for this purpose (see Appendix A).

It is also necessary that the FCN ODP be concurrently amended so that its provisions for maximum floor area and number of dwelling units in Area 6A (as set out in Figure 4 of the ODP) correspond with proposed CD-1 By-law provisions (see Appendix C). To achieve the maximum floor area and unit count requested in the rezoning application, the applicant proposes that commercial floor area of 10 994 m² (118,333 sq. ft.) be transferred from Area 5B to Area 6A and converted to residential use, and also that a corresponding dwelling unit count be established using the average dwelling unit size for all of FCN (about 1,060 sq. ft. per unit). Additional discussion of the Public Benefit implications of this proposed transfer are addressed in (8.) below.

3. Form of Development: The proposed change to the form of development originally approved for this high-density, high-rise residential Coopers' Park Neighbourhood exhibits several successful attributes:

· it portrays a neighbourhood character and sense of neighbourhood which is identifiable in its urban context and structure;
· its street system, which includes the Marinaside Crescent and Smithe Street extensions, will provide pedestrian and vehicular connections with the surrounding urban structure;
· it will provide a livable environment for its residents, building on the success of the westerly neighbourhoods of False Creek North;
· it provides an extensive townhouse base around the towers which provide `eyes on the street and park' as well as providing a strong residential character for the whole neighbourhood - at least one row of townhouses is intended to be fee simple;
· it complies with the five Council-approved view cones that cross through the site; and
· it demonstrates the ability to accommodate the additional density proposed in a neighbourly manner, and with the proposed extension of Coopers' Park it enhances the amenity value for both local and city residents.

The application was considered in Urban Design Panel workshop on July 9, 2003, and was reviewed with unanimous support on October 1st. Revised plans and illustrations were submitted in December 2003 to resolve the location of Marinaside Crescent relative to Coopers' Park. These plans proposed to relocate the roadway to the middle of the block rather than directly adjacent the park. By providing for development on both sides of the street, and an addition to Coopers' Park, this revised road alignment would provide an increased sense of neighbourhood, and better livability, and also ensure adequate building servicing, access and addressing.

Staff analysis identified some remaining issues with the revised plans for the proposed form of development, which staff and the applicant are working to resolve:

· Building Setbacks: The revised plans do not indicate building setbacks along Marinaside Crescent. Further staff and applicant discussion about building footprints and configuration has resulted in building setbacks now being possible. Although somewhat tighter than standard, as the plan locates buildings that are offset from each other along the Marinaside Crescent, the resulting setbacks are reasonable, although refinements will be pursued at the development application stage.

· Building Widths: The revised plans show some of the buildings wider than they should be in terms of impact on views through the site. Buildings are oriented parallel to the waterfront, thus limiting views from the uplands to False Creek and views from south False Creek through to the downtown. Of particular concern is the width of the non-market building on the westerly side of Marinaside Crescent (building E), though noting that its height is limited to 15 storeys by View Protection Guidelines. Refinements to the non-market building width, as well as setbacks, will be pursued at the development application stage.

· Bridge Setback: Cambie Bridge North is not addressed in the Bridgehead Guidelines adopted by City Council in 1997. However, the applicant identified generally appropriate bridge and off-ramp setbacks through a study of comparable sites. The as-built setbacks at the northwest side of the Cambie Bridge and the Nelson on-ramphave been applied on this site. Refinements to this relationship will be pursued at development application stage.

· Park Proximity: The proposed mid-block alignment of Marinaside Crescent will result in some close proximity between residential development and Coopers' Park, which could affect both residential development and park functionality. However, there is intent to provide a public walkway, about 12 ft. wide and secured by right-of-way, to accommodate landscaping, park benches, and adequate width for service vehicles for park maintenance and garbage removal.

· Under-bridge Area: There is extensive area under the Cambie Bridge and its off-ramp which will be dedicated to the City by the property owner and which is currently not landscaped and not programmed. While noting that the main purpose of the underbridge area is to allow access for inspection and maintenance of the bridge, a complete design for the area which is not part of Cooper's Park needs to be provided with the first development application for the neighbourhood.

One matter of concern is that some of the under-bridge area, near the water and part of Coopers' Park, is a well-used playground with hard surface area that accommodates many noise-generating park activities, including basketball and skateboarding. While there may be concerns among future adjacent residents regarding the noise impacts from the basketball and skateboard facility under the bridge, the facility is popular with youth and parents and staff have concluded that it is an important and accepted part of a neighbourhood designed to be attractive to families with children. Therefore, the proposed CD-1 By-law provisions indicate that the area is in an "activity zone" (Noise By-law). Design development conditions are also recommended that buildings be designed with acoustical features to address potential noise impact, including consideration of mechanical ventilation that allows building occupants the option of closing windows to mitigate noise in a location potentially subject to high noise levels. Staff also recommend an acoustical investigation of all the under-bridge area to inform this design development.

There is some design work still required, as recommended in design development conditions in Appendix B to be addressed at development application stage, and staff are confident that the issues identified can be appropriately resolved. However, this is a very complex area with respect to individual development sites, surrounding structures, park areas, street system, and pedestrian and bicycle routes, and a comprehensive as well as detailed design approach is needed at the next stage. Staff therefore recommend, and the applicant agrees, that the first development application should include a submission equivalent to a preliminary application for the entire neighbourhood in all respects, including future building designs.

4. Pedestrian and Vehicular Circulation: The illustrative form of development originally approved in 1990 for FCN anticipated an extension of Marinaside Crescent directly abutting Coopers' Park and terminating in a cul-de-sac. The NEFC urban design plan approved in 2001 proposed that Smithe Street be extended from Expo Boulevard to Pacific Boulevard and through Area 6A towards False Creek. This would improve pedestrian and vehicular accessibility and it would provide a new street-end view towards the False Creek water body.

The application is consistent with this plan, proposing that Smithe Street be extended from Pacific Boulevard to meet the Marinaside Crescent extension, continuing to the False Creek seawall in the form of a mews. The extension of Smithe Street through Area 5B from Expo Boulevard to Pacific Boulevard would occur with rezoning and development of Area 5B (application anticipated later this Spring).

For the original cul-de-sac configuration, with its limited accessibility and greater vulnerability to adverse impacts, staff had recommended that the number of dwelling units in Area 6A be limited to approximately 500 (a maximum of 511 was later approved). However, with the extension of Smithe Street to meet the Marinaside Crescent intersection, the site servicing, access and drop-off would be improved so that the revised form of development and 714 units now proposed can be accommodated.

A preliminary review completed by the applicant's consultant compares the trip generation of the present proposal with that of development originally proposed for the site plus the floor area proposed to be transferred from Area 5B. The results show that the proposed development will not result in an increase in the number of trips in the morning and afternoon peak hours generated by the equivalent floor space (original Area 6A floor space and Area 5B transfer).

The residential parking standard proposed for the site is the same as that which is provided at other Concord waterfront sites. However, staff note that this is the first rezoning in which an incentive is offered to the applicant to provide co-operative parking. The applicant will have the option of substituting co-op vehicles and parking for required parking spaces at a 1:3 ratio, up to one co-op vehicle for each 60 dwelling units (e.g., if a building with 120 average-sized units of about 1,050 sq. ft. requires 167 spaces, there would be the option of providing 161 spaces plus 2 co-op vehicles and 2 parking spaces for them).

5. Non-Market Housing: The property owner has an obligation to provide a site for non-market housing whose development would accommodate up to 101 non-market dwellings (63 family and 38 non-family units). In generally close proximity to numerous public amenities including group child daycare, family daycare and park space, a south-facing, 15-storey building is proposed on an independent site (building E on site plan, page 2 of Appendix F).

The Director of the Housing Centre has indicated that the present ODP provisions which will be incorporated in the CD-1 By-law (101 units of which 63 shall be designed for family housing) retain some flexibility to increase the number of family units when funding becomes available to proceed with this development. Given the present uncertainty in senior government funding on which the City's non-market housing policy relies, how the non-market housing can best be realized in Area 6A, and on several other non-market housing sites in other FCN neighbourhoods, is part of a comprehensive review now nearing completion.

6. Sustainability: Staff have reviewed the outline of the applicant's proposed sustainable development practices. Generally, sustainability objectives will be achieved in this neighbourhood through the reuse of a former industrial site, remediation of degraded soils and foreshore conditions, preservation of a waterfront and open space system for public use, and high-density residential development that discourages car usage, encourages people to walk to work, and allows easy access to amenities and recreation. Social sustainability is also addressed through provision of a variety of housing types, both market and non-market, to meet the needs of families, singles, elderly, children and persons with special needs. These initiatives are all examples of sustainable practices that have been incorporated throughout False Creek North.

In Area 6A the applicant and staff propose to pursue sustainability further. The developer has had previous experience in a `Green Building' approach in the last three buildings designed in the Beach Neighbourhood beside Granville Bridge. Based on that experience the developer has voluntarily expressed an objective to design and construct all market residential buildings in this new neighbourhood as `Green Buildings' (see more detailed discussion in Appendix D, pages 4-5). The exact parameters for this will be clarified at the development application stage, acknowledging that the City does not yet have policy to make this practice a requirement

7. Public Services and Amenities: A public benefits strategy was approved for FCN when the ODP was adopted, providing an unprecedented package of public amenities for the new neighbourhoods to be created on the former Expo lands. So long as the overall floor area contemplated by the ODP did not change, the re-allocation of density between sub-areas has not required a review of public benefits to be provided by the property owner. However the conversion of commercial floor area to residential, and an increased dwelling unit count, does require such a review, although some of the City's standards, such as public art andchildcare apply equally to both commercial and residential uses and therefore this conversion would not necessarily require these additional amenities.

As discussed further below (8.), it is proposed that this assessment be deferred. For the time being, the property owner has an obligation to provide a broad scope of services and amenities as set out in rezoning approval conditions listed in Appendix B, including completion of the seawall adjoining the site, provision of a non-market housing site, improved pedestrian and cyclist connections, and various streetworks (Marinaside Crescent and Smithe Street extensions). About 22 percent of the site area would be dedicated to the City, including an addition to Coopers' Park which would increase the size of the park by 7.2 percent (an increase of 10.7 % of the park area under and east of Cambie Bridge).

8. Density Transfer: As noted above (3.), the proposed FCN ODP amendments involve a density transfer from Area 5B to Area 6A. At present, the ODP provides for a maximum floor area of 59 564.4 m² (641,167 sq. ft.) and 103 dwelling units (101 non-market and 2 market). Both of these are "interim" numbers, the result of several amendments in recent years to transfer floor area and units between FCN sub-areas on the understanding they would require adjustment at a future date.

The requested increase in residential floor area in Area 6A, 10 994 m² (118,333 sq. ft.), is proposed by the applicant to be achieved through a density transfer of commercial floor area from Area 5B and its conversion to residential use. The increase in number of market dwellings, which in and of itself does not increase development potential on the site, would be achieved through simple arithmetic conversion of floor area to dwelling units based on the FCN overall average dwelling unit size.

The proposed transfer, and unit count increase, are intended to be a further interim measure, pending a forthcoming report on a more substantial conversion of remaining undeveloped commercial floor area set out in the FCN ODP, and also an increase in overall FCN density and dwelling units count, to be considered in the Spring following negotiations between the Province, City and property owner, and a public review process.

Therefore, the interim measure proposed here differs from those undertaken earlier, when there was undeveloped residential floor area and dwelling unit potential available for transfer without any change to overall FCN ODP numbers. For this proposed rezoning, increased residential floor area and dwelling unit count would actually increase the FCN totals.

Normally this would be a matter of detailed assessment. The conversion of commercial floor area to residential use through rezoning usually involves a pro forma analysis by staff in Real Estate Services to estimate the change in land value likely to occur as a result of rezoning approval. If there is an increase in value, the City generally seeks compensation through anegotiated community amenity which would address the needs of an increased population for services and amenities. Also, when considering the conversion of commercial floor area to residential purposes in the downtown, an analysis of its impact on the long term commercial capacity is generally required. This analysis is indeed now being undertaken by the applicant as part of the forthcoming ODP amendments and the results will be available for review when Council considers those amendments later this Spring.

After carefully considering the implications of not proceeding with rezoning at this time and instead waiting until anticipated FCN ODP amendments are ready for recommendation to Council, staff propose that the negotiation of a community amenity contribution be deferred and considered in the context of broader FCN ODP amendments anticipated in the Spring, after an agreement between the Province, City and property owner has been concluded. As a security measure for the present increase in the density of Area 6A and FCN, staff recommend that a No-Development Covenant be registered against the remaining properties of North East False Creek (Areas 5B and 6C) to prohibit any development until arrangements satisfactory to the City have been completed for the value of and/or security for the value of the density proposed to be transferred from Area 5B to Area 6A. Ultimately the value would be established in the context of a comprehensive public amenity package based upon the final overall land use and density established for the balance of NEFC.

Staff also recommend that, should the rezoning of Area 6A be approved at Public Hearing, Council adopt a resolution that the rezoning of Areas 5B and 6C not be considered until a comprehensive public amenity package has been established for the final overall land use and density in the balance of the North East False Creek area (Recommendation E (iv)).

PUBLIC INPUT

An Open House was held on Saturday, September 20, 2003 at the Vancouver Public Library, and advertised in downtown community and business newspapers. Limited public input was received at the Open House and in a few subsequent e-mail communications (see detailed summary in Appendix E). Comments were generally supportive of the proposed uses and development, although preferences were expressed that the area be maintained as parkland or in leisure, recreation and tourism uses, and some preferred that there not be any non-market housing. Concerns were expressed regarding the view impacts of the proposed building heights, traffic impacts of increased density, and related issues.

The applicant has considered these comments in the preparation of revised plans and staff have considered them in the preparation of further design development recommended at the development application stage. Staff believe that the proposed form of development will appropriately accommodate the increased density which is proposed, and views through the site will be maintained for residents to the west, though not exactly the same ones whichwould have been possible in the original illustrative form of development. A similar high standard of high-density residential development will be achieved in Coopers' Park Neighbourhood as is now enjoyed in other completed False Creek North neighbourhoods.

APPLICANT COMMENT

The applicant has been provided with a copy of this report and comments as follows:

"Pacific Place Developments Corp. has reviewed the Area 6A referral report and supports the City staff recommendations contained in the report. We look forward to the development of the Coopers Neighbourhood at Concord Pacific Place as a very positive extension of the very successful Marinaside Neighbourhood located immediately west of Area 6A.

Pacific Place has listened carefully to issues raised by the public. We have attempted to respond to these issues in a positive manner. In consultation with City staff we have created a plan that will be both pleasing and beneficial to the people of the City of Vancouver. Pacific Place looks forward to continuing our good working relationship with the City to complete the rezoning process for the Coopers Neighbourhood."

CONCLUSION

Staff assessment of this application concluded that the proposed residential use, density, buildings heights and form of development are supported. The Director of Current Planning recommends that the application be referred to a public hearing, together with a draft CD-1 By-law generally as shown in Appendix A and that it be approved, subject to the conditions of approval listed in Appendix B, including approval in principle of the form of development as shown in revised plans received December 1, 2003 and generally included here as Appendix F.

The Director of Current Planning also recommends that he make application to amend the False Creek North Official Development Plan, generally as shown in Appendix C, and that this application be referred to the same Public Hearing and approved.

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APPENDIX A

900 Pacific Boulevard
DRAFT CD-1 BY-LAW PROVISIONS

A draft CD-1 By-law will be prepared generally in accordance with the provisions set out below which are subject to change and refinement prior to By-law posting:

1. Definitions

2. Sub-Areas

3. Uses

3.1 The only uses permitted within the outlined area, subject to such conditions as Council may by resolution prescribe, and to the conditions set out in this By-law, and the only uses for which the Director of Planning or Development Permit Board will issue development permits are:

3.2 Regarding Section 3.1(a), private, semi-private and public outdoor spaces shall be clearly separated and distinguished from each other, to the satisfaction of the Director of Planning or Development Permit Board.

3.3 In every building intended to contain core-need households, a community room shall be provided, to the satisfaction of the Director of Planning or Development Permit Board in consultation with the Director of the Housing Centre.

3.4 Dwelling units are in an "activity zone" as defined in the Noise Control By-law, and, as a result, are subject to noise from surrounding land uses and street activities at levels permitted in industrial and downtown districts.

4. Floor Area and Density

4.1 The floor area for all permitted uses must not exceed 70 558 m² (759,500 sq. ft.).

4.2 The following shall be included in the computation of floor area:

4.3 Computation of floor area must exclude:

4.4 Computation of area may exclude, at the discretion of the Director of Planning or Development Permit Board:

5. Height

5.1 The maximum building height, measured above the base surface and to the top of the roof slab above the uppermost habitable floor, must not exceed 91 m, subject to applicable policies and guidelines.

6. Parking, Loading and Bicycle Parking

6.1 Off-street parking, loading and bicycle parking shall be provided, developed and maintained in accordance with the applicable provisions of the Parking By-law, including those for relaxation and exemptions, except as follows:

7. Acoustics

7.1 All development permit applications require evidence in the form of a report and recommendations prepared by a person trained in acoustics and current techniques of noise measurement, demonstrating that the noise levels in those portions of dwelling units listed below do not exceed the noise level set opposite such portions. For the purposes of this section, the noise level is the A-weighted 24-hour equivalent (Leq) sound level and is defined simply as noise level in decibels.

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APPENDIX B

900 Pacific Boulevard
PROPOSED CONDITIONS OF APPROVAL

Note: These are draft conditions which are subject to change and refinement prior to the finalization of the agenda for the public hearing.

A. THAT the proposed form of development be approved by Council in principle, generally as prepared by James KM Cheng Architects, in revised plans stamped "Received Planning Department", December 1, 2003, provided that the Director of Planning or the Development Permit Board, as the case may be, may approve alterations to this form of development when approving the detailed scheme of development as outlined in (b) below.

B. THAT, prior to approval by Council of the form of development, the applicant shall obtain approval of a development application(s), including a submission equivalent to a preliminary development application, for the entire neighbourhood, by the Director of Planning or the Development Permit Board, as the case may be, who shall have particular regard to, among other things, the following:

AGREEMENTS

C. THAT, prior to enactment of the CD-1 By-law, at no cost to the City, the registered owner shall make arrangements for the following:

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APPENDIX C

DRAFT AMENDMENTS
FALSE CREEK NORTH OFFICIAL DEVELOPMENT PLAN

Note: An amending By-law will be prepared to amend several figures, generally as described below, subject to change and refinement by staff prior to posting for the public hearing:

1. Figure 4 (Residential Units and Floor Area) is amended to increase residential floor area from 59 564.4 m² (641,167 sq. ft.) to 70 558 m² (759,500 sq. ft.), and dwelling units from total of 103 (101 non-market and 2 market) to 714 (101 non-market and 613 market). The total residential floor area for FCN will be increased by 10 994 m² (118,333 sq. ft.). Corresponding text amendments are required in Section 3.2.1.

2. Figure 5 (Office Development) is amended to reduce maximum floor area from 18 500 m² (200,000 sq. ft.) to 7 587 m² (81,667 sq. ft.). A corresponding text amendment is required in Section 3.2.2.

3. Figure 6 (Parks) is amended to increase the area shown for Coopers' Park by 1 226 m² (13,197 sq. ft.).

4. Figure 7 (Phasing of Parks and Community Facilities) is amended to replace the requirement for a park ("Creekside Park" extension) which is to be developed concurrently with Area 6A or Area 6C, "whichever proceeds first", by "after the last of these proceeds."

5. Figure 9A (Movement (Vehicular)) is amended to show extension of Marinaside Crescent and Smithe Street.

6. Figure 9B (Movement (Pedestrian) is amended to show additional pedestrian walkways.

7. Figure 9C (Movement (Bicycle) is amended to show additional "bike paths".

8. Figure 10B (Views (Street Ends)) is amended to show a new street end view down the extension of Smithe Street to the False Creek water body.

9. Figure 12A (Illustrative Plan) is amended to replace the illustrative form of development for Area 6A, which shows all the density be massed within one large building comprised of three towers, by a new form of development showing five separate buildings, some with townhouses at the base, and a cluster of townhouse dwellings.

10. Figure 12C (Maximum Tower Heights (number of storeys)) is amended to replace the tower heights in the existing illustrative form of development for Area 6A, two of 17 storeys and one of 33 storeys, by two buildings at 14 and 15 storeys, two towers at 23 storeys, and one tower of 29 storeys

- - - - -

APPENDIX D

900 Pacific Boulevard (FCN Area 6A)
URBAN DESIGN ASSESSMENT

1. URBAN DESIGN - DETAILED STAFF ASSESSMENT

1.1 Background - FCN ODP Illustrative Plan: For the Coopers' Park Neighbourhood the original FCN ODP Illustrative Plan showed: one continuous built form that included market and non-market residential units; three higher building of 17, 33 and 17-storeys; and the whole development was serviced by a long cul-de-sac connected to Marinaside Crescent.

It was recognized by staff and the applicant that the Illustrative Plan did not work appropriately in three main aspects. First, the continuous built form did not allow for the non-market and market residential to develop independently. Second, through the North East False Creek Study the opportunity to allow Smithe Street to cross Pacific Boulevard and connect with this neighbourhood was recognized. Third, subsequent to the Illustrative Plan being completed Council approved view cones that limited building height in the westerly portion of this neighbourhood.

Therefore, the applicant and staff have come forward with a new urban structure and form of development for the Coopers' Park Neighbourhood.

1.2 Proposal: There are four main overall features of the new high density, high rise, residential urban design for Coopers' Park Neighbourhood. First, there are six separate buildings proposed which allows good neighbourly and liveable relationships, good building identity and efficient phasing. One of these buildings is a 101 unit non-market family and non-family building. Second, Smithe Street crosses Pacific Boulevard and connects through the neighbourhood to Marinaside Crescent. This road system services the Coopers' Park Neighbourhood and connects it to the surrounding City urban structure in a successful manner. Third, all Council approved view cones are complied with. Fourth, Coopers' Park will be increased in area by 13,197 sq. ft. or some 7 percent.

1.3 Staff Review: Tower Heights: The proposed six building heights range from 5 to 29-storeys. There are three Council approved view cones crossing the site. However, there is only one that significantly impacts tower heights which (E1 View Cone) goes from the middle of Cambie Bridge to the Grouse Mountain Crown. This view cone limits the height of buildings A and E in the westerly portion of the site to approximately 14-storeys and influences the shape and location of Tower B (see Map Y for building designations). The one height issue is Tower D which is proposed at 23-storeys. It is located on the seawall and typically tower heights in similar locations along the False Creek water edge have been limited to 12 to 16-storeys to moderate the building scale on the water. However, it has beendesigned with a townhouse base that appropriately brings down the building scale at the seawall.

Shadowing: There is almost no shadowing on Coopers' Park or the extension to Coopers' Park. Generally there are shadows cast on northerly development and development sites as well as streets and pedestrian routes. However, these are no more than is expected for high density, high rise downtown areas.

Building Base: The intention is to develop two or three storey townhouses around the base of all market residential buildings. The advantages with this approach is the townhouses provide eyes on the street and park as well a strengthening a residential character for the whole area. The one exception may be the non-market residential which will not be programmed or designed until funding is available.

There are two lower buildings that will require substantial design development at the next stage and change the form of development as originally submitted . First, there is a 3-storey townhouse building (6F) along Marinaside Crescent. This development is intended to be a fee simple with individual grade level parking. Second, the lower portion of the building along the east side of the Smithe Street extension will increase in height from 2-3-storeys to 6-9-storeys.

Road System: A change to the Pacific Boulevard grade is required to allow the Smithe Street extension into the neighbourhood. One concern is that there is the potential for the street to act as a short cut from Marinaside Crescent to Smithe Street and Pacific Boulevard. To minimize this possibility the street will be designed very much as a neighbourhood street with traffic calming measures.

Non-Market Residential: There is one non-market residential building in the neighbourhood; a 101 unit non-market family and non-family. At this stage a general massing of 15 storeys with a floor plate of approximately 8,200 sq. ft. is illustrated. Staff have concluded that the form of development as proposed pushes the site limitations too far with respect to setbacks and views through the site. Therefore the density target for this site is too ambitious and staff have made appropriate adjustments to the achievable density in the neighbourhood. Staff recommends that more design work be undertaken to better assess appropriate livability relationships between the building and the Bridge structures.

Park Design: Coopers' Park was designed and constructed several years ago on the basis of the original Illustrative Plan. The new concept for the neighbourhood including the Park expansion necessitates a revisit to the design. This will be carried out by the applicant and in consultation with Park Board and Planning.

Relationship to Plaza of Nations: The Plaza of Nations is located immediately to the east of the site. There are two aspects worthy of note in this relationship. First, allowance for a pedestrian and visual extension of the new east-west street axis has been made. This may, or may not, be fully realized depending on if, and how, the Plaza of Nations site redevelops. Second, the easterly side of the Smithe Street extension is lined with built form. This forms a clear edge to the Plaza of Nations site.

There are two issues with the built form proposed along the easterly site edge. First, the 6-and 9-storey portion of Building C is approximately 16 ft. away from the Plaza of Nations property line at the southerly end. This distance should be increased to approximately 30 ft. to optimize livability and to allow development potential on the Plaza of Nations. Second, at the northerly end of the property line a parking access ramp and amenity building are proposed to be developed with zero setback. While it may be appropriate for the amenity building to have no setback with the objective of eventually having a continuous built form along Pacific Boulevard there should be a setback for the parking ramp to allow for a landscape buffer.

Pedestrian Connections: There are four new pedestrian routes integral with the design; there is a pedestrian route that connects the corner of Pacific Boulevard and Marinaside Crescent to the new street and neighbourhood; the extension of Smithe Street is partially a private vehicular route and partly a pedestrian route that connects to the waters edge of False Creek; there is a complex pedestrian, and bicycle route, that is parallel to Pacific Boulevard and winds under the Cambie Bridge off-ramp; and as part of the Park extension there will be pedestrian circulation around, and possibly across, that Park portion. All these pedestrian, and bicycle, routes need to be carefully integrated into the overall site, Park and landscape planning.

Livability: There are two main livability aspects to the neighbourhood design. First, all the towers meet, or exceed, the 80 ft. separation guideline thereby ensuring that the privacy and private views from all dwelling units are optimized. Second, buildings are setback from the Cambie Bridge a minimum of 45 ft. and from the off-ramp 33 ft. These dimensions are the same, or similar, to the existing building on the west side of Cambie Bridge which have been accepted as having a reasonable built form and livable relationship. However, more design work is required to better assess appropriate livability relationships between buildings and the Bridge structures, particularly Building A and E, between individual buildings, and with the adjacent public realm.

Amenity Areas: The plan indicates an amenity area associated with the market residential buildings; there may be more as the plan develops. While amenity areas are important to the residential livability of individual buildings they need to be located and designed in such amanner as to maintain the residential quality, animation and visual interest of the neighbourhood streets and pedestrian routes.

Under-Bridge Landscaping: There is an extensive area under the Cambie Bridge and its easterly off-ramp. This area has not been fully designed or programmed at this stage. The intentions for this area include: soft visual landscaping; pedestrian routes that connect the corner of Pacific Boulevard and Marinaside Crescent to the new neighbourhood as noted above; and programmed activity areas. While noting that the main purpose of the under-bridge area is to allow access for inspection and maintenance of the bridge, the complete design of this area should be brought forward with the first development application in the neighbourhood.

Building Character: Appropriately no building character has been indicated at this rezoning stage for any building. Building character for individual buildings will be developed at the development permit stage. However, there are two character aspects to keep in mind. First, there should be a variety of building characters in the neighbourhood to provide individual building identity. Second, the forthcoming building characters should relate to the different contextual relationships, primarily the False Creek water body, Cambie Bridge and off-ramp, Pacific Boulevard, and Coopers' Park.

Sustainability: Staff have reviewed the outline of the applicant's proposed sustainable development practices. Generally, sustainability is pursued through the reuse of a former industrial site, remediation of degraded soils and foreshore conditions, preservation of a waterfront and open space system for public use, and development of a high density residential site that supports the downtown efficiently, discourages car usage, encourages people to walk to work, and allows easy access to amenities and recreation. Social sustainability is also addressed by ensuring that a variety of housing types, both market and non-market, be developed to meet the needs of families, singles, elderly, children and persons with special needs. These initiative are all examples of sustainable practices that have been incorporated throughout False Creek North.

In Area 6A, the applicant and staff are pursuing sustainability further. The developer has had previous experience in utilising a `Green Building' approach in the last three buildings designed in the Beach Neighbourhood adjacent to the Granville Bridge. Based on this experience, the objective is to design and construct all market residential buildings in this neighbourhood as "Green Buildings".

The building itself is perhaps the best place a developer can address sustainability and improve urban environmental quality. Buildings are looked at holistically, with no single component operating independently of another. For example, the mechanical system should be an integrated part of the envelope design, which should be an integrated part of the overallsite design and orientation. When a building is developed as a system, with an integrated design process undertaken from the outset, synergies between building components can occur which will improve efficiencies, reduce energy consumption, and improve environmental health and longevity of the building.

The following basic elements will be considered:

· Siting: reduce site disturbance, maximise heat island reduction, reduce shadowing on public spaces, maximise solar orientation and thru ventilation, and reduce need for transportation infrastructure;
· Water: maximise water efficiency (use of drought-tolerant landscaping and dual flush toilets) and integrate storm water retention;
· Energy: commission building for efficiencies, reduce mechanical systems through building design (ventilation, orientation, etc.), and reduce CFCs through HVAC reduction/elimination;
· Waste: utilize three streams of waste separation (recyclables, trash compactor system, and organics/composting), maximise construction waste management, and maximise recycled content; and
· Health: maximise indoor air quality through materials used, carbon dioxide monitoring in all units, maximise day lighted spaces (natural light to all rooms if possible), and improve building ventilation and air exchange.

Next Steps: This is a very complex area with respect to individual development sites, surrounding structures, park areas, street system, pedestrian and bicycle routes. To build further upon the high quality of planning and design already achieved a comprehensive design approach needs to be undertaken at the next stage of design. This means that when the first development applications are being prepared the larger neighbourhood design in all respects, including future building designs, needs to come forward at the same time.

Summary: The proposed urban design for the Coopers' Park Neighbourhood has many successful attributes; it portrays a sense of neighbourhood which is identifiable in its urban context and structure; it provides a variety of pedestrian experiences; the street system connects successfully with the surrounding urban structure; it provides a liveable environment for its residents and builds on the success of the westerly areas of False Creek North; it demonstrates the ability to accommodate the additional density proposed; and with the additional park area proposed it enhances the amenity value for both local and City wide residents.

2. URBAN DESIGN PANEL

On July 9, 2003, the application was reviewed in Urban Design Panel workshop. On October 1, 2003 the application was reviewed by the Panel and was supported.

EVALUATION: SUPPORT (6-0)

Introduction: Jonathan Barrett, Development Planner, introduced this rezoning application in Area 6A, False Creek North. The Panel reviewed the proposal in July 2003, in a workshop, when various options were considered. At that time, there were diverse opinions with respect to the location of the road. There was also some discussion about the height of the building on the point, and concerns about the lack of commercial use.

The subject proposal is a refinement of one of the options. A principle change has been the addition of a substantial park space. The Panel's comments are sought in the following areas:

1. the urban structure in this neighbourhood;
2. appropriateness of the street location;
3. overall urban form of the project; and
4. neighbourhood relationships and the height and relationship of buildings.

There are no issues with respect to the use and density.

Applicant's Opening Comments: James Cheng, Architect, described the proposal is greater detail and briefly reviewed the Panel's comments at the previous workshop. Chris Phillips reviewed the landscape plan and described the various types of park throughout the city. Walter Francl, Architect, noted the central road scheme allows for more space between the buildings. The applicant team responded to the Panel's questions.

Panel's Comments: The Panel unanimously supported this rezoning application and commended the applicant on the exhaustive analysis which it found very convincing.

The Panel was persuaded by the applicant's arguments regarding the position of the road and unanimously supported its mid-block location. Linking the green space with the road is key to the success of this option. The treatment of the road surface will also be a major factor. The Panel stressed that it should be treated as a piece of urban design to make it less like a vehicular thoroughfare and more of a place where cars and pedestrians have equal prominence, possibly with greater emphasis on pedestrians. It should have a character that is appropriate to the neighbourhood and be treated in a way that discourages its use as a shortcut between Marinaside Crescent and Pacific Boulevard. A comment was also made that this road location also provides for better dimensioned development parcels as well as freeing up space between the buildings.

The proposed building heights were fully supported, as was the proposal to have a variety of designers which will help to bring some diversity to the neighbourhood. A comment was made that the architects should keep in mind that these buildings will be the backdrop for the many people who will be using the sea wall, usually as a slow pace.

One Panel member recommended making provision for public events in Coopers' Park, including public art or information kiosks.

There were questions about the inclusion of public art, including something that links towers B and D to ensure permeability and access.

One Panel member questioned the social housing interface, suggesting it should be strengthened to make it more like a part of the whole neighbourhood. It currently appears to be somewhat isolated from the rest of the scheme.

Attention to the interface with the Plaza of Nations was stressed, both now and in the future. If the plaza continues to be used for outdoor concerts this will need to be addressed in the design of the adjacent townhouses.

Opening up the corner at the Cambie bridge off ramp was strongly supported by the Panel. It was suggested the connection to the bridge should be reinforced to ensure access across the road and into the park and the seawall.

The provision of `through' townhouses to provide "eyes on the street" was strongly endorsed although there were some questions about how well it will work. Further development of the townhouse interface was encouraged for the next stage of the design. Careful attention will also need to be given to interior unit plans to ensure there are active spaces at the public interface.

There was a recommendation to locate some amenities at the base of some of the buildings so that there is some animation and interaction with the public areas.

- - - - -

900 Pacific Boulevard (FCN Area 6A)

PUBLIC INPUT AND STAFF COMMENTS

Public Input: A notification letter dated July 23, 2003 was sent to surrounding property owners (1,298) and two rezoning information signs were installed on the site on July 25, 2003.

On September 20, an Open House was held at the Vancouver Central Library. While many people visited the display area, only 14 comment sheets were completed. Of these, 8 identified themselves as living on the downtown peninsula, and 5 identified themselves as living outside the downtown peninsula. Comments are summarized below.

What people wrote that they liked about the proposed plan for Area 6A:

· higher density in downtown core,
· the idea that people will live and own those buildings/condominium spaces, and also the concept of low cost subsidized housing,
· a good massing of buildings,
· the traffic and pedestrian connections,
· improvement in seawall, Smithe Street, Cambie Bridge access open area, and opening up Pacific Boulevard.

What people wrote about the elements of the Area 6A proposal they would improve:

· develop more projects for the tourism industry,
· should be lowrise, leisure, recreational, and commercial development, and only if parking facilities are well planned,
· eliminate the proposed non-market housing,
· height should be restricted to maximum of 15 storeys and minimum of 10, and
· a taller `signature' tower near Plaza of Nations
.

Comments on more specific aspects of the proposal are summarized below:

1. Residential Use (6 support, 7 opposed, and 1 did not indicate preference): Residents who supported residential use commented that it adds to residential character of North False Creek, seems friendly to the downtown core atmosphere, but concerns were expressed about water supply, electrical supply, sewage, sustainable growth, and recommendations were made that there should be no non-market housing, that subsidizedhousing should be affordable rental or limited occupancy co-op, that there should be street-oriented shops on Pacific Boulevard.

Three of the comments which did not favour residential use commented that the proposed housing is too close to the noisy skateboard area under Cambie Bridge. Other comments were that increased residential floor area will increase overcrowding, too many people means too many automobiles, more people would increase water needs, traffic and pollution problems in downtown.

2. Proposed form of development (8-5-1): Comments in favour noted that we need more housing but must be mindful of how we set the spaces up, that the higher/denser the building the better and the smaller their footprint the better, that there should a more solid street level connection of homes, with no open empty plazas. Comments opposed stated that the density is much too high, there should more lowrises for seismic safety, that tower heights should be reduced, that high-rise buildings should not be so close to False Creek, and that high buildings will spoil the overall appearance of the waterfront.

3. Proposed increase in number of dwelling units and floor space (8-5-1): Comments in favour noted that we need more space downtown but so long as we aren't displacing activities already there, that higher/denser buildings are better, that adding density adds more people and more activity, that a largely residential City core creates a vital lively core. Comments opposed stated that there should first be a commercial centre before installing people at a distance to amenities, and that only controlled growth can preserve Beautiful Vancouver's image.

4. Proposed mid-block roadway (7-4-3): Comments opposed stated that the road should be adjacent to Coopers' Park to separate public and private space, that existing park should be preserved and park space provided, and that there are too many cars already. One further comment was that mid-block roadway is acceptable if it enables the building closest to Cambie Bridge to be moved farther to the east.

5. Extension of Smithe Street (10-1-3): Comments were that this extension should provide only pedestrian connections, that roads increase traffic and pollution, and that smooth surfaces, not bricks, be used to allow bladers access/egress to all the new proposed buildings where they will live.

Six e-mail responses were received to the letter notification. The concerns raised are summarized as follows:

1. Expectations: The most frequent comment in these responses (4 of 6) was an unhappiness that

· the developer should not be permitted retroactively to change their plans in a way that would amount to an effective misleading of previous purchasers,
· it seems contrary to previous planning in the area,
· it seems greedy that every development plan comes back for rezoning asking for more dwelling spaces than originally granted, and
· it is a little unfair that we were told that the City would not allow the building of high-rises on that land.

2. Building Heights: Two comments expressed concern regarding the height of the proposed development, which would negatively affect views, for example, "It will obstruct everyone's little view that we have left, and leave no space to even move."

3. Height and Location of Building D: Two comments described how a taller building located closer to the water than previously envisaged will interfere with the views of Science World, and will have shadow impact on the Plaza of Nations. One comment was that it "seems to be contrary to previous planning in the area where the property closest to the water was lower and increased in height as it got farther back."

4. Increased Density: Concern was expressed in two comments about the 40 percent increase in number of dwellings and density on a relatively compact site, with one saying that density of the area is already high enough.

5. Increased Traffic: Two comments stated concerns about the 200 additional dwelling units will generating considerably more traffic, that the main entrance to the site on Marinaside Crescent under the Cambie Bridge will see some traffic congestion, that there will be additional traffic that will flow down Marinaside to and from the site, and there will be absolute gridlock by the time the Olympics arrive.

6. Land Use: Two comments opposed residential use, one stating "that the area was, to my understanding, reserved as a leisure area," and another stating "it should be parkland." Another comment was that too much non-market housing was proposed. "More than 1 in 7 is an awful lot!" "the city should be making an effort to keep our taxes down, and one of the way they could do that would be to build social housing on less expensive land, rather than on land that is just about the most expensive in Canada."

7. Other Concerns: Loss of property value, and ongoing construction noise were raised as further concerns. One other comment was that there are only three daycares, which have a three year waiting list each, and only a very small school, in future, in the neighbourhood.

As a general conclusion, public comments were generally supportive of the proposed uses and development, although preferences were expressed that the area be maintained as parkland or in leisure, recreation and tourism uses, and some preferred that there not be any non-market housing. Concerns were expressed regarding the view impacts of the proposed building heights, traffic impacts of increased density, and related issues.

In response to these concerns, the applicant has considered them in the preparation of revised plans and staff have considered them in the preparation of further design development recommended at the development application stage. Staff believe that the proposed form of development will appropriately accommodate the increased density which is proposed, and views through the site will be maintained for residents to the west, though not exactly the same ones which would have been possible in the original illustrative form of development. A similar high standard of high-density residential development will be achieved in Coopers' Park Neighbourhood as is now enjoyed in other completed False Creek North neighbourhoods.

Comments of the General Manager of Engineering Services: In a memo dated September 08 , 2003, the General Manager of Engineering Services raised no objections to the proposed rezoning provided that the applicant complied with by-law provisions which were recommended to be listed in Appendix A and approval conditions listed in Appendix B.

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APPENDIX F

Form of Development drawings:

Page 1 - Overall Massing

Page 2 - Site Plan (Building Locations / Footprints)

Page 3 - Parking Plan (Below Grade)

Page 4 - False Creek Elevation and Building Heights (Storeys)

Page 5 - Pacific Boulevard Elevation and Building Heights (Storeys)

Page 6 - Smithe Street West Elevation

Page 7 - Smithe Street East Elevation

APPENDIX G
Page 1 of 1
APPLICANT, PROPERTY AND
DEVELOPMENT PROPOSAL INFORMATION

Applicant and Property Information

Street Address

900 Pacific Boulevard (previously 728 Pacific Boulevard)

Legal Description

District Lot 2850 Group 1 NWD, except Portion on Plan 20421 & 21425, District Lot 4674, Plan 6107 except Portion on Plan 20421 & LMP 13010, and District Lot 5673, Group 1 NWD exc. Portion on Plans 21425 & LMP 13010

Site Area

20 000 m² (215,285 sq. ft. or 4.94 acres) est. prior to road/park dedication

Property Owner

Pacific Place Developments Corp. (Applicant)

Architect

James KM Cheng Architects Inc.

Development Statistics

 

Current Provisions in
False Creek North
Official Development Plan

Proposed Development

Recommended

Land Use

residential

n/c

as proposed

Floor Area

59 564.4 m² (641,167 sq. ft.)

70 558 m² (759,500 sq. ft.)

as proposed

Density

2.98 (gross)

3.53 (gross), 4.92 (net)

n/a

Dwelling Units

    Market
    Non-Market
    Total

family non-family total

    2 0 2
    63 38 101
    65 38 103

family non-family total
179 434 613
63 38 101
242 472 714

as proposed

Maximum
Tower Floor plate

  

towers:

    660 m² (7,104 sq. ft.)

mid-rise:

    762 m² (8,200 sq. ft.)

as proposed

Maximum Height

91.0 m (300 ft.)

91.0 m (300 ft.)

as proposed

One tower of 33 storeys and two towers of 17 storeys

Five towers of 29, 23 (2), 15, and 14 storeys

Parking, Loading, and Bicycle Parking

  

as recommended (see draft provisions in Appendix A)

as proposed and recommended

* * * * *

ag20040224.htm

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