ADMINISTRATIVE REPORT

Date: June 6, 2000
Author/Local: M.Cho/6496

RTS No. 01535

CC File No. 2604

Council: June 13, 2000

TO:	Vancouver City Council
FROM:	Director of Current Planning
SUBJECT:	Form of Development: 550 Burrard Street

RECOMMENDATION

THAT the form of development for the CD-1 zoned site known as 530 - 580 Burrard Street and 535 - 567 Hornby Street (550 Burrard Street being the application address) be approved generally as illustrated in the Development Application Number DE404803, prepared by Musson Cattell Mackey Partnership and stamped "Received, City Planning Department January 14, 2000", provided that the Director of Planning may approve design changes which would not adversely affect either the development character of this site or adjacent properties.

GENERAL MANAGER'S COMMENTS

The General Manager of Community Services RECOMMENDS approval of the foregoing.

COUNCIL POLICY

There is no applicable Council policy except that Council did approve in principle the form of development for this site when the rezoning was approved, following a Public Hearing.

PURPOSE

In accordance with Charter requirements, this report seeks Council's approval for the revised form of development for the above-noted CD-1 zoned site.

SITE DESCRIPTION AND BACKGROUND

At a Public Hearing on May 14, 1991, City Council approved a rezoning of this site from DD Downtown District to CD-1 Comprehensive Development District. Council also approved in principle the form of development for these lands. CD-1 By-law Number 6884 was enacted on September 24, 1991.

On August 5, 1993, Development Permit Number DE215364 was issued for the construction of an office building on Burrard Street and the new YWCA building on Hornby Street. However, as a result of the downturn in the office market, the applicant did not proceed with the office building at that time, but proceeded with the majority of the underground parking, including all the underground structure and elevator core for the office building and the new YWCA building. This work was completed in 1995.

At a subsequent Public Hearing on July 29, 1997, Council approved an amendment to add hotel use and other uses that are permitted in the adjacent Downtown District, as well as an increase in height, a reduction in the required parking spaces and an increase in the floor space ratio. This amendment (By-law Number 7940) was enacted on October 6, 1998.

On February 24, 2000 at a Public Hearing, Council approved amendments which would provide floor space exclusions to provide construction incentives to control building envelope leaks. This amendment (By-law Number 8169) was approved on March 14, 2000.

The site is located on the east side of Burrard Street between West Pender Street to the north and Dunsmuir Street to the south. The site and surrounding zoning are shown on the attached Appendix `A'.

Subsequent to Council's approval of the CD-1 rezoning, the Development Permit Board approved "in principle" Preliminary Development Application Number DE404803. This approval was subject to various conditions to be satisfied prior to the submission of a Complete Development Application.

DISCUSSION

The proposed development for this site involves the construction of a 34-storey office building with ground floor retail/office uses, a retail (food) pavilion, and a public plaza, in two phases. Phase 1 is for the construction of the first 20-storeys of the office building and a temporary plaza. Phase 2 is for the construction of the remaining 14-storeys of the office building, a retail pavilion, a permanent plaza and expansion of the top five (of seven) levels of the underground parking below the plaza.

The proposal has been assessed against the CD-1 By-law and responds to the stated objectives. The development application is therefore being forwarded for Council's review at the "Preliminary" Approval stage as the conditions for submission of the Complete Application are not expected to affect the form of development.

Simplified plans, including a site plan and elevations of the proposal, have been included in Appendix `B'.

CONCLUSION

The Development Permit Board has approved, "in principle", Preliminary Development Application Number DE404803, subject to various conditions to be satisfied prior to the submission of a Complete Development Application. Should Council approve the final form of development now, it will not be necessary to return for Council's review at the Complete Development Application stage.

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