POLICY REPORT
DEVELOPMENT AND BUILDING

	Date: July 10, 2000
	Author/Local: DNaundorf/7484
	RTS No.: 01624
	CC File No. 5304-1
	Council: July 25, 2000

TO: Vancouver City Council

FROM: Director of Current Planning

SUBJECT: CD-1 Text Amendment - 6475 Elliott Street/2526 Waverley Avenue

RECOMMENDATION

THAT the application by Neale Stanizkis Doll Adams, Architect, to amend the text of CD-1 By-law No. 3914 for 6475 Elliott Street and 2526 Waverley Avenue (Lots A and B, Block 3, DL 336, Group 1, NWD Plan LMP 42065) to revise the site coverage provisions to accommodate the Council approved form of development, be referred to a Public Hearing, together with draft CD-1 By-law amendments, generally as contained in Appendix A, and the recommendation of the Director of Current Planning to approve; and

FURTHER THAT the Director of Legal Services be instructed to prepare the necessary by-law for consideration at Public Hearing.

GENERAL MANAGER'S COMMENTS

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

COUNCIL POLICY

On June 15, 1999 City Council enacted amendments to the CD-1 By-law for 6475 Elliott Street and 2526 Waverley Avenue to permit the redevelopment of the entire site with 100 non-market seniors rental dwellings (Sub Area A) and 90 market dwellings (Sub Area B) providing larger, more accessible dwellings.

On October 19, 1999 Council enacted further amendments to the CD-1 to permit development of 104 units of rental seniors congregate housing on Sub Area B (2526 Waverley Avenue). Council also approved the form of development.
PURPOSE AND SUMMARY

This report assesses an application to revise the site coverage regulation in Sub-area B of CD-1 By-law No. 3914. The purpose of the proposed revision is to correct an inconsistency between the present site coverage regulation and the Form of Development approved by Council. The maximum site coverage for buildings would be revised from a maximum of 45% of the site area, to a maximum of 45% of the site area of Sub-Area A and a maximum of 51% of the site area of Sub-Area B.

DISCUSSION

As the development application was being reviewed, it was discovered that the figures regulating site coverage in the CD-1 By-law were not consistent with the plans referenced and approved in principle, for Sub-Area B, on September 21, 1999. The maximum site coverage had been included in the By-law on the advice of the applicant, and was considered to be adequate to accommodate the proposed form of development. Subsequent review of the plans by staff indicate these figures were in error, and that the approved form of development is consequently inconsistent with the CD-1 By-law. The applicant has therefore applied to amend the Site Coverage section of the CD-1 By-law.

The project is already under construction, as the DE was approved by showing two sections of veranda roof as not being constructed, thereby bringing it in compliance with the site coverage regulations in the By-law. The permitted site coverage for the entire site is 45%. The approved form of development for Sub-Area B, however, requires 51% site coverage of its Sub-Area. The proposed amendment will permit completion of the Council-approved form of development.

CONCLUSION

Planning staff support the proposed text amendment as it is a minor technical correction which will permit the completion of the Council-approved form of development for a 104-unit Special Needs Residential Facility (rental congregate housing) on this site.

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DRAFT AMENDMENTS TO CD-1 BY-LAW NO. 3914

Site Coverage

· The maximum site coverage for buildings in Sub-Area A is 45%.

· The maximum site coverage for buildings in Sub-Area B is 51%.

APPENDIX B

APPLICANT, PROPERTY, AND DEVELOPMENT PROPOSAL INFORMATION

APPLICANT AND PROPERTY INFORMATION

Street Address	6475 Elliott Street and 2526 Waverley Avenue
Legal Description	Lots A and B Block 3 DL 336 Group 1 NWD Plan LMP 42065
Applicant	Neale Staniszkis Doll Adams Architects
Architect	Jerry Doll
Property Owner	The Baptist Housing Society of B.C.
Developer	The Baptist Housing Society of B.C.

SITE STATISTICS

	GROSS	DEDICATIONS	NET
SITE AREA	11 073 m² (119,193 sq. ft.)	---	11 073 m² (119,193 sq. ft.)

DEVELOPMENT STATISTICS

	DEVELOPMENT PERMITTED UNDER EXISTING ZONING	PROPOSED DEVELOPMENT
ZONING	CD-1	CD-1 (amended)
USES	- market rental seniors congregate housing -non-market seniors housing	no change
DWELLING UNITS	104	no change
MAX. FLOOR SPACE RATIO	1.35	no change
MAXIMUM HEIGHT	12.2 m (40 ft.)	no change
MAX. NO. OF STOREYS	3	no change
SITE COVERAGE	45%	Sub-Area A 45% Sub-Area B 51%

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(c) 1998 City of Vancouver