CD-1 Text Amendment: 306 East Cordova St

POLICY REPORT
DEVELOPMENT AND BUILDING

Date: February 18, 2000

Author/Local: BMcAfee/7699

RTS No. 01301

CC File No. 5303

Council: March 7, 2000

TO: Vancouver City Council

FROM: Director of Current Planning

SUBJECT: CD-1 Text Amendment - 306 East Cordova Street

RECOMMENDATION

THAT the application by Scott Gordon, Architect, to amend the text of CD-1 By-law No. 8088 for 306 East Cordova Street (Parcel B, Block 56, DL 196, Plan 196) to permit an increase in the floor space ratio, be referred to a Public Hearing, together with:

(i) plans received January 19, 2000;

(ii) draft CD-1 By-law amendments, generally as contained in Appendix A; and

(iii) the recommendation of the Director of Current Planning to approve, subject to conditions contained in Appendix B;

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 October 5, 1999, City Council enacted the CD-1 By-law to permit the expansion of Cooper Place, a multi-level care facility at 306 East Cordova Street.

PURPOSE AND SUMMARY

This report assesses an application to increase the allowable floor area on this site to:

· correct a previous calculation error regarding the amount of floor area in the existing building; and
· permit additional floor area in the basement of the proposed addition to create a more functional multi-level care facility.

No major changes are proposed to the previously-approved exterior form of development. DISCUSSION

Background: In 1994 a CD-1 rezoning was approved in principle to increase the permitted floor space ratio (FSR) from 2.50 to 2.65 to permit a four-storey addition to Cooper Place, a multi-level care facility. The addition would be on a vacant parking lot and would provide 36 rooms and lounges on the upper three floors above the main floor administration and staff facilities. The remainder of the block has several non-market housing projects sponsored by St. James Anglican Church, which is located across the street.

Site consolidation was a condition of rezoning. This took several years to complete as the existing sites were owned by two different but related entities, and some complex legal agreements required. The zoning was enacted on October 5, 1999.

Density: The CD-1 By-law permits an FSR of 2.65 including both the existing facility and proposed addition. When a development permit inquiry was made, it was discovered that the figures used to calculate the permitted floor area in the CD-1 By-law contained an error as to the amount of floor area in the existing facility. Using the correct figures, the permitted floor area would be 3.26 FSR.

The applicant currently has a development application that cannot be approved unless the permitted FSR figure is amended. Staff support this density which is consistent with the previously-approved form of development.

The applicant also wishes to add an extra 510 m² (5,489 sq. ft.) of floor area in the basement of the proposed addition for expanded laundry, maintenance and storage areas. This floor area would not affect the external appearance of the project and would provide better ancillary facilities for a more functional multi-level care facility. This floor area would result in an additional 0.28 FSR.

A sign about this text amendment was placed on the site and notification letters were sent to the neighbourhood. Staff have received no correspondence or phone calls

Staff therefore support the request for additional basement floor area which would raise the allowable FSR on the site to a total of 3.54 FSR.

CONCLUSION

Staff support the proposed rezoning which will correct a previous calculation error and provide additional basement floor area to create a more functional Cooper Place while requiring no changes to the exterior appearance of the form of development approved in principle at the 1994 Public Hearing. The Director of Current Planning recommends that the application be referred to Public Hearing and approved subject to the proposed conditions presented in Appendix B.

- - - - -

DRAFT AMENDMENTS TO CD-1[397] BY-LAW No. 8088

Section 3 - Floor Space Ratio

· Increase the permitted floor space ratio from 2.65 to 3.54.

PROPOSED CONDITION OF APPROVAL

(a) THAT the proposed form of development be approved by Council in principle, generally as prepared by Scott Gordon, Architect, as part of the submission for DE 404809, and stamped "Received City Planning Department, January 19, 2000" provided that the Director of Planning may allow minor alterations to this form of development when approving the detailed form 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 by the Director of Planning, who shall have particular regard to the following:

(i) design development to the roof form and windows to integrate the addition with the existing roof and complement St. Lukes Home;

(ii) access to the rear courtyard only from the building, not the lane;

(iii) detailing of landscape plan to make the courtyard usable for staff;

(iv) provision of a substantial replacement tree (for the cherry tree) of a minimum 10.2 cm (4 in.) Calliper and of a variety acceptable to the Director of Planning;

(v) provision of recycling facilities to the satisfaction of the City Engineer; and

(iv) incorporation of crime prevention through environmental design (CPTED) principles dealing in particular with:

· making exterior doorways flush with exterior walls;
· preventing upper storey access from cherry tree (if condition b(iv) is not adopted and the cherry tree is retained); and
· painting and lighting of entry to underground parking.

APPLICANT, PROPERTY, AND DEVELOPMENT PROPOSAL INFORMATION

APPLICANT AND PROPERTY INFORMATION

Street Address

306 East Cordova Street

Legal Description

Parcel B, Block 56, DL 196, Plan 196

Applicant

Scott Gordon, Architect

Architect

Scott Gordon, Architect

Property Owner

St. James Parish Foundation

Developer

Not yet assigned

SITE STATISTICS

GROSS

NET

SITE AREA

1 854 m² (19,957 sq. ft.)

1 854 m² (19,957 sq. ft.)

DEVELOPMENT STATISTICS

DEVELOPMENT PERMITTED UNDER EXISTING ZONING

PROPOSED
DEVELOPMENT

ZONING

CD-1

CD-1

USES

Multi-level care

Multi-level care

MAX. FLOOR SPACE RATIO

2.65

3.54

MAXIMUM HEIGHT

13.7 m (45 ft.)

13.7 m (45 ft.)

MAX. NO. OF STOREYS

4

4

PARKING SPACES

36

36

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	Date: February 18, 2000
	Author/Local: BMcAfee/7699
	RTS No. 01301
	CC File No. 5303
	Council: March 7, 2000

Street Address	306 East Cordova Street
Legal Description	Parcel B, Block 56, DL 196, Plan 196
Applicant	Scott Gordon, Architect
Architect	Scott Gordon, Architect
Property Owner	St. James Parish Foundation
Developer	Not yet assigned

	GROSS	NET
SITE AREA	1 854 m² (19,957 sq. ft.)	1 854 m² (19,957 sq. ft.)

	DEVELOPMENT PERMITTED UNDER EXISTING ZONING	PROPOSED DEVELOPMENT
ZONING	CD-1	CD-1
USES	Multi-level care	Multi-level care
MAX. FLOOR SPACE RATIO	2.65	3.54
MAXIMUM HEIGHT	13.7 m (45 ft.)	13.7 m (45 ft.)
MAX. NO. OF STOREYS	4	4
PARKING SPACES	36	36