ADMINISTRATIVE REPORT

Date: August 16, 2000
Author/Local: M.Cho/6496

RTS No. 01648

CC File No. 2606

Council: September 12, 2000

TO:	Vancouver City Council
FROM:	Director of Current Planning
SUBJECT:	Form of Development: 1299 West Hastings Street

RECOMMENDATION

THAT the form of development for the CD-1 zoned site known as 501 Bute Street (1299 West Hastings Street being the application address) be approved generally as illustrated in the Development Application Number DE404821, prepared by Davidson Yuen Simpson Architects and stamped “Received, City Planning Department January 21, 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 form of development for the above-noted CD-1 zoned site.

SITE DESCRIPTION AND BACKGROUND

At a Public Hearing on June 29, 1995, City Council approved a rezoning of this site from CWD Central Waterfront District to CD-1 Comprehensive Development District. Council also approved in principle the form of development for these lands. CD-1 By-law Number 7681 was enacted on November 26, 1996. Companion Guidelines (Harbour Green Neighbourhood [501 Bute Street] CD-1 Guidelines) were also adopted by Council at that time.

On March 24, 1998 at a Public Hearing, Council approved miscellaneous amendments to improve various By-laws pertaining to permit control. CD-1 By-law Number 7874 was enacted on April 21, 1998.

At a Public Hearing on May 28, 1998, Council approved amendments to increase the floor area permitted for retail and service uses, and exclude accessory uses to park use from floor area calculation. These amendments (By-laws Numbered 7922 and 7923) were enacted on July 21, 1998.

On February 23, 1999 at a Public Hearing, Council approved amendments to various CD-1 By-laws to include parking and loading relaxation clauses. CD-1 By-law Number 8011 was enacted on April 13, 1999.

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

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 Development Application Number DE404821. This approval was subject to various conditions, including Council’s approval of the form of development. The latter condition is one of the few outstanding prior to permit issuance.

DISCUSSION

The proposal involves the construction of a 30-storey residential tower containing 253 dwelling units (82 non-market family and 171 market rental units) and 31 units of two-to three-storey, non-market family townhouses along the site edges. The proposal also includes three levels of underground parking, having vehicular access from West Cordova Street.

The proposed development has been assessed against the CD-1 By-law and Council-approved guidelines and responds to the stated objectives.

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

CONCLUSION

The Development Permit Board has approved Development Application Number DE404821, subject to various conditions to be met prior to the issuance of the development permit. One of these conditions is that the form of development first be approved by Council.

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(c) 1998 City of Vancouver