POLICY REPORT
DEVELOPMENT AND BUILDING

Date: May 2, 2002
Author/Local: B. Elliott/7447

RTS No. 02667

CC File No. 5307

Council: May 14, 2002

TO:	Vancouver City Council
FROM:	Director of Current Planning
SUBJECT:	CD-1 Text Amendment - 800-1100 Pacific Boulevard [Quayside Sub-Area 5A]

RECOMMENDATION

THAT the application by Pacific Place Developments Corporation, to amend CD-1 By-law No. 7248 for 800-1100 Pacific Boulevard to add 244 residential units to Sub-Area 5A, be referred to a Public Hearing, together with:

(i) draft amendments to the CD-1 By-law, generally as contained in Appendix A;

(ii) draft consequential amendments to the FCN ODP initiated by the Director of Current Planning to transfer the 244 residential units from Sub-Area 6A to Sub-Area 5A, generally as contained in Appendix B; and

(iii) the recommendation of the Director of Current Planning to approve.

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

GENERAL MANAGER'S COMMENTS

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

COUNCIL POLICY

Relevant Council Policies for this CD-1 include:

· False Creek North Official Development Plan (FCN ODP), approved by Council April 1990;
· Rezoning of Quayside Neighbourhood to CD-1 (324) enacted by Council November 30, 1993;
· Quayside Neighbourhood CD-1 Guidelines, adopted by Council December 15, 1987, amended to July 10, 2001; and
· The North East False Creek Urban Design Plan, approved by Council July 26, 2001.

PURPOSE

This report presents for Council approval an application by the Pacific Place Developments Corporation to amend the CD-1 By-law to add 244 residential units to Sub-Area 5A (Site 5EF of the Quayside Neighbourhood). A consequential amendment to the FCN ODP initiated by staff would permit this transfer of units from Sub-Area 6A.

BACKGROUND

On November 30, 1993, when Council enacted the CD-1 zoning for Quayside Neighbourhood, the maximum number of residential units for Sub-Area 5A was established as 1,173. Subsequently, on June 28, 2001 this number was reduced to 912 when residential units were transferred to Sub-Area 7B in the FCN ODP.

DISCUSSION

Through this application, the applicant wishes to return the maximum residential unit count in Sub-Area 5A close to what it was prior to June 2001.

The North East False Creek Urban Design Plan sets out site 5EF of Sub-Area 5A as a "choice of use" area, which allows the currently permitted residential and non-residential development potential to be interwoven within a neighbourhood where residential livability is not challenged. Accordingly, to accommodate residential development on the site, Pacific Place Developments Corporation has submitted an application to amend the Quayside CD-1 (324) to add 244 residential units to Sub-Area 5A. The units would be transferred from Sub-Area 6A (illustrated in Figure 1) through a consequential amendment of the FCN ODP initiated by staff.

The amendment is necessitated, in part, by previous residential unit transfers and a market tendency towards smaller units which has led to the development of more units earlier than anticipated. Staff support the text amendments as the changes essentially return the residential unit count to the level that was originally envisioned for Sub-Area 5A and as the overall existing density limits for various land uses within the FCN area are maintained.

Figure 1: Sub-Area 5A and Sub-Area 6A

With regard to Sub-Area 6A, staff anticipate there may be further recommended text amendments to the number of residential units as a part of a future assessment of City objectives, standards for public amenities and benefits, and projected changes in neighbourhood populations.

FCN ODP AMENDMENTS

To enable the movement of residential units from Sub-Area 6A to Sub-Area 5A, amendments to the FCN ODP are proposed by staff as set out in Appendix B, and should be referred to the same Public Hearing as the privately initiated application to amend the CD-1 By-law.

PUBLIC PROCESS

On May 9, 2002, staff will hold an open house to review the subject application and a development application for 900 Beatty Street that, to be approved, would require Council to approve the subject amendments. Staff will advise of the comments received at the open house at the public hearing should Council refer the application.
CONCLUSION

Staff support the applicant's proposed amendments to the CD-1 By-law as they are consistent with the objectives of the False Creek North Urban Design Plan. The changes will require consequential amendments to the False Creek North ODP. Staff recommend that the application be referred to a public hearing with a recommendation that it be approved.

- - - - -

AMENDMENTS TO CD-1 BY-LAW No. 324

(Deletions in strikeout, additions in bold italics).

Section 4: Uses

For section 4(a), the following is deleted: 2,327 dwelling units
and replaced with: 2,571 dwelling units

For section 4(a)(i), the following is deleted: 183 units
and replaced with: 197 units

Section 6: Floor Area and Density

For section 6.8, the following is deleted: 2,327 dwelling units
and replaced with: 2,571 dwelling units

Table 3: Maximum Number of Residential Units

	Sub-areas (from Diagram 1)
	4	5A
Maximum Number of Units	1, 415	912 1,156

PROPOSED FCN ODP CONSEQUENTIAL AMENDMENTS
( Initiated by Director of Current Planning)

(Deletions in strikeout, additions in bold italics)

By-Law No. 6650 would be amended generally as follows:

Figure 4: Residential Units

Area Neighbourhood		Non-Market		Market		Total
		non-family	family	non-family	family	Units
5A Cambie-Beatty	units %	52	52	742 972	66 80	912 1,156
6A Coopers Park	units %	38 7.4 14.2	48 9.4 18.0	309 79 60.5 29.6	116 102 22.7 38.2	511 267

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(c) 1998 City of Vancouver