ADMINISTRATIVE REPORT

Date: June 25, 2002
Author/Local: J. Baxter/6656

RTS No. 02789

CC File No. 2604

Council: July 9, 2002

TO:	Vancouver City Council
FROM:	Director of Current Planning
SUBJECT:	Form of Development: 400 Beach Crescent

RECOMMENDATION

THAT the form of development for this portion of the CD-1 zoned site known as 400 - 500 Pacific Street (400 Beach Crescent being the application address) be approved generally as illustrated in the Development Application Number DE406387, prepared by James K. M. Cheng Architects and stamped "Received, Community Services, Development Services June 3, 2002", 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 this portion of the above-noted CD-1 zoned site.

BACKGROUND AND SITE DESCRIPTION

At a Public Hearing on March 28 and April 2, 1996, City Council approved a rezoning of this site from BCPED (B.C. Place/Expo District) to CD-1 (Comprehensive Development District). Council also approved in principle the form of development for these lands. CD-1 By-law No. 7675 was enacted on November 26, 1996. Companion Guidelines (Beach Neighbourhood CD-1 Guidelines [500 and 600 Pacific Street]) were adopted by Council on October 21, 1999.

An amendment (By-law No. 8011) to various CD-1 By-laws, including 500 Pacific Street, to include a loading relaxation clause, was enacted on April 13, 1999, following a Public Hearing on February 23, 1999. A further amendment (By-law No. 8169) to provide a floor space ratio exclusion for construction incentives to control building envelope leaks was enacted on March 14, 2000, following a Public Hearing on February 24, 2000.

The site is located on the south side of Beach Crescent, between Richards and Homer Streets. 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 DE406387. 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

This CD-1 District consists of four sub-areas. The proposal (AREA 1B, Sub-area 2, Site 2C) involves the construction of a 24-storey tower, 18-storey tower, 7-storey mid-rise building, 18 townhouse units (for a total of 145 residential dwelling units) and a 3-storey amenity building, with three levels of underground parking providing 341 off-street parking spaces, having vehicular access off the cul-de-sac at the end of Homer 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 DE406387, 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.

Link to Appendices A and B

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(c) 1998 City of Vancouver