ADMINISTRATIVE REPORT

Date: August 23, 2002
Author/Local: J. Baxter/

604-871-6656

RTS No. 02887

CC File No. 2604

CS&B: September 12, 2002

TO:	Standing Committee on City Services and Budgets
FROM:	Director of Current Planning
SUBJECT:	Form of Development: 583 Beach Crescent DE406178 - CD-1 By-law No. 8109

RECOMMENDATION

THAT the revised form of development for this portion of the CD-1 zoned site known as 600 Pacific Street (583 Beach Crescent being the application address) be approved generally as illustrated in the Development Application Number DE406178, prepared by Hulbert Group International Inc. and stamped "Received, Community Services, Development Services August 1, 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 revised form of development for this portion of the above-noted CD-1 zoned site.

BACKGROUND AND SITE DESCRIPTION

At a Public Hearing on April 29, 1999, 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. 8109 was enacted on October 21, 1999. Companion Guidelines (Beach Neighbourhood [500 and 600 Pacific Street] CD-1 Guidelines) were also adopted by Council on October 21, 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 north side of Beach Crescent between Granville and Richards Streets. The site and surrounding zoning are shown on the attached Appendix 'A'.

On January 7, 2002 the Development Permit Board approved Development Application Number DE406178 to construct a 29-storey residential tower (160 dwelling units) with three-storey townhouses along Beach Crescent, and two-storey townhouses along a "mews" connecting Pacific Street to Beach Crescent, with 3-1/2 levels of underground parking.

On February 5, 2002, Council approved the form of development for this proposal.

On May 28, 2002 Council approved amendments to the Beach Neighbourhood (500 and 600 Pacific Street) CD-1 Guidelines that ensure the inclusion of more townhouses and an improved public realm interface in the Beach Neighbourhood.

Subsequently on June 24, 2002 the Development Permit Board reviewed and approved the subject revised version of Development Application Number DE406178. This approval was subject to various conditions, including Council's approval of the revised form of development. The latter condition is one of the few outstanding prior-to permit issuance.

DISCUSSION

This CD-1 District consists of three sub-areas, containing five sites. The revised proposal (Sub-area 1A, part of Site A - Tower 1M) involves the construction of a 31-storey residential tower with three-storey townhouses along Beach Crescent, and two-storey townhouses along a new "mews" connecting Pacific Street to Beach Crescent (total 175 dwelling units), with four levels of underground parking providing 261 off-street parking spaces, having vehicular access off Beach Crescent. This revised proposal is virtually the same as previously approved except for the 2 additional storeys in the tower.

The additional tower height (2 storeys) has been assessed against the CD-1 By-law and Council-approved guidelines and has been found to still respond to the stated objectives noting the following:

· Tower height would fully comply with the maximum height stated in the CD-1 zoning (91 metres);

· While the guidelines do specify a 29 storey height for this tower (but noting that floor-to-floor height per storey is not specified), the Development Permit Board considered that a two-storey increase to 31 storeys would still satisfactorily comply with the guideline intent of stepped towers;

· View and shadow impacts resulting from the added height would be minimal; and

· No members of the public appeared at the Development Permit Board meeting and only 2 letters in response to the 852 households notified were received objecting to the proposal.

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

CONCLUSION

The Development Permit Board has approved a revised version of Development Application Number DE406178, subject to various conditions to be met prior to the issuance of the development permit. One of these conditions is that the revised form of development first be approved by Council.

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Link to Appendices A and B

(c) 1998 City of Vancouver