POLICY REPORT
DEVELOPMENT AND BUILDING

Date: August 22, 2002
Author/Local: BMcAfee/7699

RTS No. 02872

CC File No. 113

Council: September 17, 2002

TO:	Vancouver City Council
FROM:	Director of Current Planning
SUBJECT:	Text Amendments to CD-1 By-laws in False Creek North, City Gate, Coal Harbour and Bayshore Gardens

RECOMMENDATION

THAT the Director of Current Planning be instructed to make application to amend the CD-1 By-laws in False Creek North, City Gate, Coal Harbour and Bayshore Gardens, with respect to parking and loading exclusion clauses generally in accordance with Appendix A, and that the application be referred to a Public Hearing;

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

GENERAL MANAGER'S COMMENTS

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

COUNCIL POLICY

There is no Council policy directly applicable to the proposed amendments.

PURPOSE

This report recommends amendments to ten CD-1 by-laws in False Creek North, City Gate, Coal Harbour and Bayshore Gardens, to make parking and loading floor space exclusion clauses consistent with other CD-1 by-laws and district schedules.

DISCUSSION

There are a number of CD-1 By-laws that govern development in major downtown project areas of False Creek North, City Gate, Coal Harbour and Bayshore Gardens. Experience in administering these by-laws has led staff to conclude that the wording is too restrictive to allow for exclusion from floor area calculation for passenger drop off and arrival, bicycle storage, and areas for heating and mechanical equipment as permitted in other CD-1s in the Central Area and in multiple dwelling and commercial zoning districts across the city. Due to the size and mixed-use character of these projects, there are circumstances where it is reasonable to consider some floor area exclusions for parking, loading and other similar uses. This limited exclusion can achieve the City objective of gaining improved functionality while satisfying expected parking and loading needs.

The proposed amendment to the floor area exclusion clause in these CD-1 by-laws would allow the Director of Planning to exempt floor area at or below the ground level used for passenger drop off and arrival, bicycle storage, and areas used for heating and mechanical equipment or other similar purposes.

The proposed amendments have already been incorporated in CD-1 by-laws for the Quayside Neighbourhood at 800-1100 Pacific Boulevard (CD-1 324), Burrard Landing at 201 Burrard Street (CD-1 363) and 600 Nicola Street (CD-1 400). Amendments to the CD-1 By-laws listed in Appendix A would make them consistent with other CD-1 by-laws and district schedules.

CONCLUSION

The proposed change to the subject CD-1 by-laws would allow for floor space exemptions for passenger drop off and arrival, bicycle storage and areas for heating and mechanical equipment consistent with other CD-1 by-laws and zoning schedules. It is recommended that staff be instructed to make application to amend these by-laws and that the application be referred to Public Hearing and be approved.

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APPENDIX A

DRAFT CD-1 BY-LAW AMENDMENTS

Note: all additions are shown in bold italics and deletions are in strikeout.

Amend the applicable sections of the following CD-1 by-laws:

CD-1 # By-law No. Address Name

264 6744 101 Terminal Avenue City Gate
265 6747 88 West Pender International Village
266 6757 1100-1300 Pacific Blvd. Yaletown Edge
297 7156 200-1300 Pacific Blvd. Roundhouse Neighbourhood
312 7200 300 Cardero Street Marina Neighbourhood (1A)
321 7232 1601 West Georgia Bayshore Gardens
364 7681 501 Bute Street Harbour Green
365 7677 301 Jervis Street Marina Neighbourhood (1B)
366 7675 500 Pacific Street Beach Neighbourhood East
399 8109 600 Pacific Street Beach Neighbourhood

By-law No. 6744 as follows:

6.5 (d) the floors or portions of a floor used for off-street parking and loading, the taking on or discharging of passengers, bicycle storage, heating and mechanical equipment, or uses which in the opinion of the Director of Planning are similar to the foregoing, that, for each parking area, is at or below the lowest official established building grade;

By-law No. 6747 as follows:

7.3 (e) the floors or portions of a floor used for off-street parking, and loading and bicycle storage, the taking on or discharging of passengers, and heating and mechanical equipment, or uses which in the opinion of the Director of Planning are similar to the foregoing, that is:

By-law No. 6757 as follows:

7.3 (d) the floors or portions of a floor used for off-street parking and loading, the taking on or discharging of passengers, bicycle storage, heating and mechanical equipment, or uses which in the opinion of the Director of Planning are similar to the foregoing, that, for each parking area, is at or below the base surface;

By-laws No. 7156, 7200 and 7232 as follows:

6.3 (d) the floors or portions of a floor used for off-street parking and loading, the taking on or discharging of passengers, bicycle storage, heating and mechanical equipment, or uses which in the opinion of the Director of Planning are similar to the foregoing, that, for each parking area, is at or below the base surface;

By-laws No. 7677, 7675 and 8109 as follows:

5.3 (d) the floors or portions of a floor used for off-street parking and loading, the taking on or discharging of passengers, bicycle storage, or uses which in the opinion of the Director of Planning are similar to the foregoing, that for each parking area, is at or below the base surface;

By-law No. 7681 as follows:

5.3 (d) the floors or portions of a floor used for off-street parking and loading, the taking on or discharging of passengers, bicycle storage, heating and mechanical equipment, or uses which in the opinion of the Director of Planning are similar to the foregoing, that, for each parking area, is at or below the base surface;

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(c) 1998 City of Vancouver