Vancouver City Council |
ADMINISTRATIVE REPORT
Date: November 26, 2002
Author/Local: J. Baxter/6656
RTS No. 02991
CC File No. 2607Council: December 10, 2002
TO:
Vancouver City Council
FROM:
Director of Current Planning
SUBJECT:
Form of Development: 7400 Oak Street
RECOMMENDATION
THAT the revised form of development for Phase II of the CD-1 zoned site known as 7400 Oak Street be approved generally as illustrated in the Development Application Number DE406995, prepared by Hancock Bruckner Eng & Wright Architects and stamped "Received, Community Services, Development Services September 9, 2002", provided that the Director of Planning may impose conditions and 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 (Phase II) for this portion of the above-noted CD-1 zoned site.
BACKGROUND AND SITE DESCRIPTION
At a Public Hearing on August 1, 1996, City Council approved a rezoning of this site from RS-1 (One-Family Dwelling District) to CD-1 (Comprehensive Development District). Council also approved in principle the form of development for these lands. CD-1 By-law No. 7649 was enacted on November 22, 1996.
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 east side of Oak Street between West 58th and 59th Avenues. The site and surrounding zoning are shown on the attached Appendix _A_.
Subsequent to Council's approval of the CD-1 rezoning, the Director of Planning approved Development Application Number DE406995. 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
On June 17, 1997, City Council approved the form of development (refer to Page 1 of Appendix _B_) for the entire site. On June 26, 1997, Development Permit Number DE401826 was issued to allow for the construction of a series of two-storey townhouse clusters, two four-storey multiple dwelling buildings on the westerly portion of the site, along with the restoration and conversion of a residential heritage building. As part of that approval, a total of 239 parking spaces were to be provided on the site.
The revised form of development which is before City Council today deals with changes to the westerly portion of the site only (Phase II - refer to Pages 2 to 15 of Appendix _B_). Due to market conditions, the developer has amended the project to replace the previous multiple dwelling in the northwest portion of the site with two townhouse clusters, and reconfigure the multiple dwelling in the southwest portion of the site. Also, the townhouses along West 59th Avenue have been configured in two clusters rather than the original three clusters.
The CD-1 By-law for 7400 Oak Street contains no parking relaxation provision. The revisions to the form of development include a parking layout that does not fully comply to the requirements of the Parking By-law, although the number of spaces provided in the revised proposal (217) will still comply to the minimum requirements. In a companion report before Council later today, it is recommended that staff be instructed to make application to amend the CD-1 By-law by including a standard relaxation clause, thereby allowing theDirector of Planning the discretion to deal with minor layout considerations through the development application process. These changes to the parking layout are not expected to impact the overall form or location of the proposed buildings.
The proposed development has been assessed against the CD-1 By-law 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 Director of Planning has approved Development Application Number DE406995, 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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