Vancouver City Council |
ADMINISTRATIVE REPORT
Date: September 02, 2003
Author/Local: Steve Hearn/6476
RTS No. 03595
CC File No. 2604
Meeting Date: September 16, 2003
TO:
Vancouver City Council
FROM:
Director of Current Planning
SUBJECT:
Form of Development: 1169 West Cordova Street
RECOMMENDATION
THAT the form of development for this portion of the CD-1 zoned site known as 501 Bute Street (1169 West Cordova Street being the application address) be approved generally as illustrated in the Development Application Number DE407402, prepared by James K.M. Cheng Architects Inc. and stamped "Received, City of Vancouver Community Services Group - Development Services August 11, 2003", provided that the Director of Planning 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 the above-noted CD-1 zoned site.
SITE DESCRIPTION AND BACKGROUND
At a Public Hearing on June 29, 1995, City Council approved a rezoning of this site from Central Waterfront District (CWD) to CD-1 Comprehensive Development District. Council also approved in principle the form of development for these lands. CD-1 By-law Number7681 was enacted on November 26, 1996. Companion Guidelines (Harbour Green Neighbourhood [501 Bute Street] CD-1 Guidelines) were also adopted by Council at that time.
At a Public Hearing on May 28, 1998, Council approved amendments to increase the floor area permitted for retail and service uses, and exclude accessory uses customarily ancillary to park uses from floor area calculation. These amendments (By-laws Numbered 7922 and 7923) were enacted on July 21, 1998.
A further amendment (By-law No. 8011) to various CD-1 By-laws, including 501 Bute 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.
A further amendment (By-law Number 8312) to reduce the number of non-market housing units and increase the maximum residential floor area permitted was enacted March 13, 2001, following a public hearing January 25, 2001.
A further amendment (By-law Number 8566) clarifying floor area exclusions for parking purposes was enacted October 22, 2002 , following a public hearing the same day.
The site is located on the north side of West Cordova Street, east of Bute Street and west of Thurlow Street. 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 DE407402. 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 consists of four sub-areas. The proposal involves construction of a 24-storey residential tower/town home complex in Sub-area 3, containing 55 market dwelling units on top of three levels of underground parking for 146 vehicles.
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 DE407402, 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.
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