Vancouver City Council |
ADMINISTRATIVE REPORT
Date: April 5, 2004
Author/Local: S Hearn/6476
RTS No.04138
CC File No. 2607
Meeting Date: April 20, 2004
TO:
Vancouver City Council
FROM:
Director of Current Planning
SUBJECT:
Form of Development: 189 National Avenue
RECOMMENDATION
THAT the form of development for the CD-1 zoned site known as 101 - 183 Terminal Avenue (189 National Avenue being the application address) be approved generally as illustrated in the Development Application Number DE407740, prepared by Perkins and Company Architecture and Urban Design Incorporated and stamped "Received, Community Service Group, Development Services December 18, 2003", 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 form of development for the above-noted CD-1 zoned site.
SITE DESCRIPTION AND BACKGROUND
At a Public Hearing on October 19, 1989, City Council approved a rezoning of this site from M-1 Industrial and Commercial - East False Creek (FC-1) Districts to CD-1 Comprehensive Development District. Council also approved in principle the form of development for these lands. CD-1 By-law Number 6744 was enacted on October 16, 1990.
A further amendment (By-law Number 7324) and enacted on July 26, 1994, was approved by Council following a Public Hearing on June 23, 1994, amending the Affordable Housing Policy.
On September 12, 1995, at a Public Hearing, Council approved an amendment to balcony enclosures. This amendment (By-law Number 7515) was enacted on January 11, 1996.
On February 23, 1999, at a Public Hearing, Council approved amendments to various CD-1 By-laws to include parking and loading relaxation clauses. CD-1 By-law Number 8011 was enacted on April 13, 1999.
At a subsequent Public Hearing on September 21, 1999, Council approved an amendment to permit office uses on an interim basis. CD-1 By-law Number 8099 was enacted on October 19, 1999.
A further amendment (By-law Number 8298) was approved by Council and enacted on February 20, 2001, following a Public Hearing on the same day, amending the allowable floor area to compensate for rain screen requirements.
A further amendment (By-law Number 8566) was enacted on October 22, 2002, by Council following a Public Hearing on the same day, approving various house keeping text amendments.
On February 27, 2003, at a Public Hearing, Council approved an amendment changing the term `non-market housing' to `affordable housing'. This amendment (By-law Number 8651) was enacted on March 11, 2003.
On April 24, 2003, at a Public Hearing, Council approved an amendment converting unbuilt retail and institutional floor area to residential use and allowing an increase in the total residential floor area through a transfer of heritage density, together with amendments increasing the allowable number of dwelling units and adjusting the number of non-market units required. This amendment (By-law Number 8663) was enacted on May 13, 2003.
The most current amendment (By-law Number 8760) was enacted on December 9, 2003, by Council following a Public Hearing on November 20, 2003, approving various house keeping text amendments and residential storage requirements.
The corner site is located in the 1000 block, west side of Main Street, on the north side of National Avenue. 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 DE407740. 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
The proposal involves construction of a fourteen-storey mixed-use building, that has received 17,481 sq. ft. in heritage density transfer, containing Retail Stores on the ground floor, 76 Dwelling Units on the second through fourteenth storeys, and three levels of underground parking for 116 vehicles having access from National Avenue.
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 Director of Planning has approved Development Application Number DE407740, 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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