Vancouver City Council |
ADMINISTRATIVE REPORT
Date: September 14, 2004
Author/Local: Bill Boons/7678
RTS No. 04476
CC File No. 2608
Meeting Date: September 14, 2004
TO:
Vancouver City Council
FROM:
Director of Current Planning
SUBJECT:
Form of Development: 550 Pacific Street
RECOMMENDATION
THAT the revised form of development for this portion of the CD-1 zoned site known as 500 Pacific (550 Pacific Street being the application address) be approved generally as illustrated in the Development Application Number DE408264, prepared by Hancock Bruckner Eng & Wright Architects and stamped "Received, Community Service Group, Development Services, February 10, 2004," 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 the above-noted CD-1 zoned site.
SITE DESCRIPTION AND BACKGROUND
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 Number 8109 was enacted on October 21, 1999. Companion Guidelines (Beach Neighbourhood -500 and 600 Pacific Street- CD-1 Guidelines) were also adopted by Council at that time.
On May 28, 2002, City Council approved the form of development for a 22-storey
residential tower on this site, as described under Development Permit Number DE406577.At a subsequent Public Hearing on May 28, 2003, City Council approved an amendment to the CD-1 By-law transferring 7,432 square metres (80,000 square feet) of density from Area 6A (Cooper's Park Neighbourhood) to Areas 1A and 1B of Beach Neighbourhood.
Council also approved the following in response to neighbours concerns about potentially higher buildings:
"THAT if any extra height is proposed for any building, which particularly might happen for non-market housing sites, this be brought forward initially for Council consideration before staff review".
On July 8, 2004, when considering a Policy Report dealing with a request for an additional storey on the previously approved 22-storey building at 550 Pacific Street, City Council resolved the following:
"THAT Council advise the Director of Planning that it is prepared to consider approval of a revised form of development at 550 Pacific Street (Development Application DE408264) which includes an additional storey on the residential tower, subject to the application being referred to the Development Permit Board for decision after staff review is completed, and the application receiving Development Permit Board approval".
The site is located on the south side of Pacific Street between Granville and Richards Streets. The site and surrounding zoning are shown on the attached Appendix "A".
On September 13, 2004, the Development Permit Board approved Development Application Number DE408264. 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
The original development application for this site (submitted under DE406577 in March 2002) sought approval of a 23-storey residential tower having a total of 147 dwelling units. This tower was subsequently reduced to 22-storeys (140 dwelling units) in order to comply to floor area limits that were in effect in this CD-1 By-law at the time.
With additional density now available; the current proposal is to add back into the development this one additional typical floor plate bringing the tower to a total of 23-storeys (147 dwelling units). The proposal will provide 207 vehicle parking spaces in accordance with the CD-1 By-law regulations.
The proposed development has been assessed against the amended CD-1 By-law and Council-approved guidelines and responds to the stated objectives including the height limitations. The CD-1 By-law limits height to a maximum of 110 metres and the Beach Neighbourhood Guidelines anticipate a 23-storey building on this site. The proposed building height including this additional floor level is 67.5 metres.
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 DE408264, 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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