Vancouver City Council |
ADMINISTRATIVE REPORT
Date: September 14, 2004
Author/Local: S Hearn/6476
RTS No. 04507
CC File No. 2606
Meeting Date: September 28, 2004
TO:
Vancouver City Council
FROM:
Director of Current Planning
SUBJECT:
Form of Development: 2775 Laurel Street
RECOMMENDATION
THAT the form of development for this portion of the CD-1 zoned site known as Vancouver General Hospital (2775 Laurel Street being the application address) be approved generally as illustrated in the Development Application Number DE408536, prepared by Henriquez Partners and IBI Group, Architects in Joint Venture, and stamped "Received, Community Service Group, Development Services May 28, 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
The Vancouver General Hospital Precinct Policy Statement was approved by Council in June 2000 as a policy framework to guide subsequent rezoning and development.
The Comprehensive Development District (CD-1) zoning was amended by Council in November 2002, providing for residential, medical technology and commercial uses in addition to Hospital and related uses previously provided for in the CD-1 zoning. Development Guidelines and a Preliminary Development Plan were also approved.
PURPOSE
In accordance with Charter requirements, this report seeks Council's approval for the form of development for this portion the above-noted CD-1 zoned site.
SITE DESCRIPTION AND BACKGROUND
At a Public Hearing on June 26, 1969, City Council approved a rezoning of this site from Two Family Dwelling District (RT-2) and Multiple Dwelling District (RM-3) to Comprehensive Development District (CD-1). Council also approved in principle the form of development for these lands. CD-1 By-law Number 4472 was enacted on January 13, 1970.
Between 1984 and 1991 City Council approved various amendments to the boundaries and uses in this CD-1 By-law and also approved consequential regulatory changes to the Comprehensive Development District.
At a Public Hearing on December 6, 2001, City Council approved further amendments to update the zoning and to guide future development of the entire Vancouver General Hospital precinct. These amendments permitted additional medical technology, service, retail, institutional, residential, cultural and recreational uses in addition to previously permitted Hospital uses and an increase to the permissible site coverage and floor space. Amending CD-1 By-law Number 8584 was enacted on November 7, 2002. Companion Guidelines (Vancouver General Hospital [VGH] Precinct) were also adopted by Council at that time, together with a Preliminary Development Plan and a requirement for a Preliminary Development Application to deal with the newly introduced uses and adjacent public realm and open spaces.
Condition (b) (I) (xii) established by Council as part of that rezoning required that:
"to ensure continuous provision of usable public open space at all stages during redevelopment, if a structure is to be erected on a site providing open space:· on the tennis court site at 12th Avenue and Oak Street, provide comparable space for relocation of the tennis courts."
The site of this proposal is located at the south portion of the block bounded by West 10th Avenue, Laurel Street, West 12th Avenue and Oak Street. This application is pursuant to provisions of the zoning predating the above noted Policy Statement and rezoning and received a development permit for a similar previous application on the same site in 1991. It is therefore appropriate to deal with approval of the Form of Development for this sitewithout reference to the anticipated Preliminary Development Application dealing with changes introduced by the Policy Statement and rezoning.
A VGH precinct map and the 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 DE408536. This approval was subject to various conditions, including Council's approval of the form of development.
DISCUSSION
The VGH precinct includes three separate sub-areas. This proposal involves construction of an eleven (11) storey Hospital building (Academic Ambulatory Care Centre), with ancillary retail, restaurant and pharmacy, to be located on the Northeast corner of West 12th Avenue and Oak Street, in the Oak/Laurel Sub-area. The proposal will include five levels of below-grade parking providing parking spaces for 596 vehicles, with access from Laurel Street.
The overall strategy for re-development includes the requirement by VGH to deliver adequate replacement open space as sites that are currently providing this open space are developed. The above noted condition makes VGH responsible for providing a replacement open space site. Other agreements establish that building of tennis courts is at the option of the Park Board. On September 7, 2004, VGH began demolition of the Womens' Residence (2740 Heather Street) to provide replacement open space in response to development of this site. Landscaping of this space will be completed mid-winter 2004. Park Board and Planning staff believe this meets the intent of Council condition (b) (I) (xii).
The proposed development has been assessed against the CD-1 By-law and Council-approved guidelines and responds to the stated objectives.Simplified reduced 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 DE408536, 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. VGH is also providing replacement open space in response to the Council condition requiring this.
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