ADMINISTRATIVE REPORT


                                                      Date: August 16, 1995
                                                      Dept. File No.  WB   


     TO:       Vancouver City Council

     FROM:     Associate Director of Planning
               - Land Use and Development

     SUBJECT:  Form of Development - 3696 Rae Avenue



     RECOMMENDATION

          THAT the approved  form of  development for the  CD-1 zoned  site
          known  as 3696 Rae Avenue be generally approved as illustrated in
          Development  Application  Number  217205, prepared  by  Creekside
          Architects and stamped  "Received, City Planning  Department June
          12,  1995", 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

     Following  a  consultant  study  involving  area  residents,  Council-
     approved in principle a rezoning of 'Site I' in the Joyce Station area
     at a  Public Hearing on  June 20, 1989.   A CD-1  By-law governing the
     subject  site and  adjacent  lands  was  enacted  on  July  25,  1989.
     Companion guidelines  (Joyce Station  Area Guidelines for  CD-1 By-law
     No. 6528 -  Vanness Avenue North,  Rae Avenue and  5000 - 5300  Blocks
     Boundary Road) were also adopted by Council resolution at that time.



     PURPOSE

     In accordance  with Charter requirements, this  report seeks Council's
     approvalfor the form of developmentfor the above-notedCD-1 zoned site.
     SITE DESCRIPTION AND BACKGROUND

     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  217205.     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 the construction of a three-and-one-half- storey
     multiple  dwelling development on this  site having a  total of fifty-

     four (54) dwelling units.  The proposed develop-ment 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
     217205, 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.



                              *    *    *    *    *