A7
                                                 ADMINISTRATIVE REPORT

                                      Date: February 29, 1996
                                      Dept. File No.  WB


   TO:       Vancouver City Council

   FROM:     Director of Land Use and Development

   SUBJECT:  Form of Development: 50 West Pender Street
             Development Application No. DE 400437
             Owner of Development - City of Vancouver


   RECOMMENDATION

        THAT, subject to the enactment of the CD-1 By-law later this day,
        and notwithstanding departure from conditions of rezoning
        approval (b)(iii) and (vii), the approved form of development  for
        the CD-1 zoned site known as 34 West Pender Street (50 West Pender
        Street being the application address) be generally approved as
        illustrated in Development Application Number DE400437, prepared by
        Joe Wai Architects Inc., and stamped "Received, City Planning
        Department February 13, 1996", 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 final form of development for the above-noted CD-1
   zoned site, a by-law to rezone it to CD-1 being before Council later
   this day.

   SITE DESCRIPTION AND BACKGROUND

   At a Public Hearing on March 16, 1995, City Council approved a rezoning
   of this site from B.C. Place/Expo District (BCPED) to   CD-1.  Council
   also approved in principle the form of development for this portion of
   Block 17.

   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 Preliminary Development Application Number DE400437. 
   This approval was subject to various conditions,  including enactment of
   the CD-1 By-law and Council's approval of the form of development. 
   These conditions are two of the few outstanding prior to submission of a
   Complete development application.

   DISCUSSION

   The proposal involves the construction of a multiple dwelling (social
   housing) and community services development on this site consisting of a
   seven-storey social housing component on the west side and a four-storey
   social service centre on the east side, with one level of underground
   parking.

   Since the Public Hearing, discussions with the applicant have resulted
   in minor modifications to the proposed development with respect to
   Shanghai Alley.  These modifications, undertaken in response to concerns
   raised in part by an adjacent property owner, are supported by the
   applicant and staff.  However, approval will represent a departure from
   two of the conditions of rezoning approval established by Council.

   Condition (b)(iii) established a pavement width for Shanghai Alley of
   6.0 m.  A reduction to 5.9 m will allow for a more equitable sidewalk
   width on each side of Shanghai Alley.  Staff believe this will improve
   the accessibility to the Social Service Centre (which is expected to
   have a high volume of pedestrian traffic), and still permit an adequate
   sidewalk width on the east side of the Alley. Similarly, condition of
   approval (b)(vii) stipulated provision of street trees on both sides of
   Shanghai Alley.  The revised sidewalk width now proposed, combined with
   the desire for the Social Service Centre to provide adequate pedestrian
   weather protection in the form of awnings, makes the provision of street
   trees on the west side of the Alley impractical.  Street trees will,
   however, still be provided on the east side of Shanghai Alley.

   Simplified plans, including a site plan, elevations, and a plan of the
   proposed treatment of Shanghai Alley, have been included in Appendix
   'B'.

   CONCLUSION

   The Director of Planning has approved Preliminary Development
   Application Number DE400437, 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. 
   Staff believe that the form of development is appropriate including the
   deviations from the conditions of approval established by Council at the
   time of rezoning approval with respect to Shanghai Alley pavement width
   and street trees.

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