P1
POLICY REPORT
DEVELOPMENT AND BUILDING
Date: May 7, 1996
Dept. File No. RW
TO: Vancouver City Council
FROM: Director of Land Use and Development
SUBJECT: 2790 Vine Street: Amendments to CD-1 By-law No. 7461
RECOMMENDATION
THAT the Director of Land Use and Development be instructed to make
application to amend the text of CD-1 By-law No. 7461 (2790 Vine
Street) in accordance with Appendix A of this report, and that the
application be referred to Public Hearing.
FURTHER THAT the Director of Legal Services be instructed to
prepare the necessary by-law for consideration at the Public
Hearing.
GENERAL MANAGER'S COMMENTS
The General Manager of Community Services RECOMMENDS approval of
the foregoing.
COUNCIL POLICY
Arbutus Neighbourhood Policy Plan, adopted by City Council November 29,
1992.
CD-1 By-law No. 7461 for 2790 Vine Street, enacted by Council on July
25, 1995.
PURPOSE
This report recommends amendments to the CD-1 By-law for 2790 Vine
Street, one of the major sites owned by Molson's Ltd. in the Arbutus
Industrial Area. One of the changes is a correction to the maximum
permitted floor space ratio (FSR) for one of the parcels on the site.
The other changes seek to clarify other aspects of the By-law.
BACKGROUND
The subject site is one of two sites occupied by the former Carling
O'Keefe Brewery and is part of the Arbutus Industrial Area. The changes
set out in this report were identified by staff and the applicant after
the Public Hearing, and could not be put into effect without referral
back to Public Hearing.
DISCUSSION
Staff propose four changes to the CD-1 By-law, outlined in Appendix A.
The first two are significant changes; the last two are housekeeping
amendments.
1. Heritage Retention/Replication: Present wording of the CD-1 By-law
calls for the "retention" of architecturally interesting portions
of the brewery building. However, the accompanying Council-adopted
guidelines support retention or replication, which was the
understanding throughout the latter stage of the rezoning process
and at the Public Hearing. The Law Department advises that if the
applicant is to be given the benefit of a choice in this matter,
the word "retain" should be expanded to read "retain and/or
replicate", consistent with the guidelines.
The addition of the wording "and/or replicate" to intent statements
will reflect the applicant's position that retention is
uneconomical. It is the applicant's intent not to retain any
portion of the buildings but to replicate aspects of the buildings'
facades. Architectural photogrammatic pictures have been taken by
the applicant to provide a basis for design review at the
development application stage.
2. Floor Space Ratio - Parcel 4: The floor space ratio for parcel 4
is shown as 1.8 FSR. However, a table accompanying the rezoning
report and other documentation submitted with the application
proposed an FSR of 2.0. This density was supported by staff.
Neither staff nor the applicant noticed the error in the draft
by-law until after the Public Hearing when it was too late to
correct. The By-law should be amended to reflect the FSR for
parcel 4 contained in the referral report.
3. Parcel references: The alphabetic references in the first column
of Table 1 (Uses, Floor Space Ratio and Heights) relate to rezoning
report references. These should be deleted from the CD-1 By-law.
4. Net Parcel Sizes: Footnote 2 of Table 1 (Uses, Floor Space Ratio
and Heights) should be amended to clarify that net parcel sizes are
calculated excluding private roadways which are deemed to be 6.1 m
(20 ft.) in width.
CONCLUSION
The changes outlined in this report are believed to be consistent with
Council's objectives and intent for this CD-1 zoned site. Staff
recommend that an application for these amendments be made by the
Director of Land Use and Development, be referred to a Public Hearing
and be approved.
* * *
APPENDIX A
Page 1 of 3
PROPOSED AMENDMENTS TO CD-1 BY-LAW NO. 7461
2790 Vine Street
Amendments to Schedule "B"
- Section 1 (Intent) [add the underlined words]:
The intent of this Development Plan is to permit the development of
the district with residential and park uses, in a form which
complements, and is compatible with, the character of adjacent
areas.
Development on the site shall be consistent with the following
objectives:
(a) achieve a built form which is complementary to the form of
adjacent areas of Kitsilano, which may include both
residential and industrial character;
(b) retain and/or replicate architecturally interesting portions
of the former brewery;
(c) achieve housing consistent with the principles of livability
and other social and environmental objectives;
(d) provide pedestrian links to adjacent areas; and
(e) provide adequate on-site parking and loading spaces for all
uses within the site.
- Section 6.1 (Floor Space Ratio) [add the underlined words]:
The Development Permit Board may permit a maximum floor space ratio
for each parcel that does not exceed that indicated in Table 1
provided that it first considers:
(a) all applicable policies and guidelines adopted by Council;
(b) the bulk, location and overall design of a building and its
effect on the site, surrounding buildings and streets;
(c) the design and livability of any dwelling uses;
(d) the provision of open space, including private patios and
balconies, and useable common areas; and
(e) retention and/or replication of architecturally interesting
portions of the former brewery buildings.
APPENDIX A
Page 2 of 3
- Table 1 - Uses, Floor Space Ratio and Heights
[changes illustrated on following page]
(a) change FSR for Parcel 4 from 1.80 to 2.00;
(b) delete alphabetical references in the first column of Table 1;
and
(c) add the underlined words to Footnote 2: "calculated on net
parcel size excluding roadway, with the road width deemed to
be 6.1 m for the purpose of calculating parcel size."
APPENDIX A
Page 3 of 3
PARCEL USE FSR2 HEIGHT
1 Residential (to include 100% family 3.35 6 storeys
units) 21.4 m
2 School - Elementary or Secondary, [See Section 6.3 (g)] As represented by
including the Fraser Academy existing building
3 Residential (to include 13 dwelling 2.20 4 storeys
units containing 2 or more bedrooms) 15.3 m
4 Residential (to include 13 dwelling 2.00 4 storeys
units containing 2 or more bedrooms) 15.3 m
5 Residential (to include 36 dwelling 3.45 7 storeys
units containing 2 or more bedrooms) 24.4 m
6 Residential (to include 82 dwelling 5.10 8 storeys4
units containing 2 or more bedrooms) 27.4 m
7 Residential (to include 82 dwelling 2.10 4 storeys
units containing 2 or more bedrooms) 15.3 m
8 Residential (to include 35 dwelling 3.65 6 storeys
units containing 2 or more bedrooms) 21.4 m
9 Residential (to include 7 dwelling 2.20 4 storeys
units containing 2 or more bedrooms) 15.3 m
Notes: Bracketed letter refers to applicant's parcel designation.
2 Calculated on net parcel size excluding roadway area, with the road width deemed to be 6.1 m for the
purpose of calculating parcel size.
Average floor to floor height of a storey considered to be 3.1 m. Maximum floor to floor height to be
3.7 m.
4 The Development Permit Board may relax this height to provide for reconstruction of historical elements
which formed part of the original brewery building. Any relaxation will be in accordance with original
plans for these elements.
X deletion or substitution if indicated