A6
                                                 ADMINISTRATIVE REPORT

                                           Date: November 20, 1996 
                                           Dept. File No. 5308-3 

   TO:       Vancouver City Council

   FROM:     Director of Land Use and Development

   SUBJECT:  Form of Development: 3418 Vanness Avenue 
             D.E. 401424 - CD-1 By-law Number 7639
             Owner of Development - Greystone Properties Ltd.


   RECOMMENDATION

        THAT  the approved form of development for the CD-1 Zoned site
        known as 5104 - 5156 Joyce Street (3418 Vanness Avenue being the
        application address) be generally approved as illustrated in
        Development Application Number DE401424, prepared by Musson Cattell
        Mackey Partnership and stamped "Received, City Planning Department,
        October 22, 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.

   SITE DESCRIPTION AND BACKGROUND

   At a Public Hearing on May 27, 1996, City Council approved a rezoning of
   this site from C-2C Commercial District to CD-1.  CD-1 By-law Number
   7639 was enacted on October 22, 1996.

   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 DE401424.  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 construction of a sixteen-storey mixed-use
   building containing retail, office and a total of 128 residential
   dwelling units.

   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
   DE401424, 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.

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