A4 ADMINISTRATIVE REPORT Date: December 13, 1996 Dept. File No. WB TO: Vancouver City Council FROM: Director of Land Use and Development SUBJECT: Form of Development: 955 Seymour Street D.E. 401484 - CD-1 By-law Number 7673 Owner of Development - DTS Investments Corp. RECOMMENDATION THAT the approved form of development for 955 Seymour Street, being a portion of the CD-1 zoned sites known as 901-967 and 940-990 Seymour Street, be generally approved as illustrated in Development Application Number DE401484, prepared by Kasian Kennedy Design Partnership and stamped "Received, City Planning Department October 23, 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 a rezoning of this site, following a Public Hearing. PURPOSE In accordance with Charter requirements, this report seeks Council's approval for the form of development for a portion of the above-noted CD-1 zoned sites. SITE DESCRIPTION AND BACKGROUND At the conclusion of a Public Hearing on June 27, 1996, City Council approved a rezoning of this site and some adjacent lands from Downtown District (DD) to CD-1. CD-1 By-law Number 7673 was enacted on November 26, 1996 and companion guidelines (901-967 and 940-990 Seymour Street CD-1 Guidelines) were also adopted by Council resolution at that time. These guidelines formally apply the Downtown South Guidelines (excluding Granville Street) to developments proposed on these CD-1 sites. The subject site is one of three which make-up the overall CD-1 Zone and is situated adjacent to the site of the Dominion Motors Building (901 Seymour Street) which has now been designated a Municipal Heritage Building as a condition of the rezoning. The refurbishing of the Dominion Motors Building will be the subject of a future development application. In addition, the CD-1 By-law permits a transfer of density from 901-967 Seymour Street to the third site across the street at 940-990 Seymour Street, and development of this site will also be the subject of a future application. The site and 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 DE401484. 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 thirteen-storey mixed-use building containing retail on the ground floor and a total of 170 residential dwelling units. At the request of the applicant, and with support from staff, a specific form of development was not put forth at Public Hearing. Staff believed there was sufficient development control within the CD-1 By-law regulations and the Downtown South Guidelines to eliminate the need for a form of development proposal at Public Hearing. The proposed development has now been assessed against the CD-1 By-law and Council-approved Guidelines and responds to the stated objectives. With regard to possible noise impacts from the nearby Granville Street entertainment district (raised during Council s discussion of this rezoning), an acoustical consultant s report has been submitted which assesses noise impacts on the site and recommends noise mitigation measures to achieve acceptable noise criteria for residential dwelling units. The applicant has undertaken to incorporate these measures into the design of the building and staff will ensure that the final building design meets this criterion and provides an adequate ventilation system as an alternative to opening windows during the summer months. In the absence of a general Council policy, the Development Permit Board chose to not require a right-of-way over this site for noise and related nuisance from adjacent entertainment uses along Granville Street. Simplified 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 DE401484, 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. * * *