P2
POLICY REPORT
URBAN STRUCTURE
Date: December 23, 1996
Dept. File No. IS
TO: Vancouver City Council
FROM: Director of Central Area Planning
SUBJECT: CD-1 Text Amendment for 572 Beatty Street - International
Village
RECOMMENDATION
THAT the Director of Land Use and Development be instructed to make
application to amend CD-1 By-law No. 6747 for International Village
to delete the maximum permitted tower width and the minimum built
form street edge height requirements, and correct the wording
relating to residential parking requirements as set out in Appendix
A , and that this application be referred to Public Hearing.
FURTHER THAT the Director of Legal Services be instructed to
prepare the necessary by-law for consideration at Public Hearing.
GENERAL MANAGER'S COMMENTS
The General Manager of Community Services RECOMMENDS approval of
the foregoing.
COUNCIL POLICY
Relevant Council policies for the site include:
- Central Area Plan, adopted December 3, 1991;
- False Creek North Official Development Plan, adopted April 1990,
and most recently amended November 5, 1996.
International Village CD-1 Guidelines, adopted November 1996.
PURPOSE
The purpose of this report is to recommend amending the text of the
International Village CD-1 By-law to clear up inconsistencies and
overlaps with the recently adopted International Village CD-1
Guidelines, and to correctly reflect the agreement on the parking ratio
reached at Public Hearing.
BACKGROUND
The original plan for International Village was adopted with the CD-1
zoning in 1989. One residential/commercial development, known as Paris
Place, has been completed under this zoning.
In 1995, given economic and other marketing conditions, the developer
decided to request amendments to the text of the CD-1 By-law to increase
the number of units by converting commercial space into residential
units and by converting some non-market units into a pay-in-lieu. These
changes substantially altered the adopted form of development and
required changes to the design guidelines. When the changes were made,
the intent was to eliminate by-law regulations relating to the form of
development which were better covered by the guidelines. Unfortunately
some of the by-law amendments were missed, creating problems for the
subsequent Development Application.
Following public consultation, this application was approved at a Public
Hearing on December 14, 1995, and enacted on November 5, 1996.
DISCUSSION
Following enactment, the developer submitted a complete development
application for the commercial block (Parcel E), including a 23 storey
residential tower. In accordance with the revised guidelines and the
design presented at Public Hearing, a maximum tower width of 23.7 m (78
ft.) was proposed. Unfortunately this contradicts a regulation in the
CD-1 By-law adopted with the original form of development in 1989, which
limits tower width for the upper portion of the building to 22 m (72
ft.), excluding balcony projections.
Staff are supportive of the proposed tower width and in order to
consider this development application, an amendment to the by-law is
required to delete section 10.2. Staff also recommend deletion of
section 10.3 which deals with minimum built form street edge height
requirements, as this has been covered in the approved design guidelines
(Section 3.7.2(a)).
At the same time, section 11 of the by-law, which provides for a
reduction in the normal parking requirements, needs to be amended to
properly reflect Council s decisions at the 1995 Public Hearing.
The sections to be deleted and revised wording for section 11.1(b)
pertaining to the parking requirements for dwelling uses, are included
in Appendix A.
CONCLUSION
Staff support these text amendments in order to resolve inconsistencies
between the guidelines and the by-law and to reflect the wording for
parking requirements agreed to at a previous Public Hearing.
* * * * *
APPENDIX A
PROPOSED TEXT AMENDMENTS
HEIGHT
Delete sections 10.2 and 10.3, Height, of CD-1 By-law #7658 as follows:
10.2 The upper one-third of a residential building exceeding 10
storeys in height shall have a maximum facade width of 22 m,
excluding balcony projections, the facade to be determined by
reference to the street grid typical of the Downtown District
(DD) west of Beatty Street.
10.3 Development along Pender, Abbott, Taylor and Keefer Streets
shall have a built form edge at least 7 m in height.
PARKING
Amend section 11.1 (b) by adding the words noted in italics, as follows:
dwelling uses, but not including units designated for core-need or
seniors housing, shall provide a minimum of 1 space for each 100 m2 of
gross floor area plus 0.4 spaces for each dwelling unit, and a maximum
of 1 space for each 100 m2 of gross floor area plus 0.6 spaces for each
dwelling unit.
Delete section 11.2 as follows:
11.2 Notwithstanding Section 11.1, the Director of Planning, in
consultation with the General Manager of Engineering Services
and taking into account the time-varying demand of use, may
permit a reduction to a maximum of 10 percent in the number of
parking spaces otherwise required by clauses (a), (b), (d) and
(e) of Section 11.1.
[7658; 96 11 05]