ADMINISTRATIVE REPORT

                                           Date: January 31, 1997
                                           Dept. File No. WB
                                           C.C. File: 2608-1 

   TO:       Vancouver City Council

   FROM:     Director of Land Use and Development

   SUBJECT:  Form of Development - 1198 Pacific Boulevard
             D.E. 401730 - CD-1 By-law Number 7248 (amending By-law Number
             Owner of Development - Concord Pacific Development Ltd


        THAT the approved form of development for this portion (Sub-Area 4,
        Site 4AG) of the CD-1 zoned site known as 800-1100 Pacific
        Boulevard (1198 Pacific Boulevard being the application address) be
        generally approved as illustrated in Development Application Number
        DE401730, prepared by James Cheng, Architect, and stamped
        "Received, City Planning Department September 24, 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.


        The General Manager of Community Services RECOMMENDS approval of
        the foregoing.


   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.


   In accordance with Charter requirements, this report seeks Council's
   approval for the final form of development for this portion of the
   above-noted CD-1 zoned site.


   At a Public Hearing on April 20, 1993, City Council approved a rezoning
   of this site from BCPED (B.C. Place/Expo District) to CD-1.  CD-1 By-law
   Number 7248 was enacted on November 30, 1993.  At a subsequent Public
   Hearing on February 22, 1996, Council approved amendments to the CD-1
   By-law and also approved in principle a revised form of development for
   this Comprehensive Development District.  The amended CD-1 By-law (7606)
   was enacted on July 30, 1996.  Revised companion guidelines (Quayside
   Neighbourhood CD-1 Guidelines) were also adopted by Council resolution
   at that time.

   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 DE401730.  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.


   The proposal involves the construction of a mixed-use
   commercial/residential complex consisting of two high-rise towers (29
   storeys and 33 storeys), and a 12-storey mid-rise tower on a 2 and 3
   storey podium base.  The development will contain retail, office,
   restaurant, and a total of 395 market dwelling units developed as Phase
   One on Site 4AG of Sub-area 4.

   Although this site was to have included a 13-storey non-market senior s
   housing building, government funding is not available at this time and a
   separate development application will be made for this component at a
   future date.

   Since the February, 1996 Public Hearing, the height of the mid-rise
   building has increased from 10 to 12 storeys.  Staff have studied the
   impact of this change on private views from adjacent buildings, as well
   as public views from across False Creek and believe there will not be
   any detrimental effect.  In addition, an analysis of the shadowing
   impact indicates only a marginal increase as a result of the increased
   height.  The Development Permit Board, after reviewing the application
   in detail, and hearing from neighbouring property owners at its meeting
   of January 13, 1997, concluded that the changes would not have a
   significant impact and that the final proposal was consistent with the
   intent of the amended CD-1 By-law.

   Simplified plans, including a site plan and elevations of the proposal,
   have been included in Appendix 'B'.


   The Development Permit Board has approved Development Application Number
   DE401730, 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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