POLICY REPORT
                                URBAN STRUCTURE

                                           Date: January 29, 1997
                                           Dept. File No. MK
                                           C.C. File: 5303-1 

   TO:       Vancouver City Council

   FROM:     Director of Land Use and Development

   SUBJECT:  CD-1 Text Amendment (Maximum Building Height)
             for 572 Beatty Street - International Village


        THAT the Director of Land Use and Development be instructed to 
        amend the application to amend CD-1 By-law No. 6747 for
        International Village to include an increase to the maximum
        permitted tower height on Sub-area 4 as set out in Appendix A, and
        that this be included in the application referred to Public Hearing
        on January 7, 1997.

        FURTHER THAT the Director of Legal Services be instructed to
        include the necessary by-law provisions for consideration at Public


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


   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 on November 5, 1996; and
   -    the International Village CD-1 Guidelines, adopted November 1996.


   The purpose of this report is to recommend a further amendment to the
   text of the International Village CD-1 By-law to clear up an
   inconsistency with the maximum permitted tower height on Sub-area 4, 
   and the recently adopted International Village CD-1 Guidelines.


   On January 7, 1997 Council approved that the Director of Land Use and
   Development make application and that the application proposing text
   amendments to the International Village CD-1 By-law be referred to
   Public Hearing.  These amendments, if approved, would clear up
   inconsistencies and overlaps with the recently adopted International
   Village CD-1 Guidelines, and correctly reflect the agreement on the
   parking ratio reached at the December 1995 Public Hearing.


   Subsequent to the recent referral motion noted above, staff have
   discovered another inconsistency in the CD-1 By-law.  For Sub-area 4 the
   By-law sets the maximum tower height at 65 m, while the Design
   Guidelines permit 70 m [Section 3.4.1(b), Figure 5].  In this case,
   height is regulated by the lower By-law maximum.  

   During the finalization of the Guidelines in the fall of 1995, in
   response to the applicant s concerns about permitting greater
   flexibility in tower massing, the maximum tower height was increased in
   the Guidelines to 70 m.  This increase, however, was not correspondingly
   changed in Section 10.1 of the By-law.  This proposed amendment is
   required to process the current development application for parcel  E 
   of this site.  Given that the tower is outside of any view corridors,
   and additional shadowing impacts are marginal, staff support this

   The By-law section to be amended is attached as Appendix A.


   Staff support this additional text amendment in order to complete the
   resolution of inconsistencies between the International Village
   Guidelines and By-law.  Staff recommend that the application by the
   Director of Land Use and Development, already referred to Public
   Hearing, be amended to include it.

                                 *  *  *  *  *
                                                                 APPENDIX A

                           PROPOSED TEXT AMENDMENTS

                      (International Village CD-1 By-law)


   Amend Section 10.1, Height, of CD-1 By-law No. 7658 as follows:

   In  Table 3, replace  the figure of  65 m  in the right  hand column for
   maximum building height of Sub-area 4 with a new figure of 70 m.