A7
                                                 ADMINISTRATIVE REPORT

                                           Date: March 11, 1997
                                           Dept. File No. WB
                                           C.C. File: 2604-1


   TO:       Vancouver City Council

   FROM:     Director of Land Use and Development

   SUBJECT:  Form of Development - 4255 Arbutus Street
             D.E. 401339 - CD-1 By-law Number 4634
             (Amending By-law Number 6955)
             Owner of Development: Maple Leaf Holdings Ltd.


   RECOMMENDATION


        THAT the revised form of development for this portion of the CD-1
        zoned site known as Arbutus Village be generally approved as
        illustrated in Development Application Number DE401339, prepared by
        B. James Wensley, Architect and stamped "Received, City Planning
        Department", December 6, 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
   the original 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 a revised form of development for this portion of the
   above-noted CD-1 zoned site.

   SITE DESCRIPTION AND BACKGROUND

   Following a Public Hearing on July 18, 1972, City Council approved a
   rezoning of this site from One-Family Dwelling District to Comprehensive
   Development District.  CD-1 By-law Number 4634 was enacted on August 1,
   1972.  Following a subsequent Public Hearing on October 24, 1991, City
   Council approved a text amendment to the CD-1 By-law permitting a full
   range of child care uses and allowing for the enclosure of a portion of
   the lower mall area in the northwest corner.  On March 24, 1992 the
   amending CD-1 By-law (#6955) was enacted.  On March 31, 1992,
   Development Permit Number DE213692 was issued permitting the enclosure
   of a portion of the lower level and including improved access to the
   recreation centre and upgrading of the lighting in the lower mall level. 
   This work was never completed and the permit has now expired.

   The site and surrounding zoning are shown on the attached Appendix 'A'.


   DISCUSSION

   Development Application Number DE401339 has now been approved to provide
   for a new child daycare facility in the northwest portion of the lower
   level.  This approval is subject to various conditions, including
   Council's approval of the revised form of development.  The latter
   condition is one of the few outstanding prior to permit issuance.

   Alterations include new windows and doors on the north and west sides of
   the building and changes to the landscaping to provide for a new outdoor
   play area adjacent to the facility.  The area which was to have been
   enclosed under Development Permit Number DE213692 will form part of the
   outdoor activity area and the entire outdoor area will be surrounded by
   a 4.0 foot high fence.

   At the Public Hearing in 1991, staff were concerned about the possible
   impact of an outdoor activity area on the nearby residents, many of whom
   are seniors.

   It was recommended that the child daycare facility be limited to "Child
   Minding" and "Pre-School" as these uses do not require outdoor activity

   space and it was felt they would have less of an impact on the
   residential neighbours.  However, Council approved a "full range" of
   daycare uses and noted that neighbours concerns would be addressed when
   the final form of development was considered.

   Planning staff have received a total of 127 letters from nearby
   residents expressing concerns about the location and noise impact of the
   proposed daycare facility, especially with regard to the outdoor
   activity area.

   The applicant has indicated that the outdoor activity area will only be
   used during the hours of 7:30 a.m. to 8:30 a.m. and 4:30 p.m. to 6:00
   p.m., Monday to Friday.

   The CD-1 By-law does permit daycare uses and the plans have been
   reviewed by staff in the Social Planning Department and found to meet
   the intent of the Childcare Design Guidelines, adopted by City Council.

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

   Appendix 'C' depicts the existing elevations and landscape plan.


   Appendix 'D' contains details on the proposed facility as supplied by
   the applicant.

   CONCLUSION

   The Director of Planning has approved Development Application Number
   DE401339, subject to various conditions to be met prior to the issuance
   of the development permit.  One of these conditions is that the revised
   form of development first be approved by Council.

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