P2
POLICY REPORT
BUILDING AND DEVELOPMENT
Date: March 12, 1997
Dept. File No. 96013 PM
C.C. File: 5304-1
TO: Vancouver City Council
FROM: Director of Land Use and Development
SUBJECT: Proposed Rezoning of 1762 Davie Street (including Transfer of
Heritage Density from 750 Burrard Street)
RECOMMENDATION
THAT the application by Baker McGarva Hart Architects Inc. to
rezone the site at 1762 Davie Street (Lot 12 E´ and W´, Block 62,
D.L. 185, Plan 92) from C-5 to CD-1, to permit a mixed-use
development consisting of commercial uses at grade and six storeys
of dwelling use above, be referred to a Public Hearing, together
with:
i) revised plans received February 24, 1997;
ii) draft CD-1 By-law provisions, generally as contained in
Appendix A, which would allow an increase in the maximum floor
space ratio from 2.2 to 3.4 in conjunction with a transfer of
heritage density from 750 Burrard Street; and
iii) the recommendation of the Director of Land Use and Development
to approve the application, subject to conditions contained in
Appendix B.
FURTHER THAT the Director of Land Use and Development make
application to amend CD-1 By-law No. 7246 for 750 Burrard Street,
to reduce the maximum floor space ratio from 13.17 to 12.76, and
this application be referred to a Public Hearing.
FURTHER THAT the Director of Land Use and Development make
application to amend the Sign By-law to establish sign regulations
for this CD-1 site in accordance with Schedule B (C-5).
AND FURTHER THAT the Director of Legal Services be instructed to
prepare the necessary by-laws for consideration at the Public
Hearing.
GENERAL MANAGER'S COMMENTS
The General Manager of Community Services RECOMMENDS approval of
the foregoing.
COUNCIL POLICY
Relevant Council policies for this site include the following:
The Transfer of Density Policy and Procedure (adopted January 25,
1985 and subsequently amended) makes provision for the transfer of
density from heritage sites in the Central Area to other sites in
the Central Area.
The Central Area Plan (adopted December 3, 1991) identifies the
West End as a well-established residential neighbourhood in which
restaurant, retail and entertainment uses should be limited to
ensure commercial uses will be compatible with housing (Policy
4.4); the Plan focuses retail use where it will reinforce existing
and desired retail districts and pedestrian routes and will be
compatible with adjacent residential uses (Policy 5.2) [Note:
Streets where continuous at-grade retail use is required include
the 1600-1700 blocks of Davie Street (Map H)].
The C-5 and C-6 Zoning Districts are intended "to provide for
retail and service uses and forms of development which are
compatible with the primarily residential character of the West End
... and to provide for dwelling units designed compatibly with
commercial uses. Emphasis is placed on requiring the external
design of buildings to be oriented to the pedestrian in terms of
scale and functional considerations".
Section 4.7.5 of the C-5 and C-6 Districts Schedule enables the
Development Permit Board to permit an increase in FSR, where the
increase results from a transfer of heritage floor space, to a
maximum of 10 percent over the total permitted FSR.
PURPOSE AND SUMMARY
This report assesses an application to rezone the site at 1762 Davie
Street from C-5 to CD-1. The application requests an increase in the
maximum floor space ratio (FSR) from 2.2 to 3.4 for a mixed-use
development having one storey of commercial uses at grade and six
storeys of dwelling use above. (See additional information in Appendix
C, plans in Appendix E and statistics in Appendix F.)
A transfer of heritage density of 963.9 m2 (10,375 sq. ft.) to the site
is proposed, equivalent to the requested increase of 1.2 in the maximum
FSR. The proposed donor site is 750 Burrard Street which holds
transferrable density that was granted as a heritage density bonus in
exchange for the preservation and re-use of the former Vancouver Public
Library.
Staff have assessed the potential impacts of the proposed density
transfer on the recipient site at 1762 Davie Street and concluded that
the proposed form of development generally meets applicable policies and
guidelines. Staff therefore recommend that the application be referred
to a Public Hearing and approved subject to conditions. It is also
recommended that the application be accompanied by an application from
the Director of Land Use and Development to reduce the heritage density
available for transfer at 750 Burrard Street by an amount corresponding
to the proposed transfer to 1762 Davie Street.
DISCUSSION
Transfer of Heritage Density: The site is proposed to be a recipient
site for a transfer of density from a donor heritage site. A rezoning
is requested because the amount of heritage density proposed to be
transferred exceeds the 10 percent increase in maximum (FSR) which can
be approved for this purpose in a development application in the C-5
District.
The Transfer of Density Policy enables a transfer of density from a
heritage site to be considered if it assists in achieving one or more of
six public objectives listed in the policy. The density transfer
requested in this application will assist the objective "to preserve a
heritage building". The proposed donor site is 750 Burrard Street (the
site of the former Vancouver Public Library). Residual density held on
this site is available to be transferred to a recipient site elsewhere
in the Central Area. A total of 9,789.42 m2 (105,375.9 sq. ft.) is
available for transfer. The proposed heritage density transfer would
reduce the "banked" development potential by 963.9 m2 (10,375.2 sq. ft.)
to 8,825.57 m2 (95,000.7 sq. ft.). The maximum FSR would be
correspondingly reduced from 13.17 to 12.76. (See additional information
on the Donor Site in Appendix C, pages 2-3.)
The density transfer requested in this application will also secondarily
assist the objective "to facilitate development in an area with
mixed-use zoning". The recipient site is located in the C-5 District
which permits a wide range of uses including residential and commercial.
However, the high-rise apartment buildings abutting both sides of the
site do not conform to present C-5 regulations, particularly the
requirement for shopping continuity at grade. This lack of shopping
continuity on the south side of the 1700-block Davie Street may be a
factor in the difficulty the property owner has experienced in
attracting and retaining commercial tenants on the site. In such a
context the viability of commercial uses at grade on the site, which are
required by C-5 zoning, is uncertain but could be mitigated or
"subsidized" by additional residential development potential.
The application respects three of four relevant limitations of the
Transfer of Density Policy. The three it respects are:
1. heritage density should be transferred from a site within the
Central Area to another site in the Central Area;
2. the proposed development should further the intent of the
regulations and policies for the area surrounding the site (see
Proposed Form of Development below); and
3. the aggregate development potential (FSR) for the donor and
recipient sites combined should remain unchanged by the transfer.
The one limitation which is not respected is:
4. the aggregate development potential (FSR) for specific uses should
remain unchanged by the transfer.
The "banked" density at 750 Burrard Street is for commercial uses
while the requested density at 1762 Davie Street is for dwelling
uses. Staff do not believe that replacing commercial potential by
residential potential is a major issue, because Council has
approved several measures in recent years, including amendments to
the Central Area Plan and the C-1 and C-2 Schedules, to replace
commercial development potential with residential potential.
Proposed Form of Development: With advice from the Urban Design Panel,
staff have concluded that the revised application demonstrates a
reasonable form of development for the recipient site. It satisfies the
relevant policies of the Central Area Plan and, except for maximum FSR,
it generally complies with most C-5 zoning regulations, including its
external design regulations. (See Further Discussion in Appendix C,
pages 3-6.)
Unlike previous 15- and 8-storey proposals for this site, the proposed
7-storey development would not exceed the maximum height permitted in
the C-5 District, and therefore view access for residents in surrounding
developments both near and far would be affected no more than if the
site was developed according to C-5 regulations. However, proposed
development exceeds the building envelope prescribed in the C-5 District
by not stepping back (terracing) the upper storeys as much as required.
Nevertheless, compared to development which could be approved under C-5
zoning, the additional impact on sunlight access for the Davie Street
pedestrian environment is minimal.
Commercial Uses at Grade: Only one individual commercial occupancy at
grade is proposed rather than two as would be required by C-5
regulations. Planning staff agree that a single occupancy at this
location can provide appropriate pedestrian scale and interest given the
lack of street-fronting commercial uses on the adjacent sites and given
the long frontage of the Sands Hotel across the street. However, staff
recommend that flexibility be retained for two occupancies by requiring
the entrance and servicing of the grade-level commercial floor space to
be provided in a way that can accommodate two occupancies.
CONCLUSION
Planning staff conclude that the proposed transfer of heritage density
to this site, increasing the maximum FSR from 2.2 to 3.4, meets the
requirements of the Transfer of Density Policy. The additional density
proposed on the site has been configured to respect the height, setback,
external design and other requirements of the present C-5 zoning, except
for the building envelope. Planning staff conclude that the potential
impacts of the requested additional density and proposed form of
development are minor relative to those which can be anticipated from
the FSR and form of development presently allowed on the site.
The Director of Land Use and Development recommends that the application
be referred to a Public Hearing and approved, subject to conditions. If
this application is approved, it is recommended that the heritage
density available for transfer from the donor site at 750 Burrard Street
be reduced by a corresponding amount through a text amendment to the
CD-1 By-law for that site.
* * * * *
APPENDIX A
DRAFT CD-1 BY-LAW PROVISIONS
1762 Davie Street
USES:
Dwelling Uses in conjunction with any of the uses listed here
provided that no portion of any floor of a dwelling unit except for
entrances shall be permitted within 2.0 m of street grade along the
fronting street and provided that no residential amenity area at
the first storey is provided within a depth of 10.7 m from the
front property line;
Office Uses;
Retail Uses, but not including Adult Retail Store, Liquor Store,
Pawnshop and Secondhand Store;
Service Uses, but not including Body-rub Parlour, Cabaret, Fu
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FLOOR SPACE RATIO:
The maximum floor space ratio will be 3.40, except that the floor
space ratio for non-dwelling use will not exceed 1.0 and a minimum
of 0.3 will be provided abutting and within 2.0 m of street grade
along the fronting street.
BUILDING HEIGHT:
The maximum height of a building measured above the base surface is
18.3 m (60 ft.).
HORIZONTAL ANGLE OF DAYLIGHT:
Section 4.10 of the C-5 and C-6 Districts Schedule.
ACOUSTICS:
Section 4.15 of the C-5 and C-6 Districts Schedule.
EXTERNAL DESIGN:
Section 4.17 of the C-5 and C-6 Districts Schedule.
* * * *
APPENDIX B
Page 1 of 2
PROPOSED CONDITIONS OF REZONING APPROVAL
1762 Davie Street
1. THAT the proposed form of development be approved by Council in
principle, in revised plans generally as prepared by Baker McGarva
Hart Architects Inc. and stamped Received City Planning
Department, February 24, 1997", provided that the Director of
Planning may allow minor alterations to this form of development
when approving the detailed scheme of development as outlined in
(2) below.
2. THAT, prior to approval by Council of the form of development, the
applicant shall obtain approval of a development application by the
Director of Planning, who shall have particular regard to the
following:
(i) further design development to improve the character and
livability of proposed development, including:
a) redesign at south-west corner of seventh storey to bring
development within the maximum building height allowed,
b) more prominent treatment of the residential entrance,
c) providing flexibility for greater pedestrian interest at
grade by locating the entrance and services of the
grade-level commercial floor space in such a way that it
can accommodate two occupancies and not just one, and
d) consideration of improved treatment of the commercial
space, such as opening the exposed sides of the
building for a pavilion-like effect,
(ii) design development according to principles of crime
prevention through environmental design, to reduce
opportunities for theft from auto, bicycle theft, break
and enter, and mischief such as graffiti and
skateboarding; and
(iii) the advice of the Urban Design Panel on a detailed scheme of
development.
3. THAT, prior to enactment of the CD-1 By-law, and at no cost to the
City, the registered owner shall:
APPENDIX B
Page 2 of 2
(i) make arrangements to the satisfaction of the General Manager
of Engineering Services for consolidation of the site;
(ii) make arrangements to the satisfaction of the General Manager
of Engineering Services for all electrical and telephone
services to be underground within and adjacent the site from
the closest existing suitable service point;
(iii) make arrangements to the satisfaction of the General Manager
of Engineering Services and the Director of Legal Services
for notification of prospective purchasers about the use of
the Davie Street frontage as a B.C. Transit bus terminus;
and
(iv) execute a legal agreement, to the satisfaction of the
Director of Legal Services, to not discriminate against
families with children in the sale of dwelling units.
* * * *
ADDITIONAL INFORMATION: SITE, SURROUNDING AREA, PROPOSED DEVELOPMENT AND
NON-MAJOR ELEMENTS
Site and Existing Development: The site is on the south side of Davie
Street, less than half a block east of Denman Street (see map on page 3
of the report). It is comprised of two lots having a total area of
803.21 m2 (8,646 sq. ft.), a total width of 20.12 m (66 ft.), and a
depth of 39.93 m (131 ft.).
The site was developed in 1985 with a two-storey building approved for
drive-through restaurant use. Surface parking occupies the western half
of the site and has vehicular access from Davie Street.
Surrounding Zoning and Development: The site is in the C-5 Commercial
District. Many of the properties fronting Davie, Denman and Robson
Streets, the West End s local-serving commercial streets, are zoned C-5
and C-6 (C-6 permits Hotel use). Most of the existing buildings in the
C-5 District have been developed to a height of one or two storeys.
The site is unusually situated, being flanked on both sides by apartment
towers which have some commercial floor space at grade but not the full
width of their Davie Street frontage (see site plan in Appendix E,
page 1):
Located immediately west of the site, at 1770 Davie Street, is
Berkeley Tower. Constructed in 1958, this 16-storey mixed-used
development has commercial uses at grade and dwelling units above
(60 units), an FSR of 3.3, and a height of 46.6 m (153 ft.).
Located immediately east of the site, at 1750 Davie Street, is
English Bay Towers. Constructed in 1964, this 12-storey mixed-used
development has office uses at grade and dwelling use above
(88 units), an estimated FSR of 3.1, and a height of 41.1 m
(135 ft.).
Located immediately across the street from the site, at 1755 Davie
Street, is the Sands Hotel. Constructed in 1959, this 6-storey building
has an estimated FSR of 2.4 and a frontage of 61 m (198 ft.).
South of the lane adjacent the site is an RM-5A District. Located
across the lane to the south-east of the site, at 1255 Bidwell Street,
is Imperial Towers. Constructed in 1962, this 28-storey apartment
building has an FSR of 3.36 and 270 dwelling units.
Previous Proposals: A rezoning application on this site submitted in
November 1995 proposed a height of 16 storeys and an FSR of 5.0. Many
neighbouring residents immediately raised concerns about the impacts of
building height on views and sunlight access. In February 1996 the
applicant withdrew the application and indicated that the neighbourhood
would be consulted in preparation of a revised proposal.
A new application was submitted on April 17, 1996 which proposed a
height of eight storeys and an FSR of 3.7. Twelve letters of concern
were subsequently received about this. The Urban Design Panel reviewed
the application on May 22, 1996 and did not support it. A revised
proposal, which reduced the proposed height and FSR as reviewed in this
report, was submitted on July 8, 1996. This revised proposal was
supported by the Urban Design Panel on September 11, 1996.
Proposed Development: The application proposes a seven-storey,
mixed-use development containing commercial uses at grade and dwelling
uses in six storeys above. 29 dwellings units are proposed. (See plans
in Appendix E and site and development statistics in Appendix F.)
A transfer of heritage density of 963.9 m2 (10,375 sq. ft.) to the site
is proposed, equivalent to the requested increase in FSR of 1.2. The
proposed donor site is 750 Burrard Street (former Vancouver Public
Library).
Proposed development would replace a two-storey building and surface
parking on the site which has accommodated a variety of uses since its
construction, particularly auto-oriented and drive-through uses.
Vehicular access to the site by means of a curb-cut on Davie Street
would be removed.
Donor Site for Proposed Transfer of Density: At Public Hearing on
November 9, 1993, City Council approved a rezoning of the site at 750
Burrard Street, as follows:
approval of CD-1 # 322 (By-law No. 7235 enacted on November 30,
1993) permitting a maximum FSR of 13.17. The FSR included a
heritage bonus of 4.17 FSR for the preservation and re-use of the
former Vancouver Public Library;
municipal heritage designation of the former Vancouver Public
Library; and
a legal agreement limiting development on the site to 9.0 (as
permitted in area A of the Downtown District).
Through the foregoing, commercial development potential of 9,789.42 m2
(105,375.9 sq. ft.) was banked for future sale and transfer to
recipient sites elsewhere in the Central Area. As and when any of this
banked heritage density is sold and transferred to a recipient site, the
heritage density available for transfer at 750 Burrard Street is to be
reduced by a corresponding amount through an amendment of the CD-1
By-law for that site.
Further Discussion of Proposed Development: The principal issue raised
by this rezoning is whether or not the increased density proposed on the
site results in a form of development which is consistent with City
objectives for the surrounding area. It is concluded from the following
assessment that potential impacts are minor relative to the impacts of
the density and form of development presently allowed under C-5 zoning.
(1) Land Use: The application proposes 2 490 m2 (26,803 sq. ft.), an
FSR of 3.1, for dwelling uses (29 units). The application also proposes
241 m2 (2,594 sq. ft.), an FSR of 0.3, for commercial uses (office,
retail and service) at grade. Commercial space would comprise 8.8
percent of the total floor area.
These uses are generally permitted in the C-5 District and are supported
by staff. However, as required in the C-5 District, staff recommend
that no residential use be permitted within 2.0 m of street grade along
the fronting street. In addition, to prevent uses which are likely to
be incompatible with nearby residential uses, Planning staff recommend
that the permitted Retail Uses not include Adult Retail Store, Liquor
Store, Pawnshop and Secondhand Store, and that the Service Uses not
include Body-rub Parlour, Cabaret, Funeral Home, Hotel, Neighbourhood
Public House, Production or Rehearsal Studio and Restaurant - Class 2
(see Draft CD-1 By-law Provisions, Appendix A).
Staff note that the amount of commercial space proposed on the site is
small (FSR 0.3 as compared to the maximum of 1.2 which is permitted by
C-5 zoning). This probably reflects the property owner s difficult
experience attracting tenants to the site in recent years. At some
future date however, it is possible there will be greater commercial
interest in this location, particularly if one- or two-storey
pedestrian-oriented commercial space is developed fronting Davie Street
on one or both abutting sites. To provide flexibility in such
circumstances, staff have identified additional space on the ground
floor and the north part of the second floor which could be altered to
accommodate commercial rather than residential uses. A maximum FSR of
1.0 for commercial uses is recommended for this purpose, rather than 0.3
requested by the applicant (see Draft CD-1 By-law Provisions, Appendix
A).
Correspondingly, staff also believe it is necessary to ensure that
commercial space at grade is in fact provided. It is therefore
recommended that a minimum of 0.3 FSR commercial space be provided, to
prevent commercial space at grade and abutting the fronting street from
being replaced by amenity area for building residents, and thereby
diminishing pedestrian interest at grade (see Draft CD-1 By-law
Provisions, Appendix A).
On a related topic, and also arising from the property owner s
experience noted above, the applicant requests that individual
commercial occupancies at grade not be restricted to a maximum frontage
of 7.7 m (25 ft.) as required by C-5 regulations. On this 20.1 m (66
ft.) wide site, after providing a residential entrance 4.6 m (15.1 ft.)
in width, two individual occupancies would be required. Planning staff
agree that a single occupancy at this location can provide appropriate
pedestrian scale and interest given the lack of street-fronting
commercial uses on the adjacent sites and given the 61 m (198 ft.)
frontage of the Sands Hotel across the street. However, staff recommend
that flexibility be retained for two occupancies by requiring the
entrance and servicing of the grade-level commercial floor space to be
provided in a way that can accommodate two occupancies [see condition
2(i)(c) in Appendix B].
(2) Density: The application proposes an FSR of 3.4. This exceeds the
maximum of 2.2 permitted in the C-5 district by 54.5 percent. The C-5
Schedule allows a 10 percent increase over the current maximum FSR to
accommodate a transfer of heritage floor space. This is an additional
FSR of 0.22 FSR, for a total of 2.42. The requested FSR thus exceeds
the maximum which can be achieved under C-5 zoning by 40 percent. As
discussed below, staff assessment of the proposed form of development
indicates that the impacts on views, sunlight access and privacy of
increased density are not significantly greater than those of
development presently allowed on the site by C-5 zoning.
(3) Height: Unlike the previous 15- and 8-storey proposals, the height
of the present 7-storey proposal is generally within the 18.3 m (60 ft.)
maximum height permitted outright in the C-5 district, and also in the
abutting RM-5A District. [Note: C-5 zoning allows maximum building
height to be increased to 64.0 m (210 ft.).] Mechanical appurtenances
are proposed, including roof access and elevator machine room, but these
are normally excluded from building height calculations. However, a
plan-check has revealed that proposed development would marginally
exceed the maximum building height at the south-west corner of the
seventh storey. Staff recommend redesign at the development application
stage to bring development within the maximum building height [see
condition 2(i)(a) in Appendix B].
The proposed building mass exceeds the building envelope illustrated and
described in Figure 1 of the C-5 and C-6 Districts Schedule (Section
4.3.1). The upper two storeys on the south side and upper three storeys
on the north side are not stepped back (terraced) as much as would be
necessary. However, compared to development which can now be approved
on the site, the additional impact on sunlight access for the Davie
Street pedestrian environment is limited. (Note: This was assessed in
terms of spring/autumn equinox shadow diagrams which indicate no shadows
on the sidewalk on the north side of Davie street at 10:00 and
12:00 a.m., and 2:00 and 3:00 p.m.)
Several residents in the building at 1251 Cardero Street, located south
of the lane a block and a half to the east, have a view down the lane
south of the site to English Bay and they have expressed concern about
the impact on that view of proposed development at the rear of the site.
They request a rear yard setback of at least 9.1 m (30 ft.) rather than
the 4.6 m (15.1 ft.) which is proposed. Staff do not support this
request as the proposed setback is the same as what is required in the
C-5 District. Staff also note that the C-5 zoning also allows
all-commercial development to have no rear setback whatsoever and,
within the prescribed height envelope, such development could reach a
height of 11.0 m (36 ft.) at the rear property line.
(4) Form of Development: The proposed building mass has been sculpted
in a way that will provide livability for the proposed dwelling units on
the site and maintain it for the existing dwellings on abutting sites.
Front yard and side yard setbacks, which are not permitted on the ground
plan in the C-5 District, are required and proposed on the upper
residential stories: a setback from the Davie Street property line of
4.6 m (15.1 ft.), a similar rear setback, and partial side yard setbacks
of 3.0 m (9.8 ft.). The proposed form of development meets the
horizontal angle of daylight requirement for habitable rooms. Proposed
development at the second storey would have a site coverage of 54
percent, which is very close to the maximum of 50 percent in the
adjoining RM-5A District.
The proposed form of development has been configured in a way that minimizes blank party walls that would otherwise be prominently visible
in this context (see West Elevation in the plans, Appendix E, page 4).
However, the Urban Design Panel has advised that the sides of the
commercial element fronting Davie Street should be redesigned, such as
opening the exposed sides of the building at grade for a pavilion-like
effect. Because the abutting yards are fenced and the yard to the east
contains an outdoor swimming pool and the yard to the west has surface
parking, it may not be desirable to provide openings to these areas.
Staff therefore recommend this advice for consideration only rather than
as a requirement (see conditions of approval, 2(d), in Appendix B).
(5) Parking: The proposed provision of parking, loading, passenger
loading and bicycle spaces meets Parking By-law requirements.
Sign By-law Amendment: If the application is approved at Public
Hearing, an amendment to the Sign By-law will be required to establish
sign regulations for this CD-1 site in accordance with Schedule B (C-5).
Until recently, Sign By-law amendments were simply brought forward for
enactment by Council at the time it enacted the CD-1 By-law for a site.
On February 25, 1997, Council approved a Sign By-law amendment which
requires the payment of fees for privately-initiated Sign By-law
amendments, including a nominal fee for adding CD-1 sites to Schedule B.
Henceforth, CD-1 rezoning applicants will be required to make
application and pay a fee for amending the Sign By-law to establish sign
regulations for a CD-1 site.
As this rezoning application was made prior to February 25, 1997, staff
recommend that the required Sign By-law be undertaken as near as
possible to the usual manner, i.e. through an application by the
Director of Land Use and Development.
Environmental Implications: The proposed rezoning will neither detract
from nor contribute to the City s objective of reducing atmospheric
pollution. However, increasing city housing capacity is best achieved
on sites like this one which is in a pedestrian-oriented environment and
which is well-served by public transit.
Social Implications: The proposed rezoning has no implications with
respect to the City s Children s Policy and the Statement of Children s
Rights. As a condition of rezoning approval, a legal agreement will be
registered on property title preventing discrimination against families
with children in the sale of dwelling units.
* * * *
APPENDIX D
Page 1 of 2
COMMENTS FROM REVIEWING AGENCIES, THE PUBLIC AND THE APPLICANT
Engineering Services: The General Manager of Engineering Services
advises that Engineering has no objection to the proposed rezoning
provided that conditions of approval, listed in Appendix B, are
addressed prior to CD-1 By-law enactment.
Health Department: Environmental Health staff indicate that acoustical
criteria should form part of the CD-1 By-law, including a requirement
for an acoustical consultant s report which assesses noise impacts on
the site and recommends noise mitigation measures.
Fire Department: The Fire Prevention Engineer advises that there are
some Building By-law issues with the proposed form of development, but
that these can be addressed at the development application stage.
Police Department: Crime Prevention staff advise that the site is
located in a medium-to-high crime impact environment. Environmental
design is recommended at the development application stage to reduce
opportunities for theft from auto, bicycle theft, break and enter, and
mischief such as graffiti and skateboarding [incorporated in conditions
of approval, 2(ii), Appendix B.]
Urban Design Panel: The Urban Design Panel reviewed the application on
May 22, 1996 and did not support it (2-6). The current revised proposal
which addressed Panel and Planning staff concerns, submitted on
July 8, 1996 and reviewed in this report, was supported by the Panel on
September 11, 1996 (8-0). Panel advice has been incorporated in
recommended conditions of approval [see 2(i) and (iii) in Appendix B],
including a wish to review and advise on a detailed scheme of
development at the development application stage in view of the lack of
detail shown on the plans submitted with the rezoning application.
Public Input: A previous rezoning application on this site submitted
in November 1995 proposed a height of 16 storeys and an FSR of 5.0.
After being informed of that application, many neighbouring residents
immediately raised concerns about the impacts of building height on
views and sunlight access. At the advice of staff, the applicant
invited surrounding neighbours and the general public to an open house
on December 12, 1995. In February 1996 the applicant withdrew the
application and proposed to consult the neighbourhood in the preparation
of a revised proposal.
In February 1996, the applicant held two workshops with a group of
residents representing various community interests. Meetings were also
held with the owners of the adjoining apartment buildings, Berkley Tower
and English Bay Towers, and also the owners of the Sands Hotel across
the street from the site.
APPENDIX D
Page 2 of 2
The present application was submitted on April 17, 1996. By letter
dated April 26, 1996, staff informed surrounding property owners (373)
of the new application. Ten letters were subsequently received which
opposed any increases in height and FSR above what is permitted in the
C-5 District. The Urban Design Panel reviewed the application on
May 22, 1996 and did not support it.
A revised proposal, with FSR 3.4 and height of 18.3 m (60 ft.) and seven
storeys, was submitted on July 8, 1996 in response to neighbourhood,
Planning staff and Urban Design Panel concerns. A donor site for
heritage density transfer was also identified at this time. This
revised proposal, assessed in this report, was supported by the Urban
Design Panel on September 11, 1996.
Applicant s Comments: The applicant has read the report and comments as
follows:
We would like to thank the individuals and groups whom over the
past 19 months have participated in the formation of this
application including, neighbourhood residents, adjacent property
owners, City Planning staff and the Urban Design Panel. This
application proposes solutions to issues identified by this
consultative process while at the same time meeting objectives of
community repair, support of Heritage Preservation Policy, and
creation of new housing opportunities in the West End. We
respectfully urge City Council to support these aspirations as
embodied in this application.
* * * *
APPENDIX F
APPLICANT, PROPERTY OWNER AND DEVELOPER INFORMATION
APPLICANT Baker McGarva Hart (Architects) Inc. (Jeff Olsen)
PROPERTY OWNER 393166 BC Ltd. (contact: Wing Li)
DEVELOPER n/a
SITE INFORMATION AND STATISTICS
STREET ADDRESS 1762 Davie Street
LEGAL DESCRIPTION Lot 12, E HLF & W HLF, Block 62, District Lot 185, Plan 92
SITE AREA 803.21 m2 (8,646 sq. ft.)
WIDTH 20.12 m (66 ft.)
DEPTH 39.93 m (131 ft.)
DEVELOPMENT STATISTICS
DEVELOPMENT PROPOSED RECOMMENDED
PERMITTED IN DEVELOPMENT DEVELOPMENT
C-5 DISTRICT (if different than
proposed)
LAND USES Commercial, Commercial,
Dwelling Units Dwelling Units
DWELLING UNITS 29
MAX. FLOOR SPACE RATIO
Commercial/Other 1.2 0.3 ( 8.8 %) min. 0.3, max. 1.0
Residential 2.2 3.1 ( 91.2 %) max. 3.1
TOTAL 2.2 3.4 (100.0 %) max. 3.4
FLOOR AREA
Commercial 964m2(10,375sq.ft) 241m2 (2,594sq.ft)
Residential 1767m2(19,021sq.ft) 2490m2(26,803sq.ft)
TOTAL 1767m2(19,021sq.ft) 2731m2(29,396sq.ft)
MAXIMUM SITE COVERAGE n/a (50% in RM-3A) 54% (Residential)
MAXIMUM HEIGHT 18.3 m (60 ft.)
Outright 18.3 m ( 60 ft.)
Conditional 64.0 m (210 ft.)
MAXIMUM FRONTAGE FOR 7.7 m (25 ft.) 15.5 m (51.9 ft.)
INDIVIDUAL COMMERCIAL
OCCUPANCIES
FRONT YARD/SETBACK not permitted at 0.0 m at grade;
grade 4.6 m (15.1 ft.) at
2nd storey;
7.1 m at 7th storey
SIDE YARD/SETBACK not permitted, but 0.0 m at grade;
horizontal angle of varies from 3.0 m (9.8
daylight required for ft.) to 9.5 m (31.2
dwelling use [min. ft.) on upper storeys;
3.7 m(20 ft.) horizontal angle of
unobstructed view] daylight requirement
is met
REAR YARD/SETBACK not required, but 5.0 m (16.4 ft.) at
4.6 m (15.1 ft.)for grade; 4.6 m (15.1
any residential use ft.) at 2nd & upper
storeys
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