SUPPORTS ITEM NO. 1
P&E COMMITTEE AGENDA
JULY 31, 1997
ADMINISTRATIVE REPORT
Date: July 15, 1997
Dept. File No. WB
C.C. File No.: 2604
TO: Standing Committee on Planning and Environment
FROM: Director of Community Planning on behalf of Land Use and
Development
SUBJECT: 711 West Broadway
Development Application Number DE 402361
Expansion of Existing Casino
RECOMMENDATION
The Director of Community Planning on behalf of Land Use and Development
submits the following:
THAT the Director of Planning be advised that Council would not
favour approval of the proposed expansion of the Great Canadian
Casino located at 711 West Broadway as submitted under Development
Application Number DE402361.
GENERAL MANAGER'S COMMENTS
The General Manager of Community Services recommends approval.
COUNCIL POLICY
On April 22, 1997, the Mayor instructed staff to bring forward for
Council's consideration, where appropriate, any building or development
applications related to casino expansion.
PURPOSE
This report seeks Council's advice regarding a development application
submitted by the operators of the Great Canadian Casino Co. Ltd. located
at the Holiday Inn on Broadway, requesting permission to expand the
casino facilities.
SITE DESCRIPTION AND BACKGROUND
The site is located on the northwest corner of West Broadway and Heather
Streets and is within a CD-1 Comprehensive Development District.
Following a Public Hearing on August 1, 1996, Council approved a
rezoning of this site from C-3A Commercial District to CD-1. CD-1
By-law Number 7648 (705 West Broadway)was enacted on November 5, 1996,
thereby allowing for the construction of a four-storey multiple dwelling
on the northern portion of the site (currently used as a parking area),
and the retention of the existing Hotel building on the southern
portion. The CD-1 By-law also lists "hall including casino)" as a
permitted use.
The surrounding area, within a 1,000-foot radius of the site, contains a
mixture of retail, office, restaurant, hotel, residential and hospital
uses. The Vancouver General Hospital, the B.C. Cancer Agency and the
Ramada Inn/Fairview Pub/Beer & Wine Store are located within the survey
area. The area to the north of the site is occupied predominantly by
residential uses with the closest residential building being a multiple
dwelling (strata units) at 2438 Heather Street.
A copy of the survey area map is attached as Appendix "A".
PROPOSED DEVELOPMENT
The Great Canadian Casino Co. Ltd. operates a charity casino on the
ground level of the existing Holiday Inn on Broadway. The casino
operations originally comprised a total area of approximately 8,900
square feet. In 1995, Development Permit Number DE401831 was approved
by the Director of Planning, thereby permitting an "internal" expansion
by altering and changing the use of some 6,100 square feet, bringing the
total area to approximately 15,000 square feet.
The current application, proposing further alterations and change of
use, would add approximately 3,100 square feet, bringing the total area
of casino operations to approximately 18,170 square feet.
DISCUSSION
The proposed "expansion" of this casino, resulting in a gross floor area
over 18,000 sq. ft., will generate more patrons; hence more activity,
traffic and noise. Staff consider that this, in combination with the
expanded gaming hours for casinos, will negatively impact on adjacent
residents. This is of particular concern, given Council's recent
rezoning approval to allow construction of a new residential building on
the north portion of the subject site.
The existing hotel/casino development requires and provides a total of
280 off-street parking spaces. The proposed "expansion" would require
an additional 31 off-street parking spaces. The applicant has requested
relaxation of this additional parking requirement. Staff do not support
relaxation of the minimum off-street parking requirements, given the
increased demand for parking this proposal will generate and the further
intrusion of cars into the adjacent streets, particularly in residential
areas to the north.
Staff are aware of residents' concerns regarding current parking
problems that exist in this area. These concerns were reiterated very
strongly in the letters of objection received in response to
notification.
NOTIFICATION
As part of the review of this application, a total of 253 neighbouring
property owners were notified, in writing, of the proposal. The
Planning Department received a total of 11 individual letters of
objection from residents living in the area to the north of the
development.
A summary of the concerns expressed is as follows:
- expansion of the facility would generate increased traffic, noise
and late-night activity;
- the area already suffers from a lack of available parking and
residents suffer from "spillover" from West Broadway;
- pedestrian and vehicular traffic is significantly increased on West
Broadway, Heather Street and West 8th during the operation of the
facility.
POLICE DEPARTMENT COMMENTS
The Great Canadian Casino staff have always been cooperative with the
Police; however, the atmosphere and conditions under which any casino
operates create opportunities for crime. Problems such as theft from
autos, mischiefs, fights and gang activity are often associated with
this "club". Further, the Great Canadian Casino is frequented by known
gang members. These gang members are the focus of an ongoing
investigation of a business in close proximity to the casino.
CONCLUSION
The proposed expansion will negatively impact the surrounding area,
having particular regard to additional traffic, noise and late-night
activity. Further, the proposed "expansion" does not meet the minimum
requirements of the Parking By-law and relaxation is not supported,
given the parking problems that already exist and the increased demand
for parking that the proposal will generate. In addition, the Planning
Department has received strong letters of objection from residents in
close proximity to the facility and therefore most impacted by the
proposed "expansion".
The Director of Planning is prepared to refuse this Development
Application, but before proceeding, is referring it to City Council for
advice.
APPENDIX A (Survey Map) on file in City Clerk's Office
* * * * *