POLICY REPORT
DEVELOPMENT AND BUILDING
Date: December 29, 1995
Dept. File No. 95023-TWP
TO: Vancouver City Council
FROM: Director of Land Use and Development
SUBJECT: CD-1 Text Amendment - 1779 West 75th Avenue
RECOMMENDATION
THAT the application by Inex Pharmaceuticals Corp., to amend CD-1
By-law No. 6254 to permit increased density to a maximum of 0.75
FSR on sites smaller than 0.8 acres, be referred to a Public
Hearing, together with:
(i) draft CD-1 By-law amendments, generally as contained in
Appendix A; and
(ii) the recommendation of the Director of Land Use and Development
to approve, subject to conditions contained in Appendix B.
FURTHER THAT the Director of Legal Services be instructed to
prepare the necessary CD-1 By-law amendment for consideration at
Public Hearing.
GENERAL MANAGER'S COMMENTS
The General Manager of Community Services RECOMMENDS approval of
the foregoing.
COUNCIL POLICY
There is no Council policy directly relevant to this application.
PURPOSE AND SUMMARY
This report assesses an application to increase the maximum density for
manufacturing and laboratory uses on sites of less than 0.8 ha (2 ac.)
within the Angus East CD-1 District from 0.60 to 0.75 FSR. If approved,
the amendment would accommodate an internal mezzanine extension of
888 m› (2,912 sq. ft.) at 1779 West 75th Avenue for pharmaceuticals
research and development. Staff support the proposed amendment.
DISCUSSION
Intent of Existing CD-1 Zoning The Angus East industrial CD-1 District
was enacted in November 1987 to foster and accommodate an industrial
park style of development, favouring 'high-tech' industries, in a
location where a sensitive transition is needed between heavy industry
to the east, one-family dwellings to the northwest and public parks
along the waterfront to the west and the escarpment to the north. The
intent was to attract clean industries which would generate minimal
traffic and parking demands. Although other uses may be considered
clean, most commercial uses, including office uses, are either not
permitted or are limited in density because they commonly generate
traffic impacts which would be detrimental to nearby industries,
particularly the Eburne sawmill, as well as detracting from the
atmosphere of the park and residential areas. This objective has been
achieved, with all sites developed in a suitable form and with
appropriate uses.
MAP
Density The CD-1 District regulations were structured to favour
research and development industries, such as pharmaceuticals, by
permitting a density of 0.75 FSR for laboratory and manufacturing uses,
but only on sites larger than 0.8 ha (2 ac.). Only these site
assemblies were considered large enough to readily achieve an
"industrial park" image, with significant landscaped setbacks and
adequate parking. A 8.23 m (27 ft.) height limit, combined with
typically high industrial ceiling heights along with setback and parking
requirements, limits the ability to expand any of the buildings beyond
presently-permitted densities.
The proposed text amendment would apply only to the two remaining sites
that are under 0.8 ha, and further, would apply only to laboratory and
manufacturing uses.
For the small site at 1779 West 75th Avenue, the applicant proposes an
internal mezzanine extension with no exterior additions. There is no
conflict with other regulations of the CD-1, and therefore the original
objectives of the zoning will not be compromised.
The other small site to the east, at 1777 West 75th Avenue, is developed
for office use. It could not gain the increased density unless the use
changes in future to laboratory or manufacturing use.
CONCLUSION
Planning staff conclude that the initial objectives of this CD-1
District would not be compromised by the proposed amendment that would
permit minor additions or internal renovations, limited to laboratory
and manufacturing uses, on two small sites. Staff recommend approval.
* * *
APPENDIX A
DRAFT CD-1 BY-LAW AMENDMENT PROVISIONS
Density
Section 8 Floor Space Ratio be amended by deleting part (b)(ii)
which establishes a minimum site area of 0.8 ha for sites north of
West 75th Avenue seeking 0.75 FSR.
APPENDIX B
PROPOSED CONDITIONS OF APPROVAL
(a) That, prior to enactment of the CD-1 By-law, the registered
owner shall:
(i) make arrangements for all new electrical and telephone
services to be undergrounded within and adjacent the site
from the closest existing suitable service point.
APPENDIX C
ADDITIONAL INFORMATION
Site This .19 ha (.46 ac.) site is comprised of one parcel on the north
side of West 75th Avenue. The site has a frontage of 30.0 m (98.4 ft.)
and a depth of 62.0 m (203.4 ft.).
Public Input A notification letter was sent to nearby property owners
on August 17, 1995 and rezoning information signs were posted on the
site on August 9, 1995. No phone calls were received from neighbours
and no one came to City Hall to view plans.
Comments of the City Engineer The City Engineer has no objection to the
proposed rezoning, provided that the applicant complies with conditions
as shown in Appendix B.
Public Benefit The proposed development would accommodate additional
employment in research and development of pharmaceutical products.
ENVIRONMENTAL IMPLICATIONS
The proposed text amendment neither contributes to nor detracts from the
objective of reducing atmospheric pollution.
SOCIAL IMPLICATIONS
There are no major positive or negative social implications to this
proposal. There are no implications with respect to the Vancouver
Children's Policy or Statement of Children's Entitlements.
APPLICANT'S COMMENTS
Inex Pharmaceuticals Corporation concurs with the Policy Report
contained herein, and advises that the existing electrical and telephone
services on-site are underground, as would be possible future
installations.
APPENDIX D
APPLICANT, PROPERTY, AND DEVELOPMENT PROPOSAL INFORMATION
APPLICANT AND PROPERTY INFORMATION
Street Address 1779 West 75th Avenue
Legal Description Lot 5; Block 2; D.L. 20074; Plan 317
Applicant INEX PHARMACEUTICALS
Architect Bob Morton
Property Owner Szilard and Helen Rose Halmai
Developer INEX
SITE STATISTICS
GROSS DEDICATIONS NET
SITE AREA .2 ha (.46 ac.) .2 ha
DEVELOPMENT STATISTICS
DEVELOPMENT PERMITTED UNDER PROPOSED RECOMMENDED
EXISTING ZONING DEVELOPMENT DEVELOPMENT (if
different than
proposed)
ZONING CD-1 CD-1 Amend
USES Light Industrial no change
MAX. FLOOR SPACE RATIO 0.60 0.75
MAXIMUM HEIGHT 8.23 m (27 ft.) no charge
MAX. NO. OF STOREYS 2 no change
PARKING SPACES 14 no change
FRONT YARD SETBACK 7.62 m (25 ft.) no change
REAR LANDSCAPED SETBACK 7.62 m (25 ft.) no change