A25
                                                 ADMINISTRATIVE REPORT

                                           Date: November 28, 1996
                                           Dept. File No. WB

   TO:       Vancouver City Council

   FROM:     Director of Land Use and Development

   SUBJECT:  Form of Development: 5650 Oak Street
             D.E. 401604 - CD-1 By-law Number 7656
             Owner of Development - Taddei Developments Group


   RECOMMENDATION

        THAT  the approved form of development for the CD-1 zoned site
        known as 5592 - 5650 Oak Street (5650 Oak Street being the
        application address) be generally approved as illustrated in
        Development Application Number DE401604, prepared by Ekistics
        Architecture Inc. and stamped "Received, City Planning Department,
        October 10, 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 in
   principle the 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 the final form of development for the above-noted CD-1
   zoned site.

   SITE DESCRIPTION AND BACKGROUND

   At a Public Hearing on June 27, 1996, City Council approved a rezoning
   of this site from RS-1 One-family Dwelling District to CD-1.  Council
   also approved in principle the preliminary form of development for these
   lands.  CD-1 By-law Number 7656 was enacted on November 5, 1996.

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

   Subsequent to Council's approval of the CD-1 rezoning, the Director of
   Planning approved Development Application Number DE401604.  This
   approval was subject to various conditions, including Council's approval
   of the form of development.  The latter condition is one of the few
   outstanding prior to permit issuance.

   DISCUSSION

   The proposal involves the construction of a four-storey multiple
   dwelling on this site containing a total of 31 residential dwelling 
   units and one level of underground parking.

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

   Since the Public Hearing, the "footprint" and the roof forms of the
   building have been revised. (see Appendix 'C')  This has resulted in
   more bulk particularly on the north end of the site.  Concerns were
   raised at the Public Hearing about the effects of bulk on the
   single-family dwelling and possible future 3-storey multiple dwellings
   at a lower density (FSR) located on the site to the immediate north.

   The revised form of development is different in two significant ways
   which increase the visual scale of the building, as follows:  The north
   end of the proposed development would have a building depth (from front
   to back) of 14.6 m (48 ft.), plus an open rear balcony, instead of the
   8.5 m (28 ft.) shown to Council at Public Hearing.  Also, condition B(i)
   with respect to Form of Development required, "design development to
   improve the character of the roof and eaves;".  Instead of the
   low-hipped roof initially proposed, it would now have peaked dormers, a
   change common to all facades, and which adds 2.4 m (8 ft.) to the height
   at the eave-line, without affecting overall maximum building height.  At
   Public Hearing, the applicant responded to neighbours' concerns stating
   that the building would only be one storey higher than the adjoining
   house.  Technically, this is still true, but the peaked dormer will
   appear higher.

   The neighbouring property-owner to the north has been advised of the
   proposed changes and has indicated they support these revisions. (see
   Appendix 'D')  Staff believe that the revised form of development meets
   the intent of the CD-1 By-law and that the design changes remain within
   an acceptable range of scale in relation to the neighbouring site.

   CONCLUSION

   The Director of Planning has approved Development Application Number
   DE401604, subject to various conditions to be met prior to the issuance
   of the development permit.  One of these conditions is that the form of
   development first be approved by Council.

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