POLICY REPORT

DEVELOPMENT AND BUILDING

	Date: November 5, 1997
	Author/Local: LChallis/7135
	LU&D No.: 97005
	CC File No.: 5305/5303-1

TO:Vancouver City Council

FROM:Director of Central Area Planning, on behalf of Land Use and Development

SUBJECT:CD-1 Text Amendment: 4950 Heather Street (Youville Residence)

and 4925 Cambie Street (Holy Name Church)

RECOMMENDATION

THAT the application by Davidson Yuen Simpson Architects to amend CD-1 By-law No. 3897 for 4950 Heather Street (Lot B, Blk 839, DL 526, Plan 12902) to allow an addition to Youville Residence to provide 72-beds of multi-level care and for 4925 Cambie Street (Lot C, Blk 839, DL 526, Plan 12902) to add a new building south of Holy Name Church for uses accessory to the church, be referred to a Public Hearing, together with:

(i) plans received June 4, 1997;

(ii)draft CD-1 By-law amendments, generally as contained in Appendix A; and

(iii)the recommendation of the Director of Central Area Planning on behalf 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 by-law for consideration at 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:

·690·CD-1 By-law No. 3897 which was enacted on January 31, 1961.·690

·690·Special Needs Residential Facility Guidelines (adopted September 27, 1983) which are intended to ensure that a special needs residential facility is compatible with the surrounding neighbourhood. ·690

·690·Church Guidelines (adopted March 5, 1992) which are intended to provide location and design criteria to ensure compatibility with adjacent land uses and to enhance the quality of the development.·690

In January 1987, Council resolved that no further considerations be granted for amendments to this site's form of development without the submission of a long-range comprehensive plan for the site.

PURPOSE AND SUMMARY

This report assesses an application to amend CD-1 By-law No. 3897, which applies to the properties at 4950 Heather Street (Lot B) and 4925 Cambie Street (Lot C)(see map on next page). The application, which responds to Council's previous request for a comprehensive plan for the site, seeks to allow

·690·a 2-storey addition to the Youville Residence to add 72 beds for a Special Needs Residential Facility (SNRF) - Community Care - Class B; and·690

·690·a 2- to 5-storey new building south of Holy Name Church to add accessory uses which would include rectory, offices, classrooms, meeting rooms, hall, cafeteria, library, health care facility, and temporary (crisis) housing. The new building is a long term proposal which would likely be developed in phases.·690

Staff support the addition at 4950 Heather Street which would provide additional multi-level care accommodation at current-day standards. Staff have concerns about the uses, height and density proposed for the new parish building at 4925 Cambie Street. Some of the proposed uses could impact the adjacent residential area with increased noise and traffic. The proposed height and density of the new parish building could also result in a building with excessive massing and a poor relationship to the church, and the neighbouring residences. Therefore, staff recommend that the height and density be reduced, which the applicant has agreed to.

Staff are satisfied that the application offers a comprehensive plan for the site, acknowledging that there is minimum interaction between the uses on these two properties and that redevelopment on the church site is expected to occur as a long-term phased process.

Staff recommend that the application be referred to a Public Hearing, with a recommendation that it be approved subject to conditions.

DISCUSSION

Background: The site was rezoned from RS-1 to CD-1 in 1961. The westerly property, Lot B on Heather Street, was developed with the 6-storey Youville Residence which originally was built as a convent and residence for aged women and later was converted to a 159-bed personal care home. The easterly property, Lot C on Cambie Street, was developed with the Holy Name Church and the rectory was located in an existing one-family dwelling.

In 1981 and 1987, Council approved revisions to the form of development and increases in FSR on Lot B. Also in 1987, Council resolved that no further considerations would be granted without the submission of a long-range comprehensive plan for the entire site.

Comprehensive Plan: Efforts to achieve a long-range comprehensive plan for the entire CD-1 have proven a challenge to the architects due to the lack of functional relationships between the uses on Lots B and C, and the uncertainty of the church's future building program which is largely dependent on parish fund-raising. The rezoning application attempted to anticipate the fullest range of uses that might be accommodated in the parish building and the maximum floor area that these uses would require. The result was a proposed building that overpowered the existing church by its size and which the community, staff and the Urban Design Panel found unacceptable [Appendix D]. The architect has responded to these concerns by agreeing to limit the number of accessory uses, reduce the density and lower the height (details discussed below). The architects have also attempted to achieve a more comprehensive scheme through site planning which orients the buildings on a common grid and emphasizes a common landscape plan for the site. Because of the long-term nature and likely staging of development on the church site, staff recommend conditions to guide future development. [See Appendix B]

Uses: The two principal uses on the site are a special needs residential facility - community care - class B and a church. Accessory to the church is a former one-family dwelling which is now the rectory [refer to Appendix C for details about existing development]. The application attempts to anticipate the future use and space requirements of the church and community; therefore, the proposed uses for the new parish building include: the rectory, offices, classrooms, meeting rooms, library, health care unit, daycare, cafeteria, hall and temporary (crisis) housing. Although some of these uses are intended to be community-serving, they are all proposed as accessory uses to the existing church.

Based on staff and community concerns that some of the uses, including the library, health care unit, public cafeteria, and temporary (crisis) housing are not normally considered as accessory to church use, may not be compatible with the neighbourhood, and could result in increased traffic and noise impacts on the adjacent residential area, the applicant has agreed to limit the proposed accessory uses to rectory, church offices, daycare, classrooms, and meeting rooms.

Density: When the site was rezoned to CD-1 in 1961, Lot B had an approved FSR of 0.50 and Lot C had an approved FSR of 0.32 (0.45 FSR over the entire site). In 1981, Lot B’s FSR was increased to 0.56 along with approval of a revised form of development. In January 1987, Council approved a further revision to the form of development and increased the FSR on Lot B to 0.6l. Over the entire site, the maximum density became 0.51 FSR.

The application proposes to increase the density on Lot B from 0.6l to 0.98 FSR and to increase the density on Lot C from 0.32 to 0.95 FSR (0.97 FSR over the entire site). Figure 1 illustrates the floor areas associated with these densities. Staff consider the proposed density on Lot B acceptable as it can be accommodated within a 2-storey building that is similar in height to buildings in the surrounding residential area and without jeopardizing the property's mature landscaping.

Staff consider the proposed density on Lot C excessive, as illustrated by the difficulties that the architect has encountered addressing staff and Urban Design Panel concerns about massing. Staff's analysis of the site indicates that a maximum density of 0.70 FSR on Lot C would allow development that would be more compatible with the surroundings. The applicant is agreeable to revising the proposed form of development to reduce the density according to staff's recommendation [Appendix B: Conditions of Approval and Appendix D: Applicant's Comments].

Figure 1: Floor Area Comparisons

	LOT B (Youville Residence)	LOT C (Holy Name Church)	LOTS B & C
Permitted Floor Area (existing)	6 089 m² (65,548 sq. ft.)	1 604 m² (17,264 sq. ft.)	7 693 m² (82,812 sq. ft.)
Proposed Floor Area (existing plus additions)	9 922 m² (106,805 sq. ft.)	4 927 m² (53,037 sq. ft.)	14 849 m² (159,842 sq. ft.)
Recommended Floor Area	9 922 m² (106,805 sq. ft.)	3 484 m²* (37,505 sq. ft.)	13 406 m² (144,310 sq. ft.)

* applicant has agreed with the reduction.

Height: Holy Name Church is approximately 10.7 m (35 ft.) in height which is consistent with the maximum building height which may be permitted in the neighbouring RS-1 area. The proposed height of the new parish building is 14.6 m (48 ft.) which is neither compatible with the existing church building, the neighbouring residential area, nor the proposed 9.8 m (32 ft.) addition to the existing 6-storey Youville Residence which is 16.8 m (55 ft.) in height. Staff were concerned that the size of the building for the church's accessory uses would overpower the principal church building and that it would detract from the lower-scale, residential character of development along Cambie Street. Staff recommended to the applicant that a maximum height of 10.7 m (35 ft.) would allow a more appropriate building at this location and the applicant has agreed to redesign the building to reduce the height in accordance with staff’s recommendation.

Form of Development: The proposed rezoning involves the approval of two forms of development because Lots B and C are controlled by separate owners and the plans that have been submitted were prepared by two separate architects. Staff support the form of development submitted for the addition to Youville Residence (Lot B) and propose Council’s approval in principle as a condition of approval.

However, staff propose that Council’s approval in principle of the form of development for the new parish building (Lot C) be delayed until redevelopment of this portion of the site is ready to proceed. Recognizing that redesign will be required to reduce the density and height of the new parish building, and that Holy Name Parish does not intend to proceed immediately with redevelopment of their site, staff propose conditions of approval to guide changes to the proposed form of development. The revised form of development would be presented for Council’s approval before any development permit would be issued.

Parking and Traffic: Currently, there are 68 surface parking spaces for the entire site, with the majority of the spaces located at the centre of the site and shared between Youville Residence and Holy Name Church. The application proposes to increase the number of parking spaces to 175, of which 27 underground spaces would be provided with the Youville addition, 86 underground spaces would be provided with the new parish building and 62 existing surface spaces would be retained. The proposed parking would be more than required by the Parking By-law and the additional parking requirement for SNRF. (The SNRF parking requirement is consistent with the parking calculation method used more recently for SNRF developments.) In addition, the parking would continue to be shared to provide the maximum number of off-street parking spaces possible during peak periods of use (i.e., Sunday services at Holy Name Church).

The neighbouring residents have expressed concerns about increased traffic and on-street parking as a result of additional development on the site. The majority of the existing traffic impact on the neighbourhood occurs during peak traffic periods before and after church services. This peak period traffic volume should not increase because the proposal does not include any expansion of the church seating area, although there will likely be a slight increase in traffic during the non-peak periods when the accessory uses would be more active. The increase in off-street parking should reduce the demand for parking on the residential streets, especially during Sunday Services and special events at the Church. Traffic caused by people looking for parking should also be reduced by the increase in off-street parking.

The addition to Youville Residence also will not generate significant traffic increases. Upgrading of the existing Youville Residence will reduce its number of beds from 159 to 84. Therefore, the addition of 72 new beds would provide a facility with 156 beds which would be slightly less than the number that previously existed on the site.

CONCLUSION

Staff support the proposed amendments to the existing CD-1 By-law for the proposed addition to the Youville Residence. Staff also support amendments for the new parish building on condition that the proposed height and density be reduced and that the accessory uses be limited. The applicant has agreed with the suggested changes.

Staff recommend that the application be referred to a Public Hearing with a recommendation from the Director of Central Area Planning, on behalf of Land Use and Development that it be approved, subject to draft CD-1 By-law provisions generally as shown in Appendix A, and to proposed conditions of approval as listed in Appendix B.

* * * * *

APPENDIX A

Page 1 of 3

DRAFT CD-1 BY-LAW AMENDMENTS

Amend By-law No. 3897, by providing uses and regulations for an area zoned CD-1 by By-law No. 3897.

"1. Application

The provisions of this By-law apply to that area of land zoned CD-1 by By-law No. 3897.

2. Uses

The only uses permitted within the outlined area, subject to such conditions as Council may by resolution prescribe, and the only uses for which development permits will be issued are

(a) Child Day Care Facility,

(b) Church,

(c)Special Needs Residential Facility - Community Care - Class B, and

(d)Accessory Uses customarily ancillary to the above uses, but limited to rectory, offices, classrooms and meeting rooms on Lot C.

3.Floor Space Ratio

3.1 The floor space ratio must not exceed 1.00 on Lot B and 0.70 on Lot C. For the purpose of computing floor space ratio, Lot B is deemed to be 10 095 m² and Lot C is deemed to be 4 969 m², being the site size at time of application for rezoning, prior to any dedications.

3.2 The following will be included in the computation of floor space ratio:

(a)all floors having a minimum ceiling height of 1.2 m, including earthen floor, both above and below ground level, to be measured to the extreme outer limits of the building; and

(b)stairways, fire escapes, elevator shafts and other features which the Director of Planning considers similar, to be measured by their gross cross-sectional areas and included in the measurements for each floor at which they are located.

3.3 The following will be excluded in the computation of floor space ratio:

(a)open residential balconies or sundecks, and any other appurtances which, in the opinion of the Director of Planning, are similar to the foregoing;

(b)patios and roof gardens, provided that the Director of Planning first approves the design of sunroofs and walls;

APPENDIX A

Page 2 of 3

(c)where floors are used for off-street parking and loading, bicycle storage, heating and mechanical equipment, or uses which in the opinion of the Director of Planning are similar to the foregoing, those floors or portions thereof so used, which:

(i)are at or below the base surface, provided that the maximum exclusion for a parking space shall not exceed 7.3 m in length; or

(ii)are above the base surface and where developed as off-street parking are located in an accessory building situated in the rear yard, provided that the maximum exclusion for a parking space shall not exceed 7.3 m in length.

(d)amenity areas on Lot B, including recreation facilities and meeting rooms to a maximum total of 10 percent of the total building floor area.

4. Height

The maximum building height measured above the base surface is 18.3 m (60 ft.) on Lot B and 10.7 m (35 ft.) on Lot C.

5. Setbacks

5.1 A landscaped setback must be provided a minimum of 7.6 m from all property boundaries, except for the property boundaries immediately to the east and north of the existing church building.

5.2 The Director of Planning may permit a setback of 4.6 m for interior property lines of the site, and permit surface parking and loading within the landscaped setback, where satisfied that a reduced setback will improve the siting of a building and its relationship to surrounding development.

6. Off-Street Parking and Loading

Off-street parking and loading for vehicles and spaces for bicycles must be provided, developed and maintained in accordance with the applicable provisions of the Parking By-law, except that

(a) for Special Needs Residential Facility - Community Care - Class B, a minimum of 1 space per 6 beds be provided for staff and 1 space per 10 beds be provided for visitors; and

(b) a minimum of 175 off-street parking spaces must be provided at the time that Lots B and C are developed to maximum density.

7. Acoustics

All development permit applications require evidence in the form of a report and recommendations prepared by a person trained in acoustics and current techniques of noise measurement, demonstrating that the noise levels in those portions of the dwelling units listed below will not exceed the noise levels in the A-weighted 24-hour equivalent (Leq) sound level and will be defined simply as noise level in decibels.

APPENDIX A

Page 3 of 3

PORTIONS OF DWELLING UNITS NOISE LEVELS (DECIBELS)

bedrooms 35

living, dining, recreation rooms 40

kitchen, bathrooms, hallways 45"

APPENDIX B

Page 1 of 2

PROPOSED CONDITIONS OF APPROVAL

(a)THAT the proposed changes to the form of development for 4950 Heather Street (Lot B) be approved by Council in principle, generally as prepared by Davidson Yuen Simpson Architects, and stamped "Received City Planning Department, June 4, 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 (b) below.

(b)THAT, prior to approval by Council of the changes to the form of development for Lot B (4950 Heather Street), the applicant shall obtain approval of a development application by the Director of Planning, who shall have particular regard to the following:

(i)design development to achieve compatibility with the adjacent residential neighbourhood with respect to issues of daylight, view, privacy and overlook, as well as the compatibility of the proposed form of development in terms of massing and composition;

(ii)design development to achieve compatibility with the existing buildings on Lots B and C, with respect to massing, composition, materials and details;

(iii)provision of a landscape plan to integrate the surface parking and entrance to the underground parking with the pedestrian oriented precinct between the church and the special needs residential facility;

(iv)provision of a tree retention, relocation and removal plan as part of the landscape plan submission; and

(v)design development to improve security and visibility in underground parking, in accordance with section 4.12 of the Parking By-law, by ensuring that the garage is secured, by locating the exit stairs within view of the residents, and by painting the walls and ceiling of the parking garage white.

(c)THAT, changes to the form of development for 4925 Cambie Street (Lot C) be approved by Council before any development permit is issued.

(d)THAT, prior to approval by Council of the changes to the form of development for Lot C (4925 Cambie Street), the applicant shall obtain approval of a development application by the Director of Planning, who shall have particular regard to the following:

(i)the compatibility of the proposed development to the adjacent residential neighbourhood with respect to issues of daylight, view, privacy and overlook, as well as the compatibility of the proposed form of development in terms of massing and composition;

(ii)the compatibility with the existing buildings on Lots B and C, with particular regard for the Holy Name Church, with respect to massing, composition, materials, and details;

APPENDIX B

Page 2 of 2

(iii)submission of a detailed landscape plan, integrating the surface parking and entrance to the underground parking with the pedestrian oriented precinct between the church and the special needs residential facility and including a tree retention, relocation and removal plan; and

(iv)provision of a long-term phasing plan to indicate proposed interim site use and development should the applicant intend to phase the development of the site.

(e)THAT, prior to enactment of the amending By-law and at no cost to the City, the registered owners shall:

(i)make suitable arrangements to the satisfaction of the General Manager of Engineering Services and the Director of Legal Services for:

(1)clarification of the two easement and indemnity agreements charged to the land title of the site (a charge summary should be provided); and

(2)provision of a reciprocal right of way agreement that will allow for the shared use of the driveway and maneouvring aisles that are proposed between Lots B and C;

(ii)make suitable arrangements, to the satisfaction of the General Manager of Engineering Services, for the provision of:

(1) upgrading the sewer main serving the site;

(2)undergrounding of all utilities from the closest existing suitable service point; and

(3)street trees adjacent to the site.

APPENDIX C

Page 1 of 2

ADDITIONAL INFORMATION

Site and Existing Development: The site includes two legal parcels with a total area of 15 064 m² (162,156 sq. ft.) and is bounded by Cambie Street, West 33rd Avenue, Heather Street and McGuigan Avenue. The Youville Residence, a multi-level care facility, occupies the Heather Street portion of the site (Lot B). The existing Youville Residence has been undergoing renovations to upgrade and enlarge its rooms to current Ministry of Health standards which will decrease its number of beds from 159 to 84.

Holy Name Parish includes two buildings - a church and a rectory, which occupy the Cambie Street portion of the site (Lot C). The church, due to the uniqueness of its architectural style, has been identified as a candidate for addition to the list of Vancouver's significant post-40s buildings. The church includes 360 seats for the congregation and 36 seats for the choir. The below-grade basement of the church has been functioning as a hall for some of the church's accessory activities. The rectory provides housing for the parish priest with church-related offices in the basement.

Surface parking for 68 vehicles is located primarily along a central driveway shared by the two properties with access from both West 33rd Avenue and McGuigan Avenue.

Surrounding Area: The lands to the north, east and south are zoned RS-1 and developed with one-family dwellings. Queen Elizabeth Park is located to the north-east across Cambie Street. To the west and south-west of the site are other CD-1 sites which include B.C. Children's Hospital, B.C. Women's Hospital, the RCMP barracks, and the former Workers Compensation Board offices and Rehabilitation Centre which is now being used by the RCMP.

Proposed Development: The rezoning application seeks approval to expand the Youville Residence and Holy Name Parish in the context of a long-range plan for the two properties regulated by one CD-1 By-law. The application proposes a 72-bed, 2-storey addition to the existing 6-storey Youville Residence. The addition, along with renovations to the existing building, would ultimately provide 156 multi-level care beds. The addition has the support of the Vancouver/Richmond Health Board and has received funding approval by the Ministry of Health.

The proposed Youville addition comprises four care units, arranged in pairs on two levels, and is linked to the elevator and service functions in the south end of the existing building. The care units are arranged to limit the addition to a height which provides for compatibility with the single family homes on the south side of McGuigan Avenue. The addition’s finishes and details are intended to reinforce its role as a ‘home’ and to enhance its neighbourhood fit. Setbacks from the street are substantial, allowing for the retention of much of the existing landscape as a buffer to the neighbourhood, and providing active open space for the residents. Underground parking, with access from the common shared driveway, is provided beneath the east wing of the care units.

The application also proposes a new parish building south of the Holy Name Church on the site of the existing rectory. The new parish building, which is intended to provide space for church-related uses, is proposed as a phased long-term proposal. The rectory would be replaced in the first phase.

APPENDIX C

Page 2 of 2

Although the form of development will be revised in accordance with the recommendations in this report, the following briefly describes the form of development as submitted with the rezoning application:

The proposed parish building comprises a multi-level facility containing various uses related to church and community functions. The building is separated into three blocks, a rectory block, a parish/community service block and a classroom/meeting room block, each of which could be developed independently, allowing for incremental development based on parish and community needs. The blocks step up from two storeys at Cambie Street to five storeys adjacent to the central driveway. The proposal includes landscaping which incorporates the existing exterior courtyard to the south of the existing church, and provides large terraced roof decks and gardens. Underground parking would be provided in conjunction with the phased development.

Site Plan: Because there is no close affiliation and functional relationship between the uses, the applicant emphasizes site planning to achieve a comprehensive plan for the property. The proposed buildings are aligned on the same orthogonal grid as the existing buildings to offer the greatest opportunity for a cohesive, comprehensive plan. This approach benefits open space on the site as substantial setbacks will preserve green spaces at the periphery of the property.

The existing Holy Name Church is recognized as a special element of the site and, in this context, the new buildings would strive to be a background to the Church by relating in expression, material and colours to the existing Youville Residence.

Social and Environmental Implications: There are no implications with respect to the Vancouver Children’s Policy or Statement of Children’s Entitlements. The proposed rezoning neither contributes to nor detracts from the objective of reducing atmospheric pollution.

APPENDIX D

Page 1 of 2

COMMENTS FROM THE PUBLIC, REVIEWING AGENCIES

AND THE APPLICANT

Public Input: Rezoning information signs were posted on the site on March 19, 1997 and a notification letter was sent to 148 nearby property owners on March 25, 1997. Eleven phone calls, three letters and a neighbourhood survey representing 26 responses were received expressing concerns about:

·690·the traffic and parking impacts of additional development;·690

·690·the impact of some of the uses proposed for the church expansion;·690

·690·the compatibility of the church expansion with the neighbouring residential area;·690

·690·the expansion of institutional uses in a residential area; and·690

·690·the lack of consultation by Holy Name Parish with its parishioners.·690

The Parish of Holy Name provided a letter with 138 signatures of support for the rezoning.

Comments of the General Manager of Engineering Services: The General Manager of Engineering Services has no objection to the proposed rezoning, provided the applicant complies with the conditions as shown in Appendix B.

Urban Design Panel Comment: The Urban Design Panel reviewed this proposed rezoning twice. At the first review on March 26, 1997, most of the Panel's concerns related to the church addition. The Panel was unable to support the application due to the following specific concerns:

·690·lack of a comprehensive plan for the site;·690

·690·lack of details about the uses proposed for the new parish building;·690

·690·lack of detail about the phasing of development on the church site;·690

·690·poor relationship between the new parish building and the existing church (new building considered too dense, wrong form of development, and its massing overwhelms the church); and·690

·690·poor relationship between Youville addition and the existing Youville Residence.·690

On June 18, 1997, the Panel reviewed a revised proposal and offered the following comments:

"The Panel noted a definite improvement since the previous submission. A very positive outcome of the changes made to the scheme has been the creation of some interesting transition spaces along the edge of the project as it relates to the adjacent residential neighbourhood. The Panel unanimously supported the massing, density and architectural expression of the westerly component (the care home). However, major concerns remained with respect to the church site, in particular the rectory building, and the Panel was unable to support the application for rezoning.

APPENDIX D

Page 2 of 2

A number of solutions were suggested for consideration. If the rationale of the scheme is the L-shaped backdrop to the church, some members of the Panel thought there should be greater similarity between the buildings. Having the greater mass against the church, and away from the residential neighbours, would reinforce this rationale. There were comments that the parish building seems too big and bulky, and that the density of the church might be too high. There was also a recommendation to turn the parish building 90 degrees, stepping it away from the church. One Panel member thought there was an opportunity to make some visual link with the church.

The Panel commented on the lack of an identifiable ‘heart’ to the project, and several Panel members suggested the centre parking lot could be treated differently (e.g., more landscaping, better quality finishes, etc.) to contribute to creating a focus. At the next stage of development, attention should be given to visually linking the various buildings so that they appear to work together as a group, something like a campus. Appropriate landscaping in the centre would contribute positively to both complexes and serve to bring the two projects together.

The Panel had serious concerns about the phasing of this project and how it will look if, for example, the 5-storey element is built and the remainder of the project fails to proceed. Greater attention needs to be given to resolving the phasing issues and in terms of the implications on the form of development in the short and mid term."

Vancouver/Richmond Health Board Comments:

"The Vancouver/Richmond Health Board supports the application by Youville Residence to allow a two-storey addition to the existing Youville Residence to provide 72 beds of multi-level care. This addition has been approved as part of the Ministry of Health 5 year Capital Plan for Health Care Facilities. This addition would enhance services at Youville Residence, while replacing the obsolete St. Vincents' Arbutus Extended Care Unit."

Comments of the Applicant: The applicant has been provided with a copy of this report and the comments are attached as Appendix F.

APPENDIX F

The Applicant’s Comment

APPENDIX G

APPLICANT, PROPERTY, AND DEVELOPMENT PROPOSAL INFORMATION

APPLICANT AND PROPERTY INFORMATION

Street Address	4950 Heather Street & 4925 Cambie Street
Legal Description	Lots B and C, Block 839, DL 526, Plan 12902
Applicant	Davidson Yuen Simpson Architects
Architects	Lot B: Davidson Yuen Simpson Architects (4950 Heather Street)
	Lot C: Oberto Oberti Inc Architecture & Urban Design (4925 Cambie Street)
Property Owners	Lot B: Grey Sisters of the Immaculate Conception
	Lot C: Roman Catholic Archbishop of Vancouver

SITE STATISTICS

	GROSS	DEDICATIONS	NET
SITE AREA (Lot B) 4950 Heather Street	10 095 m² (108,669 sq. ft.)		10 095 m² (108,669 sq. ft.)
SITE AREA (Lot C) 4925 Cambie Street	4 969 m² (53,487 sq. ft.)		4 969 m² (53,487 sq. ft.)
SITE AREA (Lots B and C)	15 064 m² (162,156 sq. ft.)		15 064 m² (162,156 sq. ft.)

DEVELOPMENT STATISTICS

	DEVELOPMENT PERMITTED UNDER EXISTING ZONING	PROPOSED DEVELOPMENT	RECOMMENDED DEVELOPMENT (if different than proposed)
USES Lot B	Special Needs Residential Facility - Community Care - Class B	Special Needs Residential Facility - Community Care - Class B
Lot C	Church	Church (and accessory uses)
MAX. FLOOR Lot B SPACE RATIO	0.61	0.98	1.00
Lot C	0.32	0.95	0.70
MAXIMUM Lot B HEIGHT	18.3 m (60 ft.)	18.3 m (60 ft.) Note: addition would be 9.8 m (32 ft.)
Lot C	10.7 m (35 ft.)	14.6 m (48 ft.)	10.7 m (35 ft.)
PARKING SPACES	68	175

* * * * *

(c) 1997 City of Vancouver