P2

POLICY REPORT
DEVELOPMENT AND BUILDING

Date: May 25, 1999
Author/Local: RWhitlock/7814
RTS No. 00444
CC File No. 5304-1

Council: June 1, 1999

TO:	Vancouver City Council
FROM:	Director of Central Area Planning on behalf of Land Use and Development
SUBJECT:	CD-1 Text Amendment - 400 Great Northern Way

RECOMMENDATION

THAT the application by Raymond Ching, Architect, to amend the CD-1 By-law No. 4559 for 400 Great Northern Way (Lot 1, Blocks 4, 90 and 91, DL 200A & 264A, Plan 14083) to permit development of a church, school and related uses, be referred to a Public Hearing, together with:

(i) plans received May 14, 1999;

(ii) draft CD-1 By-law provisions, 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.

THAT the Director of Central Area Planning on behalf of Land Use and Development make application to amend the Sign By-law, to change the sign regulation of this site from Schedule B (M-1) to Schedule B (C-1).

FURTHER THAT the Director of Legal Services be instructed to prepare the necessary CD-1 and Sign By-law amendments for consideration at Public Hearing.

GENERAL MANAGER'S COMMENTS

The General Manager of Community Services RECOMMENDS approval of the foregoing.

COUNCIL POLICY

… CD-1 By-law No. 4559 (#70), enacted June 1, 1971.

… Community Development Plan for Mount Pleasant, approved by Council in October 1987.

… Brewery Creek IC-3, C-3A, C-2C and RM-4/4N Guidelines, approved by City Council September 10, 1996 and amended June 17, 1997.

… Interim City-wide Development Cost Levies and Community Amenity Contributions Policies approved by Council on January 28, 1999.

PURPOSE AND SUMMARY

This report assesses an application to amend the existing CD-1 By-law to permit a church, a school, a day care facility and related uses.

The Director of Central Area Planning on behalf of Land Use and Development recommends the application be referred to Public Hearing and be approved, subject to the draft CD-1 parameters outlined in Appendix A and the conditions of approval contained in Appendix B.

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DISCUSSION

Use: Some neighbouring residents have expressed objection to the proposed change from low-key industrial uses to institutional uses because of the increased activity, traffic and parking expected to be generated by the school and the church. The 1987 Community Development Plan for Mount Pleasant provides no direction regarding alternate use of the site, but multiple dwelling and related uses have been considered appropriate because of the site's separation from industrial lands to the north by Great Northern Way.

Schools and churches are permitted conditionally in the adjacent RM-4 and RM-4N Multiple Dwelling Districts, for example the Mount Pleasant Elementary School three blocks to the south. The subject site is well suited to both school and church uses by reason of it's location on the edge of the RM-4 District. The new development will also serve as a buffer to traffic along Great Northern Way, which will benefit existing multiple dwellings to the south of the site.

Both the proposed church and school are regionally-based facilities that will not serve the local community to any extent. However, staff believe that many of the design, traffic and parking problems typically associated with these kinds of facilities will be mitigated by the provision of sufficient on-site and on-street parking from and along Great Northern Way, and by the site's slope down to the north away from East 5th Avenue. Engineering is prepared to monitor early operations of the school and the church and work with residents if traffic or parking problems are apparent.

Density: The currently-approved form of development under the site's CD-1 zoning maintains a density of 0.11 FSR. Proposed, is an overall density of 1.05 FSR. Through the years, and in discussion with some local residents, staff have been generally supportive of rezoning inquiries proposing RM-4N zoning as a continuation of the current zoning along the north side of East 5th Avenue. RM-4 (south of East 5th Avenue) and RM-4N permit a density of 1.45 FSR for multiple dwellings, and 0.75 FSR for churches and schools. While the proposed density of 1.05 is higher than would be permitted for these uses under RM-4/RM-4N, it is supported because the bulk will be less than if built with multiple dwellings, the wide space between the buildings will preserve views and the slope of the site down to the north will help to reduce the scale of the buildings as seen from the south.

Form of Development: The proposal is to locate the church and the day care facility at the east end of the site. The school is located at the west end of the site and is separated from the church by a large open play area that could accommodate vehicles for weddings and funerals. Access to underground parking below this podium is from Great Northern Way.

The Urban Design Panel does not support this building layout (see Appendix E) based on the following parameters:
… that a better urban design solution would be to situate the church at the west end of the site in a prominent fashion;
… that preservation of views of adjoining residents across the site are less of a priority; and
… that school and church drop-off along East 5th Avenue is acceptable.

Staff and the applicant have undertaken a thorough review of alternative building layouts. The recommended site layout by the Urban Design Panel creates significant difficulties for the applicant and would significantly impact the apartment building to the south.

Concerns about the Panel's favoured building layout are that:
… the functional relationship between the church and the school is seriously compromised;
… the size of the play field is reduced;
… traffic and drop offs on East 5th Avenue will be opposed by residents presently living along that street; and
… views to the north of apartments owners and residents on the south side of East 5th Avenue would be compromised.

Staff believe that the currently proposed form of development responds favourably to the above concerns, and recommend that it be approved in principle subject to further design refinement outlined in Appendix B.

Street End View: The proposed building layout provides for a view corridor along the Prince Edward Street end which will benefit the whole neighbourhood.

Relationship to the Finning Site to the North: Conditions of approval will require that the applicant establish pedestrian connections along the eastern property line (along the alignment of St. George Street) and along East 5th Avenue to provide for pedestrian flow to the major intersection likely to be established at Brunswick Street and Great Northern Way.

Brewery Creek Acknowledgement: The intersection of East 2nd Avenue, Brunswick Street and Great Northern Way is considered to be important in both the link between Mount Pleasant and the Finning site, and the community's attempts to mark the location of Brewery Creek. Council guidelines call for the acknowledgement of the Creek on various sites close to Scotia and Brunswick Streets. The historical mouth of the Creek is located a short distance away along East 1st Avenue. The conditions of approval call upon the applicant to develop an appropriate plan for the corner of the site at East 2nd Avenue and Brunswick Street, in conjunction with the Brewery Creek Historical Society.

Pedestrian Treatment of East 5th Avenue: The 1987 Community Development Plan for Mount Pleasant identified a number of pedestrian walkways which have subsequently been developed with special lighting, corner bulges and landscape treatment. Subsequent work on Brewery Creek initiatives and work-in-progress for the Finning site envisions a significant "green link" at the intersection of East 2nd Avenue, Brunswick Street and Great Northern Way (the west end of the subject rezoning site). East 5th Avenue will serve as a major pedestrian connection for residents in the Mount Pleasant apartment area to the south all the way to False Creek. Consequently staff are recommending that East 5th Avenue be upgraded in a manner consistent with other pedestrian routes in the area as part of the development's amenity contribution to the site.

Public Benefits from Rezoning: St. Xavier will be required to pay a Development Cost Levy (DCL) of $26.91 per mū ($2.50 per sq. ft.) for any building permit which is issued after January 28, 2000, except that DCLs will not apply to the church nor will Community Amenity Contributions (CACs). Council's interim CAC policy is to be applied to rezoning applications received as of December 8, 1998. This application was received on November 5, 1998, and consequently the interim CAC policy does not apply. Furthermore, the previous CAC policy applied only to residential uses and, outside the downtown, only on very large sites.

In the case of rezonings for institutional uses, the City has normally looked to the provision of community space, community access to facilities, open space and other similar "in-kind" contributions. In this case, the applicant does not wish to make the grounds or the facilities available for public access.

Staff support the applicant's preference to not require community access to the playing field area, acknowledging safety concerns related to prostitution and drug activity in the surrounding residential area. However, in exchange for foregoing normally-expected community access to the open space, these "in-kind" provisions are recommended:

1. establishment of a significant neighbourhood greenway treatment along East 5th Avenue, including landscaped bulges;

2. design and construction of a significant landscape feature at the western end of the site, in keeping with City and community efforts aimed at recognizing the importance of the former historic Brewery Creek water course in this area; and

3. limited community access to meeting rooms and facilities.

Neighbourhood Response/Traffic and Parking: The applicant sponsored a public information meeting in advance of the submission of the rezoning application. The proposal received general support at that time. Comments received since submission of the application and response to the rezoning sign and the early notification letter indicate some opposition to the proposed rezoning. Concerns focus mainly on the potential traffic and parking problems that are expected to be generated by the church and the school along with concern about loss of views to the north. Engineering staff believe the proposed development has anticipated the traffic and parking concerns through the following design responses:

1. locating the principal vehicular entry and exit points on Great Northern Way will reduce the amount of traffic that is likely to occur on East 5th Avenue;

2. drop-off is also proposed inside the underground parking area; and

3. significant on-street parking opportunities will exist on Great Northern Way.

Engineering staff advise that "Resident Only Parking" zones and other parking restrictions may pose as many difficulties for the community as they do for those intended to be restricted, therefore Engineering staff prefer to monitor traffic and parking related to the development and then propose measures through co-operative discussion in the community, rather than initially install such measures.

The concern about loss of views to the north has been addressed by the currently-proposed building layout which maintains more of the views to the north from more of the apartment units to the south, than a layout with the buildings reversed as preferred by the Urban Design Panel.

CONCLUSION

Planning staff conclude that the church/school complex is a compatible use for the site and the density is reasonable and can be well managed because of the natural drop-off of the site from East 5th Avenue. The Director of Central Area Planning on behalf of Land Use and Development recommends that the application be referred to public hearing and approved.

* * * * *

APPENDIX A

DRAFT CD-1 BY-LAW PROVISIONS

Use … Church;

… Elementary School;

… Child Day Care Facility;

… Club, provided that no commercial activities are carried on and the use does not adversely impact the adjoining residential area; and

… Accessory Buildings and Uses, including retailing, which is limited to the sale of religious books and religious objects and a rectory.

Density … Maximum floor space ratio of 1.05.

Height … A maximum of 19.30 m (63.32 ft.) or 3 storeys.

Parking … Per Parking By-law, except that a minimum total of 255 spaces are to be provided within the outermost limits of the buildings or playing field.

APPENDIX B

PROPOSED CONDITIONS OF APPROVAL

(a) THAT the proposed form of development be approved by Council in principle, generally as prepared by Raymond Ching, Architect, stamped "Received City Planning Department, May 14, 1999" 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 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) overall design of the church and the school be assessed to improve the relationship of these buildings to both East 5th Avenue and Great Northern Way;

(ii) the interface between the open space and East 5th Avenue be further developed to provide better integration and potential for future community access;

(iii) further design development of open and covered play areas to maximize the site's recreation potential;

(iv) design development of the open space at the west end of the site to commemorate Brewery Creek, in keeping with Council guidelines;

(v) further design development and construction of a pedestrian-oriented neighbourhood greenway along the East 5th Avenue sidewalk;

(vi) the proposed church and rectory are to be set back (both above- and below-grade) so that they do not encroach in to the 15 ft.-wide utility right-of-way at the east end of the site; and

(vii) design development to take into consideration the principles of CPTED (Crime Prevention Through Environmental Design) having particular regard for:

- provision of a detailed operation program for the school and the church. Provide clarification of access requirements for the local community that may walk to use the school or church;

- provide clarification of any phasing for the church in terms of safety and security of undeveloped lands;

- design development to reduce opportunities for theft and mischief in the underground;

(Note to Applicant: This can be achieved by securing the underground during non-operating hours.)

- design development to reduce opportunities for graffiti particularly on Great Northern Way and on the St George Street right-of-way;

(Note to Applicant: Graffiti is prevalent and its removal is an expense to building owners and strata councils. Opportunities for graffiti can be mitigated by reducing areas of exposed wall, by covering these walls with vines, hedges, lattice or steel mesh or by using a protective coating material. Contact Helen Chomolok, Graffiti Coordinator at 873-7927 for further information and resource.)

- design development to reduce opportunities for cutting through the site while enhancing the Right of Way directly to the east as a visibly open pedestrian link to Great Northern Way; and

- provision of more detailed information on the edge treatment on Brunswick Street with the objective to reduce opportunities for crime.

(viii) further design development related to general vehicular access to the site, taking into account future plans for a median on Great Northern Way;

(ix) further design development to consider on-site detention/absorption to minimize off-site storm runoff (refer to landscape comments in Section E of the report);

(x) make arrangements to the satisfaction of the Director of Social Planning for community access to facilities;

Phase 1:

(xi) design development of a suitable temporary landscape and parking plan;

Phase 2

(xiii) further design development to decrease or eliminate vehicular use and/or access to play area;

(xiv) further design development to outdoor play areas for the child day care facilities.

(Note: Plans for the child day care will have to be submitted for approval to C.C.C.F.);

(c) THAT, prior to enactment of the CD-1 By-law, the registered owner shall:

(i) make arrangements to the satisfaction of the City Engineer and Director of Legal Services for the following:

- upgrading of the sewer system to serve the site;

- provision of a pedestrian crossing signal for Great Northern Way at 50% owner's cost within 10 years of occupancy of the school;

- provision of a future left turn bay or break in the proposed median on Great Northern Way to facilitate west to southbound access to the site;

- provision of concrete sidewalks adjacent the site on Great Northern Way, Brunswick Street, East 2nd and 5th Avenues;

(Note: street work on East 5th Avenue will be designed in the context of the existing neighbourhood walkway system in the area.)

- provision of curb, gutter and pavement to centre line of the road adjacent the site on Brunswick Street, East 2nd and 5th Avenues;

- provision of street trees adjacent the site where space permits;

- provision of a pedestrian connection between East 5th Avenue and Great Northern Way over the existing 4.6 m (15 ft.)-wide right-of-way at the east end of the site. This will require modification of the existing right-of-way agreement;

- removal of the inappropriate hedging along the south side of the site (East 5th Avenue). The existing hedging will obstruct the installation of a sidewalk and is of a variety that will cause damage to any sidewalks that may be installed on East 5th Avenue; and

- clarification of the charges shown on title. A charge summary should be provided.

(ii) make arrangement for all electrical and telephone services to be undergrounded within and adjacent the site from the closest existing suitable service point;

(iii) enter into an agreement to the satisfaction of the Manager of Environmental Protection and the Director Legal Services for a soils covenant; and

(iv) make arrangements to amend the Noise By-law to include this CD-1 zoning in Schedule B.

APPENDIX C

SITE AND DEVELOPMENT INFORMATION

Site, Surrounding Zoning and Development: This 0.94 ha (2.3 ac.) site is comprised of a single parcel between Great Northern Way on the north and East 5th Avenue on the south. The site has a frontage of 224.7 m (734 ft.) along Great Northern Way and a depth of 44.2 m (145 ft.).

Background: The site was rezoned from M-2 (Heavy) Industrial and RM-3 Multiple Dwelling District to CD-1 following a Public Hearing held in December 1969. Uses were restricted to industrial machinery and equipment storage, sales and rentals, and accessory uses. Portions of St. George and Prince Edward Streets were consolidated with the site as a condition of the rezoning enactment.

Up until recently, the site was occupied by the Rollin Machinery Sales and Rental operation. In 1995 the CD-1 was amended to specifically provide for a vehicle lease agency.

Proposed Development: Changes to the CD-1 will accommodate the following proposed uses:

… a school for 400 students (Kindergarten to Grade 7) [Phase 1];
… a 1,400-seat church with a basement hall and a child day care facility for 75 children [Phase 2];
… a rectory [Phase 2]; and
… parking for 255 cars [Phase 2].

It is proposed that the project be developed in two phases as noted.

APPENDIX E

FORM OF DEVELOPMENT

INPUT FROM THE PUBLIC AND OTHERS

Public Input: The applicant sponsored a public information meeting prior to submission of the rezoning proposal. Of those in attendance, 19 supported the application, 7 were neutral and 5 opposed the rezoning. Almost all respondents indicated that traffic and parking were the most significant concerns, as were views from the apartments immediately south of the site.

Rezoning notification signs were posted on December 9, 1998. Early notifications letters were sent out on December 22, 1998, to approximately 1,200 addresses. Ten responses were received, by phone, by letter and by e-mail. One letter representing a nearby apartment on Prince Edward supported the application, while a second letter from an individual apartment owner immediately across the street indicated other owners were concerned about increases in overall activity, traffic and parking, and the loss of views to the north.

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.

Fire: Fire has the following comments:

1. All floor areas, including both floors of the underground parkade, must be accessible from the principle response point of the school. The development permit drawings should reflect this. For the rezoning, as long as the applicant has a comfort level that they can provide the space, revisions are not required.

2. Applicant must confirm the travel distance from street curb to the principle entrance of the church and daycare is within 15 m from street.

More details are required for the development permit.

Permits and Licenses: The Environmental Services Division indicates that a soils covenant is required for this rezoning. An issuance of an approval-in-principle from the Ministry of Environment (MOE) for this site is required prior to the development approval prior to occupancy, and issuance of a certificate of compliance from MOE is required.

Health: The following comments are submitted by the Health Department, dated December 8, 1998:

1. If a Community Care Facility is proposed (adult or child care), plans will have to be submitted for approval to C.C.F.L.; and

2. The Noise Control By-law requires amendment at time of enactment of Zoning By-law to include this CD-1 or new zoning district in Schedule B.

Crime Prevention Through Environmental Design: This is a high impact crime environment and an important site location with respect to pathways and surrounding generators of crime.

The handbook prepared by the applicant was very useful and well presented.

Design development identified in a number of conditions in Appendix B is to take into consideration the principles of CPTED (Crime Prevention Through Environmental Design), having particular regard for:

… CPTED review needs more information on the operation, particularly the nighttime events and local community user expectations; i.e., will local residents need pedestrian access to the school from 5th Avenue or Brunswick Street in the evening; will there be nighttime athletic events requiring lighting on the play field causing the adjacent condominium owners to close their curtains;

… There was some discussion about the church not proceeding. On that basis CPTED will need to re-review the proposal for the school only at the DE stage;

… Crime opportunities in the underground parking and associated exit stairs should be mitigated by securing these during non-operating hours. Clearly legible access should be provided from the underground parking to the school or church; i.e., as well as designed lobby in the underground parking;

… There is evidence of graffiti on the existing walls and the Right-of-Way is obviously a pathway used by those undertaking a variety of minor crime activities;

… Since crime happens on pathways used by people that may be searching for targets to steal or vandalize, this site would be the victim of such crimes. Therefore it is suggested that no cut throughs be created on the private property but that the existing St. George Street Right-of-Way be acknowledged as a necessary pathway for all users and be designed safely to reflect that;

… Because this is a high impact crime environment, there is a natural opportunity to encourage watching by the condominium owners directly to the south on East 5th Avenue; and

… CPTED needs more information on the edges, especially at Brunswick Street.

Landscape: The following comments are submitted by the Senior Landscape Architect, dated December 21, 1998:

1. parking should be excluded from the school play area because of potential user safety conflicts;

2. the site should consider on-site detention/absorption to minimize off-site storm runoff. This could be in the form of a dry creek bed that is planted with specific aquatic plans that help clean the water. It could be an extension of the Brewery Creek symbolism at the apex of the site but with a function consideration that wraps along the southern edge of the site;

3. a temporary landscape plan will have to be provided for the church site as it will be part of Phase 2;

4. since this is a school and a church, safe and visible road crossings will have to be provided; and

5. a detailed design of the play areas will be required at the DE stage to maximize the site's recreation potential.

Urban Design Panel Comments: The Urban Design Panel reviewed this proposal on April 7, 1999. The Panel was unanimous in its decision of "non-support". The following is the minutes of the Panel's consideration:

"EVALUATION: NON-SUPPORT (0-9)

… Introduction: Rob Whitlock, Rezoning Planner, introduced this application. He stressed the context of the site is currently undergoing some change, in particular the Finning site to the north which is being considered for a high tech business park. The existing CD-1 zoning allows industrial uses only and for many years this site contained an industrial equipment rental business. The proposal is to change the use to institutional to allow the development of an elementary school (400 students), a 1,400-seat church with a basement hall and underground parking. The RM-4

neighbourhood to the south and east provides a considerable amount of affordable housing. It is, however, also a high crime area containing a number of "problem premises" which generate a high level of complaints relating to illicit drug activity and prostitution. For this reason, this application does not propose the integration of the site with the community at this time, but rather seeks to ensure the on-site safety and security of the students and church members. Proposed FSR is 0.86, and the height ranges between 28 ft. and 62 ft.

Anita Molaro, Development Planner, reviewed the aspects of the proposal on which the advice of the Panel is sought, namely, the organization of the uses on the site and the distribution of the mass on the site, including the building height and setbacks. The Panel's comments are also sought on the Great Northern Way and 5th Avenue streetscape, the treatment of the street ends, the intersection of Brunswick Street and Great Northern Way, the orientation of the daycare play area and its relationship to the school, and the location of the small office use.

… Applicant's Opening Comments: Joe Hruda reviewed the amendments that have been made to the scheme as a result of the changing context, noting the changes to the built form relate to preserving street end views. He described the proposal and the design rationale. Doug Purdy noted the public information meeting raised concerns about the intersection of Brunswick Street and 2nd Avenue and the traffic issues in the neighbourhood but there was strong support for the development.

… Panel's Comments: After reviewing the model and posted drawings, the Panel commented as follows:

The Panel supported the proposed use and saw the proposal as an interesting opportunity both in terms of the design and as a means of improving the neighbourhood. Security of the site was acknowledged as a major issue and a challenge for this project.

The Panel expressed serious concerns about the approach being taken with respect to the relationship of this development to the immediate neighbourhood. The Panel was unanimous in the opinion that 5th Avenue should not be closed off to the site, but that some effort should be made at integration with the neighbourhood. While negative conditions may exist currently, this area will undoubtedly evolve and improve over time. This should be acknowledged in this development with a more normalized approach, and ways found to deal with the security issues in the meantime.

The Panel did not agree with the need to preserve street end views in this location, noting the important street end views in the city relate to the water's edge and other established view cones. Views to the north will undoubtedly be affected by the evolving context across Great Northern Way in any event. The views down into the site, however, do provide an interesting urban design opportunity that should be taken advantage of. For example, more could be made of the City right-of-way at the end of St. George Street, perhaps creating a small park with stair access down to Great Northern Way.

Access to the site was a major issue for the Panel, the underground drop-off being of particular concern. The majority of Panel members thought the access should be off 5th Avenue to alleviate what was considered to be a confusing and unworkable drop-off and parking arrangement. Another suggestion was to integrate a layby on Great Northern Way with a courtyard created between the church and the school.

It was thought there should be more of a connection between the gymnasium and the church. With respect to site planning, the majority of Panel members thought the location of the school and the church should be reversed. It was felt that the church, as the more significant urban design element and landmark building, would be better at the west end of the site. The linear nature of the site makes it difficult to create useful open spaces and choices of play for the children. One Panel member thought it was a missed opportunity not to combine the programs of the school and the church so that more open space could be provided. Another suggestion was to have a smaller floorplate for the school and increase its height in order to create more room on the site for circulation.

The 5.0 m setback on Great Northern Way was supported because it would allow for substantial landscaping which would help to tame the harsh nature of this street.

The Panel was unable to support the rezoning application at this time and suggested a major rethinking with respect to the disposition of the elements on the site as well as the traffic access and circulation issues.

… Applicant's Response: Mr. Hruda noted that the integration of 5th Avenue is a real dilemma for this project because the residents have very serious concerns about its potential impact on their neighbourhood. He noted they have had considerable discussion about the positioning of the elements on the site and concluded that locating the church at the other end was not a friendly approach to the neighbourhood. They felt the library was much more sympathetic in terms of its scale to respond to the pedestrian nature of that corner. Doug Purdy noted the topography of the site wasalso a major influence in locating the elements and achieving the parking requirements. He said access has also been a major issue and they would be pleased to provide a layby if this was acceptable to Engineering. With respect to the traffic on Great Northern Way, he noted the traffic study indicates that the volume of traffic on Great Northern Way is far less than on other major routes in the city. Regarding the Panel's negative response to cordoning off the school from the neighbourhood, Mr. Purdy noted that any school (public or private) on a major street has the playground area cordoned off for safety reasons, and they have tried to make the fencing as sympathetic as possible. He reiterated that the neighbourhood has expressed strong concerns about the potential impact on 5th Avenue, especially relating to traffic. Raymond Ching, Architect, advised the project will be built in phases, the first of which will be the school."

Sign By-law: The current sign regulation for this site is provided under Schedule B (M-1) of the Sign By-law. Staff believe that a more appropriate designation for the site would be Schedule B (C-1). This Sign By-law designation will provide the school and the church with adequate signage.

Environmental Implications: The site is situated in a location which does not have direct transit access or other services in close proximity. Bus service on Main Street is within a reasonable walking distance. Great Northern Way will provide reasonable vehicular access to the site. This development proposal does represent an improvement over the existing operations of St. Frances Xavier, which are presently operating out of at least two other locations in Strathcona. It can be concluded that the proposed relocation does represent a minor improvement from an environmental perspective.

Social Implications: The proposal will significantly upgrade and integrate religious and educational activities of St. Frances Xavier. The school is a unit of the Catholic Independent Schools of Vancouver Archdiocese. Vancouver has historically fostered the maintenance and growth of many cultural institutions in the city and support of this proposal is consistent with long standing Council support of such groups.

The addition of a new day care facility is a positive response to the Vancouver Children's Policy and Statement of Children's Entitlements.

COMMENTS OF THE APPLICANT

The applicant has been provided with a copy of this report and has provided the following comments:

"Staff support for the proposed rezoning is appreciated. An exhaustive site analysis has been undertaken to address Planning staff's and Urban Design Panel's questions and concerns. The resulting plan refinement of the school and church is an improvement which will result in the built form being an asset to the neighbourhood and city.

Three matters are placed before Council for approval:

1. Building Permit by January 28, 2000. Every effort will be made to achieve this deadline. However, DP and BP approvals are not easily achieved in a timely manner through City approval processes. We respectfully request an extension of this deadline.

2. Limited community access to meeting rooms and facilities be conditional on use consistent with the philosophy of the Catholic Church.

3. Pedestrian connection between East 5th Avenue and Great Northern Way be a fenced open space without pedestrian access. The public already has access via the adjacent City-owned Right-of-Way."

APPENDIX F

APPLICANT, PROPERTY, AND DEVELOPMENT PROPOSAL INFORMATION

APPLICANT AND PROPERTY INFORMATION

SITE STATISTICS

DEVELOPMENT STATISTICS

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