POLICY REPORT
DEVELOPMENT AND BUILDING

Date: July 14, 1999

Author/Local: MD'Agostini/7727

RTS No. 00801
CC File No. 5304

Council: July 27, 1999

TO: Vancouver City Council

FROM: Director of Current Planning

SUBJECT: CD-1 Text Amendment - 6475 Elliott Street

RECOMMENDATION

THAT the application by Neale Staniszkis Doll Adams Architects, to amend CD-1 By-law No. 8035 for 6475 Elliott Street (Lot 2, Block 3, Plan 10861, NW Quarter of District Lot 336) to permit 104 units of seniors congregate housing, be referred to a Public Hearing, together with:

(i) plans received February 8, 1999;

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

(iii) the recommendation of the Director of Current Planning to approve, subject to conditions contained in Appendix B.

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

GENERAL MANAGER'S COMMENTS

The General Manager of Community Services RECOMMENDS approval of the foregoing

COUNCIL POLICY

On June 15, 1999, City Council enacted amendments to CD-1 By-law No. 8035 for 6475 Elliott Street permitting the redevelopment of the entire site with a maximum floor space ratio (FSR) of 1.25 for 100 non-market seniors rental dwellings (Parcel A) and 90 market dwellings (Parcel B).

On January 28, 1999, Council approved an Interim City-wide Community Amenity Contribution (CAC) Policy. The interim CACs would apply to all private rezoning applications received as of December 8, 1998.

Zoning and Development By-law No. 3575 defines congregate housing as follows:

" Special Needs Residential Facility - Congregate Housing which means any facility that provides residential units for six or more persons aged 55 or over who are not a family, where shared separate kitchen and dining areas are provided and where accommodation for a resident housekeeper may be provided. "

On May 8, 1989, Council approved the following community development objectives as the basis of the City's social housing policy:

· Maintain and expand housing opportunities in Vancouver for low and moderate income households, with priority being given to Downtown lodging house residents, elderly people on fixed and limited incomes, the physically and mentally disabled, and single-parent families with children.

· Encourage the distribution of acceptable housing forms and affordable shelter costs equally among all residential neighbourhoods of Vancouver.

Special Needs Residential Facility Guidelines (last amended in February 1992) are intended to ensure that a special needs residential facility is compatible with the surrounding neighbourhood.

PURPOSE AND SUMMARY

This report assesses an application to amend the text of the existing CD-1 By-law to include Special Needs Residential Facility (SNRF) - Congregate Housing as a permitted use, to allow construction of 104 units of rental congregate housing on a portion of this site. The application proposes to develop a three-storey congregate housing facility for seniors with an increase in the overall height and floor space. The application has been assessed against the congregate housing guidelines that are being developed by staff and which will be reported to Council in the near future. Staff support the proposal as it will provide an increase in rental housing for seniors. Staff recommend that the application be referred to a Public Hearing, and be approved subject to conditions.

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DISCUSSION

Use: Classified as a Special Needs Residential Facility (SNRF), congregate housing fills a significant gap in providing housing for seniors who wish to vacate a house or who may be alone and no longer wish to prepare meals but who do not require multi-level care. The use involves the provision of housing with communal meal service, usually complemented by on-site laundry and light housekeeping services and 24-hour emergency monitoring. In addition, homemakers and health care services may be provided by outside agencies one or more days a week as needed. Unlike licensed care facilities, no medical staff are available on-site.

Consequently, this housing is not licensed or regulated, nor is there presently any public financial assistance provided. Staff support this use which fills the gap between independent housing and multi-level care and responds to the trend toward significant increases in the proportion of seniors who may be seeking rental, serviced housing.

Density: The CD-1 By-law permits a density of 1.25 FSR over the entire site. The current CD-1 text amendment application for parcel B proposes a FSR of 1.35. The increase in floor space over 1.25 FSR can be attributed to additional amenity areas located below grade, the covered porte cochere, trellises and a gazebo. Staff support the additional floor space of approximately 565 m² (6,082 sq. ft.) as the additional amenity space will increase livability of the congregate housing component and the elements such as the trellis and the gazebo will contribute to the ambience and livability of the site. Furthermore, the amount of above-grade floor space proposed is similar to that previously permitted as most of the additional floor area is located below grade and will have minimal impact on the community.

Form of Development: (Note Plans: Appendix E) Staff and the Urban Design Panel are supportive of the overall form and the residential character of the development. Design development conditions in Appendix B will serve to enhance the form of development.

During the public consultation for the previous text amendment considerable concern was expressed with respect to height. Permitted height on this portion of the site ranges from 10.5 m (34.4 ft.) to 12.8 m (42 ft.). The proposed building is three-storeys and 12.2 m (40 ft.) in height excluding architectural appurtenances. During the public consultation process for this text amendment, neighbours have not expressed concern with the height. A view analysis has also been provided and staff are satisfied that the proposal will not have any significant additional impact.

Setbacks in the proposal are consistent with the current CD-1 By-law except for Waverley Avenue. The application proposes an entrance court (including access to the underground parking), maneuvering aisles, porte cochere and fences that would encroach on this setback. Staff support a relaxation of this setback on the basis that Waverley Avenue is best-suited to providing the main entrance, drop-off area and vehicular access to the site. Furthermore, there are no adjoining residential sites that will be significantly affected.

Parking: Engineering staff have reviewed parking standards and will be recommending, as part of a future issues report on congregate housing, a reduction of the current standard of one space for every 70.0 m² (753 sq. ft.). This existing requirement is high, considering the average age and level of car ownership among residents in congregate housing. The proposed standard for this proposal is one space for every four beds. The application proposes 40 parking spaces which exceeds the required amount. Engineering Services do not have concerns with the additional parking.

Safety: During review of this rezoning application staff have identified a concern related to the aging in place of seniors. The building will be designed to conform to the applicable requirements of the Vancouver Building By-law as a residential Class C use at occupancy for an apartment building. However, the majority of the residents will be over 70 years of age and although they may be ambulatory, the likelihood that they have, or will experience some form of health problems over time (decreased mobility, hearing loss, visual impairment, etc.) will be high. Staff feel that either some additional safety enhancements or some assurance that aging residents are taken care of as their health declines is required.

The proposed enhancements include items such as in-suite emergency call buttons, fire alarm features that provide signals that supplement audible alarms (such as strobe lights), provision of a fire safety plan that includes staff assistance to residents in case of emergency, and a policy that as residents become less mobile, they are relocated to grade level where evacuation can be easier. These safety enhancements are not intended to make congregate facilities meet licensed care facility requirements but they are intended to ensure that the building meets the needs and provides a safe environment for residents. The enhancements are included in the draft congregate housing guidelines and have been reviewed by the City Building Inspector. Therefore, staff are recommending that the enhancements listed in Appendix B be made a condition of text amendment approval.

The applicants have agreed to include the enhanced safety features noting they are concerned that the requirements may be excessive and that the proposed guidelines have not been reviewed by stakeholder groups or adopted by Council. Staff acknowledge these concerns and note that the draft guidelines represent the minimum requirements for future congregate housing projects. Staff agree that by complying with condition (xi) in Appendix B the applicants will have met the City's requirements for safety features and that further changes to the guidelines with respect to safety features will not be applicable to this project as proposed.

24-Hour On-Site Response: One of the important elements in the proposed congregate housing guidelines is 24-hour on-site emergency response. Based on discussions with both private and non-profit operators, staff believe that an on-site response capability is essential. This means a person on-site who can respond to an emergency call, go to the resident, and call for appropriate help. The applicant is concerned that this would require evening/night staffing, and is proposing a system with off-site monitoring. Staff believe that an off-site system would result in delays in response and would compromise the safety and well-being of residents.

Staff have checked with three existing Vancouver congregate housing projects, which are similar to the applicant's building, in that none has an adjacent care wing which would automatically have staff available 24 hours. One of these is a market building and two are non-profit affordable buildings in relation to cost to residents. All three of these "stand-alone" buildings have 24 hour on-site staff who respond to calls. They use a combination of special phones/intercoms and call buttons in bathrooms and living areas and/or personal call-pendants.

Staff believe that the requirement for 24 hour on-site emergency response capability is both reasonable and essential for resident safety, and therefore recommend it as a condition of use for this application.

Community Amenity Contribution [CAC]: On January 28, 1999, City Council approved an Interim City-wide CAC Policy which applies to all private rezoning applications received as of December 8, 1998. CACs would provide funds for additional community amenities needed for new residents.

This rezoning application which was received on February 8, 1999 is subject to a CAC which will be charged on the net increase in allowable floor area at a rate of $32.29 per square meter ($3.00 per sq. ft.). The proposed net floor increase of 565 m² (6,082 sq. ft.) would equate to a CAC of $18,243.85.

CONCLUSION

Staff support the proposed use, density and form of development in this application. The proposed congregate housing offers a type of rental housing that is currently not available in this area of the city. Staff propose that a number of enhancements to the safety requirements be made a condition of the text amendment. Staff recommend that the application be referred to a Public Hearing with a recommendation by the Director of Current Planning to approve, subject to proposed conditions of approval presented in Appendix B.

- - - - -

DRAFT AMENDMENTS TO CD-1 BY-LAW NO. 8035

Uses · Add Special Needs Residential Facility - Congregate Housing as a permitted use in sub-area B. [Amend Section 2].

Conditions · Single and double occupancy congregate units with the following
of Use minimum standards:

Single occupancy 25.5 m² (275 sq. ft.)

Double occupancy 42.0 m² (452 sq. ft.);

· Communal dining area: number of residents x 2/3rds x 2.0 m²

(21.5 sq. ft.);

· Equivalent size multi-purpose room;

· Outdoor amenity space: number of residents x 1.0 m² (10. 8 sq. ft.); and

· Provision of 24-hour on-site emergency response.

Density · Increase the FSR for sub-area B from 1.25 to 1.35. [Amend Section 3.1];

· Add attic spaces (as per Section 4.7.3(e) of the RM-4 By-law) and garbage and recycling storage area at or below base surface to the list of exclusions in the computation of FSR. [Amend Section 3.3]; and

· Delete the maximum amenity area exclusion limit of 1 000 m² (10,764 sq. ft.). [Amend Section 3.4(b)]

Height · Amend the maximum height to 12.2 m (40 ft.) for sub-area B. [Amend Section 4]; and

· Permit the exclusion of architectural appurtenances, including chimneys, from height calculations. [Amend Section 4]

Setbacks · Permit relaxation of Waverley Avenue setback for porte cochere, fence, access and maneuvering aisles. [Amend Section 6.1]

Parking · Revise parking requirement by adding congregate housing requirement of 1 stall per 4 beds and deleting market dwellings requirement. [Amend Section 8];

· Passenger space requirements to be provided in accordance with Section 7 of the Vancouver Parking By-law. [Amend Section 8]; and

· Relaxation provisions as per Section 3.2 of the Parking By-law.

[Amend Section 8]

PROPOSED CONDITIONS OF APPROVAL

(a) THAT the proposed form of development be approved by Council in principle, generally as prepared by Neale Staniszkis Doll Adams Architects, and stamped "Received City Planning Department, February 8, 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) Design development to reduce corridor length;

Note to Applicant: Maximum length of 23 m (75 ft.) is standard for market residential.

(ii) Design development to better integrate the underground parking ramp to reduce area of paving in the Waverley Avenue front yard and to improve the building facade on Elliott Street;

Note to Applicant: This can be achieved by relocating the ramp to the underground parking from the corner of Elliott Street and Waverley Avenue.

(iii) design development to encourage sharing of services such as loading and garbage between the market and non-market buildings;

(iv) design development to improve the relationship of the ground level units to the street;

Note to Applicant: Maintain ground level units 900 mm above grade with open landscaping at patios facing the street.

(v) design development to ensure integration of the landscaping between the two parcels on this site;

Note to Applicant: No permanent fence or other physical barrier that separates the market and non-market components of development will be considered.

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

· theft in the underground parking;

· break and enter. Ground floor units are susceptible to break and enter. Opportunities can be reduced by deleting areas of concealment outside of windows and patios. Hedging should be low and allow casual surveillance between the units and the street. The north exit door by the Manager's office should be reoriented to encourage casual surveillance by the Manager's suite (windows should be clarified) while orienting the door away from the street to reduce visibility form the street; and

· mischief such as graffiti.

(vii) design development in consultation with the General Manager of Engineering Services to revise the Clarendon Street loading bay;

Note to Applicant: An on-street loading zone is supported to serve the side.

(viii) design development in consultation with the General Manager of Engineering Services to provide for a clearance of 3.5 m for Handi Dart use;

(ix) design development in consultation with the General Manager of Engineering Services to provide one-way circulation in a counter-clockwise direction with appropriate directional signage to reinforce the one way flow;

(x) design development in consultation with the General Manager of Engineering Services to relocate the bus bay from the underground parking area to the porte cochere;

Note to Applicant: There is inadequate maneuvering space for a bus in the underground parking.

(xi) design development to include the following safety enhancements:

· provide for horizontal exiting by having a minimum two fire compartments within a floor area;

· the fire alarm system should incorporate other signals to supplement the audibility within suites; in accordance with the Vancouver Building By-law as described in sentence 3.2.4.20.(7) [proposed 1999 version]; and

· install in-suite emergency call buttons in both the unit and the unit washroom;

· provide a fire safety plan that includes staff assistance to residents in case of emergency;

· provide emergency power of a minimum of one hour duration;

· provide a fire fighter's elevator in buildings that are above three storeys to assist with evacuation; and

· have a policy in place where as residents become less mobile, they are relocated to grade-level units.

Note to Applicant: The building's life safety systems should take into account the eventual change in the mental and/or physical state of the residents, and provide a safe environment for them.

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

(i) clarify to the satisfaction of the General Manager of Engineering Services all existing and proposed features (paving, trees, landscaping, etc.) within the existing and proposed sewer right-of-way;

Note to Applicant: Although the right-of-way is not on the "proposed" subject site, the right-of-way uses must be clearly established.

(ii) clarify to the satisfaction of the General Manager of Engineering Services and the Director of Legal Services all charges shown on title (a charge summary should be provided);

(iii) make arrangements for all electrical and telephone services to be under grounded within and adjacent the site from the closest existing suitable service point;

(iv) register a Section 219 Covenant, to the satisfaction of the Manager, Housing Centre and Director of Legal Services, providing that the owner of the rental congregate housing development shall not strata-title any of the units, with the option that in the case of project default as a rental, the applicant/foreclosing agent be given liberty within allowable by-laws to pursue other uses for this building; and

(v) pay to the City a Community Amenity Contribution of $18,243.85.

ADDITIONAL INFORMATION

Site, Surrounding Zoning and Development: This is a large site bounded by Elliott Street, Clarendon Street, Waverley Avenue and an abutting lane north of East 49th Avenue. The site is currently occupied by seven vacant buildings which formerly provided 100 rental dwellings for seniors and a 66-bed boarding home. The surrounding area is generally zoned RS-1 One-Family Dwelling District. South of the site, across the lane, is Faith Fellowship Baptist Church (2551 East 49th Avenue). To the west is Corpus Christi Roman Catholic Church (6300 Nanaimo Street) School and Convent. To the north is Waverley Elementary School and Nanaimo Park. A site to the southeast, at the northeast corner of Elliott Street and East 49th Avenue, is zoned C-2 and is developed with a small shopping centre, Killarney Centre. A large site at the southeast corner of East 49th Avenue and Elliott Street is zoned CD-1 and is developed with apartments (6620-6680 Elliott Street).

Background: At Public Hearing on September 25, 1997, City Council approved a number of text amendments to CD-1 By-law No. 3914 that would permit the redevelopment of the entire site with a maximum FSR of 1.25 for 100 non-market seniors rental dwellings (Parcel A) and 90 market dwellings (Parcel B). These amendments were enacted by Council on June 15, 1999. The original intent was to sell Parcel B for market housing and to use the proceeds to redevelop seniors rental housing on Parcel A. The owners have been unable to sell the portion intended for market development and are now proposing to develop seniors congregate housing on Parcel B. The development of the non-market seniors housing on Parcel A is the subject of a current development permit application and will proceed upon the completion of the congregate housing.

Congregate Housing: In recent reports to City Council, staff noted the increasing interest in this type of accommodation and the City's lack of established guidelines for this use. Staff have been working on congregate housing guidelines which will be forwarded to Council upon completion of a public consultation and review. Staff have used the draft guidelines in evaluating this proposal.

The proposed development is consistent with the existing SNRF Guidelines which seek to ensure that SNRFs are compatible with the surrounding neighbourhood. The Guidelines also recommend that in a predominantly residential area there should be at least 200 m (656 ft.) between SNRFs, although congregate housing is normally excepted from this criteria.

Proposed Development: This text amendment application pertains to the L-shaped parcel which runs along the north and east boundaries of the site. This parcel has a frontage of 105.53 m (346.23 ft.) on Elliott Street, 74.44 m (244.23 ft.) on Waverley Avenue, and 51.2 m (167.98 ft.) on Clarendon Street. The application proposes 104 units of congregate housing, that is housing for seniors with meals provided in a shared dining room. Although the congregate housing would not include care, it would provide other services such as a minimum of two meals a day, laundry and housekeeping service, and social and recreational programs.

The facility would include 82 one-bedroom units, eight one-bedroom and den units, 12 two-bedroom units, and two resident manager units. Residential units are located on the ground floor of the east wing and the entire second and third floors. The dining room, multi-purpose room and other amenity areas are located on the main and basement levels in the north wing of the building.

The main entrance and underground parking access is off Waverley Avenue. The main entrance is defined by a covered drive through drop-off area that also serves as a pedestrian entry. Access to the underground parking is at the northeast corner of the site. Vehicle entry to the site has been divided in two for ease of circulation. A large landscaped courtyard is proposed on the interior of the site and will be shared between the market and non-market housing components.

Unit size and design: The units range in size from one bedroom 38.3 m² (412 sq. ft.) to two bedroom 67.6 m² (727 sq. ft.) although almost three-quarters are of the one-bedroom variety. Units are designed to address seniors needs and include wide doorways, low level window openings and accessible washrooms including walk-in showers. Kitchens, for the preparation of small meals, are also included in each unit. Each unit also has a combined living and dining area. Additional features include display boxes and side lights adjacent to the front door of each unit and some units have glazing into den areas. The unit sizes and design meet the requirements of the draft congregate housing guidelines.

Amenity Spaces : Supplementary amenity spaces are critical to the operation of congregate housing facilities for dining, socializing, and other activities. The dining area is generally permanently set up, requiring separate spaces for other activities, such as reading, TV watching, cards and other games playing. The proposed development provides abundant dining room, activity spaces and lounges on the main and lower floors which exceed the requirements included in the draft congregate housing guidelines. Additional facilities provided include a beauty salon, exercise and arts and crafts rooms. A communal laundry area is located on each floor, as are spa rooms with soaker tubs. Smaller seating and gathering areas are also located on the second and third floors.

By-law Exclusions: The Public Hearing on the previous text amendment was completed just after the last civic strike in 1997 and a number of errors and omissions occurred in the by-law amendments. The current application provides an opportunity to correct these errors.

The earlier text amendment, proposing a mix of market residential and non-market seniors rental housing, included a limit on the amount of amenity area that could be excluded from floor space calculations. The exclusion is limited to ten percent of the residential floor area or 1 000 m² which ever is less. The limit of 1 000 m² (10,764 sq. ft.) only applies to RM-5 and RM-6 District Schedules applicable to the West End and a portion of West Georgia Street, while the ten percent exclusion is consistent with provisions of other zoning district schedules that permit multiple dwellings in other areas of the city. Staff feel that the limit of 1 000 m² (10,764 sq. ft.) should be deleted as the change to congregate housing use requires amenity spaces to be provided, and that the exclusion should be based on a proportion of the residential floor space that is developed.

When the CD-1 By-law was last amended, an exclusion for attic spaces was inadvertently omitted. Staff propose to add an exclusion to the CD-1 By-law in line with other zoning district schedules.

Another exclusion proposed for the non-market housing development is for floor area used for garbage and recycling storage at or below base surface. This would allow for these facilities to be enclosed and the area not included in floor space calculations.

Environmental Implications: The operator of the facility proposes to include a shuttle bus to provide transportation for residents to a variety of locations and events. Nearby access to transit and commercial services may reduce dependence on use of automobiles.

Social Implications: The proposed application would make a positive contribution to this community by providing an alternative form of accommodation for seniors. There are no implications with respect to the Vancouver Children's Policy or Statement of Children's Entitlements

COMMENTS FROM REVIEWING AGENCIES,
THE PUBLIC AND THE APPLICANT

Public Input: Rezoning information signs were posted on the site on February 20,1999 and a notification letter was sent to 430 nearby property owners on February 26, 1999. Two phone calls were received from residents seeking clarification of the proposal. A public information meeting was also held on May 17, 1999 and was attended by 12 people who generally supported the proposal.

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

Comments of Fire and Rescue Services - Fire Prevention Division: The building is proposed by their designers as a residential building under the Vancouver Building Bylaw and Vancouver Fire Bylaw. As such, the occupants are expected to be ambulatory and should not require assistance in emergency situations. Given the natural progression of the occupants in this building, Vancouver Fire and Rescue Services can only advise the owner at this stage that when a resident becomes non-ambulatory or requires assistance in evacuation, they are to be relocated from the building, or the building will be deemed unsafe to occupy for these residents.

Comments of the Housing Centre: The Housing Centre supports the project because the applicant has promised rental tenure (on plans dated February 8, 1999) and is, in itself, a public benefit as a congregate housing project. Additional conditions of approval are in Appendix B.

Comments of Social Planning: Social Planning supports the project, with the amendments and conditions of approval proposed by staff.

Special Advisory Committee on Seniors: On March 5, 1999 and July 9, 1999, the Committee reviewed and fully supported the application.

Urban Design Panel Comments: On March 10, 1999 the Urban Design Panel reviewed and supported this proposal (8-1) and offered the following comments:

"The Panel did not have concerns regarding the architectural differences between the market and non-market housing components on this site. Some general concerns were expressed about the massing on Elliott and the use of dormer forms and sloped roof form to articulate the elevation. The Panel was concerned about length of building, architecturally unrelenting
in its 300 ft. length. It was felt another natural sitting sociability area that looks out and opens into the courtyard should be developed to provide a break in the long corridor and provide some resting spaces for the residents. The location of amenities with regard to the location of the elevator core was a concern. It was suggested a second elevator at the southerly end be considered to allow for an additional way to access upper floors from the parking garage. There was general support for how the use of the Waverley Street entry has been handled although some Panel members felt its location at the corner of the site was unfortunate. It was felt the landscaping treatment integrating both housing components was generally well done. There were concerns expressed with the long expanse of fencing along Elliott Street. Some detailing in character with the building to break it up should be considered."

The concerns noted by the Urban Design Panel with respect to corridor length were also expressed by staff. The applicant has subsequently prepared sketches to address this issue and staff feel that it has been adequately resolved. Revision of the corridors is a condition of the rezoning and the design will be reviewed again at the development permit stage.

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

Our response, on behalf of the Baptist Housing Ministries, is as follows:

"We are in general agreement that the report properly describes the application and our subsequent negotiations with staff except for the following items:

1. Appendix B(b) items (i) through (x): These items have been discussed with planning and engineering staff during the last 4-6 months. We have reached satisfactory agreement on all of them as you know and our drawings have been amended accordingly. It was due to the resolution of the corridor length issue late in the process that those amended drawings could not be substituted for the original application drawings. This therefore caused these conditions of approval to be included in the report. We would appreciate it being made clear in the report or by memo to council that such is the case.

2. The 24-hour in-suite emergency response issue is unresolved and the following description by the Baptist Ministries more closely reflects their intentions and wishes:

The following is a clarification of the applicant's views on the subject of twenty-four hour emergency monitoring. The CD-1 Text Amendment - 6475 Elliott Street contains a number of references to twenty-four hour emergency monitoring. The applicant is in full agreement with the majority of these comments. Specifically the applicant is in full agreement with the provision of an on-site twenty-four hour response staff member. On page 5, in 24 Hour On-site Response, the document states that the applicant `is proposing a system with off-site monitoring'. In our meeting with planning the applicant did make reference to one particular system called `Life Line' in the context that today there is a wide range of technological systems available and that Life Line was simply one. We are not proposing this system be used. Another system has direct phone contact with a local hospital. Other systems do not use `call buttons' but rather personal call-pendants to alert staff of an emergency. Today some systems provide direct voice access between the tenant and the staff person in emergency, whereas other systems go through a pager system. The point of the applicant here is that we find the report restrictive and limiting in options by its reference to `call buttons' which is more common terminology in a care facility. The report reference to `call buttons' on page 5, paragraph 2, and Appendix B, page 2, item (xi). The applicant is in full agreement with the findings of the city staff as stated on page 5, paragraph 4, regarding their survey of three existing Vancouver congregate housing projects. `They use a combination of special phones/intercoms and call buttons in bathrooms and living areas and/or personal call-pendants.' [Bolding added.] We would ask that we have the same latitude to investigate the best technologies today to provide twenty-four hour on-site response in keeping with the above city findings."

APPENDIX E
(8 pages)

(Plans)

APPENDIX F

APPLICANT, PROPERTY, AND DEVELOPMENT PROPOSAL INFORMATION

APPLICANT AND PROPERTY INFORMATION

Street Address	6475 Elliott Street
Legal Description	Lot 2, Block 3, Plan 10861, NW Quarter of District Lot 336
Applicant\Architect	Neale Staniszkis Doll Adams Architects
Property Owner\Developer	Baptist Housing Ministries

SITE STATISTICS

	GROSS	DEDICATIONS	NET
SITE AREA	5 653 m2 (60,850 sq. ft.)	Nil	5 653 m2 (60,850 sq. ft.)

DEVELOPMENT STATISTICS

	DEVELOPMENT PERMITTED UNDER EXISTING ZONING	PROPOSED DEVELOPMENT
ZONING	CD-1	CD-1 (Amended)
USES	- market residential - non-market seniors housing	- market rental seniors congregate housing - non-market seniors housing
DWELLING UNITS	90	104
MAX. FLOOR SPACE RATIO	1.25	1.35
MAXIMUM HEIGHT	10.5 m (34.4 ft.) -12.8 m (42 ft.)	12.2 m (40 ft.) (plus exclusion for appurtenances)
MAX. NO. OF STOREYS	3-4	3
PARKING SPACES	108 (for market housing)	40 (for congregate housing)
SETBACKS	6.0 m on Elliott and Clarendon Streets and Waverley Avenue (can be relaxed to 5.0 m)	relax on Waverley Avenue for porte cochere, fence, access and maneuvering aisles

* * * * *

(c) 1998 City of Vancouver