Public Hearing Minutes - February 22, 2000

CITY OF VANCOUVER

SPECIAL COUNCIL MEETING MINUTES

FEBRUARY 22, 2000

A Special Meeting of the Council of the City of Vancouver was held on Tuesday, February 22, 2000 at 7:30 p.m., in the Council Chamber, Third Floor, City Hall, for the purpose of holding a Public Hearing to consider a Heritage Designation and Revitalization Agreement and proposed amendments to the Heritage, Sub-Division, Zoning and Development and Sign By-laws and False Creek North Official Development Plan.

PRESENT: Councillor Jennifer Clarke, Deputy Mayor

Councillor Fred Bass
Councillor Lynne Kennedy
Councillor Daniel Lee
Councillor Don Lee
Councillor Tim Louis
Councillor McCormick
*Councillor George Puil

ABSENT: Mayor Philip Owen

Councillor Gordon Price (sick leave)
Councillor Sam Sullivan (sick leave)

CITY CLERK'S
OFFICE: Denise Salmon, Meeting Coordinator

*Denotes presence for portion of the meeting.

COMMITTEE OF THE WHOLE

MOVED by Cllr. Louis,
SECONDED by Cllr. McCormick,

THAT this Council resolve itself into Committee of the Whole, Deputy Mayor Clarke in the Chair, to consider a Heritage Designation and Revitalization Agreement and proposed amendments to the Heritage, Sub-Division, Zoning and Development and Sign By-laws, and False Creek North Official Development Plan.

- CARRIED UNANIMOUSLY

1. Designation and Heritage Revitalization

Agreement: 615-621 Princess Avenue File 1401-17

An application by Atlantic Street Investments Inc., was considered as follows:

Summary: The Vancouver Heritage Register would be amended to add 615 Princess Avenue in the "C" category and 621 Princess Avenue in the "B" category. The proposed amendments to Heritage By-law No. 4837 would designate the houses at 615 and 621 Princess Avenue as protected heritage property under Schedule A of the Heritage By-law. In addition, the proposed Heritage Revitalization Agreement would vary the zoning and sub-division by-laws to make the preservation of the two houses economically viable.

The Director of Current Planning recommended approval.

Staff Comments

Gerry McGeough, Heritage Planner, advised he was available to answer questions.
Applicant Comments

Steve Brouwers, the applicant, advised he had no comments to add and was available to answer questions.

Summary of Correspondence

There was no correspondence received on this application.

Speakers

Deputy Mayor Clarke called for speakers for and against the application and none were present.

MOVED by Cllr. Puil,

A. THAT the Vancouver Heritage Register be amended to add 615 Princess Avenue in the "C" category and 621 Princess Avenue in the "B" category;

B. THAT Council authorize the Director of Legal Services to enter into a Heritage Revitalization Agreement and a second registered agreement for the property at 615 and 621 Princess Avenue to restore and conserve the two house exteriors and vary the Subdivision and Zoning & Development By-laws to permit subdivision into two parcels;

C. THAT Council designate the houses at 615 and 621 Princess Avenue as Protected Heritage Property under Schedule A of the Heritage By-law; and

D. THAT the Director of Legal Services be instructed to bring forward the necessary by-laws.

- CARRIED UNANIMOUSLY

2. Text Amendment:

2490 West 37th Avenue (St. Mary's Church) File 1401-17

An application by Joe Wood, on behalf of St. Mary's Kerrisdale Church, was considered as follows:

Summary: The proposed text amendment to CD-1 By-law for 2490 West 37th Avenue (St. Mary's Church) would permit child day care facility as permitted use.

The Director of Current Planning recommended approval.

Staff Comments

Rob Whitlock, Planner, provided a brief overview of the application.

Applicant Comments

Joe Wood, the applicant on behalf of St. Mary's Church, advised he had no comments to add and was available to answer questions.

Summary of Correspondence

Council was advised the following correspondence was received since the date the application was referred to Public Hearing:

· one letter in opposition.

Speakers

Deputy Mayor Clarke called for speakers for and against the application and none were present.

MOVED by Cllr. Don Lee,

THAT the application by Joe Wood, on behalf of St Mary's Kerrisdale Church, to amend the CD-1 By-law for 2490 West. 37th Avenue (St. Mary's Church) to permit child day care facility as permitted use, be approved.

- CARRIED UNANIMOUSLY

3. Text Amendment: 1125 Pacific Boulevard File 1401-17

An application by the Director of Current Planning, was considered as follows:

Summary: The proposed text amendments to the CD-1 By-law for 1125 Pacific Boulevard and the False Creek North Official Development Plan would allow a change of non-market housing units from non-family to family units.

The Director of Current Planning recommended approval, subject to conditions set out in the agenda of the Public Hearing.

Staff Comments

Cameron Gray, Director, Housing Centre, provided a brief overview of the application and responded to questions on process and timing for future school facilities in the neighbourhood. Bob Macdonald, Parking Engineer, responded to questions related to availability of parking in the neighbourhood.

Summary of Correspondence

Council was advised the following correspondence was received since the date the application was referred to Public Hearing:

· one letter in support.

Speakers

Deputy Mayor Clarke called for speakers for and against the application.

John Hunt spoke in support of the application and advised he had sought clarification from the Parking Branch on capacity issues. Mr. Hunt thanked Council, on behalf of over 300 area building owners, for the additional 140 parking stalls, although more are still needed.

Gillian Watson-Donald noted that while she was not opposed to family housing, she was concerned with giving up affordable seniors housing at this particular site in the downtown core, with so little housing available for ever increasing numbers of seniors. She urged Council consider the need for a plan for housing seniors, and agreed to provide demographics on seniors for Council's information.

Staff provided information on the City's current direction in regard to housing seniors and agreed to bring forward current numbers with regard to school population in the area.

Deputy Mayor Clarke called for further speakers and none came forward.

MOVED by Cllr. Kennedy,

THAT the application by the Director of Current Planning to amend the CD- 1 by-law for 1125 Pacific Blvd. and the False Creek North Official Development Plan to allow a change of non-market housing units from non-family to family units be approved, subject to the following conditions:

THAT, prior to enactment of the CD-1 By-law, the Yaletown Edge Core-Needy Housing Agreement, be amended and such other arrangements made as may be necessary to the satisfaction of the Director of Legal Services and the Director of the Housing Centre, to develop the non-market housing site in Yaletown Edge, Site 3J (1125 Pacific Blvd.), at 90% of the 1998 Maximum Unit Budget allowed for the family non-market projects, subject to provincial funding being confirmed through a conditional allocation of units, and to the City proceeding with the public parking to be developed on Site 3J as contemplated in the Yaletown Edge Core-Needy Housing Agreement, by July 2000.

- CARRIED UNANIMOUSLY

4. Rezoning:

55-67 East Hastings Street (Lux Theatre Site) File 1401-17

An application by Stuart Lyon, Gomberoff Policzer Bell Lyon Architects, was considered as follows:

SUMMARY: The proposed rezoning would permit a nine storey 98 unit non-market residential project with commercial uses at grade at 55-67 East Hastings Street [Lux Theatre Site].

The Director of Current Planning recommended approval, subject to the conditions set out in the agenda of the Public Hearing.

Staff Comments

Mark Holland, Rezoning Planner, with the aid of schematics and a model, briefly reviewed the application, and advised the project is aimed at improving existing low-income housing stock. The proposed commercial space will assist with the revitalization of the area. Jill Davidson, Senior Housing Planner, provided details on replacement housing and noted the majority of the 700 single resident occupancy units (SRO's) lost, have now been replaced. Staff advised the intended balance for non-market housing in the neighbourhood is currently under review and responded to questions on intended staffing and security levels in theproject.

Shirley Chan, Director, Non-Market Operations, noted the City's Central Residence will be renovated, and a number of selected tenants relocated to the new building. This building is not intended to be alcohol and drug free, however Council may so direct staff. If this policy were adopted, some tenants would be ineligible for relocation; a report back on implications could be provided. Larry Beasley advised any motion in this regard would not be a condition of the rezoning, but rather a separate motion.

Applicant Comments

Stuart Lyon, the applicant, advised he had no comments to add and was available to answer questions.

Summary of Correspondence

Council was advised the following correspondence was received since the date the application was referred to Public Hearing:

· 6 letters in opposition.

Speakers

Deputy Mayor Clarke called for speakers for and against the application and none were present.

MOVED by Cllr. Louis,

A. That the application by Stuart Lyon, Gomberoff Policzer Bell Lyon Architect, to rezone 55-67 East Hastings Street (Lux Theatre Site) to permit a nine storey 98 unit non-market residential project with commercial uses at grade be approved subject to the following conditions:

(a) THAT the proposed form of development be approved by Council in principle, generally as prepared by Gomberoff Policzer Bell Lyon, and stamped "Received City Planning Department, September 3, 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 elevator/stair penthouse height and massing where possible;

Note to applicant: Direct access from the core stair to the roof and direct access from the roof to the elevator override area should be considered.

(ii) design development to provide more pronounced cornices;

Note to applicant: A contemporary approach to cornice design, and other building features, that integrates with existing facade patterns while not literally replicating historical detailing, is recommended. Cast in place or pre-cast concrete cornice treatment, to avoid oil-canning, should be considered.

(iii) design development to refine canopy, entry and storefront systems to ensure adequate weather protection and pedestrian interest;

Note to applicant: A contemporary approach that integrates with existing systems, while not literally replicating historical detailing, is recommended.

(iv) design development to maximize natural daylight into ground and second floor communal open spaces, while adhering to CPTED design principles;

Note to applicant: Provision of an external stair to connect these areas is recommended. Partial use of roof areas for communal open space should be considered.

(v) design development to ensure provision of adequate loading facilities for Retail unit 3;
(vi) design development to the lane elevation to ensure greater vision from the ramp onto lane activity;

Note to applicant: Greater transparency through the wall separating loading bay functions and through the overhead service doors would achieve this requirement.

(vii) clarification of proposed external building and open space lighting;

Note to applicant: Lighting should focus on the ground plane, and significant building features, while minimizing glare for nearby residents. Confirmation of lane lighting is required.

(viii) confirmation of proposed building colours and signage;

(ix) design development to provide for additional landscape amenity, including:

· the provision of additional trees in the second floor patio area;
· the provision of permanent seating in the second floor patio area; and
· the provision of new street trees adjacent to the development site.

Note to Applicant: Illustrate public realm on the Landscape Plan. New street trees should be noted "Final species, quantity and spacing to the approval of City Engineer and Park Board". Contact Kraige Samssen (871-6131) of Engineering, Streets Division regarding street tree spacing and quantity. Contact Bill Stephen (257-8578) of the Park Board regarding tree species.

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

A. reducing opportunities for graffiti on the lane.

Note to Applicant: Opportunities for graffiti can be mitigated by reducing areas of exposed wall, by covering these walls with plant material or a fine steel mesh or by using a protective coating material. Contact Helen Chomolok, Graffiti Coordinator at 873-7929 for further information.

B. reducing opportunities for mischief in alcoves, particularly in the lane. The creation of alcoves on new buildings is not supported. This can be achieved by reconfiguring the exit stairs so that an alcove is not created and setting back the roof deck over the entire length of the lane area to allow for door swings within the rear property line;

Note to Applicant: The building should be set back from the lane and the location of power and utility poles should be provided in the drawings.

C. reducing opportunities for theft in the underground. This problem can be mitigated by fully separating user groups including separate gating, exits and elevators;

D. reducing opportunities for theft and B&E. Elevators and stairs used by commercial/retail customers should not allow access to residential floor levels. Conversely, residential users using the bicycle storage lockers should not have access to commercial parking; and

E. reducing opportunities to access any terrace or roof space, especiallythe second floor terrace, from the roofs of adjacent buildings.

Note to Applicant: The heights and configuration of roof lines of adjacent buildings should be identified on east and west elevations of the plans to help address this issue.

(xi) removal of areaway (space below the sidewalk) adjacent the site along East Hastings Street.

(i) consolidate lots 21, 22, 23, and 24, Block 8, DL196, Plan 184;

- CARRIED UNANIMOUSLY

MOVED by Cllr. Kennedy,

B. THAT staff report back to Council with a proposed plan, including implications, on how to achieve a drug and alcohol free building at 55-67 East Hastings Street (Lux Theatre Site).

FURTHER THAT staff look at studies of the effect of offering housing as an intervention for people with alcohol problems.

- CARRIED

(Councillor Louis opposed)

(NOTE FROM CLERK: Recommendation B not a condition of the rezoning.)

5. Text Amendment:

88 West Pender Street (Sign By-law) File 1401-17

An application by Henderson Development Limited, was considered as follows:

SUMMARY: The proposed amendments to the Sign By-law would permit an interior automatic changeable copy sign [a sign made of video monitors] on the second floor to be visible from the street.

The Director of Current Planning recommended approval.

Staff Comments

Michael Gordon, Senior Central Area Planner, with the aid of schematics and a model, provided an overview of the application. Mr. Gordon advised he had received a phone call from a resident on Beatty, expressing concern with the aesthetics of bright neon lights impinging on her living space.

Applicant Comments

Larry Kerr, Henderson Development Limited, advised he had no comments to add, and was available to answer questions.

Summary of Correspondence

Council was advised the following correspondence was received since the date the application was referred to Public Hearing:

· one letter in support.

Speakers

Deputy Mayor Clarke called for speakers for and against the application.

Harry Goldberg, member of the Chinatown Historic Area Planning Committee, spoke in support of the application. He felt the project would enhance and enliven the area, and hopefully bring back the feel of an earlier era when neon signs were synonymous with a flourishing Chinatown.

Timothy Turner, representing the 183 Keefer Place Strata Council, spoke in support of the application. He felt the changeable copy sign, at the gateway to Chinatown, will attract attention and hopefully assist with the area's revitalization. The brightness should also assist with the security issues on the corner of Pender and Abbott.

Deputy Mayor Clarke called for further speakers and none came forward.

MOVED by Cllr. Kennedy,

That the application by Henderson Development Limited to amend the Sign By-law for 88 West Pender Street to permit an interior automatic changeable copy sign (a sign made of video monitors) on the second floor to be visible from the street, be approved.

- CARRIED

(Councillors Bass and Louis opposed)

(Councillor Puil not present for the vote)

RISE FROM COMMITTEE OF THE WHOLE

MOVED by Cllr. Louis,

THAT the Committee of the Whole rise and report.

- CARRIED UNANIMOUSLY

ADOPT REPORT OF COMMITTEE OF THE WHOLE

MOVED by Cllr. Louis,
SECONDED by Cllr. Don Lee,

THAT the report of the Committee of the Whole be adopted.

- CARRIED UNANIMOUSLY

BY-LAWS

1. A By-law to designate heritage property, and to amend By-law No. 4837, being the Heritage By-law (615 Princess Avenue)