CITY OF VANCOUVER

SPECIAL COUNCIL MEETING MINUTES

MARCH 8, 2001

A Special Meeting of the Council of the City of Vancouver was held on Thursday, March 8, 2001, at 7:30 p.m., in the Council Chamber, Third Floor, City Hall, for the purpose of holding a Public Hearing to consider proposed amendments to the Zoning and Development By-law and the False Creek North and Southeast Granville Slopes Official Development Plans.

PRESENT: Mayor Philip Owen

Councillor Fred Bass
Councillor Jennifer Clarke
Councillor Daniel Lee
Councillor Tim Louis
Councillor McCormick
Councillor Sam Sullivan

ABSENT: Councillor Lynne Kennedy (Leave of Absence)

Councillor Don Lee (Civic Business)
Councillor Gordon Price
Councillor George Puil (Leave of Absence)

CITY CLERK'S Tarja Tuominen, Meeting Coordinator
OFFICE:

COMMITTEE OF THE WHOLE

MOVED by Cllr. McCormick,
SECONDED by Cllr. Daniel Lee,

THAT this Council resolve itself into Committee of the Whole, Mayor Owen in the Chair, to consider proposed amendments to the Zoning and Development By-law and the False Creek North and Southeast Granville Slopes Official Development Plans.

- CARRIED UNANIMOUSLY

1. Text Amendment: Small Satellite Dishes

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

Summary: The proposed text amendment would exempt small satellite dishes from development permit requirements.

The Director of Current Planning recommended approval.

Staff Comments

Pat Johnston, Planner, advised the proposed amendment will expand provisions currently in the Zoning and Development By-law by exempting small satellite dishes from development permit requirements providing they do not exceed the height limit of the zoning district in which they are located. Satellite dishes will probably continue to come down in size. Staff will look at the issue again if satellite dishes become a problem in the future.

Summary of Correspondence

There was no correspondence received on this application since the date it was referred to Public Hearing.

Speakers

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

Council Decision

MOVED by Cllr. Bass,

THAT the application by the Director of Current Planning to amend Section 5 of the Zoning and Development By-law to exempt small satellite dishes from development permit requirements be approved.

- CARRIED UNANIMOUSLY

2. Text Amendment: Southeast Granville Slopes Official Development Plan

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

Summary: The proposed amendment to the Southeast Granville Slopes ODP would permit residential use (townhouses) at grade in certain locations.

The Director of Current Planning recommended approval.

Staff Comments

Rob Whitlock, Planner, advised the proposed amendment responds to an enquiry for a change of zoning to permit residential use on the ground level of quieter street frontages. Some commercial spaces have been vacant for a number of years. It is evident the original requirement for the amount of commercial space was overly ambitious. The proposed permitted residential use would be in a townhouse format with a front door at the sidewalk level; stacked units would not be permitted.

Larry Beasley, Director of Current Planning, responded to questions on permitting office space. He advised the Official Development Plan encourages a positive interactive vitality on the street. Office uses do not contribute to the street interest as well as residential and retail uses. Staff expect the volume of pedestrian activity in the area to increase, encouraging the addition of a combination of cafes and other retail uses.

Summary of Correspondence

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

· one letter registering opposition as applicable to their building at the south foot of Hornby Street.

Speakers

Mayor Owen called for speakers for and against the application.

Bill Grenier requested consideration to include his building in the proposed amendment. He has been unable to rent some of his commercial space for five years. In addition, it is difficult to get commercial space which is compatible with residential space. Residents don't want restaurants or many other commercial uses; parking is limited. Office space offers no real variety to the street.

Staff Closing Comments

Mr. Beasley advised there is no problem if Council decides to extend the proposed amendment to include the property owned by the speaker; it will not be incompatible with the intent of the proposal.

Council Decision

MOVED by Cllr. Clarke,
A. THAT the application by the Director of Current Planning to amend the Southeast Granville Slopes Official Development Plan to permit residential uses at grade in certain locations be approved.

B. THAT the application be amended to add 1675 Hornby Street to permit the residential plus public oriented uses.

- CARRIED UNANIMOUSLY

3. Text Amendment: 650 West 41^st Avenue (Oakridge Shopping Centre)

An application by Moodie Consultants Ltd. was considered as follows:

Summary: To amend the existing CD-1 to simplify and re-align commercial floor area definitions and allotments.

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

Also before Council was a memorandum dated March 8, 2001 from Larry Beasley, Director of Current Planning, advising to withdraw condition (b) from the agenda related to the application. In the memorandum, Mr. Beasley further advised the proposed changes are essentially of a housekeeping nature and do not add development capacity or measurable value to the site, whereas requirement of the condition would represent a significantly greater obligation for the applicant than has long existed with the existing agreements.

Staff Comments

Rob Whitlock, Planner, described the application, noting the proposal will eliminate the term `department store' and increase the floor area limit for other retail uses. In addition, the proposed amendment will require a minimum amount of foodfloor space but that it be maintained as a separate area. The amendment also establishes a limit on the amount of entertainment use and does not allow family sports or entertainment centres. The proposed amendment does not increase the floor area. Staff recommend approval of the application with the withdrawal of condition (b).

Applicant Comments

Jim Moodie, Moodie Consultants Ltd., applicant, briefly described the proposal, noting it was mainly housekeeping amendments to the original CD-1 By-law for the site. Nonew development is associated with the application.

Summary of Correspondence

There was no correspondence received on this application since the date it was referred to Public Hearing.

Speakers

Mayor Owen called for speakers for and against the application.

Sophie Tsun, area resident, presented a petition on behalf of the residents and people who work in the Oakridge area, who feel affected by the proposed rezoning due to concerns about a greater increase in vehicle traffic. The petitioners request a "special crosswalk" be provided to replace the existing north-south crosswalk at West 41^st Avenue between Heather Street and the south sidewalk of West 41^st Avenue bordering Oakridge Shopping Centre. Ms. Tsun highlighted specific areas of concern and suggested several possible solutions. Ms. Tsun also advised a copy of the petition has been provided to Traffic Management.

In response to questions, Paul Pinsker, Parking and Development Engineer, advised once the development of the 1991 approved expansion of the Oakridge Shopping Centre goes ahead, there will be improved signalization and pedestrian access to the mall.

Larry Beasley, Director of Current Planning, further advised there is already an agreement in place to make improvements in traffic management as part of the expansion.

Applicant Closing Comments

Mr. Moodie advised he had no further comments.

Council Decision

MOVED by Cllr. Clarke,
A. THAT the application by Moodie Consultants Ltd. to amend the existing CD-1 By-law for 650 West 41^st Avenue (Oakridge Shopping Centre) to simplify and re-align commercial floor area definitions and allotments, be approved subject to the following condition:

(a) 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.

- CARRIED UNANIMOUSLY

MOVED by Cllr. Bass,
B. THAT the City Engineer review the issue of a pedestrian-controlled traffic light for crossing 41^st Avenue in the vicinity of Heather and Manson Streets and report back to Council in a timely fashion.

- CARRIED UNANIMOUSLY

4. Text Amendment: 875 Expo Boulevard (858 Beatty Street)

An application by Matt Meehan, PCI Properties, and the Director of Current Planning was considered as follows:

Summary: To amend the existing CD-1 zoning to replace residential use by commercial uses and to amend the False Creek False Creek North Official Development Plan to maintain the balance of residential and commercial uses in False Creek North.

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

Also before Council, was a memorandum dated March 7, 2001, from Lynda Challis, Acting Senior Rezoning Planner, suggesting the following amendments to the conditions:

1. Before the clause (d) "REPORT BACKS" add the following:

"DESIGN GUIDELINES c) THAT the proposed revised design guidelines entitled "Quayside Neighbourhood CD-1 Guidelines" be adopted by resolution of Council at the time of enactment of the CD-1 By-law."

2. In the clause entitled as "AGREEMENTS" reletter the clause from (d) to (e).

Staff Comments

Phil Mondor, Planner, described the site and the area surrounding it. The application is generally for an office building, and replaces a residential use originally approved for the site. The overall balance between residential and commercial uses will be maintained. Parking will be largely below grade, with access from Beatty Street and Expo Boulevard. The applicant has requested 361 parking spaces; staff will support 346 spaces, with 40 spaces being public, short-term parking.

Applicant Comments

Peter Busby, representing the applicant, advised he 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:

· three letters in support of the application

Speakers

The Mayor called for speakers for and against the application.

The following spoke in support of the application:

· Sherry Thodos
· Tracey Short

The foregoing speakers supported the application based on one or more of the following points:

· will be a tenant; looks forward to utilizing all amenities of the city;
· in favour of proposed number of parking spaces; will provide additional parking available to daily use.

Bev Ballantyne (brief filed) spoke against the application, noting three areas of concern: the shift of social housing component; the proposed building setback relaxation; and the proposed additional parking spaces.

Applicant Closing Comments

Peter Busby advised the applicant supported the staff recommendation for 246 parking spaces. With regard to the proposed setbacks, the current setbacks are 6.7 metres. The proposal is for 5.1 metres, which compares to 4.1 metres on Robson and 5.5 metres on Smythe Street.

Matt Mehan, applicant, advised the City's Housing Department was comfortable withthe relocation of the non-market housing use to Area 7B, adjacent to International Village.

Staff Closing Comments

Larry Beasley, Director of Current Planning, advised the security of the non-market housing transferred to Area 7B is air-tight.

Council Decision

MOVED by Cllr. Clarke,
A. THAT the application by Matt Meehan, PCI Properties, and the Director of Current Planning, to amend the existing CD-1 by-law for 875 Expo Boulevard (858 Beatty Street) to replace residential use by commercial uses and to amend the False Creek North Official Development Plan to maintain the balance of residential and commercial uses in False Creek North, be approved subject to the following conditions:

FORM OF
DEVELOPMENT (a) THAT the proposed form of development be approved by Council in principle, generally as prepared by Busby + Associates Architects Inc. and stamped "Received, City Planning Department, December 22, 2000", providing that the Director of Planning, or Development Permit Board, may allow alterations to this form of development when approving the detailed scheme of development as outlined in (b) below;
DEVELOPMENT
APPROVAL (b) THAT, prior to the final approval by Council of the form of development, the applicant shall obtain approval of a development application by the Director of Planning, or Development Permit Board, who shall have particular regard to the following:

DESIGN (i) due to the significance of the site at this major entrance to the downtown, on axis with the Cambie Bridge, design development of the south corner of the building (at corner of Smithe Street and Expo Boulevard) to create a strong image, including building elements and materials, building entrance, proposed canopy, and possibly public art, which provide a welcome into the Downtown Peninsula;

(ii) design development to give more character to the building so that activity is visible to Cambie Bridge and Smithe Street traffic. The entrance at the south corner, in particular, on axiswith Bridge, should be animated to create strength;

(iii) design development on the Smithe Street facade, including activities on roof plaza, to complement the street;

(iv) building setback of 2.1 m at the Beatty and Smithe Street property lines, but relaxation of this may be considered on Smithe Street near Expo Boulevard to achieve (i) and (ii);

CRIME PREVENTION THROUGH
ENVIRONMENTAL
DESIGN (CPTED) (v) design development to take into consideration the principles of CPTED having particular regard to reducing opportunities for theft and maximizing personal safety in the underground parking garage, reducing opportunities for vandalism and graffiti, and ensuring that private and public pedestrian routes are distinguishable;

LOADING SPACES (vi) loading spaces to be provided according to the provisions of the CD-1 By-law except that a minimum of five Class A spaces and 4 Class B spaces must be provided for this development;

BICYCLE PARKING (vii) bicycle parking and related facilities to be provided according to Section 6 of the Vancouver Parking By-law;

BC PLACE GAP
SITE (viii) should development application be submitted for one development on Site 5GH and the abutting BC Place Gap site at 855 Expo Boulevard, consolidation of the two sites will be required prior to issuance of development permit and staff will refer to Council for final approval of the form of development a combined final detailed scheme of development on the consolidated site. [Note to applicant and staff: The CD-1 By-law (# 325) for the Gap site allows for 400 m² (4,305 sq. ft.) for Retail/Service uses and 1,600 m² (17,223 sq. ft.) for Parking Uses. If the sites are consolidated, the property owner will be encouraged to make application to consolidate the CD-1 By-law provisions for both sites.]

DESIGN
GUIDELINES (c) THAT the proposed revised design guidelines entitled "Quayside Neighbourhood CD-1 Guidelines" be adopted byresolution of Council at the time of enactment of the CD-1 By-law.

REPORT BACKS (d) THAT, when the Director of Planning recommends final approval by Council of the form of development, he will, in consultation with the General Manager of Engineering Services and the Director of Real Estate Services, report to Council on

PAYMENT-IN-LIEU (i) the proposed disposition of payment-in-lieu monies to be received from the property owner under the terms and conditions of the Stadium Parking Agreement. The monies might contribute to the construction of an extension of the Terry Fox Plaza and pedestrian connections linking the plaza to Expo Boulevard (Note: Such monies are to be received prior to issuance of occupancy permit), and

BC PLACE GAP
SITE (ii) the status of negotiations among the property owners regarding the ownership and comprehensive development of a consolidated site which includes Site 5GH and the Gap site.

AGREEMENTS (e) THAT, prior to enactment of the amending By-laws, at no cost to the City, the registered owner shall make arrangements for the following:

NON-MARKET
HOUSING (i) the Quayside Neighbourhood Non-Market Housing Agreement to be amended to delete Site 5GH as a site for non-market housing and a Non-Market Housing Agreement be executed which secures the provision of a site in Area 7B for 100 non-market housing units (50 family and 50 non-family), both on terms and conditions to the satisfaction of the Director of the Housing Centre and the Director of Legal Services;

LAND EXCHANGE (ii) execute an agreement, satisfactory to the City Manager and Director of Legal Services, to complete a land exchange of portions of the site and surrounding roads. The lands will be exchanged with no cost to either party, except for conveyancing costs. The portions of land proposed in the land exchange are generally shown as Appendix H; and

BEATTY STREET
BULKHEAD (iii) execute an agreement, satisfactory to the General Manager ofEngineering Services and the Director of Legal Services, for provision and maintenance of a bulkhead to ensure continued support of Beatty Street adjacent to the site.

B. THAT Diagram 2 regarding non-market housing sites in the CD-1 By-law be amended to remove Site 5GH.

- CARRIED

(Councillor Louis opposed)

The Special Council adjourned at 9:05 p.m.

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(c) 1998 City of Vancouver