PUBLIC HEARING AGENDA

DATE:	Tuesday, April 10 and 24, 2001
PLACE:	Council Chamber Third Floor, City Hall 453 West 12th Avenue

The Public Hearing reconvened and concluded on April 24, 2001.

Minutes of the meeting.

1. Heritage Designation: 154-156 East 7^th Avenue

Administrative Report dated March 21, 2001, refers.

Summary: To designate the building as a protected heritage building.

Applicant: Rick Erickson

Recommended Approval: By the Director of Current Planning.

2. Text Amendments: 4066 Macdonald Street/2785 Alamein Avenue &

55-67 East Hastings Street

Policy Report dated February 16, 2001, refers.

Summary: The proposed text amendments would clarify parking requirements and floor space exclusion provisions in two separate CD-1 by-laws.

Applicant: Director of Current Planning.

Recommended Approval: By the Director of Current Planning

3. Text Amendment: 201 Burrard Street [Burrard Landing]

Policy Report dated March 9, 2001, refers.

Summary: To amend CD-1 By-law No. 7679 and the Coal Harbour Official Development Plan, By-law 6754, to allow in Sub-Area 1 increases in the height of two buildings and Hotel and Live/Work uses.

The amended CD-1 Guidelines (Burrard Landing) are presented for adoption in principle by City Council.

Applicant: Ron Lea, Baker McGarva Hart Architecture for CD-1 By-law, Director of Current Planning for Coal Harbour Official Development Plan.

Recommended Approval: Option A, by the Director of Current Planning, subject to the following conditions, as proposed for adoption by resolution of Council:

NOTE: There are three options for the maximum building height on development parcel 2A (proposed hotel tower at Burrard/Cordova):

Option A - Director of Current Planning recommendation - 122 m (400 feet)
Option B - For Council Consideration - 130.5 m (428 feet)
Option C - Applicant's Request - 135.4 m (444 feet)

FORM OF DEVELOPMENT
APPROVAL (a) THAT the illustrative form of development for Parcel 2A prepared by Baker McGarva Hart Architecture and the proposed form of development for Parcel 2B prepared by James KM Cheng Architects, and stamped "Received, City Planning Department, February 15, 2001", be approved by Council in principle, provided that the Director of Planning, or Development Permit Board, may allow alterations to the form of development when approving the detailed scheme of development as outlined in (b) below.

[NOTE: The form of development for the proposed hotel on Parcel 2A will be presented to Council for approval when the program requirements for the hotel are finalized by a property owner and submitted in a development application.]

DEVELOPMENT
APPROVAL (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, or Development Permit Board, who shall have particular regard to the following:
DESIGN
DEVELOPMENT For development on Parcels 2A and 2B:

(i) design development to the lower level massing of both towers, to better relate to one another and to break down the scale of high podium elements, including a lowering of the height of the hotel podium if possible;

(ii) design development to the lower level facade treatments on both sites, to provide continuous weather protection for pedestrians;

(iii) design development to the massing and articulation of both towers, to refine and clarify the architectural treatments, and to maximize their slimness, noting their prominence on the skyline;

For Phase 1 development - Parcel 2B (Office and Live/Work):

(iv) design development to the public open space area adjacent to Thurlow Street on Parcel 2B, to provide a high quality treatment with special paving, seating, lighting, trees and landscaping appropriate to its use and function, taking into account the Plaza Design Guidelines;

(v) design development to the shared vehicular arrival plaza on Parcel 2B, to provide high quality pedestrian amenity and treatment commensurate with its highly public use and function, and to provide an attractive overlook from neighbouring towers;

(vi) design development to the northerly interface of the building on Parcel 2B with the future extension of the Canada Place viaduct, to ensure that a normalized, positive, active pedestrian relationship with the street can exist should street grade levels be lowered if the Trade and Convention Centre proposal for Sub-Area 2 does not proceed in future;

For Phase 2 development - Parcel 2A (proposed Hotel):

(vii) design development to the architectural treatment of the Burrard Street facade of the proposed tower on Parcel 2A, to relate positively to the adjacent Marine Building, noting the landmark role of this heritage building;

(viii) design development to the architectural treatment and massing of the tower, to maximize the slimness of the tower top and reduce its bulkiness, and to meet viewcone height restrictions;

Note to applicant: some massing may be redistributed from the top of the tower to lower floors above the podium while minimizing as much as possible the view blockage of such building mass on Marine Building views.

(ix) design development to the ground level setbacks and treatment of the exit stairways from the podium levels above, to minimize their impacts on the pedestrian use of the adjacent public realm, and the extent of blank walls along the sidewalks;

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

- keeping the under deck parking visibly open to Waterfront Road and the SkyTrain rail line to maximize surveillance while keeping the parking area secure with decorative grillwork and security measures such as overhead gating, separation of user groups, and glassed-in vestibules for the shuttle elevators serving the parking,
- locating perimeter exit stairs within the building structure and ensuring that alcoves will not be created on the street, and
- reducing opportunities for skateboarding and mischief in the public plazas;

TRANSPORTATION

(xi) Provide a complete Bus Management Plan, to the satisfaction of the General Manager of Engineering Services, to regulate the operation, circulation, loading/unloading, parking and storage of tour buses serving Parcel 2A, as called for in City Council's approval of the Bus Impact Task Force recommendations; and

PARKING (xii) Parking, loading, bicycle parking and off-street taxi, bus, and car passenger spaces are to be provided according to the provisions of the Parking By-law, to the satisfaction of the Director of Planning in consultation with the General Manager of Engineering Services.
DESIGN
GUIDELINES (c) THAT the proposed revised designed guidelines entitled "Burrard Landing (201 Burrard Street) CD-1 Guidelines" be adopted by resolution of Council at the time of enactment of the CD-1 By-law.
AGREEMENTS

(d) THAT, prior to enactment of the CD-1 By-law, the registered owner shall, at no cost to the City:

CHARGE
SUMMARY (i) Make suitable arrangements to the satisfaction of the General Manager of Engineering Services and the Director of Legal Services for clarification of charges shown on title (a charge summary should be provided) and, if necessary, for the modification, release, extension or replacement of such charges, on terms acceptable to the Director of Legal Services.
SUBDIVISION
PLAN (ii) Subdivide existing Lots 28, 29 and 30 to create Lots 1, 2 and 3 consistent with the reconfiguration of development parcels 2A, 2B and 2C.

[NOTE: THIS SUBDIVISION WILL OCCUR BEFORE REZONING IS ENACTED, SO THE AGREEMENTS WILL APPLY TO THE NEW LOTS.)

NO-DEVELOPMENT
COVENANT FOR PARCELS
2A AND 2C (iii) Execute an agreement, on terms acceptable to the Director of Legal Services, that prohibits the development of Parcel 2A (proposed Lot 1) and Parcel 2C (proposed Lot 3) until such time as (1) access to both parcels has been resolved to the satisfaction of the General Manager of Engineering Services, and (2) any rights of way that may be required, to the satisfaction of the General Manager of Engineering Services, are secured on terms acceptable to the Director of Legal Services.
ACCESS TO
PARCEL 2B (iv) Execute an agreement, on terms acceptable to the Director of Legal Services, to secure access to the service level parking and loading facilities located on Parcel 2B (proposed Lot 2) to the satisfaction of the General Manager of Engineering Services.
SERVICES
AGREEMENT (v) Execute a modification to the existing Services agreement, on terms acceptable to the Director of Legal Services, to secure a temporary walkway adjacent to Parcel 2A and Parcel 2B, on the north side of the 1000 block of Cordova Street between Thurlow Street and Burrard Street, until these parcels are developed and a permanent sidewalk can be provided along the north side of the 1000 block of Cordova Street between Thurlow Street and Burrard Street to the satisfaction of the General Manager of Engineering Services.
RIGHT OF WAY
FOR SIDEWALKS (vi) Execute an agreement, on terms acceptable to the Director of Legal Services, to secure a sidewalk right of way through the lands including the obligations for support and maintenance, to the satisfaction of the General Manager of Engineering Services.
STREET
LANDSCAPING (vii) Execute an agreement, on terms acceptable to the Director of Legal Services, to secure installation, maintenance, irrigation and support of all street trees and landscaping features to be located in the road dedication adjacent to Parcels 2A and 2B, to the satisfaction of the General Manager of Engineering Services.
FIRE ACCESS FOR
LOTS 1 AND 2 (viii) Execute an agreement, on terms acceptable to the Director of Legal Services, to secure access and specific construction details for fire and emergency access to Parcels 2A and 2B, via the arrival plaza, off Cordova Street, to the satisfaction of the General Manager of Engineering Services.

RIGHT OF WAY FOR THE
ARRIVAL PLAZA (ix) Execute an agreement, on terms acceptable to the Director of Legal Services, to secure mutual access rights for Parcels 2A and 2B for the shared use of the arrival plaza, including provision for bus parking and loading, to the satisfaction of the General Manager of Engineering Services.
PUBLIC OPEN
SPACE (x) Execute an agreement, on terms acceptable to the Director of Legal Services, to secure public access rights to, and maintenance of, the Thurlow Street plaza on Parcel 2B, to the satisfaction of the Director of Planning and the General Manager of Engineering Services.
DAY CARE
AGREEMENT (xi) Noting that the existing agreement to construct, finish and fit-up a 37-space licensed childcare facility on Parcel 2B will remain in full force and effect, amend the existing agreement respecting the payment-in-lieu contribution, on terms acceptable to the Director of Legal Services, to reflect any changes to the payment-in-lieu amount resulting from the rezoning of Parcels 2A and 2B, to the satisfaction of the Director of Social Planning.
PUBLIC ART
AGREEMENT (xii) NOTE: The existing agreement calls for Option C under the City's Public Art for Private Development Program, the ownermay, prior to issuance of the Development Permit, amend the existing agreement, to the satisfaction of the Director of Social Planning and on terms acceptable to the Director of Legal Services, to elect Option A, B, or C.

Where the Director of Legal Services deems appropriate, the preceding agreements are to be drawn, not only as personal covenants of the property owner, but also as Covenants pursuant to Section 219 of the Land Title Act.

Such agreements are to be registered in the appropriate Land Title Office, with priority over such other liens, charges and encumbrances effecting the subject site as is considered advisable by the Director of Legal Services; and otherwise, to the satisfaction of the Director of Legal Services, prior to enactment of the by-law; provided, however, the Director of Legal Services may, in her sole discretion and on terms she considers advisable, accept tendering of the preceding agreements for registration in the appropriate Land Title Office, to the satisfaction of the Director of Legal Services, prior to enactment of the by-law.

The preceding agreements shall provide security to the City including indemnities, warranties, equitable charges, letters of credit and withholding of permits, as deemed necessary by and in a form satisfactory to the Director of Legal Services.

The timing of all required payments shall be determined by the appropriate City official having responsibility for each particular agreement, who may consult other City officials and City Council.

4. Sign By-law: 88 West Pender Street [International Village]

Policy Report dated February 8, 2001, refers.

Summary: The proposed amendment would alter the custom-tailored site-specific sign regulations which apply to International Village.

Applicant: Henderson Development (Canada) Ltd.

Recommended Approval: By the Director of Current Planning

5. Rezoning: 1175 Broughton Street

Policy Report dated February 27, 2001, refers.

Summary: The proposed rezoning would permit congregate housing, a multi-purpose church hall and parking for the development and the adjacent church.

Applicant: Studio One Architects

Recommended Approval: By the Director of Current Planning, subject to the following conditions, as proposed for adoption by resolution of Council:

(a) That the proposed form of development be approved by Council in principle, generally as prepared by Studio One Architects, and stamped "Received City Planning Department", October 19, 2000, 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 the impact of the increased density on Davie Street, by increasing the setback along Davie to 6.1 m (20 ft.);

(ii) design development to provide a 0.6 - 0.9 m (2-3 ft.) planter for landscaping along the lane;

(iii) design development to improve and lighten the appearance of the top floor through architectural treatment and expression;

Note to applicant: The use of additional glazing, colour, or detailing approaches should all be explored.

(iv) design development to reduce the height of the proposed elevator penthouse;

(v) design development to provide more direct pedestrian access from Broughton Street to the proposed church hall use;

(vi) design development to enhance the residential character of the Davie Street facade and increase pedestrian interest by providing a limited, sunny patio area in the Davie Street side yard, and access from the adjacent dining area;

Note to applicant: A more residential treatment of the three glazed dining room bays at the main floor level, and the provision of an appropriately detailed canopy is recommended.

(vii) design development to improve the relationship to the public realm (sidewalks) by further articulating the stone retaining wall;

(viii) design development to improve pedestrian interest and public amenity by providing additional landscape elements at the corner of Davie and Broughton Streets;

(ix) design development, generally in accordance with draft congregate housing guidelines, to:

(1) provide a minimum dining room size of _ of 2 m² (21.5 sq. ft.) per unit and an operating plan to indicate that residents and visitors can be accommodated;

(2) provide an area adjacent to the dining room suitable for parking walkers;

(3) provide a minimum of 97.5 m² (1,050 sq. ft.) of usable ground floor amenity space for the exclusive use of the residents of the building and a minimum of 46.3 m² (498 sq. ft.) of usable amenity space on the 3^rd floor;

(4) re-configure unit design to move the kitchenette closer to the living area. Stove tops adjacent to entrance doors are not acceptable;

(5) re-configure unit designs to increase useable living space;

(6) re-configure unit washrooms to enlarge the shower area to:

· provide space for a permanent seat and grab bars;
· allow more access to the shower area so that a second person can assist the resident;

(7) provide a minimum of 1.5 m (5 ft.) length of closet space in each unit;

(8) provide useable and accessible storage in individual units or elsewhere in the building for large personal items belonging to residents of the congregate housing units;

(9) provide usable storage in the common areas for tables, chairs, equipment, games, movies, etc.;

(10) enlarge or combine the amenity rooms on the upper floors (2^nd to 8^thfloors) to make the space more useable;

Note to applicant: Amenity room dimensions of 2.7 m (9 ft.) by 6.1 m (20 ft.) restrict usability. Consider amalgamating some amenity space rooms to provide more functional space.

(11) consider relocating wheel-chair accessible units to 2^nd and 3^rd floor;

(x) design development of the ground floor, including stairs and elevators, to designate separate space for church hall use and congregate housing use, to the satisfaction of the Director of Planning, Director of Social Planning and Director of the Housing Centre, and having particular regard to:

(1) separation by a solid wall (soundproofed) between the church hall and congregate housing common area;

(2) public access between the parking garage, church hall and church;

Note to applicant: The public and church members should not use the elevator and stairs intended for the congregate housing residents. An additional elevator may be required.

(3) wheelchair access to the church hall; and

(4) washrooms for the church hall users.

(xi) provision of a fire safety plan which includes 24 hour staff assistance to residents in case of an emergency;

(xii) design development to ensure Vancouver Building By-law building permit requirements are anticipated at the development permit stage (eg. fire separation, disabled access, areas of refuge);

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

(1) reducing opportunities for theft in the underground by gating the underground at the ramp;

(2) increasing safety and security in the underground in accordance with section 4.12 of the Parking By-law by partially glazing exit stair doorsand giving consideration to painting the walls and ceilings white;

(3) reducing opportunities for graffiti on the lane;

(4) reducing opportunities for mischief and B&E along the lane;

(xiv) provision of a legal survey illustrating the following information:

(1) existing trees 20 cm caliper or greater on the development site;

(2) the public realm (property line to curb), including existing trees, street utilities such as lamp posts, fire hydrants, etc. adjacent to the development site; and

(c) That, prior to enactment of the CD-1 By-law, the registered owner shall, at no cost to the City:

(i) make suitable arrangements, to the satisfaction of the Director of Legal Services and the Approving Officer, to consolidate lots 19 and 20, Block 49, D.L. 185, Plan 92;

(ii) make suitable arrangements, to the satisfaction of the General Manager of Engineering Services, for all new hydro and telephone services to be undergrounded from the closest existing suitable service point including a review of the impact of the new site servicing to determine it's effect on the neighbourhood (this could result in the service point being adjusted to reduce the impact on the surrounding neighbourhood);

(iii) register a legal agreement against title to the lands in a form satisfactory to the Director of Legal Services, providing that the owner of the rental congregate housing development shall not strata-title any of the units;

(iv) pay to the City a Community Amenity Contribution of $65,064.35.

Where the Director of Legal Services deems appropriate, the preceding agreements are to be drawn, not only as personal covenants of the property owner, but also as Covenants pursuant to Section 219 of the Land Title Act.

Such agreements are to be registered in the appropriate Land Title Office, with priority over such other liens, charges and encumbrances effecting the subject site is considered advisable by the Director of Legal Services, and otherwise, to the satisfaction of the Director of LegalServices, prior to enactment of the by-law; provided, however, the Director of Legal Services may, in her sole discretion and on terms she considers advisable, accept tendering of the preceding agreements for registration in the appropriate Land Title Office, to the satisfaction of the Director of Legal Services, prior to enactment of the by-law.

The preceding agreements shall provide security to the City including indemnities, warranties, equitable charges, letters of credit and withholding of permits, as deemed necessary by and in a form satisfactory to the Director of Legal Services.

The timing of all required payments shall be determined by the appropriate City official having responsibility for each particular agreement, who may consult other City officials and City Council.

6. Text Amendment: 3602 Vanness Avenue [Collingwood Village]

Policy Report dated February 19, 2001, refers.

Summary: The proposed text amendment would alter the form of development of sub-areas 7, 8 & 10 by adjusting tower locations, height and floorplates and increasing the amount of open space.

Applicant: Concert Properties Ltd.

Recommended Approval: By the Director of Current Planning, subject to the following conditions , as proposed for adoption by resolution of Council:

(a) THAT the proposed schematic development be approved by Council in principle, generally as prepared by Concert Properties Ltd., and stamped "Received City Planning Department, September 14, 2000", specifically in relation to the siting of buildings, development of ground plane, general building heights and massing, to be further articulated with design guidelines which will guide and adjudicate the scheme through the development permit process.

(b) THAT amendments to the "Joyce/Vanness CD-1 Guidelines" be submitted for final approval at the time of by-law enactment.

(c) THAT, prior to approval by Council of the form of development for each portion of the project, 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 take into consideration the principles of Crime Prevention Through Environmental Design (CPTED) having particular regard for:

- reducing opportunities for cutting through the blocks while maintaining visual permeability,
- reducing opportunities for theft in underground parking,
- reducing opportunities for break and enter into residential units, and
- reducing opportunities for vandalism such as graffiti; and

(ii) design development to the architectural treatment of the two taller towers to emphasize their "signature" role including:

- highlighting tower lobbies and lower level treatment facing the East Park (Public Realm); and
- reinforcing the proposed "shoulder" massing as depicted in the model, through materials, detailing and colour; and

(iii) design development for bicycle parking combined with bulk storage to ensure that Parking By-law requirements are met to the satisfaction of the General Manager of Engineering Services and the Director of Planning, and to:

(1) provide high quality locker construction and security features;

(2) locate bicycle parking no lower than the first complete parking level below grade.

Note to Applicant: Bicycle parking portion of the storage locker must be in excess of the bulk storage requirement.

(d) THAT, prior to enactment of the CD-1 By-law, the registered owner shall, at no cost to the City:

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

(1) clarification of all charges registered in the Land Title Office against title to the lands (a charge summary, including copies of all charges, must be provided) and modification, extension or release of any charges deemed necessary by the Director of Legal Services;

Note: This will clarify any servicing requirements that may stem from the various servicing agreements currently charged to title of the land.

(2) dedication of a 2.0 m strip of land from lots A, B, C and D adjacent Vanness Avenue.

Note: This requirement will not supercede any provisions for a similar dedication that may be required from the servicing agreements charged to the title of the lands.

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(c) 1998 City of Vancouver