Public Hearing - July 26, 2001

PUBLIC HEARING AGENDA

DATE: Thursday, July 26, 2001

TIME: 7:30 p.m.

PLACE: COUNCIL CHAMBER

THIRD FLOOR, CITY HALL
453 WEST 12TH AVENUE

Minutes of the meeting.

1. HERITAGE DESIGNATION: 55 Water Street

Administrative Report dated July 9, 2001, refers.

Summary: To secure the rehabilitation and municipal protection of the building and permit a heritage bonus for transfer off-site.

Applicant: Paul Merrick Architects Ltd.

Recommended Approval: By the Director of Current Planning

2. REZONING: 1128 West Hastings Street (Pinnacle Hotel)

Policy Report dated June 26, 2001, refers.

Summary: The proposed rezoning from DD to CD-1 would permit additional heritage density to be transferred to this existing mixed-use hotel/residential building to allow for retail and hotel service use of currently exempt floor space.

Applicant: Hancock Bruckner Eng & Wright 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 form of development be approved by Council in principle, generally as approved by the Director of Planning for DE 401550 (issued September 15, 1997) and amended by DE 403325 (issued July 23, 1998) and DE 404214 (issued December 7, 1999) and plans prepared by Eng Wright Bruckner Partners, Architects, and stamped "Received City Planning Department, January 12, 2001".

(b) That, prior to enactment, arrangements are made to the satisfaction of the Director of Legal Services verifying that the applicant has acquired 298.39 m² (3,212 sq. ft.) of heritage density bonus from a heritage donor site.

3. REZONING: 335-349 East 16th Avenue

Policy Report dated June 15, 2001, refers.

Summary: The proposed rezoning from RM-4N to CD-1 would permit the development of a Special Needs Residential Facility - Group Living and Dwelling Units in conjunction with this use.

Applicant: Davidson Yuen Simpson 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 prepared by Davidson Yuen Simpson Architects, and stamped "Received, City Planning Department, May 7, 2001", be approved by Council in principle, provided that the Director of Planning, or Development Permit Board, may allow minor alterations to the 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, or Development Permit Board, who shall have particular regard to the following:

(i) design development to reduce the impact of the overall bulk of the building through the consideration of fourth floor setbacks, different and lighter material expression for the fourth floor,and de-emphasis of the cornice;

(ii) design development to increase the prominence and legibility of the principal building entrance;

(iii) design development to provide a secured garage in place of the proposed carport;

(iv) design development to relocate the proposed side entrance closer to the street to improve the relationship with adjacent development to the east;

(v) design development to consider an increase in the amount of passive useable outdoor open space on site;

(vi) design development to the roof decks to include more planting;

(vii) further landscape development to ensure that all plants be child-safe i.e. non-poisonous; and

(viii) design development to minimize opportunities for crime through the use of CPTED principles (Crime Prevention Through Environmental Design), with particular regard for:

· graffiti and vandalism in the lane area, and;
· car crime in the lane, through improved treatment of the rear lane and consideration of making the carport into a garage, with lattice between the shelter and the back wall of the garage.

(c) 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, for undergrounding of all new Hydro and Telus services for the development from the closest existing suitable service point, including a review of the servicing requirements to determine their impact on the surrounding neighbourhood; and

(ii) Execute a housing agreement under Section 565.2 of the Vancouver Charter, on terms acceptable to the Director of Legal Services, to secure 100% occupancy for core needindividuals and households, to the satisfaction of the Director of the Housing Centre.

4. REZONING: 601 West 10th Avenue (Cancer Research Clinic)

Policy Report dated June 5, 2001, refers.

Memorandum dated July 20, 2001, from the Director of Current Planning, refers.

Summary: The proposed rezoning from C-3A to CD-1 would permit a two phase development of a Cancer Research Centre including laboratory, hospital and ancillary uses, office and limited grade level retail.

Applicant: Henriquez Partners/IBI Group

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 Richard Henriquez / IBI Group, Architect, and stamped "Received City Planning Department April 3, 2001", 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 apparent visual impact of the phase 1 building's massing through architectural treatment and articulation;

(ii) design development to the 3 m setback along 10th Avenue to enhance the Public Realm and pedestrian amenity along this highly pedestrianized sunny side of the street;

(iii) provision of retail, restaurant, commercial services and other active public oriented uses at grade on the Heather Street frontage and significant portions of the 10th Avenue frontage;

Note to Applicant: Retail and restaurant uses are particularlyimportant on Heather Street. Restaurant use with outdoor seating at the sunny 10th Avenue/Heather Street corner should be incorporated as a compliment to the future park to the southwest.

(iv) design development to provide landscape buffers including a cantilevered landscaped feature or other landscape treatment incorporating public seating along the south (10th Avenue) and east (Ash Street) edges of the property that enhances the public realm and pedestrian amenity as well as generous interim tree planting within the parking area to mitigate visual impacts of temporary surface parking on the easterly portions of the site;

Note to Applicant: Use of high branched trees and low shrubs in any landscaped areas along the 10th Avenue street edge should be provided for safety and security.

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

· graffiti by improving blank walls in the lane, and
· theft in underground parking areas by improved security and perimeter exit stair locations.

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

(i) consolidate Lots 11 - 20, Block 359, D.L. 526, Plan 991;

(ii) provide a change summary to clarify changes shown on title;

(iii) make arrangements to the satisfaction of the City Engineer and Director of Legal Services for provision of adequate water and sewer services for the site including any system upgrading that may be identified;

(iv) make arrangements for all electrical and telephone and Cablevision services to be undergrounded within and adjacent the site from the closest existing suitable service point including a review of the overhead plant upgrading that may be necessary to serve this project to determine its impact in the neighbourhood, which could result in service points being changed to reduce impact;

(v) make arrangements satisfactory to the Director of Legal Services and City Engineer for provision of street trees adjacent to the site;

(vi) provide a traffic impact study which takes into account proposed medical technology development in this area;

(vii) execute a legal agreement satisfactory to the Director of Legal Services and City Engineer for proportionate payment of $300,000 for traffic management and transit support measures for the area with payment to be made equally prior to issuance of building permits for phase I and 2 of the project;

(viii) enter into a legal agreement, satisfactory to the Director of Legal Services, committing the applicant to participate in the City Public Art Program, and obtain approval by the Director of Cultural Affairs of a Preliminary Public Art Plan; and

(ix) pay to the city $562,500 as a community amenity contribution, including $289,797 for the Childcare Endowment Fund.

Pedestrian Overpass: This item is not a part of the rezoning application but was put over to the Public Hearing by Council on June 12, 2001 when dealing with the Planning Department's rezoning referral report dated June 5, 2001.

In that report, RECOMMENDATION A referred the rezoning application for 601 West 10th Avenue to Public Hearing, and included the following wording:

"The Director of Current Planning also Recommends that Council give direction NOT to support a pedestrian overpass proposed to cross 10th Avenue. Alternatively, if Council wishes to support an overpass, a direction to process such a proposal is offered for Council Consideration."

This was followed by two choices:

RECOMMENDATION:

B. That Council NOT support an elevated pedestrian overpass crossing 10th Avenue.

CONSIDERATION (as an alternative to B, above):

C. That Council instruct staff to review designs for a pedestrian overpass across 10th Avenue linking the Cancer Treatment Centre to the Cancer Research Centre and report back on technical requirements and urban design parameters to resolve concerns identified in this report.

Council approved A, B and C. Staff understanding is that Council wishes to make the choice between B and C at the Public Hearing.

The Director of Current Planning continues to RECOMMEND that B be approved or, as an alternative to B, that C be put forward for CONSIDERATION.

Should C be approved, The Director of Current Planning further recommends:

THAT the applicant provide a detailed design analysis of the proposed 10th Avenue pedestrian overpass proposed to the satisfaction of the Director of Current Planning and General Manager of Engineering Services to resolve design concerns regarding:
· removal of diagonal configuration,
· minimization of all dimensions,
· adequate clearance for utility access,
· no loss of street trees,
· minimum and aesthetically acceptable visual impact, and
· demountability.

Note: The proposed overpass is over City street which is not zoned and is therefore not part of this rezoning application. However, should C be approved, at a future date when staff report back on the applicant'sdesign analysis, and should Council then wish to entertain an overpass, if such an overpass would have impacts on the forms of development on the CD-1 sites on either sides of 10th Avenue, staff may put forward resolutions pertaining to amending the forms of development as needed.

[RZ. - 601 West 10th Avenue]

Comments or questions? You can send us email.