Agenda Index City of Vancouver

CITY OF VANCOUVER

SPECIAL COUNCIL MEETING MINUTES

SEPTEMBER 13, 2001

PRESENT:

Deputy Mayor Daniel Lee
Councillor Fred Bass
Councillor Jennifer Clarke
Councillor Lynne Kennedy
Councillor Don Lee
Councillor Tim Louis
Councillor Sandy McCormick
Councillor Gordon Price

ABSENT:

Mayor Philip Owen (Civic Business)
Councillor George Puil (Civic Business)
Councillor Sam Sullivan (Leave of Absence)

CITY CLERK'S OFFICE:

Nancy Largent, Meeting Coordinator
Laura Kazakoff, Meeting Coordinator

COMMITTEE OF THE WHOLE

MOVED by Councillor McCormick
SECONDED by Councillor Clarke

THAT this Council resolve itself into Committee of the Whole, Deputy Mayor Daniel Lee in the Chair, to consider proposed amendments to the Heritage By-law, Sign By-law, RT-4 and RT-5 Districts Schedules, CD-1 By-law, Zoning and Development By-law and the False Creek North Official Development Plan.

CARRIED UNANIMOUSLY

VARY ORDER OF AGENDA

MOVED by Councillor Clarke
SECONDED by Councillor Don Lee

CARRIED UNANIMOUSLY

6. TEXT AMENDMENT: False Creek North Official Development Plan

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

Summary: The proposed text amendments would reflect revised road networks, land use designations, number of residential units and permitted floor areas as outlined in the Northeast False Creek Urban Design Plan.

The Director of Current Planning and General Manager of Engineering Services recommended approval.

Also before Council was a memorandum from the Assistant Director, Current Planning, dated September 13, 2001, recommending that consideration of the amendments be deferred at this time and be re-scheduled for another Public Hearing in consultation with PavCo, Concord Pacific and other affected parties. Should elements in the proposed amendment change as a result of these discussions, staff would first report back with a new Public Hearing referral motion.

Staff Opening Comments

Robert Jenkins, Assistant Director, Current Planning, briefly explained the recommendation to refer this item, and advised that both PavCo and Concord Pacific agree.

Correspondence

Council received no correspondence on this item.

Speakers

The Deputy Mayor called for any speakers for and against the application, and none came forward.

Council Decision

MOVED by Councillor Clarke

THAT Council's consideration of the amendments be deferred at this time and be re-scheduled for another Public Hearing in consultation with PavCo, Concord Pacific and other affected parties. Should elements in the proposed amendment change as a result of these discussions, staff would first report back with a new Public Hearing referral motion.

CARRIED UNANIMOUSLY

1. Heritage Designation: True Colours Program

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

Summary: To designate three houses at 656 East Cordova Street, 2325 East 1st Avenue, and 3622 West 3rd Avenue, which participated in the Vancouver Heritage Foundation's True Colours Program.

The Director of Current Planning recommended approval of the recommendations set out in the three Administrative Reports each dated August 23, 2001.

Staff Opening Comments

Robert Jenkins, Assistant Director, Current Planning, briefly reviewed the application, advising that all designations would be voluntary and without compensation.

Correspondence

No correspondence was received on this application.

Speakers

Diane Switzer, Vancouver Heritage Foundation, reviewed the objectives of the True Colours program, and the history of the three houses. Photographs were shown illustrating the three houses.

The Deputy Mayor called for any further speakers for and against the application, and none came forward.

Council Decision

MOVED by Councillor Don Lee

A. THAT the application by the Director of Current Planning to designate three houses at 656 East Cordova Street, 2325 East 1st Avenue, and 3622 West 3rd Avenue, which participated in the Vancouver Heritage Foundation's True Colours Program, be approved.

CARRIED UNANIMOUSLY

2. SIGN BY-LAW: 1128 West Hastings Street (Pinnacle Hotel)

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

Summary: The proposed Sign By-law amendment would apply Downtown District sign regulations to the Pinnacle Hotel site at 1128 West Hastings Street recently rezoned in principle from DD to CD-1. The draft by-law to amend the Sign By-law was inadvertently not posted at the Public Hearing to consider the rezoning on July 26, 2001.

The Director of Current Planning recommended approval.

Staff Opening Comments

Robert Jenkins, Assistant Director, Current Planning, briefly reviewed the application's rationale, with reference to the Public Hearing held on July 26, 2001.

Correspondence

No correspondence was received.

Speakers

The Deputy Mayor called for any speakers for and against the application, and none came forward.

Council Decision

MOVED by Councillor Don Lee

THAT the application by the Director of Current Planning to amend the Sign By-law to apply the Downtown District sign regulations to the Pinnacle Hotel site at 1128West Hastings Street, recently rezoned in principle from DD to CD-1, be approved.

CARRIED UNANIMOUSLY

3. TEXT AMENDMENT: RT-4, RT-4A, RT-4N and RT-4AN and RT-5, RT-5A, RT-5N and RT-5AN Districts Schedules

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

Summary: The proposed text amendments would allow relaxation of minimum site area provisions to be consistent with proposed amendments to the Subdivision By-law.

The Director of Current Planning and the Subdivision Approving Officer recommended approval.

Staff Opening Comments

Dave Murphy, Planner, reviewed the subdivision pattern in the Grandview-Woodland area, and advised that staff have received a number of enquiries about subdivision of 50 ft parcels. Mr. Murphy reviewed the present guidelines, and indicated that approximately 15 parcels would be eligible, if approved. These consequential amendments would allow the Director of Planning discretion to relax minimum site area provisions.

Correspondence

No correspondence was received.

Speakers

The Deputy Mayor called for any speakers for and against the application, and none came forward.

Council Decision

MOVED by Councillor Don Lee

THAT the application by the Director of Current Planning to amend the RT-4, RT-4A, RT-4N, RT-4AN, RT-5, RT-5A, RT-5N and RT-5AN Districts Schedules to allow relaxation of minimum site area provisions to be consistent with proposed amendments to the Subdivision By-law, be approved.

CARRIED UNANIMOUSLY

4. TEXT AMENDMENT: 1650 Bayshore Drive

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

Summary: (Two options) The proposed text amendment to CD-1 #321 would reduce the required percentage of non-market housing units from 20% to either:

The Director of the Housing Centre and Director of Current Planning recommended approval of Option B, subject to the following conditions as proposed for adoption by resolution of Council:

Option A - 10.7%

CONDITIONS OF ENACTMENT

THAT, prior to enactment of the CD-1 Bylaw, the Bayshore Inn Social Housing for Families and Seniors Agreement be amended to:

· delete Lot M from the Lands and the non-market housing parcel located on Lot M (the west half of Building H) from the Parcels,
· require that a minimum floor space of 79,800 sq. ft. to be provided for the remaining non-market housing parcel on Lot V (East Half of Bldg. H and Building J),
· require that a minimum of 80 family units or 130 units for seniors/couples or some mix of units greater than 80 or less than 130 be provided at the discretion of the Director of the Housing Centre,
· require the owner of Lot V to build the non-market housing on Lot V (East Half of Bldg. H and Building J) at 93% of the maximum budget that would be permitted for the project under BC Housing programs,
· deletion of Section 4 of the agreement, and

on such other terms and conditions as may be required by the City's Director of Legal Services and Director of the Housing Centre.

THAT prior to enactment of the CD-1 Bylaw, the Bayshore Open Space Agreement be amended to reallocate the open space on terms and conditions to the satisfaction of the City's Director of Legal Services, Director of Planning and Director of the Housing Centre.

THAT prior to enactment of the CD-1 Bylaw, the owner of Lot V submit a preliminary development permit application to the City for all of the development on Lot V in form and content to the satisfaction of the Director of Planning and the Director of the Housing Centre.

Option B - 7%

CONDITIONS OF ENACTMENT

THAT, prior to enactment of the CD-1 Bylaw, the Bayshore Inn Social Housing for Families and Seniors Agreement be amended to:

· delete Lot M from the Lands and the non-market housing parcel located on Lot M and Lot V (Building H) from the Parcels,
· require that a minimum floor space of 53,100 sq. ft. to be provided for the remaining non-market housing parcel on Lot V (Building J),
· require that a minimum of 53 family units or 88 units for singles/couples or some mix of units greater than 53 or less than 88 be provided at the discretion of the Director of the Housing Centre,
· require the owner of Lot V to build the non-market housing in Building J at 90% of the maximum budget that would be permitted for the project under BC Housing programs,
· replace the $30 per square foot of floor space option price for Building J with $22.50 per square foot of floor space, all of which is to be recovered by the owner of Lot V from the BC Housing programs and none of which is to be paid by the City,
· deletion of Section 4 of the agreement, and on such other terms and conditions as may be required by the City's Director of Legal Services and Director of the Housing Centre.

THAT prior to enactment of the CD-1 Bylaw, the Bayshore Open Space Agreement be amended to reallocate the open space on terms and conditions to the satisfaction of the City's Director of Legal Services, Director of Planning and Director of the Housing Centre.

THAT prior to enactment of the CD-1 Bylaw, the owner of Lot V pay $550,000 to the City's Affordable Housing Fund.

THAT prior to enactment of the CD-1 Bylaw, the owner of Lot V submit a preliminary development permit application to the City for all of the development on Lot V in form and content to the satisfaction of the Director of Planning and the Director of the Housing Centre.

Also before Council was a memorandum from the Senior Planner, Rezoning Centre, Current Planning, dated September 12, 2001, advising as follows:

1. Section 1 of the draft By-law has an incorrect By-law reference number. The correct version is as follows:

"This By-law amends the indicated section of By-law No. 7232.".

2. The agenda summary page indicates staff are recommending both options. For clarification, staff are recommending Option B - 7% (53 units).

Staff Opening Comments

Cameron Gray, Director of the Housing Centre, referenced the correction and clarification provided in the September 12, 2001, memorandum. Mr. Gray reviewed options A and B, and explained why conversion of the non-market housing site, Building H, from non-market to market housing in whole is recommended (option B). Conversion of half of Building H (option A) would also be feasible should Council wish to consider it. Although 20% non-market housing in new neighbourhoods is Council's policy, staff do not recommend retaining all of building H as non-market housing because of:

· the technical difficulty of building all of Building H for non-market housing;
· lack of immediate funding to build Building H in a timely manner;
· potential to use the payment in lieu to ensure that the remaining non-market housing in Bayshore Gardens is developed for non-market housing, by reducing its cost and making it more likely to attract provincial funding.

Mr. Gray also reviewed the public process and noted concerns expressed by public including loss of non-market housing potential at Bayshore, noise, traffic, and massing. All comment sheets from open house attendees supported one or more reduction options. There is also interest in developing affordable housing for low and modest income seniors in this area.

Mr. Gray responded to questions about why these technical difficulties were not evident when Bayshore Gardens was approved in 1991; whether another site in the area could be designated for non-market housing; and the feasibility of delaying for three to six months to allow the non-profit sector to fund-raise for the non-market component.

Developer's Comments

Michael Geller, Architect, representing the developer, Blue Tree Management (Canada) Ltd., reviewed factors leading to the technical difficulties described by Mr. Gray. Market conditions require the developer to proceed with Building G now, including the parkade. It is not feasible to expect a non-profit developer to be able to come in after the parkade has been built; this could result in a building podium left sitting on the site with no ability to build on it. It would only be feasible to build Building H at the same time as the parkade, and funding is not available to do so. The builder is prepared to reduce the number of market units, and to make a payment-in lieu for the reduction in non-market units. Option B solves the problem of building a podium, and would result in 50 to 83 non-market units without requiring government subsidy.

Correspondence

The following correspondence was received:

· Correspondence opposed to any reduction of the social housing requirement:

· Correspondence supporting a reduction of the social housing requirement:

Speakers

The following speakers expressed support for retaining social housing in the area:

ph010913.htm

Art Phillips
Carol Roach
Michael Godin, Waterside Seniors Housing Co-op (brief filed)
Teresa Gagne
Leslie Stern, BC Women's Housing Coalition
MariLynne Abbott, Women in Search of Housing Society
Dr. John Hogarth
Vanessa Geary, Tenants Rights Action Coalition
Dr. R. H. Feldman

Following are some of the comments made by the foregoing speakers:

· diversification of neighbourhoods is good for the neighbourhood and for the city;
· a housing mix is needed in the same community, not in another area;
· Bayshore should not become a ghetto for the wealthy;
· in future, developers should be required to provide completed housing, not just space;
· it is unlikely that technical problems would not have been recognized before now;
· payment in lieu does not make up for lost social housing opportunity;
· the developer should be required to provide the full 150 units, throughout the buildings or by buying an existing building;
· the non-profit sector needs at least six months postponement to explore creative options to fund the social housing;
· the West End has the highest proportion of seniors living alone in the city, with 54% living below the poverty line;
· if Option B is approved, all of Building J should be designated for development as seniors non-market housing, and all of the payment in lieu should go into its development;
· a senior's co-op in this area would be a great asset, and would provide options for aging in place, especially if supportive services were included;
· seniors have particular needs, and do best when there are other types of individuals in the building;
· single-parent families are also in need of housing.

- - - - -
+ While speaking on this item, Yuri Cvitkovich also supported Item 5, Text Amendment: Congregate Housing.

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- - - - -

Andrew Abramowich, an employee of the Building D development company, felt that it is in the community's best interest to have the projects proceed one way or the other. Assurance of access is needed. There would be a problem increasing the height of Bayshore buildings at this stage.

Cameron Gray responded to questions regarding time frame; non-market housing options within the existing zoning, housing mix, potential for a seniors co-op within a building; what may happen if Council chooses to retain the status quo; how payment in lieu could be used, and potential provincial government priorities for different types of social housing.

The Deputy Mayor called for any further speakers for and against the application, and none came forward.

Developer's Summation

Michael Geller explained that at the time when agreement was reached on social housing, it was believed senior govt funding would be available when it was time to move forward. The developer commits to work with staff on the best way to maximize the number of units over the next year. If Council can't approve B, at least approve A. There will still be about 18% social housing in the Coal Harbour neighbourhood

Staff Closing Summation

The staff closing summation was postponed until a future meeting.

Council Decision

MOVED by Councillor Kennedy

THAT a decision on this item be referred to a future Council meeting, and that the staff closing summation be heard at that time.

CARRIED UNANIMOUSLY

- - - - -

Note from Clerk: Council reached a decision on this item at its meeting following the Standing Committee on Planning and Environment on September 20, 2001.

- - - - -

5. TEXT AMENDMENT: Congregate Housing

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

Summary: The proposed amendment would amend the definition of congregate housing and require common areas, support services and design to accommodate seniors as they age.

The Director of City Plans recommended approval.

Staff Opening Comments

The staff presentation on this item was postponed to a future meeting.

Correspondence

One letter of opposition was received.

Speakers

The following speakers generally supported the report:

Peter Reese
Leslie Stern, BC Women's Housing Coalition
Len Stovold

Following are some of the comments made by the foregoing speakers:

· the exclusion for enclosed balconies available to residential developments should be made available for congregate housing in order to level the playing field;
· the definition of congregate housing seems to vary between venues; the City should come up with consistent solutions;
· seniors want wider hallways and room to manoeuver
· congregate housing is quite expensive;
· the regulations require far too much room for dining, and also too much room for lounges which are not needed on every floor.

While speaking on Item 4, Text Amendment: 1650 Bayshore Drive, Yuri Cvitkovich also spoke in support of the Congregate Housing report.

The Deputy Mayor called for any further speakers for and against the application, and none came forward.

Council Decision

MOVED by Councillor Clarke

THAT a decision on this item be referred to a future Council meeting, and that the staff presentation be heard at that time.

CARRIED UNANIMOUSLY

- - - - -

Note from Clerk: A decision on this item has been scheduled for the Regular Council Meeting on October 2, 2001.

- - - - -

RISE FROM COMMITTEE OF THE WHOLE

MOVED by Councillor Don Lee

CARRIED UNANIMOUSLY

ADOPT REPORT OF COMMITTEE OF THE WHOLE

MOVED by Councillor Don Lee
SECONDED by Councillor Clarke

CARRIED UNANIMOUSLY

BY-LAWS

1. A By-law to designate heritage property, and to amend By-law No. 4837, being the Heritage By-law ( 656 East Cordova) (By-law No. 8374)

MOVED by Councillor Kennedy
SECONDED by Councillor Clarke

CARRIED UNANIMOUSLY

The By-law was read a first time and the Presiding Officer declared the by-law open for discussion and amendment.

There being no amendments, it was

MOVED by Councillor Kennedy
SECONDED by Councillor Clarke

CARRIED UNANIMOUSLY

2. A By-law to designate heritage property, and to amend By-law No. 4837, being the Heritage By-law (3622 West 3rd Avenue ) (By-law No. 8375)

MOVED by Councillor Don Lee
SECONDED by Councillor Clarke

CARRIED UNANIMOUSLY

The By-law was read a first time and the Presiding Officer declared the by-law open for discussion and amendment.

There being no amendments, it was

MOVED by Councillor Don Lee
SECONDED by Councillor Clarke

CARRIED UNANIMOUSLY

3. A By-law to designate heritage property, and to amend By-law No. 4837, being the Heritage By-law (2325 East 1st Avenue ) (By-law No. 8376)

MOVED by Councillor Don Lee
SECONDED by Councillor Kennedy

CARRIED UNANIMOUSLY

The By-law was read a first time and the Presiding Officer declared the by-law open fordiscussion and amendment.

There being no amendments, it was

MOVED by Councillor Don Lee
SECONDED by Councillor Kennedy

CARRIED UNANIMOUSLY

The Special Council adjourned at 11:20 p.m.

* * * * *

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