Agenda Index City of Vancouver

POLICY REPORT

TO:

Vancouver City Council

FROM:

Director of Current Planning, in consultation with the General Manager of Engineering Services and the Director of Legal Services

SUBJECT:

Text Amendment: Southeast Granville Slopes Official Development Plan - Permanent Marina Use on Water Lot 143

 

RECOMMENDATION

CITY MANAGERS COMMENTS

COUNCIL POLICY

Relevant Council policy includes:
· Southeast Granville Slopes Official Development Plan, adopted March 13, 1984.
· False Creek Policy Broadsheets, approved August 30, 1998.
· Blueways Policies and Guidelines, adopted December 1, 1998.

PURPOSE AND SUMMARY

This report presents a proposal to amend the Southeast Granville Slopes Official Development Plan (SEGS ODP) to permit marina use on water lot 143, at the south end of Howe Street. The SEGS ODP currently calls for this water lot to be open water although it allows for marina use on a temporary year-to-year basis. The False Creek Yacht Club (FCYC) has been granted temporary development permits on this lot for the past 16 years and has repeatedly requested that permanent use of the water lot be allowed.

The SEGS ODP amendment proposed in this report was conceived in the context of an application for a CD-1 text amendment at 500 Pacific Street, which proposes that undeveloped marina area in Beach Neighbourhood Area 1A be relocated to Beach Neighbourhood Area 1B. (Note: the FCYC marina is located in Area 1A and SEGS). The primary public benefit of this SEGS ODP text amendment will be the provision of a public right-of-way (ROW) across land currently leased by the FCYC to provide an extension of the seawall walkway, which is currently being pursued by the City. It is noted that Council has the option to eliminate marina use in the street end should the ROW not be provided. Staff also note that the City has constructed a sewer pumping station on a portion of the FCYC site. For these reasons, and because of the longstanding use of the street end water lot for moorage, the need for permanent moorage in this area, the minimal impact on street end views and the absence of community opposition to the proposal, the Director of Current Planning recommends that he make application for this SEGS ODP amendment and that the amendment be referred to Public Hearing and approved.

The report regarding the text amendment for Beach neighbourhood Area 1B (500 Pacific Street) accompanies this report and the two reports should be considered together by Council.

BACKGROUND

Site and Context: The SEGS ODP includes four water lots (Lots 161, 143, 144 and 145) as illustrated in Figure 1 below. Water lots 144 and 161 permit marina uses, while the street-end water lots at the foot of Howe Street (Lot 143) and Hornby Street (Lot 145) weredesignated to remain as open water lots, with marina uses being permitted only on a temporary year-to year basis.

Water lot 143, which is part of the FCYC marina, is approximately 65 m (213 ft) wide and 75 m (246 ft) long and currently accommodates 28 moorage spaces which cover approximately 50% of the water lot. The water lots on either side accommodate marina uses: water lot 144, located to the west, is a private marina servicing 888 and 1000 Beach Avenue and water lot 161, located to the east, is part of the FCYC marina.

Figure 1: Southeast Granville Slopes Water Lots

The FCYC facilities are situated on a number of lots as shown in Figure 2. Water lots 143 and 161, and the lands forming part of 161, are leased to FCYC by the Province. Lot 167, is subleased to FCYC by the Province, which in turn holds a long-term lease from the City. Lot 266 and water lot 267 are leased to FCYC by Pacific Place Developments Corporation (PPDC). The building accommodating the FCYC, which includes two restaurants that overlook the water, is located at Lot 161.

Proposal: It is proposed that marina use be permitted, on a permanent basis, on water lot 143 of the SEGS waterfront. The FCYC was relocated to this area in 1986 as part of the Expo 86 development. Since 1987 the City has granted temporary marina use on lot 143 as permitted in the SEGS ODP. This marina has approximately 95 moorage berths toaccommodate permanent club members and transient moorage. To eliminate marina use on lot 143 would remove 28 berths and seriously impact the viability of the FCYC.

Policy Context: Section 2 (Intent/Character) of the SEGS ODP states various public objectives that are relevant to this proposal including the provision of pedestrian shoreline views and view corridors down Howe and Hornby Streets to the waterfront and beyond (see Appendix B).

The Blueways Policies and Guidelines include policy to increase permanent moorage capacity in False Creek (see Appendix C, Blueways Policies and Guidelines).

False Creek Policy Broadsheets include policy to implement a continuous waterfront walkway along False Creek.

DISCUSSION

Since the rezoning of Beach Neighbourhood Area 1B to CD-1 and amendments to Area 1A in 1999, staff, PPDC and FCYC have sought to resolve and rationalize some interdependent issues regarding water lots and land area below the Granville Bridge. In the context of PPDC's application to amend the Area 1B CD-1 Bylaw, a solution has emerged which will meet the needs of the various parties and serve the public interest.

Staff propose that marina use be allowed on a permanent basis on water lot 143 for the reason that it would increase moorage capacity in False Creek, and it would enable the seawall walkway be extended through the FCYC site as one of several public amenities which were secured in the 1999 zoning amendments for Area 1A, but which will not be provided until new marina area is developed.

However, this raises a concern, which is the impact on the water view from the foot of Howe Street. The SEGS ODP requires that the view corridors down Howe and Hornby Streets continue to the waterfront and beyond. Due to the increased elevation from further north on Howe street, views across the water are retained and the impact of the marina at the foot of Howe Street has minimal impact on street end views. Looking south down Howe Street from Pacific Street the views are primarily of Granville Island across False Creek, with varying glimpses of water and boat masts, depending on whether it is high or low tide. Nearing the water edge at the end of Howe Street, water views are impeded by a solid concrete hand-height retaining wall. As a result street end views of the water from Beach Avenue are generally limited and view blockage by boat berths in this location is not very significant (See Appendix D, site photographs). The greatest view impact is from the waterfront walkway.

The SEGS ODP also recommends that opportunities for viewpoints, along the waterfront walkway and for pedestrians to sit and watch waterfront activities, be provided. At the south foot of Howe Street the roadway is approximately 2.44 m (8 feet) above the waterfront walk which affords extensive views to, and across, the water. The marina covers approximately 50% of this water lot thereby retaining a large extent of the water views.

Staff believe that public objectives regarding water views and street end views continue to be met with the siting of a permanent marina on this site. Staff also note that the Hornby Street water lot would be retained as an open water lot, free of boats, thereby continuing to provide a respite between the marinas to the east and west of it.

Engineering Comments

Parking and Loading: The Development Permit for 1661 Granville Street, DE206010, was approved on March 31, 1988, and permitted the construction of a 3-storey restaurant and club (FCYC) building with an accessory garage (20 cars) and surface parking (67 cars) for a total of 87 parking spaces. There are currently 83 spaces available on the FCYC site due to an amendment in May 1988 (DE206010) which reduced parking by four spaces. When the public ROW is developed through the site, it is anticipated that 10 to 12 surface parking spaces will be lost. Parking requirements for the site will require further review during the Development Permit process, and in conjunction with the development of the final design and layout of the walkway through the FCYC site. Staff are willing to work cooperatively with the FCYC to assess their parking requirements and identify options for locating appropriate parking in the vicinity.

Blueways: Blueways staff support marina use on water lot 143 on a permanent basis.

PUBLIC INPUT

An open house for the SEGS ODP text amendment, as well as the Beach Neighbourhood Area 1B (500 Pacific Street) application, was held on August 19, 2002 (see Appendix E). A total of 684 property owners within a two block radius were notified by letter. Forty-nine comment sheets were received. The majority of respondents (73%) supported the amendment to the SEGS ODP to allow permanent marina use on water lot 143. It was recognized that the FCYC has been a responsible long-term resident of False Creek and that it provides a valuable service for the boating community. Those who did not support the amendment expressed general concerns about increases in water coverage, loss of open water views, and pollution.

CONCLUSION

In recognition that FCYC has been operating in this location for 16 years without any objections from the neighbours, that street end and waterfront views of False Creek are not seriously impacted, and that a pedestrian walkway will be constructed through the FCYC site, the Director of Current Planning recommends that he make application for this SEGS ODP amendment and that the amendment be referred to Public Hearing and approved.

 

LINK TO APPENDICES A-E

* * * * *

 

PH021022.htm

Comments or questions? You can send us email.
[City Homepage] [Get In Touch]

(c) 1998 City of Vancouver