Vancouver City Council |
NOTICE OF MEETING
PUBLIC HEARING AGENDA
DATE: Thursday, March 27, 2003
TIME: 7:30 p.m.
PLACE: COUNCIL CHAMBER
THIRD FLOOR, CITY HALL
453 WEST 12TH AVENUE
For information, please call Lori Isfeld at 604-871-6399 or
e-mail lori_isfeld@city.vancouver.bc.ca1. TEXT AMENDMENT: 1966 East 19th Avenue
Policy Report dated February 10, 2003, refers.
Summary: The proposed amendment increase the permitted floor space ratio and add congregate housing as a permitted use.
Applicant:: John Castell, JM Architecture
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 JM Architecture and stamped "Received City Planning Department August 14, 2002", 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 establish a more identifiable entry to the building;
Note to applicant: Relocating the main entry to the East 19th Avenue facade is recommended. Also note that fire department access cannot be provided from the lane.
(ii) design development to enhance the overall roof expression by minimizing its apparent scale relative to the neighbouring residential context;
Note to applicant: This could be achieved by deleting the proposed squared edge gable treatment and reducing the height of the secondary dormers.
(iii) design development to enhance the expression the East 19th Avenue facade as part of residential streetscape;
Note to applicant: This could be achieved by emphasizing the scale and rhythm of the detached residential streetscape.
(iv) design development to improve the livability for units #106, #107, #201 and #301 by relocating/reorientating to improve daylight access and privacy;
(v) design development to take into consideration the principles of CPTED (Crime Prevention Through Environmental Design) having particular regard to reducing opportunities for theft in the underground, break and enter, and mischief and vandalism such as graffiti;
(vi) design development to include a complete Landscape Plan illustrating the landscape treatment on the development site and on the public realm and to retain the three existing trees located at the south end of the development site. The Landscape Plan submission should include the following information:
(1) a complete plant list noting common name, botanical name, size and quantity of all proposed plant materials;
(2) the public realm (to the curb and/or street) noting all existing street trees and public utilities such as lamp posts, hydro poles, fire hydrants, etc.;
(3) all existing trees 20 cm caliper or greater clearly illustrated and accurately located on the Landscape Plan and noted either retained or removed;
Note to applicant: The two Maples are located on City property, not on the development site.
(4) provision of dimensioned tree protection barriers (illustrated on the Landscape Plan) around all existing trees 20 cm caliper or greater to be retained on the development site, all existing neighbouring trees 20 cm caliper or greater located within 2 m of the property line and around all existing street trees located adjacent to the development site as per City of Vancouver Guidelines;
(5) a Certified Arborist assessment of the all existing on-site trees (which may be impacted by the proposed development), to the satisfaction of the Landscape Architectural Technician; and
(6) additional street trees, where possible, to the satisfaction of the General Manager of Engineering Services and the General Manager of the Park Board.
(c) That, prior to enactment of the CD-1 By-law, and at no cost to the City, the registered owner shall:
(i) make arrangements to the satisfaction of the General Manager of Engineering Services and the Director of Legal Services for:
(1) provision of additional lane dedications or rights-of-way to ensure adequate 2-way traffic flow in the lane;
Note to applicant: A 3:1 taper at the lane offset is needed to ensure proper two-way traffic flow.
(2) paving of the laneway adjacent to the site;
(3) widening of the existing 1.52 m (5 ft.) right-of-way on site, (ex plan #9599) to 3.05 m in width; and
(4) lot consolidation or other means if required for use of "that part of Lot 1 in statutory right-of-way plan 17162" for parking as shown on the plans received August 14, 2002.
(ii) make arrangements to the satisfaction of the General Manager of Engineering Services for undergrounding of all new utility services for this site, including a review of any required overhead lines needed, to determine the impact, if any, on the neighbourhood.
(iii) enter into a Housing Agreement, to the satisfaction of the Manager of the Housing Centre and the Director of Legal Services, to comply with the exemption provisions for social housing in the relevant DCL By-law and the Interim City-wide CAC Policy.
Memorandum dated March 18, 2003 from Alan Duncan, Rezoning Planner, also refers.
2. TEXT AMENDMENT: 1033 Marinaside Crescent
Policy Report dated February 11, 2003, refers.
Summary: The proposed amendment would permit Live-Work as a permitted use in ground floor units along Pacific Boulevard and Cooper=s Mews.
Applicant: Matt Meehan, Pacific Place Developments Corp.
Recommended Approval: By the Director of Current Planning, subject to the following conditions as proposed for adoption by resolution of Council:
FORM OF DEVELOPMENT
(a) THAT the form of development, as illustrated in development permit (DE403987) drawings prepared by James K.M. Cheng Architects and stamped "Received, Community Services, Development Services, October 19, 1999", be revised to reflect the opportunity for Live-Work Use in the ground-level units fronting Pacific Boulevard and Coopers Mews, provided that the Director of Planning may impose conditions and approve design changes which would not adversely affect the development character of this site.
DESIGN DEVELOPMENT
(b) THAT, prior to final approval by Council of the revised form of development, the applicant shall obtain approval of a development application, for change of use from Office to Live-Work, by the Development Permit Board or Director of Planning who shall have particular regard to design development to ensure the livability of the ground-level units, including:
(i) provision of appropriate utilities (e.g., natural gas, electrical and plumbing), ventilation and related measures to meet Vancouver Building By-law requirements, and acoustical measures to meet By-law requirements for bedroom (sleeping area) noise levels; and
(ii) consideration of Alight shelves@ which bounce natural light farther into a unit, and taking account of available sunlight access.AGREEMENTS
(c) THAT, prior to enactment of the CD-1 By-law amendments, at no cost to the City, the developer, Pacific Place Developments Corp. shall make arrangements for modification of the "Live/Work Studio Agreement" covenant, if required, to the satisfaction of the Director of Planning, on terms and conditions acceptable to the Director of Legal Services.
3. TEXT AMENDMENT: Approving Authority
Administrative Report dated January 14, 2003, refers.
Summary: The proposed amendments to the Zoning and Development By-law and Sign By-law would re-assign approving authority from Director of Permits and Licences to other authorities.
Applicant: Director of Current Planning
Recommended Approval: By the General Manager of Community Services