NOTICE OF MEETING

PUBLIC HEARING AGENDA

Minutes from the Hearing.

1. TEXT AMENDMENT: C-2 District Schedule

Policy Report dated November 25, 2003, refers.

Summary: The proposed text amendment would correct an error in the recently enacted C-2 District Schedule.

Applicant: Director of Current Planning

Recommended Approval: By the Director of Current Planning

2. TEXT AMENDMENT: 655 Great Northern Way

Policy Report dated November 24, 2003, refers.

Summary: The proposed amendments would revise the parking and loading standards in this CD-1 zone.

Applicant: Director of Current Planning

Recommended Approval: By the Director of Current Planning

3. HERITAGE DESIGNATION: 977 West 8th Avenue

Administrative Report dated January 13, 2004, refers.

Summary: Heritage Revitalization Agreement and designation to preserve and protect the heritage house in exchange for variances to height, floor space ratio and Development Cost Levy.

Applicant: Nick Milkovich Architects Inc.

Recommended Approval: By the Director of Current Planning

4. HERITAGE REVITALIZATION: 46 Water Street

Administrative Report dated January 13, 2004, refers.

Summary: The proposed Heritage Revitalization Agreement would secure the conservation and rehabilitation of the building.

Applicant: Scott Hawthorn

Recommended Approval: By the Director of Current Planning

(Requires eight affirmative votes)

5. HERITAGE REVITALIZATION: 52 Water Street

Administrative Report dated January 16, 2004, refers.

Summary: The proposed Heritage Revitalization Agreement would secure the conservation and rehabilitation of the building.

Applicant: Neils Bendtsen

Recommended Approval: By the Director of Current Planning

(Requires eight affirmative votes)

6. TEXT AMENDMENT: 6450 Clarendon Street

Policy Report dated November 20, 2003, refers.

Memorandum dated January 29, 2004, from Lynda Challis, Planner, refers.

Summary: The proposed amendments would permit seniors congregate housing on the entire site.

Applicant: Lloyd Plishka, Architect

Recommended Approval: By the Director of Current Planning, subject to conditions:

(a) That the proposed form of development be approved by Council in principle, generally as prepared by Lloyd Plishka Architect, and stamped AReceived City Planning Department@, August 21, 2003, 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 massing of the seniors non-market building to a two storey expression with the third floor incorporated into a pitched roof form facing the streets and lane similar to the existing market building;

Note to Applicant: This can be achieved by enlarging the floor plate at the lower levels thereby reducing the extent of the fourth floor massing. Fourth floor massing is acceptable on the north facade where it is screened from street views.

(ii) design development to reduce the scale of the seniors market building by bringing the roof down to two storeys on the ends of the building to better relate to the existing building and the neighbourhood context;

(iii) design development to significantly improve the architectural resolution of the seniors non-market building through materials and detailing similar to the market building and the existing building;

(iv) design development to reduce the number of vehicle crossings on Clarendon;

Note to Applicant: This can be achieved by providing direct access to the underground parking with a single driveway. Curb side drop off is encouraged on Clarendon Street or use of the existing porte cochere on Waverley Street. An additional porte cochere drop off would be supported for the seniors non-market building off the lane.

(v) design development to the seniors non-market building to provide better access to shared semi-private open space from the amenity rooms;

(vi) design development to improve the sense of entry to the seniors non-market building on Clarendon Street through an enlarged entrance area and canopy;

(vii) design development to improve the lanescape of the seniors non-market building;

Note to Applicant: This can be achieved through the relocation of the garbage and loading and the addition of specialty paving on setback areas and landscaping;

(viii) design development to take into consideration the principles of CPTED (crime prevention through environmental design) having particular regard for:

- security in underground parking,

- breaking into ground level residential units, and

- vandalism, such as graffiti;

(ix) design development to provide a seamless transition between existing and proposed planting along Elliot and Clarendon streets, for both public and private realms. More substantial planting is required along facades of proposed buildings;

(x) design development to screen any proposed fences visible from the street or lane with substantial planting on the Apublic@ facades, and to recess these fences from property lines;

(xi) design development to delineate main entrances through the use of different hard surface treatments and substantial planting (similar to existing entrance along Waverley Ave). Vehicular and pedestrian realms, at these entrances, shall be clearly separated through the use of different paving materials. Porte cochere shall be screened from street though the use of layered planting (including trees);

(xii) design and planting of interior courtyards to meet existing conditions of amenity area adjacent to existing buildings. Transition between existing and proposed planting shall be seamless;

(xiii) design development to cover proposed ramp leading to underground parking with a trellis structure complete with climbing vines; and

(xiv) design development to ensure that Fire Department access to buildings comply with the Vancouver Building By-law and to the satisfaction of Vancouver Fire and Rescue Services.

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

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

(1) replacing the existing sewers right of way and construction of a pedestrian connection and associated services over a portion of the replacement right of way;

(2) upgrading of the City water mains to serve the site. A new 200 mm water main is required on Clarendon Street between Waverley Avenue and 48th Avenue;

(ii) make arrangements to the satisfaction of the General Manager of Engineering Services and the Director of Legal Services for 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;

(iii) make suitable arrangements to the satisfaction of the General Manager of Engineering Services, for all new BC Hydro and Telus services for this site to be undergrounded from the closest existing suitable service point;

(iv) make arrangements to the satisfaction of the Director of the Housing Centre and the Director of Legal Services by way of a Housing Agreement providing that:

(1) the owner shall not strata-title any units,

(2) the project be operated by a non-profit reporting society registered in the Province of British Columbia, and, if sold, only to another non-profit reporting society also registered in British Columbia, and

(3) development on sub-area A comply with the exemption provisions for social housing in the relevant DCL By-law and the Interim City-wide CAC Policy.

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.

7. TEXT AMENDMENT: 325 West 59th Avenue

Policy Report dated November 25, 2003, refers.

Summary: The proposed amendments permit a 43 unit market townhouse with underground parking development.

Applicant: Dale Staples, Integra Architects

Recommended Approval: By the Director of Current Planning, subject to conditions:

(a) That the proposed form of development be approved by Council in principle, generally as prepared by Dale Staples, Architect, and stamped AReceived City Planning Department@ October 17, 2003 and November 13, 2003, 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:

1) improve on-site circulation by providing semi-private pathways between yards;

2) provide details of stormwater retention for the existing streambed culvert;

3) provide details of the West 59th Avenue fire access route materials and curbing in coordination with the Fire Department requirements;

4) locate and screen any gas metres, exhaust ducts or transformers; and

5) provide details of the entrance porches for the 2 units facing the streambed;

(ii) design development to take into consideration the principles of CPTED having particular regard for;

- theft in the underground parking by relocating perimeter exit stairs to be more accessible and visible to residents,

- break and enter by reducing solid hedging in front of units, and

- mischief such as graffiti;

(iii) design development to create a natural looking and visually open view from the public pathway to the north of the site to adjacent private patios by providing a low split rail fence along the property line, as well as a planting edge next to the pathway of native trees, low shrubs and groundcover;

(Note to applicant: The privacy of the patios adjacent to the public pathway can be enhanced by pulling back the patio paving approximately 1.0 metre and edging the patio with a border of mixed shrubs that provide partial screening.)

(iv) design development to maintain the visually open character of the townhouse to public realm interface along West 59th Avenue and Columbia Street by ensuring that the shrubs and or hedges surrounding the semi-private patios adjacent to the two streets provide low screening suitable for someone seated;

(Note to applicant: Any proposed shrubs should not be able to screen a standing person. Suggest a 1.2 metre maximum height at full growth.)

(v) design development to ensure that all planting proposed for the inside and outside boulevard next to the dry creek bed meets the requirements of the City of Vancouver Engineering Department Special Boulevard Guidelines and Greenway Design Standards; and

(vi) design development to ensure any grade changes between properties are compatible and do not create a hazardous condition for the trees growing on adjacent properties.

(Note to applicant: There are six pine trees growing close to the west property line that could be damaged by grade changes.)

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

(i) make arrangements to the satisfaction of the City Engineer and the Director of Legal Services for provision of the following:

1) clarification of all charges shown on title. A charge summary is required;

2) curb, gutter, sidewalk, street trees and pavement to the proposed east curb line of Columbia Street adjacent the site and a cul-de-sac termination at the north end of Columbia Street;

3) a concrete sidewalk and street trees on the north side of West 59th Avenue, adjacent the site consistent with the Agreenways@ plans for the area, such greenways improvements to include pedestrian lighting, drinking fountains and landscaping at the discretion of the General Manager of Engineering Services;

4) extension of the concrete sidewalk described under (3), above, west from the site to provide pedestrian access to Winona Park;

5) the installation of a city fire hydrant on the north west corner of West 59th Avenue and Columbia Street;* and

6) undergrounding of all new hydro, telephone and cable services to the site including a review of the overhead cabling necessary to serve the site to determine impacts on the neighbourhood;

(ii) Enter into an agreement to the satisfaction of the General Manager of Engineering Services and the Director of Legal Services in consultation with the Director of Planning and the General Manager of Parks and Recreation for the upgrading of the public pathway within the West 58th Avenue Right-of-Way, including thinning the underbrush and planting new native plant material;*

(iii) Enter into an agreement to the satisfaction of the General Manager of Engineering Services and the Director of Legal Services in consultation with the Director of Planning and the General Manager of Parks and Recreation that, if it is determined at the development application stage that a fire lane must be provided from Columbia Street to the west along the West 58th Avenue Right-of-Way, the applicant shall prepare a detailed design plan for and physical modifications to the West 58th Avenue Right-of-Way that includes modifications to the pedestrian pathway such that it can act as a fire truck access route and be maintained as an aesthetic recreational trail;

(Note: this agreement is to be null and void if it is determined a fire lane is not required along the West 58th Avenue Right-of-Way.)

(iv) Enter into agreements to the satisfaction of the General Manager of Parks and Recreation and the Director of Legal Services in consultation with the Director of Planing for the provision of the following:

1) acoustical measures at the Langara Golf Course service yard that include, but are not limited to the construction of an acoustic wall along the property line south of the service yard, and modifications to the service yard building which would provide access to the golf course from the northern side of the building;* and

2) relocation of the gravel storage currently located on the West 58th Avenue Right-of-Way into the Langara Golf Course service yard, with the vacated area to be integrated into the public pathway through quality landscaping.*

*Note: These elements are offered by the applicant as a voluntary amenity contribution.

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 provision of all the foregoing in this subsection (c) shall be at no cost to the City.

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