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NOTICE OF MEETING PUBLIC HEARING AGENDA | ||
DATE: |
Tuesday, February 24, 2004 | ||
TIME: |
7:30 p.m. | ||
PLACE: |
Council Chamber | ||
Third Floor, City Hall | |||
PLEASE NOTE:
· If you wish to speak at the Public Hearing, please contact the Meeting Coordinator to register, or you can register on the evening of the Hearing, between 7:00 and 7:30 p.m.
· Agendas, reports and minutes are available on the City of Vancouver web site at http://www.city.vancouver.bc.ca/ctyclerk/councilmeetings/meeting_schedule.cfm.
For information, please call Laura Kazakoff, Meeting Coordinator, at 604.871.6353 or e-mail laura_kazakoff@city.vancouver.bc.ca
ROLL CALL
COMMITTEE OF THE WHOLE
1. Heritage Designation: 450 West 2nd Avenue
Administrative Report dated February 5, 2004, refers.
Summary: |
Heritage designation of the Nye Building at 450 West 2nd Avenue |
Applicant: |
Bastion Developments |
Recommended Approval: By the Director of Current Planning
A. THAT Council amend the Vancouver Heritage Register to add the Nye Building at 450 West 2nd Avenue in the "B" category.
B. THAT Council by-law designate the exterior of the Nye Building at 450 West 2nd Avenue as municipally Protected Heritage Property.
C. THAT the Director of Legal Services bring forth the by-law to designate as municipally Protected Heritage Property the exterior of the Nye Building.
2. Heritage Revitalization Agreement: 55 East Cordova Street
Administrative Report dated February 9, 2004 refers.
Summary: |
Heritage Revitalization Agreement to rehabilitate and convert building to commercial live/work use and add one storey to top of building. |
Applicant: |
Simon Bonnettemaker |
Recommended Approval: By the Director of Current Planning
A. THAT Council authorise the City to enter into a Heritage Revitalization Agreement to secure the conservation and rehabilitation of the McLennan & McFeely Building at 55 East Cordova Street as proposed in Development Application No. DE408005. The agreement will:
(i) supplement the HA-2 zoning to grant a density bonus of 5 574 m² (60,000 sq.ft.) available for transfer, which includes 2 229 m² (24,000 sq.ft.) to secure, in favour of the City , the statutory right-of-way across the historic former CPR Right-of-Way;
(ii) limit the development of the site to the built form proposed in Development Application No. DE408005 and vary the zoning to increase the building height to allow for the proposed additional floor on top and the reconstruction of the water tower;
(iii) vary the HA-2 zoning to allow residential use to be included as part of all outright or conditional uses; and
(iv) vary the Development Cost Levy By-law to set the rate at $0.11 per m² ($0.01 per sq.ft.) rather than $64.60 per m² ($6.00 per sq.ft.);
AND THAT Council require a covenant providing that the density bonus not be available for transfer until the rehabilitation is complete, unless the owner secures completion of the rehabilitation by a separate agreement;
AND THAT Council require a statutory right-of-way in favour of the City for the public's right to pass through and be upon the portion of the historic former CPR Right-of-Way located west of the McLennan & McFeely Building at 55 East Cordova.
B. THAT, subject to approval of RECOMMENDATION A, Council authorize two facade grants to the owner of the McLennan & McFeely Building of $50,000 each for a total of $100,000; source of funding to be the 2003 - 05 Capital Plan. Approval of this recommendation requires eight (8) affirmative votes.
AND THAT Council require a covenant to ensure the rehabilitation work on the facades is completed.
C. THAT the agreements shall be prepared, registered and given priority to the satisfaction of the Directors of Planning and Legal Services.
D. THAT the Director of Legal Services bring forth the by-law to authorize the Heritage Revitalization Agreement (HRA).
3. Rezoning: 5312-5392 Oak Street
Policy Report dated December 24, 2003 refers.
Summary: |
The proposed rezoning from One-family Dwelling District (RS-1) to Comprehensive Development District (CD-1) would permit the development of 21 two-storey townhouses. |
Applicant: |
Formworks Architectural |
Recommended Approval: By the Director Current Planning, subject to conditions:
A. THAT the application by Formworks Architectural to rezone 5312-5392 Oak Street (Lots 1-4, Block 864, DL 526, Plan 8070 New Westminster District) from RS-1 to CD-1, to permit 21 two-storey townhouses at a floor space ratio of 1.0 generally as set out in Appendix A of the Policy report dated December 24, 2003 entitled "CD-1 Rezoning - 5312-5392 Oak Street" be approved, subject to the following conditions:
(a) That the proposed form of development be approved by Council in principle, generally as prepared by Formwerks Architectural and stamped "Received City Planning Department", October 2, 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 better articulate the east end facades, noting they are proud of the single family houses on both 37th and 38th Avenues.
(ii) design development to provide a continuous granite stone wall along all frontages.
Note to applicant: Any existing compatible wall sections may be incorporated and upgraded as necessary.
Engineering:
(iii) design development to parkade access and site servicing as required.
Note to applicant: At the development permit stage, the parkade entries will have to be adjusted to ensure adequate access for vehicles and garbage and recycling storage and pick up space will have to provided on site.
CPTED:
(iv) 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.
Note to applicant: The walls at the parking entrances should be slightly setback to allow vines and trellis on the wall to reduce opportunities for graffiti.
Landscape:
(v) design development to provide a layered planting strip within the inside boulevard (between the sidewalk and the property line) along 37th Avenue, Oak Street and 38th Avenue, as per joint Planning and Engineering policies for "Special City Boulevard Treatment". The planting strip shall be comprised of layered low planting (mature height and width not to exceed 0.9 m x 0.9 m) with a minimum 0.3 m grass or ground cover strip adjacent to the sidewalk.
Note to applicant: All trees 20 cm caliper or greater (proposed to be removed or retained) must be illustrated on the landscape plan with corresponding notations, as should all existing street trees and street utilities, such as lamp posts, hydrants, etc. adjacent to the site. A Certified Arborist assessment of all existing trees 20 cm caliper or greater on site must be provided at the development permit stage. A row of street trees on the front boulevard and a row in the front setback along the Oak Street frontage will be required at the development permit stage.
AGREEMENTS
(c) That, prior to enactment of the CD-1 By-law, the registered owner shall, at no cost to the City:
(i) Consolidate Lots 1 - 4, Block 864, D.L. 526, Plan 8070 New Westminster District;
(ii) Make arrangements to the satisfaction of the General Manager of Engineering Services and the Director of Legal Services for provision of:
(1) paving of the lane adjacent to the site (second lane west of Willow Street) from 37th Avenue to 38th Avenue, and
(2) installation of concrete sidewalk and curb ramps on the north side of 38th Avenue from Oak Street to the 2nd lane west of Willow Street, subject to review by the Vancouver Park Board of the retention of the existing trees on 38th Avenue adjacent to the site, noting that the trees are non-standard street trees and are located such that removal may be necessary to provide for a sidewalk; and
(iii) Make arrangements to the satisfaction of the General Manager of Engineering Services for all new Hydro and Telus services to be under- grounded within and adjacent to the site from the closest existing suitable service point, including a review of any necessary overhead cabling to determine any impact, if any, on the neighbourhood.
B. THAT, if the rezoning is approved, at the time of enactment the by-law be accompanied by amendments to the Noise Control By-law to include the CD-1 in Schedule B of the Noise Control By-law.
4. Rezoning: 745-749 West 42nd Avenue & 5816-5818 Tisdall Street
Policy Report dated December 24, 2003, refers.
Summary: |
The proposed rezoning from Two-family Dwelling District (RT-1) to Comprehensive Development District (CD-1) would permit the development of 25 townhouses. |
Applicant: |
Mosaic Avenue Lands Ltd. |
Recommended Approval: By the Director of Current Planning, subject to conditions:
A. THAT the application by Mosaic Avenue Lands Ltd. to rezone 745-749 West 42nd Avenue and 5816-5818 Tisdall Street (Lots 17 and 18, Block E of Block 1008, DL 526, Plan 10698: PID 004778952) from RT-1 to CD-1, to permit 25 townhouses at a floor space ratio of 1.0 generally as set out in Appendix A of the Policy report dated December 24, 2003 entitled "CD-1 Rezoning - 745-749 West 42nd Avenue and 5816-5818 Tisdall Street" be approved, subject to the following conditions:
(a) That the proposed form of development be approved by Council in principle, generally as prepared by Hollifield Architect Inc. and stamped "Received City Planning Department, August 18, 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:
Design Development:
(i) design development to the streetscape as seen from Tisdall and West 42nd Avenue, improving building visibility and relationship to the street of Building A, and improving building identity for all three buildings;
(ii) design development to the architectural treatment of Building A, north and east elevation, as seen from West 41st Avenue;
Note to applicant: Proposed redevelopment of the property to the immediate north across the lane will result in the north and east elevations of Building A being highly visible from West 41st Avenue.
(iii) design development to the roof form and detailing of Building A, to be more compatible with that of Buildings B and C;
(iv) design development to improve the grade relationship of Buildings B and C to adjacent grades, by lowering the finish grade adjacent to the southerly neighbouring property, as well as to the proposed garden area north of Building B.
Note to applicant: Greater grade compatibility is related to issues of neighbourliness. This may require lowering of the structured parking.
(v) design development to exterior finishes so that the predominate material for all three buildings is brick as seen from the street;
(vi) design development to the parking entries and related structure, to better integrate them into the building design;
(vii) design development to provide all units with on-site access to the mail kiosk and garbage area;
(viii) design development to the parking garage exit stair, relocating it away from the front property line and integrating it into the landscaping;
Note to applicant: Refer to related the Crime Prevention Through Environmental Design (CPTED) conditions. Consider enclosing the stairwell.
CPTED (Crime Prevention Through Environmental Design):
(ix) design development to take into consideration the principles of CPTED having particular regard for reducing opportunities for:
- unintended cut-throughs;
- theft in the underground parking by relocating perimeter exit stair out of the front yard;
- break and enter; and
- nuisance activity such as graffiti on the lane;
Landscape:
(x) design development to provide more common open space on site;
(xi) design development to provide high quality finishes (such as unit pavers) for all hard surfaces such as walkways and patios;
(xii) design development to provide coniferous trees along the lane in order to visually mitigate the loss of existing trees along the eastern edge of the site;
Fire:
(xiii) design development to have all townhouse units sprinklered to NFPA 13 and to include a 64 mm standpipe connection along the 2 m wide access pathway at the gate or property line.
Note to applicant: A request for equivalency for the three buildings on site must be submitted to the satisfaction of the Fire Chief prior to issuance of a development permit.
AGREEMENTS:
(c) That, prior to enactment of the CD-1 By-law, the registered owner shall, at no cost to the City:
Engineering Services:
(i) Make arrangements to the satisfaction of the General Manager of Engineering Services and the Director of Legal Services for:
(1) consolidation of Lots 17 and 18, Block E of Block 1008, D.L. 526, Plan 10698; and
(2) provision of street trees adjacent the site where space permits.
(ii) Make arrangements to the satisfaction of the General Manager of Engineering Services for all new Hydro and Telus services to be undergrounded within and adjacent to the site from the closest existing suitable service point, including a review of any necessary overhead cabling to determine any impact, if any, on the neighbourhood.
B. THAT, if the rezoning is approved, at the time of enactment the by-law be accompanied by amendments to the Noise Control By-law to include the CD-1 in Schedule B of the Noise Control By-law.
5. Text Amendment: Seniors Supportive or Assisted Housing
Policy Report dated January 2, 2004, refers.
Summary: |
To define Seniors Supportive or Assisted Living (formerly Congregate Housing for Seniors) as a residential, not institutional use. If approved, consequential amendments will be required to the Parking By-law and other guideline documents. |
Applicant: |
Director of Current Planning |
Recommended Approval: By the Director of Current Planning
A. THAT the application by the Director of Current Planning to amend the text of the Zoning and Development By-law and various other by-laws and guidelines to reflect changes related to seniors housing generally as set out in Appendix A of the Policy report dated January 2, 2004 entitled "Zoning and Development By-law: Changes to Facilitate Seniors Housing" be approved.
B. THAT, subject to approval of the zoning by-law amendments, the by-law be accompanied at time of enactment by amendments to the Parking By-law and other guidelines documents.
RISE FROM COMMITTEE OF THE WHOLE
ADOPT REPORT OF COMMITTEE OF THE WHOLE
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