Vancouver City Council |
NOTICE OF MEETING
PUBLIC HEARING AGENDA
DATE:
Thursday, July 22, 2004
Reconvened September 28, 2004, at 7:30 p.m.
Reconvened October 5, 2004, at 7:30 p.m.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 Tarja Tuominen, Meeting Coordinator at 604.873-7191 or e-mail tarja_tuominen@city.vancouver.bc.ca
ROLL CALL
COMMITTEE OF THE WHOLE
1. Heritage Designation: 751-755 Keefer Street
The attached Administrative Report dated June 22, 2004 refers.
Summary:
To designate the building as a protected heritage property through the Vancouver Heritage Foundation's Restore It program.
Applicant:
Mark Budgen, Deborah Miller, Dara Culhane
Recommended Approval: By the Director of Current Planning
A. THAT Council approve the designation of 751-755 Keefer Street, listed on the Vancouver Heritage Register in the "B" category, as Protected Heritage Property.
B. THAT Council commend the building owners for designating their property on a voluntary basis and for participating in the Vancouver Heritage Foundation's Restore It program.
2. Heritage Designation: 995 Bute Street
The attached Administrative Report dated June 22, 2004 refers.
Summary:
Heritage Revitalization Agreement and designation for exterior restoration and conversion of house to 4 units.
Applicant:
Duncan Wilson & Rowly Johnson
Recommended Approval: By the Director of Current Planning
A. THAT Council authorize the City to enter into a Heritage Revitalization Agreement for the site at 995 Bute Street to secure the rehabilitation of the Rand House and to vary the RM-5B District Schedule of the Zoning and Development By-law to permit a floor space ratio increase from 1.0 (conditionally permitted 1.5) to 2.03; a site coverage increase from 50% to 72%; front, rear and side yards variance; and elimination of the building envelope requirement, as indicated under Development Application DE408214.
B. THAT the Rand House, listed in the "B" category on the Vancouver Heritage Register, be designated as Protected Heritage Property.
C. THAT Council instruct the Director of Legal Services to bring forward for enactment a by-law to authorize the Heritage Revitalization Agreement and a by-law to designate the heritage building.
3. Heritage Designation: 3532-3540 West 5th Avenue
The attached Administrative Report dated July 5, 2004 refers.
Summary:
Heritage Revitalization Agreement and designation to restore house and cottage, convert house to 3 units and permit new duplex.
Applicant:
Paul Phillips, Environmental Design Group
Recommended Approval: By the Director of Current Planning
A. THAT Council authorize the City to enter into a Heritage Revitalization Agreement for the site at 3532-3540 West 5th Avenue to:
· secure the rehabilitation of the Boeur Cottage and Boeur House; and,
· to vary the RT-7 District Schedule of the Zoning and Development By-law to permit an increase in the allowable floor space from the permitted 4,749 square feet to 6,957 square feet; to vary the number of units from 4 to 6; height, front and side yards variance; and second floor building depth, as indicated under Development Application DE408274.
B. THAT the Boeur Cottage, listed in the "B" category on the Vancouver Heritage Register, be designated as Protected Heritage Property.
C. THAT the Boeur House, listed in the "C" category on the Vancouver Heritage Register, be designated as Protected Heritage Property.
D. THAT Council instruct the Director of Legal Services to bring forward for enactment a by-law to authorize the Heritage Revitalization Agreement and by-laws to designate the two heritage buildings.
E. THAT Council instruct the Director of Legal Services to prepare a side agreement to ensure the timely restoration of the two heritage buildings. The nature of this agreement is to be to the satisfaction of the Director of Legal Services in consultation with the Director of Current Planning.
4. Rezoning: 1001 Denman Street
The attached Policy Report dated June 8, 2004 refers.
Summary: The proposed rezoning from Multiple Dwelling District (RM-5B) and Commercial District (C-5) to Comprehensive Development District (CD-1) would permit the development of a five-storey mixed-use building.
Applicant: Spaxman Consulting Group
Recommended Approval: By the Director of Current Planning, subject to conditions:
A. THAT the application by Spaxman Consulting Group, to rezone 1001-1015 Denman Street (North Half and South Half of Lot 1, East Half of Lot 2, Block 69, DL 185, Group 1, Plan 92, NWD; PID 009169601; 009205632; 009205632) from C-5 and RM-5B to CD-1, to permit a five-storey mixed-use building with two levels of commercial and three levels of residential above at an overall FSR of 1.96, generally as outlined in Appendix A of the Policy Report dated June 8, 2004 entitled "CD-1 Rezoning - 1001-1015 Denman Street" be approved, subject to the following conditions:
FORM OF DEVELOPMENT
(a) That the proposed form of development be approved by Council in principle, generally as prepared by Spaxman Consulting Group, and stamped "Received City Planning Department February 11, 2004, 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 or Development Permit Board, who shall have particular regard to the following:
Design Development
(1) Design development to ensure livability between the residential and commercial components;
Note to applicant: Particular regard should be given to privacy, restaurant acoustical and odour impacts between the second floor restaurant use, both indoor and outdoor spaces, with residential uses within the proposal and nearby to the west. Additional measures will be required to mitigate against odour nuisance from the restaurant use for residents above and near the proposed restaurant.
(2) Design development to enhance the retail character by extending the retail frontage through the Denman/Nelson corner;
Note to applicant: The restaurant entry and stair should be relocated from the corner to another location along the Denman frontage.
(3) Design development to the Denman/Nelson corner to reflect its importance and enhance its presence as part of the proposed Parkway greenway along Nelson Street;
Note to applicant: Design development should consider elements that would contribute to the proposed Parkway greenway such as encouraging sidewalk café seating and retailing as well as public amenities such as benches, information kiosk or drinking fountain. Applicant should develop details of the public art opportunities in consultation with Office of Cultural Affairs and indicate them on the development permit drawings.
(4) Design development to the retail podium, materials and proportions of elements, to enhance its character as part of the Denman shopping street;
Note to applicant: The lane treatment appears severe and should be softened to the extent possible.
(5) Design development to enhance the tower's overall expression;
Note to applicant: This could be achieved through a more cohesive and simpler roof expression, especially at the rear, combined with a palette of high quality materials.
CPTED:
(6) Design development to take into consideration the principles of CPTED (Crime Prevention Through Environmental Design) having particular regard for reducing opportunities for:
theft in the underground parking through the location of exit stairs from parking;
- mischief activity by relocating the hidden ground level exit at the residential lobby and by gating the loading area during non-business hours;
- residential break and enter through separation of exit stairs from the lobby in the underground; and
- graffiti through treatment of the blank wall on the lane.
Engineering Services:
(7) Parking, loading and bicycle spaces are to be provided as per C-5 standard for commercial uses and RM-5B standards for residential uses of the Vancouver Parking By-law. The relaxation and exemption provisions of the Vancouver Parking By-law shall apply.
Fire Department:
(8) Design development to ensure a maximum distance to the principal entrance doors of 15 m (49.2 ft.);
(9) Design development to provide standpipes for the building;
Note to applicant: Access is required from residential lobby to the rear internal access corridor of the commercial units on the ground floor or an alternate exit/access scheme to the satisfaction of the Fire Department;
(10) Design development to ensure a minimum of two separate remote exits are provided from the second floor restaurant and adequate exiting for the upper residential floors;
Note to applicant: A separate additional stair should be provided at the north-east corner of building and exiting should be reviewed with the Processing Centre for the third and fourth floor residential suites.
Acoustic:
(11) The Noise Control By-law requires amendment at the time of enactment of the By-law to include this CD-1;
(12) Design development to control noise primarily from the proposed restaurant use;
Note to applicant: An Acoustical Consultant's report shall be required which assesses noise impacts on the site and recommends noise mitigating measures that will demonstrate how restaurant noise and activity will be contained. In addition, the hours of use of outdoor areas of the restaurant use will be negotiated through the development permit.
AGREEMENTS
(c) That, prior to enactment of the CD-1 By-law, the following are addressed to the satisfaction of the General Manager of Engineering Services for the following:
(1) consolidation of all the lots involved;
(2) clarification of the charge shown on title; and
Note to applicant: A charge summary should be provided.
(3) undergrounding of all new Hydro and Telus services to the site from the closest existing suitable service point, including a review of any cabling that may be necessary to serve the development to determine impacts on the neighbourhood.
(d) That, if contamination is found on site as determined by the Ministry of Environment, the applicant enter into a soils remediation agreement with the City, to the satisfaction of the Manager, Environmental Protection Branch, prior to enactment.
Note to applicant: If no contamination is found on site, a "Determination" (issued by the Ministry of Environment) that this is not a contaminated site must be submitted to the City prior to receiving an Occupancy Permit.
B. THAT, subject to approval of the rezoning at Public Hearing, the Noise Control By-law be amended at time of enactment to include this CD-1 in Schedule A.
5. Rezoning: 2876 West 33rd Avenue
The attached Policy Report dated June 8, 2004 refers.
Summary: The proposed rezoning from One- Family Dwelling District (RS-5) to Comprehensive Development District (CD-1) would permit the development of a three-unit fee simple rowhouse project under the Neighbourhood Demonstration Program.
Applicant: Art Cowie, Eikos Planning Inc.
Recommended Approval: By the Director of Current Planning, subject to conditions:
A. THAT the application by Art Cowie, Eikos Planning Inc., to rezone 2876 West 33rs Avenue (Lot 2, Block 48, DL 2027, Plan 2283) from RS-5 to CD-1, to permit a three-unit fee simple rowhouse under the Neighbourhood Demonstration Program, generally as outlined in Appendix A of the Policy Report dated June 8, 2004 entitled "CD-1 Rezoning - 2876 West 33rd Avenue" be approved, subject to the following conditions:
(a) That the proposed form of development be approved by Council in principle, generally as prepared by Richard Balfour & Company, Architect, and stamped "Received Planning Department (Rezoning Centre)", June 1, 2004, 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 (c) below.
As an alternative to condition (a), for Council's Consideration, the following condition (b) could be approved:
(b) That the proposed form of development be redesigned in accordance with the RS-5 Design Guidelines and be assessed by the Director of Planning against these guidelines as well as the elements under condition (c).
(c) 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) approval by the Subdivision Approving Officer and registration of a subdivision plan to create three parcels to fit the rowhouse proposal.
(ii) The top floor area to be reduced, so the expression of the top floor is of a half or partial storey.
(iii) Privacy and overlook issues related to the top floor to be carefully considered in relation to neighbouring conditions.
(iv) The front entries to have a raised porch expression and a greater sense of individual identity .
(v) Any projections into the sideyard must be a minimum eighteen inches above the finished floor and not impede pedestrian access in the sideyard.
Note to Applicant: Consider greater articulation of the wall surface of the side elevations.
(vi) The front yard to be treated in a manner consistent with the semi-public space of the immediate RS-5 context.
Note to Applicant: The wall, private patio and tall hedging along the property are not consistent with the prevailing pattern of front yard development. The front yard should be defined with soft landscaping, including permeable surface areas such as lawn or planting beds. Each dwelling should have a front walk leading directly from the public sidewalk to the front door.
(vii) Design development to the design of the exterior in terms of materials, window patterning and detailing to make more residential in character and scale.
(viii) provision of a certified arborist report to confirm the safe retention of all neighbouring trees bordering the east property line including the method of safe retention of the trees during construction.
(ix) provision of a full landscape plan.
(d) That, prior to enactment of the CD-1 By-law, the registered owner shall:
(i) achieve preliminary approval from the Subdivision Approving Officer for a subdivision to create three parcels to fit the rowhouse proposal and resolve all cross boundary issues that may arise, including provision of adequate storm, sanitary and water servicing.
(ii) make arrangements to the satisfaction of the Director of Planning and the Director of Legal Services for a legal agreement to prohibit registration of a strata plan on the site.
(iii) make arrangements to the satisfaction of the General Manager of Engineering Services for provision of street trees where space permits on 33rd Avenue.
(iv) make arrangements to the satisfaction of the General Manager of Engineering services for all electrical and telephone services to be undergrounded within and adjacent the site from the closest existing suitable service point, including a review of any overhead cabling that may be necessary to determine any impaction on the neighbourhood.
B. THAT, subject to approval of the rezoning at Public Hearing, the Subdivision By-law be amended to exclude the site from the minimum street frontage in the By-law.
RISE FROM COMMITTEE OF THE WHOLE
ADOPT REPORT OF COMMITTEE OF THE WHOLE
BY-LAWS
1. A By-law to designate certain real property as protected heritage property (751-755 Keefer Street)
2. A By-law to authorize Council entering into a Heritage Revitalization Agreement with the Owner of Heritage Property (995 Bute Street)
3. A By-law to designate certain real property as protected heritage property (995 Bute Street)
4. A By-law to authorize Council entering into a Heritage Revitalization Agreement with the owner of Heritage Property (3532-3540 West 5th Avenue)
5. A By-law to designate certain real property as protected heritage property (3532-3540 West 5th Avenue)
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