Vancouver City Council

SPECIAL COUNCIL MEETING

(PUBLIC HEARING)

DECISIONS

DATE: Thursday, September 30, 2004

TIME: 7:30 p.m.

PLACE: COUNCIL CHAMBER

THIRD FLOOR, CITY HALL

For information, please call Denise Salmon at
604.873.7269 or email at denise_salmon@city.vancouver.bc.ca

1. TEXT AMENDMENT: 100 West 49^th Avenue

THAT the application by Brook Development Planning Inc. to amend CD-1 By-law No. 4412 for 100 West 49th Avenue (Langara College) to add 1 500 m² of total permitted gross floor area and to allocate 1 100 m² of existing floor area of ancillary use to be used for instructional purposes generally as set out in Appendix A to the Policy Report "CD-1 Text Amendment - Langara College" dated July 6, 2004 be approved.

2. TEXT AMENDMENT: 800 West 12^th Avenue

THAT the application by Bunting Coady Architects to amend CD-1 By-law No. 4472 for Vancouver General Hospital to permit an Underground Power Plant as a principle use for steam and power generation generally as set out in Appendix A to the Policy Report "CD-1 Text Amendment - Vancouver General Hospital (Underground Power Plant) 800 West 12th Avenue" dated July 5, 2004 be approved, subject to the following conditions:

a) THAT the proposed form of development be approved by Council in principle, generally as prepared by Bunting Coady Architect, in plans stamped "Received City of Vancouver" March 31, 2004 provided that the Director of Planning may approve 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 better integrate landscape, and open space/structures lighting design, with the potential Willow Street pedestrian corridor and public open space on the Nurse's Residence site.

ii) Design development to the public art component to clarify design intent, functionality and anticipated maintenance protocols to ensure on-going use and longevity.

Note to applicant: Testing of systems prior to installation is encouraged to ensure that field operations involving pedestrian interaction, is achievable.

iii) Confirmation of required signage.

Note to applicant: Conceptual design and location should be submitted if signage is anticipated. Consideration should be given to an interpretive aspect that informs the public of the site's use/function.

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

a) providing open visibility into the park from adjacent streets and pedestrian ways;
b) providing less dense, more useable landscaping adjacent to existing parking structure; and
c) reducing opportunities for graffiti.

v) Provision of a Landscape Plan illustrating common and botanical name, size and quantity of all existing/proposed plant material. Plant material should be clearly illustrated on the Landscape Plan and keyed to the Plant List. The landscape plan should include the public realm treatment (to the curb) and all existing or proposed street trees, adjoining walkways, surface materials, and public utilities such as lamp posts, hydro poles, fire hydrants, etc. should be noted.

Note to applicant: All street trees, adjoining walkways, surface materials, and public utilities such as lamp posts, hydro poles, fire hydrants, etc. should be noted. Further comments may be outstanding.

vi) Provision of arboricultural services, where necessary, including submission of reports, site supervision and letters of undertaking.

vii) Provision of tree removal/protection/replacement plan.

viii) Design development to overall open space design to better integrate the pedestrian circulation paths from within the site, across Willow Street and to proposed adjacent development.

ix) Design development to overall open space design to minimize opportunities for crime.

Note to applicant: Structures in park-like settings may pose an opportunity for loitering, crime, graffiti and other property damage. To increase site safety, all proposed structures, interactive art, water features, and landscape massing will require further Staff review, detailed drawings and revisions, where necessary.

x) Design development to submit a detailed lighting plan to increase safety, ensure night way finding and minimize glare to adjacent sites.

xi) provision of detailed large scale (1/4" or 1:50) architectural sections and elevations, illustrating the detailed treatment of amenities on slab: vents, art installations, hard surface areas (typical), water features and planters.
xii) Design development to public realm to anticipate future comments on street design pending adjacent site development, input from stakeholders, Engineering Streets Division and Park Board.

Note to applicant: New street trees should be noted "Final species, quantity and spacing to the approval of the City Engineer and Park Board." Contact Eileen Curran (871-6131) of Engineering Streets Division regarding street tree spacing and quantity. Contact Bill Stephen (257-8587) of Park Board regarding tree species).

xiii) Design development to landscape/public art amenities to anticipate future comments or request for detailed drawings and written specifications.

xiv) Provision of sufficient site seating (wheelchair access).

xv) Design development to ensure proposed pre-cast concrete planks and hard surfaces are not hazardous or hinder wheelchair movement.

xvi) Provision of an Operations Management Plan.

Note to applicant: The plan should address general operations, site maintenance, systems emissions, lighting, acoustical performance, landscape, security and communication protocols to ensure that impacts to residents and pedestrians are minimised.

v) Provision of a Construction Management Plan.

Note to applicant: The plan should address the anticipated length of construction activity, and related site management including staging, security, parking, deliveries, storage, debris, dust, noise, lighting and communication/24 hour liaison to ensure that impacts to residents and pedestrians are minimised.

vi) Incorporation of acoustical measures in the final design as outlined in the acoustic report submitted by Daniel Lyzun & Associates on May 28, 2004 and concurred with by the Medical Health Officer (Senior Environmental Health Officer) in order to reduce noise impacts by the site on the surrounding neighbourhood.

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

i) Make arrangements to the satisfaction of the Director of Legal Services, in consultation with the General Manager of Engineering Services and the Director of Planning to require that the operation of the Underground Power Plant meets or exceeds the GVRD's Current Emissions Standard for Stationary Combustion Processes.

ii) Clarify 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 include the modification, extension or release of any charges deemed necessary by the Director of Legal Services.

3. TEXT AMENDMENT: 3851 Heather Street

THAT the application by Brook Development Planning Inc. to amend CD-1 By-law No. 4472 for Vancouver General Hospital to increase maximum permitted heights for new structures, decrease minimum setback requirements, add standard residential floor space exclusions, decrease residential parking requirements and add Fitness Centre as a permitted use in sub-area C, in order to permit partial retention and additions to the Nurses' Residence for Multiple Dwelling, Child Day Care and Fitness Centre uses generally as set out in Appendix A to the Policy Report "CD-1 Text Amendment - Vancouver General Hospital (Nurses' Residence) 2851 Heather Street " dated July 5, 2004 be approved subject to the following conditions:

a) THAT the proposed form of development be approved by Council in principle, generally as prepared by Nigel Baldwin Architects, in plans stamped "Received Planning Department" May 21, 2004 provided that the Director of Planning may approve 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 the west elevation to reduce apparent project scale.

Note to applicant: Further consideration should be given to fenestration patterning, related proportions of openings and architectural detailing.

ii) Design development to the westerly portion of the West 12th Avenue fronting building to improve the massing relationship to the Willow Street pedestrian corridor as well as the on-site and Energy Centre open space.

iii) Design development to clarify, and refine the use of materials for both structures to appropriately distinguish one from the other while respecting the overall design intent for architectural expression informed by the existing building to be retained.

iv) Design development to ensure that entries are appropriately announced for visitors.

v) Confirmation of studio unit's bed area enclosure system to ensure adequate daylight access when needed.

vi) Design development to the Heather Street frontage at the southeast corner to better mediate grade and more carefully screen/secure daycare play space.

vii) Design development to overall landscape design to improve quality and better integrate on site circulation associated with the future park and Willow Street interface. Special attention to the design quality of the auto court is required.

viii) Design development to "green" the West 12th Avenue building roof.

Note to applicant: Consideration should be given to private, or common open space uses for the roof.

ix) Provision of a conceptual lighting plan for public open space and auto court.

Note to applicant: Coordination with the Willow Street pedestrian corridor lighting intent is required. Fixtures should minimize glare for residents.

x) Provision of a maintenance and security plan for the on-site open space.

xi) Provision of a Construction Management Plan.

Note to applicant: The plan should address the anticipated length of construction activity, and related site management including staging, security, parking, deliveries, storage, debris, dust, noise, lighting and communication/24 hour liaison to ensure that impacts to residents and pedestrians are minimized.

xii) design development to take into consideration the principles of CPTED (Crime Prevention Through Environmental Design) having particular regard for:

a) reducing opportunities for theft in the underground parking areas;
b) reducing opportunities for break and enter to ground level spaces; and
c) reducing opportunities for mischief, such as graffiti, specifically through increasing open visibility of public and semi-public areas.

xiii) Design development to overall open space design to improve response to programming requirements, CPTED guidelines, compatibility with adjacent sites, way finding and circulation patterns.

Note to applicant: Further consideration should be given to the auto court design (circulation, paving patterns, grade changes and plant massing) to enhance livability and ensure safety for pedestrians. Further consideration should be given to improving pedestrian walkways that integrate the commons, auto court, daycare, Willow Street corridor and VGH Energy Centre. Applicant should liaise with City Staff and adjacent site design consultants to ensure compatibility with VGH Energy Centre, Willow Street corridor, and VGH Precinct future projects.

xiii) Consideration should be given to restrict west bound, left hand vehicle turning into the auto court.

Note to applicant: At the discretion of City Engineering Streets Division and Planning Staff.

xiv) Design development to the public realm along 12th and 13th Avenue to change design of street trees, sidewalk and inner boulevard.

Note to applicant: At the discretion of City Engineering Streets Division and Park Board, and in keeping with preferred public realm design, provide street trees in a continuous curbside lawn strip (4' wide). New street trees should be noted "Final species, quantity and spacing to the approval of the City Engineer and Park Board." Contact Eileen Curran (871-6131) of Engineering Streets Division regarding street tree spacing and quantity. Contact Bill Stephen (257-8587) of Park Board regarding tree species.

xv) Design development to the public realm provide double row of trees along 12th Avenue, and 13th Avenue, to increase pedestrian interest.

xvi) provide detailed large scale (1/4" or 1:50) architectural sections and elevations, illustrating the detailed treatment of the townhouse public realm interface including planter walls, stairs, gates, guardrails, landscaping, soil depth (indicating any underground structures), patios and privacy screens.

Note to applicant: The planting depth required for the long term health of the inner row of trees is 4 feet near the sidewalk and 3 feet near the town house retaining wall. In order to achieve this, the underground slab will need to angle downwards. All proposed planting areas require sufficient soil depth, irrigation and drainage to ensure that trees, shrubs and groundcover will survive.

xvii) Provision of arboricultural services, where necessary, including submission of reports, site supervision and letters of undertaking.

xviii) Design development to The Commons, to increase pedestrian interest, provide a double row of trees around perimeter of the lawn area planted on a wide band of compacted crushed gravel, and situate benches within the inner row of trees.

xix) Design development to provide benches adjacent to sidewalks along 12th Avenue and 13th Avenue, where possible.

xx) Design development to provide landscaped bench areas on corner of Heather Street and 12th Avenue and 13th Avenue.

xxi) Design development in front of Nurses residence along Heather Street and on inner boulevards to delete sodded lawn and provide suitable shade tolerant groundcover or low layered planting to increase pedestrian interest.

Note to applicant: All layered planting or groundcover to be located on City property at the discretion of City Engineering Streets Division.

xxii) At discretion of Planning Team, patio planter walls at the street level should be stepped in 2'-0" increments to avoid 4'-0" high walls along the street.

xxiii) Design development to provide layered planting, low hedging adjacent to all onsite and street level patio walls (suggest 1'-0" high Winter Gem Boxwood) at the discretion of City Engineering Streets Division.

xxiv) Provide sections (minimum scale 1/4"=1'-0") through all patios and green roofs (street level, above grade, rooftop).

xxv) Design development to provide permanent seating in auto court drop off area.

xxvi) Provide automatic irrigation system and irrigation hose bibs for plant beds.

Note to applicant: Notate locations on landscape plan.

xxvii) Provision of Child Day Care Facility Plans approved by the B.C. Ministry of Health Services Community Care Facilities Branch.

c) THAT prior to enactment of the CD-1 by-law, the registered owner shall at no cost to the City:

i) Enter into any agreements modifying existing obligations relating to the design, construction and maintenance of the proposed public open space that result from the proposed amendments to By-law 4472, as may be required by the Director of Legal services in consultation with the General Manager of Parks and Recreation.

* * * * *

Comments or questions? Send us e-mail at info@city.vancouver.bc.ca
© 2002 City of Vancouver