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NOTICE OF MEETING PUBLIC HEARING AGENDA | ||
DATE: |
Thursday, October 21, 2004 | ||
TIME: |
7:30 p.m. | ||
PLACE: |
Council Chamber | ||
Third Floor, City Hall | |||
PLEASE NOTE:
· Complete Video of the meeting.
· 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.
· Minutes from the meeting. These Minutes will be adopted at the Regular Council meeting on November 16, 2004.
For information, please call Tina Hildebrandt at 604.873.7268 or e-mail tina_hildebrandt@city.vancouver.bc.ca
ROLL CALL
COMMITTEE OF THE WHOLE
1. Text Amendment: 1475 Howe Street (Video clip of this item)
The attached Policy Report dated August 25, 2004, refers.
Summary: |
The proposed amendments would clarify floor space exclusion and height provisions in the CD-1 By-law. |
Applicant: |
Director of Current Planning |
Recommended Approval: By the Director of Current Planning
THAT the application by the Director of Current Planning to amend CD-1 By-law No. 8925 for 1475 Howe Street to clarify floor area exclusions and height provisions generally as set out in Appendix A to the Policy Report "Text Amendment - CD-1 Rezoning - 1475 Howe Street" dated August 25, 2004 be approved.
2. Text Amendment: 6450 Clarendon Street (Video clip of this item)
The attached Policy Report dated August 26, 2004, refers.
Summary: |
The proposed amendment would increase the permitted floor space ratio. |
Applicant: |
Lloyd Plishka, Architect |
Recommended Approval: By the Director of Current Planning
THAT the application by Lloyd Plishka, Architect to amend CD-1 By-law No. 3914 for 6450 Clarendon Street to increase the permitted floor space ratio generally as set out in Appendix A to the Policy Report "CD-1 Text Amendment - 6450 Clarendon Street " dated August 26, 2004 be approved.
3. Rezoning: 3704 - 3720 Welwyn Street (Video clip of this item)
The attached Policy Report dated August 26, 2004, refers.
Summary: |
The proposed rezoning would permit a 60 unit townhouse development. |
Applicant: |
Mosaic Avenue Lands |
Recommended Approval: By the Director of Current Planning, subject to conditions:
A. THAT the application by Mosaic Avenue Lands to rezone 3704 - 3720 Welwyn Street (Lot G [Reference Plan 9464] and Lots 25-31, DL 744, Plan 4369; PID 001588161, 001588110, 001588080, 001588039, 00158789, 001587920, 001587881, and 001587849) from RS-2 to CD-1, to permit 60 townhouses at a floor space ratio of 1.2 generally as set out in Appendix A to the Policy Report "CD-1 Rezoning - 3704-3720 Welwyn Street" dated August 26, 2004 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 Stuart Howard Architects Inc., and stamped "Received City Planning Department May 7, 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, who shall have particular regard to the following:
Design Development:
(1) Design development to the height of the buildings;
Note to applicant:
Building elevations facing Welwyn Street, East 20th Avenue, and the east/west lane should maintain an approximate height of thirty five feet as measured from the adjacent grade elevations at the property line. Some allowance will be given for sloped site conditions. Consider stepping the building at the corners abutting to Welwyn so there is a continuous ridge height along Welwyn and the abutting corners.
The buildings should maintain the visual sense of a two and a half storey expression as seen from the Welwyn Street, East 20th Avenue and the east/west lane. The top floor should be well integrated into the primary roof form.
(2) Design development to the south-west corner and south lane elevation to visually reduce the scale at Welwyn Street and height along the south face of the building along the lane;
Note to applicant: The south-west corner will need a site-specific solution to accomplish a scale and height consistent with the rest of the development, as viewed from Welwyn Street, and the relationship to the three properties south of the lane needs further consideration in terms of overlook and outlook.
(3) Design development to ensure the development responds better to site topography and the site's RS-2 context within the height provisions of the draft CD-1 by-law;
Note to applicant: The development seems to sit higher on the site than should be necessary and the overall height should be viewed as a transition from MC-1 to the lower RS-2 development. Height should be reduced by adjusting floor elevations relative to the site topography rather than by adjustments to roof design.
(4) Design development to the Welwyn Street elevation to provide greater unit identification along the street frontage and more variety and diversity of form and materials;
Note to applicant: Units along Welwyn Street should have greater orientation towards the street. Consider ways to bring greater differentiation to individual units and landscape along Welwyn Street and to reduce apparent building mass at and near the ground plane.
(5) Design development to the street-facing entrances maintaining a raised porch expression;
(6) Design development to the central courtyard and pedestrian link making it more welcoming and clearly publicly accessible, providing landscape signifiers that help to distinguish between public, semi-public and private space;
Note to applicant: There should be no gate but rather a wide opening and a path that more directly leads the public through the site. The stair down to the lane should be wider and more welcoming, perhaps with a landing, as a gentler transition to the lane elevation and more inclusive of the lane. The unit at the lane may need to be reduced in depth to allow both a wider stair and a private garden area for that unit.
(7) Design development to the parking courts to address unit overlook and outlook and light access into the parking courts, as well as ensuring quality finishes and landscape;
(8) Design development of the retaining wall along the north-south lane to minimize its apparent height, green the lane and increase pedestrian interest.
Note to applicant: Consider adding windows at the lane elevation where possible to increase pedestrian interest and sense of surveillance.
AGREEMENTS
(c) That, prior to enactment of the CD-1 By-law, the registered owner shall make arrangements, at no cost to the City, for the following:
Subdivision:
(1) Consolidation of the lots involved or other arrangements to the satisfaction of the General Manager of Engineering Services, Director of Legal Services and Director of Planning for subdivision of the site to address unit configuration;
Note to applicant: Clarification of the charges on title by way of a charge summary will be required.
Engineering:
(2) Ensure the following are addressed to the satisfaction of the General Manager of Engineering Services and the Director of Legal Services:
(i) dedication of a 3.05 m (10 ft.) by 3.05 m (10 ft.), corner cut off from the south-east corner of the site (Lot 25) for lane purposes;
(ii) potential upgrading of the City water system to serve the fire flow demands of the site;
Note to applicant: The current plans lack the detail necessary to determine the extent, if any, of water system upgrading.
(iii) provision of concrete sidewalk on Welwyn Street from 20th Avenue to the lane north of 22nd Avenue and on 20th Avenue from Welwyn Street to the lane east of Welwyn Street;
(iv) provision of concrete curb and gutter bulges and landscaping on Welwyn Street and 20th Avenue adjacent the site where appropriate and concrete curb and gutter and pavement to the centreline on 20th Avenue;
(v) provision of street trees on Welwyn Street and 20th Avenue adjacent the site where space permits; and
(vi) undergrounding of all new BC Hydro and Telus services from the closest existing suitable service point, including a review of any new cabling necessary for this development to determine any impacts on the neighbourhood;
Fire:
(3) Provision of a fire hydrant(s) to the satisfaction of the Fire Chief.
Public Right-of-way:
(4) Grant to the City a statutory right-of-way for public access through the subject site drawn to the satisfaction of Director of Planning and the General Manager of Engineering Services which is registered in the Land Title Office in priority over all charges which might defeat or delay the exercise of such rights.
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 B.
4. Rezoning & Heritage Designation: 1885 - 1895 Venables Street (Video clip of this item)
The attached Policy Report dated August 26, 2004, refers.
Summary: |
The proposed rezoning and heritage designation would permit alterations and additions to the Vancouver East Cultural Centre. |
Applicant: |
Proscenium Architecture & Interiors Inc. |
Recommended Approval: By the Director of Current Planning, subject to conditions:
A. THAT the application by Proscenium Architecture + Interiors Inc. to rezone 1885-1895 Venables Street (lots 13-16[except the north 8 feet now lane] of Lot 9, Block E, DL 183, Plan 180 Group 1, NWD: PID 015646297, 015646301, 015646319, and 015646327) from RT-5 to CD-1, to permit the restoration and expansion of the Vancouver East Cultural Centre, including heritage designation of certain elements of the existing building generally as set out in Appendix A to the Policy Report "CD-1 Rezoning - 1885-1895 Venables Street " dated August 26, 2004 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 Proscenium Architecture + Interiors Inc. and stamped "Received City Planning Department April 15, 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, who shall have particular regard to the following:
Design Development:
(1) Design development to provide greater simplification of the architectural expression, with particular attention to increased visibility of the heritage building from the street;
Note to applicant: Currently the proposal is to surround the heritage building with new additions. Revealing more of the heritage building is needed at the street level. Consider increasing the transparency of the canopy and addition as seen from Venables Street through to the existing eave and walls. Reduce as far as possible the pinching effect of the mass above the stage (catwalk level) on the existing roof.
(2) Design development to achieve a greater sense of compatibility between the new additions and the heritage building;
Note to applicant: This can be achieved through consideration of scale and geometries of the heritage building and re-interpreting these features in a contemporary manner. A subsequent Heritage Commission review will be required within the development permit process.
(3) Design development to de-emphasize the new stair and elevator tower;
Note to applicant: Consider reducing the effective mass or removing the new tower. These changes should increase the expression of the heritage stairway at the south and increase the space available for pedestrian uses, as well as increasing the transparency of the additions at the south side.
(4) Design development to increase the continuity of the street expression onto the lane elevations;
Landscape:
(5) Design development to improve the integration of the landscape with the architectural strategy of the building;
Note to applicant: Consider more hard landscaping along the modern addition at the southeast corner. This may provide an opportunity to meet the busy nature of the intersection or provide for amenities like benches for gathering patrons. Include more residential planting at the southwest corner including mid-height species to soften the transition from the neighbouring house to the new building mass.
(6) Design development to the outdoor gathering areas on Venables Street to increase pedestrian amenity;
Note to applicant: This should include provision of more outdoor gathering space and its integration with a wider sidewalk. Consider landscaping measures on City property along Venables to provide a buffer for pedestrians from vehicle traffic on Venables Street.
(7) Design development to provide two additional Dawyck Beech trees along Victoria Drive in order to screen portions of the surface parking fronting the street;
Note to applicant: The two existing Cherry trees (greater than 20 cm/8 in. caliper) located in the south-east corner of the site and requiring removal) have not been noted on the Landscape Plan, and at the development permit stage, dimensioned tree barriers (illustrated on the Landscape Plan or the Site Plan) will need to be provided around all existing trees 20 cm caliper or greater to be retained on the development site, all existing neighbouring trees 20 cm/8 in. caliper or greater located within 2 m (6.6 ft.) of the property line and around all existing street trees located adjacent to the development site as per City of Vancouver Guidelines.
Crime Prevention Through Environmental Design (CPTED):
(8) Design development to take into consideration the principles of CPTED (Crime Prevention Through Environmental Design) having particular regard for:
- reducing opportunities for mischief by relocating the open basement stair on Venables Street, and
- reducing opportunities for graffiti on blank walls, particularly on the lane;
Engineering:
(9) Parking is to be provided to the satisfaction of the Director of Planning in consultation with the General Manager of Engineering Services;
Note to applicant: Engineering Services supports a provision of 26 spaces (24 vehicles, including at least 2 disability spaces) but will require a 6.6 m (21.7 ft.) manoeuvring aisle for parking stalls off of the lane.
Acoustical
(10) An Acoustical Consultant's report shall be required which accesses noise impacts by the site and recommends noise mitigating measures.
Note to Applicant: Confirmation to be supplied by the applicant that:
- acoustical measures will be incorporated into the final design, based upon the consultant's recommendations as concurred with or amended by the Medical Health Officer (Senior Environmental Health Officer); and
- mechanical (ventilators, generators, compactors and exhaust systems) ware designed and located to minimize the noise impact on the neighbourhood and to comply with Noise Control By-law No. 6555.
AGREEMENTS
(c) That, prior to enactment of the CD-1 By-law, the registered owner shall:
(1) Make arrangements to the satisfaction of the General Manager of Engineering Services and Director of Legal Services for:
(i) dedication of the north 0.61 m (2 ft.) of the site and the east 2.13 m (7 ft.) of the site for lane and road purposes; and
Note to applicant: At the development permit stage, clarify the apparent encroachment of the stone wall on the west elevation and site and landscape plans should indicate the lane dedication being free and clear of any encroachments.
(ii) consolidation of the site (1885 and 1895 Venables Street).
(2) All new BC Hydro and Telus services are to be undergrounded, to the satisfaction of the General Manager of Engineering Services, from the closest existing suitable service point, including a review of any necessary cabling to serve the site to determine any impact on the neighbourhood;
Note to applicant: Any BC Hydro transformer necessary to serve the development is to be provided for completely on site.
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 B.
C. THAT, prior to enactment of the CD-1 By-law, Council add the building at 1885-1895 Venables Street to the Vancouver Heritage Register in the "B" category.
D. THAT, prior to enactment of the CD-1 By-law, building at 1885-1895 Venables Street and certain interior features consisting of cast iron balustrade, leaded windows, rose window tracery and wooden staircase be designated as Protected Heritage Property.
5. HRA/Heritage Designation: 1295 Seymour Street (Video clip of this item)
The attached Administrative Report dated September 21, 2004, refers.
Summary: |
The proposed Heritage Revitalization Agreement and designation would vary the use and density on this site. |
Applicant: |
Greg Borowski, Paul Merrick Architects Ltd. |
Recommended Approval: By the Director of Current Planning
A. THAT Council amend the Vancouver Heritage Register to add 1295 Seymour Street in the "B" category.
B. THAT Council authorize the City to enter into a Heritage Revitalization Agreement (HRA) for the site at 1295 Seymour Street formerly known as the Federal Motor Company Building to secure the rehabilitation of the heritage building as indicated under Development Application DE407723 and to vary provisions of the Downtown Official Development Plan By-law to allow the entire building to be used for retail and service uses including Vehicle Dealer use.
C. THAT The Federal Motor Company Building, at 1295 Seymour Street, listed in the "B" category on the Vancouver Heritage Register, be designated as Protected Heritage Property.
D. THAT Council instruct the Director of Legal Service to prepare a registered agreement to secure prompt rehabilitation of the building.
E. FURTHER 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.
RISE FROM COMMITTEE OF THE WHOLE
ADOPT REPORT OF COMMITTEE OF THE WHOLE
BY-LAWS
1. A By-law to amend the CD-1 zoning for 6450 Clarendon Street to increase the permitted floor space ratio.
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