Vancouver City Council |
ADMINISTRATIVE REPORT
Date: January 18, 2005
Author/Local: B. Boons/7678
RTS No. 04773
CC File No. 2604
Meeting Date: February 1, 2005
TO:
Vancouver City Council
FROM:
Director of Development Services, in consultation with the Director of Current Planning and the Chief Building Official
SUBJECT:
Vancouver Convention Centre Expansion Project (VCCEP) -
Construction and PermittingRECOMMENDATION
THAT Council instruct staff to finalize and issue permits (Development and Building Permits) to allow construction of the Vancouver Convention Centre Expansion to the elevation 3.5 metre level, prior to submission of a complete development application, recognizing the City and Province's interest in ensuring this complex project is completed on schedule.
GENERAL MANAGER'S COMMENTS
City Staff have been working cooperatively with the VCCEP team to ensure this project meets the highest standards for quality, given the site's prominence on the Coal Harbour Waterfront. The General Manager supports the above recommendation.
COUNCIL POLICY
There is no formal Council policy that allows for early issuance of permits in advance of full development permit review and issuance.
BACKGROUND
The Vancouver Convention Centre Expansion Project represents an investment of $565 million through a funding partnership involving the Province of British Columbia, the Government of Canada, and Tourism Vancouver. When completed in 2008, convention space in Vancouver will triple, and the site will serve as the broadcast centre for the 2010 Olympic and Paralympic Winter Games. VCCEP estimates this project will generate 6,700 construction-related jobs, and 7,500 permanent jobs once the facility opens. The building itself will be the City's largest, with over 1.1 million square feet of floor area, and is situated on a prime waterfront site adjacent to Harbour Green Park and several new waterfront residential towers.
In May 2004, VCCEP submitted a preliminary development application for the project to the City for consideration. This submission followed a lengthy pre-application period in which exploration of various options was undertaken in consultation with City staff, the Urban Design Panel, neighbours and the business community. Project updates were presented to City Council June 21, 2004 and September 13, 2004.On September 2, 2004, the Development Permit Board gave "Preliminary Approval in Principle" for the project, subject to a number of conditions to be satisfied before submission of a complete development application and consideration of a final decision. These conditions included design development to:
· the Convention Centre with an emphasis on roof design and adjacent plazas;
· Harbour Green Park transition area;
· water-based float plane and commercial marina facilities; and
· off-site works.In addition, the conditions required completion of associated legal arrangements and approvals from other jurisdictions, including the Vancouver Port Authority and the Environmental Assessment Office.
Since September, there have been a number of meetings to further evolve the project in response to the conditions established by the Board. Staff expects a full response to these conditions, embodied in a complete development application submission in April 2005. This application will then be considered by the Development Permit Board, most likely in mid-summer 2005, following staff review, Urban Design Panel advice, and neighbourhood input. Council approval of the Final Form of Development will be required as one of what may be numerous conditions to be satisfied prior to development permit issuance.
PROJECT CONSTRUCTION SCHEDULE
In September 2004, VCCEP requested permission to proceed with site preparation and excavation, in order to maintain the extremely tight construction schedule. The City issued a Building Permit for such work in October 2004, and work was initiated shortly after. This phase of work will be completed by mid-February, at which time the schedule requires initiation of work on the structure to grade (elevation 3.5 metres), including piling.
CITY BY-LAWS VIS A VIS ISSUANCE OF EARLY PERMITS
The Zoning and Development By-law and Vancouver Building By-law contain provisions of co-dependence and support, requiring that when a development permit is required it be issued before a companion building permit may be issued. In responding to infrequent circumstances where a compelling public purpose has posed constraints in seeking strict adherence to this, a joint development/building permit for site excavation and shoring, and very occasionally for structure to grade, has, on rare occasion, been issued by the Director of Planning and the Chief Building Official, in advance of the "complete" development permit. This has only occurred upon confirmation from the Director of Planning that a complete development application has been in process, obtained approval, and is nearing permit issuance in terms of satisfying conditions of approval. In this instance, a complete development application has yet to be submitted; development permit issuance is not contemplated until late 2005.
In order to achieve the desired timing for delivery of the Convention Centre Expansion Project, a joint development/building permit is sought for construction to grade (the elevation 3.5 metre level), prior to submission of the complete development application. To achieve permit issuance in this unprecedented manner, the Chief Building Official and Director of Current Planning seek Council approval.
PREREQUISITES TO STRUCTURE-TO-GRADE PERMIT
Recognizing the unprecedented permit issuance being sought by VCCEP, the City will require prerequisites to permit issuance, to the satisfaction of the City Manager. These prerequisites will provide the City with sufficient assurance that the Development Permit Board's requirements for further design development are not compromised, despite commencement of construction to grade. Further design development, in response to the Board's conditions, will continue through the complete development application process.
CONCLUSION
The construction schedule of this important project is critical, due to the significant economic development it will provide in the City both during and after construction, and to the completed facility's role in the 2010 Olympic and Paralympic Winter Games in 2010. The City is eager to assist in ensuring the timely delivery of this facility, and Council's approval of the Recommendation will facilitate the City's contribution in this regard.
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