CITY OF VANCOUVER
SPECIAL COUNCIL MEETING
A Special Meeting of the Council of the City of Vancouver was held
on Thursday, February 22, 1996, at 7:30 p.m., in the Council Chamber,
Third Floor, City Hall, for the purpose of holding a Public Hearing to
amend the Zoning and Development By-law.
PRESENT: Mayor Owen
Councillors Bellamy, Chiavario, Hemer,
Kennedy, Kwan, Price and Puil
ABSENT: Councillor Clarke (Sick Leave)
Councillor Ip (Leave of Absence)
Councillor Sullivan (Leave of Absence)
CLERK TO THE COUNCIL: Gary MacIsaac
COMMITTEE OF THE WHOLE
MOVED by Cllr. Bellamy,
SECONDED by Cllr. Puil,
THAT this Council resolve itself into Committee of the Whole, Mayor
Owen in the Chair, to consider proposed amendments to the Zoning and
Development By-law.
- CARRIED UNANIMOUSLY
Conflict of Interest
Prior to consideration of this matter, Councillor Hemer declared a
conflict of interest due to business interests and left the meeting.
1. Text Amendment: 800-1100 Pacific Boulevard
(Quayside Waterfront Block)
An application by James Cheng Architects, on behalf of Concord
Pacific Developments Ltd., was considered as follows:
The proposed amendments to CD-1 Comprehensive Development District
By-law No. 7248 would:
- change the form of development and add a new tower;
- reallocate previously-approved floor area and dwelling units
within the new form of development for the waterfront block;
- increase the height of previously-approved towers, all within
the existing maximum height limit of 91 m (300 ft.);
cont'd....Clause
No. 1 (cont'd)
- restrict the conversion of second floor service and office use
at Davie Street and Pacific Boulevard to not permit retail
use;
- increase the number of dwelling units transferable between
sub-areas 4 and 5A to 20% of the total;
- increase the amenity space for residential uses in sub-area 4
and 5A to a total of 11,000 m› (118,400 sq. ft.) for floor
area which is, at or above, the base surface;
- allow for relaxation of the maximum depth that windows may be
recessed; and
- require consequential amendments to the False Creek North
Official Development Plan, subject to Council decisions on
grade level use along Marinaside Crescent and second floor
office space at Davie Street and Pacific Boulevard. Should
Council choose the staff-recommended options for these
locations, the total floor area in the waterfront block would
increase up to 2 850 m› (30,678 sq. ft.) over the current
zoning.
The Director of Land Use and Development recommended approval of
this application, subject to the following conditions proposed for
adoption by resolution of Council:
FORM OF DEVELOPMENT
(a) THAT a revised form of development for the Quayside Waterfront
block be approved by Council in principle, generally as shown on
the plans stamped "Received City Planning Department, July 28,
September 15, and as revised in supplementary drawing received
December 4, 1995", having specific regard to the siting of the
buildings, development of the ground plane, general buildings
heights and massing. A major objective of the form of development
is to create a neighbourhood of quality urban design and
architecture and maintain the qualitative aspects demonstrated in
the Yaletown Edge and Roundhouse neighbourhoods. The Director of
Planning may allow alterations and refinements to this form of
development when approving the detailed scheme of development, with
guidance from (b) below and if there are demonstrated improvements
to the overall design. Criteria for judging changes will be based
on the following principles:
- improved relationships to adjacent development with respect to
shadowing, and public and private views;
- improved livability with respect to private open space,
privacy and access;
cont'd....Clause
No. 1 (cont'd)
- meeting CPTED (Crime Prevention Through Environmental Design)
principles;
- improved public and common open space provision, quality and
programming;
- improved public realm treatment, amenity and safety;
- improved vehicle and pedestrian movement relationships and
safety, and vehicular access; and
- improved architectural design and equal standard of quality of
materials and finishes.
DEVELOPMENT APPLICATIONS
(b) THAT prior to the final approval by Council of the detailed form of
development for each portion of the project, the applicant shall
obtain approval of a development application by the Director of
Planning, who shall have regard to the following:
- ensuring that grade level retail space is street-facing,
especially on Davie Street and has small scale shop frontages
to ensure retail continuity and interest;
- ensuring that all second floor restaurant uses are accessed
directly from the street and second-floor offices are accessed
from one or more street-oriented lobbies at grade;
consideration may be given to combined access if location and
context are considered appropriate;
- adjusting the massing of the 13-storey seniors' building at
Davie Street and Pacific Boulevard to reduce view and building
mass impacts for residents across Pacific Boulevard in the
Yaletown Edge;
- creating a more active and interesting grade level treatment
along Pacific Boulevard between the Cambie Street and Landmark
Mews;
- reducing the large areas of water on the common open space on
each block to provide for children's play and landscaping; and
- reviewing the crosswalk connection on Pacific Boulevard to
achieve a clearer connection between the landmark mews and the
pedestrian crosswalk on Pacific Boulevard at Beatty Mews.
cont'd....Clause
No. 1 (cont'd)
DESIGN GUIDELINES
(c) THAT the proposed design guidelines entitled "Quayside
Neighbourhood CD-1 Guidelines", dated February 1996, be adopted by
resolution of Council at the time of enactment of the CD-1 By-law
and that existing design guidelines entitled "Quayside
Neighbourhood (800-1100 Pacific Boulevard) CD-1 Guidelines" dated
November 1993, be rescinded.
OPTIONS FOR MARINASIDE CRESCENT
(d) THAT Council choose one of the following options for grade level
use along Marinaside Crescent:
- Option 1
All townhouses, as proposed by Concord;
- Option 2
Primarily townhouses, convertible to retail at grade now or
later, but with 750 m› of retail/service space between Davie
Street and the Cambie Mews;
- Option 3
All retail/restaurants comprising 2 850 m› of retail/ service
space between Davie Street and the easterly mews, as
recommended by City staff; or
- Option 4
Primarily retail/restaurants comprising 2 300 m› of
retail/service space between Davie Street and the Landmark
Mews, with townhouses to the easterly mews, convertible to
retail at grade now or later.
Choosing Option 1, 2 or 4 will trigger a consequential amendment to
the False Creek North ODP to eliminate or reduce the mandatory
retail requirement along Marinaside Crescent, and change the draft
CD-1 By-law to reduce the amount of retail and service uses.
cont'd....Clause
No. 1 (cont'd)
If Council chooses Option 1, the City Engineer recommends that the
beautification of Marinaside Crescent be reconsidered and that
staff report back on a street treatment similar to other
residential streets.
If Council chooses Option 2 or 4, it should be subject to
application of building code requirements to enable either
residential or retail use.
OPTIONS FOR DAVIE STREET
AND PACIFIC BOULEVARD
(e) THAT Council choose one of the following options for office space
at Davie Street and Pacific Boulevard:
- Option 1
Convert 2 850 m› of Quayside retail/service use to second
floor office space at Davie Street and Pacific Boulevard, if
Council chooses Option 1 in (d), as proposed by Concord; or
- Option 2
Use 2 850 m› of the office space allocation in the False Creek
North ODP for second floor office space at Davie Street and
Pacific Boulevard, under whatever option in (d) is chosen, as
recommended by staff.
Choosing Option 1 will trigger a consequential amendment to the
False Creek North ODP to reduce the retail and service space
allocation and change the draft CD-1 By-law to reduce the amount of
retail, service and office uses.
ENERGY EFFICIENT FEATURES
(f) THAT Council require the provision of low flow toilets, shower
heads and faucets as standard features in the Quayside Waterfront
Block, as and when required by the Plumbing By-law;
AGREEMENTS
(g) THAT prior to enactment of the CD-1 By-law amendment, the property
owner shall, at no cost to the City:
cont'd....Clause
No. 1 (cont'd)
NON-MARKET HOUSING
i) Modify the existing agreement where necessary with respect to
the location of non-market housing, satisfactory to the City
Manager and Director of Legal Services, by which sufficient
parcels shall be conveyed to the City for the non-market
housing to be constructed within the site, at a price
acceptable to City Council. Such parcels are for such non-
market housing programs or initiatives as City Council may
generally define or specifically approve from time to time.
SERVICES AGREEMENT MODIFICATION
ii) Modify the existing Quayside Neighbourhood Services Agreement
to meet the requirements of the rezoning, to the satisfaction
of the General Manager of Engineering Services and the
Director of Legal Services, to ensure that any additional on-
site and off-site works and services, required as a result of
the revised development scheme on the subject site are
designed, constructed, and installed at no cost to the City.
EXISTING COVENANTS
iii) Amend and/or release all existing covenants and rights-of-way
to address the proposed development, to the satisfaction of
the Director of Legal Services; and
Where the Director of Legal Services deems appropriate, the
preceding agreements are to be drawn, not only as personal
covenants of the property owner, but also as covenants which
charge and run with the land.
The Director of Legal Services may require the preceding
agreements to be registered in the Land Title Office, prior to
enactment of the by-law, but in any event, the City will not
issue any development permits, and the property owner shall
not seek the issuance of any development permit relating to
the site prior to the registration of the preceding agreement;
such agreements are to have priority over those liens, charges
and encumbrances as considered advisable by the Director of
Legal Services.
cont'd....Clause
No. 1 (cont'd)
The required agreements shall provide security to the City
including indemnities, warranties, options to purchase, no
development covenants, equitable charges, development bonds,
letters of credit, and withholding of permits, as considered
advisable by, and in a form satisfactory to the Director of
Legal Services.
The timing of all required payments shall be determined by the
appropriate City official having responsibility for each
particular agreement, who may consult other City officials and
City Council.
The property owner will confirm, in a form satisfactory to the
City, that it is the legal and beneficial owner of the site;
or, if not, the property owner will cause the beneficial owner
to agree that the beneficial owner has knowledge of all the
transactions, gives its consent and is bound by all
agreements, and evidence of such shall be provided to the
City. Further, all legal costs expended by the City in being
satisfied as to ownership of the site and as to the
involvement of any beneficial owner (including retaining
outside counsel to undertake investigations and prepare
agreement and certificates) will be the responsibility of the
property owner.
If dates are established for enactment which, in the opinion
of the Director of Legal Services would require increased
resources within the Law Department, or which require, in the
opinion of the Director of Legal Services, the retaining of
outside counsel, reimbursement for these costs will be
required from the property owner.
The following additional information was before Council:
- a memorandum dated February 20, 1996, from Rick Scobie,
Director of Land Use and Development, attaching commentary
from Concord Pacific which supplemented the Manager's referral
report of December 5, 1995. This information had been
inadvertently omitted from the agenda package for the February
22, 1996 Public Hearing;
- a memorandum dated February 16, 1996, from Brent MacGregor,
Deputy City Engineer, which recommended the following two
changes to the conditions of approval contained in the
February 22, 1996 Public Hearing agenda:
cont'd....Clause
No. 1 (cont'd)
(1) amend condition (d), page 3, second last paragraph, to
read "If Council chooses option 1, 2 or 4, the City
Engineer recommends that the beautification of Marinaside
Crescent be reconsidered and that staff report back on a
street treatment similar to other residential streets."
(2) insert a new prior-to-enactment condition (g)(iii)
TRANSIT ROW "Register a statutory right-of-way
satisfactory to the City Engineer and Director of Legal
Services providing for an underground transit alignment
on the subject lands."
Proposed condition (g)(iii) EXISTING COVENANTS would be
retained and renumbered as (g)(iv).
- an Administrative Report dated February 14, 1996, from the
General Manager of Engineering Services which submitted the
following two options for Council's consideration for the
installation of a midblock crosswalk on Davie Street south of
Pacific Boulevard:
A. That, as a condition of Quayside rezoning, a midblock
crosswalk be incorporated into the design of Davie Street
south of Pacific Boulevard.
or
B. That, at the time of Quayside enactment, Concord be
required to pay to the City the total estimated cost for
the future installation of a midblock crosswalk on Davie
Street south of Pacific Boulevard.
- a memorandum dated February 14, 1996, from Brent MacGregor,
Deputy City Engineer, which provided Council with information
regarding the right-of-way to be allocated for a future rapid
transit corridor through the Quayside neighbourhood.
Staff Opening Comments
Mr. Larry Beasley, Director of Central Area Planning, advised the
application before Council contains reforms and changes to the Quayside
rezoning of False Creek North that was originally approved in November
1993. This rezoning deals with the waterfront blocks which is the area
between Davie Street and Cambie Bridge, south of Pacific Boulevard.
cont'd....Clause
No. 1 (cont'd)
Staff have had a favourable working relationship with Concord and
its architect and are in support of the new massing, open space and
design concept for the waterfront block.
Regarding the retail issue before Council, City staff and Concord
have different opinions. The staff view is based on Council's vision of
Marinaside Crescent as a unique, active and mixed-use gathering place at
a key location in the Downtown where Davie Street comes to False Creek.
This area was meant to be a village focal point for residents and
visitors. In 1989, this vision was invented by Concord and the City
together and through consultant study, it was confirmed that retail
would succeed at this location. These findings were reconfirmed two
year's ago. In the Official Development Plan (ODP), this is one of the
few areas where Council decided that retail was required rather than
discretionary.
Mr. Beasley advised that Concord now wishes to abandon the Quayside
village as it was originally conceived, partly because of the benefits
of marketing townhouses on the water's edge, partly because of concerns
about the retail viability. The City has engaged another consultant to
check on the viability of retail and has concluded the concept is
economic, that people will want to establish business here, and it will
be a special destination made possible in part by its waterfront
location with street access.
Mr. Pat Wotherspoon, Planner, outlined the proposed new massing
scheme.
The original scheme had terraced towers stepping down from Pacific
Boulevard, and most of the building mass was located on Pacific
Boulevard. The application would change the design of the waterfront
block from stepped towers to more conventional point towers on a low-
rise base. Accommodating the floor area from the terraced tower has
required an additional tower and added height to other towers, but
within the overall height limit in the ODP. Concord is not seeking any
additional floor space beyond the approved zoning.
In terms of the retail, Mr. Wotherspoon acknowledged that while
staff recognize it will take a few years for the retail to fully
develop, it is also known that there is enough capacity to locally and
regionally support the approved retail on Pacific Boulevard and
Marinaside Crescent.
cont'd....Clause
No. 1 (cont'd)
Mr. Wotherspoon advised that condition (b) in the agenda presents
four potential retail options for Council's consideration. They are as
follows:
Option 1 All townhouses as proposed by Concord;
Option 2 Primarily townhouses, convertible to retail at grade now or
later, but with 750 sq. meters of retail/service space between
Davie Street and the Cambie Mews;
Option 3 All retail/restaurants comprising 2,850 sq. meters of
retail/service space between Davie Street and the easterly
mews, as recommended by City staff;
Option 4 Primarily retail/restaurants comprising 2,300 sq. meters of
retail/service space between Davie Street and the Landmark
Mews, with townhouses on the easterly mews, convertible to
retail at grade now or later.
Mr. Wotherspoon also advised that Council will be asked to choose
one of the following options for office space at Davie Street and
Pacific Boulevard, as outlined in condition (e):
Option 1 Convert 2 850 m› of Quayside retail/service use to second
floor office space at Davie Street and Pacific Boulevard, if
Council chooses Option 1 in (d), as proposed by Concord; or
Option 2 Use 2 850 m› of the office space allocation in the False Creek
North ODP for second floor office space at Davie Street and
Pacific Boulevard, under whatever option in (d) is chosen, as
recommended by staff.
Mr. Ian Thomas, retail consultant, advised this precinct with its
prime waterfront location, southward orientation and proven captive
market, can become one of the City's great assets and an outstanding
destination place. With the aid of a visual slide presentation, Mr.
Thomas showed similar areas which exist elsewhere in the world.
cont'd....Clause
No. 1 (cont'd)
Mr. Brent MacGregor, Deputy City Engineer, reviewed the proposed
amendments outlined in his February 16, 1996 memorandum. Mr. MacGregor
advised that if additional residential development is approved with a
corresponding decrease in retail along Marinaside Crescent, then the
City should review the design of the street, which was originally
designed to support all retail and service space between Davie Street
and the easterly mews. The proposed amendment states that this street
design be reviewed should in the event that Council selects either
Options 1, 2 or 4.
Applicant Opening Comments
Mr. Kevin Murphy, Senior Vice President, Concord Pacific, advised
Council that the applicant and staff does have a difference of opinion
concerning the retail issue, but this should not overshadow the process
undertaken by Concord and the City to improve the design and livability
of this site. The overall design of the project has improved greatly
with no increase in the density, number of units or height allowances.
Mr. Murphy disputed the findings of the City's retail consultant
and advised the present retail scheme will not meet the City's goals and
this area will fail as a retail destination.
Mr. Murphy also reviewed the issue of convertibility of townhouses
to retail at grade now or later, and asked that Council amend Options 2
and 4 in condition (d) to remove this reference. The cost of conforming
to such a condition is substantive, given the very slight chance that
conversion would ever occur.
It was reiterated that Concord Pacific favours Option 1 in
condition (d).
Mr. James Cheng, Architect, with the use of a visual slide
projection, provided a detailed review of the proposed changes, and
outlined the major improvements resulting from the new design.
Mr. Blake Hudema, retail consultant, advised the City's vision of
Quayside as a retail destination will fail. The types of businesses
which will succeed in this area are those that provide neighbourhood
services.
cont'd....Clause
No. 1 (cont'd)
Correspondence
The following correspondence was received in this matter:
- brief from the Vancouver City Planning Commission reinforcing
neighbourhood centres;
- letter from the applicant requesting that neither
Consideration A nor B in the February 14, 1996 Administrative
Report from the General Manager of Engineering Services be
adopted;
- five letters supporting Option 1;
- two letters favouring Option 3;
- one letter suggesting the requirement of all retail and
restaurants along the waterfront is not in the best interests
of the public;
- one letter from the False Creek North Residents Association
outlining their experience to date;
- one letter opposing the application.
Speakers
Mayor Owen called for speakers for and against the application and
total of seven speakers were heard:
Ms. Denise Taylor Ellis, on behalf of the Vancouver City Planning
Commission, urged Council to show its commitment to CityPlan by
approving the retail option for this area. Retail should be
strengthened rather than diffused in order to allow neighbourhood
centres to develop. Also, Pacific Boulevard in its current state is a
detriment to the development of the area, and further calming is
required on Pacific Boulevard through widening of the median, planting
trees and removal of left turn bays.
Mr. Craig Hougen, urged Council to support the retail option as the
waterfront development potential of this should not be lost. A
boardwalk-style of retail, and not mall retail is required.
cont'd....Clause
No. 1 (cont'd)
Mr. Charles Brown advised his experience on the south shore of
False Creek finds it is the seawall that ties the community together,
and not retail. Mr. Brown also stated that Pacific Boulevard is
dividing the Quayside community and that automobiles should not be
permitted close to the seawall nor on Marinaside Crescent.
Ms. Linda McMullan, Executive Director, Theatre Row Business
Association, urged Council to support Option 1. The Association is
currently working to revitalize Downtown South and create a unique
shopping experience for the area, and the Association feels the City's
attempt to create another destination is contrary to its goals, and not
supportable.
Mr. Sharman King, on behalf of the Downtown Vancouver Association,
urged Council to approve Option 1, as retail will fail on the Marinaside
Crescent. As a business person, Mr. King advised he would not locate
his business in this area.
Mr. Chris Wood advised he is presently employed by a company which
finds retail sites for businesses. Mr. Wood supported Option 1 on the
basis that there is not going to be a lot of demand for retailers on
Marinaside Crescent as this is not a tourist destination, but rather a
neighbourhood retail area. There will be a demand for neighbourhood-
oriented retail space, but other types of retail will fail.
Mr. Dave Osborne urged Council to select the retail option for this
area. As a resident of False Creek South, Mr. Osborne noted that one of
the few shortcomings of this area is the residents do not have a retail
area in the neighbourhood they can visit on a regular basis. Mr.
Osborne did not support the convertibility option on the basis that once
housing starts in this area, it will never leave.
Staff Closing Comments
Mr. Larry Beasley reiterated that the application before Council
represents a better building design and open space arrangement that what
is presently approved. Staff are not opposed to the construction of
townhouses in general, but feel that retail is better for this area
because it will foster a sense of community.
cont'd....Clause
No. 1 (cont'd)
Mr. Beasley advised that the issue of convertibility from retail to
townhomes was originally agreed upon by both staff and Concord, but in
light of Concord's request that Council remove the convertibility
clauses from the options, staff feel this amendment is supportable.
Applicant Closing Comments
The applicant offered no additional comments.
Moved by Cllr. Puil,
THAT the application be approved subject to the conditions set out
in this minute of the public hearing, and subject to the following
amendments:
THAT Option 2 of Condition (d) be approved and this option be
amended to read as follows:
"Primarily townhouses but with 750 sq. meters of
retail/service space between Davie Street and the
Cambie Mews."
THAT Option 2 of Condition (e) as outlined below be approved:
"Use 2850 sq. meters of the office space allocation
in the False Creek North ODP for second floor office
space at Davie Street and Pacific Boulevard."
THAT Condition (d), second last paragraph, be amended to read as
follows:
"If Council chooses Option 1, 2 or 4, the City
Engineer recommends that the beautification of
Marinaside Crescent be reconsidered and that staff
report back on a street treatment similar to other
residential streets."
THAT the following new prior-to-enactment Condition be inserted:
(g)(iii) TRANSIT ROW "Register a statutory right-
of-way satisfactory to the City Engineer and
Director of Legal Services providing for an
underground transit alignment on the subject lands."
cont'd....Clause
No. 1 (cont'd)
Proposed condition (g)(iii) EXISTING COVENANTS would
be retained and renumbered as (g)(iv).
FURTHER THAT, at the time of Quayside enactment, Concord be
required to pay the City the total estimated cost for the future
installation of a midblock crosswalk on Davie Street south of Pacific
Boulevard.
- amended
MOVED by Cllr. Price (in amendment),
THAT Option 2 of Condition (d) be amended to read that
retail/service on the eastern corner of Cambie Mews at Marinaside
Crescent be zoned as optional.
- CARRIED
(Councillors Bellamy and Puil opposed)
The motion to amend having carried, Councillor Puil's motion as
amended was put and CARRIED UNANIMOUSLY with Councillors Kennedy and
Kwan opposed to Option 2 in Condition 1(d) and Councillor Kwan opposed
to Option 2 in Condition 1(e).
MOVED by Cllr. Chiavario,
THAT staff report back on the treatment of Pacific Boulevard
between Drake Street and Cambie Street, and Davie Street between Pacific
Boulevard and Marinaside Crescent, in terms of parking patterns,
walkways and other related treatments.
- CARRIED
(Councillors Bellamy, Puil and the Mayor opposed)
2. Rezoning: 5625 Senlac Street
An application by Neale Staniszkis Doll Adams Architects was
considered as follows:
The proposed rezoning from RS-1 One Family Dwelling District, to
CD-1 Comprehensive Development District, would:
- permit the construction of two 4-storey multiple dwellings,
containing 28 townhouse units;
- limit density to a maximum floor space ratio of 1.30;
- limit height to a maximum of 15.5 m (51 ft.); and
- require consequential amendments.
The Director of Land Use and Development recommended approval of
this application, subject to the following conditions proposed for
adoption by resolution of Council:
(a) That the proposed form of development be approved by Council in
principle, generally as prepared by Neale Staniszkis Doll Adams,
Architects, and stamped "Received City Planning Department,
November 8, 1995", 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) deletion from the plans of proposed temporary landscaping on
the land to be dedicated as lane;
ii) design development to reduce the overall height of the
3-storey courtyard structure by 0.7 m (2.30 ft.);
iii) design development to the north (proposed lane) elevation wall
to reduce it's impact by reducing the solid wall height and
adding a transparent guard at the second floor;
iv) design development to the north elevation for greater visual
surveillance into the parking areas;
v) indication of a security grille at the parking entry on the
floor plan;
cont'd....Clause
No. 2 (cont'd)
vi) confirmation of material for the north elevation. Split-face
concrete block with some coursing pattern would achieve this;
vii) design development to provide security measures for the second
floor courtyard and the elevator lobby entry at the northeast
corner at the lane;
viii) provision of wall and rooftop screening for the refuse and
recycling areas;
ix) provision of a landscape plan;
x) provision of east and west elevations for the 3-storey
courtyard structure;
xi) provision of a large scale cross section indicating the
relationship between the 3-storey courtyard structure and the
adjacent units;
xii) design development to parking area finishes and lighting in
accordance with Sections 4.8.3 and 4.12 of the Parking By-law
and including a "white painted finish" including the underside
of the suspended concrete slab;
xiii) additional individual suite entry lighting must be provided;
xiv) provision of recycling and garbage facilities;
xv) ramp grades are not to exceed 10% in the first 20 ft. from the
lane, and manoeuvering aisle grade in the upper level of the
parking area cannot exceed 6%;
xvi) re-design of the manoeuvering aisle into stalls 9 and 10 in
the lower level of parking; and
xvii) parking ramp entry from the lane to be 20 ft. wide.
(c) That, prior to enactment of the CD-1 By-law, the registered owner
shall:
i) consolidate Lots 7-10, 17-20; Block 44, 45; D.L. 37; Plan
2426;
cont'd....Clause
No. 2 (cont'd)
ii) dedicate the north 20 ft. of the site for lane, and adequate
arrangements must be made for opening and paving the lane at
the applicant's cost. The lane will extend from Senlac to
Wessex Streets, therefore access to the site will be from the
new east/west lane; and
iii) obtain a demolition permit and execute demolition of the
portion of the existing building that encroaches upon the land
to be dedicated for lane;
iv) make arrangements for all electrical and telephone services to
be undergrounded within and adjacent the site from the closest
existing suitable service point;
v) execute a legal agreement satisfactory to the Director of
Legal Services, providing that owners will not discriminate
against families with children in the sale of their property;
and
vi) make arrangements to the satisfaction of the General Manager
of Engineering Services for the provision of boulevard trees
on Wessex Street.
Staff Opening Comments
Staff offered no additional comments on this application.
Applicant Opening Comments
Mr. Derek Neale, Architect, advised there has been no opposition
from the community regarding this application. Mr. Neale questioned the
necessity of the condition listed in the staff report which requires the
applicant to execute a legal agreement with the City providing the
owners will not discriminate against families with children in the sale
of their property. The owner has no intention of acting in a
discriminatory fashion, but the executing of this legal agreement seems
unnecessary.
Summary of Correspondence
There was no correspondence received on this application.
cont'd....Clause
No. 2 (cont'd)
Speakers
The Mayor called for speakers for and against the application and
none were present.
Staff Closing Comments
Mr. Tom Phipps, Planner, advised the condition referred to by the
applicant is a standard condition that is common for many rezoning
applications.
MOVED by Cllr. Bellamy,
THAT this application be approved, subject to the conditions as set
out in this minute of the Public Hearing.
- CARRIED UNANIMOUSLY
3. Text Amendment: 1779 West 75th Avenue
An application by Inex Pharmaceuticals Corp. was considered as
follows:
The proposed amendments to CD-1 Comprehensive Development District
By-law No. 6254 would permit density to be increased from 0.60 to
0.75 floor space ratio, for manufacturing and laboratory use on
sites of less than 0.8 ha (2 ac.) within the Angus East CD-1
District.
The Director of Land Use and Development recommended approval of
this application, subject to the following conditions proposed for
adoption by resolution of Council:
(a) prior to enactment of the CD-1 By-law, the registered owner shall:
(i) make arrangements for all new electrical and telephone
services to be undergrounded within and adjacent the site from
the closest existing suitable service point.
Staff Opening Comments
Staff offered no additional comments on this application.
cont'd....Clause
No. 3 (cont'd)
Summary of Correspondence
There was no correspondence received on this application.
Speakers
The Mayor called for speakers for and against the application and
none were present.
MOVED by Cllr. Bellamy,
THAT this application be approved, subject to the conditions as set
out in this minute of the Public Hearing.
- CARRIED UNANIMOUSLY
4. Text Amendment: RT-3 District Schedule (Strathcona)
An application by the Director of Land Use and Development was
considered as follows:
The proposed minor amendments to the RT-3 Two Family Dwelling
District regarding yards and external design regulations, would
provide increased development flexibility in preserving the
character of the Strathcona neighbourhood.
Staff Opening Comments
Mr. Rob Whitlock, Planner, advised this application is intended to
provide slightly more flexibility in regard to front and rear yards.
Summary of Correspondence
There was no correspondence received on this application.
Speakers
The Mayor called for speakers for and against the application and
the following addressed Council.
cont'd....Clause
No. 4 (cont'd)
Ms. Nora Kelly, on behalf of Strathcona Residents Association,
advised the Association is in support of the application. However, a
concern was raised that the applicability of this application to
duplexes may result in increased demolition of existing housing stock,
and staff was requested to maintain a list on the number of homes lost
to demolition.
Ms. Kelly also raised concerns about the enforcement of existing
regulations. Since the new zoning was approved over three years ago,
there have been instances of City staff issuing permits for applications
which do not meet the guidelines. Council was requested to expand the
current review of the permit process to include improving staff
knowledge of by-laws, as well as efficiency and expediency.
Staff Closing Comments
Mr. Rob Whitlock advised that staff would maintain a list of
demolitions in the area, as requested by the delegation.
In regard to concerns raised about enforcement, Mr. Whitlock
suggested that staff could meet with the Strathcona Residents
Association to address these issues.
Council Discussion
Council members commented on the enforcement issue raised by the
delegation, and stressed the City's responsibility to the neighbourhood
to ensure this enforcement is properly conducted.
Staff were instructed to meet with the Strathcona Residents
Association concerning enforcement issues.
MOVED by Cllr. Kennedy,
THAT this application be approved.
- CARRIED UNANIMOUSLY
RISE FROM COMMITTEE OF THE WHOLE
Moved by Cllr. Bellamy,
THAT the Committee of the Whole rise and report.
- CARRIED UNANIMOUSLY
ADOPT REPORT OF COMMITTEE OF THE WHOLE
MOVED by Cllr. Bellamy,
SECONDED by Cllr. Puil,
THAT the report of the Committee of the Whole be adopted, and the
Director of Legal Services be instructed to prepare and bring forward
the necessary by-law amendments.
- CARRIED UNANIMOUSLY
* * *
The Special Council Meeting adjourned at 11:15 p.m.