CITY OF VANCOUVER
REGULAR COUNCIL MEETING
A Regular Meeting of the Council of the City of Vancouver was held
on Thursday, June 27, 1996, at 4:45 p.m., in Committee Room No. 1, Third
Floor, City Hall, following the Standing Committee on Planning &
Environment meeting, to consider the recommendations of the Committee.
PRESENT: Mayor Owen
Councillors Chiavario, Clarke, Hemer,
Ip, Kennedy, Price, Puil
and Sullivan
ABSENT: Councillor Bellamy
Councillor Kwan (Leave of Absence)
CITY MANAGER'S OFFICE: Judy Rogers, Deputy City Manager
CLERK TO THE COUNCIL: Nancy Largent
COMMITTEE OF THE WHOLE
MOVED by Cllr. Hemer,
SECONDED by Cllr. Clarke,
THAT this Council resolve itself into Committee of the Whole, Mayor
Owen in the Chair.
- CARRIED UNANIMOUSLY
COMMITTEE REPORTS
Report of Standing Committee
on Planning & Environment
June 27, 1996
Council considered the recommendations of the Committee, as
contained in the following clauses of the attached report:
C1.1: Significant Development Application
C1.2: Proposed Subdivision Site Reclassification
at 1149 West 57th Avenue
C1.3: Strata Title in Southlands
C1.4: Development of the Ridgeway Greenway
Pilot Project
C1.5: Private Property Tree By-law
Report of Standing Committee
on Planning & Environment
June 27, 1996 (Cont'd)
Significant Development Application
(Clause 1)
MOVED by Cllr. Clarke,
THAT the recommendation of the Committee, as set out in clause 1 of
the attached report, be approved.
- CARRIED
(Councillors Chiavario, Price and Puil opposed)
Clauses 2, 3 and 4
MOVED by Cllr. Clarke,
THAT the recommendations of the Committee, as set out in clauses 2,
3 and 4 of the attached report, be received for information.
- CARRIED UNANIMOUSLY
Private Property Tree By-law
(Clause 5)
The Committee postponed consideration of this item until the next
meeting due to time constraints.
RISE FROM COMMITTEE OF THE WHOLE
MOVED by Cllr. Clarke,
THAT the Committee of the Whole rise and report.
- CARRIED UNANIMOUSLY
ADOPT REPORT OF COMMITTEE OF THE WHOLE
MOVED by Cllr. Clarke,
SECONDED by Cllr. Hemer,
THAT the report of the Committee of the Whole be adopted.
- CARRIED UNANIMOUSLY
* * * * *
The Council adjourned at 4:50 p.m.
* * * * *
REPORT TO COUNCIL
STANDING COMMITTEE OF COUNCIL
ON PLANNING AND ENVIRONMENT
June 27, 1996
A Regular Meeting of the Standing Committee of Council on Planning
& Environment was held on Thursday, June 27, 1996, at approximately 2:00
p.m. in Committee Room No.1, Third Floor, City Hall.
PRESENT: Councillor Price, Chair
Mayor Owen
Councillor Bellamy
Councillor Chiavario
Councillor Clarke
Councillor Hemer
Councillor Ip
Councillor Kennedy
Councillor Puil
Councillor Sullivan
ABSENT: Councillor Kwan (Leave of Absence)
CITY MANAGER'S OFFICE: Judy Rogers, Deputy City Manager
CLERK: Nancy Largent
RECOMMENDATION
1. Significant Development Application File: 2603-3
The Committee had before it an information sheet on a development
application by Busby and Associates, Architects, for 1000 Burrard Street
(Wall Centre - Tower 3). The proposal to develop a 450 ft. high,
600-room hotel tower includes a heritage transfer of density of 44.000
sq. ft. from the Stanley Theatre.
Ralph Segal, Planner, reviewed the application noting the primary
issue is height. Council has recently approved a Skyline Study not
scheduled for completion until March of 1997. The Urban Design Panel
does not support the application because of the timing; however, Council
did not approve a moratorium at the time the Skyline Study was approved.
Mr. Segal noted the application is being processed in the normal manner,
and is scheduled for consideration by the Development Permit Board on
August 12, 1996.
Larry Beasley, Director of Central Area Planning, advised it would
be possible to comment from the perspective of the Skyline Study toward
the end of the year, but not earlier. Mr. Beasley also confirmed this
is the longest distance yet contemplated for a transfer of density
between buildings.
Clause No. 1 cont'd
The Committee agreed to hear from the following delegations, who
asked that Council support the application and not delay it.
David Gillanders, Stikeman Elliott, described features of the
proposed development, including a slender tower and Volunteer Square,
which will be protected as public open space. Mr. Gillanders pointed
out the developer is buying the density, not asking for it free. This
will enable the Stanley Theatre to be saved, as well as bring
credibility to the transfer of density program.
Mr. Bill Millerd, Stanley Theatre Society, described the struggle
to raise sufficient funds to purchase and renovate the building. The
Society hopes to complete the purchase by September 1, 1996 to avoid
expensive lease payments. The sale of heritage density is an important
component of the fundraising campaign.
Some members expressed concern that Council was involving itself in
a Development Permit Board matter. Concern was also expressed that this
application should not be concluded until the Skyline Study reaches a
state where it is possible to review the application in the Study's
context. It was suggested that building height in this area is clearly
a policy issue, and therefore, the Development Permit Board should refer
the matter to Council for advice.
However, the majority felt there was no reason why the application
should not proceed to the Development Permit Board on August 12, 1996.
There is no moratorium on development in the Skyline Study area, and the
transfer of density would achieve a desirable end in preservation of the
Stanley. It was also pointed out the Board still has the option to
refer the matter for Council's advice if it wishes to do so.
The following motion by Mayor Owen was put and CARRIED. Therefore,
the Committee
RECOMMENDED
THAT the development application for 1000 Burrard Street proceed to
the next step of consideration at the August 12, 1996 Development
Permit Board meeting.
- CARRIED
(Councillors Chiavario, Price and Puil opposed)
2. Proposed Subdivision Site Reclassification
at 1149 West 57th Avenue File: 2501-3
The Committee had before it an Administrative Report dated May 21,
1996 (on file), in which the Director of Land Use & Development
recommended Council approve an application to reclassify a portion of
the property at 1149 West 57th Avenue from Category 'E' to Category 'D'
to meet the minimum parcel size requirements for subdivision. If the
subdivision is approved, the owner wishes to subdivide the lot into
three new parcels, each to be developed with a single-family home in
accordance with the RSŸ1 zoning. The General Manager of Community
Services also recommended approval.
Alison Higginson, Subdivision Coordinator, reviewed the report and
rationale for recommending approval. The new parcels will substantially
exceed the square footage required for subdivision under Category 'E'.
If the lot had been three feet wider, each of the new parcels would also
have met the minimum parcel width, and subdivision would have been
approved without reference to Council. While acknowledging that some
neighbours are opposed, Ms. Higginson pointed out the three new parcels
will not be out of character with the surrounding neighbourhood, which
has considerable diversity in parcel size.
Victor Tasic, a neighbour across the street, felt one foot is not
much difference and supported the application. He hoped to see the
hedge and five lovely trees remain on the property.
Barbara Chow appeared on behalf of her mother, an adjacent property
owner. Ms. Chow objected to the proposed downgrading of property and
the building of small speculative homes in the midst of their exclusive
Category 'E' area. Two letters and 24 petitions expressing similar
views were filed.
Responding to a query, staff advised the Chow property is 65 feet
in width, while the new parcels will be 74 feet. The parcel in question
is larger than those of a number of objectors.
Jack Chow clarified that the issue is one of parcel depth, noting
his parcel is deeper than the lot proposed for subdivision. Mr. Chow
also felt that this is a very different area since lots do not have
lanes. Staff should have refused the application on the basis of
neighbourhood objections. A survey carried out by Mr. Chow was filed,
indicating more negative responses than those obtained by staff,
Rick Scobie, Director of Land Use & Development, reiterated his
reasons for recommending approval despite neighbourhood opposition.
Restricting the subdivision to two parcels over the lack of three feet
of width which will hardly be noticeable seems unduly restrictive. Mr.
Scobie also commented on the lane issue, noting there is no established
parcel depth in this block, and the Engineering Department has advised a
lane is not required.
Clause No. 2 cont'd
Scott Gordon, speaking on behalf of the applicant, reviewed the
streetscape of the block with the assistance of photo boards, noting the
variety among the houses and parcels. The hedge will be retained except
for one opening to accommodate a driveway for the central lot, and all
trees and major vegetation will remain. Mr. Gordon felt this was not a
substantial relaxation, and requested approval.
The following motion by Councillor Hemer was put and CARRIED.
Therefore the Committee
RECOMMENDED
THAT Council approve the application to reclassify a portion of the
property at 1149 West 57th Avenue (Lot D, Block 17A, D.L. 526, Plan
9636) from Category 'E' to Category 'D' of Schedule A, Table 1, of
Subdivision By-law No. 5208, subject to:
Registration of the subdivision plan which would
subdivide Lot D into three parcels, which has received
preliminary approval from the Approving Officer, as
illustrated in Appendix B to the Administrative Report
dated May 21, 1996.
- CARRIED UNANIMOUSLY
3. Strata Title in Southlands File: 5313/8008-3
On May 7, 1996, City Council had before it an Administrative Report
dated April 25, 1996 (on file), in which the Director of Land Use &
Development recommended approval of a strata title application for 3152
and 3178 West 49th Avenue and 6550 Balaclava Street. Council deferred
consideration to a future meeting of this Committee pending a report
back with background information on the site and previous Council
dealings with it, together with the impact which the proposed strata
titling would have on the neighbourhood and on the Southlands Area Plan.
Accordingly, Council now had before it a further Administrative Report
dated May 16, 1996 (on file), containing the requested information.
Rick Scobie, Director of Land Use & Development reviewed the report
and commented on the legislation, authorities and responsibilities for
strata titling. As the Approving Authority, Council may consider any
matter which it considers relevant. Mr. Scobie noted the application
complies with the requirements for strata titling, and there are other
strata plans in the neighbourhood. No residual floor space remains
under the existing zoning, so further development is not possible. The
issue is one of land tenure rather than land use.
Clause No. 3 cont'd
Jennifer Maynard, area resident (letter on file), felt the proposed
strata title would have a negative impact on the Southlands Area Plan.
At the time the plan was adopted, the consensus was to permit infill as
an incentive to keep horses. In effect, approving strata titling of the
Gardner House would create a new property without horses, and would be
one more example of the gradual erosion of the Southlands Area Plan
intent. Ms. Maynard also queried what would happen if the Gardner House
were demolished or destroyed? Any new house built on the property
should have to conform to the zoning.
Mr. Scobie clarified that as a designated heritage building, the
Gardner House could not simply be demolished. If the house were
otherwise destroyed, Mr. Scobie believed it would be considered
non-conforming as to the regulations, and explained the ramifications
thereof.
Peter Mortifee, area resident, felt approval of a strata title
would have a negative effect on the rural character of Southlands. The
Area Plan is clear that if infill is permitted, it would be small
dwellings with stables on the property. The Gardner House is already a
large dwelling. If the nursery on the third lot were to be sold, it
could result in three residential buildings.
Larry Killam, strata title applicant, felt a large number of people
in Southlands live on properties smaller than would be permitted under
further development. With respect to possible loss of the Gardner
House, it is solid concrete and steel construction and unlikely to burn.
Mr Killam also pointed out that nurseries are outright uses for the
area, whereas equestrian uses are conditional.
The Committee recalled that when the issue of designating the
Gardner House was last before Council, Mr. Killam advised he had no
plans to strata title the property.
Mr. Killam acknowledged this was correct. The original request to
designate the Gardner House was a response to its elevation to Category
'A' on the Vancouver Heritage Inventory, and there were no plans to
strata title. However, the situation has now changed for personal
reasons.
The Committee noted that Southlands is a unique neighbourhood, and
did not feel the proposed strata title offered any enhancement of the
area's rural equestrian character. It was agreed that the intent of the
area plan respecting strata titling is to see it used as incentive to
keep horses. A June 25, 1996 letter from the Southlands Ratepayers
Association (on file) was referenced as an example of community
opposition to the proposed strata title.
Clause No. 3 cont'd
The following motion by Councillor Hemer was put and CARRIED.
Therefore, the Committee
RECOMMENDED
THAT the application to convert the previously-occupied buildings
at 3152 and 3178 West 49th Avenue and 6550 Balaclava Street (Lot 1,
Block 3, D.L. 194, Plan 2242) to strata title ownership not be
approved.
- CARRIED UNANIMOUSLY
4. Development of the Ridgeway
Greenway Pilot Project File: 3132/5001-5
The Committee had before it a Policy Report dated June 13, 1996 (on
file), in which the Director of Community Planning, in consultation with
the Assistant City Engineer - Streets Division, sought approval for
construction of the Ridgeway Greenway pilot project on 37th Avenue from
Granville Street to Knight Street. Approval to allocate $800,000 from
existing streets capital funds was also sought. The General Manager of
Community Services recommended approval.
Barbara Pringle, Planner, reviewed the report, emphasizing the
design elements deal with safety, traffic calming, and enhancement of
the experience. The hope is to ultimately link Burnaby Central Park to
Pacific Spirit Park. Ms. Pringle also reviewed the extensive public
process, which has led to some modifications to the design. Staff would
like to proceed with construction right away in areas where there is
strong community support, and meet further with area residents regarding
the portion between Oak and Granville Streets and the proposed closure
of Ontario Street at 37th Avenue
The following speakers supported construction and funding of the
Ridgeway Greenway:
Barbara Lindsay, Vancouver City Planning Commission
Cheeying Ho, Alternative Transportation Centre
Moura Quayle
Pat Kendall
Mary Sutherland
Tom Nichols, Save Our Parkland
Brian Ross
David Walmsley
Shelagh Lindsay
Clause No. 4 cont'd
Comments made by the foregoing speakers are summarized below:
- development of the greenway system will enhance the livability of
the city and the neighbourhood;
- these greenway designs build on the strengths of the landscape and
have great potential;
- the City is leading the way in greenway development in
already-developed areas;
- traffic calming measures are essential to make areas more
people-friendly than car-friendly;
- the greenway should be used for commuter as well as recreational
cycling, and needs additional linkages;
- some areas along the greenway need a neighbourhood park or more
comfortable walking areas, and the greenway proposal meets these
needs;
- enthusiasm was expressed over the possibility of an original
contribution to the urban fabric of Vancouver.
The following speakers supported the greenway project in general,
but opposed the closure of Ontario Street at 37th Avenue:
Dale Laird (petition filed)
Lorne Dundas
Mr. Dodson
Bob Birdall
Comments made by the foregoing speakers are summarized below:
- if Ontario Street is closed per this proposal, more traffic will be
diverted onto other neighbourhood streets to their detriment, or
will short-cut through Queen Elizabeth Park;
- residents south of the street closure will be cut off from Riley
Park Community Centre;
- 37th Avenue is the only adequate through-street between 41st and
33rd, with housing on only one side;
- several speakers felt the public process had been inadequate, that
the poll did not reflect their neighbourhood's views, or felt their
suggestions had been ignored;
Clause No. 4 cont'd
- alternatives suggested included diverters or one-way southbound.
Don Brynildsen, Assistant City Engineer - Streets Division,
responded to queries about the public process. Mr. Brynildsen also
confirmed it is staff's intention to report back in September on the
areas referenced by Ms. Pringle prior to construction in those areas.
The Committee was satisfied to have construction proceed on the
understanding there would be a further report on those areas in
question.
The following motions by Councillor Chiavario were put and CARRIED.
Therefore the Committee
RECOMMENDED
A. THAT Council approve the construction of the portion of the
Ridgeway Greenway on 37th Avenue, between Knight and Granville
Streets, as described in the June 13, 1996 Administrative
Report; on the understanding that staff will report back to
the Standing Committee on Planning and Environment following
further consultation with the neighbourhood between Oak and
Granville Streets, and regarding the closure of Ontario Street
at 37th Avenue.
B. THAT funding of $800,000 be allocated from the Streets Basic
Capital Unappropriated Account No. 12/31/6801/999 for
construction of the Ridgeway Greenway pilot project.
- CARRIED UNANIMOUSLY
INFORMATION
5. Private Property Tree By-law
This item was postponed until the next meeting due to time
constraints.
* * * * *
The Committee adjourned at 4:45 p.m.
* * * * *