2
CITY OF VANCOUVER
REGULAR COUNCIL MEETING
A Regular Meeting of the Council of the City of Vancouver was held
on Thursday, September 26, 1996, at 5:25 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 Bellamy, Chiavario, Hemer, Ip, Price,
Puil and Sullivan
ABSENT: Councillor Clarke (Sick Leave)
Councillor Kennedy (Sick Leave)
Councillor Kwan (Leave of Absence)
CITY MANAGER'S OFFICE: Ken Dobell, City Manager
CLERK TO THE COUNCIL: Nancy Largent
COMMITTEE OF THE WHOLE
MOVED by Cllr. Bellamy,
SECONDED by Cllr. Chiavario,
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 and Environment
September 26, 1996
Council considered the recommendations of the Committee, as
contained in the following clauses of the attached report:
Cl. 1. Official Community Plan for
Part of Electoral Area "A" UBC
Cl. 2. Wall Centre Phase II - Hotel
Tower Proposal
Cl. 3. Possible Withholding Action for
2722 West 21st Avenue - Mackenzie
Heights Interim Zoning Review Study Area
Clauses 1 and 3
MOVED by Cllr. Bellamy,
THAT the recommendations of the Committee, as set out in clauses 1
and 3 of the attached report, be approved.
- CARRIED UNANIMOUSLY
Wall Centre Phase II - Hotel
Tower Proposal (Clause 2)
MOVED by Cllr. Bellamy,
THAT the recommendation of the Committee, as set out in Clause 2 of
the attached report, be approved.
- CARRIED
(Councillor Price opposed)
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. Chiavario,
THAT the report of the Committee of the Whole be adopted.
- CARRIED UNANIMOUSLY
ENQUIRIES AND OTHER MATTERS
1. Columbia Astronauts
Councillor Bellamy advised he had attended UBC today to greet the
astronauts of Space Shuttle Columbia. The Councillor presented the
Mayor with two collages presented to the City by Dr. Robert Thirsk,
Canadian astronaut, in commemoration of the Space Shuttle Columbia
mission, June 20-July 7, 1996.
* * * * *
Council adjourned at 5:30 p.m.
* * * * *
REPORT TO COUNCIL
STANDING COMMITTEE OF COUNCIL
ON PLANNING AND ENVIRONMENT
September 26, 1996
A Regular Meeting of the Standing Committee of Council on Planning
& Environment was held on Thursday, September 26, 1996, at 2:00 p.m. in
Committee Room No.1, Third Floor, City Hall.
PRESENT: Councillor Price, Chair
Mayor Owen
Councillor Bellamy
Councillor Chiavario
Councillor Hemer
Councillor Ip
Councillor Puil
Councillor Sullivan
ABSENT: Councillor Clarke (Sick Leave)
Councillor Kennedy (Sick Leave)
Councillor Kwan (Leave of Absence)
CITY MANAGER'S OFFICE: Ken Dobell, City Manager
CLERK: Nancy Largent
VARY ORDER OF AGENDA
The Committee agreed to vary the order of agenda to deal with item
3 first.
3. Possible Withholding Action for
2722 West 31st Avenue - Mackenzie Heights
Interim Zoning Review Study Area File: 2609-3
The Committee had before it an Administrative Report dated
September 19, 1996 (on file), in which the Director of Community
Planning recommended Council withhold issuance of the Combined
Development and Building Permit for 2722 West 31st Avenue for 90 days.
The property is located within a portion of West Kerrisdale which has
been referred to Public Hearing, and the proposed development does not
conform to the proposed RS-5 zoning.
Bob McGilvray, Planner, reviewed particulars of the application to
construct a new single-family dwelling under RS-1. Above-grade floor
area is 220 square feet over what would be allowable outright.
Discrepancies in side yard and front yard setbacks were also noted.
(cont'd)
Clause No. 3 (Cont'd)
Dean Fox, property owner (brief filed), reviewed the history of the
application. The original plans drawn were not submitted because he and
his wife became uncomfortable with the neighbourhood "fit", and decided
that the Tudor house now designed and submitted would be more in
keeping. They had no intention to avoid RS-5 but were unaware it was
under contemplation, since they do not currently reside in the
neighbourhood. Mr. Fox drew the Committee's attention to a petition of
support signed by 13 immediate neighbours, and indicated that no one he
approached refused to sign it.
The following motion by Councillor Puil was put and carried.
Tehrefore, the Committee
RECOMMENDED
THAT Council instruct staff to process the Combined Building and
DevelopmentApplication for the proposed development at 2722 West
31st Avenue in the normal manner.
- CARRIED UNANIMOUSLY
1. Official Community Plan for
Part of Electoral Area "A" UBC File: 5551-3
At the commencement of this item, Councillor Price excused himself
from voting because he will vote at the G.V.R.D. meeting where this
matter is considered, but remained in the gallery to hear the
discussion. The item was chaired by Mayor Owen.
The Committee had before it a Policy Report (P1) dated September
10, 1996 (on file), which was withdrawn from the Council agenda of
September 24, 1996 in response to a delegation request. In the report,
the Director of City Plans, in consultation with the General Manager of
Engineering Services, provided comments on the City's interests in the
Draft Official Community Plan (OCP) for the University of British
Columbia (UBC) portion of Electoral Area "A". A response was
recommended to the GVRD Public Hearing on the Plan, to be held on
October 15, 1996, which is reflected in the recommendations of this
report.
Ann McAfee, Director of City Plans, highlighted areas of concern
with the Draft OCP, including transportation and related housing
provisions, and community service provisions. Dr. McAfee noted that
governance is also an issue, in that the landowner, the University, is
also the decision-making body for the OCP. A study of governance
options for Electoral Area "A" is currently underway, but not knowing
what form it may ultimately take presents a dilemna.
(cont'd)
Clause No. 1 (Cont'd)
Harold Kalke, UBC Board of Governors, reviewed the objectives of
the OCP. There is a need to give the university a real sense of place
and make it warmer and more accessible; to make the best possible use of
the land, which is a limited and valuable resource; and to take a better
look at context and how buildings fit into the design as a whole. Mr.
Kalke requested the opportunity to provide a written reply to the staff
concerns expressed in the Policy Report.
Dr. McAfee noted comment must be provided to the GVRD by October
15th, and undertook to provide a verbal report on UBC's reply at the
October 10th Committee meeting. Council could then determine whether
its decision in this matter requires any revision.
Liz Haan, Vancouver Task Force on Access to UBC and UEL, advised
the Task Force's goal was to achieve a 30% reduction in car trips by the
year 2000. To achieve this goal, Ms Haan recommended the following:
* implementation of a transit "U-Pass" such as that in use at
the University of Washington;
* a comprehensive parking management system, including no free
parking, increased parking fees, and strict enforcement of
parking regulations;
* at least 25% of housing dedicated to staff, faculty and
students.
Gordon Dungate, Transit and Traffic Group to implement the Point
Gray Neighbourhood Plan, felt concerns about access, longterm
infrastructure and servicing must be met. Mr. Dungate supported the
civic staff position regarding the OCP.
The following motions by Councillor Puil were put and carried.
Therefore, the Committee
RECOMMENDED
A. THAT Vancouver City Council advise the GVRD that the City has
the following concerns with the Draft UBC Official Community
Plan:
i. Section 4.1.16 (b) Future Housing Areas: whereby
proposed housing targets provide inadequate assurance
that efforts will be made to house faculty, staff, and
students, thereby reducing commuting through Vancouver
neighbourhoods;
(cont'd)
Clause No. 1 (Cont'd)
ii. Section 4.2 Access and Section 4.3.1 Long Term
Infrastructure and Servicing: whereby the lack of
specifics about actions to reduce commuting by
automobile, manage truck traffic to and from the campus,
and pay for servicing costs provide no assurance that
off-site impacts from development will be adequately
addressed; and
iii. Section 4.1.16 (f) Useable Neighbourhood Open Space,
Section 4.1.18 Community Centre, and Section 5.1 Staging:
whereby the provision of open space and the staging of
community facilities provides no assurance that the needs
of residents will be provided for in an adequate and
timely manner, possibly resulting in demands on City
services.
B. Given that the City s concerns may be addressed through a new
governance process, THAT Vancouver City Council recommend to
the GVRD that enactment of the OCP be withheld until a new
governance system is in place and Council is in a better
position to assess whether the City s interests will be
adequately addressed through the implementation process.
C. THAT, in further preparation of the OCP and related documents,
the recommendations of the Task Force on Transportation Access
to UBC and UEL be incorporated to the greatest extent
possible, with particular reference to the following issues:
i. preparation of an access plan demonstrating a firm
commitment by UBC to a strengthened Transportation Demand
Management program and implementation of a U-Pass system,
with analysis of the measures required to accommodate the
OCP housing and job targets with no net increase in
vehicle traffic;
ii. development of a goods and construction management plan
to more equitably distribute truck trips, and to explore
other options for disposal of excavated and demolition
material, such as removal by barge or on-site disposal;
and
iii. creation of a more complete community in the OCP area,
with zoning, economic, and unit-size criteria established
so as to support University-oriented population, and
basic commercial and recreational facilities provided
on-site.
- CARRIED UNANIMOUSLY
2. Wall Centre Phase II - Hotel Tower Proposal File: 2606-3/
2604-3
The Committee had before it a Policy Report dated September 10,
1996 (on file), in which the Chair of the Development Permit Board
sought Council's advice on the suitability of a 450 ft. tower at the
location of 1001 Hornby Street and its intrusion into the Council-approved Queen Elizabeth Park view cone.
Ralph Segal, Planner, reviewed the application with particular
reference to the 450 ft. tower requested for a 300 ft. zone. Only the
Queen Elizabeth Park view cone would be affected, and the tower's impact
on the skyline would be insignificant from many vantage points. There
would be somewhat more impact along Broadway and from South False Creek;
however, this would be somewhat mitigated by the size and prominence of
towers already approved for the Concord Pacific development. A
significant public amenity, Volunteer Square, is proposed. Mr. Segal
reviewed shadowing, open space and view impacts. The development would
utilize a transfer of density from the Stanley Theatre, as well as
banked density from the old Main Library.
Rick Scobie, Director of Land Use and Development and Chair of the
Development Permit Board, advised the Board was inclined to approve the
height. However, three points require Council's advice as policy
decisions:
* first, whether Council is prepared to approve the density
bonus tranfer;
* second, whether Council will approve the intrusion into the
Queen Elizabeth Park view corridor;
* third, the general issue of a height increase of such
magnitude in an area of the downtown peninsula where such
heights have not traditionally occurred.
Mr. Scobie clarified that after Council deals with the matter, this
application will be approved or refused by the Development Permit Board,
under whose jurisdiction it falls. However, should Council decline to
approve either the density transfer to this site or the view corridor
intrusion, the Board will have no choice except to refuse the
application.
Michael Gordon, Planner, responded to queries about the Skyline
Study currently underway. The study is premised upon retention of all
view corridors except the Queen Elizabeth Park view corridor, which is
ignored. The Queen Elizabeth Park view corridor affects almost the
entire downtown peninsula, so alternatives cannot be developed without
disregarding it. Staff expect the study will be completed by March
1997. However, there will likely be enough information on possible
alternatives available by January 1997 to assist Council in evaluating
the hotel tower proposal, should Council wish to defer the matter until
then.
(cont'd)
Clause No. 2 (Cont'd)
Peter Busby, Busby & Associates, spoke on behalf of the applicant.
Mr. Busby gave a detailed presentation on the proposed development,
describing the site, building shape and location, height and number of
stories, layout, and various environmentally friendly features of the
building. The proposed public space, Volunteer Square, was also
described including landscaping components. The building will be built
to a very high quality, Timing is very important to the developers, who
hope to open the building no later than New Years Eve 1999.
Bill Millerd, Stanley Theatre Society, thanked Council for
supporting the Stanley Theatre through its heritage policies. However,
Mr. Millerd was concerned over any delay in the purchase of density
which will bring the Stanley $1.2 million. There is a timeline to be
met to obtain infrastructure funding, and the society is unable to
commence renovations until it acquires ownership of the building. Any
delay is also a concern to potential donors.
Dale Cuthbertson, Volunteer Vancouver, felt the proposed Volunteer
Square will be a significant focus to recognize the role of volunteers
in the community, and thereby strengthen the volunteer movement. Mr.
Cuthbertson was very pleased with the development, which will attract
attention and provide a venue for fund-raising campaigns.
Gail Davidson, Vancouver resident, opposed the 450 ft. hotel tower.
Ms. Davidson felt architects are capable of building interesting
buildings within the existing code. Buildings not in harmony with the
city's natural setting should not be permitted. Building codes in
cities such as Palm Springs, Paris and Victoria are very strict about
protecting their unique characters. Ms. Davidson requested that Council
not allow any height variation above the 300 ft. allowed under the
zoning, or alternatively, that a decision be deferred pending completion
of the Skyline Study.
Ursula Abbott, False Creek resident, represented the views of her
strata council and other neighbours. Ms. Abbott opposed a 450 foot
tower baecause it would have a negative impact on the views of False
Creek residents, and negatively affect property values. This is a major
change which will affect views in many parts of the city, and there
should have been far broader notification than took place. Ms. Abbott
was concerned lest developers take approval of this development as a
precedent for taller buildings.
(cont'd)
Clause No. 2 (Cont'd)
Arthur Erickson, Architect, acknowledged the dilemma faced by
Council when it is asked to approve a really good project which
contravenes its guidelines. However, in his experience most worthwhile
buildings do so. Downtown does not have many distinctive buildings, and
this would be an exciting and distinguished building. Mr. Erickson
suggested a bonusing system for buildings which are very distinctive to
avoid setting a precedent for more mediocre developments.
David Gillanders, Stikeman, Elliott, representing the developer,
felt the height is appropriate for the site and the tower will not block
views of the mountains from Queen Elizabeth Park. A poll taken by the
developer was basically supportive of the development. This special
building will provide direct economic benefits and has not been
subsidized in any way. Mr. Gillanders requested Council exercise its
discretion and allow the application to proceed.
While favorably impressed with the proposed building, the Committee
felt it should defer a decision until sufficient information becomes
available from the Skyline Study to make an informed decision.
The following motion by Councillor Chiavario was put and carried.
Therefore, the Committee
RECOMMENDED
THAT Council defer decision on the Wall Centre Pahse II Hotel Tower
Proposal pending staff reporting back to Council in January 1997
with the preliminary Skyline Study results, specifically as related
to the Wall Centre Phase II proposal, for Council's further
consideration;
AND THAT Council reiterate to staff the expectation that the
fineal, full report on the Skyline Report will be brought forward
no later than March 1997.
- CARRIED
(Councillor Price opposed)
* * * * *
The Committee adjourned at 5:25 p.m.
* * * * *