CITY OF VANCOUVER
REGULAR COUNCIL MEETING MINUTES
STANDING COMMITTEE ON
PLANNING AND ENVIRONMENT
FEBRUARY 6, 1997
A Regular Meeting of the Council of the City of Vancouver was held on
Thursday, February 6, 1997, at 5:30 p.m., in Committee Room No. 1,
Third Floor, City Hall, following the Standing Committee on Planning and
Environment meeting, to consider the recommendations of the Committee.
PRESENT: Deputy Mayor Gordon Price
Councillor Don Bellamy
Councillor Nancy A. Chiavario
Councillor Jennifer Clarke
Councillor Alan Herbert
Councillor Lynne Kennedy
Councillor Daniel Lee
Councillor Don Lee
Councillor George Puil
Councillor Sam Sullivan
ABSENT: Mayor Philip Owen (Leave of Absence)
CITY MANAGER'S
OFFICE: Ken Dobell, City Manager
CLERK TO THE
COUNCIL: Nancy Largent
COMMITTEE OF THE WHOLE
MOVED by Cllr. Puil,
SECONDED by Cllr. Bellamy,
THAT this Council resolve itself into Committee of the Whole,
Deputy Mayor Price in the chair.
- CARRIED UNANIMOUSLY
CITY MANAGER'S ADMINISTRATIVE REPORT
1. Strata Title Conversion -
1952 and 1956 West 14th Avenue
January 30, 1997 File: 5311-1
MOVED by Cllr. Clarke,
THAT the application to convert the previously-occupied building at
1952 and 1956 West 14th Avenue (Lot 5, Block 446, D.L. 526, Plan 2983)
to strata title ownership be approved.
- CARRIED UNANIMOUSLY
COMMITTEE REPORTS
Report of Standing Committee
on Planning and Environment
February 6, 1997
Council considered the recommendations of the Committee, as
contained in the following clauses of the attached report:
Cl. 1: Downtown Vancouver Skyline Study - Wall Centre Proposal
MOVED by Cllr. Bellamy,
THAT the recommendation of the Committee, as contained in Clause 1
of the attached report, be approved.
- CARRIED
(Councillors Chiavario and Puil opposed;
Councillor Clarke excused from voting due to conflict of interest)
There was no discussion of this item before the vote was taken.
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.
- CARRIED UNANIMOUSLY
The Council adjourned at 5:32 p.m.
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REPORT TO COUNCIL
STANDING COMMITTEE OF COUNCIL
ON PLANNING AND ENVIRONMENT
FEBRUARY 6, 1997
A Regular Meeting of the Standing Committee of Council on Planning
and Environment was held on Thursday, February 6, 1997, at 2:00 p.m.,
in Committee Room No. 1, Third Floor, City Hall.
PRESENT: Councillor Sam Sullivan, Vice-Chair
Deputy Mayor Gordon Price
Councillor Don Bellamy
Councillor Nancy A. Chiavario
Councillor Jennifer Clarke
Councillor Alan Herbert
Councillor Lynne Kennedy
Councillor Daniel Lee
Councillor Don Lee
Councillor George Puil
ABSENT: Mayor Philip Owen (Leave of Absence)
CITY MANAGER'S
OFFICE: Ken Dobell, City Manager
CLERK TO THE
COMMITTEE: Nancy Largent
ADOPTION OF MINUTES
There were no minutes to be adopted this day.
RECOMMENDATION
1. Downtown Vancouver Skyline Study -
Wall Centre Phase II File: 2604-1/2606-1
Before discussion began on this subject, Councillor Clarke excused
herself due to conflict of interest, citing a family member's pecuniary
interest in the Wall Centre Corporation. The Councillor then left the
meeting and did not return until after the vote was taken on this item.
Following the Standing Committee on Planning and Environment
meeting on September 26, 1996, City Council deferred a decision on the
proposed Wall Centre Phase II hotel tower, pending staff reporting back
in January 1997 with preliminary Skyline Study results, specifically as
related to the tower proposal. Accordingly, the Committee now had
before it a Policy Report dated January 13, 1997 (on file), in which the
Director of Central Area Planning reviewed the preliminary conclusions
of the Skyline Study. The previously deferred Policy Report dated
September 10, 1996 (on file), in which the Chair of the Development
Permit Board sought Council's advice with respect to this application,
was also before the Committee.
MOVED by Cllr. Chiavario,
THAT the staff presentation be heard for information only, and
that a decision on the Wall Centre tower application be
further deferred until the Skyline Study is concluded.
- lost
Rick Scobie, Chair of the Development Permit Board, was asked to
provide clarification on the possible impacts of a further deferral.
Mr. Scobie advised it would be within Council's prerogative to defer a
decision, and that no liability would arise should Council choose to do
so. However, it was his understanding a substantial BC 21 grant to the
Stanley Theatre would be jeopardized by further delay if the Stanley
Theatre Society is unable to conclude purchase of the building by the
end of March. For this to be possible, it would be necessary to
conclude the preliminary development permit application at the February
10th Development Permit Board meeting, and to consider approval of the
complete application at the March 24th Board meeting, a very tight time
line.
Some Committee members felt Council should await the conclusion of
the Skyline Study in March before making a decision, feeling
insufficient information is available upon which to base a decision.
However, the majority were unwilling to agree to a deferral at this
point in the meeting. It was pointed out the Council could still choose
to defer this item after hearing from all speakers, should it wish to do
so.
The motion by Councillor Chiavario was then put and LOST, with
Councillors Bellamy, Herbert, Kennedy, Daniel Lee, Don Lee, Sullivan and
Deputy Mayor Price opposed.
Larry Beasley, Director of Central Area Planning, briefly reviewed
the Wall Centre tower proposal in the context of five skyline prototypes
for build-out, landmark (600'), landmark (750'), gap toothed and dome
skylines. Mr. Beasley advised the proposed Wall Centre tower would be
compatible with all except the dome skyline, and may be compatible with
it provided some adjustments were made.
Mr. Scobie reviewed the Development Permit Board's deliberations
to date, noting the majority opinion of the Board favoured approval of
the application. The Board did not have the advantage of information
provided by the Skyline Study, which will be a useful asset in future.
Mr. Scobie also clarified that approval of the 450 foot height requested
falls within the Board's existing authority; however, Council must
approve the resultant intrusion into the Queen Elizabeth Park view
corridor.
Peter Busby, Busby & Associates, spoke on behalf of the applicant,
reviewing desirable features and public benefits of the proposed
development and responding to queries. Mr. Busby also reviewed the
proposal as it would relate to a dome skyline, indicating possible
adjustments to increase compatibility with that prototype. In response
to a query, Mr. Busby confirmed the owner would be unwilling to forego
the security of a preliminary application approval before proceeding
with a complete application, for financial reasons.
Bill Millerd, Stanley Theatre Society, confirmed the property must
be purchased by the end of March or the BC 21 grant will expire.
Although the Society has raised about 75% of the required $8.5 million,
it will be unable to complete the transaction without the $1.5 million
which Wall Centre will pay for the density transfer. Mr. Millerd noted
there is considerable public interest in preservation of this heritage
theatre.
Dale Cuthbertson, Volunteer Vancouver, spoke in favour of the
application, pointing out the public benefits of the proposed Volunteer
Square. Mr. Cuthbertson felt volunteerism is important to the quality
of life in the city, and will be celebrated by Volunteer Square.
The following twelve speakers opposed the Wall Centre tower
proposal:
Pat Macalister (petition filed)
Lin Bompas, Fairview Slopes Residents Association
Stacy Nixon
Patricia Hogarth
Eric Davis
Frances Worledge
Ursula Abbott
Ann Corin, Fairview Slopes Residents Association
Mark Hasselbach
Jean Gerber
Margarita Van Oers
Sheryl Dawson
The foregoing speakers opposed the Wall Centre Tower on one or more
of the following grounds:
views from False Creek, Fairview Slopes, and Choklit Park will be
blocked;
views from False Creek and Fairview Slopes will already be severely
blocked by the Concord development, and this wrong should not be
compounded by approving more towers;
the Skyline Study is flawed in that it shows perspectives from
Boundary Road and Lonsdale Quay, but not from Fairview Slopes or
False Creek where views will be most severely impacted by more
towers;
views of the mountains are far more important to Vancouverites than
the shape of the skyline;
the natural beauty of Vancouver, including its views of the
mountains, is one of the City's most important assets in
promoting tourism;
people visit Vancouver to enjoy a clean , safe, interesting city
with striking natural surroundings, not to observe the skyline;
the mountains are the distinguishing feature of Vancouver's
skyline;
the Skyline Study should have included preservation of mountain
views as one option, which would have received overwhelming support
from Vancouverites;
the City should not permit a tower over the established 300 feet on
the site;
private individuals are not allowed to exceed height restrictions,
but there appears to be a different set of rules for developers;
preservation of the Stanley Theatre should not outweigh
Vancouverite's enjoyment of their views;
high-rise structures are not permitted in landmark European cities;
Council should take its time and await completion of the Skyline
Study before making a decision, to give the public ample time to
express its views on this important matter;
the City is losing its human scale to development;
Seattle and other major cities are now reducing their allowable
building heights;
the Skyline Study should provide information on topography to
enable Council to make an informed choice (for example, including
its height above sea level, a 450 foot Wall Centre tower would
actually reach 650 feet);
the Skyline Study should provide light and shadow studies for all
scenarios;
the public should be able to examine all ten perspectives used for
the Skyline Study, but only four have been displayed.
Mr. Beasley responded to queries regarding perspectives used for
the Skyline Study and blockage of view corridors. Perspectives were not
done from False Creek and Fairview Slopes because the Concord towers
already approved will block their views of the skyline behind. Only one
established view corridor will be affected by the Wall Centre tower,
that from Queen Elizabeth Park.
Burke Taylor, Director of Cultural Affairs, confirmed the Province
has made it clear that the $5 million BC 21 grant to the Stanley Theatre
will be cancelled if not completed by March 31st. Mr. Taylor was aware
of no other source from which this sum could be readily made up.
Some members felt a decision should await the outcome of the
Skyline Study, or that the height proposed was too great to fit the
area. However, the majority felt the Wall Centre tower would not
preclude any options of the Skyline Study, nor would it set a precedent
since the height is already allowable for the site. Concern for the BC
21 grant to the Stanley Theatre was also a factor cited.
The following motion by Councillor Kennedy was put and carried.
The Committee, therefore,
RECOMMENDED
THAT the Development Permit Board be advised that Council has
no objection to the proposed height of 450 ft. (exclusive of
mechanical penthouse) for the hotel tower at 1001 Hornby
Street, based on the quality of its architectural design and
energy innovation, as presented in the architectural model and
plans submitted to the Development Permit Board on August 12,
1996; and
FURTHER THAT Council approve a consequential adjustment to the
Queen Elizabeth Park view cone that allows for an approximate
157 ft. intrusion of the hotel tower should the Board decide
to approve the preliminary development application.
- CARRIED
(Councillors Chiavario and Puil opposed;
Councillor Clarke not present for the vote)
The meeting adjourned at 5:30 p.m.
* * * * *