CITY OF VANCOUVER
SPECIAL COUNCIL MEETING MINUTES
MAY 7, 1997
A Special Meeting of the Council of the City of Vancouver was held
on Wednesday, May 7, 1997, at 7:30 p.m., in the Council Chamber, Third
Floor, City Hall, for the purpose of holding a Public Hearing to
consider proposed amendments to the Zoning and Development By-law.
PRESENT: Mayor Philip Owen
Councillor Don Bellamy
Councillor Nancy A. Chiavario
Councillor Jennifer Clarke
Councillor Alan Herbert
Councillor Lynne Kennedy
Councillor Daniel Lee
Councillor Don Lee
Councillor Sam Sullivan
ABSENT: Councillor Gordon Price (Sick Leave)
Councillor George Puil (Civic Business)
CLERK TO THE
COUNCIL: Gary MacIsaac
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, to consider proposed amendments to the Zoning and
Development By-law.
- CARRIED UNANIMOUSLY
1. CD-1 Text Amendment: 505-595 West Pender Street
An application by Malcolm Elliot, Architectura, was considered as
follows:
Summary: The proposed text amendment would add Service Uses to the
list of uses already permitted on the site, consistent with
permitted uses in the surrounding zoning districts. No additional
floor space is planned.
The Director of Land Use and Development recommended approval.
Staff Comments
Staff offered no additional comments regarding this application.
Applicant Comments
The applicant offered no additional comments regarding this
application.
Summary of Correspondence
There was no correspondence received regarding this application.
Speakers
Mayor Owen called for speakers for and against the application, and
none were present.
MOVED by Cllr. Bellamy,
THAT the application, as set out in this minute of the Public
Hearing, be approved.
- CARRIED UNANIMOUSLY
(Councillor Sullivan absent for the vote)
2. Text Amendment: Section 3.2.1 - School Facilities
An application by the Director of Land Use and Development was
considered as follows:
Summary: The proposed amendment would amend the Zoning and
Development By-law to provide discretion to the Director of
Planning in considering development applications for the placement
of portable classrooms or new elementary or secondary school
buildings.
The Director of Land Use and Development recommended approval.
Staff Comments
Larry Beasley, Director of Central Area Planning, advised staff had
no additional comments, other than to remind Council the zoning
amendments arising from this application will respond to concerns
raised by the School Board at an earlier meeting with Council.
Summary of Correspondence
There was no correspondence received regarding this application.
Speakers
Mayor Owen called for speakers for and against the application, and
none were present.
MOVED by Cllr. Chiavario,
THAT the application, as set out in this minute of the Public
Hearing, be approved;
FURTHER THAT the Mayor write to the Chair and members of the School
Board advising of Council s actions in this regard.
- CARRIED UNANIMOUSLY
3. Rezoning: 1762 Davie Street
An application by Baker McGarva Hart Architects Inc., was
considered as follows:
Summary: The proposed rezoning from C-5 Commercial District to CD-1
Comprehensive Development District would permit an increase in
floor space ratio from 2.2 to 3.4 for a mixed-use development
having one storey of commercial uses at grade, six stories of
dwelling use above and parking below grade. Density is proposed to
be transferred from a heritage donor site (see Clause 6 - Text
Amendment: 750 Burrard Street).
The Director of Land Use and Development recommended approval,
subject to the following conditions as proposed for adoption by
resolution of Council:
1. THAT the proposed form of development be approved by Council
in principle, in revised plans generally as prepared by Baker
McGarva Hart Architects Inc. and stamped Received City
Planning Department, February 24, 1997", 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 (2) below.
2. 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) further design development to improve the character and
livability of proposed development, including:
a) redesign at south-west corner of seventh storey to
bring development within the maximum building height
allowed,
b) more prominent treatment of the residential
entrance,
c) providing flexibility for greater pedestrian
interest at grade by locating the entrance and
services of the grade-level commercial floor space
in such a way that it can accommodate two
occupancies and not just one, and
d) consideration of improved treatment of the
commercial space, such as opening the exposed
sides of the building for a pavilion-like effect,
(ii) design development according to principles of crime
prevention through environmental design, to reduce
opportunities for theft from auto, bicycle theft, break
and enter, and mischief such as graffiti and
skateboarding; and
(iii) the advice of the Urban Design Panel on a detailed
scheme of development.
3. THAT, prior to enactment of the CD-1 By-law, and at no cost to
the City, the registered owner shall:
(i) make arrangements to the satisfaction of the General
Manager of Engineering Services for consolidation of the
site;
(ii) make arrangements to the satisfaction of the General
Manager of Engineering Services for all electrical and
telephone services to be undergrounded within and
adjacent the site from the closest existing suitable
service point;
(iii) make arrangements to the satisfaction of the General
Manager of Engineering Services and the Director of
Legal Services for notification of prospective
purchasers about the use of the Davie Street
frontage as a B.C. Transit bus terminus; and
(iv) execute a legal agreement, to the satisfaction of the
Director of Legal Services, to not discriminate against
families with children in the sale of dwelling units.
Staff Opening Comments
Phil Mondor, Planner introduced the application, noting this site
has languished for a long time without a major tenant wishing to stay
for more than a few months. Also, there has been little interest from
the development community to develop this site within the existing C-5
zoning.
This is a difficult site in that there is little retail activity
surrounding it, little pedestrian activity in the area, and a bus
terminus is located immediately in front of it. The site is small and
the owners felt a need for additional density to allow development on
the site to succeed. This application proposes to purchase heritage
density which will be transferred from a donor site.
Mr. Mondor advised staff support this application and have
concluded there will be minimal impacts from the form of development,
relative to what could be permitted under the existing C-5 zoning, and
relative to the benefits that will be obtained, such as the preservation
of a heritage building and the facilitation of development on a
mixed-use site.
The application before Council has received considerable comment as well
as advice from the Urban Design Panel. This application is a
significant decrease from what was originally contemplated.
Mr. Mondor concluded that there will be some negative impacts
relating to shadowing and traffic and parking, but believe that the
proposed transfer of 10,375 square feet to this site can be accommodated
with very little impact, and the benefits make this a worthwhile thing
to do, and staff recommend approval.
Applicant Comments
Graham McGarva, Architect, advised this project is seeking to
achieve community repair. There has been a productive process with the
community and the impacts on the immediate neighbours have been
addressed.
Responding to a question from a member of Council concerning the
siting of the entrances, Mr. McGarva advised there is no disagreement
about the importance of the entrances and the use of the commercial at
grade with the bus terminus in front and with the residences above.
There is a condition of approval before Council requiring further design
development.
Summary of Correspondence
The following correspondence was received:
- one letter opposing the application;
- one letter from the applicant providing results of an open
house meeting.
Speakers
A resident from the 1200 Block Cardero Street urged Council not to
approve this application because it will block the views down the lane
which are presently experienced by owners in her building. This
rezoning will be precedent setting and will force the neighbours to pay
for the losses incurred by the owners of 1762 Davie Street. If approval
is given, than the building should be set back 30 feet from the back of
the lane.
Staff Closing Comments
Responding to issues raised by the delegation, Mr. Mondor concurred
the view of the beach experienced by some residents in this building
will be lost, but noted that similar view loss would result if this site
was developed under existing zoning.
Council Discussion
While generally supportive of the application, Council members
raised questions about the siting of the entrances, as well as the
rather flat appearance of the proposed development.
MOVED by Cllr. Kennedy,
THAT the application be approved, subject to conditions as set out
in this minute of the Public Hearing.
- CARRIED UNANIMOUSLY
4. Text Amendment: 2750 Granville Street
(Relating to 1001 Hornby Street)
An application by the Director of Land Use and Development was
considered as follows:
Summary: The proposed text amendment would reduce the "banked"
heritage density by 4087.6 m2 (44,000 sq. ft.) to allow for a
density transfer to the Wall Centre development site at 1001 Hornby
Street. Maximum floor space ratio would be reduced from 4.53 to
1.81, thus depleting the heritage density available for transfer
from this site. Approval of this text amendment is a condition of
development permit issuance (DE 401256) for the Wall Centre
project, and was referred to Public Hearing without a resolution of
Council.
The Director of Land Use and Development recommended approval.
Staff Comments
Staff offered no additional comments regarding this application.
Summary of Correspondence
There was no correspondence received regarding this application.
Speakers
Mayor Owen called for speakers for and against the application, and
none were present.
MOVED by Cllr. Kennedy,
THAT the application, as set out in this minute of the Public
Hearing, be approved. - CARRIED UNANIMOUSLY
5. Text Amendment: 750 Burrard Street
(Relating to 1001 Hornby Street)
An application by the Director of Land Use and Development was
considered as follows:
Summary: The proposed text amendment would reduce the "banked"
heritage density by 573 m2 (6,170 sq. ft.) To allow for a density
transfer to the Wall Centre development site at 1001 Hornby Street.
Maximum floor space ratio would be reduced from 13.17 to 12.93,
leaving 9216.23 m2 (99,205.9 sq. ft.) available for further
transfers. Approval of this text amendment is a condition of
development permit issuance (CD 401256) for the Wall Centre
project, and was referred to Public Hearing without a resolution of
Council.
The Director of Land Use and Development recommended approval.
Staff Comments
Phil Mondor, Planner, advised that the summary of the application
before Council contained an error, and requested that the figure of
99,205.9 square feet (9,216.23 square metres), which reflects the
balance transferable density should be amended to read 188,830 square
feet (17,542.3 square metres).
Correspondence
There was no correspondence received relating to this application.
Speakers
Mayor Owen called for speakers for and against the application, and
none were present.
MOVED by Cllr. Clarke,
THAT the application, as set out in this minute of the Public
Hearing, be approved.
- CARRIED UNANIMOUSLY
6. Text Amendment: 750 Burrard Street
(Relating to 1762 Davie Street)
An application by the Director of Land Use and Development was
considered as follows:
Summary: The proposed text amendment would reduce the "banked"
heritage density by 964 m2 (10,375 sq. ft.) to allow for a density
transfer to the rezoning site at 1762 Davie Street. Maximum floor
space ratio would be reduced from 13.17 to 12.76, leaving 8825.58
m2 (95,000.9 sq. ft.) available for further transfers.
(Note: Should agenda item #5 and this item both be approved, the
maximum floor space ratio would be reduced from 13.17 to 12.52,
leaving 8 252.39 m2 (88,830.9 sq. ft.) available for further
transfers.)
The Director of Land Use and Development recommended approval.
Staff Comments
Phil Mondor, Planner advised that the summary of the application
before Council contained an error, and requested that the balance of
transferable density should read 184,625 square feet (17, 151.7 square
metres), rather than 95,000.9 square feet (8,825.58 square metres).
Also, the summary referred to the balance of transferable density
remaining if agenda item #5 were approved and this number should read
178,455 square feet (8,252.39 square metres), rather than 88,830.9
square feet (8,252.39 square metres).
Summary of Correspondence
There was no correspondence received regarding this application.
Speakers
Mayor Owen called for speakers for and against the application, and
none were present.
MOVED by Cllr. Herbert,
THAT the application, as set out in this minute of the Public
Hearing, be approved.
- CARRIED UNANIMOUSLY
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. Bellamy,
SECONDED by Cllr. Clarke,
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 adjourned at 8:20 p.m.