CITY OF VANCOUVER
SPECIAL COUNCIL MEETING MINUTES
(PART REPORT)
MAY 29 and JUNE 3, 1997
A Special Meeting of the Council of the City of Vancouver was held
on Thursday, May 29, 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.
Subsequently, the meeting reconvened on June 3, 1997.
PRESENT: Mayor Philip Owen
Councillor Don Bellamy
Councillor Jennifer Clarke
Councillor Alan Herbert
Councillor Lynne Kennedy
Councillor Daniel Lee
Councillor Don Lee
Councillor Gordon Price
ABSENT: Councillor Nancy A. Chiavario (Leave of
Absence)
Councillor George Puil (Leave of Absence)
Councillor Sam Sullivan (Sick Leave)
CLERK TO THE
COUNCIL: Nancy Largent
COMMITTEE OF THE WHOLE
MOVED by Cllr. Bellamy,
SECONDED by Cllr. Clarke,
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
Vary Order of Agenda
Council noted a letter dated May 26, 1997 (on file) from the West
Point Grey Residents' Association with respect to item 3(c), requesting
a one month delay to permit the Association time to carry out a
supplementary survey of those portions of the community which could be
rezoned to RS-5. Council agreed to vary the order of agenda to deal
with this deferral request first.
* * *
3.(c) Area Rezoning: West Point Grey RS-1
MOVED by Cllr. Price
THAT the Public Hearing on the application to rezone the West Point
Grey RS-1 area to RS-5 be adjourned until Wednesday, July 23, 1997.
- CARRIED UNANIMOUSLY
Accordingly, the Mayor announced that Council would reconvene to
consider item 3(c) at 7:30 p.m. on Wednesday, July 23, 1997, in the
Council Chamber.
* * *
Items 1 (a) and 1 (b) were dealt with separately.
* * *
1. (a) Area Rezoning: West Southlands RS-1, Sub-Area 1
An application by the Director of Land Use and Development was
considered as follows:
West Southlands RS-1, Sub-Area 1
Summary: The proposed rezoning of West Southlands RS-1, Sub-Area 1
from RS-1 to RS-5 would encourage the design of new development to
be compatible with nearby development.
The Director of Community Planning recommended approval.
Staff Comments
Bob McGilvray, Planner, commenced his remarks with a short history
of the RS-1 and RS-1S area rezoning program intended to provide interim
zoning for those neighbourhoods which will be participating in the
CityPlan visioning process. Steps in the rezoning program, the
available RS-6 and RS-5 options, and survey parameters were reviewed.
Specifically with respect to West Southlands Sub-Area 1 (Northwest
Southlands), Mr. McGilvray noted that 61% of survey respondents who
wished to adopt new zoning preferred RS-5.
Mr. McGilvray also noted Mr. Cliff Cheng, a Chinese interpreter,
was present if required by any of the delegations.
Summary of Correspondence
Council received no correspondence specifically related to the
proposed rezoning of West Southlands RS-1 Sub-Area 1. However, Council
received 3 letters and 146 form letters generally opposed to the RS-5
and RS-6 guidelines, and 1 letter expressing a number of concerns about
the RS-5 guidelines.
Council enquired whether the 146 form letters came from within the
application area. That information was not available.
Speakers
Mayor Owen called for speakers for and against the West Southlands
Sub-area 1 application, and six speakers came forward:
The following Southlands residents opposed the application:
Mike McCarthy, 3700 block West 50th
Pat Wilson, area resident
June Binkert, 3700 block West 50th.
The speakers opposed the application on one or more of the
foregoing grounds:
there are ground permeability problems in the area due to its
sea-level location, and there is concern among residents that
the larger houses permitted under RS-5 will exacerbate these
problems;
the 44% response rate to the City's initial survey was too low
to base a considerable change upon;
larger houses which would be permitted under the proposed new
zoning (particularly taking into account the larger lot sizes
in the area) should not be allowed; square footage should
remain the same as permitted under RS-1, with height measured
from street level (rather than the level of any fill on the
lot);
the small and cohesive community of West Southlands should not
be split into two separate areas by different zonings, with
Sub-Area 1 zoned RS-5 and Sub-Area 2 zoned RS-6;
architecture is continually evolving, and the area should not
be locked into a single look but permitted to evolve
naturally;
a deferral until October was requested to allow residents time
to achieve a clear understanding of the guidelines and how
they would impact their neighbourhood, and for people to be
sure what they want for the area.
The following speakers expressed concerns regarding the RS-5
guidelines:
Arthur Erickson, Architect
Kingsley Lo, Architect (letter and materials on file))
Peter Kwok, Architect (letter on file).
The main points made by the foregoing speakers follow:
contrary to the history and vitality of this city, the RS-5
guidelines will promote conformity and a cookie-cutter
approach to design;
many significant houses in the history of architecture
originally met with extreme neighbourhood opposition, but are
now recognized as landmarks of design;
what is most important to the neighbours is not the houses,
but the streets and landscaping;
the RS-5 guidelines are very complex, confusing to the layman
and stifling to architects' creativity, and will lead to bad
design;
although there is much opposition to large houses, they permit
property owners to realize the full value of their property;
large houses which are well-designed by architects fit well
into their neighbourhoods, so excessive design regulation is
not required to ensure a good fit;
instead of more regulation, the City should simply require
that houses be designed by professional architects, as
requested by the Vancouver Property Owners' Association;
under RS-5, any home-owner wishing a large house will be
penalized by a restrictive design process;
the guidelines will encourage planners to play it safe, and
approve designs based on their similarity to adjacent houses,
and not to allow more creative design;
Planning Department policies are not spelled out in the
guidelines, but should be published to ensure everyone is
aware of all applicable rules.
The Mayor ascertained that there were no further speakers who
wished to be heard on this item.
Staff Closing Comments
Mr. McGilvray responded to various issues raised by the
delegations:
although RS-5 permits a slightly larger footprint than RS-1,
the amount of impermeable area is limited to a total of 60%;
RS-5 and RS-6 are the only zones which control permeability;
the differences between RS-5 and RS-6 are not so great that it
will appear the community is split down the middle;
for a larger house, RS-5 requires a design review process;
above-basement floor area will actually be smaller than under
RS-1 unless the applicant goes through the design review
process, which mitigates bulk;
too many houses are not designed with sensitivity to their
site, and neighbourhoods have asked for zoning which will
bring about more neighbourhood-sensitive design;
calculation of height is made from the property line;
some cutting edge designs may be lost in the design review
process, but staff believe there will still be a reasonable
evolution of architectural styles over time;
the guidelines attempt to strike a balance between many
factors and conflicting desires, for example, architects'
desire for creative freedom versus neighbourhoods' desire that
new development should fit well into the neighbourhood;
the City does not have the legal authority to require
architect-built houses;
the question of whether to publish Planning Department
policies is being considered in the context of the development
and building process review currently underway.
Council Discussion
Some members felt the application should be approved. The RS-1
review was undertaken because of numerous complaints from neighbourhoods
which felt new development was too often unneighbourly and did not fit
well into their communities. The RS-5 zoning applied for was chosen in
consultation with the community, and survey results indicate support for
the application in West Southlands Sub-Area 1.
Other members were concerned about the application, noting the
concerns expressed by area residents that the rezoning of West
Southlands as two separate sub-areas would divide their small and
cohesive community. Some speakers' concerns about loss of creativity
were also shared. It was felt a deferral was in order to consider this
matter further.
MOVED by Cllr. Kennedy,
THAT the application be deferred to permit time for further
consideration.
- LOST (Tie Vote)
(Councillors Bellamy, Clarke, Price and the Mayor opposed)
MOVED by Cllr. Clarke,
THAT the application by the Director of Land Use and Development to
rezone West Southlands Sub-Area 1 from RS-1 to RS-5, as set out in this
minute of the Public Hearing, be approved.
- LOST (Tie Vote)
(Councillors Herbert, Kennedy, Daniel Lee and Don Lee opposed)
Due to time constraints, the Special Council adjourned at 10:20 p.m.
Mayor Owen announced the Public Hearing would be reconvened on June 3,
1997.
* * *
The Special Council reconvened at 7:30 p.m.on Tuesday, June 3,
1997, in the Council Chamber, with the following members present:
PRESENT: Mayor Philip Owen
Councillor Don Bellamy
Councillor Nancy A. Chiavario
Councillor Alan Herbert
Councillor Lynne Kennedy
Councillor Daniel Lee
Councillor Don Lee
Councillor Gordon Price
Councillor Sam Sullivan
ABSENT: Councillor Jennifer Clarke (Leave of Absence
Councillor George Puil (Leave of Absence)
* * *
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. Kennedy,
THAT the report of the Committee of the Whole be adopted.
- CARRIED UNANIMOUSLY
1. (a) Area Rezoning: West Southlands RS-1, Sub-Area 1 (Cont'd)
MOVED by Cllr. Kennedy,
THAT the application by the Director of Land Use and Development to
rezone West Southlands Sub-Area 1 from RS-1 to RS-5, as set out in this
minute of the Public Hearing, be approved; and should staff bring
forward for Council approval a modified or simplified zoning, in advance
of the CityPlan Process for this area, that this area be reviewed.
- CARRIED UNANIMOUSLY
(Councillors Chiavario and Sullivan were excused from voting)
COMMITTEE OF THE WHOLE
MOVED by Cllr. Bellamy,
SECONDED by Cllr. Kennedy,
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. (b) Area Rezoning: West Southlands RS-1, Sub-Area 2
An application by the Director of Land Use and Development was
considered as follows:
West Southlands RS-1, Sub-Area 2
Summary: The proposed rezoning of West Southlands RS-1, Sub-Area 2
from RS-1 to RS-6 would establish a minimum standard of design
quality for new development.
Staff Comments
Bob McGilvray, Planner, presented a slide show on the history of
RS-5 and RS-6 zoning and the review thereof, with attention to various
design features, impermeability requirements, building heights,
landscaping and design control. The Planning Department's experiences
with previous rezonings of this nature were discussed. Mr. McGilvray
also reviewed the consultation process and noted that 56% of survey
respondents in Sub-Area 2 who wished to adopt new zoning preferred RS-6.
Summary of Correspondence
Council received five letters in favour of RS-6, one letter in
favour of RS-6 with some changes, five individual letters opposed, five
similar letters opposed, and sixty similar letters opposed.
Council also received 3 letters and 146 form letters generally
opposed to the RS-5 and RS-6 guidelines.
Responding to a query raised by Council on the evening of May 29th,
Mr. McGilvray advised staff have now reviewed the 146 form letters
generally opposed to RS-5 and RS-6 guidelines. Only eight came from
addresses within the current study area, thirteen were duplicates or
triplicates, seven bore addresses which could not be verified, and
twenty-four came from non-RS-zoned areas.
Speakers
Mayor Owen called for speakers for and against the application, and
sixteen speakers came forward.
* * *
June Binkert, Southlands resident, queried how a motion which was
lost could be raised again [in reference to item 1 (a)].
It was clarified that during consideration of this application on
May 29th, two motions were put and both were lost. Therefore, no action
had yet been taken on this application, and Council members were at
liberty to move further motions.
* * *
The following speakers opposed the application based on
neighbourhood concerns:
Joan Holme, 6300 block Alma Street
Beverley Green, 3500 block West 49th
Mary Meredith, Southlands resident
Wendy Turner, former Southlands resident
Mike McCarthy, 3700 block West 50th.
The foregoing speakers opposed the application on one or more of
the following grounds:
the small community of West Southlands should not be split
down the middle by being rezoned into two different sub-areas
with different zoning; it would be preferable to retain RS-1
until the neighbourhood is able to proceed with CityPlan and
arrive at a definitive solution;
across the entire West Southlands RS-1 area, there were more
people in favour of retaining RS-1 than either option of RS-5
or RS-6, and this should have been offered as an option in the
final survey;
the survey phrasing was slanted, and not enough information
was provided;
the proposed zoning will not prevent monster houses because it
permits greater fsr.
The following speakers opposed the application based on concerns
about design guidelines:
Bryce Rositch, Architectural Institute of BC
Kingsley Lo. Architect (materials filed)
Peter Kwok, Architect (Mr. Kwok withdrew his opposition on
being advised the proposed zoning was RS-6 rather than
RS-5).
The foregoing speakers opposed the application on one or more of
the following grounds:
although greater neighbourliness and improved design are
worthy objectives, they should be achieved by means which do
not increase regulations at greater expense to the City and to
applicants;
more regulations and increased discretionary powers for the
City will lead to planners, rather than architects, doing the
designing, resulting in homogenization of the street scape and
loss of design integrity;
over-regulation is incompatible with democracy, and may stifle
efforts to incorporate cultural values into residential
designs;
residents' interest is not in regulatory details, but in
properly designed buildings;
if the City is unable to require that buildings be designed by
architects, it should at least exempt architects' designs from
these regulations, then attempt to change the law to permit
such a requirement;
the speakers conceded that RS-6 is at least an improvement
over RS-5.
Mr. Rositch offered the Institute's assistance to work out a
solution to over-regulatory guidelines.
Hal Kalman, Vancouver Heritage Commission, expressed concern that
the RS-5 and RS-6 guidelines are intended to preserve neighbourhood
character, rather than heritage buildings, and are likely to result in
more demolitions of heritage houses which will be replaced by
second-generation copies. The Commission would prefer to see a balance,
with more emphasis on the retention of existing heritage buildings which
created a neighbourhood's character in the first place. Mr. Kalman
expressed the Commission's desire to work with City staff to this end.
To a query how this might be achieved, Mr. Kalman suggested infill is
often a good compromise. Use of the Heritage Inventory was also
discussed.
The following speakers supported the application:
Ken Teskey, area property owner
Bill Jones, 3600 block West 49th (petition filed)
Tom Lutzke, 3600 block West 40th
Doug Wark, 3700 block West 50th
Rob McKay, 3500 block West 48th.
The foregoing speakers supported the application on one or more of
the following grounds:
the RS-6 requirements are reasonable and superior to RS-1, and
will lead to long-term benefits such as a more cohesive and
neighbourhood-compatible street scape;
the present RS-1 zoning will not prevent development which
doesn't fit into the neighbourhood;
a variety of design benefits were cited;
the survey carried out by the City indicated clear majority
support for RS-6; this was voted for by residents and should,
therefore, be approved;
a survey carried out door-to-door in Sub-Area 2 by interested
area residents found that over 85% of those contacted
supported the proposed rezoning;
the different results in Sub-Area 1 and Sub-Area 2 probably
occurred because the majority of Sub-Area 1 homes are not
located in the flood plain, whereas the majority of Sub-Area 2
homes are located in the flood plain;
the proposed new regulations will benefit the neighbourhood
rather than the developers.
Bill Higgins, 6300 block Durbar, expressed concern that the choice
between RS-5 and RS-6 appears to be a choice between two evils, but
understood the need to take some action as an interim measure. Mr.
Higgins hoped that a satisfactory solution covering the entire West
Southlands neighbourhood will be reached through the CityPlan process.
The Mayor ascertained there were no further speakers to be heard on
this item.
Staff Closing Comments
Mr. McGilvray responded to various issues raised by the
delegations:
many of the concerns cited by the architects apply to RS-5
rather than the RS-6 zoning proposed in this application;
the RS-6 guidelines are relatively simple compared to RS-5, and do not
reference adjacent buildings;
while many buildings complained about as unneighbourly were
built from stock plans, there are also many complaints about
architect-designed buildings;
the Law Department has advised it is not possible to exempt
architect-designed buildings, and even if it were possible,
Council would have to carefully consider whether it wished to
make an exemption purely on grounds of professional standing;
with respect to the issue of dividing the neighbourhood, staff
do not expect any major disruption to the area: many
neighbourhoods have more than one type of zoning, which has
not made them any less cohesive; in addition, the division has
been made largely in lanes with few facing houses affected;
this rezoning and that approved for Sub-Area 1 should not
affect the CityPlan process or close off the option of a
single area zoning.
Jacquie Forbes-Roberts, Director of Community Planning, responded
to a query concerning the nominations process for the Heritage
Inventory. Ms. Forbes-Roberts also commented on the incorporation of
cultural values into design features. While the guidelines must be
consistently interpreted, staff would certainly endeavour to work with
applicants on matters important to their cultural values.
Council Discussion
Council noted concerns that increased regulation may not be
philosophically desirable, but noted that no other workable mechanism to
prevent unneighbourly development has yet been arrived at. Council
acknowledged the offers of assistance from the Architectural Institute
and Heritage Commission, and indicated they would be welcome to
participate in any future discussion. However, at this juncture of the
planning program, it would be inappropriate and unfair to the
neighbourhoods involved to defer. The area residents have participated
in the interim rezoning program and indicated their choices, which will
not preclude future options.
MOVED by Cllr. Kennedy,
THAT the application by the Director of Land Use and Development to
rezone West Southlands Sub-Area 2 from RS-1 to RS-6, as set out in this
minute of the Public Hearing, be approved.
- CARRIED UNANIMOUSLY
(Councillor Bellamy was not present for the foregoing vote)
RISE FROM COMMITTEE OF THE WHOLE
MOVED by Cllr. Sullivan,
THAT the Committee of the Whole rise and report.
- CARRIED UNANIMOUSLY
ADOPT REPORT OF COMMITTEE OF THE WHOLE
MOVED by Cllr. Sullivan,
SECONDED by Cllr. Chiavario,
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 10:35 p.m.
Mayor Owen announced the Public Hearing would be reconvened on July 8,
1997.
* * *