CITY OF VANCOUVER
SPECIAL COUNCIL MEETING MINUTES
JUNE 18, 1997
A Special Meeting of the Council of the City of Vancouver was held
on Wednesday, June 18, 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 Nancy A. Chiavario
Councillor Jennifer Clarke
Councillor Alan Herbert
Councillor Daniel Lee
Councillor Don Lee
Councillor Gordon Price
Councillor Sam Sullivan
ABSENT: Councillor Don Bellamy
Councillor Lynne Kennedy (Leave of Absence)
Councillor George Puil (Leave of Absence)
CLERK TO THE
COUNCIL: Gary MacIsaac
COMMITTEE OF THE WHOLE
MOVED by Cllr. Clarke,
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
Items 1(a) and 1(b) were considered by Council concurrently.
1(a).Sign By-law Amendment: 2750 Granville Street
An application by the Director of Central Area Planning, on behalf
of Land Use and Development, was considered as follows:
Summary: The proposed Sign By-law amendment would apply C-3A sign
regulations to the Stanley Theatre site at 2750 Granville Street,
recently rezoned from C-3A Commercial District to CD-1
Comprehensive Development District, to provide the same sign
regulations as the surrounding C-3A District. The draft by-law to
amend the Sign By-law was inadvertently not posted the Public
Hearing to consider the rezoning on September 10, 1996.
The Director of Central Area Planning, on behalf of Land Use and
Development, recommended approval of the application.
1(b).Sign By-law Amendment: 1762 Davie Street
An application by the Director of Central Area Planning, on behalf
of Land Use and Development, was considered as follows:
Summary: The proposed Sign By-law amendment would apply C-5 sign
regulations to 1762 Davie Street which was approved for rezoning
from C-5 Commercial District to CD-1 Comprehensive Development
District at a Public Hearing on May 7, 1997. The draft by-law to
amend the Sign By-law was inadvertently not requested prior to that
public hearing. If approved, the amending by-law would not be
brought forward for enactment until enactment of the CD-1 By-law
once all rezoning conditions have been met by the applicant.
The Director of Central Area Planning, on behalf of Land Use and
Development, recommended approval of the application.
Staff Comments
Staff offered no additional comments on this application.
Summary of Correspondence
There was no correspondence received on this application.
Speakers
Mayor Owen called for speakers for and against the application, and
none were present.
MOVED by Cllr. Clarke,
THAT the application be approved.
- CARRIED UNANIMOUSLY
Items 2(a) and 2(b) were considered by Council concurrently.
2(a).CD-1 Text Amendment: 2135 West 12th Avenue
An application by Greystone Properties was considered as follows:
Summary: The proposed text amendment would permit a 4% increase to
the maximum number of bachelor and 1-bedroom units (an increase
from 25% to 295 of units) and an increase in the maximum height
from 12.2 m (40 ft.) to 13.7 m (45 ft.).
The Director of Central Area Planning, on behalf of Land Use and
Development, recommended approval of the application.
2(b).CD-1 Text Amendment: 2725 Arbutus Street
An application by the Director of Central Area Planning, on behalf
of Land Use and Development, was considered as follows:
Summary: The proposed text amendment would require a 5% increase
to the minimum number of 2-bedroom or more units that must be
provided (an increase from 25% to 30% of units) if more than 135
units are developed. If less than 135 units are developed, the
minimum two or more bedroom units that must be provided is
increased from 34 to 40.
This application is a consequence of item 2(a) above.
The Director of Central Area Planning, on behalf of Land Use and
Development, recommended approval of the application.
Staff Comments
Staff offered no additional comments on this application.
Applicant Comments
The applicant offered no additional comments on this application.
Summary of Correspondence
There was no correspondence received on this application.
Speakers
Mayor Owen called for speakers for and against the application, and
none were present.
MOVED by Cllr. Price,
THAT this application be approved.
- CARRIED UNANIMOUSLY
3. Rezoning: 2669 and 2675 Vanness Avenue
An application by Inder Bir Sarai was considered as follows:
Summary: The proposed rezoning from RS-1 to CD-1 would permit an
infill one-family dwelling at the rear of each of two lots both
developed with two-family dwellings in 1992.
The Director of Central Area Planning, on behalf of Land Use and
Development, recommended approval of the application subject to the
following conditions as proposed for adoption by resolution of Council:
(a) THAT the proposed form of development be approved by Council in
principle, generally as prepared by Allan Diamond, Architect, and
stamped "Received City Planning Department, April 28, 1995",
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 (b) below.
(b) 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 maximize the amount and utility
of the amenity space provided in the yards between the
existing two-family dwellings and the proposed infill
dwellings;
(ii) adequate fire prevention measures, to the satisfaction of the
Assistant Chief Fire Prevention, including:
(1) paved pedestrian access route from the front street to
the rear lane, in the flanking sideyards of the two lots,
approximately 2.0 m (6.6 ft.) wide with 24-hour lighting
and no fencing to obstruct Fire Department access to the
existing and new buildings on either side,
(2) off-site sprinkler monitoring and installation of
exterior gongs, and
(3) a see-through fence along the lane, with a gate for
access from lane;
(iii) treatment of parking area in the front yards, including
landscaping and fencing, to mitigate the impact of
parking in the front yard; and
(iv) a landscape plan which shows, among other things, response to
the requirements in (i), (ii), and (iii).
(c) THAT, prior to enactment of the CD-1 By-law, the registered owner
shall, at no cost to the City:
(i) make arrangements to the satisfaction of the Director of Legal
Services, Manager of Real Estate Services and General Manager
of Engineering Services to pay fifty percent of the cost of
acquiring a right-of-way not exceeding 10 m (33 ft.) through
Lots 8 and 9 on the east side of the 4200 Block of Penticton
Street ($87,500) and fifty percent of the cost of installing a
roadway which extends the 2600 Block Vanness Avenue through
the right-of-way to Penticton Street ($15,000);
(ii) make arrangements for the undergrounding of all utilities from
the closest existing suitable service point; and
(iii) amend the Section 215 covenants now registered against
the titles of the properties at 2669 and 2675 Vanness
Avenue, to the satisfaction of the Director of Legal
Services and Director of Land Use and Development, to
restrict the number of strata lots which may be created
on each parcel to a maximum of two, being one for the new
infill unit and one containing the entire two-family
dwelling, in each case.
NOTE: Pursuant to the City s RS-1S Strata Title Guidelines,
strata titling of the existing development on these properties
is currently prohibited by the Section 215 covenants which
were registered in March, 1992. Approval of an application to
convert the existing previously-occupied buildings on these
sites to strata title ownership will be required and must be
considered separately by City Council as the Approving
Authority pursuant to the Condominium Act, whose approval may
be arbitrarily denied.
CONSIDERATION
(iv) make arrangements to the satisfaction of the Director of Legal
Services, Manager of Real Estate Services and Manager of Parks
and Recreation to pay fifty percent of the cost of purchasing
and conveying to the Board of Parks and Recreation the balance
of Lots 8 and 9 on the east side of the 4200 Block of
Penticton Street ($87,500), after a right-of-way abutting the
BC Hydro corridor has been obtained.
Staff Opening Comments
Phil Mondor, Planner, advised this application does not request
approval for a substantial development, but nonetheless involves several
complicated issues. The application proposes to develop two infill
dwellings at the rear of two RS-1S lots now each developed with a
two-family dwelling.
This application was previously submitted in 1993, and at that time
staff recommended refusal because it offered little public benefit, was
strongly opposed by the neighbourhood, and would delay a more
comprehensive development of the surrounding area. Staff now recommend
approval of the application, subject to conditions, because it has
become obvious that the surrounding neighbourhood is opposed to a
comprehensive development on a larger site assembly. Also the lots,
which average 10,000 square feet, are very large and the resulting floor
space ratio is acceptable.
Mr. Mondor advised of the following additional issues pertaining to
this application:
Staff recommend provision be made for Vanness-Penticton street
access through City-owned Lots 8 and 9 to replace
Vanness-Slocan access in the case the City s lease on the
Vanness-Slocan right-of-way is cancelled by BC Hydro;
A consideration item is presented for Council that proposes to
retain as park space the residual of Lots 8 and 9 after a
right-of-way abutting the BC Hydro corridor has been obtained.
The other option would be to retain the residual land in the
Property Endowment Fund as marketable property;
Staff recommend a land acquisition cost of $175,000 and
roadway construction of $30,000, for a total cost of $205,000
to provide Vanness-Penticton street access. Also a
consideration item is presented for a total land acquisition
cost of $175,000 for the retention of park space on the
balance of Lots 8 and 9;
Staff recommend that street access costs, and park retention
costs if Council so chooses, be equally shared among the four
lots fronting on Vanness Avenue as a condition of rezoning,
when rezoning applications are approved on these lots. It is
not proposed that the City assume a share of these costs;
In terms of timing for cost recovery, it is recommended that
the owner make arrangements prior to enactment to pay his
share of the costs, and the other two costs fronting Vanness
Avenue would pay their share of costs as a condition of
rezoning if and when rezoning applications are approved on
their lots.
Responding to questions from members of Council concerning the
valuation of the residual property on lots 8 and 9, Anne Bancroft-Jones,
Deputy Manager of Real Estate Services, advised the valuation was
completed assuming the highest and best use of the property. This
valuation could be subject to change if the City were responsible for
providing street access to this site in the event that BC Hydro were to
cancel its right-of-way, which currently provides access to the site.
Applicant Opening Comments
Allan Diamond, Architect (brief on file), reviewed the history of
this application, leading to the present recommendation of staff that it
be approved. Mr. Diamond raised several questions concerning conditions
(c)(i) and (c)(iv) and requested Council consider changes to these
conditions.
With reference to condition (c)(i), relating to road access and
property acquisition, Mr. Diamond raised the following issues:
- Would the City provide the second means of access to the sites if
the BC Hydro right-of-way was cancelled and no form of development
had been requested by the applicant?
- Upon what valuation has the sum of $175,000 been set?
- Should the property never be required for a fixed access to serve
the four lots, what will become of the monies paid by the developer
for this future road appropriation? Could this money be paid into
a trust account with interest accruing to the developer?
In terms of condition (c)(iv) relating to acquisition of and
transfer of property to the Park Board, Mr. Diamond raised the following
issues:
- By what method has the value of the residual property been
calculated?
- Why is the residual lot considered to be marketable?
- Why would the Park Board not purchase the property from the
Property Endowment Fund, as they normally would?
- Why should a developer of two minor infill lots be required to
provide park funding when the common usage is available to the
greater neighbourhood?
- When would such a park be constructed, and what would happen to the
developer s monies in the interim?
William Bailey, co-owner of the site, reiterated the problems
facing the developer as a result of conditions (c)(i) and (c)(iv), and
urged Council to consider amending these conditions.
Summary of Correspondence
There was no correspondence received on this application.
Speakers
The following speakers opposed the application:
- Anne Kyler
- Bruno Gasbarri
- Giuseppina Gallello
- Man Fung Ng
- Carlo Bardi
- Lawrence Vo.
The foregoing opposed the application on one or more of the
following grounds:
In 1993, staff recommended that this application not be
approved, but now the same application is being recommended
for approval. The problems which existed in 1993 have not
gone away;
Fire Department access to this site is inadequate;
Parking spaces will be lost;
In the past the owner of the two houses has had illegal
suites, resulting in more tenants than is permitted. City
staff have not reinspected these dwellings to ensure the
suites have been removed;
The site is littered with garbage and is not properly
maintained;
The developer has misled the neighbourhood in the past, and is
not trusted by the neighbours;
The City has not held a public meeting to review this
application, resulting in inadequate time to organize
neighbours who are opposed to it.
Applicant Closing Comments
Mr. Diamond addressed several issues raised by the delegations and
Council. Parking is currently occurring in the front yard, and this is
currently not approved, but due to the size of the lots, parking at the
rear would be 150 feet from the houses.
The intent of this application is to provide a new form of housing
typical in other areas of the City. The result is consistent with the
principles outlined in CityPlan and the density on these two lots will
still be lower than elsewhere in the neighbourhood.
Responding to questions from members of Council, Inder Bir Sarai,
advised that he had no knowledge of any illegal suites in the two
dwellings built in 1992. The garbage problem is a result of others
using this big vacant lot as a garbage dump.
Staff Closing Comments
Phil Mondor responded to issues raised by Council and the
delegations. The current parking situation is not approved, but staff
have withheld enforcement pending the outcome of the rezoning
application. Also, staff have reinspected these dwellings and the
illegal suites have been removed. The Fire Department have conducted
tests on this site, and have advised that access to the site is
available.
Mr. Mondor provided Council with alternatives if they wished to
pursue changes to the application to reflect issues raised concerning
street access, garbage and parking.
Stuart Affleck, Fire and Rescue Services, advised that while the
increased density and existing parking situation do cause some problems,
the Conditions of Approval before Council are sufficient to meet the
concerns of the Fire Department.
Council Discussion
During discussion of this application, members of Council
expressed concern with the applicant s relationship with the neighbours,
in particular given statements made by the co-owner about garbage and
about a lack of knowledge concerning the existence of illegal suites.
Approval of this application should include changes to reflect the
alternatives provided by staff in their concluding comments.
MOVED by Cllr. Clarke,
THAT the application be approved, subject to the conditions as set
out in this minute of the Public Hearing, with the following amendments:
THAT condition (b)(i) be amended be adding the following words at
the end of the clause:
"and to ensure adequate provision for garbage storage and
recycling".
THAT condition of approval (c)(i) be deleted, and that condition
(c)(ii) be renumbered to condition (c)(i) and that condition
(c)(iii) be renumbered to condition (c)(ii);
THAT condition (c)(iv) be deleted and replaced with a new condition
(d) as follows:
"THAT Council instruct the City Manager to negotiate a more
equitable cost sharing arrangement for the provision of access
across Lots 8 and 9 and report back prior to enactment for
Council approval."
THAT Section 5.2 of the by-law be amended by adding a new Clause
(d) which reads as follows:
"no more than the required amount of parking will be
provided".
- CARRIED UNANIMOUSLY
Items 4(a) and 4(b) were considered by Council concurrently.
4(a).Rezoning: 599 Carrall Street, Phase 2a
An application by Davidson Yuen Simpson Architects was considered
as follows:
Summary: The proposed rezoning from BCPED BC Place/Expo District
to CD-1 Comprehensive Development District would permit a 3-storey,
100-bed multi-level care facility to be administered by
S.U.C.C.E.S.S.
The Director of Central Area Planning, on behalf of Land Use and
Development, recommended approval of the application subject to the
following conditions as proposed for adoption by resolution of Council:
(a) THAT the proposed form of development be approved by Council in
principle, generally as prepared by Davidson Yuen Simpson
Architects, and stamped "Received City Planning Department,
September 16, 1996", 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 (b) below.
(b) 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) any subsequent development application will be submitted to
the Ministry of Small Business and Tourism, for Provincial
Heritage clearance;
(ii) all structures, including decorative finishings, are not to
encroach onto the existing right-of-way connecting Shanghai
Alley with Taylor Street;
(iii)delete references to Shanghai Mews on the plans;
(iv) provision of bicycle parking in accordance with
Council-approved guidelines or by-laws applicable at the
development application;
(v) redesign the drop-off/turn-around loop at Shanghai Alley to
reduce vehicular conflicts between vehicles in the lane and
vehicles using the loop. The main flow of traffic should be
kept along Shanghai Alley, with the loop used only for
drop-off and turn-around. This will require redesigning the
traffic island, and providing a paving pattern to distinguish
the lane from the loop;
(vi) provision of a minimum width of 6.0 metres for traffic lane
within the loop to allow for by-passing a stopped vehicle;
(vii)the existing right-of-way connecting to Shanghai Alley
is to be modified to include all sidewalks and drive aisles
within the drop-off/turn-around loop, to the satisfaction of
the City Engineer and the Director of Legal Services;
(viii)the transition to the maneouvering aisle on the right
side of the 12.5% entry ramp is not acceptable. A transition
ramp is to be provided;
(ix) provide for on-site garbage compaction, to the satisfaction of
the City Engineer;
(x) special surface treatment of Shanghai Alley which represents
potentially high maintenance costs and liability concerns to
the City may be the subject of a registered Encroachment
Agreement for this portion of the lane to obligate maintenance
by the adjacent properties. If this is not done, Council
should be made aware of the higher maintenance costs
undertaken by the City. Any special treatment must be
approved by the City Engineer;
(xi) design development to reduce opportunities for mischief in the
exit stairwell located on Carrall Street;
(xii)design development to reduce opportunities for break
and enter; and
(xiii)design development to improve security and visibility
in underground parking area in accordance with section 4.12 of
the Parking By-law and provision to paint the walls and
ceiling of the parking garage white.
(c) The following requirements shall be the subject of agreement
between the City and any future owner or lessee of the site:
(i) all BC Hydro and BC Tel services are to be underground within
the site from the closest suitable pole or service point at
the applicant s expense; and
(ii) a site servicing agreement to the satisfaction of the City
Engineer will be required to ensure that all Engineering
requirements are met, including:
(1) a private roadway system connecting Shanghai Alley with
Taylor Street must be constructed. If this roadway is
constructed with the Phase 1 project, Phase 2a and Phase
2b are to contribute the proportionate share of the
common costs. The following must be provided:
- the two-way portion of Shanghai Alley running
east/west shall have 2.9 metre-wide sidewalks on
both sides, with a pavement width of 7.0 metres.
The one-way northbound portion of Shanghai Alley
shall have a 2.44 metre-wide sidewalk on the west
side, a 1.83 metre-wide sidewalk on the east side,
and a pavement width of 5.94 metres;
- sidewalks with curb and gutters must be constructed
in Shanghai Alley; and
- street lighting must be provided in Shanghai Alley.
(2) landscaping, boulevard trees, tree grates, street
lighting and special street, lane and sidewalk treatments
on City property must be provided to the satisfaction of
the City Engineer, and to Chinatown Beautification
Standards at the perimeter of the site.
(d) THAT, prior to enactment of the CD-1 By-law, subdivision of Lot 2
to create the site shall occur to the satisfaction of the Approving
Officer.
(e) The following commitment will be undertaken by the City:
(i) The City shall bear the cost of soil remediation. The Manager
of Real Estate Services shall supervise this work.
4(b).Rezoning: 599 Carrall Street, Phase 2b
An application by Davidson Yuen Simpson Architects was considered
as follows:
Summary: The proposed rezoning from BCPED BC Place/Expo District
to CD-1 Comprehensive Development District would permit a high-rise
marked housing development with a height of 70 m (230 ft.) and
provision for commercial uses at grade along Keefer and Taylor
Streets.
The Director of Central Area Planning, on behalf of Land Use and
Development, recommended approval of the application subject to the
following conditions as proposed for adoption by resolution of Council:
(a) THAT, if approved at Public Hearing, the CD-1 By-law be accompanied
by CD-1 guidelines entitled "599 Carrall Street (Phase 2b -- Block
17) CD-1 Guidelines" to be adopted by resolution of Council;
(b) 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 above
guidelines, and the following:
(i) any subsequent development application will be submitted to
the Ministry of Small Business and Tourism, for Provincial
Heritage clearance;
(ii) all structures, including decorative finishings, are not to
encroach onto the existing right-of-way connecting Shanghai
Alley with Taylor Street;
(iii)delete references to Shanghai Mews on the plans;
(iv) provision of bicycle parking in accordance with
Council-approved guidelines or by-laws applicable at the
development application;
(NOTE: If this sidewalk extends into private property not
encompassed by the existing right-of-way, then the
right-of-way is to be modified to include this sidewalk.)
(v) the porte-cochäre must be deleted. If a drop-off is desired,
an indented lay-by could be designed as part of the lane, but
a 2.9 metre-wide sidewalk path must be maintained;
(NOTE: If this sidewalk extends into private property not
encompassed by the existing right-of-way, then the
right-of-way is to be modified to include this sidewalk.)
(vi) redesign the drop-off/turn-around loop at Shanghai Alley to
reduce vehicular conflicts between vehicles in the lane and
vehicles using the loop. The main flow of traffic should be
kept along Shanghai Alley, with the loop used only for
drop-off and turn-around. This will require redesigning the
traffic island, and providing a paving pattern to distinguish
the lane from the loop;
(vii)provision of a minimum width of 6.0 metres for the
traffic lane of the loop to allow for by-passing a stopped
vehicle;
(viii)the existing right-of-way connecting to Shanghai
Alley is to be modified to include all sidewalks and drive
aisles within the drop-off/turn-around loop, to the
satisfaction of the City Engineer and the Director of Legal
Services;
(ix) redesign the ramp system to remove the off-set at the bottom
of the parking entry ramp. This will require an alignment
change, a clockwise ramp and a parking level entry system;
(x) provide for on-site garbage compaction, to the satisfaction of
the City Engineer;
(xi) concerns of the Fire Department outlined in Appendix E need to
be addressed;
(xii)CPTED principles identified in Appendix E are to be
addressed; and
(xiii)special surface treatment of Shanghai Alley which
represents potentially high maintenance costs and liability
concerns to the City may be the subject of a registered
Encroachment Agreement for this portion of the lane to
obligate maintenance by the adjacent properties. If this is
not done, Council should be made aware of the higher
maintenance costs undertaken by the City. Any special
treatment must be approved by the City Engineer.
(c) The following requirements shall be the subject of agreement
between the City and any future owner or lessee of the site:
(i) all BC Hydro and BC Tel services are to be underground within
the site from the closest suitable pole or service point at
the applicant's expense;
(ii) a public art agreement on the usual terms and conditions;
(iii)an agreement to not discriminate against families with
children; and
(iv) a site servicing agreement to the satisfaction of City
Engineer will be required for this site to ensure that all
Engineering requirements are met, including:
(1) a private roadway system connecting Shanghai alley with
Taylor Street must be constructed. If this roadway is
constructed with the Phase 1 project, Phase 2a and Phase
2b are to contribute the proportionate share of the
common costs. the following must be provided:
- the two-way portion of Shanghai Alley running
east/west shall have 2.9 metre-wide sidewalks on
both sides, with a pavement width of 7.0 metres.
The one-way northbound portion of Shanghai Alley
shall have a 2.44 metre-wide sidewalk on the west
side, a 1.83 metre-wide sidewalk on the east side,
and a pavement width of 5.94 metres;
- sidewalks with curb and gutters must be constructed
in Shanghai Alley;
- street lighting must be provided in Shanghai Alley;
(2) Taylor Street widening work and the final lift of asphalt
on Taylor Street is to be completed to the satisfaction
of the City Engineer, and at the applicant s cost;
(3) if more than 200 units are proposed by the developer,
upgrading of the sanitary sewer is required; and
(4) landscaping, boulevard trees, tree grates, street
lighting and special street, lane and sidewalk treatments
on City property must be provided to the satisfaction of
the City Engineer, and to Chinatown Beautification
Standards at the perimeter of the site;
(d) THAT, prior to enactment of the CD-1 By-law, subdivision of Lot 2
to create the subject site shall occur to the satisfaction of the
Approving Officer.
(e) The following commitments will be undertaken by the City:
(i) The City shall bear the cost of remediating the soils. The
Manager of Real Estate Services shall supervise this work; and
(ii) the Community Amenity Contribution of $1,054,070.00 shall be
paid from the Property Endowment Fund at the time the market
parcel is leased or sold.
Also before Council was a memorandum dated June 12, 1997 from Brent
MacGregor, Deputy City Engineer regarding Block 17, Phase 2, parking
issues. Also before Council was a memorandum from Dave Thomsett,
Planner, which included Guidelines for 599 Carrall Street Phase 2b
(Block 17).
Staff Opening Comments
Rob Whitlock, Planner advised these two applications represent the
last stage in the rezoning of the City-owned Block 17, from BC Place -
Expo District to two separate Comprehensive Development Districts, to
provide for the following development:
Phase 2a if approved, will see the development of a 100 bed multilevel
care facility to be leased and operated by S.U.C.C.E.S.S.;
proposed height to 14m or three storeys, with a floor space
ratio of 1.80.
Phase 2b If approved, would provide for development of a high-rise
residential development and podium, with a proposed height of
70 meters and provision for commercial uses at grade along
Keefer and Taylor Streets. The proposed FSR is 4.10.
The total parking is almost 300 spaces , the majority of which will
be underground. Two-thirds of this parking is provided for Phase 2b,
which is intended for market-housing development. The parking standard
is based on the higher rate of International Village, rather than the
relatively low standards of Chinatown.
Mr. Whitlock reviewed two outstanding issues on the applications.
First the Seniors Committee has expressed concerns about tower
location and its impact on surrounding development, particularly the
Phase 1 development. The applicant and staff have spent considerable
time looking at possible tower locations, and the location on the south
side of Shanghai Alley at Taylor Street minimizes impacts on surrounding
sites, including Phase 1 and Dr. Sun Yat Sen Gardens, but does not
eliminate all impacts.
In terms of the issue of additional public parking, staff believe
there is a sufficient supply in the area and additional public parking
is not warranted on the site, and the additional requirements to provide
such parking may have serious consequences for both sites, but
S.U.C.C.E.S.S. particularly, both from timing and design perspectives.
Brent MacGregor, Deputy City Engineer, provided further explanation
on his June 12, 1997 memorandum to Council. This memorandum contained
the following conclusions:
- there is a surplus of parking in this area;
- added underground parking on this site would be very expensive
(roughly $20,000 per space or $10 million for 500 spaces);
- there would be no return on this investment as revenues would at
best only cover the higher operating costs of an underground
parking facility;
- the underground parking would not be as attractive to the public as
the parking in the above ground Chinatown Parkade or the
surrounding streets;
- the design for additional underground parking would be difficult.
The Market Housing project (phase 2b) and the Health Care facility
(phase 2a) are now designed as separate buildings on separate legal
lots, and this would have to be changed to accommodate more
parking. In addition, any parking would have to be planned around
the many building support structures. To accommodate all the
parking proposed by the Chows would involve the construction of
five levels of underground parking under the whole site;
- the proposed buildings would also have to be considerably
redesigned;
- redesign would mean considerable delay to both projects.
Applicant Opening Comments
John Davidson, Architect advised the scheme proposed for Block 17
will accommodate a range of activities. Great concern has been taken to
ensure safety and security issues are addressed. Mr. Davidson urged
Council not to approve additional public parking requirements as this
could jeopardize the financing for the S.U.C.C.E.S.S. multi-care
facility.
Anne Bancroft-Jones, Deputy Manager Real Estate Services, urged
Council to delete the public parking component of the draft by-law.
Summary of Correspondence
A review of the correspondence indicated the following:
8 letters in support of the application;
21 letters requesting the rezoning be approved with the addition of
public parking as included in the draft by-law.
Speakers
Mayor Owen called for speakers for and against the application and
a total of 40 speakers addressed Council. Translation services were
provided where required.
The following speakers urged Council to approve the application
with the deletion of the additional public parking requirement:
- Harry Goldberg, Chinatown Historic Area Planning Committee
- Mason Loh, S.U.C.C.E.S.S. (petition on file)
- Maggie Ip
- Derick Cheng, Chinese Cultural Centre and Chinatown Merchants
Association
- Bill Yee, Chinese Benevolent Association
- King Wong, Chinatown Merchants Association
- Shuisee Lam, Association of Chinese with Disabilities
- Kelly Ip, Dr. Sun Yat Sen Garden Society
- Sandra Wilking
- John Lum, Shoh Yee Benevolent Association
- K.C. Li
- Dr. K.K. Wan
- Wilfred Wan, S.U.C.C.E.S.S.
- Rowena Au
- Rocky Yant
- Warner Wei
- Min Berka
- Raymond Hsiah, S.U.C.C.E.S.S.
- Chen Yu Chang
- Suet Hing Kwok
- Leung Meiwah
- Melaine Chan
- Jimmy Hum
- Betty Choi
- Connie Chan
- Lillian To, S.U.C.C.E.S.S.
- Au Yeung Hing
- Chithang Chan
- Manche Tam
- Helen Lam
- Wm. Tam
- Rosie Wong
- Gerald Schuck
- Ping Lee
- Ho Shurlam
- Frederick Jacobsen
- Mr. Kwan.
The foregoing speakers adopted their position on one or more of the
following grounds:
- there is a well identified need in this community for the
development of a multi-level care facility, and this application
will respond to this need;
- the request for 500 additional public parking spaces at a cost of
$10 million is unrealistic;
- there is no need for the additional public parking being requested.
The parking garage owned by the Chinatown Merchants Association is
currently not fully utilized and is not achieving an economic
return on its investment. The City will not achieve a reasonable
rate of return on its investment if it approves additional public
parking;
- a requirement for additional public parking will impact the project
schedule and jeopardize Provincial funding needed for the
multi-care facility;
- S.U.C.C.E.S.S. has received 3,391 signatures on a petition
supporting its position.
The following speakers supported the application, with the
inclusion of additional public parking:
- Rod Chow, Public Parking Block 17 Group (briefs on file)
- Jack Chow, Public Parking Block 17 Group (briefs on file).
The foregoing supported their position based on the view this is a
last chance opportunity to provide additional public parking and prevent
a future deficiency. This is the only suitable site. This is the
highest and best use of City land because:
(a) There will be no delay and no impacts on proposed project;
(b) All modern parkades downtown are underground;
(c) This is an acknowledged major revenue generator for the City.
Jack Farley, Unit Block West Hastings spoke in favour of the
application, and advised Council of the need for additional parking in
the unit hundred block of West Hastings Street.
Applicant Closing Comments
The applicant offered no additional comments
Staff Closing Comments
Staff offered no additional comments.
Council Discussion
During discussion of this matter, members of Council commented that
it was not feasible to require additional public parking as part of this
application.
MOVED by Cllr. Daniel Lee,
THAT the applications be approved, subject to the conditions as set
out in this minute of the Public Hearing, with amendment to the Phase
2(a) draft by-law to delete Section 2(a) and with amendment to the Phase
2(b) draft by-law to delete Section 2.1 (e).
- 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. Clarke,
SECONDED by Cllr. Daniel Lee,
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 on Thursday, June 19, 1997,
at 12:50 a.m.