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CITY OF VANCOUVER

SPECIAL COUNCIL MEETING MINUTES

DECEMBER 2, 3 and 10, 1998

A Special Meeting of the Council of the City of Vancouver was held on Wednesday, December 2 at 7:30 p.m., in Council Chamber, Third Floor, City Hall, for the purpose of holding a Public Hearing to consider proposed amendments to the Zoning and Development and Sign By-laws. Subsequently, the Special Council reconvened in the Council Chamber on Thursday, December 3, at 7:30 p.m., with the same members present, and on Thursday, December 10, at 2:00 p.m., with all Council members present except Councillor Daniel Lee.

PRESENT:	Mayor Philip Owen Councillor Don Bellamy (Dec. 10) Councillor Nancy A. Chiavario (Dec. 10) Councillor Jennifer Clarke Councillor Alan Herbert Councillor Lynne Kennedy Councillor Daniel Lee (Dec. 2 and 3) Councillor Don Lee Councillor Gordon Price Councillor George Puil (Dec. 10) Councillor Sam Sullivan
ABSENT:	Councillor Don Bellamy (Sick Leave, Dec. 2 & 3) Councillor Nancy A. Chiavario (Sick Leave, Dec. 2 & 3) Councillor Daniel Lee (Civic Business, Dec. 10) Councillor George Puil (Civic Business, Dec. 2 & 3)
CLERK TO THE COUNCIL:	Tarja Tuominen - December 2 and 3, 1998 Nancy Largent - December 10, 1998

COMMITTEE OF THE WHOLE

MOVED by Cllr. Don Lee,
SECONDED by Cllr. Sullivan,

THAT this Council resolve itself into Committee of the Whole, Mayor Owen in the Chair, to consider proposed amendments to the Zoning and Development and Sign By-laws.

- CARRIED UNANIMOUSLY

VARY THE AGENDA

It was agreed to vary the order of the agenda to allow Item 3 to be considered prior to Item 2. However, for ease of reference, the Items are minuted in numerical order.

1. Rezoning: 333 East Pender Street

An application by Robert Isaac-Renton Architect was considered as follows:

Summary: The proposed rezoning would allow for the development of seniors congregate housing.

The Director of Central Area Planning, on behalf of Land Use and Development, recommended approval 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 Robert Isaac-Renton, Architect, and stamped "Received City Planning Department, August 6, 1998", provided that the Director of Planning or Development Permit Board may allow 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 or Development Permit Board who shall have particular regard to the following:

(i) further design development on the East Pender facade, in keeping with the RT-3 Guidelines approved in November, 1992;

(ii) detailed design development to meet prescribed minimum unit sizes, as established by City Council as part of the draft by-law, improved unit layouts, specifically to eliminate floor areas which are awkward or un-useable to the tenant;

(iii) detailed design development of the roof deck area to ensure the safety and security of senior tenants;

(iv) plans will indicate telephone, TV cable and emergency call system in each unit;

(v) deletion of references to “terraces” shown on public property adjacent toLots 24 and 25; and

(vi) clarification of charges shown on title, a charge summary should be provided.

(c) THAT, prior to enactment of the CD-1 By-law, the registered owner shall:

(i) consolidate Lots 24, 25 and 26, Block 71, D.L. 196, Plan 196;

(ii) make arrangements for all electrical and telephone services to be undergrounded within and adjacent the site from the closest existing suitable service point; and
(iii) make arrangements to the satisfaction of the Manager of the Housing Centre and the Director of Legal Services by way of a Housing Agreement, to:

(1) secure the residential units as affordable (50% of the occupants be in receipt of SAFER assistance), for the life of the building; and

(2) further that the project be operated on a break-even basis for low to moderate income, older seniors by a non-profit reporting society registered in British Columbia, and only be sold to another non-profit reporting society with similar purposes also registered in British Columbia.

Staff Comments

Rob Whitlock, Planner, briefly reviewed the application and advised staff do not support the applicant’s original proposal for single occupancy congregate units of 165 sq. ft. Two options for increased minimum unit sizes are submitted for consideration.

John Jessup, Community Liaison, Housing Centre, supported the option for a minimum congregate unit size of 226 sq. ft. for single occupancy and 330 sq. ft. for double occupancy. The proposal provides a housing choice for the frail, elderly in the Strathcona area. The units will be liveable and affordable. Larger and fewer units may put the financial viability of the project at financial risk.

Anne Kloppenborg, Social Planner, supported the option for larger congregate unit sizes of 269 sq. ft. for single occupancy and 452 sq. ft. for double. The larger sizes provide some maneuvering room for the use of walkers and other mobility aids. The washrooms in smaller sized units would be inadequate and wheelchair unfriendly.

Applicant Comments

Robert Isaac-Renton, Architect, advised the target residents are low-income seniors who are completely ambulatory and do not require wheelchairs. Meals and housekeeping will be provided. Meals will be served in the dining room. Activity spaces and social lounges will also be provided. The applicant requests consideration to reduce the parking requirement from 16 off-street spaces to 15 spaces, which includes one disability space. The applicant also requests consideration for a relaxation of the space provided for multi-purpose space and the social lounges on middle floors, as well as consideration to include 20 units at 165 sq. ft.

Pastor Lee, representing the applicant, advised the Society operates a similar facility at 375 East Pender which also has small sized units. At present, the facility has no vacancies, and has a waiting list.

Summary of Correspondence

Council was advised the following correspondence was received:

· Four letters in support of the application
· One letter opposed to the application.

Speakers

The Mayor called for speakers for and against the application. The following spoke in opposition of the option for the smaller units:

· Gillian Watson-Donald, Special Advisory Committee to Council on Seniors
· Linda Mix, Tenants Rights Action Coalition
· Tom Laviolette, Carnegie Community Action Project
· Margaret Green, Second Mile Society
· Linda Ruiz, Strathcona Residents Association.

The foregoing opposed the application for the smaller units based on one or more of the following points:

· as residents age, they will need support services brought in; the small size of the units will make it difficult for workers to provide support services;
· the proposed type of housing will not allow seniors to age well;
· frail seniors also need socialization and a variety of amenity rooms; the proposal offers limited amenity space;
· the proposal offers short-term housing; congregate housing should offer aging inplace, with larger units which can incorporate more care;
· there is little or no precedence in Canada or Vancouver for congregate housing; need to put in writing guidelines for congregate housing; which include design, site, amenity space, qualities of livability, affordability and long-term transition;
· the proposed unit sizes are unsuitable for aging in place and do not adequately address the needs of seniors;
· homemakers and nurses in area have concerns about being able to give care for residents in such small units.

Applicant Closing Comments

Mr. Isaac-Renton and Pastor Lee advised the smallest units proposed are larger than those in community care facilities. A 165 sq.ft. unit size should be adequate for residents who are completely ambulatory. The Society is committed to providing 50% of units for people on SAFER assistance and the other 50% for those who can afford to pay for the units.

Staff Closing Comments

Mr. Whitlock advised staff are not prepared to reduce amenity space and do not support the smaller unit size of 165 sq. ft. Staff are amenable to reducing the parking requirement to 15 spaces.

Council Discussion

Council noted the concerns with the small unit sizes but also noted the lack of alternatives for housing for elderly residents in the area. In addition, it was noted the proposal was not to be seen as precedent setting.

MOVED by Cllr. Lee,

THAT the application by Robert Isaac-Renton, Architect, to rezone 333 East Pender Street (Lots 24, 25 and 26, Block 71, DL 196, Plan 196) from RT-3 to CD-1, to permit congregate housing and ancillary space, be approved with:

(a) minimum unit sizes to be established at 21.0 m² (226 sq. ft.) for single occupancy congregate units and 30.7 m² (330 sq. ft.) for double occupancy, as recommended by the Manager of the Housing Centre;

(b) a minimum of 15 parking space, one of which is to be a disability space;

and subject to the conditions as set out in this minute of the Public Hearing.

- CARRIED

(Councillor Sullivan opposed)

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The Special Council recessed at 10:15 p.m. to reconvene
on December 3, 1998 at 7:30 p.m., in the Council Chamber.

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2. Rezoning: 6112-6138 Cambie Street

An application by W.T. Leung Architects was considered as follows:

Summary: The proposed rezoning would permit 16 residential townhouse units.

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 W.T. Leung, Architect, and stamped "Received City Planning Department, April 7, 1998" and "Received City Planning Department, October 1, 1998", provided that the Director of Planning may allow 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 redesign of the garage entrance to reduce impacts on the single family dwelling immediately east of the lane; and

(c) THAT, prior to enactment of the CD-1 By-law, the registered owner shall:

(i) consolidate the lots;

(ii) make arrangements to the satisfaction of the City Engineer and Director of Legal Services for the following:

- provision of an on-site stormwater storage system;

- provision of two curb ramps in the Cambie Street median adjacent the site;

- all electrical and telephone services to be under grounded within and adjacent the site from the closest existing suitable service point; and

(iii) execute a legal agreement satisfactory to the Director of Legal Services providing that owners will not discriminate against families with children in the sale of their property.

Staff Comments

Rob Whitlock, Planner, reviewed the application, noting the applicant has reduced the height and redesigned driveway access in response to neighbourhood concerns. Staff believe the applicant has achieved a ground-oriented development with little or no adverse impacts.

Paul Pinsker, Traffic Engineer, briefly reviewed the traffic concerns, noting the proposed dwelling will add less than 20 vehicles to the immediate area.

Applicant Comments

Wing Leung, Architect, described the project noting the form of development, parking access, and height. The neighbour immediately to the east of the project is now in full support of the design. The application is consistent with the intent and design of the Oakridge-Langara Policy study. The applicant is in full agreement with the conditions.

Summary of Correspondence

Council was advised the following correspondence was received:

· One letter in support of the application.

Speakers

The Mayor called for speakers for and against the application. The following spoke in support of the application:

· Isaac Seldstein
· Valerie Weinert.

The foregoing speakers supported the application based on one or more of thefollowing points:

· change and development are inevitable;
· the location is very convenient for bus use;
· the plans show the project to be 2 ½ storeys; duplexes already in the area are 2 ½ storeys in height;
· the 16-unit project has been referred to as a high-rise project; 4 units are there already and the project will add another 12;
· the traffic is not heavy in the area, and all homes in the area have garages or parking spaces in the lane.

The following spoke in opposition to the application:

· Cora Joya
· David Kather
· David Liu
· Peter Poon
· Elden Mooney
· Theresa Soh
· Eileen Ng
· Phoebe Law
· Shelly Fu
· Thomas Wong.

The foregoing speakers opposed the application based on one or more of the following points:

· very few rentals or single persons in the area;
· the project will increase noise in a quiet and peaceful neighbourhood;
· the project will add more traffic and congestion into the area;
· the high density development does not fit into the neighbourhood and will change the over-all impression of the area;
· the construction must be stopped; B&E’s follow construction;
· concern with traffic using the lanes, and increased speeding;
· concerns with overcrowding;
· concerns with the garage entrance access and height;
· need a policy for traffic calming;
· do not want multi-family developments in the neighbourhood.

Applicant Closing Comments

Mr. Leung reiterated the garage entrance has been modified and angled better. TheUrban Design Panel unanimously supported the scheme.

Staff Closing Comments

Mr. Whitlock advised staff will monitor the traffic and funds from community amenity contributions could help pay for traffic calming if required.

MOVED by Cllr. Kennedy,

THAT the application be approved, subject to the conditions as set out in this minute of the Public Hearing.

- CARRIED

(Councillor Don Lee opposed)

3. Area Rezoning: Clinton Park West RS-1S

An application by the Co-Director of Planning, on behalf of Land Use and Development, was considered as follows:

Summary: The proposed rezoning of the Clinton Park West RS-1S Area to RS-5S would encourage the design of new houses to be compatible with adjacent houses.

The Director of Central Area Planning, on behalf of Land Use and Development, recommended approval of the application.

Staff Comments

There were no staff comments.

Summary of Correspondence

Council was advised the following correspondence was received:

· 4 letters of support
· ten form letters of support.

Speakers

The Mayor called for speakers for or against this application and none were present.

MOVED by Cllr. Clarke,

THAT the application be approved.

- CARRIED UNANIMOUSLY

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The Special Council recessed at 10:10 p.m. to reconvene
on December 10, 1998 at 2:00 p.m. in Council Chambers.

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4. Sign By-law Amendments: Downtown 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 amendments to the Sign By-law included three options which would allow larger signs and encourage the use of neon illumination on Granville Street. Other amendments would allow adjustments to the regulations for third-party advertising on signs.

The Director of Central Area Planning, on behalf of Land Use and Development, recommended approval.

Staff Comments

Michael Gordon, Planner, reviewed the proposed Sign By-law amendments, which would establish more flexible regulations and opportunities for innovative new types of signs on Granville Street, focussing on the Granville Entertainment District. The formula for calculating the amount of third-party advertising permitted would also be adjusted. If approved, the amendments would assist in the revitalization of Granville Street. It was noted that the City has no control over the content of signs.

Mr. Gordon reviewed the public process, noting there is virtual unanimity that Granville Street would benefit from larger and more colourful neon signs. However, there were some differences of opinion on where higher impact signs should be permitted. Three options were outlined for Council:

· Option A would permit the largest signs between Hastings and Nelson Streets;
· Option B would permit the largest signs between Hastings and Drake Streets;
· Option C would permit the largest signs between Georgia and Nelson Streets.

Staff are recommending approval of Option A, which enhances opportunities for new signs without undue impact on area residents. However, staff are not resistant to Option B, favoured by the business community, should Council favour this option after hearing from speakers.

Summary of Correspondence

Council was advised the following correspondence was received:

· One letter supporting Option B.

Speakers

The Mayor called for speakers for or against this application, and three speakers supported Option B:

George Cadman, Downtown Vancouver Business Improvement Association
Kevin Copping, Granville Entertainment and the Vogue Theatre
Karen Peterson-Ivanick, Theatre Row Business Association.

Following are some of the comments made by speakers in support of Option B:

· the Business Improvement Association boundaries extend down Granville Street to Drake Street;
· it is critically important to bring Granville Street alive from the bridgehead to the water;
· concern was expressed regarding the need for design controls - a Design Panel should be established;
· residents' concerns were recognized, but it was pointed out that there is residential impact along the entire length of Granville;
· security and maintenance are the strongest concerns of residents and businesses alike, and revitalization and better lighting of Granville Street will be beneficial to both;
· provide the Residents' Association with a seat on the Design Panel;
· enhanced lighting along the full length of Granville Street will tie the entrance to downtown to the Convention Centre.

The Mayor called for any further speakers, and none came forward.

Staff Closing Comments

Mr. Gordon noted that there is new development coming on stream which would benefit from the improved signage opportunities proposed. If Council wishes, Option A could be approved now, and extended after the City has more design control. Mr. Gordon also responded to questions regarding third-party advertising, and the potential sizes of signs under the new regulations.

Council Discussion

Council felt it would be prudent to approve Option A at this time. It may be possible to consider an extension at a later date, when impacts can be more clearly assessed. However, given the new technologies available, some members thought it unlikely that extension to more predominantly residential areas would ever be acceptable.

MOVED by Cllr. Price,
THAT the application (Option A) be approved.

- CARRIED UNANIMOUSLY

MOVED by Cllr. Herbert,

THAT within the Entertainment District itself, from Nelson Street to Georgia Street, third-party signs be approved subject to a Design Review Panel to be constituted.

- LOST

(Councillors Bellamy, Clarke, Kennedy, Don Lee, Price,
Puil, Sullivan and the Mayor 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. Don 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 at 3:00 p.m. on December 10, 1998

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(c) 1998 City of Vancouver