Public Hearing - March 23, 1999

PUBLIC HEARING AGENDA

DATE: Tuesday, March 23, 1999

TIME: 7:30 p.m.

PLACE: COUNCIL CHAMBER

Decisions from this meeting

Minutes of this meeting

1. TEXT AMENDMENT: 1530 East 22nd Avenue

Summary: The proposed text amendment to CD-1 By-law No. 7092 would add Child Day Care Facility as a permitted use.

Applicant: The Reverend Margaret Marquardt on behalf of St. Margaret's Cedar Cottage Anglican

Recommended Approval: By the Director of Central Area Planning on behalf of Land Use and Development

Policy Report dated January 27, 1999.

2. TEXT AMENDMENT: 2855 Sophia Street & 296 East 12th Avenue

Summary: The proposed text amendment to CD-1 By-law No. 7655 would add Special Needs Residential Facility - Congregate Housing as a permitted use.

Applicant: Hywell Jones Architect
Recommended Approval: By the Director of Central Area Planning on behalf of Land Use and Development, 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 Hywel Jones Architect and stamped "Received City Planning Department, November 3, 1998", provided that the Director of Planning may allowminor 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) design development to improve safety aspects of proposed open spaces as well as resident and pedestrian routes to ensure clear separation from lane vehicular activity and to generally meet CPTED principles for clear surveillance;

Note to applicant: Lower fence height for greater visual permeability and clear identification of public, semi-public and private open space is required. Revisions to entry locations to facilitate better awareness of lane traffic is also required.

(ii) design development to proposed landscaping to clarify the more localized characteristics and features of the intended Wellness Walkways and how the proposal will enhance the Walkways' intent through integrated site specific design;

Note to applicant: Opportunities for Wellness Walkways' references on 13th Avenue should be considered.

Note to applicant: Landscape design should provide for street trees on Sophia. Mini-bus lay-by locations along Sophia should be minimized to increase landscape opportunities for both public and private property.

(iii) design development to the at grade parking exit stair to better integrate the stair into the building or landscape;

Note to applicant: The exit stair should be better integrated and disguised in the landscape and should be secured at grade.

(iv) provision of a trellis over the parking ramp to reduce visual impact for adjacent development;

(v) design development to the lane elevations and the 12th Avenue elevation of the north building to improve visual appearance;

Note to applicant: Additional glazing for both elevations should be considered.

(vi) design development to achieve a more distinguished 4-storey expression for the south building;

Note to applicant: Refinement of materials and the introduction of a setback for the entire perimeter of the south building should be considered.

(vii) clarification of all proposed exterior materials;

(viii) consideration should be given to reducing points of entry to ensure better control of on-site activities and simplify circulation patterns;

(ix) design development, in consultation with the City Engineer, to minimize the width of the portion of the development which bridges the lane to provide a pedestrian connection only;

(x) clarification of the need or intent to regrade the City lane below the proposed bridge;

(xi) design development to take into consideration the principles of Crime Prevention Through Environmental Design (CPTED), having particular regard to reducing opportunities for:

… theft in the underground parking area. This can be achieved by gating the entrance to the underground parking. Further design development is needed to the stairs from the underground which should not be exposed to the street or the lane.

… fear in the underground by improving visibility and security in the underground in accordance with section 4.12 of the Parking By-law and consideration to painting the walls and ceiling white.

… break and enters. Ground level units are most susceptible to break and enter. Opportunities can be reduced by deleting areas of concealment outside of windows and patios.

… mischief in the lane and alcoves. Exits on the lane should be designed so an alcove is not created. This can be achieved by opening the roof over alcoves, or moving the exit doors flush with the building.

… graffiti. Graffiti is prevalent in Vancouver. Opportunities can be mitigated by reducing areas of exposed wall, by covering these walls with vines, hedges or lattice or by using a protective coating material. Contact Helen Chomolok, Graffiti Coordinator at 873-7927 for further information and resource.

Note to applicant:

Landscape plans have not been provided.
Clarification is needed regarding the function of the room beside parking stall 8.
Clarification is needed regarding the stairs on the ground floor of the north development, where do the down stairs go?
Clarification is required regarding resolution of the space east of the parking ramp.

(xii) provision of an Arborist report by a certified Arborist assessing all the trees over 8 inches in diameter, indicating their health, location, size and species, and including recommendations for retention, relocation and removal;

(xiii) provision of a landscape plan which:

(A) reflects all trees over 8 inches in diameter to be retained, relocated or removed, and

(B) includes additional street trees, where possible, to the satisfaction of the General Manager of Engineering Services and the General Manager of the Park Board.

(c) 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 and the Director of Legal Services for encroachment of the proposed bridge (at a reduced width) over the lane;

(ii) make arrangements to the satisfaction of the General Manager of Engineering Services and the Director of Legal Services for improvements to Sophia Street between 13th and 12th Avenues in general conformance with the greenways (Wellness Walkways)/traffic calming plan for the area;

(iii) make suitable arrangements to the satisfaction of the General Manager of Engineering Services and the Director of Legal Services for clarification of charges shown on title (a charge summary should be provided);

(iv) make arrangements for all electrical and telephone services to be undergrounded within and adjacent the site from the closest existing suitable point;

(v) 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 secure affordable residential units (five of the occupants be in receipt of SAFER assistance), for the life of the building;

(vi) register a Section 219 Covenant, to the satisfaction of the Director of Legal Services, providing that the owner of the rental congregate housing development shall not strata-title any of the units.

Policy Report dated January 27, 1999.

3. REZONING: 1316-36 West 11th Avenue

Summary: The proposed rezoning from RM-3 to CD-1 would permit the retention of Rose Court and the construction of a 12 storey residential building.

Applicant: Scott Baldwin, Polygon Development 100 Limited
Recommended Approval: By the Director of Central Area Planning on behalf of Land Use and Development, 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 Polygon Development 100 Limited, and stamped "Received City Planning Department, May 6, 1998", 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) design development to treat surface parking area with pavers or other higher quality material and provide adjacent landscaping.

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

(i) make arrangements to the satisfaction of the City Engineer and Director of Legal Services for provision of street trees, where space permits;

(ii) make arrangements for all new electrical and telephone services to be undergrounded within and adjacent the site from the closest existing suitable service point.

Policy Report dated January 8, 1999.

4. OFFICIAL DEVELOPMENT PLAN: REGIONAL CONTEXT STATEMENT

Summary: On January 26, 1999, Council adopted a Regional Context Statement Development Plan. This Regional Context Statement illustrates how existing City plans and policies contribute to implementing the Livable Region Strategic Plan.

The Regional Context Statement presented in this package for adoption at Public Hearing contains several minor amendments made to the January 26, 1999 version. These are listed in the attached yellow memo.

Recommended Approval: By the Director of City Plans, subject to the following conditions as proposed for adoption by resolution of Council:

THAT if following the Public Hearing, Council chooses to adopt the Regional Context Statement Development Plan as an Official Development Plan, that before final reading of the ODP, Council refer the Regional Context Statement to the Board of Directors of the GVRD for approval.

Policy Report dated January 7, 1999.

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