Agenda Index City of Vancouver

POLICY REPORT
BUILDING AND DEVELOPMENT

TO:

Vancouver City Council

FROM:

Director of Current Planning

SUBJECT:

Community Amenity Contribution for 3200 East 54th Avenue [Champlain Mall]

 

RECOMMENDATION

CITY MANAGER'S COMMENTS

COUNCIL POLICY

At its meeting of July 7, 1998, in considering a report regarding redevelopment of 3200 East 54th Avenue (Champlain Mall) and proceeding with a development application and not a rezoning, the City Manager commented that Council can require procedures and accept Community Amenity Contributions (CAC) similar to those afforded by the normal rezoning process should it so choose.

PURPOSE

This report provides a recommendation on acceptance of a CAC package offered for the redevelopment of the Champlain Mall site at 3200 East 54th Avenue (at Kerr Street).

BACKGROUND

After extensive discussions with staff, the applicant, in a letter dated July 5, 1999, has offered the following amenity package to the City. Balancing all the factors relevant to this decision, including the nature of local demands, various funding sources over time, inputs from the community at the Development Permit Board (the Board) and the ability for the development to carry such costs, staff support this amenity package.

Library

- Turnkey with the developer to finish up to 789.7 m² (8,500 sq. ft.) (to a standard ready for occupancy and comparable to the quality of other new VPL branches) including shelving to seismic standards of a modern library space.

- Rent, including base rent and operating expenses, to be maintained at the current annual rental rate for eight years from date of completion. This means the annual rent, for the full year immediately prior to the library relocation. After eight years, the rent will be average per square foot market rent in the Mall, excluding Extra Foods.

- For purposes of calculating the developer's contribution, this is valued at $1 million.

Community Centre Addition

- $700,000 cash payment to the City prior to issuance of the first residential building permit.

- It is understood that this cash payment is to be used by the City to expand the Champlain Community Centre by approximately 413.0 m² (4,445 sq. ft)., including a childcare facility of approximately 137.6 m² (1,480 sq. ft.).

School Addition

- $300,000 cash contribution for improvements to Captain Cook School. This contribution to be submitted to the City prior to issuance of the first residential building permit, for distribution to the Vancouver School Board, which will be responsible for construction. If, during the course of the development, there are any school, site or construction levies instituted, this payment will be credited to any such obligations.

Development Cost Levy

- In accordance with the proposed City-wide DCLs of $2.50 per sq. ft., to be maintained for this development, paid at building permit issuance, and calculated on the new commercial area (i.e., existing shopping centre building area being renovated would not be subject to DCLs) and new residential area. The application of DCLs would be in accordance with the by-law approved by Council.

- This rate to be maintained, subject to Council approval, until development completed.

City Contribution to the Developer from Collected DCL Payments from the Developer of the Site

- Maximum towards completion of the childcare facility forming a part of the 4,445 sq. ft. expansion = $233,228 (1,481 sq. ft. x $150.00 per sq. ft.).

- Maximum towards development of the public open space in the residential development - $230,000. Also, as a condition, the City is to be granted a right-of-way so public has access to and use of the open space.

- The City contributions are up to the stated maximum, but only after sufficient DCL contributions are made by the developer.

DISCUSSION

Requirement for Public Amenities: The Vancouver Charter, Section 565(f.)(1) states that where a CD-1 has been created, Council may make by-laws "requiring . . . that as a condition of approving a form of development a person provide public amenities, facilities or utilities or provide land for such purposes. . ."

The Development Permit Board (the Board), in approving the form of development on February 22, 1999, emphasized the importance of the amenity package in its resolution:

While it was made clear at the meeting that the amenity package was not within the mandate of the Board, a majority of delegations discussed the importance of the amenity package to the community. The minutes of the Board meeting are appended to the companion report on the form of development.

The estimated value of the new package is approximately $3,000,000, taking into consideration the value of the foregone library rent to the developer for eight years, and that some portions of the development will likely proceed in advance of the new DCL to come into effect January 28, 2000.

Seniors Response: It should be noted that staff expect the only element of the amenity package which is likely to be controversial is the proposed location of seniors' activities at the Champlain Heights Community Centre. Some seniors' groups in the area would prefer space dedicated for their use and that the space would best serve seniors by being located at the Mall, which has been a traditional meeting place in the community. Park Board staff feel that space can be adequately programmed and consequently will serve seniors, as well as have flexibility to also serve other groups in the community.

CONCLUSION

Staff recommend that a condition of approval for the form of development for Champlain Mall include acceptance of an amenity package which will include a new Champlain Heights branch library, monies for additions to the Champlain Heights Community Centre and Captain Cook School and other projects to be funded through collected Development Cost Levies over time.

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