PUBLIC HEARING AGENDA

DATE: Tuesday, September 21, 1999

TIME: 7:30 p.m.

PLACE: Council Chamber, Third Floor, City Hall,

453 West 12th Avenue

If you wish to address the Public Hearing, you can register by calling 873-7276 or, alternatively, you may register at the door any time between 7:00 and 8:00 p.m.on September 21.

Minutes of this meeting.

1. TEXT AMENDMENT: 101 Terminal Avenue

Summary: The proposed amendment to the existing CD-1 would permit the interim use of retail space as office space at grade.

Applicant: Musson Cattell Mackey Partnership

Recommended Approval: By the Director of Current Planning.

2. TEXT AMENDMENT: 6475 Elliott Street

Summary: The proposed amendment to the existing CD-1 would permit the development of 104 units of seniors congregate housing.

Applicant: Neale Staniszkis Doll Adams Architects

Recommended Approval: By the Director of Current Planning, 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 Neale Staniszkis Doll Adams Architects, and stamped "Received City Planning Department, February 8, 1999,” 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 reduce corridor length;

Note to Applicant: Maximum length of 23 m (75 ft.) is standard for market residential.

(ii) Design development to better integrate the underground parking ramp to reduce area of paving in the Waverley Avenue front yard and to improve the building facade on Elliott Street;

Note to Applicant: This can be achieved by relocating the ramp to the underground parking from the corner of Elliott Street and Waverley Avenue.

(iii) design development to encourage sharing of services such as loading and garbage between the market and non-market buildings;

(iv) design development to improve the relationship of the ground level units to the street;

Note to Applicant: Maintain ground level units 900 mm above grade with open landscaping at patios facing the street.

(v) design development to ensure integration of the landscaping between the two parcels on this site;

Note to Applicant: No permanent fence or other physical barrier that separates the market and non-market components of development will be considered.

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

… theft in the underground parking;

… break and enter. Ground floor units are susceptible to break and enter. Opportunities can be reduced by deleting areas of concealment outside of windows and patios. Hedging should be low and allow casual surveillance between the units and the street. The north exit door by the Manager’s office should be reoriented to encourage casual surveillance by the Manager’s suite (windows should be clarified) while orienting the door away from the street to reduce visibility form the street; and

… mischief such as graffiti.

(vii) design development in consultation with the General Manager of Engineering Services to revise the Clarendon Street loading bay;

Note to Applicant: An on-street loading zone is supported to serve the side.

(viii)design development in consultation with the General Manager of Engineering

Services to provide for a clearance of 3.5 m for Handi Dart use;

(ix) design development in consultation with the General Manager of Engineering Services to provide one-way circulation in a counter-clockwise direction with appropriate directional signage to reinforce the one way flow;

(x) design development in consultation with the General Manager of Engineering Services to relocate the bus bay from the underground parking area to the porte cochere;

Note to Applicant: There is inadequate manoeuvring space for a bus in the underground parking.

(xi) design development to include the following safety enhancements:

… provide for horizontal exiting by having a minimum two fire compartments within a floor area;
… the fire alarm system should incorporate other signals to supplement the audibility within suites; in accordance with the Vancouver Building By-law as described in sentence 3.2.4.20.(7) [proposed 1999 version]; and

… install in-suite emergency call buttons in both the unit and the unit washroom;

… provide a fire safety plan that includes staff assistance to residents in case of emergency;

… provide emergency power of a minimum of one hour duration;

… provide a fire fighter’s elevator in buildings that are above three storeys to assist with evacuation; and
… have a policy in place where as residents become less mobile, they are relocated to grade-level units.

Note to Applicant: The building’s life safety systems should take into account the eventual change in the mental and/or physical state of the residents, and provide a safe environment for them.

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

(i) clarify to the satisfaction of the General Manager of Engineering Services all existing and proposed features (paving, trees, landscaping, etc.) within the existing and proposed sewer right-of-way;

Note to Applicant: Although the right-of-way is not on the “proposed” subject site, the right-of-way uses must be clearly established.

(ii) clarify to the satisfaction of the General Manager of Engineering Services and the Director of Legal Services all charges shown on title (a charge summary should be provided);

(iii) make arrangements for all electrical and telephone services to be under grounded within and adjacent the site from the closest existing suitable service point;

(iv) register a Section 219 Covenant, to the satisfaction of the Manager, Housing Centre and Director of Legal Services, providing that the owner of the rental congregate housing development shall not strata-title any of the units, with the option that in the case of project default as a rental, the applicant/foreclosing agent be given liberty within allowable by-laws to pursue other uses for this building; and

(v) pay to the City a Community Amenity Contribution of $18,243.85.

3. TEXT AMENDMENT: Schedule C

2900 Block East Broadway

Summary: The proposed amendment would permit the relaxation of the required landscape setback on the south side of Broadway between Renfrew and Nootka Streets.

Applicant: Tom Bunting, Bunting Coady Architects

For Consideration: By the Director of Current Planning

4. REZONING: 2450 West 2nd Avenue
Summary: The proposed rezoning would permit additions to the existing care facility.

Applicant: Stuart Howard Architects

Recommended Approval: By the Director of Current Planning, 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 Stuart Howard Architects and stamped “Received City Planning Department, June 15, 1999", 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 reduce the height of the building by:

A. eliminating the proposed roof access stair tower, and instead providing access by means of a hatch; and

B. reducing all parapet heights at the roof level to the minimum necessary for good building practice;

(ii) design development to soften the impact at the lane by providing landscaping adjacent to the surface parking areas;

(iii) design development to the landscape design for the front yard, to increase the sense of openness to the street, and to achieve a softer, more residential character;

[Note to applicant: the need for some hard surface area in the front yard is acknowledged; however, some redesign to make the area both more visible and more residential in character is encouraged.]

(iv) provision of a plan indicating how the owner proposes to deal with construction disruptions in the daily lives of the residents;

(v) design development to take into consideration the principles of Crime Prevention Through Environmental Design (CPTED), having particular regard to reducing opportunities for graffiti on the lane. Graffiti is prevalent in Vancouver and its removal is an expense to owners. Opportunities for graffiti can be mitigated by reducing areas of exposed wall, by covering these walls with vines, hedges or lattice or steel mesh or by using a protective coating material. Contact Helen Chomolok, Graffiti Coordinator at 873-7927 for further information.

(vi) provision of a detailed landscape plan clearly illustrating all proposed plant material;

(vii) provision of dimension tree protection barriers (illustrated on the Landscape Plan) around all existing trees 20 cm caliper or greater to be retained on the development site, all existing neighbouring trees 20 cm caliper or greater located within 2.0 m of the property line and around all existing street trees located adjacent to the development site as per City of Vancouver Guidelines; and

(viii) design development to provide a layered planting strip within the inside boulevard (between the sidewalk and property line) along West 2nd Avenue, as per joint Planning and Engineering policies for “Special City Boulevard Treatment”. The planting strip shall be comprised of layered low planting [mature height and width not to exceed 0.9 m x 0.9 m (3 ft. x 3 ft.)] with aminimum 0.3 m (1 ft.) grass or ground cover strip adjacent to the sidewalk.

(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 Director of Legal Services and the Approving Officer to consolidate the site;

(ii) make arrangements to the satisfaction of the General Manager of Engineering Services and the Director of Legal Services for an encroaching wall on West 2nd Avenue;

(iii) make suitable arrangements to the satisfaction of the General Manager of Engineering Services and the Director of Legal Services for off-site parking;

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

(v) pay to the City a Community Amenity Contribution of $10,965.68.

5. REZONING: 555 Great Northern Way
[Finning Lands]

Summary: The rezoning would permit industrial, office, commercial and live-work uses, consistent with the Concept Plan for Great Northern Technology Park.

Applicant: Finning International Inc.

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

SCHEMATIC (a) THAT the proposed schematic development be approved by
DEVELOPMENT Council in principle, generally as prepared by Busby + Associates Architects and stamped “Received, City of Vancouver Planning Department, July 15, 1999,” specifically in relation to the location of roads and open space, the layout of development parcels and the siting of buildings, and providing that the Development Permit Board may allow variations when approving the detailed scheme of development with guidance from (c) and (d) below;

SKYTRAIN (b)THAT, should the Finning SkyTrain alignment be approved, a cost
ALIGNMENT analysis be undertaken specifically investigating the proposed undergrounding of the alignment, and, should it prove to beeconomically unfeasible, that a comprehensive urban design analysis be undertaken to relocate the alignment away from the central avenue and open space on the Finning site;

DESIGN (c) THAT the proposed design guidelines entitled “Great Northern
GUIDELINES Technology Park CD-1 Guidelines” be adopted by resolution of Council at the time of enactment of the CD-1 By-law;

DEVELOPMENT (d) THAT prior to the final approval by Council of the detailed APPLICATIONS form of development for each portion of the project, the applicant shall obtain approval of a development application by the Development Permit Board who shall have regard to design guidelines approved under (c) and particular regard to the following:

TREE (i) provide a Tree Management Plan by a Certified Arborist that
MANAGEMENT includes:

1. survey of all trees over 200 mm (8 in.) in diameter

2. tree retention, relocation and removal plan based on their existing condition and their relationship to the proposed development.

ENERGY (e) THAT Council require the provision of low flow toilets, shower
EFFICIENT heads and faucets as standard features, as and when required by
FEATURES the Plumbing By-law;

AGREEMENTS (f) THAT, prior to enactment of the CD-1 By-law, the property owner

shall, at no cost to the City:

SOILS REMEDIATION (i) Obtain and submit to the City copies of all soils studies and
[private lots] the consequential Remediation Plan for the subject site, approved by the Ministry of Environment and acceptable to the City. Execute agreements satisfactory to the Director of Legal Services and City Manager, in consultation with appropriate Department Heads, obligating the property owner to remediate to the satisfaction of the Ministry of Environment and, with respect to lands dedicated or transferred to the City, to the satisfaction of the City, any contaminated soils on the subject site in accordance with a Remediation Plan approved by the Ministry of Environment and acceptable to the City;

SOILS REMEDIATION (ii) Submit to the City a soils remediation plan for all lands
[City-owned & transferred to the City, and newly dedicated streets,
dedicated lands] including utility rights-of-way required to serve the subjectsite, including utility construction plans compatible with the accepted remediation plan, and execute any agreements deemed necessary by the City Engineer providing for the construction and installation of remedial works, including monitoring systems for, among other things, water discharges and groundwater flows; and any other remedial works or systems required by the City, all to the satisfaction of the City Engineer and the Director of Legal Services;

SOILS REMEDIATION (iii) Execute agreements satis-
AND INDEMNITY factory to the Director of Legal Services and City Manager, in consultation with appropriate Department Heads obligating the property owner to indemnify the City, the Approving Officer and the Park Board and their employees against any liability or costs which may be incurred as a result of the presence of contaminated soils on the subject site, including costs arising as a result of any failure to carry out the aforementioned approved Remediation Plan and provide such security for the indemnity to the satisfaction of the Director of Legal Services;

SOILS VANCOUVER (iv) As required by the City Engineer and the City’s Director
CHARTER of Legal Services in their discretion, do all things and/or enter into such agreements deemed necessary to fulfill the requirements of Section 571(B) of the Vancouver Charter;

OCCUPANCY (v) Execute a Section 219 Covenant, satisfactory to the Director of Legal Services, that there will be no occupancy of any buildings or improvements on the subject site constructed pursuant to this rezoning until the contaminated soils on the subject site have been remediated to the satisfaction of the Ministry of Environment, and to the satisfaction of the City with respect to lands dedicated or transferred to the City, in

accordance with a Remediation Plan approved by the Ministry of Environment and acceptable to the City;

CHILDCARE (vi) Execute an agreement, satisfactory to the Directors of Legal Services and Social Planning, to construct and operate a fully furnished, fully equipped daycare facility, including required outdoor play space and underground parking, for 56 children, as determined by the Director of Social Planning, at no cost to the City prior to occupancy of the building, which, once occupied, would bring the total occupied floor space on the subject site to equal or exceed 102 190 mū (1,100,000 sq. ft.); the facility must meet all community care and daycare facilities requirements and the licensing thereof, comply with the Childcare Design Guidelines and be satisfactory to the Director of Social Planning;

PUBLIC ART (vii) Execute an agreement, satisfactory to the Directors of Legal Services and Social Planning, for the provision of the public art in accordance with the City’s Public Art Policy, such agreement to provide for security in a form and amount satisfactory to the aforesaid officials; however in this instance the public art requirement shall apply only to the commercial and residential floor area which is being added by this rezoning;

SERVICES (viii) Execute a services agreement, satisfactory to the City
AGREEMENT Engineer and the Director of Legal Services, to ensure that all on-site and off-site works and services necessary or incidental to the servicing of the subject site (collectively called the “Services”) are designed, constructed, and installed at no cost to the City, and to provide for the grant of all necessary street dedications and rights-of-way for the Services, all to the satisfaction of the City Engineer and the Director of Legal Services; dates for completion of the services, and the length of the applicable warranty and indemnity periods shall be to the satisfaction of the City Engineer and the Director of Legal Services. Without limiting the discretion of the said City officials, this agreement shall include provisions that:

1. no Development Permit in respect of any improvements to be constructed on the subject site pursuant to this rezoning shall be issued until the design of all of the Services is completed to the satisfaction of the City Engineer;

2. the design of all the Services will be completed to the satisfaction of the City Engineer prior to: (i) tendering for the construction of any of the Services; or (ii) any construction of the services if the Property Owner decides not to tender the construction;

3. in addition to standard street treatment, the services will include specialty pavement surfaces, lighting and furnishings on the central avenue, to the satisfaction of the City Engineer;

4. no occupancy of any buildings or improvements constructed pursuant to the rezoning shall be permitted until all Services are completed to the satisfaction of the City Engineer;

5. a warranty in respect of the Services shall be granted for a period of time designated by the City Engineer, and an indemnity shall also be given protecting the appropriate persons for a period of time designated by the City Engineer;

6. the property owner shall construct the following off-site works, or contribute to the construction thereof in an amount satisfactory to the City Engineer: (i) landscaped median on Great Northern Way; (ii) three left-turn bays and traffic signals on Great Northern Way at Brunswick, Carolina, and Industrial; (iii) realignment of the Great Northern Way and Brunswick intersection; (iv) re-alignment and/or left-turn bay at the Main & Industrial intersection; (v) left-turn bay at Great Northern Way and Clark Drive; and (vi) upgrades to the City’s storm and sanitary sewer system required as a result of the proposed development as determined by the City Engineer;

OPEN SPACE (ix) Execute an agreement, satisfactory to the City Manager and Director of Legal Services, to secure the conveyance to the City, at no cost after remediation and construction, of the open space in a location and of a size acceptable to the City Manager, and to ensure that there is no occupancy of any buildings or improvements constructed in Sub-area 1 pursuant to the rezoning until the open space is built and conveyed to the satisfaction of the City;

ACCESS TO (x) Execute agreements, satisfactory to the City Engineer
LANDSCAPED and the Director of Legal Services, to secure public
OPEN SPACES access to the landscaped green spaces along the China Creek and Brewery Creek stream easements, and to provide landscaping which allows for the future daylighting of China Creek and Brewery Creek;

AMEND (xi) Re-evaluate, amend and/or release all existing covenants
COVENANTS and rights-of-way to address the proposed development to the satisfaction of the Director of LegalServices;

SUBDIVISION (xii) Obtain approval and registration of a compatible subdivision plan or execute an agreement satisfactory to the Director of Legal Services precluding any development until a compatible subdivision plan is approved and registered.

Where the Director of Legal Services deems appropriate, the preceding agreements are to be drawn, not only as personal covenants of the property owner, but also as Covenants pursuant to Section 219 of the Land Title Act.

The facilities to be provided including the Services and dedicated green space, as well as site remediation, may, in the discretion of the City Engineer, City Manager (where the City-owned open space is concerned) and Director of Legal Services, be constructed in phases, in accordance with phasing plans satisfactory to the aforesaid officials, and the respective Agreements will provide for security and occupancy restrictions appropriate to such phasing.

The preceding agreements are to be registered in the appropriate Land Title Office, with priority over such other liens, charges and encumbrances effecting the subject site as is considered advisable by the Director of Legal Services, and otherwise to the satisfaction of the Director of Legal Services prior to enactment of the by-law; provided however the Director of Legal Services may, in her sole discretion and on terms she considers advisable, accept tendering of the preceding agreements for registration in the appropriate Land Title Office, to the satisfaction of the Director of Legal Services, prior to enactment of the by-law.

The preceding agreements shall provide security to the City including indemnities, warranties, equitable charges, letters of credit and withholding of permits, as deemed necessary by and in a form satisfactory to the Director of Legal Services. The timing of all required payments shall be determined by the appropriate City official having responsibility for each particular agreement, who may consult other City officials and City Council.

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