CITY OF VANCOUVER
SPECIAL COUNCIL MEETING
A Special Meeting of the Council of the City of Vancouver
was held on Thursday, May 18, 1995, at 7:30 p.m., in the Council
Chamber, Third Floor, City Hall, for the purpose of holding a
Public Hearing to amend the Zoning and Development By-law.
PRESENT: Mayor Owen
Councillors Clarke, Hemer, Ip,
Kwan,
Price, Puil and
Sullivan
ABSENT: Councillor Bellamy (Illness)
Councillor Chiavario (Illness)
Councillor Kennedy (Civic Business)
MANAGER'S
REPRESENTATIVE: Ted Droettboom, General Manager of
Community Services
CLERK TO THE COUNCIL: Dennis Back
COMMITTEE OF THE WHOLE
MOVED by Cllr. Hemer,
SECONDED by Cllr. Clarke,
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
1. Rezoning: 1313 Granville Street
(Lots 35-38, Block 112, D.L. 541, Plan 210)
An application by Peter J. Reese, Architect, was considered
as follows:
The proposed rezoning, from DD Downtown District to CD-1
Comprehensive Development District, would:
˜ permit a 12-storey residential tower containing a
maximum of 82 dwelling units;
˜ permit a maximum density of 5.0 floor space ratio for
residential and accessory uses;
cont'd....
Clause No. 1 (cont'd)
˜ in addition, permit a ground floor Elks Club hall and
offices fronting Granville Street, to a maximum of
371.6 m› (4,000 sq. ft.) floor area; and
˜ require amendment to the Sign By-law, and include
consequential amendments.
The Associate Director of Planning - Land Use and
Development, recommended approval, subject to the following
conditions proposed for adoption by resolution of Council:
(a) That the proposed form of development be approved by
Council in principle, generally as prepared by Peter
Reese, Architect, and stamped "Received City Planning
Department, February 13, 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) provision of a minimum .76 m setback incorporating
display gardens, individual front entrances and
additional landscape areas along Drake Street west
of the parking exit stairs;
ii) design development to a 12th-storey amenity room
with associated roof decks, treated
architecturally to achieve vertical expression and
an attractive skyline termination to the building;
iii) provision of ground floor windows at each corner
of the Granville and Drake Street facades of the
Elks Hall;
iv) design development to windows in south facing
dwelling units to orient units away from possible
future development to the south;
v) street trees along Drake Street are to be set in
grates and tree surrounds in accordance with the
Downtown South Streetscape Guidelines and the
Engineering Department manual; (Refer to sketch on
page 34 and Section 8.1.5.)
cont'd....
Clause No. 1 (cont'd)
vi) the Drake Street boulevard should be planted as a
lawn strip;
vii) planter walls and hedge material along Drake
Street must be low to maintain clear vision into
the display gardens, privacy screening is not
allowed;
viii) townhouse patio railings must be transparent;
ix) all sidewalk treatment and street trees should be
noted to be to the satisfaction of the City;
x) additional seating and soft landscape elements
should be provided on the roof deck to enhance the
opportunities for passive recreation;
xi) bicycle parking (Class A residential) shall be
provided at a rate of one space per unit, minimum.
Class B bicycle parking shall be provided as per
the Council approved existing guidelines;
xii) recycling and garbage facilities to be provided to
the satisfaction of Engineering Services, noting
that four container areas are required for the
residential component (three garbage and one
recycling), and one garbage container area for the
Elks Club;
xiii) Elk sculpture specifications must be to the
satisfaction of the Director of Cultural Affairs;
xiv) interior layout of the Elks Club hall to be
designed to the satisfaction of the Directors of
Planning and Social Planning; and
xv) Crime Prevention Through Environmental Design
review of security issues.
(c) That, prior to enactment of the CD-1 By-law, the
registered owner shall:
i) consolidate lots 35-38 Block 112, D.L. 541,
Plan 210;
ii) dedicate to the City the east 1.8 feet of the site
for road;
cont'd....
Clause No. 1 (cont'd)
iii) make arrangements for all electrical and telephone
services to be undergrounded within and adjacent
the site from the closest existing suitable
service point;
iv) execute an agreement satisfactory to the Director
of Legal Services providing that owners will not
discriminate against families with children in the
sale of their property;
v) register a covenant satisfactory to the Director
of Legal Services, Manager of the Real Estate
Division and Manager of the Housing Centre
prohibiting construction, to be released when a
building permit is issued for a CMHC approved
project, the construction lease is registered, and
the City is satisfied with the price structure of
the units and has received written assurance that
the unit price restrictions will be enforced;
vi) register a covenant satisfactory to the Director
of Legal Services and Manager of the Housing
Centre prohibiting residential use and occupation,
to be released from each strata lot as it is
leased to a qualified buyer. (The construction
mortgage and perhaps also the lease must have
priority over this covenant);
vii) covenants (v) and (vi) shall each provide that if
this project does not proceed, the City may rezone
the site to its former use and density and the
owner shall not thereby suffer financial loss;
viii) register an agreement to the satisfaction of the
Directors of Legal Services and Social Planning
which secures equal access for all Vancouver-
based, non-profit social service and cultural
organizations to the ground floor club space,
being a minimum 232 m› assembly space, for a
minimum 24 hours per week during the hours of
9 a.m. to 10 p.m., to include a balance of
weekday, weekend and evening hours, and includes a
process for advertising and booking that assembly
space. This service and use shall be at no charge
to the users;
cont'd....
Clause No. 1 (cont'd)
ix) register an agreement to the satisfaction of the
Director of Legal Services and Social Planning
which commits the owner to develop, implement and
maintain a "window art program" for the Granville
Street ground floor windows similar to the DVBIA
Window Art Gallery Program;
x) register each agreement in priority over all
charges which may defeat or delay its enforcement
(noting that covenant (vi) shall be subordinated
to the construction mortgage and perhaps also the
lease); and
xi) pay a Community Amenity Contribution of $66.52 per
square meter ($6.18 per square foot) of
residential area included in the calculation of
floor space ratio.
Also before Council was a memorandum dated May 4, 1995, from
Mr. Cameron Gray, Manager of Housing Centre, concerning income
restrictions for initial unit sales at 1313 Granville Street. If
the project is approved at Public Hearing, pre-selling of the
units will commence in June. It is proposed that sales be
restricted to moderate-income households for the first 60 days
after units are advertised for sale. The following additional
condition of approval was recommended:
(c) (xii) that for the first 60 days after units are
advertised for sale, units be sold only to
households which provide statements sworn under
oath that their 1994 household annual income was
$55,000 or less.
Staff Opening Comments
Mr. Tom Phipps, Planner, reviewed the application noting
that it offers several public benefits. From a Downtown planning
perspective, it would contribute significantly to the
revitalization of the bridgehead area of Granville Street. The
form of development and the two principal uses would offer both
local and City-wide benefits. The 82 market dwelling units would
be developed and sold below market value. It is also proposed to
restrict sales for the first 60 days to moderate-income
households. This residential use would utilize the full 5.0 FSR
now permitted
in Sub-area C of the Downtown District for mixed-use
developments.
cont'd....
Clause No. 1 (cont'd)
A maximum of 3.0 FSR is currently permitted for residential uses.
An Elks Club hall and office would be developed at grade,
fronting on Granville Street. The 2,500 square feet of hall and
1,500 square feet of offices would be in addition to the 5.0 FSR.
This 4,000 square foot increase in density is supported by staff
on the basis of the benefit which would accrue to community and
cultural groups who would receive free access to the assembly
space for a minimum of 24 hours per week. Other issues related
to the character of the building and streetscape have been
addressed through the revised form of development and the
conditions of approval set out on the agenda. Mr. Phipps drew
attention to the May 4, 1995 memorandum from Mr. Cameron Gray and
referenced herein.
Applicant Opening Comments
Mr. Terry Neunfeldt, Recording Secretary, Vancouver Elks
Lodge No. 1, urged Council to support this application which
would provide much needed housing. This would be affordable non-
subsidized housing. This project would also provide employment
for many tradesmen and sub-trades, as well as benefit material
suppliers. The meeting facilities would be available for other
non-profit groups and community usage.
Mr. Julio Gomberoff, Architect, requested an amendment to
exclude the balcony enclosures from the calculation of the FSR.
Mr. Tom Phipps, Planner, advised that if this request is
supported by Council, the guidelines permit that enclosed
balconies may be excluded from the FSR to a maximum of 8%.
Mr. Gomberoff responded to a question from Council
concerning handicapped accessibility, and advised the proposed
development would be 100% accessible.
Summary of Correspondence
No correspondence was received on this application.
Speakers
The Mayor called for speakers for and against the
application, and the following speaker was heard:
cont'd....
Clause No. 1 (cont'd)
Mr. Sam Campbell, 1300 Block Granville Street, expressed
concern regarding a residential development in what is a very
busy and noisy area. The proposed development would also result
in some view loss for other buildings in the area, and would
create a noise impact on surrounding businesses during the
construction phase. If this development proceeds, noise
mitigation in the new building should be a requirement.
Applicant Closing Comments
Mr. Gomberoff advised an acoustical engineer will be
employed on the project. With regard to view protection, there
have been no complaints received from neighbouring properties.
During the construction stage of the project the City's Noise By-
law will be respected.
Staff Closing Comments
Mr. Phipps noted there will be an acoustical requirement for
the residential units. The proposed height of the building is
less than one-half of what is currently permitted.
MOVED by Cllr. Price,
THAT this application be approved, subject to the conditions
as set out in this minute of the Public Hearing, together with
the following condition:
(c) (xii) that for the first 60 days after units are
advertised for sale, units be sold only to
households which provide statements sworn under
oath that their 1994 household annual income was
$55,000 or less.
FURTHER THAT the enclosed balconies be excluded from the FSR
to a maximum of 8% (the RM-3 exclusion clause for enclosed
residential balconies).
- C A R R I E D
UNANIMOUSLY
MOVED by Cllr. Price,
THAT staff be advised Council would look favourably on
incorporating an Elk sculpture on the pinnacle of this building.
- C A R R I E D
UNANIMOUSLY
2. Text Amendment: 572 Beatty Street
(International Village)
An application by Baker McGarva Hart Architects Inc. was
considered as follows:
The proposed amendment to the CD-1 Comprehensive Development
District zoning by-law for this site, would:
˜ delete the maximum retail frontage requirement for sub-
area 2, known as the "Paris Place" complex; and
˜ include possible consequential amendments.
The Associate Director of Planning - Land Use and
Development recommended approval of this application.
Staff Opening Comments
Mr. Mike Kemble, Planner, advised this is an application to
delete the maximum retail frontage requirement for this site to
allow more flexibility in leasing space. This proposal is
consistent with the flexibility which exists in other areas of
the Downtown. There is not much retail in the area now, and it
would be appropriate for this requirement to be relaxed in this
instance. Mr. Kemble emphasized the retail requirement is an
important public objective for the rest of this site, although it
is intended to introduce more flexibility when the zoning changes
are brought forward in a few months.
Summary of Correspondence
No correspondence was received on this application.
Speakers
The Mayor ascertained there were no speakers for or against
this application.
MOVED by Cllr. Puil,
THAT this application be approved.
- C A R R I E D
UNANIMOUSLY
3. Text Amendment: 1054-1098 Robson Street
An application by the Associate Director of Planning - Land
Use and Development was considered as follows:
The proposed amendment to the CD-1 Comprehensive Development
District zoning by-law for this site, would:
˜ limit non-residential uses to 1.60 floor space ratio;
and
˜ include possible consequential amendments.
The Associate Director of Planning - Land Use and
Development recommended approval of this application.
Staff Opening Comments
Mr. Rick Scobie, Associate Director of Planning - Land Use
and Development, advised this is a housekeeping amendment which
was not noted when the by-law was originally drafted.
Summary Correspondence
No correspondence was received on this application.
Speakers
Mayor Owen called for speakers for and against the
application, and the following speaker was heard.
Mr. Vit Mlcoch, 1200 Block Haro Street, enquired about the
amount of parking which would provided as part of this
development
Mr. Scobie advised the parking requirement is not part of
this application for a text amendment, and that he would
undertake to discuss this issue separately with Mr. Mlcoch.
MOVED by Cllr. Ip,
THAT this application be approved.
- C A R R I E D
UNANIMOUSLY
RISE FROM COMMITTEE OF THE WHOLE
MOVED by Cllr. Clarke,
THAT the Committee of the Whole rise and report.
- C A R R I E D
UNANIMOUSLY
ADOPT REPORT OF COMMITTEE OF THE WHOLE
MOVED by Cllr. Clarke,
SECONDED by Cllr. Ip,
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.
- C A R R I E D
UNANIMOUSLY
* * *
The Special Council adjourned at approximately 8:15 p.m.