PUBLIC HEARING - December 14, 1995
1. TEXT AMENDMENT: 572 BEATTY STREET
(International Village)
The proposed amendments to CD-1 Comprehensive Development District By-law No. 6747
would:
- increase the maximum permitted number of residential units to 1400 from
800, by creating smaller units and by converting permitted commercial and
hotel space to residential use;
- change the mix and location of social housing, including payment-in-lieu
for non-family units;
- change the form of development and add a new tower on Parcel E;
- revise view corridors through the site;
- increase the height of all towers, all within the existing maximum height
limit of 91 m (300 ft.);
- adjust parking standards; and
- require consequential amendments to the False Creek North Official
Development Plan, and to the Sign By-law.
Applicant: International Village Architects, on behalf of Henderson Developments
(Canada) Ltd.
Recommended Approval: By the Director of Land Use and Development, subject to the
following conditions proposed for adoption by resolution of Council:
FORM OF (a) THAT a revised form of development for International Village
DEVELOPMENT be approved by Council in principle, generally as shown on the
plans stamped "Received City Planning Department March 23, 1995
and as revised in supplementary drawings received July 31, 1995",
having specific regard to the siting of the buildings, development
of the ground plane, general building heights and massing,
providing that the Director of Planning may allow alterations to
this form of development when approving the detailed scheme of
development with guidance from (b) and (c) below;
DESIGN (b) THAT the proposed design guidelines entitled "International
GUIDELINES Village CD-1 Guidelines" dated November 1995, be adopted by
resolution of Council at the time of enactment of the CD-1 By-law;
and that existing design guidelines entitled "International Village CD-1 Guidelines"
dated October 1990, be rescinded.
DEVELOPMENT (c) 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 Director of Planning who shall have regard to design
guidelines approved under (b) and particular regard to the
following:
- reviewing the design of the tower on Parcel E to ensure that it
minimizes impacts on the adjusted view corridor to The Lions
from Creekside Park, including view analysis to be submitted by
the applicant documenting potential impacts, if any;
- reviewing the design of the podium level courtyard areas for
the non-market and market housing on parcels A, B, D, E and F
to ensure adequate access to sunlight, adequate visual and
physical separation between different users and adjacent
streets and/or lanes; and
- reviewing the design and public access to the marketplace on
Parcel E to ensure that small scale shop frontages and
pedestrian interest along the sidewalks are maximized, the
diagonal pedestrian access way through it responds to the
general alignment of the former rail R.O.W. to the north, that
a significant public activity space is provided centrally
located in the market place, and public access is maintained
during normal shopping hours.
ENERGY (d) THAT Council require the provision of low flow toilets, shower
EFFICIENT heads and faucets as standard features in International
FEATURES Village, as and when required by the Plumbing By-law;
AGREEMENTS (e) THAT prior to enactment of the CD-1 By-law amendment, the property
owner shall, at no cost to the City:
NON-MARKET (i) Modify existing agreements satisfactory to the City
HOUSING Manager of Legal Services, by which sufficient parcels ON-
SITE shall be conveyed to the City for the non-market housing to
be constructed within the site, at a price acceptable to City
Council. Such parcels are for such non-market housing programs or
initiatives as City Council may generally define or specifically
approve from time to time, and the agreement may require the
property owner to design and build the non-market housing;
NON-MARKET (ii) Execute an agreement satisfactory to the Director of
HOUSING PAYMENT- Legal Services and the City Manager, providing for a IN-
LIEU payment, either by lump sum or otherwise, in lieu of non-family
non-market housing facilities on site, in the following amount:
a) $____ million; plus
b) an amount representing a monthly inflation factor to
reflect increases in the cost of living from the date
of enactment to the date of final payment on the
outstanding balance from time to time.
PARK (iii) Execute an agreement satisfactory to the Director of
PAYMENT- Legal Services and the City Manager, providing for a
IN-LIEU payment, either by lump sum or otherwise, in lieu of
park facilities in the following amount:
a) $____ million; plus
b) an amount representing a monthly inflation
factor to reflect increases in the cost of
living from the date of enactment to the date
of final payment on the outstanding balance
from time to time.
COMMUNITY (iv) Modify the existing legal agreement, satisfactory to
FACILITIES the Director of Legal Services, the General Manager of
AGREEMENT Parks and Recreation and the City Manager to ensure
MODIFICATION that fully finished (i.e., ready for immediate occupancy)
community space is provided in the school at no cost to the
City or School Board; delivery of the completed facility
shall be accomplished within the time limited therefor by
the City; if for some reason the School Board does not
construct a school, an equivalent community facility will
be provided.
DAYCARE (v) Modify existing agreements, satisfactory to the
FACILITIES Directors of Legal Services and Social Planning, and the
Managers of Real Estate Services and Facilities
Development, to ensure that one fully finished, furnished
and equipped (i.e., ready for immediate occupancy) daycare
facility including outdoor play space and required
underground parking, are provided and conveyed to the City
at no cost. The facility and outdoor space shall be
developed at a location acceptable to the Director of
Social Planning and Managers of Real Estate Services and
Facilities Development, and shall comprise a minimum of 465
gross m› of fully finished, furnished, equipped and
supplied (i.e. ready for immediate occupancy) indoor space
and 465 m› of immediately adjacent fenced and equipped
outdoor play space for the daycare, and must meet all
requirements for community care and daycare facilities and
the licensing thereof, comply with the Childcare Design
Guidelines, and be satisfactory to the Director of Social
Planning, and Managers of Real Estate Services and
Facilities Development. Delivery of the completed facility
shall be accomplished within the time limited by the City;
TEMPORARY (vi) Execute an agreement, satisfactory to the Directors of
DAYCARE Legal Services and Social Planning, to ensure that AGREEMENT
should development of sufficient family housing projects proceed before
the permanent daycare site is available, that require an on-site daycare
facility, that a temporary facility is provided at no cost to the City,
and at a location acceptable to the City, and that meets the standards
noted in (v) above.
DAYCARE (vii) The property owner shall make a payment of $40,000 in
PAYMENT lieu of constructing additional childcare facility space, for
contribution to the City Childcare Endowment Fund;
SERVICES (ix) Modify the existing International Village Services
GREEMENT Agreement, to the satisfaction of the General MODIFICATION
Manager of Engineering Services and the Director of Legal Services, to
ensure that any additional on-site and off-site works and services,
required as a result of the revised development scheme on the subject
site are designed, constructed, and installed at no cost to the City.
EXISTING (x) Amend and/or release all existing covenants and rights-
COVENANTS of-way to address the proposed development, to the
satisfaction of the Director of Legal Services; and
Where the Director of Legal Services deems appropriate, the
precedent agreements are to be drawn, not only as personal
covenants of the property owner, but also as covenants
which charge and run with the land.
The Director of Legal Services may require the preceding
agreements to be registered in the Land Title office, prior
to enactment of the by-law, but in any event, the City will
not issue any development permits, and the property owner
shall not seek the issuance of any development permit
relating to the site prior to the registration of the
preceding agreements; such agreements are to have priority
over those liens, charges and encumbrances as considered
advisable by the Director of Legal Services.
The required agreements shall provide security to the City
including indemnities, warranties, options to purchase, no
development covenants, equitable charges, letters of
credit, and withholding of permits, as considered advisable
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.
The property owner will confirm, in form satisfactory to
the City, that it is the legal and beneficial owner of the
site; or, if not, the property owner will cause the
beneficial owner to agree that the beneficial owner has
knowledge of all the transactions, gives its consent and is
bound by all agreements, and evidence of such shall be
provided to the City. Further, all legal costs expended by
the City in being satisfied as to ownership of the site and
as to the involvement of any beneficial owner (including
retaining outside counsel to undertake investigations and
prepare agreements and certificates) will be the
responsibility of the property owner.
If dates are established for enactment which in the opinion
of the Director of Legal Services would require increased
resources within the Law Department, or which require, in
the opinion of the Director of Legal Services, the
retaining of outside counsel, reimbursement for these costs
will be required from the property owner.