CITY OF VANCOUVER
REGULAR COUNCIL MEETING
A Regular Meeting of the Council of the City of Vancouver was held
on Thursday, February 8, 1996, at 4:50 p.m. in Committee Room No. 1,
Third Floor, City Hall, following the Standing Committee on Planning and
Environment meeting, to consider the recommendations of the Committee.
PRESENT: Mayor Owen, Chair
Councillors Bellamy, Hemer, Ip, Kennedy, Kwan,
Price, Puil and Sullivan
ABSENT: Councillor Chiavario (Civic Business)
Councillor Clarke (Sick Leave)
CITY MANAGER'S OFFICE: Ken Dobell, City Manager
CLERK: Nancy Largent
COMMITTEE OF THE WHOLE
MOVED by Cllr. Hemer,
SECONDED by Cllr. Bellamy,
THAT this Council resolve itself into Committee of the Whole,
Mayor Owen in the Chair.
- CARRIED UNANIMOUSLY
COMMITTEE REPORTS
Report of the Standing Committee
on Planning and Environment
February 8, 1996
The Council considered the recommendations of the Committee as
contained in the following clauses of the attached report:
Cl.1: Significant Rezoning Application
Cl.2: Rezoning Inquiry at 3350 East Broadway (M-2)
Cl.3: Residential Street Design -
Garden Drive Pilot Project
Cl.4: Warning to Prospective Purchasers
1825 West 27th Avenue
COMMITTEE REPORTS (CONT'D)
Report of the Standing Committee
on Planning and Environment
February 8, 1996 (cont'd)
Clauses 1, 3 and 4
MOVED by Cllr. Puil,
THAT the recommendation of the Committee, as set out in Clauses 1,
3 and 4 of this report, be approved.
- CARRIED UNANIMOUSLY
Rezoning Inquiry at 3350 East Broadway (M-2)
Clause 2
MOVED by Cllr. Puil,
THAT the recommendation of the Committee, as set out in Clause 2 of
the attached report, be approved.
- CARRIED
(Councillors Hemer, Ip, Kennedy and the Mayor opposed)
MANAGER'S REPORTS
1. Administrative Report
(January 15, 1996)
Warning to Prospective Purchasers
1825 West 37th Avenue File: 2701-6
This item was withdrawn from the Agenda in response to a delegation
request and considered by the Standing Committee on Planning and
Environment. See Clause 4 of the attached report dated February 8, 1996.
2. Policy Report
(January 19, 1996)
Proposed Rezoning of 2950 Laurel Street File: 5305-3
MOVED by Cllr. Puil,
THAT the recommendation of the City Manager, as contained in this
report, be approved.
- CARRIED UNANIMOUSLY
RISE FROM COMMITTEE OF THE WHOLE
MOVED by Cllr. Hemer,
THAT the Committee of the Whole rise and report.
- CARRIED UNANIMOUSLY
ADOPT REPORT OF THE COMMITTEE OF THE WHOLE
MOVED by Cllr. Hemer,
SECONDED by Cllr. Bellamy,
THAT the report of the Committee of the Whole be adopted.
- CARRIED UNANIMOUSLY
MOTIONS
A. Conveyance of Land for Municipal Purposes
(All that portion of Lot A, except part in
Explanatory Plan 6093, Block 4, District
Lot 711, Plan 10028, Group One,
New Westminster District)
MOVED by Cllr. Ip,
SECONDED by Cllr. Kennedy,
THAT WHEREAS the registered owner will be conveying to the City of
Vancouver for road purposes lands in the City of Vancouver, Province of
British Columbia, more particularly known and described as follows:
All that portion of Lot A, except part in Explanatory Plan 6093,
Block 4, District Lot 711, Plan 10028, Group One, New Westminster
District, shown heavy outlined on reference plan completed on the 16th
day of January, 1996, attested to by J.W. Larson, B.C.L.S. and
marginally numbered LD 3263, a print of which is attached hereto.
AND WHEREAS it is deemed expedient and in the public interest to
accept and allocate the said lands for road purposes.
BE IT RESOLVED that the above described lands be conveyed are
hereby accepted and allocated for road purposes and declared to form and
to constitute a portion of a road.
- CARRIED UNANIMOUSLY
ENQUIRIES AND OTHER MATTERS
Leave of Absence - Councillor Sullivan
MOVED by Cllr. Kennedy,
SECONDED by Cllr. Bellamy,
THAT Councillor Sullivan be afforded leave of absence for February
22, 1996.
- CARRIED UNANIMOUSLY
* * * * * *
The Council adjourned at 4:55 p.m.
* * * * * * * * *
REPORT TO COUNCIL
STANDING COMMITTEE OF COUNCIL
ON PLANNING AND ENVIRONMENT
February 8, 1996
A meeting of the Standing Committee of Council on Planning and
Environment was held on Thursday, February 8, 1996, at 2:00 p.m., in
Committee Room No. 1, Third Floor, City Hall.
PRESENT: Councillor Price, Chair
Mayor Owen
Councillor Bellamy
Councillor Hemer
Councillor Ip
Councillor Kennedy
Councillor Kwan
Councillor Puil
Councillor Sullivan
ABSENT: Councillor Chiavario (Civic Business)
Councillor Clarke (Sick Leave)
CITY MANAGER'S OFFICE: Ken Dobell, City Manager
CLERK: Nancy Largent
Recorded Vote
Unless otherwise indicated, votes of the Committee on all items are
unanimous.
Adoption of Minutes
The Minutes of the meeting of January 18, 1996 were adopted as
circulated.
1. Significant Rezoning Applications File: 5302-5
The Committee had before it a list of Significant Rezoning
Applications, prepared by the Planning Department.
Mr. Tom Phipps, Planner, reviewed an application by T. Staniszkis
to rezone 5650 Oak Street from RS-1 to CD-1 to develop a 4-storey
multiple dwelling. Issues include re-submission, without changes, of an
application refused in 1994; FSR and public benefit guidelines of the
Oakridge Policy Plan; and the impact on an immediately adjacent
neighbour.
Mr. Phil Mondor, Planner, reviewed an application by Baker McGarva
Hart Architects Inc. to rezone 1762 Davie Street from C-5 to CD-1, to
transfer heritage density from an as-yet-to-be-determined site,
increasing FSR from the 2.2 maximum permitted to 5.0 for mixed-use
development. Issues include livability, shadowing, streetscape and
grade development, and Green Door processing.
It was suggested a transfer of density of this magnitude may not
meet Council's intent with respect to the transfer of heritage density
policy.
The following motion by Councillor Bellamy was put and CARRIED.
Therefore, the Committee
RECOMMENDED
THAT the Planning Department presentation on significant
development applications be received for information.
2. Rezoning Inquiry at 3350 East Broadway (M-2) File: 5303-3
The Committee had before it a Policy Report dated January 26, 1996
(on file), in which the Director of Land Use and Development sought
Council advice on an inquiry to rezone an industrial site at 3350 East
Broadway for a large, mixed-use, industrial-commercial development.
Should the contemplated project proceed, it would accommodate a
relocation and consolidation of President Asian Enterprises Ltd,
occupying 79% of the floor space. Of this, there would be 897 square
metres of retail space in conjunction with 13,000 square metres of
industrial operation, a combination of uses similar to the Real Canadian
Superstore at 350 S.E. Marine Drive. Industrial tenants would be
accommodated in an additional 5,574 square metres on the top storey.
Clause No. 2 cont'd
The Director of Land Use and Development noted this inquiry is
contrary to the Industrial Land Strategy for reasons outlined in the
report, including the large amount of floor area contemplated for retail
and other non-industrial uses. In addition, the commercial uses
contemplated on this site may conflict with neighbourhood goals and
CityPlan directions, and would be better considered after Neighbourhood
Visioning has been completed in the larger area surrounding the site,
consistent with Council's January 18, 1996 decision to discourage
rezoning applications which are inappropriate to consider before or
during Neighbourhood Visioning. Therefore, the Director recommended
this inquiry be discouraged. The General Manager of Community Services
recommended approval, of the Director's recommendation, as reflected in
the recommendation of this report.
Mr. Phil Mondor, Planner; Ms. Ronda Howard, City Plans; and Ms.
Christine de Marco, Industrial Lands Planner, reviewed the report and
rationale and responded to queries from Council. The Planners felt
discouraging this inquiry would send a strong message that the
Industrial Land Strategy must be taken seriously. They also felt
proceeding with an application at this time would send the wrong message
to the surrounding neighbourhood with respect to Visioning under the
CityPlan process.
Mr. Robert Cooke, Robert H. Cooke Associates Inc., representing the
property owner, and Mr. W. Combs, Brockton Realty Inc., requested
Council permit an application to proceed (briefs on file). Following
are some of the points put forward in support of this request:
- Although the proposal includes retail space, considerable
industrial space is contemplated, potentially doubling the
amount which would normally be expected for a conventional
industrial application;
- This site has been vacant for some time because industrially
zoned land is actually too expensive for industrial use, and
higher value of the retail proposed here would help to
subsidize the industrial space;
- The proposed retail space would be an integrated element, both
structurally and physically, of President Group's consolidated
operation;
- The physical characteristics of the site constrain development
feasibility and affect the economics;
Clause No. 2 cont'd
- The City's industrial strategy needs to be proactive rather
than reactionary, or opportunities for innovative solutions
will be lost;
- The number of industrial jobs that would be generated would be
significant; and
- 70% of the project proposed is already an outright use under
the existing M-2 zoning.
Some Committee members were prepared to support submission of an
application because it would still have to go through the process before
it could even be referred to rezoning, with no guarantees it would
proceed; because the nature of retailing has changed radically; and
because of the large amount of industrial space contemplated by the
proposal. However, the majority did not support proceeding to the
application stage because the application is clearly contrary to the
Industrial Land Strategy, and could preclude neighbourhood visioning
options under the CityPlan process.
The following motion by Councillor Puil was put and CARRIED.
Therefore, the Committee
RECOMMENDED
THAT an inquiry to rezone 3350 East Broadway (Lot 26, Block 2,
D.L. 735, Plan 3421) from M-2 to CD-1 to allow a 21 832 m›
(285,000 sq. ft.) mixed-use development be discouraged.
(Councillors Hemer, Ip, Kennedy and the Mayor opposed)
3. Residential Street Design -
Garden Drive Pilot Project File: 5762-5
The Committee had before it an Administrative Report dated January
24, 1996 (on file), in which the General Manager of Engineering Services
recommended Council approve in principle an innovative street design
concept for Garden Drive developed in consultation with a group of local
property owners and residents. The overall project is divided into two
assessment areas with different site characteristics and design
elements, including some angled parking, a one-way closure, and trees
and landscaping in planters in the street.
Clause No. 3 cont'd
The five block north Garden Drive project is estimated to cost
$450,000, and the two block south Garden Drive project is estimated at
$81,000, to be funded in a matter similar to high zoned pavement and
curb local improvement initiatives. Design elements encouraging and
enabling community involvement in project construction may reduce these
costs. It was also recommended that pre-ballots be conducted to
determined the degree of support for the concept, prior to initiating
the project as a local improvement. The recommendations of the General
Manager of Engineering Services are reflected in recommendations A
through C of this report.
Ms. Sheri Reed, Streets Engineering, reviewed the public process to
date for this trial project, and noted the area's hopes for its
streetscape. Because it is on the edge of an area where prostitution is
active, one objective is to prevent its spread. There are also problems
with non-neighbourhood traffic flow which the design attempts to
address. Ms. Reed also reviewed objectives arrived at by the community,
and made a detailed presentation on the particulars of both design
concepts with the assistance of visual aides. It was noted the project
meets 5 performance criteria; it is experiential, ecological, community
based, functional and economic.
Ms. Reed and Mr. Dave Rudberg, General Manager of Engineering
Services, responded to queries with respect to the local improvement
process, costs, and the possibility of future projects.
Ms. Moura Quayle congratulated the Garden Drive community, Ms. Reed
and Engineering Services generally for their exciting work in the public
realm. The community needs support from City staff to develop such
programs, and resources would be needed. Various questions arise,
including how to help those communities which
want to help themselves, how can the number of steps be shortened when a
group has already gone through an extensive public process beforehand,
and how can funding formulas be adjusted to encourage such developments.
It may also be useful for Engineering to review its broad objectives.
Ms. Quayle asked Council to examine its regular standards for street
designs, and to have more performance criteria for streets encouraging
transit, walking, cycling etc., a different mandate from moving
automobile traffic.
Ms. Mariken Van Nimwegen, Kiwassa Neighbourhood House, noted the
project has raised credibility in the neighbourhood with creativity and
openness. However, this project is dealing with a
Clause No. 3 cont'd
new way of thinking poured into an old method of financing. The kinds
of costs involved won't encourage such projects and the City needs to
consider how better to open itself to more creative possibilities. With
CityPlan implementation, the neighbourhood may have to think about
trading off density in order to finance projects like this. Specific
solutions are needed for specific neighbourhoods.
Mr. Ken Dobell, City Manager, and Mr. Rudberg responded to queries
regarding the possible use of development cost levies for such purposes.
At present, while use of DCL's for streets is allowed, trees are not
covered. The funding formula was also further clarified.
The Committee felt the design obtained through the pilot project
was very impressive and may well provide impetus to other
neighbourhoods.
The following motions by Councillor Hemer were put and CARRIED.
Therefore, the Committee
RECOMMENDED
A. THAT Council approve in principle the street design
concepts described in the Administrative Report dated
January 24, 1996, for the 100 block South Garden to the
400 block North Garden Drive.
B. THAT Engineering Services staff conduct pre-ballots of
Garden Drive property owners regarding the improvement
projects and report back with the results.
C. THAT Engineering Services staff conduct a traffic ballot
of residents in the area bounded by Nanaimo, Pandora,
Templeton and Dundas regarding the proposed southbound
one-way closure of the 100 and zero blocks of South
Garden Drive.
(Councillor Kennedy was not present
for the vote on the foregoing.)
4. Warning to Prospective Purchasers
1825 West 37th Avenue File: 2701-6
The Committee considered an Administrative Report dated January 15,
1996 (on file), in which the City Building Inspector recommended a 336D
notice be filed against the Certificate of Title to the property at 1825
West 37th Avenue, warning prospective purchasers there is a
contravention of the Zoning and Development and Vancouver Building By-
laws related to this building. This item was withdrawn from the City
Council meeting immediately following this meeting in response to a
delegation request.
The General Manager of Community Services recommended approval, as
reflected in the recommendation of this report.
Mr. Peter Sweeney, Building Inspection Supervisor, reviewed the
history of unauthorized work at this location including past and current
legal proceedings. Mr. Sweeney noted the rear deck had been roofed over
and enclosed without permit or approval, a 7' wooden walkway with
overhead trellis has been added, and the northwest portion of the
carport has been enclosed, without permit or approval. Orders have been
issued requiring removal of this work.
Ms. Henedian Serion, Property Owner (brief filed), felt she
maintains her building in good order. A notice should not be placed on
the title while an appeal has not yet been completed. Ms. Serion
believes her rights under the Charter of Rights were being infringed.
She has owned the home since 1976 and operated licensed daycare in the
house since 1981. The changes have been made to better maintain the
house and provide for the daycare. Ms. Serion referenced a number of
attachments to her brief, and stressed that the wooden platform is for
the protection of children in her care.
The following motion by Councillor Hemer was put and CARRIED.
Therefore, the Committee
RECOMMENDED
THAT the City Clerk be directed to file a 336D Notice Against
the Certificate of Title to the property at 1825 West 37th
Avenue in order to warn prospective purchasers that there is a
contravention of the Zoning and Development and Vancouver
Building By-laws related to this building.
* * * * * * *
The Committee adjourned at 4:50 p.m.
* * * * * * *