CITY OF VANCOUVER
SPECIAL COUNCIL MEETING MINUTES
FEBRUARY 20, 1997
A Special Meeting of the Council of the City of Vancouver was held
on Thursday, February 20, 1997, at 7:30 p.m., in the Council Chamber,
third Floor, City Hall, for the purpose of holding a Public Hearing to
consider proposed amendments to the Zoning and Development By-law.
PRESENT: Mayor Philip Owen
Councillor Don Bellamy
Councillor Nancy A. Chiavario
Councillor Jennifer Clarke
Councillor Alan Herbert
Councillor Lynne Kennedy
Councillor Daniel Lee
Councillor Don Lee
Councillor Gordon Price
Councillor Sam Sullivan
ABSENT: Councillor George Puil (Leave of Absence)
CLERK TO THE
COUNCIL: Nancy Largent
COMMITTEE OF THE WHOLE
MOVED by Cllr. Bellamy,
SECONDED by Cllr. Price,
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. CD-1 Text Amendment: 7252 Kerr Street
(Southview Lodge)
An application by Neale Staniszkis Doll Adams Architects was
considered as follows:
Summary: The proposed text amendment would create a new CD-1
district for this site which is one of several sites in Champlain
Heights within the current CD-1 district. The new CD-1 would
permit the phased replacement of an existing personal care home
with 67 congregate housing units and a 96-bed multi-level care
facility. Maximum height would be three storeys
The Director of Land Use and Development recommended approval of
the application, subject to the following conditions as proposed for
adoption by resolution of Council:
1. 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, June 20, 1996"; and
2. THAT prior to the final approval by Council of the form of
development, the applicant shall obtain approval of a
development application by the Director of Planning. In
considering development applications for each of the three
phases, the Director will have regard for the following
considerations:
i) the roof line of the buildings along the easterly
property line are to be redesigned to reduce the affect
of the height on adjacent properties to the east;
ii) lay-bys shown on Kerr Street and East 58th Avenues are to
be deleted from the drawings;
iii) existing and proposed crossings are to be combined into a
single entry point on East 58th Avenue;
iv) the bottom of the proposed parking ramp is required to be
redesigned to provide adequate two-way traffic flow;
v) two loading spaces are to be clearly indicated;
vi) a class B passenger space (e.g., hand-dart) is to be
provided as required by the Parking By-law;
vii) design development to take into consideration the
principles of CPTED (Crime Prevention Through
Environmental Design) including reducing opportunities
for:
- theft in the underground parking area;
- ground level break and enter; and
- cutting through the property given the proximity to the
mall.
viii) attention to Fire Department concerns outlined in
Appendix E of the Manager s report; and
ix) submission of a landscape plan to include investigation
of relocating some of the existing mature trees earmarked
for elimination, to other parts of the site, where
feasible.
Staff Opening Comments
Rob Whitlock, Planner, reviewed the application for phased
replacement of an existing personal care home which has reached the end
of its useful life, with 67 congregate housing units and a 96-bed
multi-level care facility. Maximum height would be three storeys. Two
laybys were proposed but are not supported by the Engineering
Department; the applicant is willing to delete the Kerr Street layby but
wishes to retain the layby on 58th Avenue.
Mr. Whitlock noted the Health Department has reservations about the
multi-level care beds, and advises the rezoning approval does not commit
the Health Board or Ministry of Health to funding unless subsequently
approved through the normal application process.
Applicant Opening Comments
Major Rich provided an overview of the Salvation Army project. The
present Southview Lodge has been in operation over 22 years, and during
that time the Salvation Army has demonstrated a strong commitment to
serving the needs of seniors. This proposal is a change in focus
responding to seniors' desire to remain independent as long as possible.
The mandate to make possible aging in place will be met by sequential
development of this valuable property to provide a continuum of care.
Phase 1 consists of demolition of the south wing along 58th Avenue
and its replacement with affordable assisted living apartments;
services to be provided were described. Phase 2 will be the provision
of some multilevel care beds, including "bridging" beds and some type of
health centre. Phase 3 will be additional assisted living apartments.
There has been a consultation process, and steps have been taken to
address issues raised by the community. With respect to the Ministry of
Health's constraints regarding multi-level care, the Salvation Army
believes a continuum of care can be provided through public/private
partnerships.
Garth Ramsay, Architect, described the existing site which is just
over two and a half acres. Design particulars were reviewed, noting
roofs have been lowered in response to neighbour's concerns, and efforts
have been made to retain the same sense of openness which the site
presently has. Mr. Ramsay also responded to Engineering issues, making
the following points:
- the applicant has agreed to abandon the Kerr Street layby in
response to concerns expressed by the Engineering Department, but
wishes to retain the 58th Avenue layby, feeling it will be safer
for loading and unloading frail seniors;
- Engineering wishes to see the main driveway and the entrance to the
underground parking combined, but these cannot be combined without
creating a tight configuration which may be difficult for elderly
drivers to manoeuvre, so the applicant wishes to retain the
two-driveway configuration;
- the applicant has been asked to provide an acoustic report which is
an additional expense for a project which must remain affordable,
and since the type of client (senior citizens) is not changing, the
applicant asks to be relieved of this requirement.
Queried regarding the Engineering Department's rationale, Paul
Pinsker, Transportation Engineer, clarified the Department's views on
the laybys and combined driveway. Regarding the layby, there is little
parking demand on 58th Avenue, and laybys are normally encouraged only
where it would otherwise be difficult to find a curb space. There is an
on-site drop-off space, if needed. In addition, the street widening
would be a cost to the applicant, while loading signs, if required,
would be a minor expense to the City.
Regarding the combined driveway, Mr Pinsker advised it is
Engineering's policy to minimize the number of driveways over
sidewalks. Champlain Heights is a pedestrian-friendly area, and double
driveways over the sidewalk would diminish this quality somewhat.
Summary of Correspondence
A review of the correspondence indicated one letter opposed and two
letters in support of the application.
Speakers
Mayor Owen called for speakers for and against the application, and
two speakers opposed and five speakers in favour of the application were
heard.
The following speakers opposed the application:
- Bev Acutt, area resident
- Jo Hannay, area resident.
The foregoing opposed the application based on one or more of the
following points:
the proposed three storeys are too high, and will cause
shadowing, lack of privacy, loss of views and reduced property
values for the adjacent townhouse developments on East 58th
Avenue;
there is not sufficient setback for the proposed development,
particularly when land not adjacent to residences on 58th
Avenue is not being developed;
at the time Southview Lodge was first developed, the
neighbourhood was assured it would remain low-rise;
there are already traffic difficulties in the area which will
be exacerbated by the increase in density on this site, and
the proposed driveway on 58th Avenue will increase congestion;
additional emergency vehicles will visit the site causing
traffic disruption and noise, and there is already too much
noise from emergency vehicle sirens in the area;
there are already 18 nursing homes in the area, and residents
don't want more crowding and disturbance;
vandalism, break-ins and other criminal activity has been
attributed to a low-rent housing project in the area, and the
neighbourhood is sensitive about additional low-rent units;
there are concerns that landscaping and finish will be poor
quality (one speaker asked whether blinds or other suitable,
uniform window covering will be provided for the units
overlooking 58th Avenue).
The following spoke in favour of the application:
- Gillian Watson-Donald, Special Council Advisory Committee on
Seniors
- Dianne Bolton, Champlain Mall
- Margaret Manning
- Stanley Hodge, area resident.
The foregoing speakers supported the application on one or more of
the following grounds:
the Salvation Army is a caring agency and a good neighbour,
and the existing Southview Lodge has been an asset to the
neighbourhood;
the concept of "aging in place" is very important for seniors,
permitting them to remain in their neighbourhoods and not be
forced to move away from the places they know and their
existing support structures;
it is important to provide a continuum of care to protect
seniors as they become older, in poorer health, and more
vulnerable;
there are very few places in this neighbourhood for seniors to
move on to when they are ready to leave their single family
homes, but still able to live with some independence, and what
there is expensive, whereas this proposal will provide
independence and dignity at an affordable rent;
there are very few affordable housing applications for
seniors, and this one should be encouraged;
despite the neighbourhood's negative experience with the
nearby low-cost housing project, the neighbours may rest
assured that the future senior residents of assisted living
apartments administered by the Salvation Army will not prove a
danger or a nuisance to the neighbourhood;
there are sirens in the neighbourhood because it is the
location of a fire hall, not because of emergency vehicles
attending Southview Lodge; emergency vehicles have a policy
of approaching a senior citizens' residence with sirens off;
Ms. Watson-Donald advised the Senior's Committee supports the
applicant's request to retain the layby on 58th Avenue, as
well as the separate driveways.
Don Fisher, area resident, supported the project as a public good,
but did note concerns including loss of views, decreased property
values, and reduced setbacks. Mr. Fisher also expressed concern that
asbestos will create a hazard when the existing older buildings are
demolished, and asked to be kept apprised of measures to deal with this
hazard. Mr. Fisher also requested that parking be provided on site for
construction workers to avoid inconvenience to the neighbourhood.
Applicant Closing Comments
Mr. Ramsay advised the new building will be the same height as the
townhouses to the east, with setbacks of 20 to 35 feet. There will be
blinds on all windows maintained by the building owners. There are
traces of asbestos in the building to be demolished, which will be
removed before demolition in accordance with strict City regulations.
Mr. Ramsay undertook to notify when this will be taking place. With
respect to concerns about increasing emergency traffic, when fully
occupied Southview Lodge has 114 beds, whereas the current proposal is
for 96 beds, a reduction.
Staff Closing Comments
Mr. Whitlock noted concerns addressed to physical changes and
increased levels of activity, with height a critical issue for some
residents. Most proposals come in at four storeys to achieve the
maximum density. This proposal is for three storeys, and there is a
three-storey development immediately to the east. It would be a
considerable expense to locate the driveway any further north on the
site due to its topography. Staff continue to recommend approval.
Council may wish to advise staff regarding the layby and the combined
driveway; however; the acoustical report still should be a requirement
for the benefit of the site's future residents.
Council Discussion
Council acknowledged there is serious need for this type of
housing, and felt the Salvation Army has an excellent record in its work
with seniors. Council was also confident there will never be complaints
about the residents of this facility. As for concerns about traffic,
there is a need for good community amenities in neighbourhoods to
address the growing traffic problems of the region.
Council also felt there is a need to address concerns caused the
neighbourhood by the low-cost housing project. Neighbours were urged to
contact the Joyce Street Crime Prevention Office to work toward a
solution. Staff were asked to follow up. In response to a query, Chris Taulu, Joyce Street Crime Prevention
Office, advised they are working with B.C. Housing Management and within
the project to help the situation.
MOVED by Cllr. Bellamy,
THAT the following condition be deleted from the conditions of
approval:
2 (ii) lay-bys shown on Kerr Street and East 58th Avenue are to
be deleted from the drawings.
- CARRIED
(Councillors Chiavario and Price opposed)
MOVED by Cllr. Bellamy,
THAT the following condition be deleted from the conditions of
approval:
2 (iii) existing and proposed crossings are to be combined into a
single entry point on East 58th Avenue.
- CARRIED UNANIMOUSLY
MOVED by Cllr. Bellamy
THAT the foregoing application by the Director of Land Use and
Development be approved, subject to the conditions set out in this
Minute of Public Hearing, as amended above.
- CARRIED UNANIMOUSLY
2. Rezoning: 5605 Victoria Drive
(former Safeway)
Before this item began Councillor Kennedy declared conflict of
interest because her husband would be representing the property owners.
The Councillor then left the meeting and did not return until after the
vote was taken.
An application by the Director of Land Use and Development was
considered as follows:
Summary: The proposed rezoning would limit development to the
existing building and permit all uses listed in the C-2 District
Schedule. The rezoning was initiated by the Planning Department to
address staff's concerns about the potential scale and impact of
redevelopment that could occur on this property, immediately
adjacent to a single-family area, and to ensure that redevelopment
of the property meets community objectives.
The Director of Land Use and Development recommended approval of
the application, with no conditions.
Staff Opening Comments
Rick Scobie, Director of Land Use and Development, reviewed the
application which he initiated to rezone private property at 5605
Victoria Drive. The subject site was rezoned to C-2 in 1970 to
accommodate the development of a Safeway store which has now closed.
There is considerable opportunity to redevelop the site in a fashion
which was not contemplated at the time the C-2 zoning was put in place,
and would be potentially very detrimental to nearby residential
properties. If approved, the proposed CD-1 rezoning would limit
development to the existing building, and a subsequent recommendation
would be brought forward to approve a Form of Development restricted to
that currently on the site.
Mr. Scobie indicated staff do not intend this as a long term
zoning, but as an interim zoning from which further rezoning can be
contemplated. A Neighbourhood Visioning Pilot Project is about to
start in the Cedar Cottage neighbourhood, and the owners may wish to
participate in that process. However, it was not his intention to
freeze the site for the duration of Neighbourhood Visioning, and a
rezoning application undertaken in consultation with the community could
be considered. Mr. Scobie added that acceptance of a rezoning
application prior to completion of Neighbourhood Visioning would be a
concern to his colleagues in City Plans, and Council may wish to provide
advice as to how to proceed if an application does come forward
Responding to queries, Mr. Scobie advised a further rezoning of
this site before the visioning process is complete may preclude
opportunities. Because of its size, the site does offer opportunities
for the development of a neighbourhood centre, for example. Also, a
rezoning of this size may preoccupy adjacent residents and reduce their
participation in visioning. Council could advise staff not to
contemplate rezoning while visioning is underway, and it would accord
with Council's usual practice to do so. However, Mr. Scobie felt this
is an exceptional situation, in that the application before Council this
evening would, if approved, impose a significant downzoning on this
particular property. Any subsequent rezoning application would flow
from this City-initiated rezoning.
Summary of Correspondence
There was no correspondence received on this application.
Speakers
Mayor Owen called for speakers for and against the application and
one speaker opposed the application.
Gerry Kennedy appeared on behalf of Canada Safeway Limited, owners
of the property at 5605 Victoria Drive. Canada Safeway shares concerns
for the neighbourhood, but the store is no longer in use and the land
must be sold. If this rezoning is approved, Canada Safeway will be left
in a very unfair and untenable position, with nothing to sell and a
site with only 10% of its current f.s.r. City staff's greatest concern
appears to be the interface with the residential area to the west. This
concern could be alleviated by rezoning only the portion west of the
lane, and leaving the easterly potion along Victoria Drive C-2. Mr.
Kennedy asked that Council either deny the application, or leave the
easterly potion C-2 and establish guidelines for the remainder. Failing
either of these options, Mr. Kennedy asked that Council either establish
guidelines for the site which would provide some idea of what
development would be acceptable, or at least place a timetable on the
visioning process. He also noted any future rezoning application will
entail costs to the developer. In response to a question, Mr. Kennedy
advised a purchase agreement previously entered into for the site has
been cancelled.
Staff Closing Comment
With respect to the issue of future costs to the developer, Mr.
Scobie noted this area is not presently subject to development cost
levies. A rezoning application proposing increased f.s.r. would
potentially be subject to a community amenity contribution, however this
would be at Council's discretion taking into account the circumstances
of the application.
Mr. Scobie indicated it would be possible for Council to rezone
only the western portion of the site and leave the remainder zoned C-2.
However, this may lead to separate disposition of the two portions and
preclude its disposition as a single consolidated site. Mr. Scobie was
not convinced it would be best to deal with two portions when the site
might be dealt with in a more comprehensive fashion.
In response to a question, Lynda Challis, Planner, confirmed the
neighbourhood would like to be involved in discussing what happens on
the site.
Queried whether similar situations may arise in future, Mr. Scobie
advised staff are beginning to review similar sites across the city to
see if any share a similar history, and whether any other large
consolidated, usually C-2 zoned sites ought to be reconsidered. Staff
will report back on any situations where proactive measures seem called
for.
Council Discussion
Some Council members felt it would be a fair and reasonable
compromise to divide the site and rezone only the western portion.
However, the majority felt the C-2 zoning was not intended to
permit anything other than the Safeway store, with the City's obligation
to the owner extending no further than that use. Presumably, the site
was originally purchased and consolidated for that purpose, and there
has undoubtedly been a substantial increase in land value in the decades
since. The majority were not willing to split the site so as not to
preclude opportunities for a neighbourhood centre or other special use.
MOVED by Cllr. Clarke,
THAT the foregoing application to rezone 5605 Victoria Drive be
approved.
- CARRIED
(Councillor Don Lee and the Mayor opposed)
(Councillor Kennedy returned to the meeting after the vote on the
foregoing item.)
3. Sign By-law Amendment: Banners
An application by the Director of Land Use and Development was
considered as follows:
Summary: To permit small banner signs anywhere in the city, subject
to minor restrictions, and without need for a sign permit. Large
banner signs would also be permitted, without permit, everywhere
but residential areas. Large banner signs would be subject to
additional restrictions, in most cases, which would limit the
percentage of the banner used for signage.
The Director of Land Use and Development recommended approval of
the application, with no conditions.
Staff Opening Comments
Pat Johnston, Planner, advised the intent of the proposed
amendments is to ease restrictions on banners. If approved, the
amendments would:
- clarify that purely decorative banners are not regulated by the
Sign By-law;
- require banner signs to be secured at the top and bottom in order
to distinguish them from flags;
- allow banner signs up to 2 square metres in area anywhere in the
city, without permit, subject to a vertical to horizontal dimension
restriction and minimum clearance from grade;
- allow banner signs greater than 2 square metres in area everywhere
but residential districts, without permit, subject to restrictions
on the percentage of the banner used for signage (words and logos);
- provide an exemption from the signage restriction for banner signs
which display events organized by a non-profit society or public
agency located in the DD and BCPED Districts.
Ms. Johnston recalled that at the time this item was referred to
Public Hearing, staff were asked to provide additional information on
the restriction on the percentage of the banner that can be used for a
logo, as well as the dimension requirement that the banner must be twice
as long as it is wide. The restriction on the percentage of the banner
which may consist of words or logos (10-20% depending on banner size),
with no restriction on graphic or decorative elements, is intended to
encourage decorative banners without undermining the regulations which
apply to other signs. The restriction on dimension, requiring banners
to be twice as long as they are wide, is intended to prevent banners
from being largely advertising. Staff continue to recommend approval
with these restrictions.
Some Council members queried whether the proposed restrictions are
not themselves stifling to creativity. For example, some designs or
logos may be better complemented by a square-shaped banner. Also, the
alphabet itself can be an art form.
Ms. Johnston responded that there are definite trade-offs involved
in trying to accommodate decorative banners without permit requirements,
and gave examples of what would, or would not, be permitted. The
alphabet itself is not restricted, but words and logos are synonymous
with advertising comment. If unlimited words and logos were permitted,
other sign regulations would be seriously undermined. Ms. Johnston
reiterated that purely decorative banners without words and logos offer
greater creative expression since they are beyond the scope of the
by-law. Ms. Johnston also clarified the exemption for non-profit and
public agencies.
Rick Scobie, Director of Land Use and Development, clarified that
the Vancouver Charter gives the City no discretionary authority with
respect to signs. Therefore, it is not possible to have guidelines for
signs, and the City is forced to set hard regulations.
MOVED by Cllr. Kennedy,
THAT all speakers be heard and the Public Hearing concluded this
evening, but that Council defer its decision to a future Regular Council
meeting.
- CARRIED
(Councillors Bellamy, Clarke, Sullivan and the Mayor opposed)
Summary of Correspondence
A review of the correspondence indicated one letter opposed to this
amendment.
Speakers
Mayor Owen called for speakers for and against the application and
three delegations spoke in support.
Katie Fitzgerald, Vancouver Maritime Museum, explained the Museum
is currently unable to obtain banner permits. Marketing is important to
the institution, and banners would be helpful in bringing their message
to the community and welcoming people to the building. Ms. Fitzgerald
felt approval of the proposed amendment would enable the Museum to
enhance its operations.
Janet Meredith, Vancouver Art Gallery, spoke in favour of the
exemption for non-profit societies and public agencies. It is
appropriate to assist the aims of such organizations, and Ms. Meredith
thanked staff for responding to the Gallery s concerns.
Susan Brinkerman, the Flag Shop, acknowledged that many banners
made by the Flag Shop are illegal under the current sign regulations,
and it would be in the company s best interests to have the regulations
eased as proposed. However, Ms. Brinkerman did not advocate doing away
with all regulations, and gave examples of banners which should be
regulated. As far as the amount of signage to be permitted on a banner,
20% is better than they have now; higher percentages may well be too
gaudy. Perhaps the by-law could refrain from a height to width
stipulation for banners under 2 square metres; that would allow 3 foot
by 3 foot or 5 foot by five foot banners, but not ten foot by ten foot
banners which would not beautify or enhance the city.
Staff Closing Comments
Responding to a query, Ms. Johnston confirmed that under the
recommended amendments, the Maritime Museum would be able to install
banners up to 2 metres square as proposed to be allowed in any area of
the city.
Council Discussion
Council discussion was postponed to the Regular Council meeting of
February 25, 1997.
4(a). CD-1 Text Amendment: 3550 Vanness Avenue
(Collingwood Village)
An application by Greystone Properties Ltd. was considered as
follows:
Summary: The proposed text amendment would reduce the required
parking for residential uses on all development sites within
Collingwood Village by 20-25%, depending on the number and size of
dwelling units. The current requirement of "one space per dwelling
unit plus one space per 200m2" would be placed within "0.75 space
per dwelling unit plus one space per 250m2".
The Director of Land Use and Development recommended approval of
the application, with no conditions. Staff Opening Comments
Lynda Challis, Planner, reviewed the proposed parking regulations.
Following completion of the first phase, it became obvious that parking
demand for Collingwood Village was not as high as previously expected.
The applicant wishes to reduce the parking requirement by about 700
spaces based on the results of a parking study. Staff and the developer
have worked with the community to develop an appropriate parking
standard.
Paul Pinsker, Transportation Engineer, recalled the existing
requirement was slightly lower than that which would normally have been
required in recognition of the proximity of SkyTrain. Even so, after
occupancy it became apparent that not all on-site parking was being
used. The applicant commissioned a study of sites along the SkyTrain
corridor, with assistance from the Engineering Department, which
established that there is significantly less vehicle ownership near
SkyTrain. Based on these findings, staff now recommend a reduced
standard.
Mr. Pinsker noted there is concern over the street parking
situation in the area, but this is not related to the Collingwood
Village site. Engineering has installed two-hour parking signs on some
frontages which should help the situation, but more may be required.
Mr. Pinsker also commented on the issue of Park and Ride for SkyTrain.
Applicant Opening Comments
Brian McCauley, Greystone Properties, reiterated there has been
significantly less demand than expected for parking at Collingwood
Village. Therefore, Mr. McCauley requested that the parking requirement
be reduced. Collingwood Village is trying to provide affordable
housing, and a reduction in parking cost will further this aim.
Summary of Correspondence
A review of the correspondence indicated two letters of support
received on this item.
Speakers
Mayor Owen called for speakers for and against the application and
five speakers were heard.
Chris Taulu, Joyce Station Crime Prevention Office, expressed
support.
Manelito Basilio, area resident, had no objection to the
application provided adequate parking space is provided on site for
visitors and relatives. Between the community centre and ball games, it
can be difficult for residents to find parking in front of their homes.
Mr. Basilio requested installation of resident parking only in the area
to minimize problems. (Council suggested Mr. Basilio discuss the
procedures for such a request with the Engineering Department.)
The following speakers supported the application provided it
furthers environmentally sound transportation methods:
- John Wright, Bicycle Advisory Committee (brief filed)
- Tracy Axelsson, Co-op Auto Network
- Gavin Davidson, Better Environmentally Sound Transportation
(BEST).
Following are some of the points made by the foregoing speakers:
if parking requirements are to be reduced successfully, a
multimodal view of transportation must be embraced;
a reduction in parking requirements will only be worthwhile if
alternative methods of transportation are fostered, such as
bicycle use and an auto co-op;
it is important to implement programs which reduce reliance on
the private vehicle;
it would be productive to allow long-term parking on city
streets if people are required to pay for it, and the funds
are used to promote environmentally friendly forms of
transportation;
Greystone's contribution does not go far enough, and the
developer should be required to contribute financially to
services such as maps of bicycle routes, etc.;
a blanket rezoning should be undertaken to reduce the parking
requirement for all multi-dwellings within 700 feet of
SkyTrain stations, perhaps setting a maximum rather than a
minimum number of parking spaces.
Mr. Wright also recommended the following bicycle parking
requirements:
A) Bicycles will be parked in lockers or compounds no more than
one floor below grade;
B) Bicycles will be secured in individual lockers or in compounds
containing no more than twenty bicycles;
C) Vertical bicycle racks as required in the Parking By-law will
meet specifications set out in the brief on file.
Applicant Closing Comments
With respect to the issue of visitors' parking, Mr. McCauley
advised difficulties are expected to be rectified in the second phase by
the location of an inter-phone at the parkade gate to simplify
admission. The study undertaken found no correlation between a decrease
in cars and increased use of bicycles. Existing bicycle parking is also
underutilised at Collingwood Village. Greystone has contributed much to
the Collingwood Village area, and it would be difficult to give more and
still provide afffordable housing.
Staff Closing Comments
Mr. Pinsker commented on Mr. Wright's recommendations, noting (A)
is already a requirement; (B) Council decided on 40 bicycles per
locker after deliberation; and there is some difficulty with the wording
of (C). This will be discussed further with the Bicycle Advisory
Committee. It will also be necessary to work further with the
Collingwood community to develop appropriate curbside parking
regulations for the area.
Council Discussion
MOVED by Cllr. Sullivan,
THAT the foregoing application by Greystone Properties Ltd. be
approved.
- CARRIED UNANIMOUSLY
4(b). CD-1 Text Amendment: 3418 Vanness Avenue
An application by Greystone Properties Ltd. was considered as
follows:
Summary: As with 4(a), the proposed text amendment would replace
the current requirement of "one space per dwelling unit plus one
space per 200m2" with "0.75 space per dwelling unit plus one space
per 250m2".
The Director of Land Use and Development recommended approval of
the application, subject to the following conditions proposed for
adoption by resolution of Council:
THAT, prior to enactment of the CD-1 amending by-law, the
registered owner shall, at no cost to the City:
i) for a reduction in parking spaces of up to 30 spaces less than
originally required by CD-1 By-law No. 7639, execute an
agreement to the satisfaction of the Director of Legal
Services and the Manager of Real Estate Services, to provide
during the construction of the project, suitable alternative
accommodation for use by the existing Crime Prevention Office,
free of charge in terms of rents, heating and electrical
charges and property taxes (total value of approximately
$18,000); and
ii) for a reduction in parking exceeding 30 spaces less than
originally required by CD-1 By-law No. 7639, provide a
Community Amenity Contribution calculated at $5,000 per space
for each space exceeding 30 spaces, to be calculated and paid
at the development permit stage.
Staff Opening Comments
Lynda Challis, Planner, reviewed the proposed parking requirement
revisions and conditions recommended by staff. Ms. Challis noted the
applicant has agreed to the conditions and requests that the funds
generated be spent in the community.
Applicant Opening Comments
Brian McCauley, Greystone Properties, confirmed the applicant
wishes to see the Community Amenity Contribution of $5,000 per stall be
placed in the community, in consultation with Greystone Properties and
the community.
Summary of Correspondence
No correspondence was received on this item.
Speakers
Mayor Owen called for speakers for and against the application and
two speakers appeared.
Chris Taulu, Joyce Station Crime Prevention Office, supported the
application. Ms. Taulu requested that the record show that there is an
agreement with Greystone Properties that the Community Amenity
Contribution (CAC) for one parking stall should go to the community
police station. Disposition of the CACs should be determined by a
committee of community representatives.
Gavin Davidson, Better Environmentally Sound Transportation (BEST),
hoped Council would consider revising parking regulations around
SkyTrain stations generally, not just for this development. Mr. Davison
also requested that CACs go to a car co-op and to measures intended to
improve transit and bicycle usage.
Applicant Closing Comments
The applicant made no closing comments.
Staff Closing Comments
Staff made no closing comments.
Council Discussion
Council members expressed appreciation to Ms. Taulu for her efforts
on behalf of the community. Council members also felt a significant
step had been taken in reducing the parking requirements for a
multi-family development close to a SkyTrain station, and felt the issue
of parking requirements around SkyTrain merited further investigation
in future.
MOVED by Cllr. Sullivan,
THAT the foregoing application by Greystone Properties be approved,
subject to the conditions set out in this Minute of Public Hearing;
AND THAT disposition of the Community Amenity Contribution be
determined in consultation with a committee of community representatives
and Greystone Properties.
- CARRIED UNANIMOUSLY
5. CD-1 Text Amendment: 555 West 12th Avenue
(City Square)
An application by Moodie Consultants Ltd. was considered as
follows:
Summary: The proposed text amendment would increase the permitted
range of retail, commercial service, office and
cultural/recreational uses in the existing development.
The Director of Land Use and Development recommended approval of
the application, with no conditions.
Staff Opening Comments
Tom Phipps, Planner, pointed out the application is not
controversial, as evidenced by the lack of conditions, a rare occurrence
for applications of this type. In part, the proposed amendment is a
change in terminology to reflect current terminology which more
precisely defines uses; there are also some additions.
Rick Scobie, Director of Land Use and Development, responded to a
question concerning arcades as a use, and how this differs from the
entertainment centres upon there is currently a moratorium. Mr. Scobie
advised the arcade use proposed for City Square is the use permitted in
many districts, which restricts admission to adults only. The family
entertainment centre previously turned down by Council proposed to admit
children, a licensing issue.
Applicant Opening Comments
Dwight Ecklund, Moodie Consultants, thanked Council for its
consideration of the proposed additions.
Summary of Correspondence
A review of the correspondence on the application indicated two
letters opposed to some proposed uses.
Speakers
Mayor Owen called for speakers for and against the application and
none were present.
Applicant Closing Comments
The applicant made no closing comments.
Staff Closing Comments
Responding to a request for further clarification, Mr. Scobie
explained that since the rezoning of City Square, new use terms have
been introduced which are more discrete and better related to the by-law
than older uses. The new terms provide for greater clarity and
certainty. These more explicit terms, as well as some uses not
previously included, are being added to the CD-1 By-law. Mr. Scobie
also read the by-law definition of health enhancement centre, noting the
definition has been specifically crafted to exclude massage parlours.
If the term is being used by some massage parlours, it is not being used
legally.
Mr. Phipps provided clarification regarding some of the proposed
new uses and associated parking requirements. Noting Council had
received correspondence objecting to billiards, Mr. Phipps advised this
use is not included.
Council Discussion
MOVED by Cllr. Clarke,
THAT the foregoing application by Moodie Consultants Ltd. be
approved.
- CARRIED UNANIMOUSLY
6. CD-1 Text Amendment: 1606 West 1st Avenue
An application by Burrowes Huggins Architects was considered as
follows:
Summary: The proposed text amendment would add health care office
and health enhancement centre as permitted uses in the existing
development.
The Director of Land Use and Development recommended approval of
the application, subject to the following conditions as proposed for
adoption by resolution of Council:
1. That prior to enactment of the amending by-law, and at no cost
to the City, the registered owner shall:
I) make suitable arrangements to the satisfaction of the
General Manager of Engineering Services, for
undergrounding of all new electrical and telephone services within and adjacent the site from the closest
existing suitable service point.
Staff Opening Comments
Lynda Challis, Planner, noted the application before Council and
offered to provide clarification, if desired.
Applicant Opening Comments
There were no opening comments by the applicant.
Summary of Correspondence
A review of the correspondence indicated the following:
- three letters opposed to the application
- four letters in support of the application
- one letter requesting change to all CD-1 zoned property.
Speakers
Mayor Owen called for speakers for and against the application and
none were present.
Applicant Closing Comments
There were no closing comments by the applicant.
Staff Closing Comments
There were no closing comments by staff.
Council Discussion
MOVED by Cllr. Clarke,
THAT the foregoing application by Burrowes Huggins Architects be
approved, subject to the conditions set out in this Minute of Public
Hearing.
- CARRIED UNANIMOUSLY
RISE FROM COMMITTEE OF THE WHOLE
MOVED by Cllr. Sullivan,
THAT the Committee of the Whole rise and report.
- CARRIED UNANIMOUSLY
ADOPT REPORT OF COMMITTEE OF THE WHOLE
MOVED by Cllr. Price,
SECONDED BY Cllr. Kennedy,
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.
- CARRIED UNANIMOUSLY
* * * * *
The Special Council adjourned at 11:35 p.m.