Agenda Index City of Vancouver

POLICY REPORT
DEVELOPMENT AND BUILDING

TO:

Vancouver City Council

FROM:

Director of Central Area Planning

SUBJECT:

Central Waterfront Port Lands Shell CD-1

 

RECOMMENDATION

GENERAL MANAGER’S COMMENTS

COUNCIL POLICY

· Central Waterfront Port Lands Policy Statement (1994);
· Memorandum of Understanding (1998) relating to the development approval process applicable to the Central Waterfront Port Lands;
· In Stage One (1996) of the Trade and Convention Facilities Review Program, Council endorsed three site proponents proceeding to Stage Two with conditions for evaluation of Stage Two proposals;
· In Stage Two (1997), Council endorsed submission to the Province of the City Staff’s evaluation of Greystone’s Stage Two proposal including conditions to be addressed in Stage Three; and
· Central Area Plan (1991).

FIGURE 1

PURPOSE

This report recommends a shell CD-1 zoning be created for a portion of the Central Waterfront Port Lands (Area A, Figure 1). It further recommends related amendments to the Central Waterfront District (CWD) and Central Waterfront Official Development Plan (CWODP), and a consequential amendment to the Sign By-law.

BACKGROUND

In 1994, City Council and the Board of the Port of Vancouver approved the Central Waterfront Port Lands Policy Statement. In 1996 and 1997, the City and Province completed Stages One and Two of the New Trade and Convention Facilities Review Program, resulting in Greystone Properties being selected by the Province to enter into detailed negotiations with the Province and to proceed with necessary applications to the City, Port of Vancouver and other regulatory authorities.

The principal mechanism for governing development will be a Comprehensive Development Agreement (CDA) to be signed by the City, Port of Vancouver and Greystone Properties. The CDA will be very similar to a zoning document, including form of development provisions such as densities, heights, required parking and views protection. It will also identify legal agreements which must be entered into prior to any development permit, subdivision or building approvals.

Staff have completed a review of the initial CDA application from Greystone. A revised submission has been received and the application will be referred to a ‘public review meeting’ of Council in December. After any outstanding issues are resolved, the City, Port and Greystone will sign the CDA. This process and its components are consistent with the Memorandum of Understanding approved by Council and the Port Board in June, 1998 (attached as Appendix C).

Council in June also instructed staff to bring forward the necessary referral report to have a CD-1 shell zoning considered at a Public Hearing.

DISCUSSION

Shell CD-1

The proposed shell zoning is a necessary legal mechanism to facilitate the City’s processing of development, building and occupancy permits, in accordance with normal procedures.

The area to be rezoned, identified as Area A in Figure 1, includes ‘lands’ identified in the Memorandum of Understanding - that is, Greystone’s Phase 1 and Phase 2 and the Eastlands. Portside (CRAB) Park is not included in the area to be rezoned as the Park is not part of the lands under consideration for new development.

The draft provisions of the shell CD-1 zoning are presented in Appendix A. The By-law would allow continuation of existing uses and compatible interim uses. Potential future uses are generally listed, as required by the Vancouver Charter, and are consistent with the Central Waterfront Port Lands Policy Statement.

It is anticipated that Council, in December, will address Greystone’s specific development proposal for Portside when considering the Comprehensive Development Agreement. In the future, the CDA will be amended to include development details of the Eastlands in accordance with the Policy Statement and as agreed to by the Parties.

Central Waterfront District

The boundaries of the CWD would be altered as a result of the creation of the shell CD-1.

It is also proposed that another area, identified as Area B in Figure 1, be added to the CWD, related to the City’s consideration of Greystone’s proposed extension to the Canada Place pier to accommodate the third cruise ship berth. This area is currently unzoned.

This area is outside of the approved 1994 Central Waterfront Port Lands Policy Statement area and is not part of this rezoning. However, Greystone has submitted plans for the pier extension and renovation to Canada Place, and these plans are being processed and will be part of the Public Review Meeting. This area will also be covered by an agreement between the City, Port and Greystone.

When Canada Place was originally built, the City in consultation with Canada Place Corporation undertook an application review process similar to a development application. Based on the review, the CWODP was amended to include an Area Development Plan for Canada Place. The procedures for permit issuance are currently under review and more information will be presented at the Public Hearing.

Central Waterfront Official Development Plan

The CWODP would require amending as a consequence of the proposed shell CD-1 rezoning. Appendix B generally identifies the required amendments.

The proposed amendments will not alter the development potential of lands remaining in the CWD. Subsequent consideration of these lands in consultation with affected property owners and nearby communities may result in amendments to the zoning which will be brought forward through the City’s normal rezoning process.

Sign By-law

The Sign By-law would require amending as a consequence of the proposed CD-1 rezoning, in order that existing Sign By-law provisions, Schedule B (CWD), would continue to apply.

CONCLUSION

Staff recommend that the proposed shell CD-1 together with the related CWD rezoning, CWODP text amendment and consequential Sign By-law amendment be referred to Public Hearing. The proposed rezoning and text amendments facilitate Council’s consideration of a Comprehensive Development Agreement and the City’s normal processing of development, building and occupancy permits on these lands (Area A, Figure 1).

APPENDIX A
Page 1 of 2

DRAFT PORT LANDS CD-1 BY-LAW PROVISIONS

USES

· Uses existing as of [date of enactment].

· Interim uses not listed above and accessory uses customarily ancillary to existing uses provided that they are consistent with the Central Waterfront Port Lands Policy Statement adopted by Council in February, 1994.

· Uses

OTHER PROVISIONS

· The Development Permit Board may in its discretion approve or refuse a development permit application based on review against the policies and guidelines adopted by Council which are contained in a Comprehensive Development Agreement applicable in the district.

APPENDIX A
Page 2 of 2

· Any persons wishing to carry out any development in the said district shall submit such plans and specifications as may be required by the Director of Planning.

· No development permit shall be issued for any development unless such permit shall have received the approval of the Development Permit Board, unless otherwise approved by the Director of Planning pursuant to section 3.3 of the Zoning and Development By-Law.

APPENDIX B

DRAFT AMENDMENTS TO THE CENTRAL WATERFRONT OFFICIAL DEVELOPMENT PLAN

· All provisions removed which only apply to the area to be rezoned to Port Lands CD-1 including, but not limited to, maps, and area and density figures in revised Sub-areas 3 and 4.

· Add Canada Place pier extension area.

· Any consequential amendments related to the above.

· Housekeeping amendments to update the text and maps.

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