CITY OF VANCOUVER

REGULAR COUNCIL MEETING MINUTES
STANDING COMMITTEE OF COUNCIL ON
PLANNING AND ENVIRONMENT

FEBRUARY 25, 1999

A Regular Meeting of the Council of the City of Vancouver was held on Thursday, February 25, 1999, at 4:20 p.m., in Committee Room Number 1, Third Floor, City Hall, following the Standing Committee on Planning and Environment meeting, to consider the recommendations of the Committee.

PRESENT:	Mayor Philip Owen Councillor Don Bellamy Councillor Nancy A. Chiavario Councillor Jennifer Clarke Councillor Alan Herbert Councillor Daniel Lee Councillor Don Lee Councillor Gordon Price Councillor George Puil Councillor Sam Sullivan
ABSENT:	Councillor Lynne Kennedy (Civic Business)
CITY MANAGER'S OFFICE:	Judy Rogers, City Manager
CLERK TO THE COUNCIL:	Nancy Largent

COMMITTEE OF THE WHOLE

MOVED by Cllr. Bellamy,
SECONDED by Cllr. Clarke,

THAT this Council resolve itself into Committee of the Whole, Mayor Owen in the chair.

- CARRIED UNANIMOUSLY

COMMITTEE REPORTS

Report of Standing Committee
on Planning and Environment
February 25, 1999

Council considered the recommendations of the Committee, as contained in the following clauses of the attached report:

Cl.1: Development Application: 3637 West 17th Avenue
Cl.2: Proposed High Technology Zone (I-3)

Clause 1

MOVED by Cllr. Clarke,

THAT the recommendation of the Committee, as contained in Clause 1 of this report, be approved.

- CARRIED UNANIMOUSLY

Clause 2

MOVED by Cllr. Clarke,

THAT the recommendations of the Committee, as contained in Clause 2 of this report, be approved.

- CARRIED

(Councillor Sullivan opposed to G, H and L)

RISE FROM COMMITTEE OF THE WHOLE

MOVED by Cllr. Don Lee,

THAT the Committee of the Whole rise and report.

- CARRIED UNANIMOUSLY

ADOPT REPORT OF COMMITTEE OF THE WHOLE

MOVED by Cllr. Don Lee,
SECONDED by Cllr. Bellamy,

THAT the report of the Committee of the Whole be adopted.

- CARRIED UNANIMOUSLY

The Council adjourned at 4:23 p.m.

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REPORT TO COUNCIL

STANDING COMMITTEE OF COUNCIL
ON PLANNING AND ENVIRONMENT

FEBRUARY 25, 1999

A Regular Meeting of the Standing Committee of Council on Planning and Environment was held on Thursday, February 25, 1999, in Committee Room Number 1,, Third Floor, City Hall.

PRESENT:	Mayor Philip Owen Councillor Don Bellamy Councillor Nancy A. Chiavario Councillor Jennifer Clarke Councillor Alan Herbert Councillor Daniel Lee Councillor Don Lee Councillor Gordon Price Councillor George Puil Councillor Sam Sullivan
ABSENT:	Councillor Lynne Kennedy (Civic Business)
CITY MANAGER'S OFFICE:	Judy Rogers, City Manager (Clause 2) Brent MacGregor, Deputy City Manager (Clause 1)
CLERK TO THE COMMITTEE:	Nancy Largent

APPROVAL OF MINUTES

The Minutes of the Standing Committee on Planning and Environment of January 28 and February 4, 1999, were approved.

RECOMMENDATION

1. Development Application: 3837 West 17th Avenue File: 2608

The Committee had before it an Administrative Report dated January 19, 1999 (on file), in which the Director of Community Planning recommended that City Council support approval of the construction of a four-storey Retail/Residential building at 3637 West 17th Avenue. The General Manager of Community Services recommended approval, as reflected in the recommendation of this report.

Bob Adair, Planner, summarized the application in the context of the development's surroundings. The main issues identified by the community have been height and floor space ratio (FSR). Mr. Adair also explained the rationale for recommending the application be supported.

Claude Pierce, resident of West 18th Avenue, expressed concern over the potential loss of water views due to the height of the proposed development. Mr. Pierce opposed any height relaxations.

Peggy Schofield, Dunbar Residents' Association, reviewed neighbourhood concerns, including height, possible loss of water views, and the appearance of the street wall. The development is high quality, but streetscape, style and parking should be addressed to a greater degree in future proposals for Dunbar. Ms. Schofield suggested the neighbourhood and community groups should become involved at an earlier stage of the process than is currently the practice.

John Morrison, representing the property owner, outlined adjustments made in response to neighbourhood concerns, and stressed the high quality of design and materials. Should Council deem it helpful, Mr. Morrison offered to reduce the number of roof decks from five to three (architectural drawings filed). Roof deck materials will be as transparent as possible, and a restrictive covenant could be added to prevent owners from adding walls.

The following motion by Councillor Price was put and carried. The Committee, therefore,

RECOMMENDED

THAT the Director of Planning be advised that Council would favour the approval of the construction of a four-storey Retail/Residential building at 3637 West 17th Avenue as submitted under Development Application Number DE403554.

- CARRIED UNANIMOUSLY

2. Proposed High Technology Zone (I-3) File: 5317

The Committee had before it a Policy Report dated February 16, 1999 (on file), in which the Co-Directors of Planning recommended that the High Technology Zone be implemented by referring to Public Hearing the proposed I-3 zoning schedule, to apply initially to 125 acres identified in False Creek Flats. For the Grandview/Boundary area, it was recommended that owner-initiated rezonings for areas located near proposed SkyTrain stations be guided by Grandview/Boundary Industrial Area interim rezoning policies contained in a forthcoming report.

The General Manager of Community Services did not recommend approval, for reasons outlined in the report. Should Council wish to proceed after due consideration of the concerns expressed by the General Manager, the City Manager recommended approval of the foregoing, and further recommended that staff report further on parking at the Public Hearing. Should Council choose to permit individual property owners in the False Creek Flats to opt out, the City Manager further recommended that a deadline be set.

Also before the Committee was a memorandum from the General Manager of Engineering Services dated February 27, 1999 (on file), advising that Engineering did not concur with the commentary on parking set out in the foregoing report, and undertaking to submit further materials for Council's review at the Public Hearing.

The Committee discussed whether it would be appropriate to hear speakers on this matter. Following discussion, it was

MOVED by Cllr. Price,

THAT speakers' presentations be heard.

- CARRIED UNANIMOUSLY

Speakers were cautioned not to discuss the merits of the proposed rezoning, but to address only whether the proposal should be referred to Public Hearing, and whether all issues which should be addressed had been addressed. Speakers were also reminded they must make their submissions again at the Public Hearing if they wished to have their views considered in that context.

Clause No. 2 Continued

Ann McAfee, Director of City Plans, gave a brief overview of the proposed rezoning and the role of high technology industry.

Christina DeMarco, Planner, gave examples of high technology industry and responded to questions regarding specific sites.

Ian Smith, Planner, reviewed the False Creek Flats sites proposed to be rezoned from I-2 and M-2 to I-3, including references to the Livable Region Strategy.

Dave Rudberg, General Manager of Engineering Services, responded to questions about parking and transit issues.

Ted Droettboom, General Manager of Community Services, outlined his rationale for not recommending referral to Public Hearing, including development potential and possible land use enforcement problems.

The following speakers supported referral of the proposed I-3 zoning to Public Hearing:

Alan Whitchelo, Bentall Developments (brief filed)
Bob Laurie, Finning International

(also filed brief from Downtown Vancouver Association)
Bill Elliott, representing a commercial real estate firm

Lorne Milne, area resident, Brewery Creek Artists' Loft Zone
Mark Nenot, resident of East 2nd Avenue

Following are some of the comments made by the speakers:

· Mr. Whitchelo requested that the former Eaton's warehouse site at 2950 East Broadway also be referred to Public Hearing for rezoning to I-3 as a City-initiated rezoning, as set out in his brief dated February 24, 1999;
· the issues of parking, transit, loading, densification, infrastructure costs, and business tax increases should be addressed;
· all issues are being addressed;
· bike pathways should be established and green space areas elaborated;
· a swimming pool and good public transit connections should be provided in the False Creek Flats.

Clause No. 2 Continued

Jacquie Forbes-Roberts, Director of Community Planning, and Larry Beasley, Director of Central Area Planning, responded to questions on the extent to which an analysis of the former Eaton's warehouse site could be carried out prior to the Public Hearing, if referred together with the False Creek Flats sites. It was noted that there is already a concept plan in place for the False Creek Flats, but not for the Grandview/Boundary Industrial Area.

Recommendations A through M of this report were put by Mayor Owen.

The following motion was put by Cllr. Chiavario, in amendment:

THAT Recommendations G, H and L be amended to delete referral of the former Eaton's warehouse site at 2950 East Broadway,

- LOST

(Councillors Bellamy, Clarke, Herbert, Daniel Lee,

Don Lee, Price, Puil and the Mayor opposed)

The following motion by Mayor Owen was then put and carried. The Committee, therefore,

RECOMMENDED

A. THAT the Director of Central Area Planning on behalf of Land Use and Development be instructed to make application to amend the Zoning and Development By-law to:

· create a new I-3 District Schedule (High Technology Zone) that includes information technology as a permitted use to 3.0 FSR generally in accordance with Appendix A of the Policy Report dated February 16, 1999;

· amend Section 2 to create a definition for information technology and an expanded definition for laboratory generally as outlined in Appendix C of the Policy Report dated February 16, 1999; and

Clause No. 2 Continued

· allow general office uses (listed in section 3.2.O) in conjunction with all uses, not to exceed 33_ % of the total gross floor area of all of the principal and accessory uses combined (section 4.7.1, Appendix A);

FURTHER THAT the Director of Legal Services be instructed to prepare the necessary by-laws for consideration at Public Hearing;

AND FURTHER THAT the applications and by-laws be referred to a Public Hearing.

B. THAT both B1 and B2, as follows, be referred to Public Hearing:.

B1. THAT the Director of Legal Services be instructed to prepare an amendment to the Parking By-law to apply Information Technology uses to Section 4.2.5.2 of the Parking By-law which would have a parking maximum as in the existing FC-1 District Schedule, which provides for reduced parking requirements near rapid transit stations, as outlined in Appendix C-1 of the Policy Report dated February 16, 1999;

AND FURTHER THAT the Director of Legal Services be instructed to bring forward the amendment to the Parking By-law at the time of enactment of the Zoning By-law.

OR AS AN ALTERNATIVE

B2. THAT with respect to the Parking By-law the regulations pertaining the Information Technology uses follow the existing office provisions as outlined in Section 4.2.5.1 of the Parking By-law.

C. THAT, subject to approval of the I-3 zone at a Public Hearing, the Subdivision By-law be amended to apply the regulations pertaining to the I-2 District to the I-3 District;

AND FURTHER THAT the Director of Legal Services be instructed to bring forward the amendment to the Subdivision By-law at the time of enactment of the Zoning By-law.

Clause No. 2 Continued

D. THAT subject to approval of the I-3 zone at a public hearing, the Director of Legal Services be instructed to bring forward an amendment to the Sign By-law to establish regulations for the I-3 District generally in accordance with Appendix C of the Policy Report dated February 16, 1999.

E. THAT, if approved at Public Hearing, the I-3 By-law be accompanied at the time of enactment by an amendment to the Noise Control By-law to include the I-3 District.

F. THAT the revised False Creek Flats Preliminary Concept Plan, as contained in Appendix D of the Policy Report dated February 16, 1999, be adopted by Council and that this plan guide future subdivision applications in False Creek Flats.

G. THAT the Director of Central Area Planning on behalf of Land Use and Development be instructed to make applications to amend the Zoning and Development By-law to rezone from I-2 and M-2 to I-3 areas in False Creek Flats generally as shown in a revised Figure 1 which deletes City-owned lands;

AND FURTHER THAT the Director of Central Area Planning on behalf of Land Use and Development be instructed to make application to amend the Zoning and Development By-law to rezone the former Eaton's warehouse site at 2950 East Broadway, generally bounded by Renfrew Street on the west, Hebb Street on the South, Nootka Street on the east, and Broadway on the north, from I-2 to I-3, as set out in a letter from Bentall Corporation dated February 24, 1999.

H. THAT a development cost levy district boundary and rates be established for the area in False Creek Flats and the former Eaton's warehouse site at 2950 East Broadway proposed to be rezoned to I-3 prior to the Public Hearing to rezone lands to I-3.

Clause No. 2 Continued

I. THAT individual property owners in the False Creek Flats area proposed for rezoning to I-3 be allowed to have the option of being considered for rezoning to I-3 or retaining their current zoning;

AND FURTHER THAT individual property owners who choose to opt out must so advise City Council before the conclusion of the Public Hearing on this matter.

J. THAT owner-initiated rezonings in the Grandview/Boundary Industrial Area be considered upon approval of the Grandview/Boundary Industrial Area Interim Rezoning Policies, which will be proposed in a forthcoming report.

K. THAT the Director of City Plans monitor the amount and type of industry that is locating on lands zoned as I-3 and the impacts on the downtown, and commercial and industrial areas in the city, and report back to Council in three years (2002), or earlier if significant consequences are identified.

L. THAT it be City policy that privately-initiated rezonings to I-3 for industrial sites other than those identified in Figure 1 for False Creek Flats, and lands identified in the Grandview/Boundary Industrial Area Interim Rezoning Policies other than the former Eaton's warehouse site at 2950 East Broadway, be discouraged until Council has considered the monitoring report described in Recommendation K.

M. THAT staff report at the Public Hearing on:

· the impacts and interim solutions regarding parking in Recommendation B1 and B2, including the pros and cons of both options;

· what parking I-3 developers would likely provide, based on experience elsewhere, including the maximum number of parking spaces which might be generated;
· information on existing and proposed transit services, including buses, and including existing and projected stations serving the proposed I-3 areas;

Clause No. 2 Continued

· what options might be considered for transportation demand management to reduce single occupancy vehicle commuting, based on experiences elsewhere;
· examples of high technology firms which have left the city, possibly because they are not permitted under I-2;
· information on the amount and location of high technology zoned space in the GVRD;
· information on office space capacity in the downtown, Central Broadway, and regional town centres;
· possible consequences to the downtown and regional town centres of the City approving the proposed I-3 areas;
· how I-3 take-ups and impacts will be monitored, and who will do the monitoring;
· whether there are any other ways to accommodate the demand for high technology industry, such as through a proposal call;
· information on the uses to which DCLs may be put, and what comments there have been from the Board of Parks and Recreation regarding DCLs for these sites;
· more information regarding public amenities and open space in the False Creek Flats, including bike pathways and green space, how open space and amenities will connect to adjacent communities, and what role the Park Board has had in this process;
· information on any buildings on the referred sites having heritage significance; and
· criteria which owners in the Grandview/Boundary Industrial area would be expected to address in submitting interim applications to rezone to I-3, and what the timing would be for owner-initiated rezonings to reach enactment.

- CARRIED

(Councillor Sullivan opposed to G, H and L)

The meeting adjourned at 4:20 p.m.

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(c) 1998 City of Vancouver