DPSC Report - 455 West 8th Avenue

● Proposal:To construct a 6-storey mixed-use building comprised of three storeys of retail/ commercial, three stories of artist live/work, class A studios (92 units) and three and a partial fourth levels of underground parking.

   See    Appendix A     Standard Conditions
            Appendix B     Standard Notes and Conditions of Development Permit
            Appendix C     Processing Centre Building and Fire & Rescue Services comments
            Appendix D     Plans and Elevations
            Appendix E     Applicants Design Rationale and Response to Preliminary Conditions of Approval
            Appendix F     Applicants view analysis (comparison with preliminary application)
            Appendix G    Applicants meeting notes from public consultation with XL Lofts residents

(Apendices D - G are not included - copies of the full report may be obtained from the Planning Department)

Development Permit Staff Committee Recommendation: Approve

THAT the Board APPROVE Development Application No. DE407357 as submitted, the plans and information forming a part thereof, thereby permitting the construction of a six (6) storey mixed use building comprised of 3-storeys of retail/commercial, three (3) levels of artist live/work class A studios (92 units) and three and a partial fourth levels of underground parking, subject to the following conditions:

1.0 Prior to the issuance of the development permit, revised drawings and information shall be submitted to the satisfaction of the Director of Planning, clearly indicating:

1.1 design development to increase the sense of public realm and visibility of the Cambie Street setback area;

Note to Applicant: This can be achieved by reducing the height of the planters on Cambie. The bus shelter should be relocated and the number of steps at the entrance at the grocery store tenant should be reduced (see also condition A.2.21).

1.2 design development to develop an art feature concept to enrich the Cambie Street public realm;

Note to Applicant: This should be shown on the drawings (see also condition A.1.15).

Note to Applicant: The drinking fountain should be moved slightly to be located on public property (see condition A.2.20 for maintenance agreement). The street lighting source on the south side of West 7^th Avenue should be changed to metal halide.

2.0 That the conditions set out in Appendix A be met prior to the issuance of the Development Permit.

3.0 That the Notes to Applicant and Conditions of the Development Permit set out in Appendix B be approved by the Board.

Technical Analysis

¹ Note on Floor Area and FSR: The proposed floor area is above the maximum permitted. Standard Condition A.1.1 seeks compliance with the maximum permitted floor area in the C-3A District Schedule.

² Notes on Height: The Development Permit Board may permit an increase in the height of the building beyond 30.2 ft. Pursuant to the Cambie Street Eastside C-3A Guidelines, the suggested height maximum is 90.2 ft.

³ Notes on Parking Spaces: The Commercial parking space requirement is based on the Grocery Store and the Retail use requirements as indicated in the Parking By-law. The parking requirement may change depending on the floor area designated for other proposed commercial use. Standard Condition A.1.4 seeks confirmation of the other proposed uses.

● Site: The site is a full block located between Cambie St, Yukon St, 7th Avenue and 8th Avenue. The block length is approx. 386 ft. and depth is approx. 260 ft. There is a significant slope from 8th Avenue down to 7th Avenue of approx. 16 ft. The site does not contain a lane nor is a lane sought. Ten driveway crossings currently exist on this site.

Context

Industrial I-1 zoning is located to the east across Yukon Street. The proposal is located in the Cambie Street Eastside sub-area of C-3A.

(a) XL Lofts mixed use, 428 West 8th Avenue, an 8 storey building with commercial at grade and 77 artist live/work studios, height el. 226 ft. (73.41 ft.) and FSR 3.0

(b) Canadian Tire Site, DE 407204 approved for an expanded store plus retail tenant over nearly the full block of Cambie, 7th Avenue, 6th Avenue and Yukon Street

(e) Police Building, 2120 Cambie Street, commercial and inspection station, 93.7 ft. height and 2.98 FSR

Background

On October 22, 1996, Council approved recommendations that artist live/work studio use be supported in this sub-area of C-3A (Cambie Street Eastside). Three artist live/work developments have been approved in this sub-area, with 2 constructed including the XL Lofts (428 West 8th Avenue).

In the Southeast False Creek area bounded by Cambie Street, Main Street, 2nd Avenue and False Creek, rezoning is underway on both public and private lands to create a new mixed-use/residential neighbourhood of approximately 7,000 new units (approx. 14 ,000 new residents). No significant component of retail use is envisioned within this neighbourhood.

An underground rapid transit corridor is likely to use the Cambie Street right-of-way with a future station located near Broadway and Cambie Street. Various options for this alignment are currently being considered and staff do not envision any specific dedications or allowances for the rapid transit line related to this site to be necessary.

The Off Broadway Bike Route is adjacent to this site. City Council approved the proposed Midtown Way greenway on July 18, 1995 as part of the Vancouver Greenways Plan. The greenway has not yet been constructed, but, in the future will feature improved pedestrian and cyclist amenities, beautification and additional traffic calming, where supported. Improvements to the portion of the Bikeway and the Greenway adjacent to this site are proposed as part of this development.

Response to Preliminary Conditions

1.1 design development to improve north views from the XL lofts Building (428 West 8th Avenue) across the eastern portion of the proposed building, in consultation with neighbours;

Note to Applicant: This can be achieved by providing a slot of mountain view from the 5th floor units, by setting back the 2 storey architectural feature at the corner of 8th and Yukon Street and by reducing the height of the easterly portion of the site by approximately 4 ft. Consideration should be given to extending the benefits of the view slots and setbacks to third floor XL units, where practical.

North views have been improved for 5th floor units and to some 3rd floor units across the eastern portion of the building. Design development in this area took place through consultation with residents of the XL lofts building. Three meetings were held with residents from July to September. The meetings were open to all residents of the Xl Lofts and a contact person was chosen from the building to facilitate the sharing of information and coordination of meetings. The first meeting was to establish the format of consultation, what issues would be addressed and to discuss how the process would proceed. The second meeting began with the group touring various suites in the building to examine various issues on a first hand basis and to take additional photos for requested view studies. The residents and the applicant team then regrouped to discuss issues of design, use, neighbourhood impact and structure of process. Subsequent to that meeting, additional photos were taken for view studies. Following the second meeting, revisions were made to the drawings to reflect the issues outlined by the residents. At the third meeting, progress on the drawings was reviewed. The possible revisions to the design in response to the input of XL residents were presented and further consultation ensued in areas where changes were not possible. On-going contact continues with residents of the XL Lofts building. Please refer to the minutes of these meetings in Appendix G.

As described above, an open central roof garden now forms part of the revised design, and the suites which form the north side of this garden have been lowered by one to three storeys. Fifth floor XL residents, particularly in more westerly suites, benefit from improved mountain views over the garden. Mountain views are also gained from the loft levels of some north facing XL suites. Refer Third Floor Plan on drawing A209 and Section B on drawing A303. New and old street profiles can be compared on the elevation drawings A301 and A302.

The east half of the building has been lowered by 4 feet, comparing the new roof parapet to the old top of roof deck guard, and by 5 feet, comparing the top of the chimneys of the new scheme with the roof deck access stairs of the old. The retail level architectural feature on the south-east corner is reduced to single storey height as required by Condition 1.9, and no longer affects the views of suites covered in this prior-to condition.

Staff have reviewed the revised view analysis and consider that the proposal has met and exceeded this condition.

1.2 design development to the 8th Avenue facade to reduce impacts of 2nd floor commercial on residents of the XL Lofts (428 West 8th), in consultation with neighbours;

Note to Applicant: This can be achieved by providing solid, light coloured, high quality materials above the first floor on the eastern portion of the 8th Avenue facade where directly adjacent to the existing residents. The concept for signage and lighting above the first floor should also be minimized on this portion of the 2nd floor.

The West 8th Avenue has seen extensive revision as described in the introductory paragraph. Second floor glazing is limited to two lobbies serving second floor retail tenancies. The majority of the second floor width is treated as a sloped roof form, not a wall, to reduce scale and increase light reflection to lower floors of XL as specifically requested by one of the 2^nd floor residents.

The second floor frontage on West 8^th is proposed as standing seam metal in a light grey colour. The proposal meets this condition. No response to re-notification has been received related to this issue.

1.3 design development to improve the Cambie Street public realm by widening the public sidewalk;

Note to Applicant: Consideration should be given to reducing the width and number of stairs and minimizing planters from extending a maximum of 15 ft. from the building face. Pedestrian level lighting should also be provided between the inside row of trees.

The public realm on Cambie Street has been improved by widening the public sidewalk to 16.76 feet (inside of curb to planter face). The outside edge of the planters is 15 feet from the building face. The planters are 5 feet wide (outside face to outside face) and the walkway/stairs 10 (planter face to building face). The number of stairs has been reduced (as much as is reasonable to allow cafe seating on a maximum 2% slope) to 6 groups of three risers and one of seven (behind the bus shelter). Pedestrian level lighting has been provided between the inside row of trees.

The majority of this condition has been met and staff expect the Cambie Street promenade created by the 25 ft. setback to be a significant contribution to the public realm on this prominent street and entrance to the downtown. Staff suggest, under condition 1.1, a minor improvement to the planters proposed at the steps, that they should be dropped to curb height on the inside, adjacent to the retail outdoor display area thereby leaving a small retaining wall at the steps. On the outside of the planter, adjacent to the public setback, the planter should be in-ground, similar to the treatment of boulevard trees. The effect of this treatment rather than the one proposed will be to widen the sense of public realm and increase visibility to the retail stores from the street.

Staff have reviewed the bus shelter location proposed and find that it will be too far away from the curb to be useable to transit patrons. A foundation has already been poured for the new glass bus shelters in an optimum location, closer to the curb. Staff suggest that this shelter location be shown on the drawings (condition A.2.21) and that the steps now shown behind the proposed bus shelter be leveled out to the sidewalk grades, and reduce the number of steps at that entrance to the proposed grocery store. This will avoid the dropped area now shown in this area.

1.4 arrangements to the satisfaction of General Manager of Engineering Services and the Director of Legal Services for the provision prior to the first occupancy of the following:

a) traffic signal installation at Yukon Street and 7th Avenue (60 percent applicant funded), and

b) curb modifications and associated street work surrounding the site as a result of traffic improvements that may be required (100 percent applicant funded)

c) traffic signal modifications at Cambie Street and 7th Avenue (60 percent applicant funded),

d) modifications to the median (paint lines or raised island) on Yukon Street between 7th and 8th Avenues to restrict northbound left turns into the site, (100 percent applicant funded) and

e) traffic calming measures on 7th Avenue between Yukon and Quebec Streets (60 percent applicant funded);

Note to Applicant: Apportionment of the pro rated fair share of off-site transportation costs is based on the floor space of the proposed development and Canadian Tire developments.

We understand that staff are finalizing the 7th Avenue street design and we will continue to work with the City as necessary to resolve the above condition.

Arrangements are proceeding and details and agreements to secure these traffic features are requested under engineering conditions A.2.1. The Yukon Street vehicle entrance has been split into 2 accesses. Staff principally agree with this change but require some reduction and reconfiguration to the accesses under condition A.2.2.

1.5 design development to provide a Greenway Hub Plan to the satisfaction of the General Manager of Engineering Services and the Director of Planning and contribute costs associated with improvements to 7th Avenue and the hub as outlined in Appendix G - Greenway Hub Furnishings & Features Specification;

Note to Applicant: A small open space setback at the corner of Yukon and 7th Avenue to include furnishings and features which can be located on both private and public property. Improvements to the sidewalk and boulevard landscaping along 7th Avenue should also be provided.

A greenway hub has been provided at the corner of 7th Avenue and Yukon Street including the two greenway benches, one pedestrian scale light, one accessible drinking fountain and a rack for six bicycles in a small, open space setback. All furnishings are to City of Vancouver Greenways standard. Improvements to the sidewalk and boulevard landscaping along 7th Avenue have been made including enhanced paving and boulevard planting.

The design of the greenway hub meets and exceeds the intent of this condition. In addition to the features requested at the preliminary stage, a drinking fountain is proposed. Staff accept this additional amenity but suggest it should be located on public property (see condition A.2.20 for maintenance agreement) and metal halide light source is requested for West 7^th Avenue is requested under condition 1.3.

1.6 arrangements shall be made, to the satisfaction of the Directors of the Office of Cultural Affairs, Housing Centre, Planning, and Legal Services for a registered agreement to secure one artist live/work studio unit of sufficient size and suitable location including associated off-street parking, to be operated under the Citys Artists Residency Award Program and sub-leased to a deserving artist at the maximum shelter allowance under the B.C. Income Assistance program. See A.1.15;

We will enter into a legal agreement with the City of Vancouver for designating the "Artist in Residence Studio", prior to DP issuance, granting a 15 year lease at core rents. Terms will be mutually acceptable to both Grosvenor Canada Limited and the City of Vancouver. An agreement will be drafted following a complete approval.

1.7 provision of art features to enhance the landscape design of the open space and public realm areas of the site;

Note to Applicant: Details of these features are to be developed in coordination with the Office of Cultural Affairs for review of the complete development application.

Please refer to the attached letter from Durante Kreuk outlining the public art concept, as discussed with City staff.

Staff have reviewed the letter which outlines a concept for the proposed art feature as an enhancement to the planters on Cambie with artful anti-skateboarding devices. While this is an admirable concept, staff have requested the reduction of the planters for improved urban design reasons under condition 1.1, noting that skateboarding opportunities would also be diminished as part of this reduction in the height. Therefore, staff suggest that another concept be developed to enrich the public realm on Cambie Street in coordination with staff and shown on the drawings, under condition 1.2. (See also Condition A.1.16, regarding artist selection.)

Please see attached letter from our LEED professional indicating our approach to LEED rating compliance.

The open space for the live/work units is paved with interlocking concrete paving which provides a permeable surface and wherever possible the surface of the soft landscape is 2.5 to 3 feet above the roof deck, allowing sufficient soil depth for lush growth and the slowing down of stormwater to the city sewage system. Light coloured paving materials will be used to lessen heat island implications. One area of the roof where loading is an issue, a greenroof is provided which also, under more stringent conditions, functions to slow down the surcharge on the storm sewer system in the event of a heavy rainfall. The plant materials have been selected with water conservation in mind.

1.9 design development to make the fin-out at 8th and Yukon in the order of 22 ft. or less in height;

The fin-out at 8^th Avenue and Yukon Street has been reduced to 22 feet above West 8^th Avenue. Please see drawing A301.

1.10 design development to consider having the proposed buildings upper retail and residential setback from Yukon an equivalent amount to XL Lofts, preserving the northern views of balconies on the east side of XL and those from 10th Avenue;

The upper retail floor has been moved approximately 5 feet to the west so that the east side lines up with the XL buildings east side. The residential above has been set back a further 5 feet. These changes, together with increased set backs from the south east corner, improve the views from east side XL balconies and corner units more than anticipated by the condition.

Response from Staff: There has been significant reduction in the massing along Yukon Street which will benefit the XL Loft residents, particularly the units on the lower easterly side. This consideration condition has been met and exceeded through an increased setback of the second floor commercial on Yukon Street.

1.11 that the Central Broadway C-3A Urban Design Guideline be carefully reviewed as to its relation to the project;

The applicant team has reviewed and analyzed the Central Broadway C-3A Urban Design Guideline in relation to the project and believes the proposed scheme meets the spirit and intent of the guidelines that are relevant to this site.

Staff have reviewed the height, massing, views suggested by these guidelines and this proposal does not interfere with any of these provisions.

1.12 further consideration and evaluation of the appropriate parking count for this project, in line with similar inner city commercial parking provisions and meeting the Citys transportation goals;

The parking garage has been reduced from four floors to three, which reduces the number of parking stalls from 871 to 700, a reduction of 171 cars. Analysis of current bylaw requirements, allowing for reasonable flexibility for possible future drug store and fitness club tenancies, suggests a reasonable bylaw minimum allowance would be 665 cars. We believe the proposal, which is for only 5% over this allowance, is supportable.

Engineering staff suggest that the number of parking stalls proposed would be necessary should the tenancies change from retail to drug store and/or fitness centre (both of which would be acceptable as a change of use in this location). Therefore, staff are satisfied with the parking reduction as proposed.

1.13 when the complete application is submitted, the developer to deliver a commitment not to expand or consolidate the retail to big box but that the major retail tenants be generally as proposed in the preliminary submission;

Note to Applicant: This commitment will require legal documentation before final development approval.

Staff have clarified that a Section 219 Covenant would be required prior to DP issuance that would prevent the consolidation of retail space over more than one floor.

Conclusion

The primary issues of use, density, massing, views and traffic were resolved at the preliminary development application stage subject to conditions. Staff have reviewed the complete development application against those conditions and find that they have generally been met or exceeded.

The building has been scaled down and the design further resolved. The scaling down has benefited the views of the surrounding residential but still meets the intent of the urban design guidelines for this area. Significant public benefits will be achieved from this development proposal, in the form of;

- a high quality, architectural building resolution with materials of concrete, masonry and metal panel,

- pedestrian oriented configuration of retail to the street (no internal mall) and pedestrian amenity on the streets,

- a significant, landscaped promenade open space on Cambie Street with art enrichment,

Minor improvements are requested to finalize this development application under the conditions noted. Staff consider that the conditionally requested increases to density and height have been well earned and recommend approval of this complete development application.

Urban Design Panel

The Urban Design Panel reviewed this application on January 7, 2004, and provided the following comments:

· Introduction: Mary Beth Rondeau, Development Planner, presented this complete application. The preliminary submission was approved in principle by the Development Permit Board on May 12, 2003 and strongly supported by the Panel. Ms. Rondeau briefly described the proposal for this site which comprises the full block bounded by Cambie Street, 8th Avenue, Yukon Street and 7th Avenue, noting the major issues with respect to massing and view impacts have been resolved. An urban gourmet grocery store is proposed along 7th Avenue (30-40,000 sq.ft.) and small scale retail units on the Cambie Street frontage with larger retail space behind. The proposal meets the guideline for a 25 ft. setback on Cambie Street and an art feature is also proposed for this setback area. This revised submission now proposes two residential entries on 8th Avenue, providing access to the 92 artist live/work studios above the commercial. In this sub area of the C-3A zone purely residential use is not permitted. LEED certified level is proposed.

· Applicants Opening Comments: Nigel Baldwin, Architect, briefly described the project and Jane Durante described the landscape plan and the proposed art feature. The design team responded to the Panels questions.

· Panels Comments: The Panel unanimously supported this application. The Panel found it to be an excellent response to the urban design issues and noted major improvements to the scheme since the preliminary stage. The Panel acknowledged that it is a major challenge to develop a full block with such a program and commended the architect for an exciting response to dealing with large retail tenant spaces without creating large blank walls.

The Panel liked the simplicity of the central open space for the ALW residents and found it very appropriate. There was a recommendation to consider the relationship of the amenity room to the green space to the south and to avoid the step if possible. A comment was made that it is unfortunate the space fails to have a view to the north. The Panel believes the courtyard will be very well used by the tenants and recommended including electrical outlets and gas lines to enhance its usability. One Panel member commented that the walkways feel somewhat tight and suggested reallocating some of the central green area to increasing the space between the units.

The Panel noted that while the ALW component represents about a third of the whole project, the residential entrances on West 8th Avenue are rather diminutive, making the units appear to be quite disconnected from the ground. The Panel recommended strengthening these entries to provide greater street presence.

Several Panel members were not convinced that the proposed colour scheme will be successful, finding the grey too dark and overwhelming. It was suggested there may be opportunity for some variation in colour with a full block development such as this and to introduce warmer colours.

· Applicants Response: Mr. Baldwin thanked the Panel for the input. With respect to the suggestion to incorporate more playfulness, he commented it is a very large project and if it is broken down too much it begins to look even bigger and chunkier.

Engineering Services

Engineering staff are coordinating closely with this applicant and the applicants for the Canadian Tire redevelopment with respect to off-site traffic issues. A design for 7th Avenue between Yukon and Cambie Streets is well underway, and, should this application receive approval, arrangements to secure applicant obligations will be initiated and are expected to be similar to those concluded for the Canadian Tire site. (Condition A.2.1). Yukon Street signalling changes are expected to be implemented upon the completion of this project or the Canadian Tire redevelopment, whichever happens first. Engineering Services has determined to delay any process involving traffic calming on 7th Avenue between Yukon and Quebec Streets, including public consultation, but will secure a financial commitment from the applicant (as it has for Canadian Tire) for this future initiative. (Condition A.2.1) Engineering staff from the Greenways Branch have worked closely with the applicants for both projects to ensure Greenway Standards on 7th Avenue are coordinated.

Engineering Services notes the applicant has significantly reduced the number of parking spaces from the preliminary application, and supports the amount of parking spaces over the minimum required.

The recommendations of Engineering Services are contained in the prior-to conditions noted in Appendix A attached to this report.

Landscape

The applicant team have been closely coordinating with the City and with the developers of the adjacent Canadian Tire site to achieve a high quality of coordinated public realm along the West 7th Greenway and along Cambie Street.

Housing, Social Planning and Cultural Affairs

See staff response to preliminary conditions 1.6 and 1.7, pages 8 & 9, and standard conditions A.1.15 and A.1.16.

Environmental Protection Branch

An approval has been received from the Ministry of Water, Land and Air Protection (MWLAP) for the subject application in the form of "Manager's Approval". Condition A.4.1 requires an on-site and off-site soils agreement to be in place prior to issuance of a development permit. Issuance of a Certificate of Compliance from the MWLAP is required prior to Occupancy (Condition A.4.2).

Processing Centre - Building

This Development Application submission was reviewed at the Preliminary Application stage, and preliminary comments were provided to the applicant in the May 23, 2003 prior to letter. The applicant, in responding to condition B.1.1, has acknowledged he has read and understands the comments. A Code Engineer has initiated discussions with the City on key issues. Processing Centre-Building staff will not provide a formal review of the Complete Development Application.

Vancouver Coastal Health Authority

(i) Detailed drawings of food/retail spaces are to be submitted for review by the Environmental Health Division for compliance with Health By-law #6580 and the Food Premises Regulation prior to construction.

Fire and Rescue Services

The comments of Fire and Rescue Services are contained in Appendix C attached to this report.

Notification

Following the preliminary Development Permit Board approval on May 12, 2003, the applicant met 3 times with residents of the XL Lofts to discuss design changes that could mitigate view impacts. Meetings were held July 24, 2003, August 7, 2003 and September 29, 2003. In addition, the applicant provided a representative of the XL Lofts with copies of the Complete Development submission. The applicants notes from these meetings are included in Appendix G.

Four site signs on each frontage were revised on November 19, 2003, and a notification letter was mailed to 523 households on December 5, 2003. Four responses were received. One requested to be kept apprised of the applications status. One, while not opposing the proposal, cited concerns about traffic impacts. Two from the XL Lofts continued to opposed the application. Both believed that, while efforts were made since the preliminary approval to reduce the big box feel of the development, the proposal is still far too large for the neighbourhood and creates a suburban mall feel. They cited concerns with the continued view blockage from the XL Lofts and traffic impacts, including concern about pedestrian safety with the truck dock off Yukon Street. They believed the proposed public realm improvements are not enough to make up for the huge impact of the development.

With respect to the issues of views and massing, this complete development application has been scaled down from the preliminary application and has responded to the conditions imposed by the Development Permit Board at that stage. The use of retail/commercial is well supported in the policy and guidelines for this sub-area of C-3A. The applicant agrees to enter into a legal agreement to ensure that retail floors do not get consolidated into big box scale floor areas under condition A.1.5. Traffic measures, which were identified at the preliminary development application stage, are proceeding to resolution at this complete development application stage.

Development Permit Staff Committee Comments

The Committee commended the applicant team on its design response to preliminary conditions of approval. The Committee felt the extensive design revisions met and exceeded its expectations, and that the increases sought to height and density are well earned.

The Committee notes the public consultation process conducted by the applicant following the preliminary approval, which resulted in design changes that respond effectively to view concerns raised by neighbours.

Appendix A - Standard Conditions

The following is a list of conditions that must also be met prior to issuance of the Development Permit.

A.1.1 compliance with Section 4.7.1 (Floor Space Ratio) of the C-3A District Schedule of the Zoning and Development By-law;

Note to Applicant: Alcoves and gross cross-sectional area of stairs are included in floor area calculations.

A.1.2 submission of a letter of undertaking signed by the owner(s) regarding the furnishing and availability of all amenity areas for all residential occupants of the building;

Note to Applicant: The "proposed future Fitness Centre" needs clarification. If a fitness centre is intended, additional Environmental Health and Building By-law clearances may be required. Additionally, the parking calculations for this use differ from other commercial uses.

A.1.5 arrangements to the satisfaction of the Director of Planning and the Director of Legal Services to not expand or consolidate the retail to big box and to retain the major retail tenants generally as proposed this submission;

A.1.6 provide details of the Cambie Street in-ground planters in order to maintain the 4 ft. deep planter depth for the inner row of trees.

A.1.7 design development to provide a greener edge along Yukon Street on the inside boulevard. The planting bed should be 4 ft. wide, from the building face to the property line.

Note to Applicant: Planting on the inside boulevard must conform to the City of Vancouver Engineering Landscape Guidelines for City Boulevards. This includes a one foot strip of grass or low groundcover along the sidewalk edge and low growing shrubs that are no higher than three feet high at maturity.

A.1.8 provision of a large scale section (1:50 or ¼) illustrating the roof garden from the interior building face and across the planting area

Note to Applicant: The cross-section should illustrate the roof slab and the tree planting depths

Note to Applicant: Architectural elevations on Pages A001 and A301 show a set of stairs while the Landscape Plan does not.

Note to Applicant: The plans are a 1/16 inch scale and the notation indicates 1/8 inch scale

A.1.12 design development to provide full separation between commercial and residential parking areas

A.1.13 design development to reduce opportunities for mischief through minimizing exit alcoves

A.1.14 arrangements shall be made, to the satisfaction of the Directors of the Office of Cultural Affairs, Housing Centre, Planning and Legal Services for a registered agreement to secure one artist live/work studio unit of sufficient size and suitable location including associated off-street parking, to be operated under the Citys Artists Residency Award Program and subleased to a deserving artist at the maximum shelter allowance under the BC Income Assistance Program

Note to Applicant: The applicant is encouraged to meet with the Office of Cultural Affairs to agree on a sufficient and suitable location for the designated unit.

A.1.15 arrangements to be made, in consultation with the Office of Cultural Affairs, for the selection of an artist to undertake the enhancement of the public realm areas (see also condition 1.2)

A.2.1 arrangements to the satisfaction of General Manager of Engineering Services and the Director of Legal Services for the provision of the following:

a) traffic signal installation at Yukon Street and 7th Avenue (60 percent applicant funded), and

b) curb modifications and associated street work surrounding the site as a result of traffic improvements that may be required (100 percent applicant funded)

c) traffic signal modifications at Cambie Street and 7th Avenue (60 percent applicant funded),

d) modifications to the median (paint lines or raised island) on Yukon Street between 7th and 8th Avenues to restrict northbound left turns into the site, (100 percent applicant funded) and

e) payment of $30,000, representing 60% of the expected cost of implementing traffic calming measures on 7th Avenue between Yukon and Quebec Streets.

Note to Applicant: Apportionment of the pro rated fair share of off-site transportation costs is based on the floor space of the proposed development and Canadian Tire developments.

A.2.2 design development to modify the entry/exit lane onto West 7th Avenue to the satisfaction of the General Manager of Engineering Services;

Note to Applicant: Engineering does not support provision of 2 exit lanes onto West 7th Avenue and requires that the single exit lane be a right turn only eastward toward Yukon Street. Please contact Paul Pinsker at 604-873-7917 for further information or clarification.

A.2.3 reduction of the size of the southerly crossing located along Yukon Street to approximately 24 feet in width at the property line.

A.2.4 provision of a Loading Management Plan, as recommended by N.D. Lea (the Transportation consultant), to the satisfaction of the General Manager of Engineering Services prior to the issuance of the Building Permit;

Note to Applicant: The Loading Management Plan should address the recommendations of the Loading Bay Management comments in the ND Lea report. It should also clarify the longest and tallest semi-trailer, beyond a WB15, which may be expected to serve this site. The applicants consultant shall also confirm the ability of this maximum length of truck to execute all turns on surrounding streets serving as the access/delivery route to the loading facilities on this site without requiring changes to on-street regulations. In addition, documentation should be provided to confirm that the number of compactors and recycling containers provided is sufficient for the large retail uses and additional compactors for cardboard recycling or garbage will not be required and occupy required loading spaces. Please contact Paul Pinsker of the Parking Branch at 604-873-7217 for further clarification.

A.2.5 compliance with Section 4 Parking Spaces, of the Parking By-law, to the satisfaction of the General Manager of Engineering Services;

(a) Provision of disability parking spaces within the residential parking area and provision of the required 7.5 ft. (2.3 m) of unobstructed vertical clearance into these spaces and associated manoeuvring aisles; and

(b) three (3) disabled parking spaces are required for 95 residential parking stalls. One of these can be within the visitor parking area. If these spaces are not located very close to the elevator, the 7.5 ft. (2.3 m) clearance must extend to the elevator. This harmonizes with the requirements of the Building Code.

Note to Applicant: There should be no more than 18 visitor parking spaces based upon a provision of 92 artist live work class A studios.

A.2.7 relocation of the loading space for the north retail loading and make adjustments to the Class B north retail loading space as necessary.

Note to Applicant: Switch the location of this semi trailer loading space with that of the adjacent garbage compactor to improved egress from this space. It will be necessary to move this space further back to avoid conflict with the adjacent Class B loading space.

A.2.8 clarification and clearly note on plans the length of ramp at the specified slope and design elevations on both sides of the parking ramp at all break points;

Note to Applicant: Provide design elevations located 2 ft. off the wall through all curved sections of ramp and clearly indicate the length of the ramp at the specified slope.

A.2.9 provision of access doors into the rear of all commercial retail units fronting onto West 8th Avenue or note on plans that at the time of demising, all commercial retail units will have access to the rear service corridor or indicate route onsite from loading to these units.

a) angle parking spaces R92 and 2001/2002 & 3001/3002 to improve access and egress; and

b) delete parking space 1162 otherwise vehicles manoeuvring into this parking space would obstruct vehicles attempting to enter the parking ramp.

A.2.11 clarification of the access path for the commercial retail units along Cambie St. to the loading spaces;

Note to Applicant: The retail units on either side of the entrance to the major retail tenant #3 dont appear to have any access to loading.

A.2.12 clarification of what is represented by the dotted lines through parking stalls 2164 through 2167 on parking level 2.

A.2.13 provision of direction signage within the commercial parking areas to the satisfaction of the General Manager of Engineering Services;

Note to Applicant: This is to assist customers to find their vehicle quickly and easily with good reference points and appropriate signage.

Note to Applicant: Some design and building grades are shown incorrectly. Please review the sheet 102 and clarify proposed entry and stair grades at these locations. Steps and excessive ramp grades may be created by the proposed entry grades in order to meet the building grades.

A.2.15 arrangements shall be made, to the satisfaction of the General Manager of Engineering Services, and the Subdivision Approving Officer, for the dedication of the west 5 ft. of Block 18, Explanatory Plan 17949 and the east 4 ft. of the northerly 122 ft. of Block 18, Explanatory Plan 9619, for road widening purposes.

Note to Applicant: Please contact Subdivision and Strata Title staff at 604-871-6627 or 604-871-7721 for submission requirements

A.2.16 arrangements to the satisfaction of the General Manager of Engineering Services for relocation or abandonment of the 8 inch combined sewer located mid-site running west to east;

Note to Applicant: Please contact Engineering Sewers Design to discuss options. Please provide residential and commercial population estimates to determine sanitary sewer capacity.

A.2.17 illustrate property lines on elevations to clearly show that the roof does not encroach;

Note to Applicant: Drawing A301, Cambie elevation still shows the roof encroachment.

A.2.18 design and location of all crossings, to the satisfaction of the General Manager of Engineering Services;

Note to Applicant: An application has been received. Two copies of the site plan and first level of parking / loading are required to complete the application and allow for review and crossing design to proceed. Please ensure that the Yukon access and West 7thAvenue crossing alignment with the Canadian Tire site have been finalized before submitting crossing drawings.

A.2.19 arrangements shall be made to the satisfaction of the General Manager of Engineering Services, for street trees and special sidewalk treatment.

Note to Applicant: Please submit an application for special sidewalk treatments or street trees, as well as a copy of the landscape plan, directly to Engineering for review. This will address both street tree and sidewalk issues. Street trees must confirm to standard spacing and clearance. Tree species must be approved by the park Board. Before purchase of trees, the final tree locations are to be determined to the satisfaction of the General Manager of Engineering Services.

A.2.20 arrangements to the satisfaction of the General Manager of Engineering Services and the Director of Legal Services for an agreement to secure ongoing maintenance of the drinking fountain.

Note to Applicant: Condition 1.3 seeks relocation of the drinking fountain to public property.

A.2.21 show Cambie Street bus shelter in existing location (see also condition 1.1).

A.3.1 an acoustical consultant's report shall be submitted which assesses noise impacts on the site (by the development) and recommends noise mitigation measures in order to achieve noise criteria.

A.3.2 confirmation is supplied by the applicant that the acoustical measures will be incorporated into the final design, based on the consultant's recommendations as concurred with or amended by the Medical Health Officer (Senior Environmental Health Officer).

A.3.3 confirmation is supplied by the applicant that adequate and effective acoustic separation will be provided between the commercial and residential portions of the building.

A.3.4 confirmation is supplied by the applicant that mechanical (ventilators, generators, compactors and exhaust systems) will be designed and located to minimize the noise impact on the neighbourhood and to comply with Noise By-law #6555

A.4 Standard Licenses & Inspections (Environmental Protection Branch) Conditions:

A.4.1 arrangements to be made to the satisfaction of the Manager of the Environmental Protection Branch and the Director of Legal Services, prior to issuance of a development permit, for an on-site and off-site soils agreement;

A.4.2 issuance of a Certificate of Compliance from the Ministry of Water, Land and Air Protection is required prior to occupancy.

Appendix B - Standard Notes to Applicant and Conditions of Development Permit

B.1.1 The applicant is advised to note the comments of the Processing Centre-Building, Vancouver Coastal Health Authority and Fire and Rescue Services Departments contained in the Staff Committee Report dated January 21, 2004. Further, confirmation that these comments have been acknowledged and understood, is required to be submitted in writing as part of the prior-to response.

B.1.2 It should be noted that if conditions 1.0 and 2.0 have not been complied with on or before August 3, 2004, this Development Application shall be deemed to be refused, unless the date for compliance is first extended by the Director of Planning.

B.1.3 This approval is subject to any change in the Official Development Plan and the Zoning and Development Bylaw or other regulations affecting the development that occurs before the permit is issuable. No permit that contravenes the bylaw or regulations can be issued.

B.1.4 Revised drawings will not be accepted unless they fulfill all conditions noted above. Further, written explanation describing point-by-point how conditions have been met, must accompany revised drawings. An appointment should be made with the Project Facilitator when the revised drawings are ready for submission.

B.1.5 A new development application will be required for any significant changes other than those required by the above-noted conditions.

B.2 Conditions of Development Permit:

B.2.1 All approved off-street vehicle parking, loading and unloading spaces, and bicycle parking spaces shall be provided in accordance with the relevant requirements of the Parking By-law within 60 days of the date of issuance of any required occupancy permit or any use or occupancy of the proposed development not requiring an occupancy permit and thereafter permanently maintained in good condition.

B.2.2 All landscaping and treatment of the open portions of the site shall be completed in accordance with the approved drawings within six (6) months of the date of issuance of any required occupancy permit or any use or occupancy of the proposed development not requiring an occupancy permit and thereafter permanently maintained in good condition.

B.2.3 Any phasing of the development, other than that specifically approved, that results in an interruption of continuous construction to completion of the development, will require application to amend the development to determine the interim treatment of the incomplete portions of the site to ensure that the phased development functions are as set out in the approved plans, all to the satisfaction of the Director of Planning.

B.2.4 All future tenant improvements will require the approval of the Director of Planning.

B.2.5 This site is affected by the Development Cost Levy By-law No 8149. Levies will be required to be paid prior to issuance of Building Permits.

Appendix C - Comments from Processing Centre-Building and Fire and Rescue Services

The following comments have been provided by Fire and Rescue Services and are based on the architectural drawings dated November 4, 2003 for this Development application. This is a preliminary review intended to identify areas in which the proposal may conflict with fire provisions of the Vancouver Building By-law.

1) Refer to Fire Department Review Comments in the Preliminary Approval Prior to Letter of May 23, 2003.

2) Project covers entire city block bounded by Cambie St to west, W 7th Ave to north, Yukon St to east & W 8th to south. Note: Grade slopes downward approx 14' from W 8th to W 7th (south to north). East to west is fairly flat.

3)*Dwgs A205 & A206 indicate a number of residential lobbies and other entrances to various tenant spaces in building. This may be due to size of building and to the fact that there is a difference in elevation of approx 14'. Clarification required.

4)*Single building requires single stage fire alarm system. FAS to be reviewed with City Electrical Engineer.

5)*Principal entrance/address (fire dept response) must be within 15m (49') from street curb. There appears to be multiple fire dept response points to this building. Identify principal entrance to building. Note: Fire Dept responds to street address. Too many response points to this single building may be totally confusing for responding fire fighters (if bells ringing throughout the building).

6)*From Fire Dept response point, direct access required to above and below grade levels per 3.2.5.20. VBBL.

7)*Where does fire dept respond for U/G parkade? Note: Parkade is continuous under entire building and smoke movement would be a concern. This is a high building.

8)*Dwg A207 indicates residential units facing W 7th. Fire Dept access required. Review exiting from second floor with Processing Centre - Building.

9)*Identify Fire Fighter's Elevators. ALL Fire Fighter's Elevators to provide access to ALL FLOORS (ie 4th floor - Dwg A210).

10)*Fire Alarm System review will involve fire department response and CACF panel locations.

11) There was a meeting held 04/Jan/15 with Architect and Building Code Consultant. VFRS received 'marked-up' architectural dwgs on 04/Jan/22 and are to provide comments. Dwgs appear to be the same as dwgs 03/Nov/23.

13)*Fire Alarm System MUST be reviewed with City Electrical Engineer. This is an extremely complex project for fire department response.

* Items marked with an asterisk have been identified as serious Fire Department concerns.

Development Permit Staff Committee Report
for the Development Permit Board
455 West 8th Avenue - DE407357 - Zone C-3A (Complete after Preliminary)
(For: Monday, February 16, 2004)

Development Permit Staff Committee Members

Applicant

Owner of Development

Executive Summary

Development Permit Staff Committee Recommendation: Approve

Technical Analysis

Context

Background

Response to Preliminary Conditions

Conclusion

Urban Design Panel

Engineering Services

Landscape

Housing, Social Planning and Cultural Affairs

Environmental Protection Branch

Processing Centre - Building

Vancouver Coastal Health Authority

Fire and Rescue Services

Notification

Development Permit Staff Committee Comments

Appendix A - Standard Conditions

Appendix B - Standard Notes to Applicant and Conditions of Development Permit

Appendix C - Comments from Processing Centre-Building and Fire and Rescue Services

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Development Permit Staff Committee Report for the Development Permit Board 455 West 8th Avenue - DE407357 - Zone C-3A (Complete after Preliminary) (For: Monday, February 16, 2004)