CITY OF VANCOUVER

POLICY REPORT
URBAN STRUCTURE

 

Date:

March 7, 2005

 

Author:

Phil Mondor

 

Phone No.:

604.873.7727

 

RTS No.:

04954

 

CC File No.:

5306

 

Meeting Date:

March 15, 2004

TO:

Vancouver City Council

FROM:

Director of Current Planning, in consultation with the Director of Legal Services

SUBJECT:

CD-1 Rezoning of 1211 Melville Street

RECOMMENDATION

A. THAT the application by Hancock Brückner Eng + Wright Architects to rezone the site at 1211 Melville Street (Lots A and 4, Block 30, DL 185, Plan 92), from DD Downtown District to CD-1 Comprehensive Development District, be referred to a Public Hearing, together with:

(i) CD-1 By-law provisions, generally as presented in Appendix A;

(ii) the proposed form of development as shown in plans prepared by Hancock Brückner Eng + Wright Architects received October 14, 2004, presented in Appendix E; and

(iii) the recommendation of the Director of Current Planning to approve the application, subject to approval conditions contained in Appendix B.

B. THAT, if this application is approved, and when development (DE) permit is issued for mixed-use development on the site at 1188 West Pender Street, the Director of Current Planning be instructed to make application to rezone the site at 1188 West Pender Street from DD to CD-1 as set out in DE statistics, with form of development as shown in DE approved drawings.

C. THAT the application to amend the Sign By-law, to establish regulations for this CD-1 in accordance with Schedule "B" (DD), be referred to the same Public Hearing; and

D. THAT, subject to approval of the rezoning at a Public Hearing, the Noise Control By-law be amended to include this CD-1 in Schedule A;

GENERAL MANAGER'S COMMENTS

COUNCIL POLICY

· Central Area Plan
· Triangle West Policies
· Downtown Official Development Plan (DODP)
· Downtown (except Downtown South) Design Guidelines, adopted in September, 1975 and last amended in December, 1993;
· DD (Except Downtown South) C-5, C-6, HA-1 and HA-2 Character Area Descriptions, including a Bute Street Neighbourhood Centre Character Area Description
· View Protection Guidelines
· Transfer of Density Policy and Procedure
· Financing Growth (Community Amenity Contribution) Policy
· Downtown Transportation Plan

PURPOSE AND SUMMARY

This rezoning application requests an increase in the maximum floor area on this site, through a transfer of 4 886.5 m² (52,600 sq. ft.) of commercial floor area potential from the triangular site across Bute Street at 1188 West Pender Street. To accommodate the additional density, the two-storey mixed-use podium in an approved development application (DE 408162) would be raised to three storeys and 3 floors would be added to the 34-storey tower above.

The purpose of the rezoning is to provide a significant commercial anchor on Bute Street which will facilitate its role as a shopping street to serve the emerging residential neighbourhood which surrounds the site. The DD (Except Downtown South), C-5, C-6, HA-1 and HA-2 Character Area Descriptions were amended by City Council in December, 2003 to include a Bute Street Neighbourhood Centre Character Area Description which specifically encourages this proposal. The donor site at 1188 West Pender St. is much too small to provide a large-floorplate retail anchor near the south end of the Bute Street high street.

Staff recommend that the application be referred to a Public Hearing and be approved with conditions.

BACKGROUND

Site and Context (see map diagram below - a more detailed context map is provided in Appendix C): The site is comprised of two lots forming the eastern half of a triangular block bounded by Pender, Melville and Bute Streets. It is on the eastern edge of sub-area `G' of the Downtown District (DD) which is an emerging residential neighbourhood, Triangle West. To the west on the remainder of the block a residential tower of 91.4 m (300 ft.) is proposed. North across Pender Street, from west to east, are the 10-storey Evergreen building, a 25-storey residential tower (Palladio) and a 9-storey office tower.

East across Bute Street , in sub-area F of the DD, is a triangular site at 1188 West Pender Street which has a development application (DE408949) in process for the development of a 31-storey mixed-use building, with 110 residential units in a tower, commercial units at grade, and a 39-space licensed child day-care facility on the second floor. South of the lane from that site, at 1189 Melville Street (previously 575 Bute Street), a mixed-used development (DE 407110) is under construction, containing a 42-storey residential tower, 121.9 m (400 ft.) in height, and a 13-storey hotel.

Diagonally across Bute Street to the south is a 26-storey residential tower (Orca). South across Melville Street, development includes a 6-storey Heritage "B" residential building (Stadacona Apartments) at 601 Bute Street, and a 32-storey residential tower with townhouses at grade (Pointe Claire) at 1238 Melville Street.

Figure 1: Site and Surrounding Zoning


Existing Zoning: The site is in sub-area `G' of the Downtown District (DD) which permits residential, commercial, office and hotel uses to a maximum FSR of 6.0, except that office uses must not exceed FSR 5.00. The height limit is 91.4 m (300 ft.).

Context - Triangle West: The Triangle West area extends generally from Bute Street west to Cardero Street, and from Alberni Street north to West Hastings Street. The area as we see it today is the result of considerable redevelopment activity in recent years. The Central Area Plan (1991) sought among other things to consolidate a compact downtown central business district (CBD) and to develop housing in highly livable and primarily residential neighbourhoods around and closely linked to the CBD. In areas that had a mix of office and housing development, such as Triangle West, the Plan proposed that they be "choice-of-use" areas for offices, housing or hotels. These areas had general amenity, but zoning had historically favoured office development. According to the Plan, these areas offered a special opportunity to foster an intensive mix in a central area otherwise divided into primarily housing or office precincts.

In 1997, `choice-of-use' zoning was approved for Triangle West (DD sub-area `G'). (See report on file Policy of Residential Rezonings in the Central Business District and Related Zoning Amendments, report dated January 21, 1997). As a result of the zoning changes there has been considerable new residential development in the area, most of it in the form of towers above townhouse podium. The positive consequences include the development of a complete residential community, the widespread development of townhouses at grade, and a high-level of public realm treatment. Concurrently the new Coal Harbour neighbourhood was developed, including the new Coal Harbour Community Centre and waterfront park, to the north of Triangle West.

The pedestrian plan in the Downtown Transportation Plan (2002) identifies a network of pedestrian routes and greenways to facilitate and promote walking as a more attractive transportation alternative, and to provide improved links between neighbourhoods, parks, community centres, open spaces, as well as transportation nodes and commercial precincts. The pedestrian plan identifies several pedestrian arterial (connector) routes to provide easy, direct, safe routes across the downtown peninsula and form part of a dense pedestrian network throughout the downtown. These streets are intended to be fully accessible to all pedestrians including those with mobility challenges and may include:

· wider sidewalks, · corner bulges,
· enhanced landscaping, · public Art,
· resting areas, · pedestrian oriented signage and maps,
· pedestrian oriented lighting, · safer sidewalk crossings at lanes and intersections,
· enhanced weather protection, · street furniture including benches for resting, and
· curb ramps.

At the western edge of Triangle West, Cardero Street is identified in the DTP pedestrian plan as a pedestrian arterial route because of the existing pedestrian investments already made via traffic calming measures and mini-parks along the street. This route also provides a `water to water' connection from English Bay park to the new park along the eastern edge of the Bayshore Hotel. At the eastern edge of Triangle West, on the western border of the CBD, Bute Street is an important pedestrian route serving Coal Harbour, Triangle West, and West End residents. Years before the pedestrian plan was adopted, Bute Street had high pedestrian volumes as a preferred route for many. At its north end, with a public plaza on the north side of West Cordova Street, Bute Street reinforces the sense of entry into Harbour Green Park on Coal Harbour.

In 2003, the Planning Department received several enquiries and applications (rezoning and development applications) for sites with street frontages along Bute Street between Cordova Street and Melville Street. Shown on the following map diagram (Figure 2), seven sites fronting Bute Street are identified, all of which have some potential for retail use:

When the Coal Harbour and Triangle West neighbourhoods were envisioned as high density, predominantly residential neighbourhoods, larger retail uses such as grocery stores were not contemplated. Retailers and developers argued that new retail space would not be viable and could undermine existing shopping areas, such as Robson Street. Consequently, retail uses were not required except in specific locations and in small premises, such as along the waterfront to complement the Coal Harbour Community Centre and to provide pedestrian animation.

In late 2003, staff identified the opportunity and desirability of establishing a small commercial centre along Bute Street frontages that would provide local services and shopping for the high density residential neighbourhoods of Coal Harbour and Triangle West. The concept was to encourage the transformation of Bute Street into a `high street'. As described in the DTP pedestrian plan High Streets are streets that are easily identified as major neighbourhood or city-wide shopping and entertainment locations. High Streets typically have retail and/or services uses on both sides of the street extending for at least three blocks in length, and are typically public transit routes. Streets like Davie, Denman, Robson and Granville help define a neighbourhood and provide more than just shopping and services but become an important gathering place and the focus of public life.

In late 2003, Planning staff recommended a Character Area description to encourage the northerly three blocks of Bute Street to develop as a Neighbourhood Commercial Centre (Bute Street as Neighbourhood Commercial Centre for Coal Harbour/Triangle West, report dated November 18, 2003 and approved December 11, 2003). Staff proposed it would be in the public's interest to facilitate establishment of a Neighbourhood Commercial Centre for the growing resident population in the area.

The development of Bute Street as a neighbourhood shopping area would contribute to the City's objectives of enhancing the public realm and animating Bute Street. This opportunity to encourage retail uses oriented to serving the needs of the local residents would link and reinforce this pedestrian environment and give a focus to these neighbourhoods. Local services would become available within a 5 to10 minute walk of all residents in this area, without people having to climb the steep slope all the way to Robson Street. If all the sites along Bute Street realized their full retail potential the result would be a three-block neighbourhood commercial centre with anchors at each end and fairly continuous retail along the sidewalks. This activity would also be directly linked to Harbour Green Park and would bring animation and vitality to the Bute Street End Plaza.

The establishment of a clear objective to create this frontage of Bute Street as a Neighbourhood Centre was intended to and has provided direction for sites in various stages of their development process. In addition, the policy provides a context within which incentives can be pursued with owners of existing buildings, including relaxation of parking provisions or, for those at maximum FSR, allowing for modest FSR increases for retail retrofits. Further, the treatment of the public realm can be coordinated to enhance the pedestrian amenity of the street.

Development Application in Process: On July 25, 2004, the Development Permit Board approved with conditions a development application (DE 408162) for a mixed-used development on this site containing:

The DE application proposed a total FSR of 6.6, which includes a transfer of 1 820.8 m² (19,600 sq. ft.) of heritage density from a suitable donor site, under the provisions of DD zoning (section 3.12) whereby the Development Permit Board (DPB) may permit an increase in floor space ratio (FSR) through heritage density transfer to a maximum of 10 percent over the total permitted FSR.

Proposed Development: The rezoning application requests an increase in the maximum floor area on the site through a transfer of commercial density of 4 886.5 m² (52,600 sq. ft.) from the site across the street at 1188 West Pender Street. This would:

The total floor area would be increased from 20 029 m² (215,602 sq. ft.) to 24 916.0 m² (268,202 sq. ft.) and the total FSR would be increased from 6.6 to 8.2. This is an increase of 25 percent. Tower height would be increased from 102.4 m (336 ft.) to 113.4 m (372 ft.), through the addition of 3 floors to the 34-storey tower.

DISCUSSION

Land Use: In the Triangle West neighbourhood context described earlier (see Background), it is desirable to accommodate a commercial anchor on Bute Street. The site being the last one fronting Bute Street which is large enough to accommodate a large grocery store and/or drugstore, the proposed rezoning would facilitate the role of Bute Street as a shopping street for the surrounding residential neighbourhood. Two large-floorplate retail spaces at this location between Melville and Pender Streets would `bookend' with the large-floorplate retail space (`Urban Fare') at 1201 West Hastings to pull together into a cohesive whole a range of pedestrian-oriented retail opportunities between West Cordova Street and Melville Street.

Commercial Capacity: The transfer of commercial floor area potential from the site at 1188 West Pender Street will maintain commercial capacity in the DD. Commercial floor area of 4886.5 m² (52,600 sq. ft.) represents 3.7 FSR on the 1 321.5 m² (14,225 sq. ft.) site at 1188 West Pender Street. While this floor area could be accommodated on that site in office and hotel uses, neither of these uses has shown interest in this location. By contrast, retail use space, as encouraged by policy in this area, can not be accommodated in a large-floorplate format on the small site at 1188 West Pender Street. Relocating this commercial potential to provide two large-floorplate retail spaces across the street is thus a sensible thing to pursue.

Form of Development: The rezoning would amend the form of development previously approved through DE 408162 in three areas:

(a) Height - The height would be increased from 102.4 m (336 ft.) to 113.4 m (372 ft.), an increase of 11 m (36 ft.) or 10.7 percent. This increased height is accompanied by a small reduction in tower floorplate size in all storeys.
The applicant undertook a detailed analysis of private views from existing buildings located near this site (particularly the Point Claire at 1331 West Georgia, the Venus at 1239 West Georgia, the Residences on Georgia at 1200 West Georgia, and the Orca at 1166 Melville Street). The analysis demonstrates that the taller, slightly slimmer tower results in less view obstruction, particularly for the lower floors of existing towers nearby. The upper floors of existing buildings will experience some view blockage, but their views are much more panoramic to begin with and are thus less adversely affected.

The Urban Design Panel unanimously supported the increase and considered the extra height to be an improvement over the development application scheme because it adds some variety to an area which already has a number of towers of similar height. (See additional information in Appendix C.) Most Panel members did not consider the additional view impacts to be significant.

(b) Enlarged commercial podium base - The Urban Design Panel was generally satisfied with the design development direction being taken for the podium, although stressed that it needs further work. In addition, Some Panel members had some concerns about the approach suggested by the sketches noting the tendency for larger retailers to impose their corporate image on the streetscape. The applicant was cautioned against the emergence of a "big box" appearance on Pender Street and urged to ensure that a smaller scale expression prevails. The Pender Street facades should be broken up into noticeably different massing treatments. Consideration should also be given to more variation in the individual storefront treatments, more richness of detail and colour, and the use of more decorative accent features.
(c) Stacked townhouses - The five two-storey townhouses fronting Melville Street are proposed to be replaced by ten "stacked" townhouses. Where three-storey townhouses were previously approved, the application proposes two two-storey townhouses, one stacked atop the other. As the fourth storey is set back, the appearance of the townhouse component is little different than what has already been approved.
The Urban Design Panel unanimously supported the application (see minutes in Appendix D).

Neighbourhood Impact and Livability: This rezoning application is not significantly different from the project already approved in DE 408162 to affect either the surrounding public realm or livability for surrounding residents. However, the provision of a commercial anchor for the Bute Street high street, on this pedestrian arterial street, will animate Bute Street, reinforce the pedestrian environment, give a focus to the surrounding neighbourhood, and serve the needs of local residents.

Parking and Loading: The City Engineer has reviewed the application and recommends conditions of approval included in Appendix B.

Transfer of Density: The Transfer of Density Policy and Procedure states many public objectives which might be achieved through density transfer, of which two are relevant in this case:

- to facilitate development in areas with mixed-use zoning; and
- to achieve and improve urban design.

There are also several requirements stated in the policy:

The approved DE application already permits the transfer of up to 1 820.8 m² (19,600 sq. ft.) of heritage density from a donor site. The proposed transfer of 4 886.5 m² (52,600 sq. ft.) of commercial space from the site across the street is thus a second transfer. In addition, this transfer is across a density boundary within the DD. However, the two sites are separated by only a single street; indeed the donor and receiver sites are directly across the street from one another.

Staff have assessed this application against the Transfer of Density Policy and are supportive for the following reasons. The sites are separated by a single street and the proposal will result in improved urban design. Secondly, the intent of Council's policies and regulations for the area will be furthered by the provision of large floorplate retail spaces to serve the emerging residential community, as discussed above.

The transfer will also enable serious consideration of a bonused child day care facility which is contemplated at 1188 West Pender Street in a mixed-use development, with retail uses at grade, childcare indoor and outdoor floor area at the second and third storeys of the podium, and residential use above. While the site is too small to accommodate large-floorplate retail space, as noted earlier, its size, configuration and location does lend itself to a childcare facility which is much needed in this area, and Social Planning staff are actively finalizing a review of a 39-space childcare facility in a development application (DE 408949) under review for 1188 West Pender Street. Should this proposal be pursued, a report to Council regarding a childcare bonus will be forthcoming.

Staff note that the subject properties are both being developed by Pinnacle International and/or affiliates ("Pinnacle"). Pinnacle presently owns 1211 Melville Street, and has contracted to purchase 1188 West Pender Street and will be its owner when the density transfer takes place.

Staff therefore recommend that Council endorse this second density transfer over and above the heritage density transfer involved in DE 408162. The transfer would be achieved in the first instance through a Section 219 covenant on the property at 1188 West Pender Street to reduce its commercial development potential by 4 886.5 m² (52,600 sq. ft.). For the longer term, however, it is recommended that the site be eventually rezoned to CD-1. Staff thus recommend that, if this application is approved, and when development (DE) permit is issued for mixed-use development on the site at 1188 West Pender Street, the Director of Current Planning be instructed to make application to rezone the site at 1188 West Pender Street from DD to CD-1 as set out in DE statistics, with form of development as shown in DE approved drawings. When that rezoning is concluded with a CD-1 By-law which appropriately reflects the site's actual development potential, the covenant can be released.

SUSTAINABILITY

The City does not yet have comprehensive requirements in regulations or policy regarding sustainable or `green building' development, however the applicant has identified several measures which will be considered:

COMMUNITY AMENITY CONTRIBUTION

A Community Amenity Contribution (CAC) is anticipated for any rezoning in the DD which seeks a net increase in total floor area above the maximum permitted by the DD ODP. For this application, which was encouraged by Planning staff, the intent is to maintain existing commercial capacity in the core CBD and, while this commercial potential is being transferred across a zoning boundary and across the street, the close proximity of the site effectively maintains CBD commercial capacity and represents no net loss or increase in overall commercial density in the CBD.

We also note that it is the same developer who will be undertaking the projects at 1211 Melville and 1188 West Pender Streets, and that the pro forma analysis and determination of a bonus for provision of a child care facility at 1188 West Pender Street will take account of the increased value of the site at 1211 Melville Street. For this reason, staff do not recommend any CAC for the rezoning of 1211 Melville Street. While the analysis of the child day care facility bonus at 1188 West Pender Street is not yet completed, staff expect to be able to report on the results of this at Public Hearing.

FINANCIAL IMPLICATIONS

Approval of the report recommendations will have no financial implications with respect to City budget, fees, or staffing.

PUBLIC INPUT: 1,540 notification letters, dated October 25, 2004, were mailed to property owners in the surrounding area, rezoning information signs were installed on the site on November 5, 2004, and the applicant held an Open House on November 30, 2004.

In response to notification, a few telephone calls were received primarily with questions. In terms of commentary, two letters were received and one e-mail, all 3 opposed to the application with concerns about absence of public benefit, increased building height is too high and increased density is too much.

Regarding public benefit, the staff report describes how the provision of a commercial anchor at Bute and Pender Streets will help achieve a City policy objective for the area. It will also enable consideration of a licensed and bonused childcare facility at 1188 West Pender Street.

Urban design analysis of the application, and Urban Design Panel review, confirmed that the additional tower height and density will not have significant impact, and that normal urban design principles are achieved, for example the 24.4 m (80 ft.) separation which is sought between residential towers.

APPLICANT COMMENT: The applicant, Martin Brückner MAIBC MRAIC, has been given a copy of this report and provides the following comment:

"We confirm on behalf of our client, Pinnacle International, that we are in general agreement with the report's provisions."

CONCLUSION

Staff support the rezoning application subject to the conditions set out in Appendix B. The application and associated transfer of density will provide the capacity for a large commercial anchor tenant to serve the emerging residential community, without compromising the development previously approved in principle by DE 408162. The Director of Planning recommends that the application be referred to a public hearing and be approved.

- - - - -

APPENDIX A

1211 MELVILLE STREET
DRAFT CD-1 BY-LAW PROVISIONS

The only uses permitted, subject to such conditions as Council may by resolution prescribe, and to the conditions set out in this By-law, and the only uses for which the Director of Planning or Development Permit Board will issue development permits are:

2. Conditions of Use

Dwelling units are in an "activity zone" as defined in the Noise Control By-law, and, as a result, are subject to noise from surrounding land uses and street activities at levels permitted in industrial and downtown districts.

3. Density

The maximum floor area, based upon the calculation provisions of the Downtown District Official Development Plan, and including exclusion of floor area beneath building overhangs, will be 20 029.4 m² (215,602 sq. ft.) or 6.6 FSR for dwelling uses and 4 886.5 m² (52,600 sq. ft.) or 1.6 FSR for commercial uses.

4. Height

The maximum building height, measured above the base surface and to the top of the roof slab above the uppermost habitable floor and excluding the mechanical penthouse, roof garden, and roof, must not exceed 113.4 m (372 ft.).

5. Parking

Any development or use of the site requires the provision, development, and maintenance of off-street parking, loading, and bicycle storage in accordance with the requirements of, and relaxations, exemptions and mixed use reductions in, the Parking By-law, except that the following shall apply:

6. Acoustics

All development permit applications require evidence in the form of a report and recommendations prepared by a person trained in acoustics and current techniques of noise measurement, demonstrating that the noise levels in those portions of dwelling units and hotel units listed below do not exceed the noise level set opposite such portions. For the purposes of this section, the noise level is the A-weighted 24-hour equivalent (Leq) sound level and is defined simply as noise level in decibels.

APPENDIX B

1211 MELVILLE STREET
PROPOSED CONDITIONS OF APPROVAL

These are draft conditions which are subject to change and refinement by staff prior to the finalization of the agenda for the public hearing.

(a) THAT the proposed form of development be approved by Council in principle, generally as prepared by Hancock Brückner Eng + Wright Architects, and stamped "Received Planning Department, October 14, 2004", provided that the Director of Planning or the Development Permit Board, as the case may be, may allow minor alterations to this form of development when approving the detailed scheme of development as outlined in (b) below.

DESIGN DEVELOPMENT

ENGINEERING

APPENDIX C

ADDITIONAL INFORMATION

The following diagram provides more detailed context information:

APPENDIX D

COMMENTS FROM THE PUBLIC,
REVIEWING AGENCIES AND THE APPLICANT

PUBLIC INPUT: 1,540 notification letters, dated October 25, 2004, were mailed to 2,107 property owners in the surrounding area (536 multiple property owners). Rezoning information signs were installed on the site on November 5, 2004. The applicant held an Open House on Tuesday evening, November 30, 2004.

In response to notification, a few telephone calls were received primarily with questions. In terms of commentary, two letters were received and one e-mail, all 3 opposed to the application:

Regarding public benefit, the staff report describes how the provision of a commercial anchor at Bute and Pender Streets will help achieve a City policy objective for the area. It will also enable consideration of a licensed and bonused childcare facility at 1188 West Pender Street.

Urban design analysis of the application, and Urban Design Panel review, confirmed that the additional tower height and density will not have significant impact, and that normal urban design principles are achieved, for example the 24.4 m (80 ft.) separation which is sought between residential towers.

COMMENTS OF THE GENERAL MANAGER OF ENGINEERING SERVICES: In a memo dated January 10, 2004, the General Manager of Engineering Services raised no objections to the proposed rezoning provided that the applicant complied with parking and loading provisions set in Appendix A and approval conditions now listed in Appendix B.

URBAN DESIGN PANEL: The Urban Design Panel reviewed this proposal on December 8, 2004 and unanimously supported the use, density and height, as follows:
"EVALUATION: SUPPORT (6-0)
· Introduction: Phil Mondor, Rezoning Planner, introduced this application. The Panel unanimously supported a preliminary development application for the site in April 2004 and the Development Permit Board subsequently approved it in principle in July 2004. The Panel supported the complete application on October 27, 2004. The application proposed a 34-storey tower with six or seven townhouses fronting Melville Street and a three-storey retail and office podium along Pender and Bute Streets. Total FSR was 6.6, which included a 10 percent density transfer, and a height of 336 ft.
The subject rezoning application is to increase the floor area on the site by 52,600 sq. ft. in an additional three floors in the residential tower. This additional floor area is to increase the retail and commercial floor space (from the 18,088 sq. ft. in the existing development application to 52,600 sq. ft.). The proposal is for two large retail floor plates of about 20-25,000 sq. ft. each. This proposition is strongly encouraged by Planning staff in response to recent Council policy that Bute Street between the waterfront and Georgia Street become a high street to provide a neighbourhood commercial centre and some destination retail space for the growing residential community in Triangle West and Coal Harbour.

The 52,600 sq. ft. is proposed to be transferred from across the street to the east (1178-1196 West Pender Street, fronting Bute Street), which is in a different sub area of the Downtown District where the maximum permitted FSR is 7.0. However, it is a very small site and cannot accommodate the large floor plate retail being sought in this neighbourhood commercial centre. This area of the downtown is also in urgent need of child daycare space and it has been determined that a fairly large, two-storey child daycare facility can be accommodated on the West Pender site. Planning staff are therefore prepared to recommend a transfer of density from the West Pender site to 1211 Melville Street.

Ralph Segal, Development Planner, noted a development application for the 1178 West Pender Street site is scheduled for review by the Panel on January 5, 2005. The subject rezoning application seeks a maximum density of 8.2 FSR and a height of 372 ft. There is no change to the form proposed in the Development Application other than the addition of three residential floors and expansion of the two main floors of commercial retail space. Mr. Segal noted the applicant is continuing to incorporate the Panel's previous comments into the scheme, in particular with respect to the treatment of the podium.

The Panel's advice is sought on whether the site can accommodate the additional height and density being requested, as well as comments on the detailed design of the podium.

The Panel was generally satisfied with the design development direction being taken for the podium, although stressed that it needs further work. Some Panel members had some concerns about the approach suggested by the sketches noting the tendency for larger retailers to impose their corporate image on the streetscape. The applicant was cautioned against the emergence of a "big box" appearance on Pender Street and urged to ensure that a smaller scale expression prevails. Some Panel members expressed strong support for the more robust podium which they considered to be very appropriate for this very large project.
Suggestions for the podium treatment included:

Given the Panel has now reviewed this project five times (including an initial non-support), one Panel member urged the applicant to ensure that care is taken to achieve a coordinated presentation with all the design details properly documented when the proposal is returned to the Panel at the next Development Application stage.
The Panel commended the City for taking the initiative to address off-site issues that impact the community in general. Such broader thinking will achieve much welcome public benefits for the whole neighbourhood."

APPENDIX F

APPLICANT, PROPERTY AND DEVELOPMENT PROPOSAL INFORMATION

Street Address

1211 Melville Street (1200 and 1240 West Pender Street)

Legal Description

Lots A & 4, Block 30, DL 185, Group 1, Plan 92

Applicant and Architect

Hancock Brückner Eng & Wright

Property Owner / Developer

Pinnacle International Ltd.

Site Area

3 034.8 m² (32,667 sq. ft.)

 

DE408162 Approved
December 23, 2004 and
re-submitted on March 3, 2005

Proposed

Recommended

Zoning

Downtown District
(Sub-Area `G' )

Comprehensive Development District (CD-1)

as proposed

Land Uses

Office, Retail, Service, Residential

as permitted in DD

as permitted in DD (`G')

Max. Floor Area
Residential
Commercial
Total

18 400 m² (198,056 sq. ft.)
1 630 m² ( 17,547 sq. ft.)
20 029.4 m² (215,602 sq. ft.)

20 029.4 m² (215,602 sq. ft.)
4 886.5 m² ( 52,600 sq. ft.)
24 916.0 m² (268,202 sq. ft.)

as proposed

Floor Space Ratio
Commercial
Residential
Total

0.55
6.05
6.60


1.60
6.60
8.20

as proposed

Dwelling Units

174

192

n/a

Storeys

33

37

as proposed

Maximum Building Height

102. 4 m (336 ft.)

113.3 m (371.8 ft.).

113.4 (372 ft.)

Parking Spaces

346

as required

generally as required by Parking By-law

Loading Spaces

4 Class B

as required

  

Bicycle Spaces

234

as required

  

* * * * *

ag20050315.htm

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