Agenda Index City of Vancouver

POLICY REPORT
URBAN STRUCTURE

TO:

Vancouver City Council

FROM:

Director of Current Planning

SUBJECT:

CD-1 Text Amendment for 1300 Marinaside Crescent (Roundhouse Neighbourhood).

 

RECOMMENDATION

GENERAL MANAGER’S COMMENTS

COUNCIL POLICY

Relevant Council policy includes:

· False Creek North Official Development Plan (FCN ODP), including the street pattern, approved by Council April 1990.
· Rezoning of False Creek North’s Roundhouse Neighbourhood approved by Council July 29, 1993.

PURPOSE AND SUMMARY

This report evaluates an application by Pacific Place Developments Corporation for a CD-1 text amendment to By-law # 297 in the Roundhouse Neighbourhood to increase the height of sub-area 4 from 51.0 m (168 ft.) to 68.4 m (225 ft.). This would permit the only undeveloped building in this sub-area site to increase in height from 17 storeys to 22 storeys.

Staff recommend a text amendment which would allow development on this site to increase in height from 51.0 m (168 ft.) to 63.75 m (209 ft.); a reduction of 4.65 m (15 ft.) in height from the 68.4 m (225 ft.) requested by the applicant. This would allow the building to increase in height from 17 storeys to 21 storeys (at reduced floor to floor heights). The recommended height would include the mechanical penthouse.

Staff recommend that the application be referred to a Public Hearing, with a recommendation that it be approved with the slightly lower height.

Figure 1: Site Plan

DISCUSSION

The criteria that need to be analysed to determine whether the proposal meets public objectives and is compatible with the surrounding residential development includes the following: CD-1 Guidelines conformance; public and private view impacts; shadow impact; built form, scale and character, and neighbourliness; and commentary from surrounding neighbours.

CD-1 Guidelines Conformance

The CD-1 guidelines describe four main objectives for this site:

Public and Private View Impact

Public view impact at grade level and long distance:

Private view impact at high level: There are three residential towers in the neighbourhood which have residential units that are above the current tower height guideline of 51 m (168 ft.): Columbus at 58 m (190 ft.) in height; Crestmark II at 61 m (200 ft.) in height; and Peninsula at 86 m (282 ft.)in height (see Figure 1: site plan above). Any proposed additional height will impact some high level residential units in these three towers to some degree.

The applicant has prepared an extensive private view analysis which in summary concludes:

Therefore the proposed additional height impacts a number of high level residential units to some degree.

Private view impact at low level: a major change between the proposal and previously approved applications is that the lower level built form along Marinaside Crescent and Drake Street frontages has been substantially reduced in height. The proposal is a maximum of 3-storeys whereas the previously approved scheme was 4-8 storeys. This reduction in height has been strongly supported by the adjacent lower level residential owners because their views to the water have been improved.

The applicant’s private view analysis in summary concludes:

Shadow Impact on Public and Private Open Space

The proposed additional 17.4 m (57 ft.) in tower height potentially increases shadow onto adjacent public and private open space. The applicant’s shadow analysis (see Appendix C, Building Concept Drawings) illustrates the following:

Overall there is no increase in shadowing on public and private open space.

Recommended Height

There are two reasons for considering extra height on this site. First, previous schemes have impacted the views of some immediate neighbours. Second, previous schemes have included some units that are not highly livable with respect to privacy and views. Third, previous schemes have not achieved full permitted density and there is a desire both for the developer and the City to optimize the number of achievable units in False Creek North.

Taking into account the concerns regarding private view impacts at high level and scale of the built form, staff recommend a reduction in the proposed height. The recommended total building height should be no higher than the nearest tower, Columbus, which has the same relationship with the waterfront walkway. The total building height of Columbus, including the mechanical penthouse, is 63.75 m (209 ft.). The recommended height is a reduction of 8.85 m (29 ft.)from that requested by the applicant. The recommended height would include the mechanical penthouse (see Appendix D3, Design). To optimize the achievable density, the density lost from the reduced height could be located on the water front 3-storey built form and at grade along Marinaside Crescent and Drake Street.

Applicant Comments

The overall objective of Pacific Place Development Corp. is to achieve full permitted density in a new built form that is marketable, viable, livable. On the Concord Pacific Place site there has been a strong public preference for slimmer taller buildings that allow for greater views between the buildings. What we have proposed for Building 2G (subject site) is in keeping with this preference and was further strengthened by strong support indicated at the public meetings. We feel that our proposal is sensitive and responsive to its neighbours. It will be a great addition to the City in general as well as being the building that will complete the Roundhouse neighbourhood.

Urban Design Panel Review

The Urban Design Panel reviewed the application (see Appendix D4, Urban Design Panel) and supported the additional height.

Public Comment

The applicant held three public meetings (see Appendix D1, Public Process and Notification) adjacent to the subject site and approximately 200 people attended. In addition, 640 notification letters were sent by the City. In summary, the results are as follows:

CONCLUSION

In summary, conclusions from the analysis are as follows:

On balance , staff support some extra height on this site because, even though some distant units are view impacted, the views of the large majority of immediately adjacent residents are substantially increased. Therefore, staff recommend a text amendment which would allow development on this site to increase in height from 51 m (168 ft.) to 63.75 m (209 ft.); a reduction of 4.65 m (15 ft.) in height from that requested by the applicant. The recommended height would include the mechanical penthouse.

Staff recommend that the application be referred to a Public Hearing, with a recommendation that it be approved at the slightly lower height.

- - - - -

APPENDIX A

AMENDMENTS TO CD-1 BY-LAWS, FCN ODP AND GUIDELINES
(recommended deletions in strikeout and additions in italic)

A1 Proposed Text Amendment to Roundhouse CD-1 By-law

Revision to existing CD-1 (297) 1200-1300 Pacific Boulevard South, By-law No. 7156 would include the following:
7 Height

*staff are recommending a height of 63.75 m

A2 Consequential Amendments to CD-1 Guidelines

As a consequential amendment, Section 3.4 Massing Controls, Figure 4 maximum Building heights will be amended to reflect the approved building height.

A3 Consequential Amendments to FCN ODP

As a consequential amendment, Figure 12c, Maximum Tower Heights, will be amended to reflect the approved building height.

APPENDIX B

DRAFT CONDITIONS OF APPROVAL

NOTE: These are draft conditions which are subject to change and refinement by staff

FORM OF
DEVELOPMENT (a) THAT the proposed form of development be approved by Council in principle, generally as prepared by Henriquez Partners and stamped Received, City of Vancouver Planning Department, March 29 2000, providing that the Director of Planning or Development Permit Board may allow alterations to this form of development when approving the detailed scheme of development as outlined in (b) below;

DESIGN (b) THAT, prior to the final approval by Council of the form of

HEIGHT (ii) design development to reduce the height to a maximum

APPENDIX C

BUILDING CONCEPT DRAWINGS

(Original drawings - contact rezoning centre)

APPENDIX D

COMMENTS OF THE PUBLIC, REVIEWING AGENCIES AND THE APPLICANT

D1 Public Process and Notification

As part of the Application review process, a sign was placed on the site and three public information meetings were held. The Notice of Rezoning Application was sent to 640 neighbouring property owners.

At the public information meetings a number of concerns were voiced. Twenty (20) participants registered favorable comments regarding the proposed design presented in the Rezoning Application. Three (3) participants responded to the proposal with concerns about the configuration of the driveways and traffic. Seven (7) written responses were also received, all opposed. The major concern of these respondents was that the proposed height relaxation would negatively affect their views.

Staff’s analysis of the concerns expressed by the neighbourhood, are that a large majority of the surrounding property owners are in favour of the Rezoning Application with a smaller group having concerns over impacts on views from their residences and the effect this may have on property values.

D2 Development History

The Roundhouse Neighbourhood has been fully developed except for the subject site, known as 2G. There have been three approved development permits for 2G. However, development has not proceeded because none of the approved development permits have met the marketing and financial goals of Pacific Place Development Corp.. The last development permit for example was approximately 8% below the allowable density; i.e., 1 557 m2 (16,760 sq.ft.) below the 18 691 m2 (201,195 sq.ft.) permitted on this site.

D3 Design

The proposed built form ( see Appendix C, Building Concept Drawings) includes a single oval shaped, primarily glazed, residential tower with separated three storey wings along the waterfront walkway. This overall building form and character is different from, but compatible with, adjacent buildings and gives the neighbourhood an additional beneficial degree of variety.

Because the proposed height is approximately 10 m higher than it’s closest building neighbour, the waterfront 3-storey built form is smaller scale than the neighbouring 4-8 storey; and regarding the larger tower floor plate, there is a concern that the scale of the proposal is considerably stronger in relationship to it’s context.

Staff recommendations that would bring the application in closer compliance to the Guidelines and urban design intent for the neighbourhood, include among others, the following:

Height: The CD-1 measures the height by the following definition: “The maximum building height measured above the base surface, but excluding the mechanical penthouse and roof, shall be as set out in Table 4". The applicant’s proposal is to include the mechanical penthouse and roof within the permitted height (see Appendix A, Amendments to CD-1 By-law and Guidelines). Therefore the permitted height is the true height of the building in determining view and shadow impact on adjacent buildings as it includes all building elements. This also allows for residential area to be integrated with the mechanical area.

Comparative Heights for Building 2G (subject site)

 

Height

Mechanical height above

Total building height including mechanical

Columbus CD-1

58 m

5.75 m (19 ft.)

63.75 m (209 ft.)

2G CD-1

51 m (168 ft.)

not specified

51 m (168 ft.) + mechanical

2G proposed by applicant

68.4 m (225 ft.)

4.2 m (14 ft.)

72.6 m (238 ft.)

2G recommended by staff

63.75 m* (209 ft.)

mechanical integrated into top floor of residential

63.75 m ** (209 ft.)

* A reduction of 4.65 m (15 ft.) from that requested by applicant.
** A total building height reduction of 8.85 m (29 ft.) from that requested by applicant.

D4 Urban Design Panel

The Urban Design Panel reviewed the application on April 19, 2000 . The minutes are as follows:

“EVALUATION: Rezoning

Introduction:

Mr. Barrett advised this was the last site to be developed, as well as the most prominent one, in this neighbourhood. He stated that the existing zoning’s permitted height was 51 m [17 storeys] and the applicant was requesting a height increase to 68.4 m [22 storeys]. Mr. Barrett described the proposed addition of two townhouses at the inner edge facing the tower, and requested Panel’s advice on this aspect. He also noted the surrounding towers, in a similar relationship to the water in the Roundhouse Neighbourhood, were at the following heights: The Columbus - 54 m, The Crestmark - 61 m, and the Peninsula at 86 m.

In summarizing this rezoning request, Mr. Barrett stated the principle urban design objectives for this site were the grade level residential units with individual entrances off the street, a 4-storey maximum built form along the waterfront walkway, and the proposed tower height increase from 51 m to 68.4 m, and requested the Panel’s advice on the following issues:

· the 17.4 m increase in tower height, public and private view impacts - at grade and higher levels, as well as shadow impacts on open space;

· the grade level residential units at present do not provide a residential presence and entrances on the street; the proposed changes would incorporate the “eyes on the street” aspect, and improve view objectives from adjacent developments into the inner courtyard; and

· the appropriateness of this built form in the neighbourhood - the increased height would exceed the closest tower by 17 m, the smaller waterfront 3-storey built form, and the larger floor plate.

Mr. Barrett also stressed that a very clear statement needed to be made regarding the height issues.

Applicant’s Comments

Mr. Henriquez’s comments were brief. He referred to the various view corridors from the neighbouring towers, at grade as well as higher levels and noted that the view impacts would be negligible. He described the proposed views through the lobby of the tower from the north, through to the water works element in the front into the private lagoon, with a raised connecting walkway [over water at high tide] from west to east overlooking the marina.

The Panel reviewed the models and posted plans.

Panel’s Comments

The majority of the Panel were most supportive of the tower height increase and noted it was an improvement over the previous scheme. It was noted that although this was a difficult site, the architect had done a good job in splitting this project into a group of 3 buildings; also approved of the architectural space inside the courtyard and its relationship to the townhouses and tower. Some Members liked the glass wall separation in that it offered a sense of closeness yet provided security. There were comments about the elegance of the tower and it being a superior design for the density on the proposed site.

However, the Panel had concerns about the proposed walkway along the lagoon, stating it should be public and should be removed; that the public benefit should be rethought to discover new vistas and needed serious consideration; some Members were not in favour of the added townhouses and that this project needed more open space; it was also indicated that the patios along the waterfront are undefined - they should be more private in order to retain a residential character on both sides of the street; that there should be a linear walkway on the seawall connecting the townhouses.”

APPENDIX E

APPLICANT, PROPERTY AND DEVELOPMENT PROPOSAL INFORMATION

Applicant and Property Information

Street Address

1300 Marinaside Crescent

Legal Description

Lot 212 False Creek Plan LMP 10733

Applicant Architect

Pacific Place Developments Corp.
Henriquez and Partners

Property Owner

Pacific Place Developments Corp.

Development Statistics

 

Development Permitted Under Existing Zoning

Proposed Development

Recommended

Zoning

CD-1 (297)

CD-1 (297) (amended)

CD-1 (297) (amended)

Maximum Height

51 m (168 ft.)

68.4 m (225 ft.)

63.75 m
(209 ft.)

* * * * *

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