Agenda Index City of Vancouver

POLICY REPORT
URBAN STRUCTURE

TO:

Vancouver City Council

FROM:

Director of Current Planning, in consultation with the General Manager of Engineering Services and the Director of the Housing Centre

SUBJECT:

875 Expo Boulevard (proposed 858 Beatty Street): Text Amendment to CD-1 By-law No. 7248

 

RECOMMENDATION

GENERAL MANAGER'S COMMENTS

COUNCIL POLICY

Relevant Council Policies for the site are:

· False Creek Policy Statement (Broadsheets), approved in August 1988.
· False Creek North Official Development Plan, approved in November 1989 and last amended in July 2000.
· Public Art Program, approved in October 1990.
· Central Area Plan, approved in December 1991.
· Revised 20% Social Housing Policy, approved in April 1993.
· CD-1 By-law No. 7248 (# 324), approved on November 30, 1993 and last amended on November 30, 1999.
· Quayside Neighbourhood CD-1 Design Guidelines, adopted on November 26, 1993, and last amended on November 30, 1999.

PURPOSE AND SUMMARY

This report evaluates an application by Pacific Place Holdings Ltd. to amend the CD-1 By-law for 800-1100 Pacific Boulevard (Quayside Neighbourhood) and the Quayside Neighbourhood CD-1 Guidelines to permit a mixed-use (primarily office), mid-rise development on the surface parking lot on Site 5GH (in Area 5A of the Quayside Neighbourhood, see Figure 1 on page 4). (Note: Site 5GH is presently addressed as 875 Expo Boulevard. The applicant will be requesting a change to 858 Beatty Street at building application stage.)

The amendments to the CD-1 By-law (# 324) as it applies to Site 5GH and proposed by the applicant, and the amendments to the False Creek North Official Development Plan (FCN ODP) as it applies to Area 7B (see Figure 1) and recommended by staff, include:

- the transfer of 24 060 m² (258,988 sq. ft.) of residential potential from Site 5GH to Area 7B and the transfer of 19 567 m² (210,630 sq. ft.) of commercial potential fromArea 7B to be added to the 1 335 m² (14,730 sq. ft.) already permitted on Site 5GH;

- the transfer of an obligation to provide 100 non-market housing units (50 family units and 50 non-family units) from Site 5GH to Area 7B, with the intent that this may be transferred to another sub-area of predominantly housing after the land use assignments for all NEFC are decided upon;

- the reduction in permitted height on Site 5GH, from 86 m to 37 m (from 28 storeys to 8); and

- the reduction of the Beatty and Smithe Street building setbacks from 3.7 m to 2.1 m.

Figure 1. Site Location and Context

During the processing of this rezoning application, work has continued on the North East False Creek (NEFC) Urban Design Study (see more in Background, page 4). One preliminary finding, presented to a Council workshop on July 17, 2000, is that it would be desirable to exchange some commercial development potential from Area 7B north and east of BC Place Stadium for residential development potential in the Cambie Bridgehead precinct, which includes Site 5GH. Specific details regarding this redistribution of development potential within the FCN ODP will be addressed in the conclusions and recommendations of the NEFC study, including proposed ODP amendments, which will be reported to Council later this spring.

Staff support the proposed amendments to the CD-1 zoning for Site 5GH for these reasons:

- the site is very suitable for commercial use and development;
- the reduction in height is in keeping with the form of development immediately across Beatty Street to the north/west and will extend the image, form, and character of nearby Yaletown;
- no increase is proposed in the overall development potential for the site and, if the proposed amendments to the FCN ODP are approved, there will be no change in the overall balance between residential and non-residential floor space and no change in the requirement for non-market housing for all of False Creek North; and
- the proposal is consistent with the preliminary findings of the NEFC Urban Design Study and FCN ODP review that is underway and will soon be reported to City Council.

If the application to amend the CD-1 zoning for Site 5GH is referred to Public Hearing, the Director of Current Planning seeks Council approval to make application for an amendment to the FCN ODP to swap 24 060 m² of residential development potential on Site 5GH for 19 567 m² of office development potential in Area 7B, the "apex" site between the Georgia and Dunsmuir Viaducts which is zoned BCPED and which is owned by the rezoning applicant. This application would be considered at the same Public Hearing as the rezoning application for Site 5GH.

Staff note that the applicant would like to develop Site 5GH in conjunction with the adjoining B.C. Place "Gap" site (see Figure 1), but does not as yet own the Gap site. Comprehensive development was recommended by staff when both sites were rezoned from BCPED to CD-1 in 1993. Because negotiations about the ownership and development of the Gap site are still ongoing, staff recommend a report back to Council on this matter when Council approval is sought for the final detailed scheme of development on Site 5GH.

DISCUSSION

Background: Early in 2000, City staff initiated the North East False Creek (NEFC) Urban Design Study, a review of the northeast sector of the FCN ODP (study area bounded by Beatty Street to the northwest, Nelson Street and the Cambie Bridge to the southwest, False Creek to the southeast and the Dunsmuir Viaduct to the northeast). The study has involved the participation of the various landowners in the area including the rezoning applicant, Pacific Place Holdings Ltd.

The intent of the study is to improve the public realm and built form guidelines, adjust land use and density, and increase the integration of the area into the Downtown, all within the overall existing density limits for various land uses within the FCN area. This would refine its urban development pattern to reflect changed conditions since the ODP was approved more than a decade ago. The first phase of the design review is nearing completion and a report will go to Council this spring.

Land Use and Floor Area: Staff support the proposal to permit commercial, mostly office, development on the site rather than predominantly residential, because:

- this will be compatible with the mixed use character of the surrounding area;
- office use conforms to the criteria approved by Council in the Central Area Plan to locate offices in areas with access to waterfront and views, good transit access, adjacent to office districts and without high desirability for future housing; and
- the associated amendment of the FCN ODP will ensure that there is no net change in permitted commercial and residential densities, and non-market housing obligations, in the district covered by the ODP.

Staff also support the addition of two FSR exclusion provisions in the CD-1 By-law which are consistent with other CD-1 By-laws and zoning district schedules:

- the floors or portions of a floor used for taking on or discharging of passengers, bicycle storage, heating and mechanical equipment, or similar uses, and
- amenity areas for the social and recreational enjoyment of employees, including facilities for general fitness, general recreation and child day care, provided that the total area being excluded does not exceed the lesser of 20 percent of the permitted floor space or 1 000 m².

While these provisions will allow a slightly greater floor area on Site 5GH, staff note that the transfer of 24 060 m² (258,988 sq. ft.) of residential potential from Site 5GH to Area 7B and the transfer of 19 567 m² (210,630 sq. ft.) of commercial potential from Area 7B reduces the total development potential on Site 5GH by 4 493 m² (48,364 sq. ft.), or 18.7 percent.

Staff also support the proposal to provide several individual commercial tenancies along Beatty and Smithe Streets. It is envisioned that once the Quayside Neighbourhood is fully developed there will be significant pedestrian volumes on these streets. Storefront commercial premises will provide pedestrian interest and also improve safety by providing `eyes on the street'.

The proposal to replace the residential potential, and a non-market housing obligation, on Site 5GH with commercial potential from Area 7B, and to relocate these to Area 7B, is consistent with the emerging conclusions of the NEFC study which will be reported to Council later this spring along with more comprehensive FCN ODP amendments than are recommended here. The Cambie Bridgehead area is now envisioned by the NEFC study as a mixed-use precinct which extends the Yaletown character, rather than a predominantly residential precinct. Area 7B, where the majority of office uses in NEFC are permitted by the ODP (a maximum of 106 835 m² [1,150,000 sq. ft.]), is contemplated to become a predominantly residential area, with mid- to high-rise residential development and someretail and service uses at grade.

Area 7B is adjacent to International Village which will contain 1,400 dwelling units, community school, major park and other uses. The suitability of Area 7B for residential use, while looking promising, has not yet been definitely confirmed from a livability and impact perspective. The evaluation of this will be completed through detailed consideration of a CD-1 rezoning proposal for that site. If the residential option does not prevail, the residential potential and non-market housing commitment will be further transferred later to other residential precincts in NEFC.

If the exchange of residential and commercial development potential between Site 5GH and Area 7B is approved, staff recommend the transfer to Area 7B of the non-market housing obligation which is on Site 5GH. In order to maintain the property owner's obligation to provide a site for 100 non-market housing units in FCN (at least 50 of which must be designed for families), staff recommend appropriate amendments to the Quayside Neighbourhood non-market housing agreement and a new agreement for Area 7B.

The Director of the Housing Centre supports the application and the proposed FCN ODP amendment to transfer to Area 7B the residential potential and non-market housing obligation now on Site 5GH. He further notes that while Area 7B appears to be a suitable site for residential use, more detailed planning will be necessary.

Built Form: Staff support the proposed mid-rise massing, as an alternative to the permitted tower massing, because:

- it reflects the mid-rise massing of the existing facing block of buildings on Beatty Street;
- the large floor plate responds to the requirements of the "new economy" tenant proposed for the development; and
- a mid-rise building will provide a strong focal point for those entering the downtown via the Cambie Bridge.

Stall also support a proposed reduction in the building setbacks. A 2.1 m (6.9 ft.) setback, rather than the required 3.7 m (12 ft.), will provide ample space on Beatty and Smithe Streets for pedestrians and is approximately the same setback as currently required on Robson Street. It would provide for a 5.5 m (18 feet) sidewalk on Smithe Street and 5.1 m (16.7 ft.) sidewalk on Beatty Street. A 1.5 m (5 ft.) bike lane could be accommodated within these areas.

The Urban Design Panel unanimously supported this application. At the south/east corner of the proposed building, at Smithe and Expo Boulevard, which is on axis with the Cambie Bridge, the Panel encourages a more prominent corner at this gateway entrance to the
Downtown, and possibly a location for public art. Staff support this and related Panel advice.

Land Exchange: A land exchange, involved approximately 100 m² (1,076 sq. ft.) of land, has been proposed to "square" the corners of the site on Smithe Street (see illustration attached as Appendix H, and further information in Appendix E, page 6). It would also accommodate a future realignment and possible extension of Smithe Street, and improve the pedestrian movement along Expo Boulevard. The proposed form of development, as shown in Appendix G, would be affected by this new site property line on Smithe Street but Planning staff are satisfied that a prominent corner, and location for public art, remain possible.

Parking: The applicant wishes to increase the parking provision on Site 5GH beyond the maximums set out in the CD-1 By-law: 361 off-street parking spaces rather than the maximum of 306 spaces which would be permitted for the mix of retail, service, restaurant and office floor areas proposed. The rationale offered is that the "new economy" (dot.com) businesses which will occupy the building have double the employee density (workers per square foot) of typical office users, and thus have almost double the parking requirement.

Because the site presently provides approximately 238 surface parking spaces available for public, short-term use, and because the adjacent historic Yaletown area is projected to have a long-term parking deficiency, staff will support 346 spaces for the proposed development, but with 40 spaces being commercial parking, i.e., public, short-term (hourly) parking which is not ancillary to other uses on the site. Although Parking Uses are already listed as a permitted use in the CD-1 By-law, staff recommend that their approval be subject to conditions which ensure that any commercial parking which is provided is maintained as public and short-term parking.

Stadium Parking Agreement: Established when the Quayside Neighbourhood was rezoned in 1993, the Agreement has a payment-in-lieu requirement on Site 5GH for 100 spaces (now estimated to be approximately $930,000, and to be received prior to issuance of occupancy permit). When these monies are collected staff will report back to Council on their proposed disposition, which could include extension of the Terry Fox Plaza on the BC Place Gap site and improvement of pedestrian connections through the site between the downtown and False Creek.

BC Place Gap Site: The applicant ultimately seeks to undertake one development on both Site 5GH and the adjoining BC Place Gap site (the triangular, undeveloped portion of 855 Expo Boulevard which also includes the Terry Fox Plaza). This is also the City's wish since the rezoning of the Quayside Neighbourhood in 1993, when Council also approved rezoning of the Gap site to permit retail, service and parking uses. (See further information in Appendix E, page 7.)

If and when a development application is received for one comprehensive development on these two sites, their consolidation would be required prior to development permit issuance and the property owner would be encouraged to make application to consolidate the zoning. It is a combined final detailed scheme of development which would be referred to Council for approval rather than the one proposed in this application for Site 5GH. However, if combined development on a consolidated site is not proposed in a development application, staff will report back to Council on this matter when approval is sought for the final detailed scheme of development on Site 5GH.

FCN ODP AMENDMENTS

To enable the exchange of residential and commercial potential between Site 5GH and Area 7B, while maintaining the overall balance between residential and commercial floor space and the non-market housing requirement in False Creek North, several amendments to the FCN ODP are proposed as set out in Appendix D. It is recommended that the Director of Current Planning be instructed to make application for this purpose and that the application be referred to the same Public Hearing as the rezoning application for Site 5GH.

CONCLUSION

Staff support the applicant's proposed amendments to the CD-1 By-law and recommend that the application be referred to a Public Hearing with a recommendation by the Director of Current Planning that it be approved, subject to the proposed conditions of approval listed in Appendix B. It is further recommended that the Director of Current Planning be instructed to make application to amend the FCN ODP and that it be referred to the same Public Hearing.

- - - - -

APPENDIX A

858 EXPO BOULEVARD
DRAFT CD-1 BYLAW AMENDMENTS

Amend By-law No. 7248, generally in accordance with the amendments noted below.

Note: all additions are in bold italics and deletions are in (brackets and strikeout):

4 Uses

6 Floor Area and Density

6.1 The total floor area for uses listed in Table 1 shall not exceed the totals set opposite such uses, and any use permitted in Section 4, but not listed in Table 1, is not limited by the Sub-section 6.1.

6.2 The following shall be included in the computation of floor area:

6.3 The following shall be excluded in the computation of floor area:

6.5 Subject to Section 6.6, the total floor area in each sub-area for the uses listed in Table 2 shall not exceed the applicable totals set opposite such uses, and any use permitted by Section 4 but not listed in Table 2 is not limited by this Sub-section 6.5.

6.6 The floor area regulations of Section 6.5 are subject to the following:

6.7 The maximum number of units in each sub-area shall be as set out in Table 3.

6.8 Notwithstanding Sub-section 6.7, the Development Permit Board may permit an increase in the maximum number of dwelling units by 20 percent in either sub-area, providing that the development total number does not exceed (2 588)  2 327 units.

7 Height

9 Parking [for reference only]

9.1 Off-street parking shall be provided, developed and maintained in accordance with the applicable provisions of the Parking By-law, except as follows:

875 EXPO BOULEVARD
PROPOSED CONDITIONS OF APPROVAL

NOTE: These are draft conditions which are subject to change and refinement by staff prior to the finalization of the agenda for Public Hearing.

FORM OF
DEVELOPMENT (a) THAT the proposed form of development be approved by Council in principle, generally as prepared by Busby + Associates Architects Inc. and stamped "Received, City Planning Department, December 22, 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;
DEVELOPMENT
APPROVAL (b) THAT, prior to the final approval by Council of the form of development, the applicant shall obtain approval of a development application by the Director of Planning, or Development Permit Board, who shall have particular regard tothe following:

DESIGN (i) due to the significance of the site at this major entrance to the downtown, on axis with the Cambie Bridge, design development of the south corner of the building (at corner of Smithe Street and Expo Boulevard) to create a strong image, including building elements and materials, building entrance, proposed canopy, and possibly public art, which provide a welcome into the Downtown Peninsula;

CRIME PREVENTION
THROUGH ENVIRONMENTAL
DESIGN (CPTED) (v) design development to take into consideration the principles of CPTED having particular regard to reducing opportunities for theft and maximizing personal safety in the underground parking garage, reducing opportunities for vandalism and graffiti, and ensuring that private and public pedestrian routes are distinguishable;

LOADING SPACES (vi) loading spaces to be provided according to the provisions of the CD-1 By-law except that a minimum of five Class A spaces and 4 Class B spaces must be provided for this development;

BICYCLE PARKING (vii) bicycle parking and related facilities to be provided according to Section 6 of the VancouverParking By-law;

BC PLACE GAP SITE (viii) should development application be submitted for one development on Site 5GH and the abutting BC Place Gap site at 855 Expo Boulevard, consolidation of the two sites will be required prior to issuance of development permit and staff will refer to Council for final approval of the form of development a combined final detailed scheme of develop-ment on the consolidated site. [Note to applicant and staff: The CD-1 By-law (# 325) for the Gap site allows for 400 m2 (4,305 sq. ft.) for Retail/Service uses and 1,600 m2 (17,223 sq. ft.) for Parking Uses. If the sites are consolidated, the property owner will be encouraged to make application to consolidate the CD-1 By-law provisions for both sites.]

REPORT BACKS (d) THAT, when the Director of Planning recommends final approval by Council of the form of development, he will, in consultation with the General Manager of Engineering Services and the Director of Real Estate Services, report to Council on

PAYMENT-IN-LIEU (i) the proposed disposition of payment-in-lieu monies to be received from the property owner under the terms and conditions of the Stadium Parking Agreement. The monies might contribute to the construction of an extension of the Terry Fox Plaza and pedestrian connections linking the plaza to Expo Boulevard; (Note: Such monies are to be received prior to issuance of occupancy permit.) and

BC PLACE GAP SITE (ii) the status of negotiations among the property owners regarding the ownership and comprehensive development of a consolidated site which includes Site 5GH and the Gap site.
AGREEMENTS (d) THAT, prior to enactment of the amending By-laws, at no cost to the City, the registered owner shall make arrangements for the following:
NON-MARKET
HOUSING (i) the Quayside Neighbourhood Non-Market Housing Agreement to be amended to delete Site 5GH as a site for non-market housing and a Non-Market Housing Agreement be executed which secures the provision of a site in Area 7B for 100 non-market housing units (50 family and 50 non-family), both on terms and conditions to the satisfaction of the Director of the Housing Centre and the Director of Legal Services;

LAND EXCHANGE (ii) execute an agreement, satisfactory to the CityManager and Director of Legal Services, to complete a land exchange of portions of the site and surrounding roads. The lands will be exchanged with no cost to either party, except for conveyancing costs. The portions of land proposed in the land exchange are generally shown as Appendix H; and
BEATTY STREET
BULKHEAD (iii) execute an agreement, satisfactory to the General Manager of Engineering Services and the Director of Legal Services, for provision and maintenance of a bulkhead to ensure continued support of Beatty Street adjacent to the site.

APPENDIX D

DRAFT FALSE CREEK NORTH
OFFICIAL DEVELOPMENT PLAN AMENDMENTS

The False Creek North Official Development Plan shall be amended as generally outlined below. Note: all additions are in bold italics and deletions are in (brackets and strikeout).

3.2.2Office

It is intended that offices be focussed on sites which meet the following criteria for office locations in the Central Area:

(a)enhance the success, livability, and attractiveness of the central business district -- access to waterfronts, views, and ease of face-to-face contacts;
(b)have good transit access;
(c)be a desirable office area;
(d)not be a threat to areas with a major stock of heritage buildings;
(e)not be an area with significant housing or with a high desirability for future housing; and
(f)not be an area where support services would be displaced without alternate locations.

These sites are located at the Cambie Bridgehead and between the two viaducts. In addition, small-scale offices may be permitted in mixed-use and retail/service areas. Offices within the Cambie bBridgehead area are to be low-rise to mid-rise and low-density. (Functions are to be non-head office oricd.)

In office areas, cultural, recreational and institutional uses and limited retail and service uses may be permitted. Residential uses may also be permitted, subject to livability analysis at the sub-area zoning stage and included within the overall floor area and dwelling unit count limitations contained in Section 3.2.1.

Giving consideration to the densities permitted in nearby commercial areas, up to a maximum of (152 790) 156 385 square metres of office and street- or pedestrian-oriented retail and service uses may be permitted, generally distributed as shown on Figure 5. Offices existing in the Stadium complex as of April 10, 1990, and in the Plaza of Nations complex, are permitted but their area shall be excluded from the maximum amount of permitted office use. [Note: The amendment in this paragraph is needed because a previous amendment to Figure 5 in the ODP was not accompanied by an amendment to this text.]

3.4 Parking And Loading [for reference only]

5.5 Areas 5(a) & 5(b)

5.10 Area 7(b)

Figure 3 Land Use to be amended to show Retail/Service and Office uses permitted on Site5GH rather than Residential use, and Mixed Use: Commercial/Residential use permitted on Area 7B rather than only Office use.

Figure 4 Residential Units to be amended by replacing the figures for dwelling units and floor area, both market and non-market, and family and non-family, in Areas 5A and 7B, using the appropriate figures shown in this table:

 

Area 5A

Area 7B

False Creek North

 

existing

proposed

proposed

existing (no change)

Non-market

204

104

100

1520

non-family

102

52

50

604

family

102

52

50

916

Market

969

808

161

7677

non-family

876

742

134

6327

family

93

66

27

1350

Total Dwelling Units

1173

912

261 est. [See note]

9197

Floor Area

107 962 m2

83 902 m2

24 060 m2

906 015 m2

1,162,131 sq. ft.

903 143 sq. ft.

259,000 sq. ft.

9,741,032 sq. ft.

Note: The proposed total dwelling numbers in Area 7B are estimated on the basis of an average dwelling size of 92 m2 (990 sq. ft.) which was obtained through the ratio of total floor area to total dwelling units in Area 5A. The number of non-market dwellings is established in the Quayside Neighbourhood Non-Market Housing Agreement.

Figure 5 Office Development to be amended to show Site 5GH as a mixed-use site (retail/service and office) with a maximum Office floor area of 20 903 m2 (225,000 sq. ft.) and to reduce the maximum Office floor area on Area 7B from 106 835 m2 (1,149,962 sq. ft.) to 87 268 m2 (939,376 sq. ft.).

Figure 9b Movement to be amended to remove the elevated pathway through Site 5GH.

Figure 12b Non-Market Housing Sites to be amended to show Area 7B as a non-market housing site and to remove this designation from Site 5GH.

Figure 12c Maximum Tower Heights to be amended to remove the 28-storey height provision on Site 5GH. APPENDIX E

ADDITIONAL INFORMATION

Site, Surrounding Zoning and Development: Site 5GH, which is addressed as 875 Expo Boulevard (proposed to be changed to 858 Beatty Street at building permit stage) is located in Area 5A of the FCN ODP (see Figure 1 earlier). The site is approximately 0.65 ha ( 1.61 acres) and is currently used as a surface parking lot providing 238 parking stalls (shown in Figure 2 below). It is up against the downtown escarpment where it meets the False Creek lowlands. There is a crossfall of approximately 8.72 metres (28.6 feet) along the north-south axis of the site.
Figure 1. Existing Site and Surrounding Area

The site is bounded by Beatty Street, Smithe Street, Expo Boulevard (was Pacific Boulevard North prior to September, 1995), and a site addressed as 855 Expo Boulevard abutting BC Place Stadium which includes Terry Fox Plaza and an undeveloped triangular area providing access to four levels of parking below the plaza (with access from Expo Boulevard) . Owned by PavCo (BC Pavilion Corp.), and known as the BC Place Gap, the site was rezoned from BCPED to CD-1 (# 325) in November, 1993 along with the whole of the Quayside Neighbourhood (see additional information on page 7).

To the north is Robson Street and Library Square, and to the west is Yaletown. Across Beatty Street are 6- to 8-storey large-floorplate office (former wholesale/warehouse) buildings that have ground floor retail. The buildings at 835-839, 849-857, and 869-871 Beatty Street, across from the site, are listed on the Vancouver Heritage Register as heritage character buildings (evaluation group "C").
Site 5GH was rezoned from BCPED to CD-1 in 1993 as part of the Quayside Neigbourhood (Areas 4 and 5A of False Creek North). A market residential tower with maximum building height of 86 m (282 feet), or 28 storeys, with some street wall and at-grade retail uses is permitted on the site as well as a low rise (35 m) non-market housing building situated near the Terry Fox Plaza and BC Place Stadium.

Proposed Development: The application proposes to develop a mixed-use (primarily office), mid-rise development containing 20 903 m2 (225,000 sq. ft.) of commercial floor area. Parking would be provided underground with access from Beatty Street and Expo Boulevard.

Two buildings, one of eight storeys (height of 37 m) and one of three storeys, would have a Yaletown-like massing (as illustrated in Figure 2 below). The two buildings would be situated above a podium of commercial (office, retail and service) uses providing pedestrian interest on the Beatty, Smithe and Expo Boulevard street edges. Building setbacks of 2.1 m on Beatty and Smithe Streets are recommended. Because the proposed building, and especially its south-east corner (corner of Smithe and Expo Boulevard), is situated on axis with the Cambie Street Bridge, the proposed mid-rise development will provide a strong focal point for a major entrance to the downtown peninsula.

Figure 2. Photo Illustration of Proposed Development within Existing Context.

Resident ial Use and Non-Mar ket Hou sing: The FCN ODP anticipates that False Creek North will be developed as a predominantly residential area, with up to 9,197 dwelling units being developed. An estimated 261 dwelling units were anticipated on Site 5GH. As one of two non-market housing sites in Area 5A, this site was also required through the Quayside Neighbourhood Non-Market Housing Agreement to provide 100 non-market housing units (50 family and 50 non-family units).

The key housing provisions of the Quayside Neighbourhood CD-1 By-law (see section 6.5 in Appendix B), and the FCN ODP (see Appendix D, page 2) are listed below. The numbers for Site 5GH are estimated, except for the non-market dwelling numbers which are established in the Quayside Neighbourhood Non-Market Housing Agreement.

 

FCN

Areas 4 & 5A

Site 5GH

Maximum Floor Area in Residential Use

906 015 m2
(9,741,032 sq. ft.)

136 908 m2
+ 107 962 m2
= 244 879 m2

24 060 m2
(258,988 sq. ft.)

Total Dwelling Units

9197

1,415
+ 1,173
= 2,588

261 (estimate - see note below)

Non-Market (Core-Need) Dwelling Units

1,520 (16.6 %)

188 (family)
+ 200 (non-family)
= 388

100 (incl. 50 family units)

Market Dwelling Units

7677

210 (family)
+ 1,990 (non-family)
= 2,200

161 (incl. 27 family units)

Total Family Dwelling Units

2266

210 (market)
+ 188 (non-market)
= 398

77 (50 non-market + 27 market)

Note: The proposed total dwelling numbers on Site 5GH are estimated on the basis of an average dwelling size of 92 m2 (990 sq. ft.) which was obtained through the ratio of floor area to dwelling units in Area 5A. The number of non-market dwellings is established in the Quayside Neighbourhood Non-Market Housing Agreement.

One of the emerging conclusions of the NEFC Urban Design Study is that it would be desirable to exchange some commercial development potential from north and east of BC Place Stadium, including Area 7B, for residential development potential in the Cambie Bridgehead precinct, which includes this site. Specific details regarding this redistribution of development potential within the FCN ODP will be addressed in the conclusions and recommendations of the NEFC study, including proposed ODP amendments, which will be reported to Council later this spring.

Consistent with the NEFC Study conclusions, the Director of Current Planning seeks Council approval to make application for an amendment to the FCN ODP to swap 24 060 m2 (258,988 sq. ft.) of residential development potential on Site 5GH for 19 567 m2 (210,630 sq. ft.) of office development potential in Area 7B, the "apex" site between the Georgia andDunsmuir Viaducts which is also owned by the rezoning applicant. It is also recommended that the Quayside Neighbourhood Non-Market Housing Agreement be amended to delete Site 5GH as a site for non-market housing and that a Non-Market Housing Agreement be executed which provides a site in Area 7B for 100 non-market housing units (50 family and 50 non-family).

The NEFC study has not fully concluded on the form of residential development which would be appropriate in the North East False Creek area, but Area 7B is expected to be a principal mixed-use residential-commercial precinct. The adjacent International Village is a mixed-use area intended to contain residential, retail, service and day care uses, and a major park and community school. A total of 109 602 m2 (1,179,785 sq. ft.) of residential floor area is proposed there, accommodating 1,400 dwellings (including 140 non-market dwellings). A community school is proposed at Keefer and Abbott Street. Area 7B also has close proximity to public transit, including Stadium Skytrain Station, and good linkages to the downtown core.

Approval of an application to amend the FCN ODP would vest some residential potential, including a non-market housing obligation, on Area 7B, but staff note that this area is still zoned BCPED and, like other sites in this district, remains subject to a no-development covenant until site- or area-specific CD-1 zoning is approved. Approval of the applications recommended in this report would not yet allow residential development to be undertaken on Area 7B.

The Director of the Housing Centre supports the application and the proposed FCN ODP amendment to transfer to Area 7B the residential potential and non-market housing obligation now on Site 5GH . He further notes that while Area 7B appears to be a suitable site for residential use, more detailed planning will be necessary.

Office and Other Commercial Uses: The FCN ODP anticipates a maximum of 156 385 m2 (1.68 million sq. ft.) office use and street- or pedestrian-oriented retail and service uses. (Note: There is an error in the ODP, through oversight in previous amendments. The maximum floor area for office space is shown as 152 790 m2 and is proposed to be corrected at this time.) The ODP intends that:

Staff support the proposal for commercial, mostly office, development on the site rather than predominantly residential, because it meets the foregoing criteria. The proposed development will be compatible with the mixed use character of the surrounding area. The proposed office use also conform to the criteria approved by Council in the Central Area Plan to locate offices in areas with access to waterfront and views, good transit access, adjacent to office districts and without high desirability for future housing.

Approval of the recommended FCN ODP amendments to transfer office potential from Area 7B to Site 5GH will reduce the maximum Office floor area on Area 7B from 106 835 m2 (1,150,000 sq. ft.) to 87 268 m2 (939,376 sq. ft.) and will ensure that there is no net change in permitted commercial densities in the district covered by the ODP.

At-Grade Commercial Uses: The application generally conforms to the Quayside Neighbourhood CD-1 Guidelines which encourage at-grade commercial uses, with direct pedestrian access, particularly on Nelson, Beatty and Smithe Streets.

Maximum continuous frontages for individual tenancies are encouraged to generally not exceed 12.0 m (39.4 feet), except on corners to allow for sufficient depth and also to accommodate larger commercial uses similar to those found in Yaletown. Staff support the applicant's request that the principal building tenant, similar to the high-tech businesses in Yaletown, have a 37 m (120 feet) frontage, which would include the building entrance and lobby, on the 110 m (360 feet) Beatty Street frontage. Staff also support the proposal for some at-grade commercial uses on a portion of the Expo Boulevard frontage. This expanded pedestrian-oriented environment will tie in well with proposed stairs on the BC Place Gap site that will link the Expo Boulevard sidewalk and Terry Fox Plaza.

Due to the 8.7 m (29 feet) drop in grade from the north-west corner of the site (at Terry Fox Plaza) to the south-east corner, staff recommend that at-grade commercial uses be allowed to vary within one meter of the finished building grade, so long as direct pedestrian access is maintained.

Building Setbacks: The Quayside Neighbourhood CD-1 Guidelines encourage a 3.7 m (12.1 feet) setback of development from the property line on Beatty and Smithe Streets. Staff did not support the applicant's initial request that this be reduced to 1 m (3.3 feet), given the role of Beatty Street, the downtown's easternmost north-south grid street, as a major pedestrian link between Gastown/ Chinatown and the Quayside Neighbourhood and its waterfront access (Marinaside).

Following the submission of a design study of this matter, staff and the applicant have agreed on a minimum building setback of 2.1 m (6.9 feet). Combined with City right-of-way, this will provide for a 5.1 m (16.7 feet) sidewalk on Beatty Street and 5.5 m (18 feet) on Smithe Street. This will provide ample room for a 1.5 m (4.9 feet) bicycle lane. A relaxation provision for the Smithe Street setback is recommended to accommodate further design development to achieve a more prominent south-east building corner on axis with the Cambie Bridge. No setback is required, or proposed, for Expo Boulevard where sidewalk width will range from 5.5 m near Smithe Street and narrowing to 3.6 m near the entrance to Terry Fox Plaza parking.

Land Exchange With City: The configuration of the site's property boundaries is highly irregular, particularly along Smithe Street at the corners with Beatty Street and Expo Boulevard. Also, the property line shared with the abutting BC Place Gap site is an awkward one which can only be resolved when the two sites are consolidated.

The applicant has proposed a land exchange with the City to "square" the corners on Smithe Street more in keeping with typical street corners in Yaletown and elsewhere. (See illustration in Appendix E.) The proposed land exchange will move the Smithe Street property line to the south-east, while still accommodating a future realignment and possible extension of Smithe Street. The exchange will also provide for a more generous sidewalk and improve pedestrian movement along Expo Boulevard where an undersized sidewalk is now crowded by columns supporting the raised walkway around the BC Place Stadium.

The proposed form of development, as shown in Appendix G, would be affected by this new site property line on Smithe Street but Planning staff are satisfied that a prominent corner, and location for public art, remain possible.

The proposed exchange, involving approximately 100 m2 (1,076 sq. ft.) of land, would give no net gain to either party, and no compensation is proposed.

Parking: The applicant proposed 361 parking spaces, but the parking provisions of the CD-1 By-law, when applied to the proposed floor areas (by land use), establish a minimum requirement of 267 spaces and a maximum of 306.

Parking Requirements:

Floor Space by Land Use

Parking Spaces Required

Office
19 184  m2 (206,500 sq. ft.)

minimum 1 / 93 m2
maximum 1 / 80 m2

206 - 240

Ground Floor
Retail/Service/Office
1 254 m2 (13,500 sq. ft.)

minimum 1/100 m2 (up to 300 m2)

+ 1/50 m2 (above 300 m2)

maximum (minimum + 10%)

22 - 24

Ground Floor Restaurant
465 m2 (5,000 sq. ft.)

minimum 1/50 m2 (up to 100 m2)

+ 1/10m2 (from 100 m2 to 500 m2)
+ 1/20 m2 (above 500 m2)

maximum (minimum + 10%)

39 - 42

Total
20 903 m2 (225,000 sq. ft.)

  

267 - 306

Engineering Services staff have reviewed the applicant's rationale and the parking study submitted with the application and will support the provision of 346 spaces on the condition that 40 spaces be public, short-term (hourly) parking which is not ancillary to other uses on the site. This will maintain some of the parking now provided by approximately 238 surface spaces on the site adjacent the historic Yaletown area which is projected to have a long-term parking deficiency. No amendments to the parking requirements set out in the CD-1 are necessary for this because the CD-1 By-law lists Parking Uses as a permitted use. However, an amendment is nevertheless proposed to provide some certainty to the applicant that 40 spaces will be considered at the development application stage, and to provide assurance to the City that any commercial parking which is provided is maintained as public and short-term parking.

Engineering staff also advise that loading spaces are to be provided according to the provisions of the existing CD-1 By-law except that a minimum of five Class A spaces and 4 Class B spaces must be provided. Bicycle parking and related facilities are to be provided according to Section 6 of the Vancouver Parking By-law.

BC Place Gap: When City Council approved the rezoning of Quayside Neighbourhood from BCPED to CD-1 in 1993, it also approved this condition regarding the BC Place Gap site (the triangular, undeveloped area which provides access to parking under Terry Fox Plaza, see Figure 1 earlier in report):

Rather than leave this site vacant and undeveloped, staff recommended that it could complement the Stadium and the development of Site 5GH by providing enclosed, above-grade parking, an extension of the Terry Fox Plaza, and a small commercial building at Plaza level. As an incentive to development, staff recommended and Council approved the rezoning of the B.C. Place Gap from BCPED to CD-1 (# 325) to permit the use and development of 400 m2 (4,305 sq. ft.) of commercial floor area, on top of 1 600 m2 (17,223 sq. ft.) of above-grade parking mainly for B.C. Place Stadium.

Although the applicant does not yet own the BC Place Gap site, they ultimately seek to undertake one development on both Site 5GH and the adjoining Gap site. If a development application is received for this purpose, consolidation of the site would be required prior to development permit issuance. (Note: Consolidation would be preceded by subdivision to separate the Gap site from Terry Fox Plaza.) Furthermore, a combined detailed scheme of development would be referred to Council for approval rather than the one proposed in this application for site 5GH.

Although the Gap site already has appropriate zoning, consolidating the CD-1 zoning on both two sites will be appropriate when they are consolidated, and the property owner will be encouraged to submit a rezoning application for this purpose.

It remains uncertain whether the Gap site will be developed at the same time as Site 5GH. Negotiations facilitated by Real Estate Services staff about the ownership and comprehensive development of the Gap site are still ongoing. If and when the Director of Current Planning seeks the final approval of the form of development by Council, involving a detailed scheme of development on Site 5GH only, he will, in consultation with the Director of Real Estate Services, report to Council on the status of negotiations about the Gap site.

Stadium Parking Agreement: This Agreement was established between the City and Concord Pacific Developments in 1990 to ensure sufficient public parking during daytime events at B.C. Place Stadium. (see Section 3.4 of the FCN ODP on page 1, Appendix D) The Agreement requires 1,800 parking spaces be designated for the Stadium -- 800 to be built on Concord sites and 1,000 as payment-in-lieu.

The Agreement places an obligation for payment-in-lieu parking on the site, in the estimated approximate amount of $930,000 for 100 spaces. (Note: The Agreement requires that the payment-in-lieu monies be received by the City prior to issuance of occupancy permit.) Staff recommend that when the Director of Current Planning seeks the final approval of the form of development by Council, involving a detailed scheme of development on Site 5GH only, or for a consolidated site which includes the Gap site, he will, in consultation with the General Manager of Engineering Services and the Director of Real Estate Services, report to Council on the proposed disposition of payment-in-lieu monies, which might include contribution to the extension of the Terry Fox Plaza and pedestrian connections linking the plaza to Expo Boulevard.

As noted earlier, the applicant's suggestion that 15 Stadium Parking spaces be moved to this site is not supported by the General Manager of Engineering Services.

Public Amenities: Funding for various public amenities, consistent with FCN ODP requirements, including public art, child day care facilities, school, seawall walkway and park space were secured through legal agreements as part of the original rezoning ofQuayside Neighbourhood.

Social and Environmental Implications: This rezoning, if approved, would not change the overall balance of commercial and residential uses in False Creek North and would thus have a neutral impact with respect to environmental and social concerns. Insofar as Area 7B, near International Village, could provide a more suitable residential environment and greater proximity to school and park, the rezoning would have positive social implications.. APPENDIX F

COMMENTS FROM THE PUBLIC, REVIEWING AGENCIES
AND THE APPLICANT

Public Input: Over 600 notification letters were mailed in September 2000. A second public information was also advertised in the local newspaper. Two Neighbourhood information meetings were held in the neighbourhood. The first meeting was held on September 21, 2000 at which approximately half a dozen neighbours attended. A second meeting was held on October 17, 2000 in which another half dozen people attended. There was generally unanimous support for the project at both meetings.

Three letters of support have been received from owners of nearby commercial properties. E-mail was received from a nearby resident expressing concern about traffic congestion and suggesting that alternative modes of transport be strongly encouraged, including bike parking and staff change areas. Staff wish to note that bicycle parking requirements will be met on this site, including change rooms.

General Manager of Engineering Services: The General Manager of Engineering Services, in a memo dated January26, 2001, provides the following comments for inclusion in this report:

"Engineering Services has no objection to the proposed rezoning provided the following issues can be addressed prior to enactment of the bylaw.

Parking: Engineering Services staff have reviewed the applicant's rationale and the parking study submitted with the application and will support the provision of 346 spaces on the condition that 40 spaces be public, short-term (hourly) parking which is not ancillary to other uses on the site. This will maintain some of the parking now provided by approximately 238 surface spaces on the site adjacent the historic Yaletown area which is projected to have a long-term parking deficiency. No amendments to the parking requirements set out in the CD-1 are necessary for this because the CD-1 By-law lists Parking Uses as a permitted use. However, restrictions to the satisfaction of the General Manager of Engineering Services are recommended to ensure that any commercial parking which is provided is maintained as public and short-term parking.

Engineering offers the following rezoning approval conditions:

FORM OF
DEVELOPMENT THAT, prior to the final approval by Council of the form of development, the applicant shall obtain approval of a development application by the Director of Planning, or Development Permit Board, who shall have particular regard to the following:

LOADING (i) Loading spaces are to be provided according to the provisions of the existing CD-1 By-law except that a minimum of five Class A spaces and 4 Class B spaces must be provided;

BICYCLE
PARKING (ii) Bicycle parking and related facilities are to be provided according to Section 6 of the Vancouver Parking By-law;
PAYMENT-
IN-LIEU (iii) the General Manager of Engineering Services and the Director of Real Estate Services, in consultation with the Director of Current Planning, will report on the proposed disposition of payment-in-lieu monies received from the property owner under the terms and conditions of the Stadium Parking Agreement (Note: Such monies are to be received prior to issuance of occupancy permit);
BC PLACE
GAP SITE (iv) should a single development application be submitted for both 875 Expo Boulevard and the Gap site, consolidation of the parcels will be required prior to issuance of a development permit;

AGREEMENTS THAT prior to enactment of the amending By-laws, at no cost to the City, the registered owner shall make arrangements for the following:
LAND
EXCHANGE (i) execute an agreement, satisfactory to the City Manager and Director of Legal Services, to complete a land exchange of portions of the site and surrounding roads. The lands will be exchanged with no cost to either party, except for conveyancing costs. The portions of land proposed in the land exchange are generally shown as Appendix H;
BEATTY STREET
BULKHEAD (ii) Execute an agreement, satisfactory to the GeneralManager of Engineering Services and the Director of Legal Services, for provision and maintenance of a bulkhead to ensure continued support of Beatty Street adjacent to the site."

Urban Design Panel Comments: On September 20, 1999, the Urban Design Panel gave unanimous support for the proposed rezoning:.

· "Introduction:

Mr. Mondor reminded the Panel that their comments are sought only on rezoning at this time. The Panel is not dealing with the specifics of architecture this will be dealt with when the project comes back as complete DE application.

He also advised that the form of development is more in need of discussion than is land use and density. Elements of the form of development which would benefit from discussion include massing, scale, and street edges.

Regarding edges, the applicant seeks a smaller Beatty St. setback than the existing CD-1 Guidelines require. Staff recommend that the 3.7 m setback minimum be maintained. The significant context is that Beatty St. provides a significant pedestrian link starting in Gastown/Int'l Village through Keefer Circle/steps then Beatty St. (the easternmost grid street on the downtown peninsula) through Beatty Mews down to Quayside/Roundhouse (shown using the Concord Pacific Place master site plan).

Another important edge is Smithe Street, particularly the very prominent S.E. corner of the proposed development on axis with the Cambie Bridge ramp down to Smithe. Finally, the blank wall along some of the Pacific Blvd elevation is noted.

Regarding use and density, the significant policy context here are amendments to the Official Development Plan for False Creek North which are contemplated. Concurrently with this Application there is an Urban Design Study underway for North-East False Creek, Cambie Bridge area. This "rethink" and updating to reflect current conditions proposes a swap of residential density from this part of the Quayside Neighbourhood for commercial density from the area north and east of BC Place Stadium.

Staff support this Application.

· Applicant's Opening Comments:

Peter Busby commented that the Panel has seen this Application before in a workshop. ThisApplication is for rezoning of the PCI site at Beatty Street. The site has an unusual configuration. The site transfer issue has been resolved with the City's Engineering Department.

Proposed development consists of concrete structures to the street edge and corners of the lot to allow for the "Yaletown Character" look. Phase 2 is a smaller component which has a different character to it with lower massing. The public streetscape is enhanced along Smithe Street. The roof is treated with landscape except for the roof on the eight-storey building which is not easily visible. Canopies provide sun shading. The space between the two buildings provides for a plaza area .

Panel guidance is sought in respect of the general architecture of building, appropriate setback on Beatty Street, and character of main entrance on axis with Cambie Bridge.

With respect to the Beatty Street setback, the CD-1 Guidelines call for 3.7 m while the Applicant seeks a 1 m setback -- resulting in 4-4.5 m when combined with sidewalk. Staff want 7-8 m for pedestrians which relates to downtown residential sidewalk guidelines and provides for separation from the street to the residential project. This setback requirement relates to previous zoning for this site which was for a residential project. The present proposal provides for sidewalks with street trees, bicycle parking, a walking section and space for cafés to spill out into sidewalk. A 4 to 4.5 m setback from curb is right character for Beatty Street as this is not a high pedestrian route. Applicant believes the commercial usage needs smaller sidewalks to allow pedestrian traffic to walk right beside commercial as opposed to larger sidewalk. If larger sidewalks, the pedestrians tend to walk along edge and not against storefront.

In respect of the corner on the Cambie Bridge axis the Applicant has two different proposals with the Panel having received one of the proposals at the workshop. This was reviewed at the models with the following comments from Mr. Busby:

1. to create a hard edge to the development and then work with crossings, landscape treatment and paving treatment on sidewalks to define zones;
2. to have displays in the large public space on the corner, perhaps public art with an environmental theme, e.g. wind sculpture;
3. appropriate for this building edge to have larger scale;
4. establish the corner with an urban element so that one can drive by or walk through and be aware of the larger space beyond; and
5. perhaps building an arch with entrance through it.

Questions from Panel to clarify the following: Entire podium has to be built at once. Street edge (podium) and building is Phase I. Phase 2 is a second, smaller building above the podium. Panel Comment was made that it appears 3 different architectures have taken place. Applicant stated that 2 have taken place, in an attempt to keep building in character with Yaletown and not look so institutional. As well the major tenant wants to see a specific character with large windows, etc. Several drawings were prepared as was suggested by Panel, however, tenant has requested this specific drawing. The rooftop is clean with nothing on it as mechanical stuff has been placed below.

Panel comment was made that this proposal is better than a residential project would be on this site. There is some discomfort with blank wall to northeast. This is not a pedestrian street, but there is a lot of traffic with connection here to the lower end of Stadium Skytrain Station. The Applicant responded that with respect to a wider sidewalk, they are working with Engineering. Planning pushed for storefronts as far down towards Stadium as possible. Area below Stadium concourse is marginal space.

· Panel's Comments:

The Chair reminded everyone that this was a rezoning application only and Panel advice sought about setback on Beatty Street, terminus at end of Cambie Street and overall tone of architectural direction.

The Panel's comments included the following:

Support use and density and form of development.

Character of building needs more expression as activity should be visible to Cambie Bridge and Smithe Street traffic. Corner entrance on axis with Bridge should be animated to create strength. When context is better known, which will evolve over the next month, then further design development can occur and this can be reviewed at DP stage.

Smithe Street facade to have activities on roof deck to complement the street and provide a welcome into the City. Support the narrower sidewalk and not 7.5 m sidewalk with 2 rows of trees as displayed on pictures tonight from other streets in the City. Agree that commercial space needs pedestrian traffic and will support 4 to 4.5 m but not 3.9 m. Don't want to lose continuity from Keefer steps to Beatty Mews. Perhaps could reduce street width from lanes to provide more space? Perhaps the 4 to 4.5 m does not allow for a table to be placed on sidewalk by tenant but perhaps bench okay.

In respect of the terminus facing the bridge, perhaps this is too early - need composition of the elements discussed in respect of larger building, public element and smaller building on corner. Perhaps the smaller building is too weak and drab in terms of being right on the corner. The podium deals with slope and top elevation of site which creates band underneath. Nice to see that the building is tucked into notch between wall on Beatty Street buildings and the Stadium. There is a lasting appeal on the corner element and feel that ratherthan tie into building, it should pull ahead from building.

The Chair provided the summary that the Panel was in favour of this application with further design work to the south-east corner on axis with Cambie Bridge. The Panel was in support of the narrower sidewalk on Beatty Street. On a personal note from the Chair, would remove the hat on the large building, not have different treatment of larger and smaller building.

· Applicant's Response: No comments, but thanked Panel for their input."

Crime Prevention through Environmental Design Comments: Design development to take into consideration the principles of CPTED (Crime Prevention through Environmental Design). Concerns identified included:

Theft in underground parking areas: Numerous user groups increases opportunities for theft in the underground. This problem can be mitigated by providing full separation of commercial, hotel, residential, visitor and daycare users. This includes separate gating, elevator and stair use. Ground level townhomes should have secured parking with direct access to the residences.

Making the underground parking area feel safe: This can be achieved by improving security and visibility in accordance with section 4.12 of the Parking By-law and consideration to painting the walls and ceiling of the parking garage white.

Graffiti: Graffiti is prevalent in the Vancouver area and its removal is an expense to building owners and strata councils. Opportunities for graffiti can be mitigated by reducing areas of exposed wall, by covering the walls with vines, hedges, lattice or steel mesh or by using a protective coating material.

Applicant Comments: "The development located at Concord Pacific Place will be 2 phases (Phase I podium retail parking and Beatty street office building of 185,000 sq. ft. and Phase II, the Expo Boulevard office building of 40,000 sq. ft.). It will be high quality and prominent and serve as an excellent gateway from the Cambie Street bridge into Yaletown and downtown Vancouver.

The development is to be the head office for Pivotal Corporation. Pivotal will lease 125,000 sq. ft. or 75% of Phase I and has options for the balance of Phase I and Phase II of 40,000 sq. ft. Pivotal is a fast growing B.C. public company in the computer software business. They have offices around the world and employ over 650 people.

They are presently in North Vancouver in 4 different buildings. They wish to relocate to this location for a number of reasons, including synergy with nearby businesses, amenities, residential proximity, profile for their head office, proximity to hotels and airport and links to the downtown area. The building is designed in scale and appearance to fit into the Yaletown character of the area.

We believe this development will be an excellent complement to Pacific Place by providing a sustainable employment base; fit into the character of Yaletown and expand its success; complete and complement B.C. Place, and be a good addition to the City of Vancouver, providing both jobs and an excellent gateway to the downtown area."

APPENDIX I

APPLICANT, PROPERTY AND
DEVELOPMENT PROPOSAL INFORMATION

Applicant and Property Information

Street Address

875 Expo Boulevard (proposed 858 Beatty Street)

Legal Description

Lot 237, Plan LMP13010, DL False Creek

Site Area

6 540 m2 (70,398 sq. ft.)

Property Owner and Applicant

Pacific Place Holdings Ltd.

Developer

PCI Properties Corp.

Architect

Busby + Associates Architects Inc.

Development Statistics

 

Existing Zoning

Proposed Development

Recommended

Land Use

residential,
commercial at grade

commercial

as proposed

Floor Space
residential
commercial
office
retail/service
restaurant
Total

24 060 m2 (258,988 sq. ft.)
1 335 m2 ( 14,370 sq. ft.)

25 395 m2 (273,358 sq. ft.)

19 184 m2 (206,500 sq. ft.)
1 254 m2 ( 13,500 sq. ft.)
465 m2 ( 5,000 sq. ft.)
20 903 m2 (225,000 sq. ft.)

as proposed

20 903 m2
(225,000 sq. ft.)

Density

3.88

3.2

n/a

Height

86 m (28 storeys)

37 m (8 storeys)

as proposed

Building Setback

3.7 m

1.0 m

2.1 m

Parking Spaces:

Required:

Proposed:

Recommended:

    Office

minimum: 1 / 93 m2
maximum: 1 / 80 m2

min: 206
max:: 240

  

as per CD-1 By-law, plus a maximum of of 40 commercial (public, short-term) parking spaces.
(Note: Actual minimum parking spaces required, or maximum allowed, will depend on actual floor areas in various land uses.)

    Ground Floor
    Retail/Service/Office

min:1/100 m2 (up to 300 m2)
+ 1/50 m2 (above 300 m2)
max: (min. + 10%)

min: 22

max:: 24

  

    Ground Floor Restaurant

min:1/50 m2 (up to 100 m2)
+ 1/10m2 (100 m2 to 500 m2)
+ 1/20 m2 (above 500 m2); max: (min. + 10%)

min: 39

max:: 42

  

    Total

  

min: 267
max: 306


361

Loading
Spaces

Class A
Class B

9
--

5
--

5 4

Bicycle
Spaces

Class A
Class B

29 18

29 18

as proposed

* * * * *

ag010213.htm

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