POLICY REPORT
DEVELOPMENT AND BUILDING

Date: June 26, 2001
Author/Local: BMcAfee/7699

RTS No. 02145

CC File No. 5305

Council: July 10, 2001

TO:	Vancouver City Council
FROM:	Director of Current Planning
SUBJECT:	CD-1 Rezoning - 1128 West Hastings Street

RECOMMENDATION

THAT the application by Hancock Bruckner Eng + Wright Architects, to rezone 1128 West Hastings Street (Strata Lots 1-466, DL 185, Strata Plans LMS 4107 and Strata Lots 1-39, DL 185, Strata Plans LMS 4114) from DD ODP to CD-1 Comprehensive Development District, to permit a heritage density transfer, be referred to a Public Hearing, together with:

(i) plans received January 12, 2001;

(ii) draft CD-1 By-law provisions, generally as contained in Appendix A; and

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

FURTHER THAT the Director of Legal Services be instructed to prepare the necessary CD-1 By-law for consideration at Public Hearing, including a consequential amendment to the Sign By-law to establish regulations for this CD-1 in accordance with Schedule "B" (DD) but prohibit signs above 107.0 m (350 ft.) generally as contained in Appendix C.

GENERAL MANAGER'S COMMENTS

The General Manager of Community Services RECOMMENDS approval of the foregoing.

COUNCIL POLICY

Relevant Council Policies for this site include:

· Central Area Plan, adopted December 3, 1991; and

· Transfer of Density Policy and Procedure, adopted January 25, 1983.

PURPOSE AND SUMMARY

This report assesses an application to transfer heritage density to the Pinnacle Hotel site at 1128 West Hastings Street. The proposal would increase the density from the current floor space ratio (FSR) of 7.79 (DD zoning plus heritage density transfer and a hotel bonus) to 7.86 FSR by transferring 298.39 m² (3,212 sq. ft.) of heritage density. The density transferred would permit occupancy of existing exempt floor area as commercial space. No additional building bulk is proposed.

Staff support the application which is consistent with the City's policy of preserving heritage buildings through heritage density transfers within the Central Area, and recommend that it be referred to a Public Hearing and be approved subject to conditions.

MAP

DISCUSSION

Background: The existing 36 storey mixed-use hotel/residential building was approved under the Downtown District zoning and utilized both a hotel bonus and heritage density transfer provisions available under that zoning. (Original DE 401550 and minor amendments DE 403325 & DE 404214). The existing density is 7.79 FSR. Upon completion of the building, it was determined that four mechanical and storage areas that had been exempted from FSR calculations were surplus to the requirement of the zoning. Proposed, is now to use these spaces for retail and hotel support uses, and the permitted FSR must be increased to accommodate them. Given that the heritage and hotel bonuses are already maximized, rezoning is required to increase the FSR and permit occupancy of the previously exempted areas. It is intended to transfer additional heritage density to the site.

Proposal: The currently exempt spaces occur in four areas:

Area One This area, located on Parking Level 1, is 94.2 m² (1,104 sq. ft.) in size and is designated for bicycle parking for hotel staff, which is now located elsewhere. This space is intended to be used for hotel support facilities.

Area Two This area, located on Level 1, is 81.19 m² (874 sq. ft.) in size and is designated as residential bicycle storage. The number of residential units was reduced under DE 404214 and the required 49 spaces are provided in another area. This space is intended to become retail space.

Area Three This area, located on Level 1, is 64.47 m² (694 sq. ft.) in size and is designated as mechanical space. Due to changes in the mechanical system, this space is no longer required for that purpose and is intended to become retail space.

Area Four This area, located on Level 2, is 58.5 m² (630 sq. ft.) in size and was previously a void area above Area Two. It is intended to be floored and used as retail space.

The existing floor space ratio is 7.79. Utilizing all of the above exempt spaces would increase the floor space ratio to 7.86, an increase of less than 1%. Some of this space is on Parking Level 1, while the remainder is located on two levels adjacent to the porte-cochere and lobby off Hastings Street. The retail use should enliven the port-cochere and reduce the amount of blank facade.

CD-1 Zoning Tool: Staff recognize it is unusual to consider a CD-1 rezoning for such a small amount of extra floor space. However, given that a public interest is served with the purchase of heritage density, and the applicant is willing to lock in the site under CD-1 with a Council-approved form of development, staff support the use of this rezoning tool.

CONCLUSION

Staff support the proposed CD-1 rezoning which would import heritage density within an existing building without any additional bulk or massing and help enhance the building's porte-cochere area. Staff recommend that the application be referred to a Public Hearing and approved, subject to the proposed conditions of approval as presented in Appendix B.

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APPENDIX A

DRAFT CD-1 BY-LAW PROVISIONS

Uses

· Dwelling Use

· Retail Use
· Service Use
· Accessory Use customarily ancillary to the above uses.

Density

· Maximum floor space ratio of 7.86 with further maximums of:

- hotel 6.44
- residential 1.09
- retail/service 0.33

Height

· A maximum of 113.39 m (372 ft.) or 36 storeys.

Parking

· Per Parking By-law.

Acoustics

· Per RM-4N District Schedule.

APPENDIX B

PROPOSED CONDITIONS OF APPROVAL

(a) That the form of development be approved by Council in principle, generally as approved by the Director of Planning for DE 401550 (issued September 15, 1997) and amended by DE 403325 (issued July 23, 1998) and DE 404214 (issued December 7, 1999) and plans prepared by Eng Wright Bruckner Partners, Architects, and stamped "Received City Planning Department, January 12, 2001".

(b) That, prior to enactment, arrangements are made to the satisfaction of the Director of Legal Services verifying that the applicant has acquired 298.39 m² (3,212 sq. ft.) of heritage density bonus from a heritage donor site.

APPENDIX C

AMENDMENTS TO SIGN BY-LAW NO. 6510

1. Amend Section 1.0 of Schedule B to By-law No. 6510 by adding the following new sub-clause to clause (g):

"(v) on the site regulated by CD-1 By-law described as CD-1 ( ) (1128 West Hastings Street), a fascia sign above a height of 107 m above grade shall not be permitted."

2. Amend Schedule E to By-law No. 6510 by assigning 1128 West Hastings Street to Schedule B (DD).

APPENDIX D

ADDITIONAL INFORMATION

Site, Surrounding Zoning and Development: This 3 847.5 m² ( 41,416 sq. ft.) site is located between Hastings and Pender Streets, west of Thurlow Street, and is developed with a 36 storey mixed-use hotel, retail/service and residential building. The frontage is 95.93 m (314.7 ft.) along Hastings Street with a depth of 37.12 m (121.8 ft.).

Lands to the north, west and south are generally zoned DD and are developed with a mixture of office, hotel, service and retail uses. On the east side of Thurlow, there is a CD-1 site developed with an office building on the south side of Hastings Street and Portal Park on the north side of Hastings Street.

The existing development consists of a 36 storey hotel tower with residential suites on the top floors, a four storey podium with hotel functions, retail and amenity spaces and five levels of underground parking.

Comments of the General Manager of Engineering Services: The General Manager of Engineering Services states: "Engineering Services has no objections to the proposed rezoning provided the bicycle storage area for intended commercial/retail uses is in excess of the bicycle storage requirements of the existing approved development permit, and any additional bicycle storage requirements made necessary by the added floor space."

Public Benefit: The proposed rezoning absorbs banked heritage density with no additional increase in building bulk or massing on the receiver site.

Urban Design Panel Comment: The Urban Design Panel did not review this application as there are no proposed additions to the existing building.

Environmental and Social Implications: The proposed rezoning neither contributes to nor detracts from the objective of reducing atmospheric pollution. There are no major positive or negative social impacts to this proposal. There are no implications with respect to the Vancouver Children's Policy or Statement of Children's Entitlements.

Comments of the Applicant: The applicant has been provided with a copy of this report and concurs with its contents.

APPENDIX E

3 pages of Architects' drawings on file in City Clerk's Office

APPENDIX F

APPLICANT, PROPERTY, AND DEVELOPMENT PROPOSAL INFORMATION

APPLICANT AND PROPERTY INFORMATION

Street Address	1128 West Hastings Street
Legal Description	Strata Lots 1-466, DL 185, Strata Plans LMS 4107 and Strata Lots 1-39, DL 185, Strata Plans LMS 4114
Applicant	Hancock Bruckner Eng + Wright Architects
Architect	same
Property Owner	Pinnacle International Plaza Inc.
Developer	Mondiale Developments Ltd.

SITE STATISTICS

	GROSS	DEDICATIONS	NET
SITE AREA	3 847.5 m²	N/A	3 847.5 m²

DEVELOPMENT STATISTICS

	DEVELOPMENT PERMITTED UNDER EXISTING ZONING AND DEVELOPMENT PERMITS	PROPOSED DEVELOPMENT
ZONING	DD (Sub-area F)	CD-1
USES	Office& Retail Commercial, Hotel	Same
DWELLING UNITS	64	64
MAX. FLOOR SPACE RATIO	7.79 (with hotel bonus & heritage density transfer)	7.86
MAXIMUM HEIGHT	113.39 m	113.39 m
MAX. NO. OF STOREYS	36	36
PARKING SPACES	Parking By-law	Parking By-law

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