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 Real Estate Services

SUBJECT:

801 West Georgia Street (Hotel Georgia): Rezoning from DD to CD-1

 

RECOMMENDATION

GENERAL MANAGER'S COMMENTS

COUNCIL POLICY

· Central Area Plan approved on December 3, 1991
· Central Business District Policies as amended to February 7, 1997
· DD ODP as amended to December, 2001, and Downtown (except Downtown South) Design Guidelines as amended to December 14, 1993
· Heritage Policies and Guidelines as amended to January 20, 1998
· Transfer of Density Policy and Procedures as amended to July 29, 1997
· View Protection Guidelines as amended to December 11, 1990
· General Policy for Higher Buildings approved on May 6, 1997

PURPOSE AND SUMMARY

This report assesses an application to rezone this site from DD (Downtown District) to CD-1 (Comprehensive Development District) to allow dwelling use in a part of the downtown (Area A) where it is not permitted, a small increase in density, a small increase in maximum building height, and parking relaxations.

Proposed redevelopment would retain the existing Hotel Georgia, a designated heritage building, and demolish the adjacent parking structure to construct a 50-storey tower containing 21 floors of hotel use (including six levels of above-grade parking) and, above that, 29 floors of dwelling use. Redevelopment would utilize previously-approved heritage bonus density transferred from the Hotel Georgia, a new heritage density bonus which compensates for the cost of accelerated delivery of seismic upgrading work on the HotelGeorgia, and the purchase and transfer of additional heritage density from a donor site elsewhere on the downtown peninsula.

A building height of 141.7 m (465 ft.) is proposed, exceeding the maximum of 137 m (450 ft.), with a mechanical penthouse and decorative roof to 154.4 m (506.6 ft.), which is within the Cambie/12th view cone maximum height. On February 21, 2002, Council approved a recommendation from the Director of Current Planning to process the application in the normal manner rather than refer it to a Higher Building Advisory Panel.

Staff support the application and the Director of Current Planning recommends that it be referred to a Public Hearing and approved subject to conditions.

BACKGROUND

Site, Context, and Surrounding Zoning: The 2 787 m² (30,000 sq. ft.) site measures 76.2 m (250 ft.) along Howe Street and 36.6 m (120 ft.) along Georgia Street. The Hotel Georgia stands prominently at the northwest corner of Howe and Georgia Streets (Lot F). It is a 12-storey building with a full Georgia Street frontage of 36.6 m (120 ft.) and Howe Street frontage of 45.7 m (150 ft.). There is an ancillary 4-storey parking/retail structure on the north-east portion of the site (Lot G) with a frontage of 30.5 m (100 ft.) on Howe Street.

Figure 1. Site and Surrounding Zoning


Significant surrounding development includes the Hong Kong Shanghai Bank of B.C. Building (22 storeys) across the lane, the Metropolitan Hotel (17 storeys) immediately abutting to the north-east, the Four Seasons Hotel at Pacific Centre (32 storeys) across Howe Street, and the Art Gallery and Courthouse Square across Georgia Street to the south-west.

Built in 1926-27, the Hotel Georgia is listed in the "B" evaluation category on the Vancouver Heritage Register. The hotel has continued to operate as a first-class hotel under a succession of owners. It is a very good example of the Georgian Revival architecture style, both on its interior and exterior. Together with the Hotel Vancouver and the former Court House, it contributes to an important grouping of heritage buildings that enclose the Court House Square on three of its sides.

The site is located in the heart of Area A in the DD in which the greatest densities (floor space ratio 9.0) and building height (137 m or 450 ft.) may be approved in the Downtown. Area A and Area B to the north-east also represent the Central Business District (CBD), a part of the Downtown in which dwelling use is not permitted.

Previous Approval: On December 1, 1997, the Development Permit Board (DPB) approved, subject to Council approving proposed bonus density, a Preliminary Development Application (DE402550), which proposed to preserve the Hotel Georgia and to demolish the parkade to accommodate a 486-room, 45-storey hotel tower. Below-grade parking, with extension under the lane, was proposed. The DPB granted preliminary approval (approval in principle) for the application, subject to a number of conditions. The conditions were never satisfied.

On April 8, 1998, City Council enacted By-law No. 7886 to authorize Council entering into a Heritage Revitalization Agreement (HRA) with the owner and By-law No. 7887 to designate the Hotel Georgia as heritage property. The HRA provided a heritage density bonus to preserve the exterior and some significant interiors of the building, and also to achieve a heritage-sensitive seismic upgrade which would be undertaken when the proposed abutting hotel tower was constructed. (See Additional Background in Appendix C.)

Proposal: Due to changing hotel market conditions and a changing hotel industry, the previous all-hotel proposal did not proceed and the existing Hotel Georgia therefore remains at risk of earthquake damage. The owner advises that hotel development is now regaining viability, but changes in the hotel industry strongly recommend an associated 2 322.5 m² (25,000 sq. ft.) conference room. Because this cannot be accommodated on the 1 115 m² (12,000 sq. ft.) site, only a smaller hotel addition is feasible; but this by itself would not provide the financial return needed to support the seismic upgrading. (Some expansion of the ballroom in the existing hotel is proposed if this rezoning application is approved, but would be pursued as an unrelated development permit application.)

To undertake a viable redevelopment, the owner proposes residential use in the upper part of the tower. This rezoning application proposes a 50-storey building and a change in land use in the upper 29 floors from hotel use to residential use. A 110-room hotel addition is now proposed rather than 486 rooms. There are 314 rooms in the existing hotel. (See development statistics in Appendix F.)

DISCUSSION

The main issues raised by this application:

· change of use

· density

· form of development

· parking

1. Change of Use: From Hotel to Dwelling Use

Dwelling Uses are not permitted in Areas A and B of the DD, also referred to as the Central Business District (CBD). Rezoning is required to substitute residential floor area for some of the commercial space which can be approved on the site.

In 1997, Council approved an amendment to the Central Area Plan whereby "throughout the CDB, residential zoning should only be considered when it is confirmed that the unused office inventory in the CBD is maintained for the projected 20 year office space demand," and also that "residential zoning should be considered where the rezoning also facilitates the retention of a heritage building ...".

This confirmed an earlier policy which Council established in 1993 that residential rezonings and "applications proposing increases in residential FSR may be occasionally considered, on a case-by-case basis, depending on the following factors:

· facilitating heritage or significant business support facilities;

·compatibility with surrounding land uses;
· impacts on nearby development now and in the future;
· residential livability; and
· proximity of other existing housing or residential amenities."

While not specifically applicable, it is noteworthy and relevant that in 1996, Council approved that "new housing in or immediately adjacent Robson Street (Howe to Homer) should be designed to accommodate the impacts of licensed establishments."

1.1 Additional Heritage Commitment: The HRA approved in 1998 provided a heritage bonus of 16 192.5 m² (174,300 sq. ft.) for the retention, restoration, heritage-sensitive seismic upgrade and municipal heritage designation of the existing Hotel Georgia, including the exterior and some significant interiors (Main Lobby, Ballroom, Tudor Room and York Room). Because heritage retention has already been secured, an additional heritage benefit is required in the present application.

No time-line was identified in 1998 for completion of the seismic upgrade. It was simply understood that it would be undertaken when a new building was constructed next door. Given the current hotel market, it is likely that the parkade would remain for a number of years more and there would be no seismic upgrade of the existing hotel until redevelopment occurs. The building would thus remain at risk of earthquake damage.

Staff believe that completion of seismic upgrade, within a specified period of time in the immediate future, represents an additional heritage benefit which would meet the policy requirement for rezoning to residential use. We also believe that this accelerated delivery of heritage-sensitive seismic upgrading merits some additional heritage bonus density.

In a memo dated March 7, 2002, staff in Real Estate Services conclude that the estimated cost of advancing the seismic work on the existing hotel equates to a bonus density of approximately 1 672 m² (18,000 sq. ft.). (See comments in Appendix E) The Vancouver Heritage Commission unanimously supported the application on March 11, 2002. (See comments in Appendix D.)

1.2 Zoned Office Capacity in the CBD: A principal concern about rezoning for residential use in the CBD is that it diminishes the zoned office supply capacity. Such a concern does not arise here because office supply capacity in the CBD will not be affected (except of course for the development of hotel rather than office space, as can occur on other CBD sites). The commercial floor area on the site, including both the existing hotel and proposed new hotel addition and its retail and service uses, 26 531 m² (285,583 sq. ft.), would have a floor space ratio (FSR) of 11.1, exceeding the maximum FSR of 9.0 in this zoning district. For this reason, a consultant's office supply impact study to be submitted with a rezoning application, as called for in the Central Area Plan, was not requested.

Downtown business associations have either voiced no opposition to the application (Urban Development Institute, Downtown Vancouver Association, and the Vancouver Board of Trade) or expressed support for it (Building Owner's and Manager's Association).

1.3 Residential Livability: The livability of the proposed dwelling use is in some doubt due to the likelihood of noise complaints in this part of downtown because of entertainment uses and street and lane traffic, including numerous service vehicles and tour buses. Given that an air conditioning system is not yet proposed for the dwellings units in this building, acoustic requirements which are met only if windows are kept shut would not satisfactorily mitigate likely noise impacts.

Although concern is alleviated somewhat because habitable residential floors begin at the 26th storey, to ensure that noise impacts are mitigated staff recommend as a condition of design development, the provision of an air conditioning system for the dwelling units which gives their occupants a choice between opening windows and keeping them closed.

Another livability concern is raised by the proximity of the four lowest habitable residential floors to the adjacent Hong Kong Shanghai Bank of B.C. office building across the lane. Staff recommend that the privacy and view impacts of this proximity be addressed through an appropriate orientation and layout of the dwelling units on the lane side of the building to maximize privacy and views.

2. Density

The maximum floor area is proposed to be increased from 45 750 m² (492,465 sq. ft.) to 50 082 m² (539,093 sq. ft.), or 9.5 percent, to provide for above grade parking area of 6 202 m² (66,757 sq. ft.), which the applicant had initially thought was not counted in FSR calculations, as is the case with parking at or below grade. For FSR calculation purposes in the DD, only 70 percent of this area is counted, or 4 341 m² (46,730 sq. ft.). (See development statistics in Appendix F.)

The floor area of the proposed new tower would utilize the existing unused density on the site under existing DD zoning, plus the heritage bonus density which was approved by Council in an HRA in 1998. The additional density which is needed for above-grade parking would be obtained from: bonus of 1 672 m² (18,000 sq. ft.) for acceleration of seismic upgrade in the existing Hotel Georgia, and heritage bonus density of 2 669 m² (28,730 sq. ft.) purchased and transferred from a donor site elsewhere in the city.

The FSR for the site was increased from 9.0 to 16.41 by the heritage density bonus approved in 1998. Additional floor area for above-grade parking, obtained through additional heritage density, would increase the FSR to 18.0. The FSR of the new tower on its part of the site would be 23.8. Staff acknowledge this is extraordinary, but feel it is offset in part by thesignificant public open space south of Georgia Street in Courthouse Square and that the impacts of the proposed massing and height of the building are acceptable. The proposed high density is also not unique. There are other buildings in the CBD which, on their part of a larger site or development, have density near this magnitude.

3. Form of Development

3.1 Building Height: A maximum building height of 141.7 m (465 ft.) is proposed, and mechanical penthouse and decorative roof reaching a further 12.7 m (41.6 ft.) to 154.4 m (506.6 ft.). An "alternate scheme" was also submitted, for consideration only, which proposes to increase the decorative roof height by a further 5.5 m (18 ft.), to 158.5 m (520 ft.).

The site is within Area A of the DD in which maximum building height (measured to parapet rooftop of the uppermost habitable floor) is 137.2 m (450 ft.). The site is also identified in the General Policy for Higher Buildings as a probable site for a higher building significantly exceeding current height limits but respecting view cone height limits.

The proposed height is 4.6 m (15 ft.) above the maximum, however it is within the building mass which was supported in the previous proposal, and the 4.6 m increase is not deemed to be significant. On February 21, 2002, after the application was presented to the Planning and Environment Committee for information, Council approved a recommendation from the Director of Current Planning that the application be processed in the normal manner, and not through the Higher Building Advisory Panel process.

The site is within the 12th Avenue/Cambie Street view cone which has a height limit of 154.4 m (506.6 ft.) at this location. The proposed total building height would not encroach this limit. [Note: The maximum building height calculated for view protection includes all appurtenances such as mechanical/elevator penthouses, decorative roofs and aerials. Building height for zoning purposes is calculated only to the roof parapet of the uppermost occupied space.]

The proposed height does exceed the maximum height of the Queen Elizabeth Park view shed at this location, 110.9 m (331.1 ft.). In recent years, a number of buildings which would enhance the downtown profile have been permitted to exceed the Q.E. Park view shed. As on these previous occasions, and recalling that encroachment was approved in 1997, staff support encroachment of the Q. E. Park view shed because the proposed building mass and height will contribute positively to the downtown skyline.

The application was reviewed at Urban Design Panel on February 6, 2002 and received unanimous support (see Appendix D). Staff support the small increase in building heightproposed. The alternate scheme, which would encroach the 12th Avenue/Cambie Street view cone by 4.3 m (14 ft.), is not supported and not put forward for consideration.

3.2 Above-Grade Parking: Six levels of above-grade parking are proposed (for 153 hotel spaces) because it would be very difficult to provide all proposed parking spaces (341) on this small and difficult site except at great depth and with physical difficulty. (The below-grade parking is proposed to provide 188 residential spaces.)

Although permissible, above-grade parking is generally discouraged in the Downtown. The applicant recognized the design challenge which this raises and proposes a facade treatment that responds to the scale and rhythm of the adjacent Hotel Georgia, including the dimensions and position of its windows. The Urban Design Panel thought the negative aspects of above-grade parking were carefully handled and referred to the proposed facade treatment as a "very elegant solution."

Staff support the applicant's proposal, given there is an existing parkade on the site providing several levels of above-grade parking, and because the particular constraints of this site are such as to not constitute a precedent that would encourage above-grade parking elsewhere in the Downtown. Further design development at the development application stage is recommended to ensure a high-quality of urban design and architectural detailing which are sympathetic to the surrounding buildings and the pedestrian environment.

3.3 Ground Floor Uses and Development: The ground floor is proposed to include on-site bus and taxi parking, vehicular access to loading and parking (both above- and below-grade parking), and a small lobby providing separate elevator access to the new hotel and the dwelling units above it. One vehicle access from Howe Street is proposed, as exists at present, and one from the lane, forming a drive-through porte cochere.

With at least a third of the frontage taken up by vehicle access, the proposed arrangement would detract from the pedestrian realm at the street property line. However, staff have concluded that, on balance, the proposed porte cochere is the most reasonable means of handling vehicular requirements and accommodating all bus and taxi parking on site and not on City street or lane, as required by recent Parking By-law amendments. Staff sought to avoid any lane access whatsoever, due to the compromised nature of the lane on this block, but the negative impacts of two points of access on Howe Street were judged to be unacceptable. Further design development is recommended to ensure the best possible pedestrian-friendly environment in these difficult circumstances, including a very high quality treatment of all exposed surfaces in the porte cohere.

The design of the ground floor at the property line also raised a concern with the Urban Design Panel that it did not relate well to the tower above. Further design development istherefore recommended to achieve a more sympathetic relationship between the ground floor and the tower above and also the adjacent Hotel Georgia.

4. Parking

4.1 Parking Relaxations: The existing Hotel is served by 140 parking spaces in the adjoining parkade. The existing and new hotel combined would require 179 spaces. Relaxation to 153 spaces is requested, and relaxation in the ratio of small car spaces. This is a smaller relaxation than was approved in 1997 (from 411 spaces to 209). Very little relaxation is requested for residential parking spaces (188 proposed) as the owner wishes to provide all required residential parking for marketing reasons. Relaxation in the maximum ratio of small car spaces is requested, from 25 percent to about 45 percent, although wider spaces than normal are proposed.

Relaxation in parking numbers is generally supported by staff, however the increased ratio of small car spaces seem excessive, especially for the hotel parking. This matter will be subject to further review at the development application stage.

4.2 Sub-Lane Parking: The application, as received January 23, 2002, proposes six levels of underground parking. It was also proposed to extend these below the abutting lane in order to reduce the difficulties anticipated in the layout of parking spaces and manoeuvring aisles and ramps on this small site. Engineering staff do not support the application while it includes parking, required exiting and portions of loading facilities under the lane.

A similar proposal for below-lane parking was contained in the previous preliminary development application in 1997 and was recommended by staff to the DPB for approval, subject to submission of a separate application to Engineering Services for the use under the lane. It was also made clear to the applicant that approval of Council, the affected public utilities companies and the abutting owner across the lane, would be required and could not be guaranteed. The applicant never pursued the matter with Engineering Services.

Planning staff believe, on the basis of the previous DPB preliminary and conditional approval, that it would be reasonable to again consider the proposed lane encroachment. However, in a letter and plans dated April 18, 2002, the applicant has advised they will not be pursuing the proposed parking and ancillary facilities under the lane, but will pursue a seventh level of underground parking instead. The reason is that construction of the new building will require use of the lane as a staging area, but this would be compromised by lane excavation. As the project proceeds the applicant may consider an application to Engineering Services for the use under the lane, and if they do so it would be reported separately to City Council. However, such use is no longer planned and it is discussed here only because it is shown in plans submitted with the original application.

CONCLUSION

Planning staff support the application, as do Engineering Services staff now that the application does not propose any encroachment on public road right of way. The Director of Current Planning recommends that the application be referred to a Public Hearing and be approved, subject to the conditions presented in Appendix B.

- - - - -

APPENDIX A

801 West Georgia Street
DRAFT CD-1 BY-LAW PROVISIONS

A CD-1 By-law will be prepared generally in accordance with the provisions listed below:

1. Uses

2. Floor Area and Density

2.1 The total floor area for the uses will not exceed 47 413 m² (510,363 sq. ft.), as follows:

2.2 The inclusions and exclusions provided in Section 3, Sub-sections 5, 6 and 10 of the Downtown District Official Development Plan will apply. Sub-section 7 of Section 3, regarding FSR calculation for parking area above grade, will also apply.

3. Height

3.1 The maximum building height measured above the base surface and to the roof of the uppermost occupied floor, and excluding decorative roof, mechanical penthouse, and architectural appurtenances shall be 141.7 m (465 ft.).

3.2 Section 10.11 of the Zoning and Development By-law, Relaxation of Limitations on Building Height, will apply, except that the Director of Planning or Development Permit Board may relax the width and roof area provisions of Section 10.11.1 to accommodate the mechanical penthouse and decorative roof shown in the drawings approved as the form of development at Public Hearing.

4. Parking

5. Acoustics

- - - - -

APPENDIX B

801 West Georgia Street
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 the public hearing.

(a) THAT the proposed form of development be approved by Council in principle, generally as prepared by Bing Thom Architects Inc., and stamped "Received, City Planning Department, January 23, 2002", provided that the Director of Planning, or Development Permit Board, may allow minor alterations to the form of development when approving the detailed scheme of development as outlined in (b) below. (Note: Parking below lane is not part of the application.)

(b) THAT, prior to 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:

(c) THAT, prior to enactment of the CD-1 By-law, the registered owner shall, at no cost to the City:

- - - - -

APPENDIX C

ADDITIONAL BACKGROUND INFORMATION

Excerpt from report dated March 26, 1998 for HRA which was to Public Hearing on April 18, 1998:

BACKGROUND: A Preliminary Development Application DE402550, received on July 3, 1997, proposes to preserve the Hotel Georgia. It also proposes to demolish the existing parking structure to accommodate a new hotel tower and hotel drop-off, loading and parking. This new structure would utilize both the unused density on site and the requested heritage bonus density.

On December 9, 1997, Council approved the building's eligibility for a heritage bonus. The bonus amount has been determined and the preliminary application was approved by the Development Permit Board on December 1, 1997, subject to conditions, including: Council approval of the designation, the HRA and the 5.81 FSR of density bonus.

PROPOSED REVITALIZATION PROGRAM: The density bonus requested in the application is in consideration for a comprehensive heritage revitalization program that encompasses rehabilitating both the exterior and interior of the building and seismic upgrading. Exterior work includes repairing, stabilizing and cleaning the brick facade; repairing and selective replacing of wood windows; and restoring the sidewalk canopy.

The scope of the proposed interior rehabilitation work spans from retaining and restoring existing original interior surfaces and features in the majority of the public rooms to removing later, inconsistent additions and recreating the spirit of lost original features based on archival plans and photos. The interior designations identified in the by-law and preservation work proposed exemplifies the property owner's commitment to a high standard of preservation and a good application of the Heritage Interiors Legislation.

Seismic and other code upgrading of the building to meet City requirements will improve life safety and will also help protect it from seismic forces. The proposed upgrading is a delicate balance between introducing structural shear walls and reducing disruption to original interior heritage features and spaces. However, some alterations will be required. Certain original decorative wall mouldings and cornices need to be methodically recorded, removed and reinstalled on top of new structural walls. Conversely, some shear walls will not be continued to the main and conference floors because their intrusion into the heritage space will be excessive.

HERITAGE DENSITY BONUS: The bonus of 5.81 FSR (16 192.5 m²/174,300 sq. ft.) is to compensate the owner for the cost of retaining, restoring, seismically upgrading and protecting the heritage building and its interiors (see FSR calculations, Appendix C). TheManager of Real Estate Services reviewed the applicant's financial analysis and concluded that the bonus amount is justified. The owner, Mr. Peter Eng of Reunion Properties Inc., has agreed that the heritage bonus requested is adequate compensation. He is prepared to enter into a Heritage Revitalization Agreement and to designate the building.

ZONING AND URBAN DESIGN: The heritage density bonus, if approved, will allow for the development of a new 45-storey hotel tower on the parkade site to the north of the Hotel Georgia. For the overall development, including 15% hotel bonus, the resultant density will be 16.41 FSR (see Appendix D). While the tower is positioned by the north property line and the Metropolitan Hotel, the slim floor plate is configured and generous setbacks are provided on Howe Street to minimize impact on private views and sunlight access to the neighbouring hotel units. Shadowing analysis shows that additional shadowing impact on public space and sidewalks from the proposed tower is minimal. The proposed tower does not encroach on any Council-approved view corridors. Planning staff feel the tall, slim tower proposed is appropriate for this site and best maintains the integrity of the Hotel Georgia as a significant heritage building at the city's centre, reinforcing the special character of the area.

HRA AND DESIGNATION: Designation and the requisite HRA would together achieve the following: secure protection of the building's exterior and interiors identified in the Draft Heritage By-law amendment, ensure continued maintenance and execution of certain rehabilitation and seismic upgrading work; establish a bonus density of 5.81 FSR for use on site; require reproduction of the street facades if the building is destroyed; permit annual public access one day per year for interpretative purposes; and permit the City to install a heritage plaque on the building.

VANCOUVER HERITAGE COMMISSION: At its meetings on October 14, and December 1, 1997, the Commission supported the proposed rehabilitation program and the requested bonus of 5.81 FSR. It also noted that the relative value of this heritage building has increased in the last ten years due to the loss of major heritage buildings in the immediate vicinity. It recommended a review of the building's classification on the Vancouver Heritage Register when the proposed restorations are complete. Staff will report back on this matter.

CONCLUSION: The Hotel Georgia is a significant heritage building in the city and its retention is critical. The proposed Heritage Revitalization Agreement and designation would enable the exterior and certain interior features and fixtures of the Hotel Georgia to be rehabilitated and afforded long term protection in exchange for heritage density bonus.

- - - - -

APPENDIX D

COMMENTS
FROM
THE PUBLIC, REVIEWING AGENCIES AND THE APPLICANT

Public Input: A notification letter was mailed on January 28, 2002 to 149 surrounding property owners. Rezoning information signs were erected on the site on February 13, 2002.

A meeting was held with representatives of Downtown business groups on February 28, 2002. Concerns were expressed about the livability of residential use at this location, and strong encouragement that air conditioning be provided. No downtown business association (Urban Development Institute, Downtown Vancouver Association, and the Vancouver Board of Trade) has voiced opposition to the application. One letter has been received, from the Building Owners and Managers Association (BOMA), supporting the application but expressing concerns about continued property tax inequity for commercial properties and the need for new downtown residents to recognize and accept there will be noise from cabarets, clubs, garbage removal, construction and other noise generators, including late evening and night-time noise.

Telephone calls have been received from two adjacent property owners, and e-mail from another more distant property owner. They do not oppose the rezoning application.

General Manager of Engineering Services: In a memo dated March 21, 2002, the Deputy City Engineer advises:

Real Estate Services Comments: In a memo dated March 07, 2002, Real Estate Services staff advised as follows:

Vancouver Heritage Commission: At its regular meeting of March 11, 2002, the Commission undertook a Conservation Review of this application. The minutes of this meeting read as follows:

CARRIED UNANIMOUSLY

CARRIED UNANIMOUSLY

CARRIED UNANIMOUSLY"

Urban Design Panel Comments: On February 06, 2002, the Urban Design Panel gave unanimous support (7-0) for the proposed rezoning:

Applicant's Comment:

- - - - -

APPENDIX E

Link to Appendix E (6 pages of architectural drawings)

APPENDIX F

APPLICANT, PROPERTY AND DEVELOPMENT PROPOSAL INFORMATION

Applicant and Property Information

Street Address

801 West Georgia Street

Legal Description

Lots F & G, Block 41, D.L. 541, Group 1, NWD Plan LMP 42609 (PID: 012-834-998)

Applicant

Arno Matis, Bing Thom Architects Inc.

Property Owner

Allied Holdings Inc.

Site Area

Lot F (Existing Hotel) 1 672 m² (18,000 sq. ft.)
Lot G 1 115 m² (12,000 sq. ft.)
Total 2 787 m² (30,000 sq. ft.)

Development Statistics

 

Development Permitted Under Existing Zoning and HRA

Proposed
Development

Recommended
Development

Uses

Commercial (Office, Hotel, Retail and Service)

Dwelling
Commercial

as proposed

Floor Space (Net)

    Dwelling
    Hotel
    Existing
    New
    Parking
    Sub-Total

Total

15 758 m² (169,625 sq. ft.)
29 992 m² (322,840 sq. ft.)
n/a
45 750 m² (492,465 sq. ft.)
45 750 m² (492,465 sq. ft.)

19 219 m² (206,882 sq. ft.)

15 758 m² (169,625 sq. ft.)
10 772 m² (115,958 sq. ft.)
4 332 m² ( 46,628 sq. ft.)
26 531 m² (285,583 sq. ft.)
50 082 m² (539,093 sq. ft.)

as proposed

Floor Space Ratio

    Dwelling
    Commercial

Total

n/a
16.41
16.41

6.9
11.1
18.0

as proposed

Maximum Height

    Building
    Decorative Roof

137 m (450 ft.)
153 m (506.6 ft.)

141.7 m (465 ft.)
154.4 m (506.6 ft.)

as proposed

Parking Spaces

    Dwelling
    Hotel Existing

New
Sub-Total

    Total Spaces

Loading Spaces
Passenger Loading
Bicycle Spaces

188

    140
    39

179
367 spaces

188 residential spaces (below grade)
114
39
153 hotel spaces (above grade)
341 parking spaces

3 trucks
2 tour buses and 5-6 taxis
133 (A) and 6 (B) residential spaces
5 (A) and 6 (B) hotel spaces

generally as per
Parking By-law, including relaxations, and exceptions listed in the draft CD-1
By-law provisions

* * * * *

ag020514.htm

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