Agenda Index City of Vancouver



Vancouver City Council


Director of Current Planning in consultation with the General Manager of Engineering Services, Director of Legal Services, Director of Office of Cultural Affairs, General Manager of the Park Board, and Director of Housing Centre


Burrard Landing CD-1 Text Amendment - Vancouver Convention and Exhibition Centre (VCEC) - 100 Thurlow Street





Relevant Council Policies for this site include:
· Central Area Plan approved December 1991;
· Coal Harbour Policy Statement approved June 1990;
· Waterfront Pedestrian/Bicycle Pathway Widths Policy approved March 1997;
· Coal Harbour Official Development Plan (CH ODP) approved November1990; New Trade and Convention Facilities Review Program, Report on Stage One, approved April 1996; and
· Burrard Landing CD-1 (363) By-law No. 7679, Guidelines, Form of Development approved November 1996.

Recent Council discussion affecting the policy context includes:

On September 20, 2001 Council received for Information the report "Vancouver Convention and Exhibition Centre Expansion - Pre-rezoning Design Review" dated September 12, 2001. This report outlined outstanding issues to be resolved. Council also considered the report "Expanding the Vancouver Convention and Exhibition Centre -Financial Assessment of the October 2000 Business Plan" dated September 18, 2001 and resolved as follows:


This report recommends that Council instruct the Director of Current Planning to make an application to amend the Coal Harbour Official Development Plan, By-law No. 6754 and the Burrard Landing CD-1 By-law No. 7679 (Ref. No. 363) to add the use Convention and

Exhibition Centre, and provide height and floor space limits to accommodate that use in the CD-1 By-law. The report reviews implications of making these amendments and recommends referral of the applications to Public Hearing, with appropriate conditions for approval.

Map 1.


Background: Conceptual planning analysis of program requirements for VCEC expansion on the Burrard Landing site were assessed in sufficient detail over the past year to "give staff reasonable confidence" that all conceptual planning issues were resolvable, as reported to Council September 20, 2001. Since that time, additional exploration has achieved further resolution of these issues. Therefore, given that Burrard Landing has long been regarded as one of the acceptable locations for VCEC expansion, the Director of Current Planning is initiating this rezoning to simplify and shorten the process necessary to achieve form of development approvals when funding has been secured and a design has been developed.

The Council report dated March 6, 2002 recommending that staff undertake a program to achieve this initiative, indicated that currently permitted uses and development potentials would be retained, while providing for the alternative of VCEC expansion.

Proposal: The proposed CD-1 and ODP text amendments would add a use term to permit a convention and exhibition centre under the Coal Harbour ODP and on the CD-1 zoned Burrard Landing site, within a newly defined Sub-Area 2 (see Map 2.). This Sub-Area would consist of portions of existing Sub-Areas 1, 2, 3 and 4 and would have boundaries accommodating consolidation of a site north of a westerly extension of Canada Place viaduct to meet the northerly extension of Thurlow Street. This boundary would also include the present parcel secured for the Arts Complex to permit the configuration of that parcel to be integrated, possibly in a renegotiated form, once a VCEC design is developed.

It is recommended that current floor area potentials be utilized to accommodate the Convention and Exhibition Centre use instead of hotel and office uses and that additional floor area be permitted only for an exhibition hall developed as part of a convention and exhibition centre and located to minimize visual impact.

Map 2.

Use: The Burrard Landing site northwest of Canada Place is considered an acceptable and desirable site for expansion of the convention and exhibition centre for numerous reasons. These include a less complicated project program, less disruption of access patterns to the existing centre, minimum operational disruption during construction, spectacular visual orientation, direct linkages to related amenities, reduced construction cost, good potential for integration with the city, retention of future options for port related uses to the east and a simplified ownership structure. Therefore there is a strong rationale to seek greater certainty that this location can continue to be considered for the proposed expansion.

The viability of developing the proposed scale of expansion on this site has also been substantially tested. Significant progress has been achieved in resolving conceptual planning issues through a joint City/proponent (BC Pavco) workshop process in 2001. As the September 20, 2001, Information Report, noted above, concludes: "staff have reasonable confidence that identified issues can be resolved with further work committed by the proponents".

Density: As noted in the Council report dated March 6, 2002 recommending this rezoning program, the current CD-1 By-law, in addition to a 10 000 m² Arts Complex, provides for a total commercial floor area of 65 523 m² (705,307 sq. ft.) (remaining after Sub-Area 1 development) in a mix of uses over several sites, totalling floor areas as follows:



37 000 m² ( 398,278 sq .ft.)



22 688 m² (244,220 sq. ft.)


retail, service commercial

5 835 m² (62,809 sq. ft.)


cultural/recreational (Arts Complex)

10 000 m² (107,643 sq. ft.)

The proposed rezoning would retain the above permitted floor areas, while additionally providing for all office and hotel space to be utilized instead for convention and exhibition centre development. If hotel and office potentials are pursued in the absence of a convention centre expansion, a new form of development based on the existing Burrard Landing guidelines with additional guideline provisions contained in Appendix E, would require a public process leading to Council approval. Existing ownership, floor space potential and other commitments to the Arts Complex would not be diminished as a result of the proposed rezoning.

The proposed VCEC expansion would entail a net floor area for facilities of approximately 39 000 m² (420,000 sq. ft.), plus ancillary functions, for a total floor area estimated to be 75 435 m² (812,000 sq. ft). Limited commercial uses were also contemplated. The above report estimated that an approximate 10% increase in density could be needed to accommodate the total estimated ancillary floor space, assuming additional below grade floor space exclusions would also be supported. A desire for additional animating commercial usewas expected to further increase floor area.

However, given the public purpose of VCEC expansion which is clearly contingent upon provision of exhibition facilities, an alternate, less complex approach is recommended to accommodate this floor area and is consistent with practices for developments elsewhere in the downtown. Rather than creating unusual exclusion provisions, it is recommended that an additional floor space of 23 225 m² (250,000 sq. ft.) for Exhibition Hall use be permitted, provided that this facility is located to minimize visual impact on massing above street level. This involves locating the space generally below the Canada Place viaduct and Plaza level, thus creating no direct increase in above grade massing above the Canada Place viaduct. This addition would be available only for VCEC expansion and would leave normal floor space calculation provisions in place to apply to non-VCEC scenarios. It also allows latitude for an approximate 3.5 % increase in floor area to be allocated to VCEC to allow for typical floor area measurement adjustments.

Also, floor space conversion of 2 665 m² (28,687 sq. ft.) from office to retail or service use is recommended, to allow for additional retail and service uses to assist in animating otherwise uninviting urban portions of public walkways along edges of the structure extending north from Burrard Street. These uses may well be necessary in achieving a safe and interesting "walkable city" environment as prescribed by the Central Area Plan for public pedestrian routes. To achieve complementary animation of the Arts Complex exterior a comparable conversion of 2 000 m² (21,500 sq. ft.) is proposed for the same uses. When combined, these amendments would provide for the following floor areas for the VCEC expansion alternative:


Convention and Exhibition Centre (VCEC)

78 222 m² (842,000 sq. ft.)


Retail & Service (VCEC Site)

8 500 m² (91,500 sq. ft.)


Retail and Service (Arts Complex related)

2 000 m² (21,500 sq. ft.)


Cultural/Recreational (Arts Complex)

10 000 m² (107,643 sq. ft.)

Form of Development: A project design is expected to emerge once a development partnership is formed and funding is secured. A proponent would engage City staff in discussion of Council approved conditions intended to give direction to the design from the outset. Recommended guidelines are based on extensive exploration and review of conceptual planning issues related to plaza elevation and views; adequacy of site area to achieve appropriate transition to waterfront pathways, pathway animation; parking, access and vehicle management and Arts Complex siting as summarized in the report considered by Council September 20, 2002. A Preliminary Development Application would be reviewed through a public process before being reported to the Development Permit Board and to Council for Form of Development approval.

Existing height limits will continue to apply to hotel and office towers with adjustment to a new street elevation but are not relevant for the much lower and broader form of a convention centre. Therefore, for convention and exhibition centre development, a maximum height of 29.5 m (97 ft.) measured from the 14 m (46 ft.) elevation of Canada Place viaduct is recommended. This would represent the equivalent of 8 - 9 commercial storeys, together with a decorative roof structure above the proposed grade of Canada Place viaduct.

A separate provision is recommended to ensure that any structures (other than architectural features) found desirable outboard of the waterfront walkway system, such as a seaplane terminal and restaurant, would not exceed an appropriate lesser limit of the 14 m (46 ft.) geodetic elevation level of Canada Place viaduct.


Planning staff conclude that this proposed rezoning would permit the City to take a proactive role, facilitating an incremental step forward and simplifying the next steps in achieving Convention and Exhibition Centre expansion, which Council has considered to be in the public interest. The use, density and height are supportable and desirable at Burrard Landing, provided other City objectives for this prominent and pivotal location on the waterfront are furthered by the design. To achieve this objective, design guidelines are recommended for Council approval which would give direction and clarity to the form of development approval phase. That phase will also entail a public process and Council approval of the form of development as required for CD-1 Districts.

- - - - -










Note: all additions are in bold italics and italics and deletions are in (brackets and strikeout). These are draft amendments which are subject to change and refinement by staff prior to the finalization of the agenda for the public hearing.

Section 1 Background

1.4 Definitions

3.2 Uses

3.2.4. Retail/Service Uses

3.2.9 Convention and Exhibition Centre



(a) 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 design response to Burrard Landing Convention and Exhibition Centre Development Guidelines approved by Council in respect to this CD-1 text amendment.

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







Where the Director of Legal Services deems appropriate, the preceding agreements are to be drawn, not only as personal covenants of the property owner, but also as Covenants pursuant to Section 219 of the Land Title Act.

Such agreements are to be registered in the appropriate Land Title Office, with priority over such other liens, charges and encumbrances effecting the subject site as is considered advisable by the Director of Legal Services; and otherwise, to the satisfaction of the Director of Legal Services, prior to enactment of the by-law; provided, however, the Director of Legal Services may, in her sole discretion and on terms she considers advisable, accept tendering of the preceding agreements for registration in the appropriate Land Title Office, to the satisfaction of the Director of Legal Services, prior to enactment of the by-law.

The preceding agreements shall provide security to the City including indemnities, warranties, equitable charges, letters of credit and withholding of permits, as deemed necessary by and in a form satisfactory to the Director of Legal Services.

The timing of all required payments shall be determined by the appropriate City official having responsibility for each particular agreement, who may consult other City officials and City Council.



Site, Surrounding Zoning and Development: This site is comprised of 6 parcels and portions of City Streets at Burrard Landing which are to be consolidated on the north side of a westerly extension of Canada Place viaduct. As noted in the program report dated March 6, 2002, a separate report from the General Manager of Engineering Services will deal with required site and street changes.

Public Input: A brief but comprehensive public process for the Vancouver Convention and Exhibition Centre provided 25 hours of public contact over four days during the first two weeks of April. Notification was thorough, as most local and regional newspapers were targeted during the week prior to the process. The Vancouver Sun, plus 6 local newspapers carried ads detailing the full public process during the last week of March.

The process was structured to ensure that as broad a cross section of the population as possible would be able to attend at least one of the meetings and have their comments heard. Venue, timing, and format of meetings were varied over the period to accommodate a variety of work schedules, interest groups, and transportation accessibility. The schedule was as follows:






Approx. Attend.


April 2, 2002

Sinclair Centre Atrium
(business district)

11:00 - 5:30

Open House



April 3, 2002

Vancouver Public Library
(east downtown)

11:00 - 8:00

Open House



April 5, 2002

Coal Harbour Community Centre

2:30 - 8:30

Open House



April 10, 2002

SFU Harbour Centre
(east central)

6:30 - 10:00

Open House and Public Meeting




25 Hrs



During the above process, City staff took care to engage as many visitors as possible and to record any comments they felt pertinent to give to staff. No additional written or E-mail responses or queries about the process were received. Three phone calls requesting further information were received. From the contact during the public events, several key elements consistently arose both verbally and in the notes taken during discussion, as follows:

· continuation of the Coal Harbour landscape/hardscape public realm and pathway treatment is a priority ;
· the continuous multi-modal pedestrian public access on the waterfront around the proposed Convention Centre is essential;
· retention of the seaplane terminal on site should be ensured;
· good pedestrian linkages should be developed between the existing and proposed Convention Centres (weather protection should be provided);
· height should be restricted in order to ensure that view of and from Canada Place is retained; and
· the Arts Complex is strongly supported and would contribute to the success of the project.

Throughout the process, there was little or no objection to the proposed use and few objections to the choice of site. Concerns with respect to the site referred to the transition to Harbour Green Park and visual impact of the shape of the exhibition hall on the waterfront. Most comments were suggestive of elements seen as important to the integration and completion of a successful project.

Comments of the General Manager of Engineering Services: The General Manager of Engineering Services has no objection to the proposed rezoning, provided that the applicant complies with the conditions shown in Appendix C.

The land exchange, parcel reconfigurations and related arrangements outlined in the General Manager of Engineering Services' report dated May 1, 2002 scheduled to go before Council on May 28, 2002 must be finalised before enactment of this zoning. This series of exchanges and reconfigurations is required to create a City Street fronting the VCEC expansion site and will require a series of modifications to the existing agreements currently established between the City and Marathon.

The form of development for this site has not been finalised and has not been subject to a complete staff review; however, based on preliminary discussions there are a number of outstanding issues that have been identified as requiring resolution should a VCEC expansion proceed on this site. These issues are identified below.

1. The infrastructure required to service the VCEC expansion site has not yet been designed or constructed. These obligations are contained within the terms of the services agreement currently registered on the site. The servicing requirements for the VCEC expansion will be ensured during the review of the infrastructure design(s) submitted to the City Engineer under the obligations of the services agreement.

2. Conceptual designs have identified the possibility of locating the VCEC expansion parking under the Canada Place viaduct in an integral parkade/viaduct/convention centre structure. If an integral structure is the result,agreements will be required outlining construction, maintenance, reconstruction, and rights of way obligations for the viaduct.

3. A traffic management plan specifically suited to "convention centre" uses on this site has not been developed. Recommendations from previous studies and plans required of the past rezonings of the Coal Harbour lands have been implemented through obligations contained in the services agreement. Staff anticipate that prior to development approval for the site a detailed traffic management plan, with provisions for buses, will have to be carried out with agreements made for the implementation and construction of the required infrastructure. Future traffic management plans will also take into account the impact of the Arts Complex and Seaplane Terminal uses adjacent to the VCEC expansion site.

4. Parking and loading are two additional areas that will require detailed study once a convention centre proponent begins detailed design. Preliminary work has shown that there is a parking shortfall associated with "convention centre" uses on this site; however, without a detailed form of development and comprehensive parking study it is impossible to determine the exact parking and loading requirements. Future parking studies will also address the parking needs of the seaplane terminal and the Arts Complex noting that there are existing agreements in place.

5. The Design, location and routing of the Shoreline Walkway, the Thurlow Street End Plaza, and the Burrard Plaza has yet to be finalised. Work to date on these items has been presented on a conceptual level; however, the terms of the rights of way and maintenance obligations for these items will be finalised prior to reasoning enactment to facilitate the form of development approvals at such time as they are required.

The obligations identified in item 1 are contained in the terms of the services agreement registered on the VCEC expansion site. To ensure that items 3 and 4 are addressed prior to the development of the VCEC expansion a no development covenant will be placed on the VCEC expansion site. Item 5 will be dealt with through a series of blanket Rights of Way registered on the VCEC expansion site.

Park Board Comments

"The proposed rezoning will be reported to the Park Board on May 27, 2002. Any recommendations the Board may make on the rezoning will be communicated to Council in advance of Council's decision.

Park Board staff have participated in the planning process leading up to the proposed rezoning, and have identified issues of particular importance from a park and recreation perspective:

· Connecting the Seawall to downtown. Burrard Landing provides the heart of downtown with easy access to the waterfront, and serves as a gateway to the downtown from Stanley Park and the Seawall. Unfortunately, the concepts explored to date for a convention centre indicate street grade changes to Thurlow Street and Canada Place that challenge the ease of this connection. Pedestrians, cyclists and in-line skaters should be provided with a generous and beautiful pathway that gracefully negotiates the elevation difference between the Seawall and the foot of Burrard Street as entrance to the downtown street network.

· Turning the Arts Centre around to face the park. The proposed lot re-configuration of the Arts Centre opens the door to a whole new relationship. Whereas the Arts Centre's previous interface with the park was a difficult combination of fly tower and park encroachments, the new lot configuration allows to re-shuffle major program elements such that inviting glazed lobby spaces face the park, and park encroachments become obsolete. Further emphasis should be placed on pulling the Arts Centre away from the foot of Thurlow Street so that a wide corridor opens onto Harbour Green Park, allowing for views along the waterfront, and accommodating generous pathways, steps, and ramps to connect the street with the park.

· Integrating the new public open spaces with park and Seawall. The Thurlow Waterfront Plaza will sit high above the water, but a sense of closeness to the water is important for the character of this open space. There should be multiple ways to get down to the Civic Plaza which will be at or near the level of the Seawall. There should be stairs that invite lingering, that double as spectator seating, that visually seem to eat away at and break up the solid mass of the convention facilities, and that are inviting not only to climb down, but also toclimb up."

Public Benefit: Council has previously supported the public purpose and benefit of Convention and Exhibition Centre expansion in the downtown and has supported this site as a desirable location for that use.

Urban Design Panel Comment: The Urban Design Panel did not review this proposal as there is no proposed form of development.

Environmental Implications: Proximity to the existing VCEC, as well as nearby access to transit, public amenities and commercial services, including hotels may reduce dependence on use of automobiles.

Office of Cultural Affairs Comments: The Director of Cultural Affairs comments are as follows:

At Council's direction in February 2001, staff have worked through the planning process leading up to the proposed rezoning to accommodate both the Arts Complex and Convention Centre programs on the combined Burrard Landing sites. While much progress has been made, no conclusion has been reached and no change to the Lot 24 Arts Complex site is contemplated within the proposed rezoning. Staff will report back to Council with any future land exchange or reconfiguration.

The primary of concern staff have identified through the planning processes to date are:

· that an adequate site is retained to accommodate the full Arts Complex in a functionally efficient and cost effective manner;
· that the necessary transition from the upper-level Thurlow Plaza and Thurlow Street end to Harbour green Park does not further constrain the volume and footprint of Art Complex program;
· that the proposed reorientation of the Arts Complex to site public areas facing the park is achievable within the Council approved view corridors; and
· that the Civic Plaza, the retains its function as both a gathering place and outdoor public performances venue.

Social Implications: In Stage One of the New Trade and Convention Facilities Review Program (1996) a number of conditions were approved by the City and the Province for the (future) developer of the facilities to address. A number of other conditions were also approved for the Provincial and City governments to pursue independent of the facilities development approval process. Two of those conditions related to establishing an ongoing program to identify and address potential low income housing impacts and pursuing a program for job creation and training. With respect to housing impacts, in the 1996 Stage One Review, the Burrard Landing site was identified as having the least potential impact ofthe three sites under consideration at the time. City staff will be updating earlier analyses to determine what, if any, low income housing impacts are anticipated from this development in the context of other pressures on low income housing and government programs.

City staff will resume discussions with Provincial staff to address these conditions as they relate to the Burrard Landing site and report back to Council at the Form of Development Stage when there is a specific proposal and proponent team in place.

Other than as noted above there are no major positive or negative social implications to this proposal. There are no implications with respect to the Vancouver Children's Policy or Statement of Children's Entitlements.

Page 1 of 15

City of Vancouver Land Use and Development Policies and Guidelines
Community Services, 453 W. 12th Ave Vancouver, BC V5Y 1V4 _ 604.873.7344 fax 873.7060


Adopted by City Council (DATE)

(Note: Council has directed that these guidelines be used by applicants and staff for development applications at the following CD-1 zoned sites:

* The address of individual development applications and permits may differ.)


DRAFT: 2002 05 14

Page 2 of 15



1 Application and Intent 1

2 Organizing Principles 1

3 Overall Guidelines 2
3.1 Siting 2
3.2 Building Orientation 2
3.3 Views 2
3.4 Building Massing and Animation 4
3.5 Architectural Expression, Details, Colours and Materials 5
3.6 Public Open Space 6
3.7 Public Access 6
3.8 Public Realm Treatment 9
3.9 Arts Complex 10
3.10 Marine-oriented Uses 10
3.11 Parking and Loading 11
3.12 Safety and Security (CPTED) 11

Appendix A - Massing for Other Development Scenarios 13

Page 3 of 15

1 Application and Intent

Figure 1. Burrard Landing Precinct showing VCEC site

2 Organizing Principles

Page 4 of 15

3 Overall Guidelines

3.1 Siting

3.2 Building Orientation


Page 5 of 15

Figure 2. Principal Street-end View Corridors

Page 6 of 15

Figure 3. Public Open Space, Landmark and Private Views

3.4 Building Massing and Animation

3.4.1 Perimeter Pathway - Convention Centre and Arts Complex

Page 7 of 15

3.4.2 Thurlow and Civic Plazas

3.4.3 Canada Place Frontage

3.5 Architectural Expression, Details, Colours and Materials

3.5.1 Building Transparency

3.5.2 Landmark Image

Page 8 of 15

3.5.3 East Edge Treatment (Lower Level)

3.5.4 Pedestrian Weather Protection

3.6 Public Open Space

3.6.1 Thurlow Waterfront Plaza

3.6.2 Civic Plaza

3.7 Public Access

3.7.1 Waterfront Connection to Burrard Street

Page 9 of 15

3.7.2 Water Level Connection to Waterfront Road

3.7.3 Vertical (elevator) Connections (with provisions for disabled, cyclists)

3.7.4 Waterfront Connections to the Thurlow Plaza

Page 10 of 15

3.7.5 Lower Level Access Road (Waterfront Road)

3.7.6 East Edge Access - Upper Level

3.7.7 East Edge Vehicular Access - Lower Level

3.7.8 Thurlow Street Vehicular Access (Arts Complex and VCEC)

Page 11 of 15

3.7.9 Harbour Green Park Connection from the Canada Place Viaduct

3.7.10 SkyTrain/SeaBus/ Local transit/ Potential Rapid Transit Connections

3.7.11 Other Pedestrian Mid-level Linkages

3.8 Public Realm Treatment

3.8.1 Foot of Burrard Street

3.8.2 Street Edge Treatment

Page 12 of 15

3.8.3 Lower Level Road Treatment

3.9 Arts Complex

3.9.1 External Relationship

3.9.2 Height and View Impact

3.9.3 Vehicular Access

3.10 Marine-oriented Uses

3.10.1 Marine/Seaplane Terminal

Page 13 of 15

3.10.2 Pedestrian Ferry Service

3.11 Parking and Loading

3.11.1 Access to the Arts Complex on-site (staff) parking should be provided from the convention centre parking levels and access ramps.

3.11.2 A parking access scheme should be developed which provides safe and efficient ingress and egress to parking areas, and ensures that the required number of parking stalls are made available for the VCEC expansion, the Arts Complex, and the Seaplane Terminal.

3.11.3 Parking areas located at the lower levels on the easterly side of the building should be attractively treated and screened with animating features to address the view from the lower level public pathway and nearby public areas including the existing Canada Place promenades.

3.11.4 Traffic management plans (for the VCEC expansion, the Arts Complex and the Seaplane Terminal) considering buses, trucks, taxis, and private vehicles should be developed which address the following:

3.12 Safety and Security (CPTED)

Page 14 of 15

Page 15 of 15

Appendix A - Massing for Other Development Scenarios

Should the current VCEC proposal for the site not proceed, and an alternate commercial development be proposed, its massing should address the following urban design concerns as reflected in the Burrard Landing CD-1 Guidelines:

(a) a transition in scale and height should be provided down to the water's edge that minimizes shadowing impacts on adjacent public open space/ waterfront pathways;
(b) City-approved public view corridors should be complied with and impacts minimized on other high priority private views designated in the guidelines, including those from the Marine Building and Guinness Tower;
(c) the major portion of the building massing should be located towards the easterly Burrard Street side of the site adjacent to Canada Place, generally within the envelope containing the remaining office tower 2C and the hotel tower proposed on the waterfront parcel;
(c) the major portion of the public open space should be located towards the westerly Thurlow Street side of the site adjacent to the proposed Arts Complex, Harbour Green Park, and the waterfront pathway;
(d) tower height should be limited on the southerly portion of the site adjacent to Canada Place to a maximum of 92.0 m. (Note: This may be increased to a maximum of 99.0 m subject to certain urban design criteria being met as allowed under Section 7.1 of the CD-1 zoning);
(e) should there be a second tower proposed for the site located further to the north towards the water's edge, its height should be limited to the current height maximum of 65.0 m for the proposed hotel shown in the guidelines on the waterfront parcel, and a terracing down in height should be provided towards the adjacent public pathway and water's edge; and
(f) the Arts Complex site (Lot 24) program and massing should be respected.

If the current VCEC proposal does not proceed on this site, any new development proposal for this site should ensure that views downward to the water from the Thurlow Street-end are maintained, with consideration given to the following:


Additional Council resolutions pursuant to the report "Expanding the Vancouver Convention and Exhibition Centre - Financial Assessment of the October 2000 Business Plan" dated September 18, 2001.

B. (i) THAT Council direct staff to notify the federal and provincial governments and the Vancouver Convention Centre Expansion Task Force that the City is prepared to make a financial contribution to the proposed project in the form of an exemption from annual municipal property taxes to the convention centre portion of the complex; and

B. (ii) THAT Council direct staff to notify the federal and provincial governments and the Vancouver Convention Centre Expansion Task Force that the commercial portions of the property such as parking, retail and marina operations will not be exempted from annual municipal property taxes.

C. THAT Council direct staff to notify the federal and provincial governments and the Vancouver Convention Centre Expansion Task Force that the expanded convention centre will be subject to full development related costs, including Development Cost Levies, development and building permit fees and ongoing utility and licence fees that are associated with the project.

D. THAT Council instruct the City Manager to meet with staff from the federal and provincial governments and the Convention Centre Expansion Task Force to review the options for funding the expansion, including those outlined in this report, and to report back to Council on the impacts of these options on the project, on the City and on the marketing of tourism activity in the City.




Street Address

100 Thurlow Street

Legal Description

Lots 23, 24, 25, 26 and 27, Plan LMP29892; Lot 3, Plan LMP51876; and portions of Closed Road, all of the Public Harbour of Burrard Inlet portions of Closed Road, all of the Public Harbour of Burrard Inlet.


Director of Current Planning, if so directed by Council.



Property Owner

Marathon Realty Ltd.









not yet determined







DEVELOPMENT (if different than proposed)



CD-1 Amended



Office, Retail, Service, Hotel, Cultural Recreational

Add Convention and Exhibition Centre







65 523 m²
(705,307 sq. ft.)

Add 23,225 m² (250,000 sq. ft.) for Exhibition Hall and permit conversion of: i)54,997 m² (592,000 sq. ft.) from office and hotel to Convention and Exhibition Centre; ii) 2665 m² (28,687 sq. ft.) from office to retail or service uses, in conjunction with Convention and Exhibition Centre; and iii) 2000 m² (21,528 sq. ft.) from office to retail or servicing conjunction with Cultural and Recreational Uses (Arts Complex) if in conjunction with Convention and Exhibition Centre.




add 29.5 m (97ft.) Convention & Exhibition Centre height limit above 14 m (46 ft.) geodetic elevation, and a 14 m geodetic elevation height limit for outboard commercial structures.







per by-law

to be assessed prior to form of development approval.














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