LATE DISTRIBUTION

FOR P&E - November 20, 2003

URBAN STRUCTURE

TO:

Vancouver City Council

FROM:

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

SUBJECT:

CD-1 Rezoning at 1120 West Georgia Street and
Heritage Revitalization Agreement at 1160 West Georgia Street

 

RECOMMENDATION

GENERAL MANAGER'S COMMENTS

COUNCIL POLICY

· Downtown District Official Development Plan (DD ODP) as amended to November, 2003, Downtown Design Guidelines as amended to December 14, 1993, and the Georgia Street Design Guidelines;
· Central Area Plan approved December 3, 1991;
· Central Business District Policies as amended to February 7, 1997;
· General Policy for Higher Buildings, approved May 6, 1997 - these guidelines are to be consulted when seeking approval for buildings significantly exceeding the height limits established in the DD ODP;
· Heritage Policies and Guidelines as amended to January 20, 1998;
· View Protection Guidelines, approved in December 1989 and last amended December 11, 1990 -- to protect selected threatened public views ( 14 False Creek View Corridors and 12 Outlying Area View Corridors );
· Public Art Policies and Guidelines as amended to November 22, 1994; and
· City-Wide Community Amenity Contribution (CAC) Policy as amended to June 24, 2003.

PURPOSE AND SUMMARY

This report assesses an application to rezone the site at 1120 West Georgia Street from DD Downtown District to CD-1 Comprehensive Development District to:

· allow residential and General Office Live-Work uses in addition to the uses permitted in this district,
· increase the maximum building height from 137.2 m (450 ft.) to 183 m (600 ft.), and
· increase the maximum floor space ratio from 9.0 to 12.81.

In response to City policies which address changes in land use, density and building height in the Downtown District, the application proposes a public benefits package comprised of heritage retention, provision of a major cultural facility (sculpture garden), and contribution to affordable housing. The total value of the proposed public amenities justifies the new allowances above and beyond the existing zoning.

Staff have assessed the application, considered the advice of a specially-convened Urban Design Panel, and considered public input to conclude that the application is supported generally as proposed, with design development conditions to be addressed at the development application stage and various legal agreements and other requirements to be met prior to enactment of the CD-1 By-law. Staff recommend that the application be referred to a Public Hearing, together with a draft CD-1 By-law generally as shown in Appendix A anda recommendation of the Director of Current Planning that it be approved, subject to the conditions of approval listed in Appendix B, including approval in principle of the form of development as shown in revised plans received September 9, 2003 and generally included here as Appendix G.

BACKGROUND

Site and Context: This large downtown site is situated on the eastern part of a long block at the corner of West Georgia Street and Thurlow Street (see Figure 1). The site also fronts Alberni Street. Bute Street is to the west. Surrounding the site are several significant buildings including the former MacMillan-Bloedel Building, the Terasen Building (formerly BC Gas), an office tower at the western end of the block, an office tower and a residential tower (The Carmana) on Alberni Street, and the mixed-use, commercial-residential building (The Carlyle) at the south-east corner of Alberni and Thurlow Streets.

Figure 1. Site and Surrounding Zoning


Immediately adjacent the site, to the west, is the former First Church of Christ, Scientist, the "B" Heritage Register building at 1160 West Georgia. Other notable heritage buildings in the area are the Banff Apartments at the north-west corner of West Georgia and Bute Streets and the Manhattan Court Apartments at the north-east corner of Robson and Thurlow Streets.

Alberni Street forms the southern boundary of sub-area A in the Downtown District, the core Central Business District (CBD), in which residential use is not permitted, the floor space ratio maximum is 9.0, and building height is limited to 137. 2 m (450 ft.). In the half-block area south of the site, between Alberni Street and the lane south, is sub-area B of the Downtown District in which residential use is permitted, the maximum floor space ratio is 7.0, and building height is limited to 91.4 m (300 ft.).

Policy Context:

Residential Use in the CBD - In February 1997, Council approved a number of amendments to the Central Area Plan to reshape the downtown peninsula's major office zoning district into a compact, high-amenity central business district (CBD), centred on transit. The specific amendments which were approved seek to achieve the following:

· ensure that an inventory of office zoned land in the entire CBD is sufficient to meet an ongoing projected 20-year new commercial (including hotel) space demand;
· ensure that residential rezonings are generally not considered in the core CBD;
· enable consideration of residential rezoning in the CBD if it facilitates heritage retention or provides a business support function; and
· recognize that residential rezonings in the CBD should be for adult-oriented housing, and should be considered only where the character of the precinct is conducive to residential liveability and the proposed housing is compatible with adjacent land uses.

As a general principle, evaluations of commercial capacity should be based on an inventory method which will allow the City, the development community and representatives of the office building industry a way of measuring this inventory from time to time. The inventory should be an assessment of future development potential reflecting the zoning, configuration and size of development sites.

Increased Height - Following completion of the Downtown Vancouver Skyline Study, a General Policy for Higher Buildings was adopted on May 6, 1997 to be consulted when seeking discretionary approval for buildings significantly exceeding the height limits established in the DD ODP. The policy identifies at least six sites in the CBD where there is opportunity to exceed the applicable maximum building heights of 91.4 m (300 ft.) or 137.2 m (450 ft.). It also sets out several factors to be addressed when considering proposals for the highest buildings:

· it should respect all view corridors adopted by Council,
· it should be on one of downtown's three primary streets,
· it should exhibit the highest order of architectural excellence,
· it should achieve community benefits such as being a recipient site for density transfer or heritage density bonus, or providing a significant cultural or social facility or low cost housing,
· it should include activities and uses of community significance such as a public observation deck, or other public amenity,
· it should provide on-site open space which significantly adds to downtown green and plaza spaces, and
· it should not contribute to adverse microclimate effects.

The site is one of those identified in the General Policy for Higher Buildings as a probable site for the development of a higher building, to a height of 183 m (600 ft.), although the western part of the site is limited by False Creek View Cone D - Heather Bay to the Lions, to about 91.4 m (300 ft.).

Proposed Development (See statistics in Appendix F and plans in Appendix G): On April 22, 2003, a rezoning application was submitted by James KM Cheng Architects Inc., on behalf of Westbank Projects Ltd. and Peterson Investment Group Inc., to allow residential and general office live-work uses in addition to the uses permitted in this district, to increase the maximum building height from 137.2 m (450 ft.) to 183 m (600 ft.), and to increase the maximum floor space ratio from 9.0 to 12.81.

The development which is proposed in this application is a mixed-use, 57-storey tower which would be the tallest building in the city. It would include retail uses (including a large grocery store), a sculpture garden and associated space, and the tower lobbies at the ground level, a 90-room hotel up to the 10th floor (including restaurants and spa) with extended stay suites (42) on the next three floors, General Office Live-Work use (225 units) on floors 14 to 41 (27 floors), and Residential use (61 units) on the upper 16 floors.

A total floor area of 62 778.5 m² (665,000 sq. ft.) is proposed to be developed on the 4 823.3 m² (51,919 sq. ft.) site. This is an increase of 18 369.0 m² (197,729 sq. ft.), or 30 percent, over the maximum floor area of 43 409.5 m² (467,271 sq. ft.) now permitted on the site.

Floor area in commercial uses (hotel, retail, and service) would be 17 055.3 m² (183,588 sq. ft.), or 27.6 percent of the total. Floor area of 28 185.1 m² (303,392 sq. ft.) is proposed to be in general office live-work use, 45.5 percent of the total, and 16 538.1 m² (178,020 sq. ft.) is proposed to be in residential use, 26.8 percent of the total. In other words, of the FSR 12.81 total, FSR 9.38 is proposed for commercial and live-work uses and FSR 3.43 is proposed for all-residential use.

In response to City policies which address changes in land use, density and building height in the Downtown District, the application proposes a public benefits package comprised of the following major elements:

· the designation and restoration of the "B" Vancouver Heritage Register building on the adjacent site at 1160 West Georgia Street, to be secured through a Heritage Revitalization Agreement,
· the provision of a sculpture garden and associated space in the proposed development, with an endowment to fund three annual exhibitions, to be managed and curated by the Vancouver Art Gallery, and
· a contribution to the City's Affordable Housing Fund.

DISCUSSION - LAND USE AND DEVELOPMENT

Residential Land Use: While residential use is generally not permitted in this sub-area A of Downtown District, also known as the core Central Business District (CBD), and commercial and other non-residential uses are limited to a maximum FSR of 9.0, this application proposes to take advantage of the policy whereby residential use can be considered to facilitate heritage retention. It proposes preservation and rehabilitation of a "B" Vancouver Heritage Register building (the former Church of Christ, Scientist) on the abutting site at 1160 West Georgia Street. This heritage commitment is assessed more closely below, and supported.

Care has been taken not to diminish commercial capacity in that the basic zoning allowance is realized in conventional commercial, or general office live-work floor area which can be occupied wholly for office uses if the market demands it. Residential use comprises most of the extra density justified for the site from bonusing for the public benefits package which is proposed.

Nonetheless, the application responds to a contingent policy requirement for confirmation that unused commercial space inventory in the CBD is maintained for a projected 20-year commercial space demand. Staff established terms of reference for an updated inventory which was undertaken at the applicant's expense. In May, 2003, the applicant submitted a study by Colliers International, entitled "Office Capacity Analysis of Downtown Vancouver -as of December 31, 2002", which concluded that there is sufficient supply of hotel and office sites in the downtown to meet future 20-year demand. (This study is on file in the Rezoning Centre.)

Important in the assessment of a proposal that introduces residential use into the core CBD is the opinion of the business community, including Downtown Vancouver Association, Vancouver Board of Trade, and Urban Development Institute. These groups and others were invited to a City-sponsored Downtown Commercial Capacity Workshop on July 8, 2003. The staff presentation emphasized that any proposal for residential use in the CBD would only move forward if the business community is supportive of the trade-offs. No issues were raised at that time or subsequently about this proposed rezoning. (Minutes of this workshop are on file in the Rezoning Centre.)

Increased Density: The application requests a 30 percent increase in maximum floor area on the site, or 18 369.0 m² (197,729 sq. ft.). This density increase is justified as a bonus for the various elements of the public benefits package that is fully outlined below. The value of these public goods is estimated by Real Estate Services to equal at least 91 percent of the increased land value of the site after rezoning approval. Given the contingency in these estimates and the value that needs to be assigned for risk in a project of this scale and complexity, it is felt that the increased density is justified and therefore supported.

Height and Form of Development: The General Policy for Higher Buildings identifies this site as a probable site for height exceeding 137.2 m (450 ft.), up to 183 m (600 ft.), acknowledging that it is one of Vancouver's primary downtown streets. However, a higher building can be considered only on the eastern part of the site, near Thurlow Street, as the western part is limited by a False Creek View Cone (D - Heather Bay to the Lions) to about 91.4 m (300 ft.).

Policy states unequivocally that a proposed higher building should exhibit the highest order of architectural excellence. To judge and advise on this application, pursuant to Council policy, a special Urban Design Panel review was convened on June 19-20, 2003, with the Panel supplemented by two respected design leaders in the local community and two notable international architects.

The special Urban Design Panel and City staff concluded that the application meets design excellence in many ways. In summary:

· the tower massing responds to the site's view cone limitations in an exciting dynamic form which emphasizes the ceremonial character of West Georgia Street and will be a high quality landmark within the downtown;

· the high quality taut glass skin tower character has subtle changes that respond to the different orientations, different internal uses and includes vertical greening and sky gardens;

· the lower base has a strong pedestrian scale with extensive opportunities for pedestrian space and movement across and over it and is well landscaped with both trees and water;

· the ground plane is well landscaped and comfortable for pedestrians, with the highlight being the Sculpture garden at the centre of the development which will become a significant public meeting place for Vancouver citizens;

· the built form and scale of the base presents a good neighbourly relationship with the adjacent heritage church building and has a high quality of landscaping and building detail that respects and enhances that relationship; and

· the emerging sustainability aspects of the overall proposal are planned to meet high environmental standards (discussed further below).

Staff note that the above summary includes review of the design responses in the re-submission presented by the applicant after the initial Urban Design Panel review. The minutes of the special review and the detailed staff assessment are provided in Appendix C.

The application for a higher building on this site also satisfies the other requirements of the General Policy for Higher Buildings:

· it achieves community benefit by retaining and rehabilitating the adjacent "B" Vancouver Heritage Register building;
· it achieves further community benefit and includes activities and uses of community significance by providing a significant cultural facility - a Sculpture garden;
· it achieves still further community benefit by assisting the City's affordable housing program;
· it provides on-site open space and public amenity by providing space related to the Sculpture garden, which adds a significant element to downtown green and plaza spaces; and
· it does not contribute to adverse microclimate effects, although two small locations on the podium will require further analysis and resolution at the development application stage.

In response to some public concern about the noise impacts of a tall building, particularly the reverberation of ambient noise towards the West End neighbourhood, staff recommend consideration of further investigation and possible acoustical treatment through choice of materials, articulation, and greening of the southwest facade.

Staff have further concluded that the proposal responds well to the Georgia Street Design Guidelines and Downtown Design Guidelines which apply to the site. The urban design analysis confirms that the increased height and density which are requested can be accommodated on this site.

Sustainability: The application team includes a LEED-certified sustainable engineering design consultant to assist the developers to provide "the best sustainable design assistance with the goal of achieving a LEED certification for the project." Many innovative ideas will be explored, and as many as possible will be implemented, so that the building can achieve a Silver rating and be a green building innovator for Vancouver.

The applicant advises that there will be many energy conscious aspects to this project, within the building systems, that, although important to energy conservation, are not conspicuous in the overall design. There will also be those sustainable approaches that will have an important role in the urban and building design concept and the intent is to incorporate theseelements in a thoughtful way that establishes a design synergy between architectural design and sustainability. The reconfiguration of the podium and the extension of the greening concept from grade, to the podium roof garden, up the lower levels of the tower, ending with the final green space on the highest level of the tower, is intended to make such a statement for this project. The public will have a direct experience with the green aspects of the design.

In addition to these, the project will respond to the following LEED sustainable criteria:

_ sustainable sites,
_ water efficiency,
_ energy & atmosphere,
_ materials & resources,
_ indoor environmental quality, and
_ innovation & design process.

The developer also intends to contribute funding for the replanting of 48 hectares of old clear-cut BC forest (approximately 57,600 new trees) sufficient to offset the emissions of carbon dioxide for which the project will be responsible even after the best efforts to minimize energy consumption.

DISCUSSION - PUBLIC BENEFITS

Heritage: City policy requires that residential rezoning in the core CBD only be considered if this will facilitate the retention of a heritage building. There is a significant heritage resource, the former First Church of Christ, Scientist building, on the adjoining site at 1160 West Georgia Street. It is in Evaluation Group `B' on the Vancouver Heritage Register, and it has recently been determined that it has interior features of heritage significance. (See Appendix D for complete discussion).

First opened in 1919, the building has been in continuous use as a church ever since. The building has recently been at risk as a development permit was approved for a new hotel tower that would have only retained the West Georgia Street façade. Encouraged by City staff, the applicant and the new owner of the heritage building, Coastal Victory Church, have come together with a revitalization scheme for this heritage building. In anticipation of this rezoning application, on May 27, 2003 Council approved this heritage site as a candidate for receiving major heritage incentives.

As a condition of the CD-1 enactment, the developer is to pay $4,427,000 into a trust fund payable to the Church as rehabilitation work is completed according to a schedule. In return the Church is required to enter into the recommended Heritage Revitalization Agreement and accept designation which together will legally protect the exterior and interior of the church and secure periodic public access. The rehabilitation work includes restoration of the interiorand exterior, including removal of the 1960 additions to the West Georgia Street facade, and voluntary upgrading to Vancouver Building By-law standards.

The former First Church of Christ, Scientist is an important part of Vancouver's heritage and is notable for being a rare example of a building from the First World War era. Architecturally, it is a finely executed example of the Colonial Revival style, uncommon in Vancouver. It has a significant heritage interior that is not factored into its "B" Heritage Register listing, as it was added when legislation did not exist for protecting heritage interiors. The most notable interior space is the auditorium which occupies the entire upper floor and has only seen minor alterations.

Preserving the former First Church of Christ, Scientist building meets several of the planning objectives for this Character Area, including: locating institutional uses on West Georgia Street, enhancing the pedestrian environment, orienting the major building elements to West Georgia Street, reinforcing the street definition, and retaining a heritage building.

Sculpture Garden: The application offers a major sculpture garden and endowment as an integral part of the proposed development. [Note: While referred to as a "sculpture garden", this major cultural facility will in fact provide art in various media, not only sculpture, and it is not simply a garden but a variety of spaces.]

First, the developer proposes to provide, equip, and ensure maintenance and repair of a public passageway which will be a mid-block connector between Alberni and West Georgia Streets (see plan on the following page). The public's right to pass through and be upon the sculpture garden and related space would be established through a section 219 covenant and a statutory right of way. The total floor area of the sculpture garden and related space is estimated to be 2 429.2 m² (26,148 sq. ft.).

The original design of the sculpture garden was developed in concert with the Vancouver Art Gallery. The main area fronting on West Georgia Street is similar in size to one of the gallery's main gallery spaces. The configuration of the sculpture garden and related space has been designed to provide a very interesting public place, similar to an Italian plaza. Views thru this mid-block connector focus on landscape, water features, and other amenities. The diagonal green space leading to the podium roof garden provides additional opportunities for public art on the second level, further animating the public open space. The bold concept for the ground plane and podium massing reinforces the artistic aspect of the project and lends itself more to contemporary art detailing.

Second, the developers propose to provide the funding to endow an art program for the sculpture garden. The intent of this program is to provide, annually, a series of professionally curated artwork installations that are intended to engage a broad public. The City will designate a nominee, (e.g., Vancouver Art Gallery) to develop a curatorial program for the artwork, to invite artists to develop exhibitions for and use the sculpture garden, andto provide and perform all services necessary to exhibit a series of annual art installations, according to a program approved by the City. It is anticipated that, subject to the cost of the art, two to three installations per year will be created.

It is anticipated that the art installations will on occasion form an integral part of the landscaping and the landscaping in the fully dedicated space may at the request of the City`s nominee, be removed, altered or replaced. The proposed water feature in the dedicated garden space may be utilized by the artist as part of their installation including the ability to turn the water off, or flood the area to a reasonable depth.

Plan of Proposed Sculpture Garden and Associated Space.

The City/designate will be responsible for all aspects of the programming, including:

· engaging the artists,
· scheduling the installations,
· paying the artists and all art production costs,
· arranging accommodation through the development hotel,
· ensuring liaison between the artist and the facility management to arrange, as needed, installation requirements such as electricity, illumination, sound, anchoring, the provision and/or removal of water from the "pool" space; site storage; site preparation and site restoration,
· overseeing artwork installation and removal, and
· coordinating installation openings and publicity.

The City or its designate will have absolute discretion over the programming, which may not be inhibited or modified by the development owners or tenants provided it does not violate Canadian law.

The endowment fund, secured as a condition of rezoning will be held by the City and may be used to offset the costs of the art installation. In addition, the Office of Cultural Affairs proposes that the applicant's normal contribution to the City's Public Art Program be combined with the developer's contribution to ensure a significant endowment for this significant sculpture garden.

Affordable Housing: The City has an Affordable Housing Fund through which capital grants are provided for affordable housing (non-market housing, non-profit housing and social housing). It has been used to fund the acquisition of existing housing, such as Single Room Occupancy hotels and rooming houses, and to build new affordable housing, such as non-market rental housing and non-profit housing co-operatives.

The developer proposes to contribute $1 million to the City's Affordable Housing Fund.

PUBLIC BENEFITS PACKAGE

After all costs, including a Development Cost Levy payment of $4,013,300, the increase in land value resulting from the increased height, residential and live-work use, and increased floor area was estimated by the Real Estate Services Department to be $13,738,000. At least 91 percent of this value, or an estimated $12,501,149 would flow back into various public goods, as described below. This total does not include the contingency factor or risk value in the project.

1. The value of the designation, rehabilitation and heritage-sensitive seismic upgrade of the First Church of Christ, Scientist building is estimated at $4,427,000. The developer will also permit an encroachment by the church building onto its site for thepurposes of foundation shoring and support, with value of $365,000. The total value of this heritage commitment is $4,792,000.

2. The estimated value of providing the sculpture garden and related space (to be dedicated to the City as a statutory right of way) is $2,311,000. A cash endowment for maintenance and public art program operations is $1,768,250. The total value of this is $4,079,250.

3. A contribution of $1 million would be made to the City's Affordable Housing Fund.

4. While the extra value of achieving LEED certification has not been estimated, the estimated value of forest re-planting is $50,000.

These figures do not include any special costs for quality urban design or architecture or other normal City requirements for a rezoning of this kind. It can be also noted that the developer faces possible additional expense in the provision of a traffic signal upgrade and possible upgrading of the City sewer system (see Engineering conditions in Appendix B.).

DEVELOPMENT COST LEVY

DCLs which will be collected as a condition of building permit issuance ($6.00/sq. ft. after February 01, 2004) will total $ 4,013,300. According to City policy, these funds will be distributed as follows:

CONCLUSION

Staff assessment of this application concluded that the proposed residential uses, increased density and increased height are supported. The highest order of architectural excellence and urban design has been demonstrated to an advisory panel and the UDP, and the development would achieve significant community benefits in the form of a major cultural space and significant open plaza space on this large site, the designation and rehabilitation the adjacent heritage building, and a generous contribution to the City's Affordable Housing Fund.

The Director of Current Planning recommends that the application be referred to a public hearing, together with a draft CD-1 By-law generally as shown in Appendix A and a recommendation of the Director of Current Planning that it be approved, subject to the conditions of approval listed in Appendix B, including approval in principle of the form of development as shown in revised plans received September 9, 2003 and generally included here as Appendix G.

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APPENDIX A

1120 West Georgia Street
DRAFT CD-1 BY-LAW PROVISIONS

A draft CD-1 By-law will be prepared generally in accordance with the provisions set out below which are subject to change and refinement prior to By-law posting:

Definitions

1.1 General Office Live-Work means the use of premises for a dwelling unit, general office, or both uses in conjunction with one another, provided that:

1.2 Extended Stay Hotel Unit means furnished sleeping, housekeeping or dwelling units which form part of a hotel but which must be used or permitted to be used for a period of more than one month.

Uses

2.1 The only uses permitted within CD-1 (_____), subject to such conditions as Council may by resolution prescribe, and to the conditions set out in this By-law, and the only uses for which the Director of Planning or Development Permit Board will issue development permits are:

Conditions of use

3. Dwelling units are in an "activity zone" as defined in the Noise Control By-law, and, as a result, are subject to noise from surrounding land uses and street activities at levels permitted in industrial and downtown districts.

Floor Area and Density

4.1 For the purpose of computing floor space ratio, Council deems the site size to be 4 823.3 m², being the site size at the time of the rezoning application and before dedication of any part of the site.

4.2 The floor space ratio for all permitted uses must not exceed 12.81, or 61 778.5 m² (665,000 sq. ft.).

4.3 The floor area for the residential uses listed in Table 1, but not including any floors wholly in mechanical use, shall not exceed the totals set opposite for such uses, and any use permitted by section 2 but not listed in Table 1 is not limited by this subsection.

4.4 Up to 10 percent of the total floor area shown in Table 1 may be substituted between these residential uses.

4.5 Subject to section 4.2, the substitution of non-residential floor area for residential floor area is permissible.

4.6 Computation of floor space ratio must exclude:

4.7 Computation of floor space ratio may exclude:

4.8 For the purposes of section 4.6 and 4.7, General Office Live-Work and extended stay hotel units are deemed to be residential uses which can have residential storage space and residential balconies.

4.9 The use of floor space excluded, under section 4.6 and 4.7, from the computation of floor space ratio must not be for any purpose other than that which justified the exclusion.

Building Height

5. The maximum building height, measured above the base surface and to the top of the roof slab above the uppermost habitable floor and excluding the mechanical penthouse, roof garden, and roof, must not exceed 183 m.

Parking and Loading

6. Any development or use of the site requires the provision, development, and maintenance of off-street parking, loading, and bicycle storage in accordance with the requirements of, and relaxations, exemptions and mixed use reductions in, the Parking By-law, except that the following shall apply:

Acoustics

7. All development permit applications require evidence in the form of a report and recommendations prepared by a person trained in acoustics and current techniques of noise measurement, demonstrating that the noise levels in those portions of dwelling units and hotel units listed below do not exceed the noise level set opposite such portions. For the purposes of this section, the noise level is the A-weighted 24-hour equivalent (Leq) sound level and is defined simply as noise level in decibels.

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APPENDIX B

1120 West Georgia Street
PROPOSED CONDITIONS OF APPROVAL

Note: These are draft conditions which are subject to change and refinement prior to the finalization of the agenda for the public hearing.

(a) That proposed form of development be approved by Council in principle, generally as prepared by James KM Cheng Architects, and stamped "Received Planning Department", September 9, 2003, provided that the Director of Planning or the Development Permit Board, as the case may be, may allow minor alterations to this form of development when approving the detailed scheme of development as outlined in (b) below.

(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 the Development Permit Board, as the case may be, who shall have particular regard to, among other things, the following:

Note to Applicant: aspects to review include, among other things; how the major facades respond to their different contexts; how the internal uses are reflected externally; and refinement to the tower roof form including it's landscaping.

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

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APPENDIX C

FURTHER DISCUSSION
Urban Design

I. URBAN DESIGN PANEL REVIEW

Policy states unequivocally that a proposed higher building should exhibit the highest order of architectural excellence. For this purpose, the proposal to develop a 183 m (600 ft.) tower on this site, significantly above the maximum height of 137.2 m (450 ft.) which is permitted by the existing zoning on the site, was reviewed on June 19 and 20, 2003 through a special review process in which the Urban Design Panel was supplemented by two respected design leaders in the local community and two notable international architects.

Evaluation: Support (8-5)

1. Introduction:

The Chair briefly reviewed the Panel procedures.

Phil Mondor, Rezoning Planner, introduced the application and briefly reviewed the rezoning process. This application seeks a height of 600 ft., a floor space ratio of 11.0, and residential use. With respect to use, the Central Area Plan seeks to reshape the core commercial district and expand housing opportunities surrounding the core, subject to clear criteria, with the intent that the Central Business District (CBD) maintains its commercial office capacity, except where a use change is supported by a heritage effort. The proposed density is about 15 percent above the permitted 9.00 FSR in the CBD, and is based on the preservation of the adjacent heritage Coastal Church. [Note: These data have changed in revised submission.]
Additional density may also be considered in exchange for the provision of community amenities, but not if the additional density is derived from heritage effort. A view corridor crosses this site, which must also be considered. As well, there are emerging policy initiatives in the areas of sustainability and accessibility, and issues such as micro climate and soundscape are also beginning to be considered. Mr. Mondor stressed that staff are still in the very early stages of assessing this rezoning application and much of the information is unavailable at this time.

The Development Planner, Jonathan Barrett, briefly described the site context, noting that West Georgia Street is the city's major ceremonial street.

James Cheng, Architect, briefly described the urban design concept. In addition to achieving an economic building, the goal is to make a social and cultural contribution to the city and to explore what can be done to contribute to a sustainable environment. There will also be an architectural/urban design contribution in terms of the evolving design of this building type. Mr. Cheng explained that the Coastal Church is an important aspect of the overall design of the streetscape and the intent is that the heritage church expresses itself. Anattempt has been made to create pedestrian interest on West Georgia Street as well as respond to its ceremonial nature. For this reason, the public art component and public galleria are located on West Georgia Street where they are visible to both pedestrian and vehicular traffic. The entry lobby of the proposed boutique hotel will also be located on West Georgia Street to enhance the pedestrian experience. The entry to the proposed food store is on Alberni Street, away from the galleria space. The residential entrance will also be on Alberni Street. Above the Alberni Street entrances there will be access to a green podium roof which will accommodate restaurant terraces as well as provide a green overlook for the building residents. Mr. Cheng explained, the architectural concept is evolving from the ground plane considerations and is governed by the view cone which crosses the site. The intent is for the building to look different on all three sides but at the same time have a unified character in the skyline. The West Georgia facade is more formal, the Thurlow facade has more punctuation and the south and southwest facade are the most open. The proposal is to extend the green of the ground plane up the side of the building, culminating in a two-storey roof garden on the rooftop, surrounded by windscreens. The proposal is for the roof garden to be illuminated at night so that it becomes a beacon in the skyline. Mr. Cheng noted that wind tunnel testing is being undertaken and a preliminary report indicates that the ground plane is satisfactory, subject to detailed testing.

Chris Phillips, Landscape Architect, said the intent is to animate the ground plane as much as possible. He noted the proposed public art space is in partnership with the Vancouver Art Gallery which will provide a changing, non-permanent exhibit. There will also be a major focus on sustainability in the landscape.

Jennifer Sanguinetti, Manager, Sustainable Building Services, Keen Engineering, briefly reviewed the sustainable aspects of the project and noted an energy model has been prepared to identify the key elements of energy performance. She briefly reviewed some of the key sustainability initiatives, noting that, as well as minimizing energy as much as possible, trees will be planted to offset the C02 produced by the building.

Mr. Barrett highlighted the areas in which the advice of the Panel is sought, namely:

1. whether the proposal achieves architectural excellence given it will likely become a Vancouver icon. It needs to be a building of our time, our place, our culture, and our future. It will be key in the legibility of the downtown;

2. whether the building responds appropriately to its existing neighbours and to the existing skyline; and

3. the proposed building character and materials;

4. whether the proposed lower scale performs appropriately; its relationship with the Coastal Church and the surrounding streets, principally West Georgia and Alberni Streets;

5. public realm connections.

Mr. Barrett stressed there are very high expectations for this project and the purpose of establishing this special Urban Design Panel is to ensure that these high expectations are met.

Staff and the applicant team responded to the Panel's questions.

2. Panel's Comments:

2.1 Use: The Panel unanimously supported the proposed use. One Panel member commented that it will be unusual for such a tall building to be residential use rather than commercial, but it is appropriate in this location. Another comment was that the live/work spaces are very adaptable and can be changed to respond to future demand.

One Panel member recommended a better integration of the different uses and suggested that public access to the building would help to achieve this. A glazed elevator to the rooftop would allow the public to view the exhibits of the resident artists.

2.2 Density: The Panel strongly supported the increase in density to 11.0 FSR and a comment was made that the prevailing 9.0 FSR in the central area is somewhat modest compared to much of the world. [Note: These data have changed in revised submission.]

One Panel member recommended that the City investigate the long term economic impact of allowing more height and density in the downtown core, taking into account the trade-off with public benefits and issues of supply and demand of office space. A question was raised as to whether this project might be the death knell for surrounding development.

2.3 Height: With one exception, the Panel supported the proposed height. Comments included:

- it's fantastic that we're trying to break through the height limit;
- not sure that this tower will create the domed skyline but eventually, if there are a couple of other towers built over the next ten or twenty years, it will create a bit of a dome - you have to start somewhere;
- don't think Vancouver needs an icon tower and I don't see this tower as trying to be an icon; it's a very simple, classic shape;
- like the idea of Vancouver becoming a domed skyline;
- concern about the view from Cambie Bridge. It may be too high in that it visually interferes with the view of the Lions and is very close to the ridge of the north shore mountains. Support height beyond 450 ft. but not sure it deserves to go up to 600 ft.;
- the height is absolutely acceptable, probably desirable and maybe could even be a little higher;
- the height is appropriate given the view corridors limit the opportunities for other buildings to create a significantly different skyline;
- raising the point of the dome to 600 ft. is probably going to be adequate to help to create a more interesting dome-like skyline to the city;
- because it will have such a major influence on the downtown and the city, the City should revisit the established view cone criteria and the dome affect after this building constructed;
- this building , because of its height and location, is going to be an icon, whether we want it or not. That's why applying the highest order of architectural excellence to this site is critical. It's going to be an icon so it should be treated as an icon;
- I like the dome approach but whether you like it or not you won't get the dome effect straight away. It will be a landmark building until other buildings get built around it. In that sense this building will have a major impact on the city;
- If it's going to affect the city I don't think you should do things in a reticent way but do something bold - do it bravely or not at all;
- for this project to do well there should be no half measures but make it something that the city will instantly be proud of, not something that is demure and insignificant;
- why 600 ft.? Why not 602, or 605, or 700 ft.?
- whether you like it or not, this building will be iconic, no matter what it looks Like. It will give identity to the city. Think seriously about it because it will be seen around the world;
- at some point the view cone policy need to be reviewed and reassessed as to whether we are achieving our goals or whether it is actually negatively impacting what could happen downtown; and
- I don't quite understand how the city is going to achieve its dome objective, except in the extremely long term which probably requires demolishing buildings on other sites.

2.4 Massing:

- to evaluate architectural excellence it must be either strongly innovative or the detailed resolution of the highest order. The fundamental massing is very strong but is restricted by the view cones;
- the basic shape of the building certainly has the possibilities of being architecturally excellent but it is absolutely dependent on the resolution of the skin. The rezoning should be predicated on a skin mock-up. The tallest building in the city deserves to have the best skin application in the city;
- the strongest elevation is the more formal elevation on West Georgia Street and my sense is that the architectural integrity of the building at the form level is critical above the grade. I don't think it needs to respond to different formal conditions surrounding it above grade level. It needs to have integrity as an object when seen from a distance;
- the weaker facade is the west facade which is more broken up;
- regarding the relationship between the tower and the base, I don't think the base is either quite tall enough or big enough to visually support the tower;
- I have a major problem that this project seeks benefits based on its architectural excellence;
- the project is driven by a kind of abstract idea (the view cone). There should be some way to give some kind of relaxation based on actual site conditions on these perimeter edges of the corridor;
- I don't consider this to be a building of the future but the last of the current phase;
- the character of the building, its multi uses, its sustainability, etc., is not reflected in the tower. It seems more like a larger than typical Concord Pacific building with some sort of skin on it;
- I think the building could be much more vital and interesting;
- I agree with some of the public comments that the building seems a little boxy and bland but it could be that, in the development of the building, that blandness turns into subtle sophistication and a provocative piece of architecture: that takes great finesse and great work to achieve;
- what troubles me a bit is the two facades. Lower down there is interest at the first two or three levels but beyond that it relies heavily on the quality of detailing and the nature of the wall;
- what is being shown is an all glass wall with minimal articulation of mullions and no operable windows;
- It is not clear whether it is a double wall or not but given the desire to have an all glass wall a double wall could be a way to achieve that;
- the presentation is showing a translucent skin but I know it is not going to be a translucent skin;
- a building of this simplicity requires a cohesive elegance to the skin;
- question how you are going to achieve that elegance in a transparent world. It implies a differentiation between the one surface and the other, where the plainer surfaces of the wall are very sheer, very taut and perfect, and it reveals into an inner surface which perhaps reveals the true workings of the building itself. How do you achieve that in reality?
- this is probably not a landmark building but it also is probably not that important that it be one - it's not significantly high enough. This height is not going to create a sense of awe. The more important aspect would be that its calling card be that it is an exquisite, subtle spire and a beautiful piece of architecture. There are moves here that begin to do that but it could go further in subtle ways to develop a more interesting series of elements. This is a good start;
- I believe the case for architectural excellence, given the premises of this building, has not yet been made and will require additional detailed development;
- with the right detailing and special attention to the skin this could be an elegant building;
- this building could be built anywhere;
- I don't think the tower at the present time earns the highest order of architectural excellence;
- it would be great if you could expose and showcase the structure of this building, both on elevations and even at the top of the building;
- the work today has great significance because it will affect the next generation of tall buildings in Vancouver. It will become a model for future submissions;
- this building is a marker that defines the edge of the Central Business District and it should be expressed in the facade;
- I support the low base massing because it's good for sun penetration and it relates very well to the church;
- the building will, in reality, be much more transparent than shown on the model. How do you deal with window coverings that will visible from the outside? It is an important issue that needs to be addressed for the visual quality of the building;
- this project will set a precedent for the next generation of high buildings in Vancouver. We have to be very careful as to how we evaluate it against the highest order of architectural excellence that other high buildings will also have to meet;
- for a long time this building will be an icon and a destination place so we need to balance the height and density with the public benefits;
- the building fails to achieve architectural excellence because it does not actually generate an architectural concept that is independent of the building's economics and response to the view cones;
- this rezoning should obtain from the applicant at this stage a commitment to the resolution and refinement of the architectural details, specifically the envelope and skin of the building, which is what this building primarily relies upon for its architectural merit;
- the tower and base need to be unified a little bit more in response to its urban form, which is primarily generated by the view cone;
- it's a shame that such a public roof garden is actually taken off the public realm and would primarily be used by people who would be going to the restaurants. I don't know how truly accessible it would be for pedestrians to enjoy that space, that refuge from the city;
- the garden area should be closer to grade, perhaps not right on grade but closer for greater public accessibility and enjoyment;
- to become an exemplary piece of architecture the building needs to reach beyond its context;
- while the facades themselves may have somewhat responded to their context, the plan of the tower is very static;
- my basic concern over this process is that we are judging whether the project is exemplary but so much of this project is hanging on the skin design of the details which are not yet available;
- look more carefully at building community within the tower itself in maybe a more radical way than is being dealt with right now; and
- in this case, the view corridor and the place it puts the main element on this site is fortuitous, not just because it maintains the corridor that is now decidedly well established, but because it lets sunlight into the balance of the site in a very real way for a good part of the day.

2.5 Rooftop:

- with the dome concept a significantly different top would probably not be appropriate;
- I evaluate rooftops as either framing or piercing the sky in some level, and having a sense of inhabitation. An elevator penthouse doesn't do that but a great illuminated room does. With detailed development, this could potentially be what I would consider to meet the criteria of a great rooftop;
- it will be difficult to achieve in a residential tower, but a great public benefit for the tallest building in Vancouver would be to allow the public to get to the top. Anything that could be done to integrate some sort of public space at the higher levels of the building would be a good public benefit for Vancouver residents and tourists;
- the greenery moving up through the building is interesting and intriguing;
- question whether the landscape at the top will be successful;
- it can go further than extending the glass and hiding trees at the top of the building and putting some light up there;
- it should be accessible by the public;
- I quite like the idea that the mechanical penthouse is concealed completely and becomes more of beacon of light;
- wind issues can be mitigated and I like the idea of the roof garden;
- public access will probably require a dedicated elevator;
- it should be more than just a garden but a park in the sky. It's not easy to do because of the wind speeds at the top of the tower;
- the building could be a flat top but the idea of a park in the sky is really powerful concept. Maybe it could be two or three levels of park in the sky;
- when this building is complete everyone will want to go to the top, so provision for public access will become inevitable. This could be the public benefit;
- maybe provide a dedicated high speed lift to access it - it could be something attached to the outside;
- consider putting a gallery there or some unconventional use which does not have a commercial return but would give pleasure to people when they go to the top of the building;
- I agree that people will want to get to the top of this building and I think there should be some consideration given to the roof being a public space in the sky;
- this building is going to exist in two eras. In its initial era it will be a sort of signature tower but in the future, when more taller buildings are developed, it will become just part of the family which makes up the dome. So it does have to address its initial state as a signature tower and then its future state as part of the dome. For that reason, the top of the building should not be some kind of spire and it is appropriate that it is relatively muted; and
- for the most part, the city's tower tops are seen as places of privilege, not as places for the public, which is a shame. There are bigger and greater cities than ours that have a better attitude towards this and I think we could benefit from it.

2.6 Ground plane treatment:

- one of the questions is where the green courts on West Georgia stop, and this building will provide a kind of end place for that formal language. This is an appropriate place to stop the green courts;
- at the ground level the weakest part is that it doesn't provide a short-cut to anything;
- I think there is a possibility of creating a link between West Georgia Street and the corner of Thurlow and Robson, which is actually quite crucial in order to animate the space. Otherwise, the space won't be sufficiently dynamic;
- my concern is that having a public space with a hotel entry immediately across from the artwork will set up a situation where it will be seen as a hotel forecourt. Investigate the option, of putting the entry to the hotel on West Georgia Street and quietening down the facade that creates the east face of the public court;
- it is essential to minimize the Superstore image on West Georgia Street - issues of signage would have to be handled with great care;
- the language of the restaurant feels a bit wilful;
- it's important that the Alberni side and West Georgia side are treated differently. It is very tight to the street;
- there is opportunity at the first five levels to have greater linkage;
- the retail that enters off Thurlow Street could be much more integrated with the ground floor. I think it should be publicly accessible from the plaza;
- the hotel drop off at the lower level should be day-lit space;
- consider a system of circulation that links to lower levels down to the retail at the lower level to the hotel lobby drop off and to the plaza, through the art gallery space. This could work its way up to the rooftop of the food store which could extend by bridges across to the health spa on the third floor podium. In this way you would extend the ground plane both upwards and downwards;
- I like the idea of the overhangs on Thurlow Street, Alberni and West Georgia, but maybe they could be much more bolder, if City regulations allow;
- a bold building like this needs a strong sense of arrival. I'm not sure which is the entrance to the building;
- the two corners are extremely important opportunities;
- I have some questions about the experience of getting down to the hotel/residential arrival point by that very narrow, curved ramp;
- I agree very much there ought to be some light coming down, maybe much like the community centre at Coal Harbour;
- there is an opportunity to link the very pedestrian corner of Thurlow and Robson to West Georgia Street by maybe taking advantage of the anchor that has been created by the view cone;
- the whole public realm at grade needs to be looked at in a little more detail because it seems to be given over to the grocery story which could exist at a different level and provide more of a refuge for people in the space;
- the ground plane needs to be more proactive and bold and integrated into its context. So far, it is like band aid treatment with inappropriate siting of the ground plane elements;
- consider some way for the ground plane to exist on the different levels - the lovely rooftop garden is totally disconnected to the street;
- it would be great if the ground level space could be larger and have better integration at the second level which is really very much occupied by non accessible spaces; and
- a project that is trying to accomplish so much and push the envelope deserves much more landscape at grade.

2.7 Food Store:

- look at setting the entrance back a bit;
- the food store is a wonderful and appropriate use but it doesn't necessarily need to consume streetscape. It may be possible that it could be somewhat subjugated at grade;
- the interface with the food store is weak and should be better integrated;
- I do have a little concern about the food store. I think it needs to be carefully programmed; and
- I question the grocery store as an appropriate use on West Georgia Street.

2.8 Heritage Church:

- the separation of the church from the tower is fine. The scale of the church and this project are so different that to try and integrate it into the project would be very difficult;
- if you are going to save a heritage building I think it should be given some kind of a setting;
- the location of the driveway next to the church is not appropriate;
- the facade of the church is very handsome and it may be more appropriate to bring that facade into the urban landscape of the ground plane;
- having a parking lot next to this important building is a lost opportunity. I understand the difficulties of the site but somehow I'm sure isn't another solution -maybe the ramp should not be exposed;
- the public plane needs to address the edge of the church. It would be a great backdrop to a public space in this location; and
- the church does not need to be addressed in any kind of reverent way but it needs to be respected. The way it's treated right now with the driveway entrance is ignoring its context. The driveway entrance could also be a much better experience. It's being dealt with in a far too pedestrian way.

2.9 Sculpture Garden:

- adding and articulating the art on this site is a fantastic opportunity. I hope it is taken further to incorporate contemporary art in every single aspect of this project, including handrails and signage;
- the galleria and public space will be inviting to the public, both on West Georgia and Alberni Street;
- the upper plaza/restaurant area should not be intimidating for the general public to enter;
- not sure the connection between the lower and upper plaza is as successful as the lower plaza;
- the place provided for the galleria looks like a thoroughfare. It should be a destination;
- the galleria should be much bigger. For the floor space ratio being sought an attractive destination plaza should be provided;
- it should not be located mid-block but better located. It should be a refuge;
- the space seems somewhat gratuitous in its scale;
- the location of the sculpture court is inappropriate from a solar access perspective. It's the most important public space on the site and has been given the worst space. This is where people will come to eat their lunch - it should be destination quality; and
- incorporating public art in this project is absolutely great and, as the design moves on, I would hope that there is very strong design relationship between the project designers and the artists so that it works really well as an outdoor gallery.

2.10 Sustainability:

- it doesn't have a particularly innovative green design agenda;
- the basic design moves are not based on sustainability. It seems like an afterthought;
- all sides of the skin should not be treated the same;
- it should be raised from LEEDs certification to at least LEEDS silver;
- the sustainable issues have not been studied in great detail;
- the facade design is not very clear. The southwest will get very hot in the summer unless it is shaded. Compensating with low e glass is very expensive, and you will have glare entering the building. The level of insulation into the spaces inside needs to be taken into consideration;
- you need to look at the ground conditions and take sewerage into consideration;
- in a private sector building such as this, who is responsible for maintaining the green courts that are relied upon for sustainability?
- it is becoming evident that as more and more buildings try to achieve LEEDS certification, that will become baseline for sustainability. This In project has to exceed the baseline and really be innovative in this respect and go beyond the minimum; and
- at this point the "green" seems like applique and not imbedded.

2.11 Parking: Several Panel members questioned the amount of parking being proposed. It was felt the population of the building may be sufficient to support a private rental pool.

3. Applicant's Response: Mr. Cheng thanked the Panel for some very thoughtful insight that will provide much food for thought for the next stage. He said he appreciated the difficulty of discussing architectural excellence given the diversityof opinion that exists on the subject. He stressed that what they are trying to achieve is a building with integrity. He said he hoped the building would ultimately be evaluated by how well they resolve all the issues so that it is not just a fashionable building for today but one that is more timeless. Mr. Cheng added that this project will contain about 260 units which is not likely to drain development potential in the immediately neighbourhood."

II. STAFF URBAN DESIGN REVIEW

The following is a list of the principal comments and concerns raised by the Urban Design Panel and staff and the design responses in the re-submission submitted by the applicant. Staff has reviewed the drawings and model presented in the re-submission. Staff is confident that the changes being proposed are an excellent basis on which to prepare a development permit applicant. On the basis of this review staff has prepared rezoning design conditions (see Appendix B).

1. Use, Density and Tower Height: fully supported.

2. Tower Massing: noting the limitation of the view cone impact on the majority of the site the conceptual tower massing is supported.

Applicant's Re-submission Response: The acknowledgment of the view cone angle is now extended beyond the tower form into the massing of the base and is now used as a generator of regulating lines for the lower building elements and landscape. A "green" belt of landscaped public open space follows the view cone angle across the site, providing a pedestrian linkage from the Thurlow and Alberni Street corner to West Georgia Street, seemingly bisecting the food store & restaurants into two sculptural wedge forms, similar to the tower.

3. Building Character and Skin: The concerns are: the major tower facades need to reflect their different contexts (facing the CBD, Robson, and base); how the internal uses would be reflected externally; the skin needs to be cohesively elegant, transparent and sophisticated; refinement to the roof form including the landscape concept needs to occur; and how the skin treatment will be developed through the approval process.

Applicant's Re-submission Response: The tower is intentionally shaped to respect the View Cone alignment. The angled form opens the site to sunlight and acknowledges the contextual relationship to the Robson corridor.

The tower expression is intended to reflect different orientations:
_ The reserved, taught glass skin expression on both West Georgia and Thurlow Streets reflects the business nature of the CBD. The simplicity of the facades speaks to the flexibility of the uses rather than emphasizing their differences. The majority of the tower houses the Live/Work function which can be both office and residentialor any combination of the two. On these two facades, the building expression hints at the internal uses in the same manner as other office buildings.
_ In contrast, the animated expression on the angled view cone façade reveals more of the mixed use nature of the tower to the emerging residential character on Alberni Street. The hotel and extended stay floors are more textural in expression on this south-facing façade and engage the greening of the base levels. The introduction of the sky gardens on the live/work and residential floors is an extension of the greening concept at the base and reveals a more residential character and environmental response.
_ The vertical greening of the southwest orientation of the tower is extended to the roof. The garden statement as the tower `crown' is a reflection of the nature of Vancouver and the north-shore mountains preserved by the view cone.

Building Skin: The resolution of the design of the building skin is a critical aspect of the design. The design process will involve the following steps:

4. Tower Roof Public Access: There was some concern that a tower roof top public garden was not being realized. In discussion with the applicant staff agree that because the view cone limited the floor plate size the additional exclusive public elevators required would make the tower economically unviable. Staff also notes that the public amenities provided in this rezoning, the Heritage designation and revitalization of the Coastal Church, the Vancouver Art Gallery-curated Sculpture garden, the Galleria, and Podium Roof Garden area are more accessible to the general public than a fee-oriented elevator service to the roof.

5. Tower and Base Relationship: The concerns are: the tower and base needed to be better integrated in form and character particularly at the westerly junction; there needs to be better vertical circulation between the lower storeys of the tower and thevarious levels of the base; the base overhangs need to be strengthened; and the various entrances should be emphasized.

Applicant's Re-submission Response:
_ The base forms now take on the same angled shape as the tower in a bolder massing concept.
_ The food store is no longer expressed as a square box with three separate restaurant forms above. It now appears to be sliced diagonally by the landscaped green space that links West Georgia and Alberni Streets, creating the two wedge-shaped restaurants on the roof garden level.
_ The two stairs at either end of the angled green space provide better pedestrian access to the Roof Garden as well as a bolder and more inviting approach to the roof garden.
_ The roof garden is now connected via a bridge to the hotel restaurant's garden terrace on Level 2 of the tower.
_ The restaurant garden terrace is landscaped as an extension of the podium roof garden and begins a stronger greening concept vertically up the face of the tower.
_ The weather protection canopies will extend further over the surrounding sidewalks.
_ The hotel entrance is now located off West Georgia Street, linked with the residential entrance. The live/work entrance is maintained off Alberni Street, providing all residents access to the Robson shopping area.

6. Podium Roof Garden: The concerns are: the roof garden needs to have greater public access; and there needs to be a stronger relationship with the ground plane and roof landscaped area.

Applicant's Re-submission Response:
_ There is a much stronger connection between the ground plane and the roof garden. The two stairs at either end of the angled green space provide better pedestrian access to the Roof Garden as well as a bolder and more inviting approach to the roof garden. In essence, the roof garden is a folded plane that bends to meet grade at each end and offers an inviting approach to the upper level through a bamboo grove.
_ Access is also available via the two large platform elevators.
_ The water feature now has a bolder expression at grade that will introduce both an effective acoustic buffer to the traffic noise and visual interest to the public open space.

7. Ground Plane Treatment: The concerns are: the pedestrian route from West Georgia to Alberni Streets needs strengthening; the sidewalk widths are tight particularly on Alberni and Thurlow Streets; and more landscaping should be provided.

Applicant's Re-submission Response:
_ The new green space concept running diagonally across the site strengthens the pedestrian route from West Georgia to Alberni Streets and encourages pedestrian use of the podium roof garden.
_ The mid-block connector, the galleria, has been reconfigured more like an Italian plaza.
_ Landscaping plays a stronger role in the definition of the public spaces.
_ The 18 feet wide sidewalk on West Georgia is widened to 25 feet in front of the tower and the 10 feet sidewalk on Alberni Street is also widened to approximately 20 feet. The Alberni Street sidewalk width tapers back to 10 feet at the west end of the site, to meet the church façade.
_ With the widened pedestrian corners at both the West Georgia and Alberni Street corners, the Thurlow Street frontage is reduced to 115 feet. This is the retail frontage of the project where the existing sidewalk width of 13 feet is maintained, reflecting similar widths at the Thurlow/Robson corridor. This width is also consistent with the public sidewalk width opposite the site, on the east side of Thurlow Street.

8. Sculpture Garden: the sculpture garden needs to be more inviting from both West Georgia and Alberni Streets and larger in size; the art site should be a destination place rather than a thoroughfare; solar access should be improved; that contemporary art detailing should be incorporated in aspects of the project.

Applicant's Re-submission Response:
_ The original design of the Sculpture garden was developed in concert with the Vancouver Art Gallery. The site area fronting on West Georgia Street is similar in size to one of their main gallery spaces, which works well for the VAG.
_ The Sculpture garden frontage and visibility is increased on West Georgia Street. The Vancouver Art Gallery prefers a West Georgia Street exposure for the Sculpture garden.
_ The configuration of the mid-block galleria is no longer a thoroughfare. The open space has been redesigned to provide more interesting public spaces, similar to an Italian plaza. Views thru this mid-block connector are less direct and now focus on the landscape, water features, and other amenities.
_ The diagonal green space leading to the podium roof garden now provides additional opportunities for public art on the second level, further animating the public open space.
_ The bolder concept for the ground plane and podium massing reinforces the artistic aspect of the project and lends itself more to contemporary art detailing. A strong design language will be an integral part of the detailing of the stairs, handrails, lighting etc.

9. Food Store Design: The concerns are: that the food store and it's signage needs to be very carefully designed to minimize the store character impact on West Georgia Street in particular but also Alberni Street; the West Georgia and Alberni Street store facades should have different characters; and careful internal planning of the food store to provide animated and visually interesting uses along the street.

Applicant's Re-submission Response:
_ The food store is no longer expressed as a square box, single entity with three separate restaurant forms above. It now appears as sculptural shapes, sliced diagonally by the landscaped green space that links West Georgia and Alberni Streets. Its glass walls extend from grade to the roof garden level to form the two wedge-shaped upper level restaurants.
_ The West Georgia Street frontage of the food store is reduced by both the green space concept and the reconfiguration of the Sculpture garden. The expression of the store, now integrated with the restaurant forms above, is very sculptural and will be treated as an illuminated glass wall backdrop to the landscaping and the Sculpture garden. The store's exposure will minimized with a façade treatment of textural, diffused glass, respecting the ceremonial nature of West Georgia Street.

10. Hotel Access: The concerns are; that the below grade vehicular arrival area should have natural light; and the pedestrian hotel entrance should have greater clarity and not conflict with the importance of the Sculpture garden.

Applicant's Re-submission Response:
_ The pedestrian hotel entrance has been relocated to West Georgia Street to respect the importance of the Sculpture garden.
_ Opportunities for bringing natural light and an extension of the street level water feature to the underground arrival level will be explored.

11. Relationship to Coastal Church: The concerns are: the heritage building needs to be given an appropriate setting which the current open drive way design does not; the driveway entrance is a part of the heritage relationship and needs to a better quality experience; and it may be appropriate to bring the heritage facade into the ground plane.

Applicant's Re-submission Response:
_ The Heritage Commission Panel supported the compatibility of the church and the 1120 West Georgia project at their September 8, 2003 commission review. The members were in favour of the location of the vehicular entrance ramp and the breathing space it afforded the church.
_ The landscaped area located between the church and the driveway entrance, introduced to accommodate the buttressing of the church wall, will follow the entrance slope to provide a wider tree-lined drive to the lower arrival level. This sloping plane conceptually relates to the warped, landscaped bamboo plane leading too the podium roof garden. Whereas the latter provides pedestrian access to the 2nd level, this plane provides vehicular access to the underground arrival level.
_ Site lighting will be used to accent the trees and church buttressing and create a welcoming open space and entrance to the project.
_ High quality finishes will be used at this entrance, similar to the other public spaces.
_ The sloping public green space that crosses the site now engages the church. In turn, the church has relocated their new elevator and accessible ramp away from their east façade to further improve this connection.
_ The sloping plane of the green space opens view of the church from West Georgia Street.

12. Sustainability: The concern is that all sustainability aspects of the design need to be further developed and the building act as a green building innovator for Vancouver.

Applicant's Re-submission Response:

13. Micro-climate: A consultant pedestrian wind assessment was undertaken. Generally the application performs well except there are some concerns with areas of the sculpture garden and other more discrete areas.

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APPENDIX D

HERITAGE VALUE AND PROPOSED CONSERVATION WORK
"B" Heritage Register Building at 1160 West Georgia Street

One of the primary public benefits of the proposed rezoning is the designation, rehabilitation and voluntary code upgrading of the former Church of Christ Scientist heritage building. The proposed rehabilitation program for this B listed Heritage Register building, which includes the restoration of the large interior auditorium, represents a significant heritage achievement for the City.

Statement of Significance/Heritage Value: The former First Church of Christ, Scientist is an important part of Vancouver's heritage and is notable for being a rare example of a building from the First World War era. Architecturally, it is a finely executed example of the Colonial Revival style, uncommon in Vancouver. The main exterior heritage features are its street facades, brickwork, side buttress piers, stone detailing and arched window openings and glazing.

When the Church was added to the Heritage Register in 1986 in the "B" category the evaluation did not factor in the added value of the heritage interiors. The most notable interior space is the spacious sanctuary - originally called the auditorium - which occupies
the entire upper floor and has only seen minor alterations. The tall arched windows bring light and architectural interest to the north and south walls while a magnificent organ dominates the centre of the east wall. Curved rows of pews are arranged to face the organ. Assembly and services spaces are at the lower level. Internal planning has made good use of the site being book-ended by two street frontages. The Alberni Street entrance leads to the upper level Auditorium, while the West Georgia Street entrance entry leads directly to the lower service level. Both entrance foyers feature brick walls and wooden beamed ceilings of interest.

Proposed Conservation Work: The building is generally in good condition and is well maintained. Certain aspects of its exterior need attention including the roof and drainage, brick and stone detailing. However, its electrical and mechanical services are obsolete, there is inadequate disabled access to (and within)the building and fire and life safety need upgrading. Inappropriate wings were added to the West Georgia Street facade in the early 1960's. The condition and appearance of the large blank side walls detracts from the building's appearance. Other minor changes have been made to doors and windows.

The conservation approach is a combination of restoration and rehabilitation. The West Georgia Street facade will be restored to its original appearance, supported by archival material, with the removal of the 1960's wings. This will return the lower portions of the tall arched windows to their original appearance and function. It will also provide opportunities to provide handicapped access, landscaped areas and lighting to enhance the facade.

The building's seismic upgrading will be largely hidden from view within the auditorium, but will be expressed in a distinguishably modern, external bracing system on the east wall, facing the new development to the east. It will be compatible with the church in that it follows the same bay spacing as the existing buttresses on that wall and will provide architectural interest to this large blank wall. Opportunities for landscaping and lighting the building can be incorporated into the new bracing system.

The main floor will be rehabilitated within the existing structural grid to provide more efficient use of that level for church's religious and community functions. The auditorium will be restored to its original condition with the removal of acoustic tile surfaces and the reinstatement of the original skylight. The organ case and pews will be retained.

Compatibility of Heritage Conservation with Planning Objectives and Character of the Local Area: Both the Downtown Official Development Plan and the Downtown Design Guidelines encourage the conservation of heritage buildings when developing in the Downtown area. The site is located in the Georgia Street Character Area which is identified as "Vancouver's most important and ceremonial street". Retaining the former First Church of Christ, Scientist meets several of the planning objectives for this Character Area, including: locating institutional uses on West Georgia Street, enhancing the pedestrian environment, orienting the major building elements to West Georgia Street, reinforcing the street definition, and retaining a heritage building.

Vancouver Heritage Commission: At a regular meeting of the Vancouver Heritage Commission held on Monday, September 8, 2003 and approved unanimously

Economic Viability of Conservation: The owners of the building at 1160 West Georgia Street have agreed that the proposed compensation of $4,427,000 provided by the owners of the site at 1120 West Georgia represents full and fair compensation for the proposed rehabilitation, designation and on-going maintenance of the interior and exterior of the "B" Heritage Register building at 1160 West Georgia Street. They have waived all future claim to further compensation.

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APPENDIX E

ADDITIONAL INFORMATION

Public Input: A notification letter dated May 05, 2003 was sent to surrounding property owners (1,1762) and several downtown business groups. Three rezoning information signs were installed on the large site on May 23, 2003.

In response to notification, one letter of support was received from a commercial property owner and two letters of opposition to tall buildings in Vancouver. A commercial tenant near the site who came to City Hall to view the plans submitted with the application expressed opposition.

In one communication from a West End resident, concern was raised about the potential noise impacts of a tall building, particularly the reverberation of ambient noise towards the West End neighbourhood. Acoustic investigations do not normally address this, however staff believe this is a legitimate concern and recommend that further investigation be considered at the development application stage and also possible acoustical treatment through choice of materials, articulation, and greening of the southwest facade

Open Houses were held on June 12 and 14, 2003 at the Coastal Victory Church and Central Branch of the Vancouver Public Library, respectively. Approximately 1,100 people attended the open houses, and 57 comment forms were filled out. Below is a general summary of the comments received:

General: Overall, comments indicated that people liked the proposal and see it as an improvement to the site and the surrounding area. There was great support for the mixed-use nature of the building and the heritage restoration and public art gallery components. It was generally deemed to be an improvement to the skyline, with some expressing that it would make the skyline more exciting and dynamic. Other comments expressed concern about traffic congestion and the possible negative impacts of wind and to the acoustic environment.

Architecture and Design: Most comments expressed support for the tower height. The building's design was also deemed to be unique, however some found it to be too box-like and bland, stating that the sky gardens may not be visible. Suggestions included redesigning the top so that it is more distinct and less flat. Some expressed that the current design might give a canyon-like feeling on the three streets surrounding the tower base, and felt that a tower setback as found elsewhere in the city may be a good solution. There were also concerns raised that dark glass should not be used and that earthquake considerations should be made.

Street-Level Design: A majority of the comments expressed favour for the street-level design, in particular the activity that will be created on surrounding streets and the scale of the project adjacent to the Coastal Church. Some suggestions were made that there could be more green space, and that clearer sight lines from West Georgia Street through the art gallery would make the place more inviting.

Views of North Shore Mountains: Comments about views of the North Shore mountains indicate that people think there will be an impact, but that it will not be significant if the building is a positive contribution to the skyline. Some commented that other vantage points in the city should be sufficient to accommodate for any loss of view, if the project is a well-designed signature building for the city.

Mix of Uses: There was very high support for the proposed mixed-use of the project. Suggestions included additional open/green space and that a car-cooperative concept be included for the residential component.

Public Benefits: Most comments regarding the public benefits of the project were highly positive, particularly regarding the activity that will be generated in the area. There were several comments that expressed concern about possible restricted public access to the art gallery space, also that the church restoration is not a major public benefit except for the heritage exterior. Finally, there was some concern that the rooftop gardens will not be visible to the general public and thus are not a benefit. Suggestions include providing some public access to the top of the building.

Business Community Input: In May, 2003, the applicant submitted a study by Colliers International, entitled "Office Capacity Analysis of Downtown Vancouver - as of December 31, 2002", an updated commercial space inventory which was undertaken under terms of reference established by City staff. The study concluded that there is sufficient supply of hotel and office sites in the downtown to meet future 20-year demand.

The Downtown Vancouver Association, Vancouver Board of Trade, and Urban Development Institute and other groups were invited to a City-sponsored Downtown Commercial Capacity Workshop on July 8, 2003. The staff presentation emphasized that any proposal for residential use in the CBD would only move forward if the business community is supportive of the trade-offs. No issues were raised at that time or subsequently about this proposed rezoning.

Comments of the General Manager of Engineering Services: In a memo dated June 16, 2003, the General Manager of Engineering Services raised no objections to the proposed rezoning provided that the applicant complies with by-law provisions listed in Appendix A and approval conditions listed in Appendix B.

Development Services (Building): The following comments were confirmed in communication of October 31, 2003:

1) General Office Live-work use requires equivalencies to conform to VBBL.
2) Two means of egress are required from "live-work" units over 150 m² in floor area.
3) Building security may be a concern in "live-work" areas.
4) Every floor shall have a minimum of two exits.
5) Interconnected floor space shall conform to VBBL 3.2.8.
6) Accessibility and enhanced accessibility to residential units shall conform to VBBL 3.8. and Bulletin 2002-006-BU.
7) Building shall conform to requirements for high buildings measures per VBBL 3.2.6. and interconnected buildings.

Applicant is advised to retain the services of a qualified Building Code Consultant to review the entire project and potential nonconforming code issues.

Vancouver Fire and Rescue Services: The following comments were provided in communication dated June 12, 2003:

1) This R/Z is for a 55 storey (approx. 600' high) mixed use residential and general office and live/work use building. There will also be retail, spa, and hotel use. The residential component has 212 live/work units and 57 dwelling units. [Note: Some of these data have changed in revised submission.] There will be 527 underground parking spaces provided on 5 levels.
2) The site for this building is west of Thurlow and is bounded on the north by West Georgia Street and Alberni Street to the south. There appears to be a number of separate entrances to each of the different uses of the building (i.e., entrance to Urban Food Store from Alberni Street, entrance to residential and live/work from Alberni Street and entrance to hotel from West Georgia Street). Fire Department responds to street address for each of these entrances. This item to be reviewed with addressing and coordinated with Fire Department. The Fire Alarm System to be reviewed and coordinated.
3) From the principal entrance, fire department access (visible & direct) is required to ALL above and below grade levels. Review fire department access to restaurants. Note: Occupancies are NOT permitted in Lobby Exits (i.e., bar/lounge).
4) A staging floor / area is to be provided for fire department for storage of equipment (i.e., oxygen and recharging equipment, hose lines, etc.) and for a staging area for fire fighting purposes. Suggest a floor between the 25th-30th floors.

The above comments are very preliminary and Fire Department looks forward to reviewing
more detailed plans for this exciting and innovative building.

Public Art Committee: The Committee reviewed the proposed for sculpture garden (public art space) on the site at 1120 West Georgia Street at its meeting of June 16, 2003:

Comments of the Applicant: The applicant has been provided with a copy of this report and comments as follows:

This has been an extraordinary opportunity to be part of the team submitting a Rezoning Application for what would be Vancouver's tallest building. It is our aspiration that this project will contribute a unique civic space to the city and a signature building to the downtown skyline, celebrating art, history, and innovative design.

On behalf of Westbank Projects and Peterson Investment Group, we would like to express our appreciation for the time and effort given to this project by everyone involved including the Coastal Victory Church, the Vancouver Art Gallery, City Planners, and the many city staff who contributed to the preparation of this comprehensive report. It summarizes many months of work by all concerned and we support its recommendations.

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APPENDIX F

APPLICANT, PROPERTY, AND
DEVELOPMENT PROPOSAL INFORMATION

Applicant and Property Information

Street Address

1120 (1110-1130) West Georgia Street

1160 West Georgia Street

Legal Description

Lot G, Block 18, DL 185, Plan LMP1597
(6 lots consolidated in 1994)

Lot 7, Block 18, DL 185, Plan LMP1597

Site Area
Frontage
Depth

4 823.3 m² (51,919 sq. ft.)
120.7 m (396 ft.) along Georgia & Alberni St.
40 m (131.14 ft.) along Thurlow Street

448.2 m² (8,646 sq. ft.)
20.1 m (66 ft.)
39.3 m (131 ft.)

Owner

KBK No 11 Ventures
1166 Alberni Street

Coastal Victory Church (Pastor Koop)

Developer

Ian Gillespie, Westbank Projects Ltd.
Ben Yeung, Peterson Investment Group Inc.

n/a

Architect

James KM Cheng Architects Inc.

Busby + Associates Ltd.

Development Statistics

 

Permitted

Proposed

Recommended

Zoning

DD (Area A)

CD-1

as proposed

Land Use

all uses except heavy industrial and residential;
continuous ground floor retail/service uses required

all uses allowed under existing zoning plus General Office Live-Work and Dwelling Units

as proposed

Floor Space Ratio

9

12.81

3.81

Floor Area
Grocery Store
Retail / Service
Spa
Hotel
Extended Stay

Live-Work
Residential
Mechanical
Total

n/a

n/a
n/a
n/a
43 409.5 m² (467,271 sq. ft.)

2 316.9 m² (24,940 sq. ft.)
1 636.0 m² (17,610 sq. ft.)
939.4 m² (10,112 sq. ft.)
7 309.8 m² (78,685 sq. ft.) 90 rooms
3 178.0 m² (34,209 sq. ft.) 42 units
17 055.3 m² (183,588 sq. ft.)

28 185.1 m² (303,392 sq. ft.) 225 units
16 538.1 m² (178,020 sq. ft.) 61 units
1 675.2 m² (18,032 sq. ft.)
62 778.5 m² (665,000 sq. ft.)

as proposed

+ 18 369.0 m² (197,729 sq. ft.)

Height

137.16 m (450 ft.) but
183 m (600 ft.) can be considered on this site

183 m (600 ft.)

as proposed

Parking Spaces:

  

generally as per Parking By-law requirements (see details on file in Current Planning)

  

APPENDIX G

Form of Development drawings (19 pages):

site plan

elevations

cross-section(s)

floorplans

 

LINK TO APPENDIX G

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pe20031120.htm

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