POLICY REPORT
URBAN STRUCTURE

TO:

Vancouver City Council

FROM:

Director of Current Planning

SUBJECT:

201 Burrard Street (Burrard Landing) - CD-1 Text Amendment
(Parcel 2A at 299 Burrard Street)

RECOMMENDATION

GENERAL MANAGER'S COMMENTS

CITY MANAGER'S COMMENTS, IN CONSULTATION WITH THE DIRECTOR OF FINANCE

The conversion of approximately 400,000 sq. ft. of commercially-zoned space to live-work in this location is of concern for two reasons.

Firstly, although this location is just outside the historic Central Business District, it is very close to the existing and future expansion of the rapid transit system and to the new Trade and Convention Centre. The loss of conventional commercial space (most of which was anticipated to be hotel space) in this area could impact on the ability of the City to ensure an adequate supply in the downtown in the future.

Secondly, from a taxation perspective, the City will very likely receive less tax revenue based upon experience with other live-work projects. Approximately 94% of live-work properties in the City are currently assessed and taxed for 100% residential use. While residential assessments tend to be higher than commercial assessments, the differential between residential and commercial tax rates could mean a loss of revenue to the City of up to $1,000,000 annually for this project alone if the entire 400,000 square feet of live-work space is developed.

Therefore, the City Manager recommends that Council consider carefully whether they wish to lose the 400,000 sq. ft. of commercial density near the downtown. Council could decide to deal with this issue before referral or at the public hearing.

COUNCIL POLICY

Relevant Council Policies for the site are:
· Central Area Plan approved on December 3, 1991;
· Coal Harbour Policy Statement approved in June 1990;
· Coal Harbour Official Development Plan (CH ODP) approved in November 1990,
· Burrard Landing CD-1 (363) By-law No. 7679 adopted November 26, 1996 and last amended November 5, 2002. In a by-law amendment enacted on December 04, 2001, on Parcel 2A (Lot 1), Hotel use was allowed in addition to permitted Office use and maximum building height (top of habitable space) was increased from 115 m (375 ft.) to 135.4 m (444 ft.);
· Burrard Landing (201 Burrard Street) Guidelines adopted November 26, 1996 and last amended December 4, 2001;
· Illustrative Form of Development for Parcel 2A and Form of Development for Parcel 2B approved in principle at Public Hearing of April 10, 2001;
· View Protection Guidelines, approved in December 1989 and last amended in 1990; and
· View Cone Encroachment policy approved by Council on January 29, 2003 that "in approving the intrusion of the architectural appurtenance for 687 Howe Street [Hotel Georgia], staff be advised that, except for this extra tall building, view cone intrusions should generally not be entertained."

PURPOSE AND SUMMARY

This report assesses an application to amend CD-1 By-law No. 7679 (# 363) as it applies to Parcel 2A at 299 Burrard Street to allow General Office Live-Work use, in addition to the Office and Hotel uses now allowed, and also to alter the previously approved in principle form of development.

The application was very recently revised, as follows:

· General Office Live-Work use is requested for approximately 50 percent of the total floor area,
· Retail and Service uses are requested in the first two floors in addition to Hotel use, and
· a reduction in maximum building height is proposed, to better respond to View Protection Guidelines.

Staff recommend that the application, with the height reduction proposed by the applicant, be referred to a Public Hearing and be approved.

BACKGROUND

Site and Surrounding Zoning: The site, which is shown on Figure 1 (Lot 1 at 299 Burrard Street) and which is referred to in the CD-1 By-law as Parcel 2A, is across from the proposed Vancouver Convention and Exhibition Centre (VCEC). Construction was recently completed on the abutting site to the west (designated as Parcel 2B (Lot 2) at 1067-1077 Cordova Street) for an Office and Live-Work building (known as "Shaw Tower").

Figure 1. Site and Surrounding Zoning

Recent CD-1 Amendments: The CD-1 By-law for the Burrard Landing area was amended. at Public Hearing in April, 2001 to adjust the boundaries of development parcels, and to allow additional uses and height on Parcels 2A and Parcel 2B.

On the subject site, designated as Parcel 2A, Hotel use was allowed in addition to permitted Office use and maximum building height (top of habitable space) was increased from 115 m (375 ft.) to 135.4 m (444 ft.). Staff had recommended a maximum height of 122 m (400 ft.), not including rooftop mechanical and architectural elements, so that thehotel tower would not encroach the Cambie Street/12th Avenue and Cambie Street/10-11th Avenue view cones. Council chose to approve the applicant's request for a maximum building height of 135.4 m (444 ft.), including a height up to 143.9 m (472 ft.) for all rooftop mechanical and architectural elements. The height increase was to provide flexibility to accommodate the program for a large hotel to serve the new convention centre.

On Parcel 2B (Shaw Tower), Live/Work use was allowed in addition to permitted Office use and maximum building height was increased from 92 m (302 ft.) to 137 m (450 ft.).

In July, 2002, Council approved amendments to adjust the boundaries of development parcels, to permit the Vancouver Convention and Exhibition Centre (VCEC) on Sub-Area 2 and Parcel 2C in Sub-Area 1 (Lot E on Figure 1, addressed as 100 Thurlow Street), and to provide floor area and height limits to accommodate the new use. Construction of VCEC is now underway, with completion anticipated in 2008.

As a result of the foregoing amendments, the four towers initially contemplated and approved in principle for Burrard Landing have been reduced to two, one each on Parcels 2A and 2B.

DISCUSSION

Land Use and Density: The revised application proposes that General Office Live-Work be allowed on this site in addition to Hotel and Office use, limited to 37 160 m² (400,000 sq. ft.), approximately 50 percent of the 75 000 m² (807,320 sq. ft.) which is presently allowed.

While a large, single-use, 800-room hotel had originally been contemplated on this site, the applicant explains that the requested by-law amendment will provide the flexibility to enable a hotel development, albeit smaller, in close proximity to the proposed convention centre, in a market where there is reluctance to undertake large, single-purpose hotel developments. A mixed-use development would also enhance the time-frame and financial viability for the proposed convention centre hotel. It is also noted that one of the property owner's commitments in selling the adjoining site for the Vancouver Convention Centre is to develop a hotel on the subject site which contains a minimum of 415 hotel rooms.

There is an objective in the Central Area Plan to maintain a 20-year commercial (office and hotel) capacity in the Central Business District (CBD). The City therefore has a concern about the rezoning of commercially-zoned sites in the CBD for residential use, and the downtown business community has been vocal with concerns about the potential erosion of commercial capacity by residential use.

In this instance however, staff note that the site is located just outside of the CBD and is thus not subject to this Central Area Plan requirement. Staff also note that office live/work use was previously approved for Tower 2B (Shaw Tower). Approval of this application to allow up to 50 percent of the floor area to be developed as General Office Live-Work (GOLW) as an alternative to Hotel and Office uses would mean that the site would retain a commercial potential for hotel and office use of 8 FSR, which is within the 7 to 9 FSR maximum on Core CBD sites. A letter of support has been received from the Downtown Vancouver Association which states that the proposed hybrid design will make the project economically viable.

Regarding GOLW, the Vancouver Building By-law requires that an occupancy separation be constructed between the office and residential areas of the suite. As this is clearly inconsistent with the flexible division between live and work functions which is the principle feature of GOLW, an equivalency approach will typically be employed. This equivalency can generally be achieved in new construction, such that live-work units are built to meet the code requirements for both business and personal service ("D") and residential ("C") occupancy requirements. Coordination between development permit application (DE) and building permit application (BU) is recommended to ensure that this is achieved.

The applicant has further requested that the CD-1 by-law be also amended to allow Retail or Service uses in the tower's lower two floors, to a maximum floor area of 4 875 m² (52,476 sq. ft.), as potential alternatives to the Hotel and Office uses now permitted. Staff support this. These uses can add considerable animation and vitality to a site and its surrounding area, and at this very prominent location, near the new Convention Centre, it is desirable that opportunities for pedestrian- and tourist-serving facilities not be unduly restricted. Retail and service uses at and near grade at this location will also enhance linkages between the downtown and the waterfront and convention centre.

Parking and Related Requirements: With respect to vehicle parking and loading requirements and bicycle parking requirements, Engineering staff recommend that GOLW be considered as Multiple Dwelling Use for the purposes of calculating required parking, loading, bicycle and passenger spaces.

Form of Development: The revised application proposes alterations to the illustrative form of development which was previously approved in order to accommodate live-work use in the upper storeys of the tower, to respond to the design development conditions which were previously approved, and to better respond to the View Protection Guidelines by shifting the tower orientation and reducing its height.

The proposed alterations to the form of development continue to respond to the Burrard Landing guidelines with respect to the `base zone' and `tower zone'. They also meet the guidelines with respect to public and private views across the site, and also street end views (Burrard Street and Portal Park at Thurlow Street). Reorientation of the tower results in significant enhancement to the Burrard street end view, providing a broader vista of Burrard Inlet and greater exposure of VCEC.

Maximum Building Height: The prior rezoning application considered in 2001 raised a major issue with respect to the View Protection Guidelines which seek to preserve longer range city and mountain views from the south. The height requested and then approved by Council for the Hotel tower was increased from 115 m (377 ft.) to 143.9 m (472 ft.), including rooftop mechanical and architectural elements. The stated reason for the height increase was to have flexibility to accommodate the program for a large hotel to serve the new convention centre.

This height encroached the Cambie Street/12th Avenue and Cambie/10-11th Avenue view cones by 10.1 m (33 ft.) and 13.4 m (44 ft.) respectively. A total building height which respected the guidelines would be limited to 130.5 m (428 ft.), including all mechanical and architectural rooftop elements. The intruding portion of the approved tower height is situated in the westerly portion of the view corridor, in front of Mount Capilano, which is framed by a visually compelling lower valley in the North Shore mountain backdrop.

When the subject rezoning application was initially submitted, staff concluded that the opportunity be explored to reduce the hotel tower height to bring it into better conformity with the View Protection Guidelines. The exception to the guidelines raised issues of fairness and equity given that view cone restrictions apply to many sites in the Downtown and surrounding areas. While it might be argued that the prime public objective of achieving a very large convention hotel would justify a view cone intrusion, a smaller hotel in a mixed-use building now proposed makes this project similar to others in the downtown core.

After design explorations, the applicant is prepared to reduce the tower height, such that:

· the main building mass, whose highest level is represented by the roof of the uppermost typical floor, would be reduced by 13.4 m (44 ft.), from 143.9 m (472 ft.) to 130.5 m (428 ft.) and no longer encroach the view corridor limit, and

· the penthouse levels of the tower would continue to encroach the view corridor limit, but they would have considerably reduced floorplates (i.e., cover no more than about 50 percent of the rooftop area), they would be oriented so that it is their narrow end which is viewed from Cambie Street/12th Avenue and Cambie/10-11th, and the total building height would be reduced to 139.7 m (458.25 feet), which is about 4.2 m (14 ft.) less than the previously approved 143.9 m (472 ft.).

The view corridor encroachment which remains would be very modest from the perspective from which the view will be enjoyed by citizens. Staff support the proposed height reduction and commend the applicant and property owner for a successful resolution of this issue.

COMMUNITY AMENITY CONTRIBUTION

This application is not subject to CACs because the site is located in the Coal Harbour ODP area which has its own Public Benefit Strategy, and because no increase in density is requested. Furthermore, for all of the Coal Harbour area, the property owner has provided the highest negotiated CAC which has ever been secured for a new neighbourhood. Many changes to the development concept have been approved since it was initially adopted without a need to revisit the initial public benefits package. Most recently, the by-law amendments in 2001 included approval of Live/Work use as an alternative to Office use in 21 500 m² (231,432 sq. ft.) on Parcel 2B (now Shaw Tower). This was a substantial change in land use, accompanied by significant changes in building height, for which a CAC was not required, for the reason that "CAC was obtained for Burrard Landing in its initial rezoning".

For these reasons, Planning staff do not believe that a CAC needs to be considered for the proposed CD-1 amendment. However, in case Council should wish to consider a CAC, Real Estate Services staff will be asked to review and advise on this matter and a land value increase, if any is anticipated, will be reported to Council at Public Hearing.

PUBLIC INPUT

No objections or concerns from surrounding property owners have been received. Staff note that a letter of support has been received from the Downtown Vancouver Association.

Communication has also been received from the Safety and Service Design Branch of Navigation Canada which has been concerned with the height of Shaw Tower and the tower height approved on the subject site. The issue is one of visibility - a line of sight is required from their control tower to Coal Harbour. Presently ninety percent of flights are done in the Visual Flight Rules "regime" (VFR) which requires actually seeing what is happening in the flight area. The height reduction now proposed may bring some improvement. The recently completed Shaw Tower reaches a height of 149 m (489 ft.), including all appurtenances, which is higher that the approved tower height on the subject site.

APPLICANT COMMENT

"The 201 Burrard Street site provides a unique opportunity to create a landmark building on Vancouver's waterfront. Few sites share its visual prominence and central location at the foot of one of the City's most important streets.

We have worked closely with City planning staff over the past several months and we commend their efforts to explore options and find a solution which will reduce the overall building height, while preserving architectural interest and maintaining the requisite floor area for this proposed development to remain viable.

Therefore, we support the staff recommendation as proposed in the Policy Report to Council."

CONCLUSION

Staff support the requested amendment to the CD-1 By-law to permit General Office Live-Work in the tower on Parcel 2A, and the proposed reduction in maximum building height for any development which is not solely for Hotel use.

At the applicant and property owner's request, staff recommend further amendments to the By-law to remove provisions for a "non-VCEC" option, given that the convention centre is now proceeding. These amendments will be prepared with advice from the Director of Legal Services.

Staff recommend that the application be referred to a Public Hearing, and approved, subject to proposed conditions of approval.

* * * * *

APPENDIX A

201 BURRARD STREET
DRAFT CD-1 BY-LAW AMENDMENTS

By-law amendments will be prepared generally in accordance with the provisions listed below, which are subject to refinement prior to By-law posting. Further amendments will be prepared in consultation with the Director of Legal Services to remove provisions for a "non-VCEC" option.

1. Amend Section 3 (Definitions) by inserting the following in proper alphabetical sequence:

2. Amend Section 4 (Uses) by:

2.1 replacing sub-section (b) with a new sub-section, in proper alphabetical sequence, for "General Office Live-Work", and

2.2 removing sub-section 4.2

3. Amend Section 6 (Floor Area and Density) by:

3.1 substituting the following for Table 1:

Table 1
Maximum Floor Area (in square metres)

Use

Non VCEC Option

Maximum Floor Area

Office

43 000

20 338

Combined Residential Unit and General Office Use (Live/Work)
General Office Live-Work

21 500

21 500

Retail and Service, excluding Hotel

9 500

14 165

Hotel

37 000

N/A

Hotel, Office, General Office Live-Work, Retail and Service Uses

75 000 except that General Office Live-Work is limited to 37 160 and Retail and Service Uses combined are limited to 4 875

75 000 except that General Office Live-Work is limited to 37 160 and Retail and Service Uses combined are limited to 4 875

Cultural and Recreational

10 000

10 000

Convention and Exhibition Centre (including Exhibition Hall)

N/A

78 222

Total

196 000

219 225

3.2 substituting the following for Table 2 Chart A and Table 2 Chart B:

Table 2
Chart A
Maximum Floor Area (in square metres)


Use

Sub-Areas (from Diagram 1)

1

2

3

4

Office

20 312

22 688

N/A

N/A

Combined Residential Unit and General Office Use (Live/Work) General Office Live-Work on development Parcel 2B (see Diagram 1)

21 500

N/A

N/A

N/A

Retail and Service, excluding Hotel

3 665

5 835

N/A

N/A

Hotel

N/A

37 000

N/A

N/A

Hotel or Office or General Office Live-Work, Retail and Service Uses on development Parcel 2A (see Diagram 1)

75 000 except that General Office Live-Work is limited to 37 160 and Retail and Service Uses combined are limited to 4 875

N/A

N/A

N/A

Cultural/Recreational (Arts Complex)

N/A

10 000

10 000

N/A

Table 2
Chart B
Maximum Floor Area (in square metres)


Use

Sub-Areas (from Diagram 1)

1

2

3

4

Office

20 312

N/A

N/A

N/A

Combined Residential Unit and General Office Use (Live/Work) General Office Live-Work on development Parcel 2B

21 500

N/A

N/A

N/A

Hotel, Office, General Office Live-Work, Retail and Service Uses on Development Parcel 2A

75 000 except that General Office Live-Work is limited to 37 160 and Retail and Service Uses combined are limited to 4 875

N/A

N/A

N/A

Retail and Service, excluding Hotel

3 665

N/A

N/A

N/A

Retail and Service in conjunction with Convention and Exhibition Centre, excluding Hotel

N/A

8 500

N/A

N/A

Retail and Service in conjunction with Cultural/Recreational (Arts Complex), excluding Hotel

N/A

2 000

N/A

N/A

Convention and Exhibition Centre

N/A

54 997

N/A

N/A

Exhibition Hall in conjunction with Convention and Exhibition Centre

N/A

23 225

N/A

N/A

Cultural/Recreational (Arts Complex)

N/A

10 000

10 000

N/A

3.3 removing sub-section 6.7 and re-numbering sub-section 6.8 as 6.7.

4. Amend Section 7 (Height) by replacing sub-section 7.2 with the following:

* * * * *

APPENDIX B

201 BURRARD STREET
PROPOSED CONDITIONS OF APPROVAL

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

FORM OF DEVELOPMENT

DESIGN DEVELOPMENT

AGREEMENTS

* * * * *

APPENDIX C

COMMENTS
FROM THE PUBLIC, REVIEWING AGENCIES AND THE APPLICANT

Public Input: Rezoning information signs were erected on the site on June 20, 2003 and Planning Department staff sent a notification letter, dated June 16, 2003, to the 352 property owners on record in the area surrounding the site (area bounded by Howe Street on the east, Dunsmuir and Melville Streets on the south, Jervis Street to the west, and Burrard Inlet to the north). No objections or concerns about the proposed CD-1 amendment have been received by City staff.

A letter of support has been received from the Downtown Vancouver Association which states that the proposed hybrid design will make the project economically viable.

Communication has also been received from the Safety and Service Design Branch at Navigation Canada. NavCanada has been concerned with the height of the Shaw Tower and the tower height which is presently allowed on the subject site. The issue is one of visibility - a line of sight is required from their control tower to Coal Harbour. Presently ninety percent of flights are done in the Visual Flight Rules (VFR) regime which requires actually seeing what is happening in the flight area. The height reduction now proposed may bring some improvement to the situation, noting that the recently completed Shaw Tower reaches a height of 149 m (489 ft.), including all appurtenances, which is higher that the approved tower height on the subject site.

Engineering Services: In memo dated August 8, 2003, the Assistant City Engineer, Streets Division, states that Engineering Services has reviewed the application and provides the following comment: "Engineering Services has no objection to the proposed rezoning provided the following is a condition of rezoning enactment: live/work and work/live uses must be considered as multiple dwelling uses for the purposes of calculating any required or permitted parking, loading, bicycle and passenger spaces." Amendments to the CD-1 By-law are recommended to achieve this.

Vancouver Fire and Rescue Services: The following comments were provided in communication dated July 22, 2003:

Development Services (Building): The following comments were provided in communication dated July 21, 2003:

Urban Design Panel: The initial application was reviewed on October 1, 2003, and supported (7-0), as reported below. The revised application has not been reviewed by the Panel, and is proposed to be reviewed at the development application stage.

Introduction: Ralph Segal, Development Planner, presented this application for a Text Amendment to the Burrard Landing CD-1. When this block was rezoned in April 2001, Council approved the extension of Canada Place Way, the Shaw Tower and an 800-room hotel, all on the assumption of the Trade & Convention Centre proceeding. This application is for the hotel component and seeks an amendment to allow for a live/work element to be included in the mix of uses. The current proposal is for a 500-room hotel up to level 24, with live/work above and a change to the tower form. There will no change to the previously approved density. The approved zoning also allowed for a slight intrusion into the 10-11th Avenue/Cambie view corridor.

The advice of the Panel is sought as to whether the proposed change to the towermassing, as a consequence of the change of use, is appropriate. Feedback is also requested on the fit of this revised waterfront tower floorplate and form in the neighbourhood including its fit on Burrard Street and the skyline.

The Development Planner and Phil Mondor, Rezoning Planner, responded to questions from the Panel.

Applicant's Opening Comments: Graham McGarva, Architect, briefly described the change in the program and the design team responded to the Panel's questions.

Panel's Comments: The Panel unanimously supported this application for Text Amendment and considered the inclusion of live/work use to be very appropriate.

The Panel complimented the applicant on the extensive and thorough view analysis. A comment was made that it would also have been helpful to see more contextual elevations, showing the streetscape in all directions, in order to more easily analyse some of the height relationships with neighbouring buildings.

The Panel strongly supported the proposed revised tower form, with the following comments and suggestions:

- there needs to be an in-depth analysis of the roofline on this prominent site. One Panel member preferred an earlier idea for the rooftop that was depicted on the photomontage but not on the model;

- acknowledging the challenges associated with trying to respond to the changing composition of the Panel, one member considered that the integrity of the tower itself should take precedence over any need to directly reference adjacent towers. It was suggested there could be greater emphasis on the fundamental three-part parti rather than multiple stepping in response to neighbouring buildings;

- concerns were expressed about impacts on the Marine Building which the Panel considers to be one of the most important buildings in the downtown. The challenge of preserving the delicacy of its massing was acknowledged, and a suggestion made that it may not be within the scope of the envelope of this building but rather a question of scale. It was noted that in one of the views from the 9 o'clock gun, the Marine Building appears to be more crowded than in another option. Another comment was that the distance between this tower and the Shaw Tower might be greater than necessary, at the expense of some of the wider view of the Marine Building. Less of a gap between the two towers - possibly on the upper floors - could achieve a wider angle display of the Marine Building;

- the importance of the ceremonial nature of Burrard Street was acknowledged and aconcern noted about the street level on Burrard being broken up with a number of smaller scale uses. The emphasis of the corner to address the larger scale of Burrard could be stronger;

- this building will undoubtedly be a landmark tower in the downtown. The Panel will therefore give considerable attention to all the architectonic details at the development application stage;

- sustainability cannot be ignored in this important building and will need to be addressed in the next submission;

- without a very well designed skin this building is unlikely to meet expectations for a great building;

- there could be more "play" at the top of the building where it protrudes into the view corridor - possibly a little more chamfering or a greater emphasis on its crystalline structure;

- treatment of the ground plane will be very important in terms of how people move through the site. The restaurant use at the corner may not be best option - there needs to be further analysis on the kind of activity that will occur on this corner;

- given the prominence of this site at the end of Burrard and next to the convention centre, there was a suggestion from one Panel member it should have been identified for a higher building, allowing for a taller, more slender form;

- one Panel member thought more attention should be given to the interaction of the different uses within the building rather than differentiating these uses on the outside;

- the proposed sign on the north elevation is too big/dominant; and

- one Panel member questioned the ramp/garage entry on Canada Place Way.

Applicant's Response: Mr. McGarva thanked the Panel for its comments and that some very perceptive points were raised. He assured the panel that, as the project moves forward, they will be getting to the details and really make them work.

Applicant Comments: The applicant and the property owner have been given a copy of this report and comment as follows:

"The 201 Burrard Street site provides a unique opportunity to create a landmark building on Vancouver's waterfront. Few sites share its visual prominence and central location at the foot of one of the City's most important streets.

We have worked closely with City planning staff over the past several months and we commend their efforts to explore options and find a solution which will reduce the overall building height, while preserving architectural interest and maintaining the requisite floor area for this proposed development to remain viable.

Therefore, we support the staff recommendation as proposed in the Policy Report to Council."

* * * * *

APPENDIX D

Reduced form of development drawings (under PDF file).

* * * * *

APPENDIX E

APPLICANT, PROPERTY AND DEVELOPMENT PROPOSAL INFORMATION

Applicant and Property Information

Street Address

299 Burrard Street (201 Burrard Street is the CD-1 By-law reference address)

Legal Description

Lot 1 of the Public Harbour of Burrard Inlet, Plan LMP 51876., LD 36

Applicant

Via Architecture and James KM Cheng Architects Inc.

Property Owner/Developer

Fairmont Hotels Inc. (previously Marathon Developments Inc.)

Site Area

4 660 m² (50,161 sq. ft.)

Development Statistics

 

Allowed Under Existing Zoning

Proposed in the Revised Application

Recommended by City Staff

Uses

Hotel
Office

Hotel
Office, Retail & Service
General Office Live-Work

as proposed

Max. Floor Space

75 000 m² (807,320 sq. ft.)

total of 75 000 m² (807,320 sq. ft.),
Live-Work not exceeding 37 160 m² (400,000 sq. ft.), and Retail & Service uses not exceeding 4 875 m² (52,475 sq. ft.)

as proposed

Floor Space Ratio

n/a

    

Maximum Height

135.4 m (444 ft.), with rooftop mechanical and architectural elements extending further to 143.9 m (472 ft.) as shown in form of development drawings

if not wholly in Hotel use:
130.5 m (428 ft.) to top of uppermost typical floor, and total tower height of 139.7 m (458.25 ft.) including habitable penthouse levels, and all rooftop mechanical and architectural elements.

as proposed

Parking, Loading, Passenger Loading, and Bicycle Spaces

as per
Parking By-law

as per CD-1 By-law

as per CD-1 By-law with amendment recommended by Engineering Services

ag20041214.htm

 

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