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POLICY REPORT DEVELOPMENT AND BUILDING
Date: March 18, 1998
Dept. File No. JOB
CC File No. 5307
TO: Vancouver City Council
FROM:Director of Central Area Planning
SUBJECT:Proposed CD-1 Text Amendment For 750 Pacific Boulevard
RECOMMENDATION
A.THAT the application by Architectura (Waisman Dewar Grout Carter Inc.) for 750 Pacific Boulevard (Lot 155, FCP, DL 6352 Plan 21475 Group 1 NWD) to amend CD-1 Comprehensive Development District By-law 7592 be referred to a Public Hearing, together with:
(i)plans received April 1, 1997;
(ii)draft CD-1 by-law provisions generally as contained in Appendix A;
(iii)consequential amendments to the False Creek North Official Development Plan (FCN ODP), generally as presented in Appendix B; and
(iv)the recommendation of the Director of Central Area Planning to approve the application, subject to conditions of approval contained in Appendix C;
FURTHER THAT the application by Architectura (Waisman Dewar Grout Carter Inc.) to amend the Sign By-law to establish regulations for this CD-1 in accordance with Schedule "B" (DD) also be referred to Public Hearing along with the recommendation of the Director of Central Area Planning to approve the application;
AND FURTHER THAT the Director of Legal Services be instructed to prepare the necessary by-laws for consideration at Public Hearing.
B.THAT Council adopt Recommendation A on the following conditions:
(i)THAT the passage of the above resolution creates no legal rights for the applicant or any other person, or obligation on the part of the City; anyexpenditure of funds or incurring of costs is at the risk of the person making the expenditure or incurring the cost;
(ii)THAT any approval that may be granted following the Public Hearing shall not obligate the City to enact a by-law rezoning the property, and any costs incurred in fulfilling requirements imposed as a condition of rezoning are at the risk of the property owner; and
(iii)THAT the City and all its officials, including the Approving Officer, shall not in any way be limited or directed in the exercise of their authority or discretion, regardless of when they are called upon to exercise such authority or discretion.
GENERAL MANAGER'S COMMENTS
The General Manager of Community Services RECOMMENDS approval of A and B.
COUNCIL POLICY
Council approved the False Creek North Official Development Plan (FCN ODP) on April 10, 1990. Among other things it stated:
-"Section 5.7: *Area 6(b) (Plaza of Nations Complex)
The Plaza of Nations Complex consists of three commercial buildings around a partially covered plaza area. It is intended that the buildings remain and be used for commercial purposes. A family sports and entertainment centre may be permitted within an existing building. Public access is to be provided and guaranteed through the site at all times unless Council approves otherwise for special events. The performance space within the plaza is to be made available for events on a commercial basis. It is intended that the development of this site remain generally as built, as of April 10, 1990, with the exception of a hotel as discussed in Section 3.2.3.
-Section 3.2.3 Hotel
Hotels may be permitted generally as illustrated on Figure 3. The size and configuration of hotels shall be determined at the sub-area zoning stage."
-On October 24, 1991, Council approved the report, Waterfront Pedestrian/Bicycle Route Concepts Plan - Bayshore, Marathon and False Creek North Developments, and requested that staff report back on the detailed design of the waterfront pedestrian/bicycle system through False Creek North prior to any developmentpermit approval in a waterfront sub-area. Also on October 24, 1991, Council approved the report, Conceptual Shoreline Designs - Coal Harbour and False Creek North, which describes a concept for the Plaza of Nations shoreline.
-On July 9, 1996, Council enacted CD-1 By-law No. 7592, providing for interim uses and a Family Sports and Entertainment Facility.
- THAT the Director of Central Area Planning, in consultation with appropriate staff and Pacific Place Holdings Ltd., report back on terms of reference and a funding proposal to undertake an urban design study of North East False Creek to reconcile the various needs and patterns of development and circulation as well as soils issues in the area.
Other Council-adopted policies and guidelines are also relevant:
-Public Art Policies and Guidelines, adopted June 23, 1994 and November 22, 1994;
-The Greenways Plan, adopted July 18, 1995.
PURPOSE AND SUMMARY
This report assesses an application to amend the existing CD-1 for 750 Pacific Boulevard (Plaza of Nations).
The primary focus of these changes is to provide for the addition of a 29-storey, 600-room hotel to be developed above the existing easterly wing of the Plaza. Included is a 3-storey addition at the east end for hotel restaurant and amenity spaces, and underground parking for 240 cars. Other components include a public ferry dock, additional marina berths and designation of public walkways, bicycle ways and a tramway through and around the site. The BC Enterprise Hall will be reused as a hotel/conference facility.
The False Creek North Official Development Plan allows for the addition of hotel use up to 27,871 m² (300,000 sq. ft.) on this site.
Staff support the overall application with recommended modifications to certain important aspects, and recommend that it be referred to Public Hearing.
(FIGURE 1 ON FILE IN THE CLERK'S OFFICE)
DISCUSSION
Land Use:
The application proposes to add to this site 27,871 m² (300,000 sq. ft.) of hotel and ancillary use. This additional area is permitted in the FCN ODP on this site. The application is also being used by staff to bring forward changes already approved by Council in April 1995 including the Family Sports and Entertainment Centre which is the only permitted permanent use on the site.
The Plaza of Nations will continue to act as a multi-use entertainment, office and retail complex, with the new hotel and its related activities providing a lengthened day-time and night-time use cycle. The proposed draft CD-1 By-law (Appendix A) acknowledges existing uses as well as other uses considered to be consistent with the FCN ODP and with the continued viability of the Plaza of Nations itself. Table 1 in the draft CD-1 By-law establishes broad limits for specified uses (hotel, halls, casino-class 1, theatres, clubs, retail, office and production studios) to ensure that a variety of activities occur on the site, and to maintain a high level of public and pedestrian interest in the complex. These uses were previously supported by Council as part of an earlier Director of Planning zoning initiative which was never completed.
Density
The FCN ODP permits 27 871 m² (300,000 sq. ft.) to be added to this site. The applicant is requesting an additional 1 021 m² (10,990 sq. ft.) which primarily allows for exterior space in the form of some deck and architectural features to match the features on the existing buildings. Staff support this request.
Staff also recommend additional density of 6 000 m² (64,586 sq. ft.). This is to allow for the potential of a small new commercial building (3-4 storeys) in place of the existing westerly surface parking which will be relocated underground. The rationale is that even with the recommended removal of the surface parking lot this area presents a weak urban edge to Pacific Boulevard primarily because of the angle of the existing Plaza buildings and the lack of visible functions to animate the street. The design of this extra density would occur at a future development application stage and may, or may not, be fully achievable. It is important to note that this concept was not anticipated in the FCN ODP and was generated by staff to achieve the public purpose of improving the street form and experience of Pacific Boulevard. The applicant is in agreement to proceed as recommended.
Form of Development:
The proposed hotel is 29 storeys high (95.5 m. or 313 ft.) in a slab block form located on top of the existing easterly Plaza building adjacent to Pacific Boulevard.
Twelve potential hotel tower locations were evaluated against public and owner criteria which included, among others: sun/shadow on open space and surrounding sites; public and private views to the site; adjacent uses; vehicular access; overall built form relationships; hotel operations; and construction costs. Overall, the proposed hotel location was considered superior in meeting public and owner criteria.
There is one significant concern with the location of the hotel tower. The unzoned easterly lands adjacent to the Plaza (FCN ODP Area 6C) are proposed to accommodate approximately 136 non-market, family and non-family dwelling units. The adjacency issues are:
·the proposed hotel will overshadow the non-market site;
·the proposed hotel loading and service functions will generate significant noise and activity for the non-market site; and
·the 29-storey scale of the hotel dominates the conceptual 6-storey scale of the non-market residential buildings.
Planning, in consultation with the Housing Centre and Pacific Place (formerly Concord), the owners of Area 6C, have been proceeding on the basis that Area 6C would benefit from being replanned. The other concern with Area 6C is that there is a significant Provincial soil contamination problem that may demand a planning review of the area. Therefore, staff will be reporting back to Council on Area 6C.
Assuming that the adjacency issues between the proposed hotel and Area 6C can be resolved Pacific Place (formerly Concord) does not oppose the rezoning (see Appendix G1).
Pedestrian and Bicycle Routes:
Currently there are no well defined pedestrian or bicycle routes through the Plaza site. This causes conflicts between the public wishing to pass through the site on the seaside route and people wishing to use the existing and proposed facilities of the Plaza.
The FCN ODP, 1990 (see Figs. 9B and 9C, Appendix F) and the Waterfront Pedestrian/Bicycle Route Concept Plan 1991 (see Fig. 10 Appendix F) did not define specific routes through the Plaza. Staff have reviewed concept plans and specific options (see Appendix F) taking into account the new proposed hotel and other functions, and preserving the best public objectives and features of the ODP and Waterfront routes. Staff recommend the option in Figure 2 below.
(FIGURE 2 ON FILE IN THE CLERK'S OFFICE)
This option provides the primary pedestrian route through the plaza in the same manner as the FCN ODP and also aligns the bicycles along the same route rather than being routed along Pacific Boulevard. In addition there is a floating walkway around the prow of the BC Enterprise Hall. This plan has seven main advantages;
·it maintains the BC Enterprise Hall’s Expo ‘86 architectural legacy by not building fixed pedestrian and bicycle routes onto the front of the building’s prow;
·it provides a short, approximately 4.57 m (15 ft.) wide floating walkway as a secondary pedestrian route around the BC Enterprise Hall prow providing a close association with the water and yet being sensitive to the strength of the prow. This is supported by the Blueways group;
·it does not substantially increase water coverage by building a wide and costly pedestrian/bicycle route around the BC Enterprise Hall;
·it encourages the activity, viability and animation of the central plaza;
·it meets the main pedestrian and bicycle desire lines through the plaza area;
·it provides a choice of bicycle routes which can accommodate both central plaza event and occasional event times when the plaza will be closed to bicycles. This concept is supported by the Bicycle Committee. Engineering Services will be responsible for the closures of the Bikeways/walkways; and
·it provides a secondary bike route along Pacific Boulevard that can be utilized on the rare occasions when the plaza is closed, although noting that this route passes across the major hotel and Plaza arrival and loading area and will not meet normal route standards.
The bicycle and pedestrian standard pathway widths through the plaza will be defined by a right-of-way agreement and can be defined by appropriate surface treatment and edge detailing similar to other areas of the FCN ODP.
Staff believe that, while a continuous waterfront walkway/bicycle route has not been fully achieved, the circumstances are different for this project. Because there are existing buildings that should be treated with respect and there are other substantial areas and facilities being secured for the public use, such as the Central Performance Space and ceremonial boat dock, staff believe this option meets public access and circulation objectives.
The applicant (see section G11 of Appendix G for Applicant Comments) disagrees with these routes and recommends that the status quo remain. That is, the pedestrians and bicyclists should continue to go through the plaza along undefined routes with a secondary bicycle route around the north of the Plaza on Pacific Boulevard.
Staff’s main concerns with the applicant’s routes are:
·the primary pedestrian route deviates from Councils’s preferred choice of walkways having a direct relationship with the water edge by going around the north side of the performance space;
·the pedestrian and bicycle conflicts will increase as movement through the Plaza increases if the routes are not carefully designated; and
·there would be safety concerns for bicyclists crossing four potentially congested driveways along the Plaza’s Pacific Boulevard frontage with westbound bicyclists moving counterflow to the eastbound Boulevard generating safety concerns.
Central Plaza Performance Space:
The FCN ODP states that "the performance space within the plaza is to be made available for events on a commercial basis". Staff are recommending that the performance space area (see Fig.2 ), functions and conditions under which it is to be used be secured through legal agreements.
The Plaza of Nations was built as part of the legacy infrastructure of EXPO 86. During the fair, it functioned as the "heart" of EXPO, used for national day celebrations and as a major performance venue. Since EXPO, the venue has continued to be used as a major civic gathering place. It is the only covered outdoor performance venue in the City. Each year thousands of Vancouver residents and tourists are attracted to festivals and special events such as the Dragon Boat Festival, the Aboriginal Cultural Festival, Chinese New Years’ celebrations and Music West. Current renters are a mix of commercial and non-profit users.
The intent of the staff recommendation is to secure the physical space for ongoing commercial use as committed by the applicant, as well as to provide for a modest level of community access on an ongoing basis. The recommendations also ensure that the facility operates successfully into the future. This includes securing access around the performance area for circulation and servicing and securing access through the hotel for loading, dressing rooms, public washrooms and support services. Without secured access to these ancillary areas, the plaza cannot function effectively. Requiring the infrastructure be maintained over time ensures that the benefits will be maintained for future audiences.
The principal staff recommendations include:
·an additional area outside the performance space be included to support the performance area and appropriately dimensioned public circulation and access within and through the hotel building should be secured to ensure adequate loading, storage and stage support;
·the owner be required to provide and maintain the necessary seating, staging, rigging, sound and lighting systems (performance equipment) necessary to support staged performances;
·the owner be required to make the performance space, performance equipment and ancillary support areas available at no cost to Vancouver non-profit social service, community and cultural organizations for a minimum of three days per month;
·the City has the right to request the performance space for additional times but will pay the Plaza owners on an agreed-to commercial basis; and
·the owner require approval from the City to close the performance space for a private function.
The applicant does not agree to any of the recommended requirements covering the performance space functions stating that they severely impact the financial viability of their operation. They also submit they currently support a wide range of cultural and charitable events with appropriate reductions in rental fees for their premises.
Staff note that the recommendations with respect to the performance space support the commercial activities in ensuring a functional and viable venue. The proposed community use, at 3 days per month, represents at maximum 10% of the available use and staff believe it is not unreasonable. The current non-profit users have expressed serious concerns with respect to their current rental rates which are relatively high and preclude access by many non-profit organizations.
Marine Terminal:
There is an existing floating dock in front of the central plaza currently designated as a temporary marine terminal use. The FCN ODP did not anticipate a private marine use in this location. The applicant proposes to use this as a permanent marine terminal. This would result in large charter boats being berthed. Large charter boats block views of the water from the main public areas of the plaza and also present a commercial, non-publicly accessible edge to what should be a public edge. Staff believe the dock needs to act as an extension of the public central plaza and be a ceremonial water arrival and departure point, including public ferries. The applicant proposes that there be a separate public ferry dock at the westerly edge of the site. Staff consider that a central location adjacent to the public functions of the central plaza is more appropriate for the ferry dock. Therefore, staff recommend that this dock should be shared by public ferries and charter boats although the charter boats shall only use the dock for the loading and unloading of passengers and not be permitted to berth for periods longer than 24 hours.
The applicant objects to the marine terminal dock having a public use function citing the economic impact it will have on their present operations.
Future Tram and Overpasses
A road dedication or right-of-way is required to accommodate the future tram and tram station along Pacific Boulevard (see Appendix E, 2 of 8 for right-of-way plan, and section G2 of Appendix G for Engineering description). A right-of-way, rather than a road dedication, will be selected if it is deemed appropriate by the City Manager due to soil contamination levels.
In order to accommodate the future tram, the two existing sets of stairs and ramps, which connect the two overpasses to the south side of Pacific Boulevard, will have to be relocated to the Plaza of Nations site, south of the above right-of-way. This work will still be required even if the tram tracks will be located in the middle of Pacific Boulevard in order to maintain the current road width for safe traffic flow and pedestrian movement.
A design study is required to ensure the new stairs and ramps will maintain or improve the present pedestrian access to the BC Place Stadium. The applicant must obtain approval from the BC Pavilion Corporation, in the form of legal agreements, to do the above work. The applicant will be responsible for the cost of conducting this design study and any required relocation of the stairs and ramps.
The owner agrees with the concept of providing the tram right-of-way but disagrees with bearing any of the cost of changes to the overpasses noting that they do not own the overpasses.
Parking
The current Council-approved parking requirement for this site, excluding the Casino, is 428 stalls rather than 1,270 stalls required by the Parking By-Law Standards (only 409 are now provided on-site). The rationale for this reduced parking arrangement was this site could utilize surface parking stalls in nearby vacant sites at that time. The current Casino use has a separate temporary off-site parking requirement of 56 spaces in an arrangement that will expire in April 1998.
The existing By-law requirement for the proposed development would be 1,699 parking spaces. This standard is based on a stand alone development located outside of the downtown area.
Staff recommend a reduced parking standard of 895 spaces. This is in keeping with the reduced standard set for the existing development and, more importantly, reflects standards for the Central Area. In the downtown, and other adjacent areas, reduced office and commercial use parking standards are applied that recognize the greater service and convenience of transit. In addition, standards are reduced for high demand evening uses such as theatres, clubs and meeting spaces because the parking demand in the evenings can be satisfied in adjacent under-used office parking facilities. The detailed requirements are shown in section D6 of appendix D.
The applicant has a concern. Because of the extremely poor soil conditions and high water table on this site the applicant cannot fully meet the parking requirements. The maximum the applicant can accommodate on the site is 807 spaces. The total requirement is 895 spaces. This results in a shortfall of 88 spaces. The applicant has requested that this shortfall be met by a parking contribution equivalent to the pay-in-lieu amount of $13,300 per parking space for any shortfall, to be determined at the development permit stage. It may be reasonable for Council to consider payment to accommodate the applicant’s request. A condition of this rezoning is that the applicant enter into an agreement to contribute a payment in lieu of the required extra parking.
CONCLUSION
Summary of Applicant’s Issues: There are six main issues which have not been successfully resolved with the applicant.
·Pedestrian-Bicycle Routes: The applicant recommends the status quo be maintained with the primary pedestrian-bicycle route to be beside the Plaza retail edge, north of the central plaza performance space, and considers it unnecessary to provide a floating walkway around the prow of the BC Enterprise Hall. Staff note that this would not meet previous Council policy, continue the existing pedestrian-bicycle conflicts, not secure a dedicated critical link in the False Creek pedestrian-bicycle waterfront route, and not provide close contact with the water for pedestrians;
·Central Plaza Performance Space: The applicant does not agree to any of the recommended requirements covering the performance space functions saying that it impacts the financial viability of its operation. The intent of staff is to secure this major civic gathering place for ongoing commercial use as committed by the applicant, as well as to provide for a modest level of community access on an ongoing basis;
·Marine Terminal: The applicant objects to the marine terminal dock having public uses saying that it impacts the financial viability of the applicant’s operation. Staff note that having a marine terminal dock in this location would not meet the FCN ODP and would not fulfill important public water access functions. The applicant also propose a ferry dock at the westerly edge of the site. As the dock is central to the plaza area, staff believe it should operate as both a public ferry dock and a dock for charter boat arrival and departure but not for permanent moorage.
·Overpasses: The owner disagrees with bearing any of the cost of changes to the existing overpasses that link the Plaza to BC Place Stadium noting that they do not own the overpasses. Staff note that pedestrian access to the BC Place Stadium will benefit the uses of the proposed hotel, especially if the design of the new stairs and ramps are integrated with the hotel design;
·Parking: The applicant cannot meet the staff recommended parking requirement of 895 spaces for the full development and has proposed that he be allowed to make a parking contribution for any shortfall at the development permit stage. Staff are prepared to accept this proposal provided it is secured by legal agreement.
·Public Art: The applicant considers they have already contributed to public art through the Expo legacy of retaining the existing buildings and should not be required to provide any public art money. Staff note that Council policy is that public art contributions apply to rezoning of 15 000 m² (161,463 sq. ft.) or greater. Also the FCN ODP policy statement requires public art. Staff do not support the retention of buildings as a substitute for public art and further note that the public art contribution applies only to the incremental density of the new FSR and not the existing buildings. The new area proposed in the Plaza rezoning, on which the public art money will be calculated, is almost twice the minimum area to contribute to public art and would therefore be customarily required.
(See Section G11 of Appendix G for Applicant Comments)
Staff support the proposed rezoning and form of development of the hotel tower at 750 Pacific Boulevard for the following public benefits and technical reasons.
Public Benefits:
·the hotel significantly increases the potential number of people in the Plaza over extended times of day, thereby bringing the area to life and enhancing the safety and security of the public spaces;
·it secures defined pedestrian and bicycle routes through the Plaza of Nations site;
·it secures a major public plaza with a community use agreement for non-profit social services, community and cultural organizations to use it at no cost;
·it secures a public ferry and ceremonial arrival/ departure dock;
·it potentially accommodates an important future tram stop; and
·it improves the overall urban design quality of the Plaza of Nations site by such things as improved landscaping and elimination of surface parking prior to any development.
Technical Reasons:
·the hotel use and floor area was anticipated in the FCN ODP; and
·it confirms the future of the Plaza of Nations development which has been proceeding on a interim basis for some time.
Staff recommend that the application be referred to a Public Hearing with a recommendation from the Director of Central Area Planning that it be approved, subject to draft CD-1 By-law provisions generally as shown in Appendix A and to proposed conditions of approval presented in Appendix B.
* * * *
Table of Contents for Appendices
Appendix A: Draft CD-1 amending By-Law
Appendix B: Proposed FCN ODP Amendments:
Appendix C: Proposed Conditions of Approval
Appendix D: Additional Information
D1 Site
D2 Surrounding Development
D3 Background
D4 Shoreline Treatment
D5 Proposed Development
D6 Density and Parking Analysis
D7 Marina
D8 Soils
D9 Liquor Licencing
D10 Social and Environmental Implications
D11 Public Art
D12 Daycare
D13 CAC’s
D14 Sign Bylaw
Appendix E: Form of Development
Appendix F: Pedestrian and Bicycle Routes - Options
Appendix G: Comments from the Public, Reviewing Agencies and the Applicant
G1 Public and Other Input
G2 General Manager of Engineering Services Comments
G3 Health Department Comments
G4 Housing Centre Comments
G5 Social Planning Comments
G6 Police Department Comments
G7 Fire Dept Comments
G8 Urban Design Panel
G9 Blueways Group
G10 Bicycle Advisory Committee
G11 Applicant’s Comments
Appendix H: Applicant, Property, and Development Proposal Information
APPENDIX A
PAGE 1 OF 2
Draft CD-1 Amending By-Law
Proposed Text Amendments to CD-1 (349) By-law No. 7592 For
750 - 770 Pacific Boulevard South
(Plaza of Nations)
Section 2 (Uses): Fully replace with the following:
a. Casino - Class 1
b.Child Day Care Facility;
c.Cultural and Recreational Uses, but not including Riding Ring, Stadium or Arena, and Zoo or Botanical Garden;
d.Marine Terminal or Berth, but not including stevedoring, salvaging, dredging or diving;
e.Office Uses;
f.Parking Uses;
g.Public Authority Use;
h. Radio communication Station;
i.Retail Uses, but not including Gasoline Station Full Serve, Gasoline Station - Split Island, and Vehicle Dealer;
j.Service Uses, - but not including Animal Clinic, Bed and Breakfast Accommodation, Body-rub Parlor, Drive-through Service, Funeral Home, Laboratory, Laundry or Cleaning Plant, Motor Vehicle Repair Shop, Repair Shop - Class A, Restaurant -Drive-in, and Sign Painting Shop;
k.Family Sports and Entertainment Centre, which means premises where simulated sports and associated circulation space occupy the majority of floor area.
l. Accessory Uses customarily ancillary to the above uses,
m.Any other use which is not specifically listed above but which the Director of Planning or the Development Permit Board considers comparable in nature to the uses listed above.
APPENDIX A
PAGE 2 OF 2
Section 4 (Floor Area and Density): Replace existing sections 4 with the following:
4.1Change from existing "as-built" to the following:
"The total floor area shall not exceed 63 137 m2 (679,623 sq.ft.)."
4.2Delete existing section and table 1 and substitute as follows:
"Subject to Section 4.1, the total floor area for a use listed in table 1 shall not exceed the totals set opposite such use, and not limited by this section 4.2."
TABLE 1
USE
MAXIMUM FLOOR AREA
Halls, Casino - Class 1, Theatres and Clubs
17, 500 m2
Hotel
32, 100 m2
Office and Retail Uses
18, 300 m2
Production and Rehearsal Studios
4,000 m2
Section 5 ( Height)
Add new section on height:
"The maximum height shall be measured at City datum elevation 95.5 m2 (313 ft.)."
Parking (CD-1 By-law)
Replace existing 5.1 and re-number as Section 6 with the following:
6.1A minimum of 807 spaces must be provided and maintained in accordance with the applicable provisions of the Parking By-law.
APPENDIX B
PAGE 1 OF 2
Proposed FCN ODP Amendments For:
750-770 Pacific Boulevard South
(Plaza of Nations)
Schedule A to By-law No. 6650 would be amended generally as follows, with struck-out text to be deleted, italic text to be added:
3.2.2 Office [Last Paragraph]
Giving consideration to the densities permitted in nearby commercial areas, up to a maximum of 152 790 square metres of office and street- or pedestrian-orientated retail and service uses may be permitted, generally distributed as shown on Figure 5. Offices existing in the Stadium
and Plaza of Nations complexes as of April 10, 1990complex as of April 10, 1990, and in the Plaza of Nations complex, are permitted but their area shall be excluded from the maximum amount of permitted office use.3.2.3 Hotel
Hotels may be permitted generally as illustrated on Figure 3. The size and configuration of hotels shall be determined at the sub-area zoning stage or, in the case of the Plaza of Nations site, through appropriate sub-area zoning amendments.
3.2.4 Retail and Service [Second Paragraph]
To accomplish the above intentions, the maximum amount of retail and service uses permitted outside of the areas designated as office on Figure 5 is 61 040 square metres. Of this total, the maximum amount of retail uses permitted is 36 420 square metres. Retail uses existing in the Stadium
and Plaza of Nations complexesas of April 10, 1990complex as of April 10, 1990, and in the Plaza of Nations complex, are permitted but their area shall be excluded from the maximum amount of permitted retail use.5.7 Area 6(b) (Plaza of Nations Complex)
The Plaza of Nations complex consists of three commercial buildings around a partially covered plaza area. It is intended that the buildings remain and be used for commercial purposes. Public access is to be provided and guaranteed through the site at all times unless
Councilthe City Engineer approves otherwise for special events. The performance space within the plaza is made available for events on a commercial basis. It is intended that the development of this site remain generally as built, as of April 10, 1990, with theexceptionaddition of a hotel as discussed in Section 3.2.3. and an office/retail building.APPENDIX B
PAGE 2 OF 2
Schedule A to By-law No. 6650 would be further amended by adjusting diagrams labelled "FIGURE 3 LAND USE" AND "FIGURE 5 OFFICE DEVELOPMENT" to reflect the above amendments. Also FIGURE 9B MOVEMENT and 9C MOVEMENT to reflect other changes.
APPENDIX C
PAGE 1 OF 10
750 Pacific Boulevard
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 Public Hearing.
FORM OF
DEVELOPMENT(a)THAT the proposed form of development be approved by Council in principle, generally as prepared by Architectura Waisman Dewar Grout Carter Inc. and stamped "Received, City of Vancouver Planning Department, April 1, 1997, providing that the Development Permit Board may allow alterations to this form of development when approving the detailed scheme of development as outlined in (b) below;
DESIGN(b)THAT, prior to the final approval by Council of the form of development, the applicant shall obtain approval of a development application by the Director of Planning who shall have particular regard to the following:
(i)design development to the hotel form and facades to improve their visual character;
(ii)design development to the hotel and Plaza arrival and entrance area that improves it’s prominence and quality and allows for the safe functional relationship of pedestrian movement with the required bicycle, car, public and tour bus, taxi accommodation and the future tram route and station;
(iii)design development to the central performance space edge that defines appropriate dimensions from adjacent functions and activities when the performance space is to be closed off and an appropriate fence/barrier system;
(iv)design development to provide a pedestrian and bicycle route through, and around, the plaza that, among other things, accommodates the special events programming for the Plaza of Nations and to provide the necessary special signage and surface treatments to minimize any potential conflicts especially during heavy use;
APPENDIX C
PAGE 2 OF 10
(v)design development to eliminate, prior to occupancy of the hotel, the westerly and easterly surface parking with a landscape concept and treatment that reinforces the relationship with Pacific Boulevard and the adjacent buildings;
(vi)design development to the loading and garbage facilities on the easterly side of the new hotel to ensure, among other things, there is appropriate acoustical and visual screening from the adjacent site and provide adequate garbage and storage facilities for the BC Enterprise Hall and main buildings A and B;
(vii)design development to define the exterior terrace area to Mavericks Restaurant;
(viii)design development to the marine terminal dock located in front of the central plaza to accommodate a ceremonial and public arrival/ departure facility, and provide some private marina uses, in conjunction with providing a public ferry dock;
(ix)design development to provide marina storage and garbage facilities;
(x)design development to eliminate the proposed tidal pool to the east side of the BC Enterprise Hall;
LANDSCAPING(xi)THAT the applicant submit an Arborist's report on the type and condition of trees exceeding 20 cm in diameter, noting any trees recommended for removal and a maintenance program for those trees to be retained or replaced;
(NOTE TO APPLICANT: many of the maple trees under the canopy in the main plaza are showing signs of decline and might require special maintenance measures to retain them in the longer term.)
APPENDIX C
PAGE 3 OF 10
(xii)THAT a Landscape Plan be submitted that shows the following:
A.the restoration of the planting beds including shrubs and ground cover.
(NOTE TO APPLICANT: a number of the planting beds show pedestrian damage and decline especially in the planting beds at the entry and the "forested areas" on the property.)
B.the restoration of the paving in areas where there has been excessive settling, overuse or damage; and
(NOTE TO APPLICANT: this is evident, for example, in one area of the eastern entrance to the Plaza)
SURFACE
PARKING LOT
TREATMENT (xiii)THAT the applicant improve the western parking lot by the "SCORE" facility to create an improved "front door to the development". This could be attained by, among other things :
A.a planting strip along Pacific Boulevard with select visual breaks to view building signage;
B.the introduction of an active recreational component, such as a climbing wall or basketball court, to reflect the interior use and add pedestrian activity to the front of the building;
CRIME PREVENTION
THROUGH
ENVIRONMENTAL
DESIGN
(CPTED) (xiv)design development to improve surveillance of the surrounding streets and reduce opportunities for graffiti on blank exposed walls by encouraging increased window area and articulated surfaces carried down to the sidewalk level;
(xv)design development to reduce opportunities for theft in the underground parking; and
APPENDIX C
PAGE 4 OF 10
(Note to Applicant: This can be achieved by providing full separation of commercial and hotel users including separate secured parking, elevator use and stair use and by providing a comprehensive security plan for the parking areas.)
AGREEMENTS(c)That prior to the enactment of the proposed CD-1 text amendment the owner shall, at no cost to the City:
SHORELINE AND
WALKWAY/BIKEWAY
WORKS (i)Execute agreements, satisfactory to the City Engineer and the Director of Legal Services, obligating the property owner to design and construct, at no cost to the City, the shoreline works, including a waterfront pedestrian "floating walkway" system, and a Pedestrian and Bicycle Route through the Plaza of Nations site, (collectively called "Shoreline and Walkway/Bikeway Works) to the satisfaction of the City Engineer. This agreement will include provisions that:
A.no Development Permit in respect of any improvements to be constructed on the subject site pursuant to this rezoning shall be issued until the design of the Shoreline and Walkway/Bikeway Works is completed to the satisfaction of the City Engineer;
B.the design of the Shoreline and Walkway/Bikeway Works will be completed to the satisfaction of the City Engineer prior to tendering for the construction of these works, or the commencement of construction of the Shoreline and Walkway/Bikeway Works if the property owner decides not to tender the construction;
C.no occupancy of any buildings or improvements constructed pursuant to this rezoning, other than existing buildings, shall be permitted until the Shoreline and Walkway/Bikeway Works are completed to the satisfaction of the City Engineer;
APPENDIX C
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D.the property owner shall grant requisite ownership rights to the City by right-of-way, over lands containing the Shoreline and Walkway/Bikeway Works and shall grant access thereto, all to the satisfaction of the City Engineer and the Director of Legal Services and at no cost to the City;
E.the property owner shall obtain all necessary approvals and permits under the Navigable Waters Protection Act (Canada) and any ocean dumping permits which may be required by Federal authorities;
F.the property owner shall assure access to, and support of, the Shoreline Works from both the uplands and the water lots, and shall grant rights-of-way therefor as required by the City Engineer, including a blanket right-of-way over the water lots for access to the Shoreline Works for maintenance and repair purposes, all at no cost to the City;
G.the water lots shall be maintained, to the satisfaction of the City Engineer, in such a manner as to preserve the amenity value inherent in the Shoreline Works; further, the water lots are to remain unfilled and undeveloped generally in accordance with the report on Conceptual Shoreline Designs - Coal Harbour and False Creek adopted by Council on October 24, 1991;
H.in any event, the Shoreline Works shall be completed to the satisfaction of the City Engineer prior to 5 years from the date of enactment of this rezoning.
ALTERNATE PEDESTRIAN
AND BICYCLE ROUTE
(ii)Execute an agreement, satisfactory to the City Engineer and the Director of Legal Services, obligating the property owner to design and construct (at no cost to the City) an alternate public pedestrian and bicycle route (the "Alternate Pedestrian and Bicycle Route") around the Plaza of Nations site for events which require blocking off access through the Plaza of Nations site.
APPENDIX C
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MAINTENANCE OF SHORELINE
AND WALKWAY/BIKEWAY
(iii)Execute an agreement, satisfactory to the City Engineer and the Director of Legal Services, obligating the property owner, at no cost to the City, to maintain, repair and reconstruct the Shoreline and Walkway/Bikeway Works and Alternate Pedestrian and Bicycle Route.
FUTURE
TRAM (iv)Execute an agreement, satisfactory to the City Engineer and the Director of Legal Services for the property owner to grant, at no cost to the City, all requisite ownership rights to the City by dedication of lands, or suitable ROW, as determined by the City Manager, to accommodate the future tram alignment.
DOCK (v)Execute an agreement drawn to the satisfaction of the City Engineer and Director of Legal Services to provide for a ferry dock on the waterlot at a location satisfactory to the City Manager, with public access secured over the uplands, waterlot, and the ferry dock facility, all at no cost to the City; utilities that cross or run through the Shoreline Works will be subject to approval by the City Engineer; the agreement to also restrict commercial and private usage of the dock to the satisfaction of the City Manager.
SOILS
REMEDIATION (vi) The property owner shall, at no cost to the City:
A.obtain and submit to the City copies of all soils studies and a consequential Remediation Plan, approved by the Ministry of Environment; enter into or cause to be entered into by the Province of British Columbia, agreements satisfactory to the Director of Legal Services, providing for the remediation of any contaminated soils on the 750 Pacific Boulevard site in accordance with a Remediation Plan approved by the Ministry of Environment and acceptable to the City, providing security satisfactory to the Director of Legal Services for the completion of remediation and indemnifying the City and the Approving Officer against any liability or costs which may be incurred as a result of the presence of contaminated soils on the site;
APPENDIX C
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B.submit to the city a remediation plan for any newly dedicated streets and utility rights-of-way required to serve the subject site, including utility construction plans compatible with the accepted remediation plan; together with any agreements deemed necessary by the City Engineer providing for the construction and installation of remedial works, including monitoring
systems for, among other things, water discharges and groundwater flows; and any other remedial works or systems required by the City Engineer, all to the satisfaction of the City Engineer and the Director of Legal Services;
SOILS
INDEMNITY (vii)Execute an Indemnity Agreement, satisfactory to the Director of Legal Services, providing for security to the satisfaction of the Director of Legal Services, protecting the City and the Approving Officer from all liability or damages arising out of or related to the presence of contaminated soils on the lands comprising the subject site, howsoever occurring, arising during the period commencing immediately following the public Hearing until such time as the Ministry of Environment issues:
A.Confirmations of Compliance in the form appended to the Certificate of Remedial Process issued by the Ministry of Environment on September 7, 1990, certifying that the subject site, including all roads, utility corridors, open spaces and parks contained therein, have been remediated to Provincial Standards as defined in the Confirmation of Compliance relating to soil contamination arising prior to 1989; and
B.confirmation that operative provisions of the Waste Management Act, including Certificates of Compliance certifying that the subject site, including all roads, utility corridors, open spaces and parks contained therein have been remediated to Provincial standards as identified in the Certificates of Compliance relating to soil contamination arising after 1988.
APPENDIX C
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PEDESTRIAN
OVERPASSES (viii)Execute agreements, satisfactory to the City Engineer and the Director of Legal Services, obligating the property owner, at no cost to the City, to undertake studies concerning the design and reconstruction of the two existing sets of stairs and ramps. These agreements will include, but not be limited to, provisions for rights of public access, construction timing and security provisions and provide that:
A.no Development Permit in respect of any improvements to be constructed on the subject site pursuant to this rezoning shall be issued until the design of the Pedestrian Overpasses works is completed to the satisfaction of the City Engineer;
B.the design of the Pedestrian Overpasses works will be completed to the satisfaction of the City Engineer prior to tendering for the construction of these works, or the commencement of construction of the Pedestrian Overpasses works if the property owner decides not to tender the construction;
C.no occupancy of any buildings or improvements constructed pursuant to this rezoning shall be permitted until the Pedestrian Overpasses works are completed to the satisfaction of the City Engineer;
D.the owner shall cause all owners of proprietary interests touching or concerning the pedestrian overpasses to concur with any design and reconstruction of the overpasses, at no cost to the City.
SERVICES
AGREEMENT (ix)Execute an agreement, to the satisfaction of the City Engineer and the Director of Legal Services, to provide rights-of-way to accommodate all City underground utility mains and fire hydrants and to ensure the sidewalk areas are maintained as an Expo legacy area (as per Council approval on April 10, 1990), False Creek Public Realm.
APPENDIX C
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SITE ACCESS/
DROP OFF (x)Execute an agreement, satisfactory to the City Engineer and Director of Legal Services, to complete a traffic study dealing with the Plaza arrival and hotel entrance areas to ensure all users are accommodated safely, including without limitation,pedestrians, bicycle, cars, buses and future tram services.
PERFORMANCE
SPACE (xi)That, prior to the enactment of the CD-1 By-law, the registered owner shall, at no cost to the City:
A.Execute an agreement, satisfactory to the City Manager and Director of Legal Services which will ensure the availability of the Plaza area performance space and the provision of ancillary support areas and performance equipment related to the use of these areas (all of the foregoing being called the "Performance Facilities"), for both commercial
users, and non-profit organizations; the use of the Performance Facilities by non-profit organizations (which would include social service, community and cultural organizations) shall be at no cost to the organizations or the City and be available for no fewer than 3 days per month, which would include a balance of weekday, weekend and evening hours, and include a process for advertising and booking the performance space;
B.Execute an agreement to grant public rights-of-way satisfactory to the City Manager and City Engineer, over such portions of the Plaza of Nations site that the City determines are necessary and related to the public use of thePerformance Facilities.
PUBLIC ART (xii)Execute an agreement, satisfactory to the City Manager and Director of Legal Services, for the provision of public art in accordance with the City’s Public Art policy, but which shall not apply to existing buildings, such agreement to provide for security in a form and amount satisfactory to the aforesaid mentioned officials;
APPENDIX C
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FLOODPLAIN (xiii)Execute a floodplain covenant, satisfactory to the Director of Legal Services and the City Building Inspector and, if necessary, the Ministry of Environment relating to construction of improvements on the lands.
OUTFALLS (xiv)Execute an agreement satisfactory to the Director of Legal Services and the City Engineer permitting the depositing of deleterious material from sewer outfalls onto the Plaza of Nations lands (waterlot and uplands).
PARKING (xv)Execute an agreement satisfactory to the City Engineer and the Director of Legal Services permitting the applicant to pay an amount per space in lieu of the required parking. The required number of parking stalls shall be determined in accordance with the principles set out in Appendix D hereof and approved by the City Engineer. The amount to be paid per space shall be approved by City Council.
Where the Director of Legal Services deems appropriate, the preceding agreements are to be drawn, not only as personal covenants of the property owner, but also as Covenants pursuant to Section 219 of the Land Title Act.
The preceding agreements are to be registered in the appropriate Land Title Office, with priority over such other liens, charges and encumbrances affecting the subject site as is considered advisable by the Director of Legal Services, and otherwise to the satisfaction of the Director of Legal Services prior to enactment of the by-law; provided however the Director of Legal Services may, in her sole discretion and on terms she considers advisable, accept tendering of the preceding agreements for registration in the appropriate Land Title Office, to the satisfaction of the Director of Legal Services, prior to enactment of the by-law.
The preceding agreements shall provide security to the City including, without limitation, indemnities, warrantees, equitable charges, letters of credit and withholding of permits, as deemed necessary by, and in a form satisfactory to the Director of Legal Services.
APPENDIX D
PAGE 1 OF 11
Additional Information
D1.Site
The site is located on Pacific Boulevard and is approximately 5.3 ha in land and water area. The site accommodates three principal buildings, a major covered plaza and a small marina.
D2.Surrounding Development
Immediately to the northwest of the Plaza is BC Place Stadium. Immediately to the southwest and northeast are undeveloped Pacific Place (formerly Concord) lands, FCN ODP Area 6A and 6C respectively. Area 6A is proposed as a residential neighbourhood with approximately 511 mixed tenure dwelling units. Area 6C is proposed as a mixed tenure residential neighbourhood with retail along the extension of Abbott Street and a marina.
D3.Background
The following Council decisions guided the review of this application:
Council approved the False Creek North Official Development Plan on April 10, 1990. Among other things it stated:
-Section 5.7 "Area 6(b) (Plaza of Nations Complex)
The Plaza of Nations Complex consists of three commercial buildings around a partially covered plaza area. It is intended that the buildings remain and be used for commercial purposes. A family sports and entertainment centre may be permitted within an existing building. Public access is to be provided and guaranteed through the site at all times unless Council approves otherwise for special events. The performance space within the plaza is to be made available for events on a commercial basis. It is intended that the development of this site remain generally as built, as of April 10, 1990, with the exception of a hotel as discussed in Section 3.2.3."
-On October 24, 1991, Council approved the report, Waterfront Pedestrian/Bicycle Route Concept Plan - Bayshore, Marathon and False Creek North Developments, and requested that staff report back on the detailed design of the waterfront pedestrian/bicycle system through False Creek North prior to any development permit approval in a waterfront sub-area. Also on October 24,
APPENDIX D
PAGE 2 OF 11
1991, Council approved the report, Conceptual Shoreline Designs - Coal Harbour and False Creek North, which describes a concept for the Plaza of Nations shoreline.
The Plaza of Nations complex was developed as part of Expo 86, serving as British Columbia Pavilion for the fair. The following chronology overviews significant events since the Fair:
1988Pacific Place (formerly Concord) Pacific purchases property from B.C.E.C.
1990Canadian Metropolitan Properties Corp. (current owner) purchases site from Pacific Place (formerly Concord) Pacific.
1993City and the property owner agree to create a new site-specific zoning which reflects the ODP’s objectives for the site, confirms the existing development and recognizes the existing parking shortfall. The new zoning should provide enough flexibility in permitted uses to ensure the continued vitality of the complex.
March 17, 1995Martin Thompson files application to amend proposed CD-1 for Plaza of Nations site, to add the use term "Family Sports and Entertainment Centre."
March 28, 1995Director of Planning reports to Council on proposed DOP-initiated CD-1 rezoning for Plaza of Nations [to confirm existing uses], in conjunction with proposed Family Sports and Entertainment Centre.
April 27 &
May 16, 1995Public Hearing: City Council approves in principle DOP-initiated CD-1 rezoning, including complete list of uses and regulations.
April 24, 1996Director of Planning reports to Council on hold-up respecting streetcar and recommends proceeding with "interim" CD-1 to allow proposed Family Sports and Entertainment Centre to proceed. Council refers proposed CD-1 to Public Hearing.
APPENDIX D
PAGE 3 OF 11
June 25, 1996Public Hearing; City Council approves in principle 2nd DOP-initiated "interim" CD-1 for Plaza of Nations site.
Rick Scobie writes to Council at Public Hearing, stating that enactment of the initial CD-1 "has been delayed pending resolution of a condition to provide a right-of-way for the proposed False Creek streetcar....If the current proposed rezoning to CD-1 is approved and enacted, it is intended that it be rescinded upon enactment of the earlier rezoning."
July 9, 1996Council enacts CD-1 By-law No. 7592; permits interim uses and Family Sports and Entertainment Centre.
The CD-1 by-law does not have a time limit on the Family Sports and Entertainment Centre. But Council did stipulate that staff should report back on it’s operation after one year from the start of operation which was March 1997. The intention of Council was to determine whether these type of uses should be potentially extended to other areas. Therefore staff will report back on the Family Sports and Entertainment Centre sometime after March 1998. Preliminary work is underway.
D4. Shoreline Treatment
The Conceptual Shorelines Design - Coal harbour and False Creek North: Council report dated October 30 1991 states:
"The Plaza of Nations shoreline currently consists of rubble slopes at the B.C. Forest, concrete walls at the BC Enterprise Hall, a terraced treatment at the Plaza, and deck on; piles at the east end of the site.
The concept includes:
·880·completing the pedestrian walkway on the water side of the BC Enterprise Hall;·880
·880·retrofitting the existing decking to match adjacent treatments; and,·880
·880·providing a tidal pool near the B.C. Forest to enhance fish habitat.·880
The concept offers the following benefits:
·880·provides continuity of treatment with the adjacent Concord Pacific shoreline;·880
·880·fulfills the City goal of continuous pedestrian access to the water’s’s edge;·880
·880·provides an alternative public route when the plaza is used for events;·880
·880·offers a variety of shoreline experiences.·880
APPENDIX D
PAGE 4 OF 11
The Plaza of Nations Shoreline, formerly owned by Concord is part of the False Creek North ODP. Its shoreline concept, was developed by staff as part of the Concord shoreline design process because the ODP requires that Council approve a concept for the entire False Creek North shoreline.
The owner and staff have met to discuss the preliminary concept. The owner does not support extending the walkway or making other changes at this time and, is under no obligations to do so. If the owner proceeds with a rezoning in the future, Council can require the proposed shoreline improvements. To assist these negotiations, staff seek Council’s approval of the basic concept described here."
The Shoreline Treatment Concepts, March 15 1991 states:
"This zone extends from the Cambie Bridge to the eastern end of the Plaza of Nations. The edge should be treated with a caisson structure down as far as possible to maximize habitat and, when soil conditions require it, a sloped wall or large rounded boulders should be used below the vertical wall down to the lowest water level. The wall should be articulated to provide visual diversity for this relatively long stretch.
The westerly portion of the Plaza of Nations shoreline is currently treated with large rip-rap which should be replaced or covered with large boulders to create a natural edge. There is an opportunity to create an inter-tidal pool with large boulders carefully placed to create a marine environment which would compliment the adjacent B.C. native-forest display. This would maximize fish habitat and create an interesting feature that could be viewed from the walkway.
A walkway should be constructed around the end of the BC Enterprise Hall to complete the final link in the shoreline walkway in False Creek North. The preferred treatment is a deck, subject to further design study and to negotiations with separate property owners. Excellent views of the tidal pool and natural shoreline area would be created. The existing concrete wall on the east side of the BC Enterprise Hall could be retained along with the existing dock area, which now serves as a boat terminal and a launch site for special events."
The applicant proposes no changes to the shoreline treatment except for a tidal pool to be located on the easterly shoreline. Staff recommend the shoreline treatment remain as existing and that the tidal pool not be pursued.
APPENDIX D
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D5. Proposed Development
The proposed development is to add a 29-storey, 600 room hotel above the existing easterly wing of the Plaza. Included is a 3-storey addition at the east end for hotel restaurant and amenity spaces and underground parking for 240 cars. Other components include a ferry terminal, additional marina berths and definition of walkways, bicycle ways and tramway through and around the site. BC Enterprise Hall will be reused as a major conference function area.
D6. Density and Parking Analysis
The FCN ODP states:
Section 3.2.2.: Office-Offices existing in the Stadium and Plaza of Nations complexes as of April 10, 1990 are permitted but their area shall be excluded from the maximum amount of permitted office use.
Section 3.2.4: Retail-Retail uses existing in the Stadium and Plaza of Nations complexes as of April 10, 1990 are permitted but their area shall be excluded from the maximum amount of permitted retail use.
Figure 3: Land Use-Office, retail, service, cultural, recreational, institutional uses and plus hotel of up to 27 871 m² (300,000 sq. ft.).
Existing and Proposed Density
Existing and Proposed Uses
Existing areas m2
( FSR)
sq.ft.
+ or - m2
sq.ft.
Total proposed areas m2
( FSR)
sq.ft.
restaurant
1 634
17,589
+ 1 528
+16,448
3 162
34,037
general office/retail
7 742
83,337
- 176
-1,895
7 566
81,442
general office/retail (westerly site)
NA
+ 6 000
+64,586
6 000
64,586
school
162
1,744
same
162
1,744
theatre/hall/club
3 199
34,435
- 1 696
-18,256
1 501
16,157
exhibition hall
4 675
50,323
same
4 675
50,323
studio
1 525
16,416
- 182
-1,954
1 343
14,456
cabaret
2 764
29,752
same
2 764
29,752
activity centre
2 471
26,598
same
2 471
26,598
casino
972
10,463
+ 528
+5,684
1 500
hotel
NA
+ 27 871
+300,00
27 871
300,000
exterior deck exclusions
3 101
33,380
+ 1 021
+10,990
4 122
44,370
marina
10 berth
21 berth*
Total
28 245
304,037
34 892
375,587
63 137
679,623
notes:
1. areas provided by applicant
2. calculations rounded up
3. * excludes the proposed 4 ferry berths
Density Summary
Areas
m2
sq.ft.
existing building floor area (FSR)
a
28 245
304,037
proposed new floor area (FSR)
b
27 871
300,000
requested exclusions (for architectural features)
c
1 021
10,990
applicants requested new area
b+c=d
28 892
staff recommended new floor area (westerly site)
e
6 000
64,586
total new area
d+e=f
34 892
375,575
Total proposed CD-1 floor area (FSR)
a+f
63 137
679,612
Parking Analysis
I.Parking Requirements:
A) Existing development --1) per Parking By-law standards (1326 spaces)
--2) as approved by Council (483 spaces)
Provided (407 on site and 56 temp. off site)
B) Proposed Development --3) per Parking By-law standards (1,720 spaces)
--4) as recommended by staff (895 spaces)
Proposed (807 on site underground)
Uses
A)
Existing uses m2
1)
Parking By-law
2)
Council
approved parking
B)
Proposed
uses m2
3)
Parking By-law
4)
recom-mended
parking
restaurant
1 634
104
33@1/50
3 162
180
63@1/50
general office/retail
7 742
152
116@1/80
7 566
148
96@1/80
school
162
9
9@1/9.3
162
9
9
theatre/hall/club
3 199
171
64@1/50
1 502
84
30@1/50
exhibition hall
4 675
424
94@1/50
4 675
424
94@1/50
studio
1 524
15
30@1/50
1 344
13
27@1/50
cabaret
2 764
297
55@1/50
2 764
297
55@1/50
activity centre
2 471
93
49@1/50
2 471
93
49@1/50
marina
10 berths
5
5@1/2
21 berths
11
11
Sub Total-Parking
1,270
430
1,259
434spaces
Casino
972
-520
assembly
56
56@1/9.3
1 500
-800
assembly
86
86@1/9.3
Recommended
Office/Retail
----
----
----
6000
120
75@1/80
Hotel - Rooms
----
----
----
600
300
300@1/2
Total Parking
1,326
486
1,720
895
Existing Parking Provided
Existing uses (except casino) -below grade- east side
126
- west side
132
- surface
148
Total Spaces on site
406
Existing Casino - Provided off site on a temp. basis
56
D7. Marina:
The FCN ODP anticipated a large marina to the east of the BC Enterprise Hall and on both Plaza and Pacific Place (formerly Concord) lands and divided by the proposed Abbott Street right-of-way alignment.
There is an existing temporary marina with approximately 10 berths in the Plaza water lot. The proposal is to expand this to a permanent marina for 25 berths (including 4 ferry terminal berths). There is one concern.
Because of the existing limitations of the easterly Plaza water lot line, access to some of the marina berths are proposed to be from the adjacent Pacific Place
APPENDIX D
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(formerly Concord) water lot. Through experience and discussions with the applicant and Pacific Place (formerly Concord), an efficient and economically viable sized marina needs to accommodate at least 200 berths. The proposed 25 berths does not meet that criteria. The only way to reach that target is to combine with the adjacent potential Pacific Place (formerly Concord) marina space in Area 6C. In addition to the economic viability, there is an increased opportunity of achieving public benefits such as launch facilities.
In discussion with the applicant and Pacific Place (formerly Concord), the consensus was that the marina could remain, with Pacific Place (formerly Concord) continuing to agree to access across the adjacent water lot. This potentially allows for a futureagreement between the applicant and Pacific Place (formerly Concord ) to jointly develop a more efficient and appropriate marina plan.
D8.Soils
Soil contamination exists on this site. A soils agreement (covenant) will be required that assures that a remediation plan (in this case developed by the Province) will be carried out to completion and that a Certificate will be provided by the Province before occupancy of any building is permitted.
D9.Liquor Licencing
The Plaza of Nations has been identified as a potential entertainment district. This will be the subject of a future work program and consultation with the owner. Currently there are two cabarets, one with 350 seats and the other with 216 seats for a total of 566 seats.
There are currently 2 liquor licence application making application to the Liquor Control and Licensing Branch. These are:
·880·Application for a Class E (Convention Centre) Liquor Licence, and·880
·880·Application for a Class B-2 restaurant at: ·880
BC Enterprise Hall ( Plaza Of Nations)
750 Pacific Boulevard South, Vancouver
Applicants: Canadian Metropolitan Properties Corp., Club Plaza Enterprises Ltd..
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D10.Social and Environmental Implications
Social: There are four social advantages with the application:
·880·it will significantly increase the number of people in the complex over extended times of the day, thereby enhancing the safety and security of the public spaces.·880
·880·it secures a public plaza and performance space, and pedestrian and bicycle routes.·880
·880·it secures a public ferry dock.·880
·880·it secures a public floating walkway.·880
Environmental: There are two environmental advantages with the application:
·880·the provision of a public ferry dock will expand the False Creek ferry routes thereby potentially increasing pedestrian and transit usage.·880
·880·it increases the density of an underdeveloped site thereby reducing the need for urban expansion.·880
D11.Public Art
Public art contributions apply to rezonings of 15 000 m² (161,463 sq. ft.) or greater. The above rezoning exceeds this area and a contribution is required.
D12.Daycare
Daycare calculations were previously done on the basis of the FCN ODP which anticipated the proposed hotel. Therefore, no additional daycare is required.
D13.Community Amenity Contributions (CAC’s)
Through the original FCN ODP process the lands provided for both capital projects such as seawall and infrastructure and land areas for such facilities as schools and parks. The Plaza was included in this original assessment.
However, the applicant has offered by letter to pay a parking contribution to compensate for any parking deficit. This will be determined at development permit stage.
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D14.Sign By-law
SIGN BY-LAW AMENDMENTS: In accordance with procedures adopted by Council in February of 1997, an application to amend the Sign By-law has been submitted concurrently with the rezoning application. The applicant requests that the signage on this site be controlled in accordance with Schedule B (DD)(Downtown District). Staff support this request.
(APPENDIX E and F ON FILE IN THE CLERK'S OFFICE)
APPENDIX G
G1. Public and Other Input
Signs erected on site: May 2,1997
Twenty notification letters were mailed or faxed to surrounding property owners on April 15, 1997. No response letters were received. Two telephone calls were received requesting more information.
A public information meeting was advertised in the newspapers and held at the Plaza of Nations on Saturday, June 7, 1997. Approximately 70 people viewed the model of the proposed hotel addition and eight offered written comments. All of those who wrote comments were supportive of the proposed hotel use. They generally said that it would enliven the area and make better use of the site. They were also supportive of the overall building design. Most said that the existing public access through the site should be maintained and that the space should be further animated with restaurants and cafes.
Pacific Place (formerly Concord) commented on the proposal by letter of February 11, 1998:
"We are writing to formally comment on the Plaza of Nations CD-1 rezoning application, dated for reference April 1, 1997, and to confirm that this letter represents our current position with respect to said rezoning application.
We have significant concerns regarding the proposed area of the Tram R.O.W., and the impact on our adjacent lands. We note that the application illustrates, in numerous places, a route for the proposed Tram R.O.W. that is in direct conflict with Pacific Places’s built form as identified in the False Creek North Official Development Plan (FCN ODP).
We have confirmed, in discussions with both Canadian Metropolitan Properties Corporation (CMPC) and yourself, that the applicant was required by the City of Vancouver to include the Tram R.O.W. in its application, portions of which show the train running through adjacent lands owned by us. We understand that the City informed CMPC that its application could not proceed if the Tram R.O.W. was not included, this despite the fact that the City of Vancouver has not selected a Tramroute, and that the applicant has no authority to show an alignment which has an impact on our property.
This causes us serious concern. We believe that it is premature to show the Tram R.O.W. route, given that the City has just recently established a public process to review possible routes for downtown Vancouver (which had its first public open house on February 5, 1998) for the clear purpose of discussing this exact issue. We assume that the inclusion of the Tram R.O.W. route in the CMPC application will not preclude our meaningful participation in this process.
In terms of other urban design issues, we understand that the City will be reviewing these in more detail at the Development Permit stage, with a view of improving any design considerations where possible. We support this notion.
We would be pleased to discuss any items in detail, should you have any questions."
G.2Engineering Issues
1)Waterfront walkway/Bicycle route:
Staff support the recommended pedestrian and bicycle route option as shown in Figure 2 in the body of the report. This option is consistent with the FCN ODP and provides the primary pedestrian route through the plaza and aligns the bicycles along the same route. In addition, there is a floating pedestrian walkway around the prow of the BC Enterprise Hall.
A right-of-way agreement with the City is required for the primary bicycle and pedestrian routes along with alternate routes for those times when special events close access through the plaza. The expected alternate bicycle route is along Pacific Boulevard while pedestrians can be routed along the floating walkway. The primary routes will be defined by using surface and edge treatments as in other areas of the FCN ODP.
The applicant is responsible for all costs of above works.
2)Future Tram and Transit:
A road dedication or right-of-way, dependent on the soil contamination level, is required to accommodate the future tram, including a future tram station. The City will require this road dedication for the tram operations in the future, regardless of the tram tracks’ final location.
Future bus routes are considered to go on Pacific Boulevard. Bus stop locations may be planned near or fronting the proposed development.
3) Pedestrian Overpasses:
In order to accommodate the future tram, the two existing sets of stairs and ramps, which connect the two overpasses to the south side of Pacific Boulevard, will have to be relocated to the Plaza of Nations site, south of the required tram right-of-way. This work will still be required even if the tram tracks will be located in the middle of Pacific Boulevard, in order to maintain the current road width for safe traffic flow and pedestrian movement.
The applicant must enter into an agreement with the City to conduct a design study to ensure the new stairs and ramps will maintain or improve the pedestrian access to the BC Place Stadium. The applicant may wish to relocate the eastern set of stairs and ramps to directly access the proposed hotel. In any event, the owner must obtain approval from the BC Pavillion Corporation in the form of legal agreements for these relocations, and will be responsible for all costs, including the design study.
Furthermore, rights-of-way to accommodate the stairs and ramps at their new locations in the Plaza of Nations site will be required.
4) Parking:
As discussed in the body of the report and based on the current proposal, staff recommend a reduced parking standard of 895 parking spaces.
Due to poor soil conditions and high water table, the applicant can only accommodate 807 parking spaces on the site. It may be reasonable for Council to consider a payment option to accommodate the applicant’s request.
Staff recommend that the applicant enter into an agreement to secure payment for the shortfall in parking. The amount owing per parking space shall be established by Council while the final number of spaces shall be determined by the City Engineer when designs have been finalized and in accordance with the principles outlined in the Section D6 of Appendix D.
5) Site Access/Drop Off Area:
For the hotel, one passenger vehicle space per 50 rooms and one tour bus space per 200 rooms is required. Other loading spaces to be as per Parking By-law Section 5, except that a portion of the standard loading spaces may be substituted for by courier spaces, subject to the approval of the Director of Planning in consultation with the City Engineer. Additional passenger loading spaces, circulation,channelization, signage and pavement treatment/marking shall be to the satisfaction of the Director of Planning and the City Engineer.
As an overview, the drop-off area provides a complex array of traffic activities: tour buses, taxis, passenger vehicles, pedestrians, bicycles, potential valet parking, access to underground parking, and the future tram. (Its design must safely and efficiently accommodate the above traffic activities and requires the approval of the Director of Planning in consultation with the City Engineer.)
Because of staff concerns regarding the function and safety of vehicular facilities, the applicant shall secure a transportation consultant to conduct a traffic study on the drop area/site access design in relation to nearby streets and the Cambie Bridge off-ramp. The final design requires the approval of the Director of Planning in consultation with the City Engineer.
6) Bicycle Parking:
Bicycle parking, as required under Section 6 of the Parking By-Law, shall be provided for all site components.
7) Shoreline Treatment:
The developer is required to obtain approval from the NWPA for all proposed shoreline constructions. All shoreline treatment designs require the approval of the General Manager of Engineering Services.
8) Expanded Marina:
The proposed marina expansion should be reconfigured to improve its water access.
9) Proposed Ferry Terminal:
The proposed ferry terminal requires to be designed along with the shoreline design plans, to the satisfaction of the General Manager of Engineering Services.
10)Waterworks/Sewer/Drainage/Underground Utilities:
There are no special requirements for sewer and water works on this site. The Fire Department should be contacted for their requirements in terms of fire hydrants and routes into the site.
11)Streetlights:
Streetlights (and lighting kiosks) are required for:
- walkways and bikeways
- loading areas
- Pacific Boulevard.
Cost would depend on the quantity and type of these streetlights, which would in turn depend on the final design of the waterfront walkway/bikeway and the future tram.
G3. Health Department Comments
1.The City’s acoustical criteria shall form part of the Zoning By-law, and an Acoustical Consultant’s report shall be required which assesses noise impacts on the site and recommends noise mitigating measures.
2. The Noise Control By-law does not require amendment.
G4. Housing Centre Comments
The Housing Centre has three concerns:
·880·that the hotel structure reduces sun access to the adjacent 136-unit, non-market residential located on Area 6C;·880
·880·that the 29-storey scale of the hotel structure overwhelms the non-market residential; and·880
·880·that the hotel loading functions face the non-market residential and will cause livability concerns to the residents·880
While it is recognized that the hotel may be located in a favourable location for other reasons, the Housing Centre maintains that the non-market residential on Area 6C will have to be redesigned, or relocated, to ensure a livable development.
G5. Social Planning Comments
The Plaza of Nations Public Plaza and Performance Space have become a significant public venue in the City. The site of numerous festivals and gatherings, staff recommend that this access and performance infrastructure be secured as a condition of this rezoning to ensure ongoing community access to this important venue. In addition to the many commercial uses, staff are also recommending that a modest level of community use be provided at no cost for Vancouver non-profit social service, community and cultural organizations.
Central Plaza Performance Space:
The FCN ODP states that "the performance space within the plaza is to be made available for events on a commercial basis". Staff are recommending that, as acondition of this rezoning, the performance space area, functions and conditions under which it is to be used be secured through appropriate legal agreements. The intent is to secure both the physical space and commercial use as well as a modest level of community access on an ongoing basis.
Performance Space:
The existing design includes a stage, performance/seating area and steps that are used for seating. Staff recommend an additional area outside the performance space be included to support the performance area and allows appropriately dimensions for public circulation (see Figure 5 ). As well, access within and through the hotel building should be secured to ensure adequate loading, storage and stage support (dressing rooms, access to washrooms etc.).
The plaza and circulation area outside of the performance area should be designated as a public right-of-way (R.O.W.).
Performance Infrastructure:
In order to ensure the ongoing viability of the performance space, staff recommend that, as a condition of rezoning, the applicant be required to provide and maintain the necessary seating, staging, rigging, sound and lighting systems (performance equipment) necessary to support staged performances.
Community Use:
Staff recommend that, as a condition of rezoning, the applicant be required to make the performance space, performance equipment and ancillary support areas available at no cost to Vancouver non-profit social service, community and cultural organizations for a minimum of three eight-hour days per month.
Conditions of Plaza Use:
In addition to the community use condition, there are two other conditions relating to the performance space. First, the Plaza owners require approval from the City when they wish to close the performance space for a private function. Second, over and above the community use condition, the City has the right to request the performance space for its own requirements but will pay the Plaza owners on an agreed-to commercial basis.
G6. Police Department Comments
This development is located in a medium crime impact environment. Currently, calls for service include auto theft in the underground, and fights and mischief on the plazaat club closing time. Generally, we consider this use will have a very positive affect on the plaza activities and the area as a whole. The plaza by its design is isolated from the street and increased vitality both from the street and the seawall should be encouraged. For example, the view to the plaza from the street should not be further reduced and having the seawall go through the plaza rather than around it.
Substantial amounts of auto crime are continuing which implies that increased security measures are necessary. Auto crime is fairly easily mitigated by proper security measures.
With respect to the future potential tramway passing the site, generally, crime associated with this transit line would entirely depend on the rider ship and the control of the transit operation. At this point there is not enough information on this to determine whether a problem will materialize as a result of increased traffic but this should be considered in detail as the transit line proposal develops.
Staff recommend design development to reduce opportunities for theft in the underground parking. This can be achieved by providing full separation of commercial and hotel users including separate secured parking, elevator use and stair use and by providing a comprehensive security plan for the parking areas.
G7.Fire Department Comments
Project - Vertical hotel high-rise addition to existing building and addition of basement parking and addition to floating piers.
1.The siting of the additional basement parkade will be below the required fire and rescue services fire truck access route. This will necessitate comprehensive construction requirements for the parkade structure to support fire truck loading requirements.
2.The fire access route crosses street car tracks to get to the principal entrance. Two entry points are available to access route.
3.City Engineering plans do not indicate fire hydrants in this area along Pacific or through the site, for other related facilities.
4.Designated emergency and required fire access (building C) and for extended floating piers through site appears to be impeded by directional beacons and seating near west forest.
5.On site fire protection systems will be necessary for extended pier system.
This application is acceptable in principle to Vancouver Fire & Rescue Services for rezoning purposes. The applicant should be advised of the above comments and issues.
G8.Urban Design Panel
EVALUATION: SUPPORT
Introduction: The Development Planner, Jonathan Barrett, introduced this application to amend the existing CD-1 for the Plaza of Nations to allow the development of a 300,000 sq.ft. (457-room) hotel. It has already been determined through the FCN ODP that the hotel use is appropriate for this False Creek site. The proposal is for a 29-storey tower form. A proposed "streetcar" tram route will impact the site. Following a brief review of the immediate site context., Mr. Barrett focused on the areas in which the advice of the Panel is sought, namely:
- the hotel built form and its relationship to existing adjacent buildings;
-appropriateness of the proposed hotel location;
-view and shadow impacts;
-appropriateness of the proposed slab form compared to neighbouring slim, high rise towers;
-quality of the existing plaza development and public realm treatment;
-pedestrian and bicycle routes;
-expansion of the marina.
·880·Applicant’s Opening Comments: Clive Grout, Architect, reviewed the project rationale.·880
·880·Panel’s Comments: After reviewing the model and posted drawings, the Panel commented as follows:·880
The Panel unanimously supported this application.
The Panel supported the slab form of the tower and its response to the geometry of the Plaza of Nations. It was noted that the very simple sculptural form will require every effort to avoid it ending up looking big and bland. The Panel will therefore expect to see a high level of development of elevational treatment at the DP stage.
The majority of Panel members also supported the proposed tower location, on the basis that the formerly (formerly Concord) site immediately to the north will be reconsidered in terms of its use and potential shadow impacts. Two Panel members thought the tower should be moved; one suggested moving it to the southeast towards the water, another thought it would be better closer to the plaza such that the tower has more of a direct relationship, rather than being set back..
A significant issue for the Panel related to the Pacific Boulevard side of the project and the need to make the arrival experience as positive as possible. Recognizing that Pacific Boulevard is currently a hostile environment for pedestrians, everything possible should be done on this project to ameliorate the situation. This project should have as much presence as possible on Pacific Boulevard, with links to the adjacent Pacific Place (formerly Concord) properties. It is essential that the loading and service conflicts are resolved so that the pedestrian connections are not compromised. Integration of the pedestrian routes will be very important. One suggestion was to have the bridge connection terminate at very significant point of the hotel.
The Panel was unanimous that there should not be a marine walkway in front of the BC Pavilion because it was felt it would compromise the positive aspect of the building coming into the water. A fully continuous walkway and bicycle route is not essential, and there will be no disadvantage for pedestrians and cyclists to make their way around the rear of the building.
The ferry dock should be scaled down as much as possible so it does not detract from the forest as it meets the water’s edge. Likewise, the marina should be pulled back as much as possible away from the pavilion prow. The Panel also had concerns about the marina itself. It was stressed that the marina needs to be designed with a strength of form and geometry as well as respect for the prow of the pavilion. The boats should be kept back and the existing prow allowed to become even stronger.
While the hotel use will in itself inject some life into the plaza, close attention should be given to the uses around the edges, to soften and improve the animation of the space. The present inward-looking clubs should be relocated elsewhere.
G9. Blueways Group
Noting that the Blueways Group is a volunteer group with no official status as a permanent advisory group, the Blueways Group reviewed the application on May 22, 1997 and, in summary, commented as follows:
Floating Walkway: The rezoning includes various options for a walkway extension which would link the continuous Seaside bike and pedestrian route around False Creek at the east and west ends of the site. The applicant’s preferred walkway option would link the Seaside route with an 8 ft. wide floating walkway adjoined to private marina docks along the waterfront.
It was noted that this option is not consistent with existing Council policy which calls for a raised 15 ft. wide walkway around the outside of the BC Enterprise Hall for this site. This policy was the result of extensive public consultation, experience on other waterfront walkways around the city, and a desire for optimal public access.
The applicant’s rationale for not having a raised walkway was partly financial but also noted that the BC Enterprise Hall building was designed for Expo 86 to look like the prow of a boat in the water and argued that a raised walkway would detract from this design aesthetic. Staff also noted the ODP intention of maintaining the Expo legacy building.
Overall, the group supported the idea of having a walkway which brings people right down to the water, primarily because it would add interest and diversity along the seaside route (a key principle underlying Blueways); however, they did not feel that the proposed 8 ft. wide floating walkway option was an adequate alternative to the Council approved 15 ft. wide raised walkway. A number of reasons were cited for this:
•The proposed floating walkway is not accessible for wheelchairs or bicycles. These uses would have to go through the centre of the Plaza. Not only does this limit access for these users, it was noted that if the Plaza was ever closed off for an event or festival, they would have to be re-routed along Pacific Boulevard.
•There are safety issues associated with the narrow width of the walkway, particularly given that marina users could be sharing the space and may be storing boxes, ropes, etc., along the dock. It is unlikely that the City’s Risk Management Group would support the design.
•The floating walkway is poorly configured, and appears to be designed as an "add-on" to the private marina.
•There may be security issues that result from providing public access along a private marina.
The group recommended a 15 ft. wide floating walkway linked to the east end of the existing Seaside route with a wheelchair accessible scissor ramp (maximum 5% grade) and/or elevator, and to the west side at the existing dock at the Plaza steps, and/or continued on to the ferry dock farther to the west. It was felt that by extending the floating walkway to the ferry dock, not only would people have a greater opportunity to be at water level, there would be a suitable access point on the west side already in place. It was noted that anything that is built on the water will have to go through the BERC environmental review process.
Ideally, the group felt there could be both a raised walkway around the BC Enterprise Hall and a floating walkway. However, a floating walkway option properly designed should have priority over a raised walkway option.
Marine Terminal: It was noted that the existing marine terminal on the east side of the site is a commercial marina (not recreational), and is currently designated as a "temporary" use by the City. The rezoning plans call for approval of a permanentmarine terminal on the west side of the site extending from the landing dock at the Plaza steps. This was generally not supported by the group for a number of reasons:
•Views to and from the Plaza could be obstructed by large charter boats although noting that this would be primarily at high tide. It was also noted that the maximum height for boats going under the Cambie Street Bridge is 30 ft.
•The marine terminal use could infringe on the use of the existing landing dock as a performance space (one of the only "on the water" opportunities of its kind in the city).
•The existing dock served a better purpose as a "landing dock" which contributes to the ceremonial nature of the Plaza site.
It was noted that feedback from marina operators indicates that approximately 200 slips are required to run an efficient marina. This suggests that the existing number of berths at the Plaza of Nations and in the ODP are inefficient and may need to be expanded. This raised the idea of moving the Harbour Headline farther out from the shore on the east side in order to concentrate boats in that area (rather than having them on the west side).
This also raised some concern about infringing on a rowing course in the east end of the Creek if the Harbour Headline was moved to accommodate more boats, and although the group thought is was unlikely rowers would come in that close, they felt it should be looked into. Overall, the group supported expansion of the marina on the east side, including a marine terminal, but felt that a condition of the rezoning should be to reorganize the marina with a cohesive plan for the whole bay (including the Pacific Place (formerly Concord) water lots) based on solid planning principles.
Public Access for Launching Hand Powered Craft: It was noted that hand craft launching has already been incorporated into the rezoning for Quayside Neighbourhood, including small boat storage under the Cambie Street Bridge; however, the group was very much in favour of including public access for launching hand-powered craft at the Plaza of Nations as well. Overall, it was felt that all opportunities of this kind should be supported, particularly as more and more people move into the central downtown area. Parking was raised as a potential issue; however, it was pointed out that surface parking is available to the west of the site, and a drop off area could be provided there with access to a hand launch on the west end of the site. It was also noted that the future hotel use and existing sports/entertainment complex might work very well with kayak rentals.
Tidal Plaza/Tidal Pool: The proposed tidal plaza was discussed briefly and the group noted that it was not a natural shoreline treatment and should not be equated with the idea for a "tidal pool" outlined in the Shoreline Treatment Concepts (1991).
The idea of the proposed Vancouver Aquarium satellite program somewhere on the site was discussed. There was a concern that the water space on site was rather tight and there were possibly better locations for a satellite aquarium near Science World.
The Blueways Group also met on February 19 1998 and emphasised their recommendations for provision of a floating walkway and the need for a public ferry dock.
G10.Bicycle Advisory Committee
The Bicycle Advisory Committee reviewed the application on January 21, 1998 and resolved the following:
RESOLVED
A.THAT the Bicycle Advisory Committee supports the Planning staff’s recommended option for pedestrian and bicycle access through the Plaza of Nations site, provided routes are very unambiguously marked.
B.THAT the Bicycle Advisory Committee request Planning staff to report back on the Plaza of Nations rezoning on what policies will be for closures allowed per year, and how such closures will be handled.
The original intention was to have the float walkway as an integral part of the Plaza Marina. The City has now recommended that the Plaza Marina be combined with the adjacent Pacific Place Marina. The City comments in their Policy Report are as follows:
G11.Applicant Comments
The applicant commented on the report by letters of January 30 and February 20, 1998.
"Pedestrian Bicycle Route: The 1990 FCN ODP recommends that the bicycle route go around the north side of the site along the edge of Pacific Boulevard. We feel that this could be a secondary route with the primary route through the plaza in front of the retail area noted on Building A & B, or alternatively, option 4.
The pedestrian walkway would assist to animate the "Plaza" experience should it proceed through the Plaza and not around the exterior via the "Floating Walkway". As previously discussed, the FCN ODP (Fig. 9B Movement) confirms this. Additionally, the Urban Design Panel reviewed the project and unanimously voted against the marine walkway in front of the BC Pavilion. Their comments were as follows: "The panel was unanimous that there should not be a marine walkway in front of the BC Pavilionbecause it was felt it would compromise the positive aspect of the building coming into the water. A fully continuous walkway and bicycle route is not essential, and there will be no disadvantage for pedestrians and cyclists to make their way around the rear of the building."
Due to the geometry of the Plaza of Nations, the natural movement of pedestrians from either end of the False Creek pedestrian seawall is diagonally through the heart of the plaza. The applicant is fully prepared to enhance the retail experience at grade at the base of both Buildings A & B but feels it is essential to encourage traffic flow by the retail stores and restaurants if this is going to be a viable long term solution. A pedestrian route that follows such a route provides a pedestrian experience, which is unique along the length of the False Creek seawall.
The Blueways Group has recommended a 15 foot wide floating walkway linked to the east end of the existing Seaside route with a wheelchair accessible scissor ramp (maximum grade 5%) and/or elevator. Neither an elevator nor a 5% scissor grade for the ramps is a practical solution.
The original intention was to have the float walkway as an integral part of the Plaza Marina. The City has recommended that the Plaza Marina be combined with the adjacent Pacific Place Marina. The City comments in their Policy Report are as follows:
"Through experience and discussions with the applicant and Pacific Place (formerly Concord), an efficient and economically viable sized marina should be planned to accommodate approximately 200 berths. The proposed 25 berths does not meet that criteria. The principle viable manner to reach that target is to combine with the adjacent potential Pacific Place (formerly Concord) marina space."
With the eventual combination of marinas and elimination of the Plaza of Nations Marina rationale for the float walkway is also eliminated.
Central Plaza Performance Space: Since 1990, Metropolitan Properties Corporation (CMPC) have made this area available for events on a commercial basis. They have hosted hundreds, if not thousands of events, including but not limited to The Canadian International Dragon Boat Festival, Du Maurier Jazz Festival, Molson Indy, Philippines Festival, Variety Club Telethon, Chinese New Year Festival, Vancouver Symphony Orchestra, Vancouver Sun Fun Run, MS Fundraising events and others too numerous to name. Of the events, many are of the cultural and charitable variety and all ask for some type of reduction in the rental fee of their premises.
CMPC supports the majority of the events in some form or fashion depending on the cause and needs of the particular group. It is their view, upon canvassing the manyevents on the Plaza grounds, that they are viewed as a "generous" landlord and it is CMPC’s intent to continue this policy of supporting "community events".
CMPC feels that by requiring as a condition of rezoning, to provide and maintain both performance structure and free community use, would severely impact the already negative income flow which they have received since their purchase of the property.
Marine Terminal: CMPC strongly opposes that the floating dock be for public use only. The dock is a major part of their Plaza and they would like to retain this for purposes related to the Plaza. Please note that several ceremonial water arrivals have landed on this particular dock including president Bill Clinton/Boris Yelstin and they were able to accommodate their visit without any problems whatsoever.
CMPC has offered a public dock to the westerly side of their property, which would include a berth for a public ferry.
Parking: As discussed the applicant generally agrees with the concept of the parking but would like clarification of the grand fathering...ie., the casino has a current parking requirement of 56 stalls and should it expand, would the expanded area or the whole area be required to conform to the "grand fathered" parking regulations or the new parking bylaw regulations. In addition, a mechanism should be implemented to deal with the future expansion of uses on site as the expansion of any parking on site will certainly be next to impossible.
Additional Density & Tramway Location: Staff has recommended additional density of some 6,000 sm. for the westerly surface parking area. This is to allow for the potential of a new small building (3-4 storeys) in the place of the existing westerly surface parking. The rationale is that even with the recommended removal of the surface parking lot, this area presents a weak urban form to Pacific Boulevard because of the angle of the existing Plaza buildings. It is important to note that staff, and not the applicant generated this concept, although the applicant is in agreement to proceed as recommended.
The location of this proposed structure will severely impact the proposed tram right-of-way route where it turns on to Concord Pacific’s property from CMPC’s property.
Conclusions: CMPC believes that a 15 foot wood float around the prow of the BC Enterprise Hall is redundant if the Plaza of Nations Marina is combined with Concord Pacific’s marina.
Further, they do not wish to provide a community use agreement for Vancouver non-profit social service, community, and cultural organizations to use the facilities at no cost.
Although, they support the idea of a ceremonial arrival/departure dock, CMPC do not wish to enter into a legal binding agreement with the City.
Appendix A: Section 2 (Uses): The applicant would like the wording Class 1 Casino added to ensure no misunderstanding. Also to confirm that a school or learning institution remain as an acceptable use.
Table 1, retail of a maximum of 2,000 sm. is too restrictive and does not allow desired flexibility to maximize retail along the frontages of Buildings A & B. We wish to request a maximum allowable retail area at ground level of 4,645 sm. instead of 2,000 sm.
Section 6 (Off-Street Parking): The applicant would not want "The Director of Planning, in consultation with the City Engineer, may relax this requirement, subject to consideration of all applicable policies adopted by Council" deleted but reworded as "any expansion of parking following the development of the hotel will be impossible."
and
Parking Calculations: Our most recent proposal indicates 627 spaces rather than 620 spaces. Therefore, the shortfall by the City’s calculation formula should read 828 - 627 spaces = 201 space.
However, CMPC does not concur with the assessment of parking that is required for the expanded casino. Due to the gaming limits on numbers of tables, they do not anticipate an increase in assembly area to the degree that the City is indicating. A substantial amount of the increase in area will be for office and staff functions. While they do recognize that there will be some expansion to the assembly area, they do not believe it will necessitate an increase in parking spaces from 56 spaces to 126 spaces (total increase of 80 spaces) as indicated in the report. The applicant feels that an increase in parking of 25 - 30 stalls will adequately address the expansion in the casino use. Therefore, the overall shortfall is 778 - 627 spaces = 151 spaces.
We are requesting an increase in rooms for the hotel from 457 rooms to 600 rooms. This is due to a request from the eventual operator for the Plaza of Nations Hotel. They have indicated that this room total is necessary to make the hotel operations viable given the market that the hotel will address. We recognize that the increase in room total will necessitate an additional 72 parking spaces (based on 1 space/2 rooms). Therefore, the total shortfall of parking will be 151 + 72 = 223 spaces.
Structural and architectural analysis indicates that it will be possible to provide an additional 180 parking spaces to be located one level below the central plaza area of the Plaza of Nations complex. Provision of any additional parking spaces beyond thisamount is neither physically nor economically feasible. This is due to the extremely poor soil conditions and high water table that is encountered on this site. Our shortfall of parking will be 223 spaces - 180 additional spaces = 43 spaces. Therefore, we are requesting a further parking relaxation of 43 spaces on the site.
Density Calculations: We wish to request an increase in the maximum floor area for office and retail uses from 12,550 s.m. to 17,200 s.m. This will allow for greater flexibility of retail uses on the Plaza, particularly if the three storey office component which the City has requested for the northwest corner of the site is built out in addition to the office/retail area totals that were submitted as part of the original application."
APPENDIX H
APPLICANT, PROPERTY, AND DEVELOPMENT PROPOSAL INFORMATION
Applicant and Property Information
Street Address
750 Pacific Boulevard
Legal Description
Lot 155, False Creek Plan DL 6352, Plan 21425
Applicant
Architectura
Property Owner
Canadian Metropolitan Properties
Developer
Canadian Metropolitan Properties
Site Statistics
Gross
Dedications
Net
Site Area
52 510 m²
(565,231 sq. ft.)
_
52 510 m²
(565,231 sq. ft.)
Development Statistics
Development Permitted Under Existing Zoning
Proposed Development
Zoning
CD-1
CD-1 (amended)
Uses
Family Sports and Entertainment and Interim Uses
Full Range of Uses Excluding Residential (see draft By-law for specifics)
Maximum Floor Space Area
Not Defined
63 137 m2 (679,623 sq.ft.)
Maximum Height
Not Defined
95.5 m (313 ft.)
Parking
by agreement
by agreement
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