POLICY REPORT

Urban Structure

Date: November 6, 1997

Author/Local: MG 7665

CC File No. 5752-1

TO:	VancouverCity Council
FROM:	Director of Central Area Planning
SUBJECT:	Bridgehead Design Guidelines

RECOMMENDATION

THAT the attached document (Appendix A) entitled "Guidelines for Siting and Massing Buildings adjacent to Downtown Vancouver Bridgeheads" be adopted by Council.

GENERAL MANAGER’S COMMENTS

The General Manager of Community Services RECOMMENDS approval of the foregoing.

COUNCIL POLICY

On April 10, 1997, Council approved policies regarding the siting and massing of buildings adjacent to the Burrard Bridgeheads (north and south), the Granville Bridgehead (north), the Cambie Bridgehead (south) and the Georgia Viaduct Bridgehead (east) with the following objectives:

-protecting key public views from the bridges;

-respecting and enhancing the experience of crossing the bridges;

-encouraging, where possible, improved pedestrian connections; and

-reconciling public objectives with adjacent private development rights and expectations.

PURPOSE AND BACKGROUND

This report implements Council’s policies approved from a study in early 1997 on the massing and siting of buildings adjacent to certain downtown bridgeheads. It recommends adoption of specificguidelines consistent with that study and the approved policies.

The development of buildings adjacent to downtown bridgeheads is of particular concern to the public due to the potential blockage of public views. Siting buildings too closely to the bridge decks can also reduce the privacy and livability of adjacent housing.

This issue emerged as a particular concern for Council in response to the proposed development of a high-rise residential building on a city-owned site at the north-west end of the Burrard Bridge. Since Council’s approval of the policies (see Appendix B) for development adjacent to bridgeheads, they have been used for drafting the CD-1 By-law for this site.

DISCUSSION

The policies approved by Council for development adjacent to downtown bridgeheads generally keep the scale of development lower on the south side of False Creek as compared to the north side where densities are higher. Similarly, building setbacks are more generous for southern bridgeheads as compared to those at the north end of the bridges.

The Downtown Vancouver Bridgehead guidelines, attached as Appendix A, reflect the policies (Appendix B) approved by Council. The guidelines will be used for development applications and staff’s review of rezoning applications. They will be used for sites in the following bridgehead areas: Burrard Bridge (North and South), Granville Bridge (South), Cambie Bridge (South), and Georgia Viaduct (East). Policies were not developed for the other bridgeheads because existing guidelines already apply to those areas.

CONCLUSION

The adoption of guidelines for the Downtown Vancouver Bridgeheads will ensure that public views are retained and that future buildings are in a form that responds to public objectives. They ensure that public view preferences and residential livability are balanced with existing development allowances and expectations.

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APPENDIX B

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Policies for the Siting and Massing of Buildings adjacent to Downtown Vancouver Bridgeheads

Approved by Council April 10, 1997

Objectives

·530·maintain key public views from the bridges;·530

·530·reinforce and enhance the experience of crossing the bridges;·530

·530·reinforce and enhance existing urban form patterns;·530

·530·establish optimum setbacks of towers from the bridge decks;·530

·530·limit building height immediately adjacent to the bridges to below the bridge deck;·530

·530·minimize views of unsightly roofs from bridges;·530

·530·encourage, where possible, improved pedestrian connections;·530

·530·reconcile public objectives with adjacent private development rights and expectations.·530

Policies

North Burrard Bridgehead - West Side

·530·no buildings should be within 10 m of the bridge deck;·530

·530·between 10 m and 30 m, the building can be a maximum of 4 storeys (except as noted below).·530

·530·buildings exceeding the height of the bridgedeck should be setback a minimum of 30 m from the drip line of the bridge;·530

·530·a limited portion of the building face opposite the bridge (no more than one-third of the depth of the building) may extend up to 3.1 m (10 ft.) back into the setback area to provide articulation, reduce the sense of scale of the building from the bridge and contribute to a more efficient floorplate;·530

·530·consideration should be give to the provision of a footpath along the westerly edge of the bridge.·530

North Burrard Bridgehead - East Side

·530·no buildings should be within 10 m of the bridge deck;·530

·530·between 10 m and 30 m, buildings should not exceed the height of the bridgedeck (including elevator penthouses);·530

·530·buildings exceeding the height of the bridgedeck should be setback a minimum of 30 m from the drip line of the bridge.·530

South Burrard Bridgehead - East and West Sides

·530·between the bridge drip line and 10 metres - no buildings;·530

·530·east of the bridge, generally between 10 metres and 60 metres - maximum 3 storeys with higher buildings possible immediately adjacent to Molsons’ Brewery;·530

·530·higher buildings permitted beyond the 60 metre setback but their exact height to be subject to a comprehensive urban design study of the area and further community consultation;·530

·530·maximum of 3 storeys west of the bridge to minimize shadowing of Vanier Park.·530

North Granville Bridgehead - West Side

·530·no buildings should be within 10 m of the bridge deck;·530

·530·between 10 m and 30 m, buildings should not exceed the height of the bridgedeck (including elevator penthouses);·530

·530·buildings exceeding the height of the bridgedeck should be setback a minimum of 30 m from the drip line of the bridge.·530

North Granville Bridgehead - East Side

·530·no buildings should be within 10 m of the bridge deck; ·530

·530·between 10 m and 30 m, building should not exceed the height of the bridgedeck (except for sites adjacent to the Seymour ramp);·530

·530·for sites east of the Seymour ramp, buildings up to 18.2 m in height may be considered between Pacific Street and Beach Avenue provided that:·530

·530·a 20 m minimum setback is maintained;·530

·530·the roof is positively articulated as a visible elevation(eg. sloping roofs, gables, dormers, bay windows, cupolas, etc.); and·530

·530·livability issues are satisfactorily addressed.·530

South Cambie Bridgehead - East Side

·530·retain the openness of this area by limiting buildings to 3 and 4 storeys within 200 m of the bridge, north of 1st Avenue·530

·530·permit no buildings between the bridge and a line extending from the eastern property line of Cambie St. to the water;·530

·530·establish the following setbacks - 7.6 m from a line extending from Cambie Street, limit buildings to 3 storeys within an additional setback area of 7.6 metres and a four storey limit beyond this setback. These setbacks reflect those established by current Council policy for Cambie Street.·530

·530·for the site south of 1st Avenue, the current Cambie Street guidelines as noted above will continue to apply allowing for lower and higher building elements within the prescribed setbacks (with an approximately 15.1 m setback from the bridge).·530

Georgia Viaducts East

·530·a maximum building height of 55 m permitted for the Greyhound site west of Main Street, subject to detailed planning review;·530

·530·a maximum building height of 23 m be permitted on the site at the southeast corner of Prior and Station, with an increase in height of up to 30 m permitted at the corner forming the visual terminus of the view down the Main Street off-ramp, provided this corner element is treated as an appropriate feature;·530

·530·a maximum building height of 23 m be permitted on all other sites immediately adjacent to the viaduct and off-ramps to Main Street.·530

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(c) 1997 City of Vancouver