1.0 Development Proposal

Transcription

1 1166 W PNDR

2 West Pender Street West Pender Street veleigh eleig el ig Street veleigh eleig el ig Street 1166 W ST PN D R ST R T O FFI C B U I LD I N G R ZO N I N G BO O K L T Dunsmuir Street Dunsmuir Street West Georgia Street Hornby Street Burrard Street Thurlow Street Bute Street Hornby Street Melville Street Burrard Street Thurlow Street Bute Street Melville Street West Georgia Street 10 Development Proposal 11 Introduction The wedge shaped site is located in the Central Business District of the Downtown District Sub Area F (Golden Triangle) It s street face is skewed 21 degrees from it s Lane face and two side property lines are bent near the rear An existing office building lies 5 to the ast and a mixed use residential tower with daycare and office podium lies 58 to the West at the corner of Pender and Bute Directly across the lane is an existing 1 storey hotel (The Loden) and across Pender street is a 20 storey Hotel (Coast Coal Harbour) Context Images A number of new projects are currently being considered in the neighbourhood Directly across the lane to the South a storey office building is under construction replacing the existing 10 storey office and parking structure that was on the site; further to the South is the recently completed 6 storey (15 floors Hotel / remainder Market residential) Trump tower (119 West Georgia) which replaced a 9 storey building Down the street to the ast on Pender a 1 storey office building is being proposed at 1070 W Pender, and a 16 storey mixed use building office/residential building is being proposed at 1255 W Pender West Pender: Proposed Office Building, 1 storeys 2 11 Melville: Proposed Office Building, storeys 1161 West Georgia Recent completion: Residential + Hotel, 6 storeys 10 The Shangri-La, 1128 W Georgia: Residential + Hotel, 62 storeys 4 The Melville, 1189 Melville: Residential & Daycare, 42 storeys 7 Coast Coal Harbour Hotel, 1180 W Hastings: Hotel + Restaurant, 20 storeys 5 The Sapphire, 1188 W Pender: Residential + Retail, 4 storeys 8 The Shorehill Building, 1155 W Pender: Office, 7 storeys West Pender: Office + Retail, 9 storeys W Pender: Office + Retail, 18 storeys CLINT COPYRIGHT: Any reproduction or distribution for any purpose other than authorized by IBI Group is forbidden Written dimensions shall have precedence over scaled dimensions Contractors shall verify and be responsible for all dimensions and conditions on the job and IBI Group shall be informed of any variations from the dimensions and conditions shown on the drawing Shop drawings shall be submitted to IBI Group for general conformance before proceeding with fabrication IBI Group Architects (Canada) Inc is a member of IBI Group of companies 10 APPR RVISIONS DSIGN ARCHITCT Context Map ARCHITCT OF RCORD IBI GRO ARCHITCTS (CANADA) INC West Pender Street Vancouver BC V6 4B1 Canada tel fax ibigroupcom PROJCT TITL 1166 West Pender Vancouver, BC O CTO B R 2, 2018 PROJCT NO: DRAWN BY: CHKD BY: SCAL: N/A : SHT TITL City Building Grades SHT NUMBR RV: cation: J:\10192_1166WPender\59 Drawings\59arch\current\ACAD_Rezoning\Sheets\PD00-General\A005 City Building Gradesdwg Last Saved: October 1, 2018, by fengxue SAL Plotted: Monday, October 01, 2018 :10:51 PM by Feng Xue ISSUS 7

3 BUILDING LIN 12 Basic Site Information Civic Address 1166 West Pender Street Legal Address Lot 8 Block 16 Plan VAP92 District Lot 185 NWD Lot 7, Block 16 VAP92, District Lot 185, New Westminster Land District Current Use A 15 Storey Office Building constructed in 1974 The building is currently 100% vacant having been previously occupied by the Canada Revenue Agency since being built The Canada Revenue Agency is moving to the False Creek Flats area in April 2017 R AST ASIATIC BLDG (8 FLRS) 24m Approx CLINT COPYRIGHT: BUT Any reproduction or distribution for any purpose other than authorized by IBI Group is forbidden Written dimensions shall have precedence over scaled dimensions Contractors shall verify and be responsible for all dimensions and conditions on the job and IBI Group shall be informed of any variations from the dimensions and conditions shown on the drawing Shop drawings shall be submitted to IBI Group for general conformance before proceeding with fabrication ISSUS SAL RVISIONS IBI Group Architects (Canada) Inc is a member of IBI Group of companies APPR 1189 Melville St (4 FLRS) 40FT Approx 9 Site Photosdwg Last Saved: September 5, 2018, by fengxue Plotted: Monday, September 10, :44:17 AM by Feng Xue ORCA (25 FLRS) 25FT Approx 1190 W PNDR (10 FLRS) 154FT Approx 1188 W Pender St (21 FLRS) 22 FT LAN MLVILL (18 FLRS) WST HASTINGS Coast Coal Harbour Hotel (20 FLRS) SIT Loden Hotel (1 FLRS) 155FT Approx 11 Melville St (Future Office Tower Under City Review) 550 FT WST PNDR (9 FLRS) 127FT Approx 1140 W Pender St (18 FLRS) 207FT Approx VIW CON 921-Cambie Street as Per Vanmap VIW CON 21-Queen lizabeth Park as Per COV ( FLRS) (5 FLRS) 65FT App (16 FLRS) 178FT Approx (12 FLRS) 159FT Approx (8 FLRS) 100FT Approx (9 FLRS) 94FT Approx THURLOW 1166 West Pender Vancouver, BC OCTOBR 2, 2018 DSIGN ARCHITCT 1 OF N CLINT COPYRIGHT: Any reproduction or distribution for any purpose other than authorized by IBI Group is forbidden Written dimensions shall have precedence over scaled dimensions Contractors shall verify and be responsible for all dimensions and conditions on the job and IBI Group shall be informed of any variations from the dimensions and conditions shown on the drawing Shop drawings shall be submitted to IBI Group for general conformance before proceeding with fabrication ISSUS SAL RVISIONS DSIGN ARCHITCT ARCHITCT OF RCORD PROJCT TITL PROJCT NO: DRAWN BY: CHKD BY: SCAL: : SHT TITL Context Plan SHT NUMBR IBI Group Architects (Canada) Inc is a member of IBI Group of companies APPR IBI GRO ARCHITCTS (CANADA) INC West Pender Street Vancouver BC V6 4B1 Canada tel fax ibigroupcom /2"=1-0" A001 RV: ---- File Location: J:\10192_1166WPender\59 Drawings\59arch\current\ACAD_Rezoning\Sheets\PD00-General\A001 Context Plandwg Last Saved: September 5, 2018, by fengxue Plotted: Monday, September 10, :4:19 AM by Feng Xue

4 Current Site Condition Photos West Pender Street, Facing West Lane at rear of building, Facing North Ground floor entry, 1166 West Pender Street, Facing South Parkade ntry, 1166 West Pender Street, Facing South Lane at rear of building, Facing West West Pender Street, Facing ast West Pender Street, Facing West OCTOBR 2,

5 1 Zoning Considerations Applicable Plans, Policies, & Guidelines Relevant Council Policies for this site include: Vancouver Neighbourhood nergy Strategy (2012) Vancouver conomic Action Strategy (2011) Rezoning Policy for the Central Business District (CBD) and CBD Shoulder (2009) Green Buildings Policy for Rezoning (2009, last amended May 2018) Metro Core Jobs and conomy Land Use Plan: Issues and Directions Report (2007) City Core 2050 Vision Community Amenity Contributions Through Rezonings (1999, last amended 2004) Public Art Policy for Rezoning Development (1994, last amended July 1, 2014) Downtown Official Development Plan (1975) Downtown Design Guidelines (September 0,1975; last amended December 14, 199) DD (except Downtown South) C-5, C-6, HA-1 and HA-2 Character Area Descriptions (1975) Bird Friendly Design Guidelines Map of Uses Central Business District RSITIAL OFFIC HOTL OCTOBR 2,

6 1 Zoning Considerations Area F is characterized as an established high-density, prestigious mixed use node that is intended to offer a transition westward to an area of older residential and office buildings Sitting at the very western edge of the Central Business District, as well as within an area where higher buildings are permitted, the site presents a unique opportunity to contribute to the City s objective of developing a Downtown District where one is encouraged to live, work, shop and visit The built pattern of development in the area is comprised of a diverse mixture of Office, Hotel, and some Residential uses concentrated along the southwestern edge of Area F (please refer to the map on page 7) Bordering Area F, to the immediate West across Bute Street is predominantly residential The pending City Core 2050 Vision seeks to seize opportunities to strengthen and enhance Vancouver s sustainability and economic success in the years ahead The proposal seeks to provide a substantial commercial development that not only protects but exceeds the job space capacity anticipated and protected by the older existing policies This is consistent with the direction or the City Core 2050 Vision to respect and consolidate recently approved policies, community plans and initiatives, while updating obsolete or redundant aspects, as well as integrating appropriate new state-of-the-art urban dimensions The proposed development will be composed of a 1 storey office tower with retail at base and at top floor The scheme will include 48,91 sf (2,41775 sm) of density (187 FSR) presenting a unique opportunity to strengthen the role of the CBD as an intensified commercial district The proposed development options meet or exceed the objectives of the City s Metropolitan Core Jobs and conomy Land Use Plan (MCP), which by way of a major review of future land use needs in the Metro Core, produced a long term land use policy plan to accommodate the Metro Core s future economic needs The Central Area Plan (1991) designates this site as within the CBD xtension Area, which the MCP identifies as integral to CBD expansion; this is to ensure the availability of future commercial capacity for the continuous expansion of the CBD s primary business and cultural functions Project seeks to contribute more than outright job space creating use with a mix of office and retail OCTOBR 2,

7 1166 W ST PN D R ST R T O FFI C B U I LD I N G R ZO N I N G BO O K L T CLINT N WST HASTINGS 1 Zoning Considerations View Cones: The General Policy for Higher Buildings adopted by council in 1997 amended in 2014; permits buildings 1255from W PNDR ASIATIC BLDG in the Central BusinessAST District FUTUR TOWR (8 FLRS) 24m Approx WST The site lies 125 within the PNDR Central Business District 86m (5 FLRS) Shoulder as defined in the General Policy for Higher Buildings This zone has a discretionary height increase of up to 550 and permits proposals that exceed current height limits and or enter into the Queen lizabeth View Corridor The Site is bisected diagonally by View Cone 921 (Cambie Street View Cone) & 22 (Q View Cone) on its asterly half and 21 (Q View Cone) on its Westerly half Thus 921 governs the height of the portion over which it covers (estimated at 500 ) whilst the remainder of TH RITZ site could extend to the 550 height 1166 West Pender 1190 W PNDR (10 FLRS) 154FT Approx (9 FLRS) 127FT Approx COPYRIGHT: Any reproduction or distribution for any purpose other than authorized by IBI Group is forbidden Written dimensions shall have precedence over scaled dimensions Contractors shall verify and be responsible for all dimensions and conditions on the job and IBI Group shall be informed of any variations from the dimensions and conditions shown on the drawing Shop drawings shall be submitted to IBI Group for general conformance before proceeding with fabrication (5 FLRS) 65FT Approx ( FLRS) IBI Group Architects (Canada) Inc is a member of IBI Group of companies Coast Coal Harbour Hotel (20 FLRS) BUT VIW CON 921 ISSUS WST PNDR APPR RVISIONS (16 FLRS) 178FT Approx PR OP R TY Plotted: Monday, September 10, :4:19 AM by Feng Xue LIN SAL Last Saved: September 5, 2018, by fengxue LAN 94FT Approx THU SIT (7 FLRS) 46FT Approx SIT (9 FLRS) 1140 W Pender St (18 FLRS) 207FT Approx W 1188 W Pender St (21 FLRS) 22 FT RLO BUILDING LIN 1189 Melville St (4 FLRS) 40FT Approx 2 V ap nm CO Va Per er s sp ka t a Par ree h St abet ie z mb li Ca en 1- ue 92 1-Q N 2 CO N O W VI W C VI Loden Hotel (1 FLRS) 155FT Approx (8 FLRS) 100FT Approx 11 Melville St (Future Office Tower Under City Review) 550 FT M LVI LL ARCHITCT OF RCORD (12 FLRS) 159FT Approx IBI GRO ARCHITCTS (CANADA) INC West Pender Street Vancouver BC V6 4B1 Canada tel fax ibigroupcom PROJCT TITL 1166 West Pender Vancouver, BC 01 ORCA (25 FLRS) 25FT Approx DSIGN ARCHITCT PROJCT NO: DRAWN BY: CHKD BY: SCAL: 1/2"=1-0" : SHT TITL STADACONA (6 FLOORS) Context Plan (18 FLRS) 20FT Approx High Buildings Policy Map SHT NUMBR (18 FLRS) 209FT Approx O CTO B R 2, 2018 A001 RV: OF 1 File Location: J:\10192_1166WPender\59 Drawings\59arch\current\ACAD_Rezoning\Sheets\PD00-General\A001 Context Plandwg

8 1 Zoning Considerations Height & Shadow: The basic height limit (Zone 5 in the Downtown Official Developement Plan) for the project is 914m (00 ); with an ability for the Development Permit Board to increase the basic maximum height to 172 m (450 ) As a site in the Central Business District Shoulder, the Higher Buildings Policy allows its discretionary height to be increased to 550 ; except where limited by a view cone other than Q View View Cone 921 is estimated to be at 500 on this site limiting height in a triangular zone The Higher Building Policy requires Rezoning Applicants to carefully consider shadow impacts on public realm including key streets, parks and plaza as well as neighbouring buildings A comprehensive shadow analysis has been included in this application with a focus on impact on public realm in the Harbour Green Park and plaza shown in adjacent images Harbour Green Park extends along the Northerly edge of the city from just past Jervis Street to Thurlow This park is made up of a green space fronting the waterfront pedestrian / bike route with a central hardscaped zone which extends to the street edge of West Cordova The project is 642 measured from base point to top of mechanical level; 875 to the top of architectural appurtenance The upper floors of the project have been sculpted to keep shadow out of the park between the Spring and Fall equinox 14 Community Benefits Additional Job Space Improved Public Realm with through block connection Daycare Linkage at 15$ per sf added area Harbour Green Park Upper Harbour Green Park - Hard Surface OCTOBR 2,

9 1166 W ST PN D R ST R T O FFI C B U I LD I N G R ZO N I N G BO O K L T ACTIV FRONTAG 20 Urban Design Principles 1 22 Active Street Frontages and Site Circulation /4" 27-7 /4" 4 4-5" 26-5 /4" 12-7" 25- /4" 9-1" /4" :6 1 7 M 25 :6 0 M " 6 Short Term Bike (Office) 8495 L:775 [0-6" [0 R [0 R2 10-0" : Cars 10-0" -8" 10-0" 28-0" STORAG R -8" 2-4 /4" 5 :61 BS 24-6" G Tower xit #2 Parking xit #2 :75 Loading TS 2-6 1/2" L 9 6 :74 8 CLAR HIGHT 2508 L:7 77 OFFIC PR LOBBY L SID IN IB L:775 R 1 1/4 8- CLA R PLAT SS B P ABOV ASS N G 494 1/2 " [ /4 45- [110 1" 10 /4" [140 PAC xhaust shaft 125 sf : C RS /4 2 LAN /4" " [40 2M ] 29- OW M B 100" [ :7 11 1/4 " I[140 " " TYP ICA Gen Intake120 sf LT /4 2" [40 P AM 29- F POS :7 M TH 2 75 G: A POS L= NG 22 % 20 9 [80 " :7 26- MP RA M R P SLO LIN AM 8 Tower xit #2 TY P M RA 84 5 :75 Gen xhaust 120 sf R TO L:6 RAMP INSID LNGTH L=42@125% OP L 4 5% P@ P U N ID TS OU K MP RA L:777 PR H GT R PA % 02 L= G IN SHOPPING STRT :6 8 RAMP OUTSID LNGTH 94% Room for Class B loading is provided at grade in the Lane in an enclosed space that will be gated A porte-cochère is supplied to allow passenger drop off L: " 48 Loading [85 CLASS B LOADING TYPICAL TOWR PLAT ABOV Parking is accessed through parking entrance ramp off the lane to below grade parking levels H 2-1" " L: 615 ADJACNT OFFIC TOWR [280 Taking advantage of the site s topography, bike parking has been included in parkade with dedicated elevator to surface OPN TO BLOW L: 61" [52 Bikes (See P2 Plans) OPN TO BLOW Material Mgmt Office Office Waste & Recycling TOWR PLAT ABOV PDSTRIANTYPICAL PATH 8-7" J The proposal will provide an active frontage to the entire street face, as well as a high quality lobby space for the Office component A 10 setback on the ast side has been left at grade to allow for a grand stair connecting lane to street and further providing porosity through the block [102 TYPICAL TOWR PLAT ABOV The zoning guidelines anticipate grade level pedestrian oriented uses (retail, entertainment and services) Pedestrian connections midblock are encouraged between Thurlow and Bute Streets allowing connection from Georgia Street to the Waterfront Pedestrians -6 /4" [200 L DD CHARACTR ARA S [100 BUILDING LIN WATRFRONT PARK West of Thurlow should be medium- to highdensity mixed-use area encouraging residential uses with links between the West nd and the Waterfront /2" 5 1 M : The site lies in the Downtown District s Golden Triangle character area described as: 2-9 1/2" 4 0 :6 1 M 4 18 Active Street Frontages Site Circulation [402 PASSNGR DROP OFF " 2-8 /4 " [ M :77 2 D O CTO B R 2,

10 AIR SHAFT LVATOR LOBBY 1251 TO 1606 LV # lbs LV # lbs 22 Development Boundaries and Setbacks The project has been sculpted to allow for a min 80 separation between Residential to Office Use and 9 6 separation between Office to Office Uses By comparison to many other projects in the neighborhood and surrounding area, 1166 offers similar or even more generous setbacks, as noted in diagram Core Infill Precedents (Page 16) 1188 W Pender St (21 FLRS) 22 FT 14-1/4" [44 WST PNDR ST /4" [ " [ " [25 7-0" [21 8-9" [27 BUILDING LIN LIVING DINING BALCONY /4" [ /4" [76 BDROOM BDROOM NCLOSD BALCONY 80-2 /4" [ /2" [ /2" [280 4 STORY /2" PROPOSD OFFIC TOWR 1 STORY 15-0" [ /4" [ W Pender (18 FLRS) 207FT Approx [1 25-2" [77 9-6" [120 CNTR LIN 10-1" [1 89 Melville St FLRS) FT Approx LAN 55-4" [169 [ /4" 10-7" [ /4" [ " [142 [150 VIW CON 921-Cambie Street as Per Vanmap VIW CON 21-Queen lizabeth Park as Per COV Loden Hotel (1 FLRS) 155FT Approx 11 Melville St (Future Office Tower Under City Review) 550 FT 15-0" [ /4" OCTOBR 2,

11 1166 W ST PN D R ST R T O FFI C B U I LD I N G R ZO N I N G BO O K L T 22 Development Boundaries and Setbacks Core Infill Precedents MNP Building 1255 W Pender Hotel Georgia Coast Coal Harbour Hotel Address: 1021 West Hastings Street Minimum Separation Distance to Property Line: 20 Address: 1255 West Pender Street Minimum Separation Distance to Property Line: 20 Address: 801 West Georgia Street Minimum Separation Distance to Property Line: 20 Address: 1180 West Hastings Street Minimum Separation Distance to Property Line: 15 O CTO B R 2,

12 2 Parking Requirements and Provision N CLINT /4" [402 N 5% = 155 CONVX MIRROR BOLLARD PARKING - P XHAUST SHAFT VSTIBUL 25-2" [ /2" RSITIAL STORAG STAIR # [ BUILDING LIN Intake Shafts P6 P4 9-0" -8" MCH -8" P5 18-0" R RG 001 R RG 001 R SML 001 R SML 001 R RG 001 R RG 001 R RG 001 R RG 001 R SML 001 P4 L: 242 P5 L: 152 P4 P5 R RG 001 R RG 001 R RG 001 R RG 001 R RG 001 R RG 001 R RG 001 R RG 001 R RG " L:262 L:172 R RG " 48% SLOP 8-2" 21-8" R SML 001 R SML " 18-0" 18-0" 15-1" 48% R RG 001 R RG /4" [402 P4 - P5 PARKING (48 Parking Stalls per flr) R RG 001 R RG 001 STORAG 48% SLOP R RG 001-8" -8" 48% 48% SLOP -8" 2-6" R RG 001 P4 L:225 P5 L:15 48% R RG 001 R RG 001 R RG 001 R RG 001 R RG 001 P4 P5 P4 P5 R SML 001 R SML 001 L:217 L:127 48% 21-8" L:196 L:106 R RG 001 R RG % SLOP R RG 001 R RG 001 xhaust Shafts P5 P6 R RG 001 R RG 001 R RG 001 R RG 001 R RG 001 R RG 001 R RG 001 R RG 001 P4 R SML 001 R SML 001 MCH 18-0" [ /2" 115-7" [52 COPYRIGHT: Any reproduction or distribution for any purpose other than authorized by IBI Group is forbidden Written dimensions shall have precedence over scaled dimensions Contractors shall verify and be responsible for all dimensions and conditions on the job and IBI Group shall be informed of any variations from the dimensions and conditions shown on the drawing Shop drawings shall be submitted to IBI Group for general conformance before proceeding with fabrication ISSUS SAL RVISIONS DSIGN ARCHITCT ARCHITCT OF RCORD PROJCT TITL IBI GRO ARCHITCTS (CANADA) INC West Pender Street Vancouver BC V6 4B1 Canada tel fax ibigroupcom 1166 West Pender Vancouver, BC PROJCT NO: DRAWN BY: CHKD BY: SCAL: : SHT TITL P4 - P5 PARKING PLAN SHT NUMBR IBI Group Architects (Canada) Inc is a member of IBI Group of companies 1 OF 1 APPR /8"=1-0" A10 RV: ---- File Location: J:\10192_1166WPender\59 Drawings\59arch\current\ACAD_Rezoning\Sheets\PD01-Plans\A10 P4 - P5 PARKING PLANdwg Last Saved: September 25, 2018, by fengxue Plotted: Monday, October 01, 2018 :12:09 PM by Feng Xue ---- OCTOBR 2,