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Development Permit Staff Committee Report for the Development Permit Board
550 Burrard Street - DE404803 - Zone CD-1 (Preliminary Application)
(For: Monday, May 15, 2000)
Index
Development Permit Staff Committee Members
Applicant
Executive Summary
Development Permit Staff Committee Recommendation: Approve in Principle
Technical Analysis (Phase 1)
Technical Analysis (Phase 2)
Discussion
Conclusion
Urban Design Panel
Engineering Services
Permits and Licenses Department
Fire & Rescue Services
Vancouver/Richmond Health Board
Notification
Development Permit Staff Committee Comments
Appendix A - Standard Conditions
Back to Agenda
DEVELOPMENT PERMIT STAFF COMMITTEE MEMBERS:
Present: Also Present:
B. Boons (Chair), Planning Department
N. Peters, Engineering Services
K. Yuh, Real Estate Services
T. Driessen, Parks & Recreation
R. Segal, Planning Department
T. Ng, Planning Department
R. Waite, Engineering Services
P. Pinsker, Engineering Services
APPLICANT: OWNER OF DEVELOPMENT: Musson Cattell Mackey Partnership
#1823 - Two Bentall Centre
555 Burrard Street
Vancouver, B.C.
V7X 1M9Bentall Corporation
#1800 - Four Bentall Centre
1055 Dunsmuir Street
Vancouver, B.C.
V6C 1A8Executive Summary
Proposal: To construct a 34-storey office tower with ground floor retail/office use, a retail (food) pavilion, and a public plaza, in two phases. Phase 1 is for the first 20 storeys of the tower and a temporary plaza; Phase 2 is for the remaining 14 storeys of the tower, the retail pavilion, a permanent plaza and expansion of the top five (of seven) levels of the underground parking underneath the plaza.See Appendix A - Standard conditions
Appendix B - Plans and elevations
Appendix C - Applicant's design rationale
(APPENDICES B AND C ARE NOT INCLUDED - COPIES OF THE FULL REPORT MAY BE OBTAINED FROM THE PLANNING DEPARTMENT)
Issues:
1. Appropriateness of the proposed open space at Burrard/Dunsmuir corner
2. Provision for an animated, high quality pedestrian environment in Phase 1Urban Design Panel: Support
Development Permit Staff Committee Recommendation: Approve in Principle
THAT the Board APPROVE IN PRINCIPLE, subject to Council's approval of the final form of development, the concept of developing this site with a 34-storey office tower with ground floor retail/office use, a retail (food) pavilion, and a public plaza, in two phases. (Phase 1 is for the first 20 storeys of the tower and a temporary plaza; Phase 2 is for the remaining 14 storeys of the tower, the retail pavilion, a permanent plaza and expansion of the top five (of seven) levels of the underground parking underneath the plaza), as submitted under Development Application No. 404803, the plans and information forming a part thereof, subject to the following conditions:
1.0 Prior to the submission of a complete application and a final decision, the applicant carry out the following:
1.1 design development to incorporate the proposed Phase 2 food pavilion as part of the interim (Phase 1) plaza design;
Note to Applicant: This structure could be designed as a demountable or movable component, to be reinstalled in Phase 2. The design should incorporate provision for extensive outdoor eating/seating that is weather protected, including heating devices, to extend usability of this area beyond the summer.
1.2 design development to both the interim and final plaza to achieve a more unified treatment with the Park Place and Burrard LRT Station open spaces, incorporating a more substantive "green" canopy of trees (The Plaza Design Guidelines should be taken into account in this redesign);
1.3 design development to the plaza, both interim and final, to incorporate public art, with the artist(s) brought on board at an early stage so that the art becomes an intrinsic component of the space;
1.4 design development to the Dunsmuir Street frontage, both interim and final, to define this edge architecturally and/or with landscape elements and to provide a sense of enclosure;
1.5 design development to the highly visible lower north (lane) façade to relocate mechanical vents and incorporate glazing to enhance pedestrian interest from Burrard Street;
1.6 clarification of tower exterior materials (glass) as to colour and reflectivity, noting that the expression has changed substantively from previous approvals to predominantly curving curtainwall; and
Note to Applicant: Glare from reflective glass is a particular concern.
1.7 submission of a wind study for the plaza, assessing impacts and proposing measures to ensure appropriate comfort levels for seating and outdoor eating.
2.0 That the conditions set out in Appendix A be met prior to the issuance of the Development Permit.
3.0 That the complete application be dealt with by the Development Permit Board.
PERMITTED (MAXIMUM)
REQUIRED PROPOSED Site Size - - Irregular Site Area - - approx. 64,200 sq. ft. Floor Area 634,357 sq. ft. -
334,027 sq. ft.
Height 450.0 ft.
- 271.4 ft. (to parapet)
292.4 ft. (to decorative roof)Parking* Office Tower 310 (max) Office Tower 270 (min)
YWCA 50 (min)
Public parking 400 (min)
Total 720 (min)Office Tower 201
YWCA 40
Public parking 400
Total 641Loading** -
13
Class A 5
Class B 7Bicycle -
Class A 41
Class B 6Class A 60
Class B 6Amenity*** 56,099 sq. ft. (max.)
-
YWCA 54,067 sq. ft.
Lunchroom and Bicycle
Change Room 2,000 sq. ft.
Total 56,067 sq. ft.Note: The applicant should note that Staff do not carry out detailed technical checks on preliminary applications. Figures shown are supplied by the applicant.
* Note on Parking: The CD-1 By-law requires that a minimum of 50 parking spaces be provided for the YWCA development. Condition A.1.1 seeks this minimum number of spaces, while prior-to condition A.2.2 seeks the provision of a strategy plan to address any interim parking shortfall.
** Note on Loading: The loading requirement is based on the office tower and existing YWCA floor areas. Engineering is satisfied that the 5 Class A (service) and 7 Class B (delivery truck) spaces will adequately meet the loading requirements of the two developments.
*** Note on Amenity Floor Area: The YWCA building, including child daycare centre, as approved under Development Permit Numbers DP215364 and DP217676, contains a floor area of 53,854 square feet which is excluded from floor area calculations under Section 3.1(b) of the CD-1 By-law. (Note: There is a discrepancy between the figure provided by the applicant and information contained within Development Permit Number DP215364.) The balance of the amenity space, amounting to 2,000 sq. ft., is for the proposed development.
PERMITTED (MAXIMUM)
REQUIRED PROPOSED Site Size - - Irregular Site Area - - approx. 64,200 sq. ft. Floor Area 634,357 sq. ft. -
Office Tower 628,307 sq. ft.
Retail Pavilion 6,050 sq. ft.
Total 634,357 sq. ft.Height 450.0 ft.
- 450.0 ft. (to parapet)
500.0 ft. (to decorative roof)Parking* Office Tower and
Retail Pavilion 589 (max)Office Tower and
Retail Pavilion 512 (min)
YWCA 50 (min)
Public parking 400 (min)
Total 962 (min)Office Tower and
Retail Pavilion 484
YWCA 40
Public parking 400
Total 924Loading** -
24
Class A 17
Class B 7Bicycle*** -
Class A 78
Class B 12Class A 60
Class B 6Amenity**** 56,099 sq. ft. (max.)
-
YWCA 54,067 sq. ft.
Lunchroom and Bicycle
Change Room 2,000 sq. ft.
Total 56,067 sq. ft.Note: The applicant should note that Staff do not carry out detailed technical checks on preliminary applications. Figures shown are supplied by the applicant.
* Note on Parking: Prior-to condition A.2.2 seeks a strategy plan for Phase 2, as for Phase 1, to address any final shortfall in parking.
** Note on Loading: The loading requirement is based on the office tower, retail pavilion and existing YWCA floor areas. Engineering is satisfied that 10 Class A (service) and 7 Class B (delivery truck) spaces will adequately meet the loading requirements of the proposed development and the YWCA building. The excess Class A spaces may be designated as parking spaces. (See prior-to condition A.2.3)
*** Note on Bicycle Spaces: Prior-to condition A.1.1 seeks the provision of bicycle spaces in compliance with Section 6 of the Parking By-law.
**** Note on Amenity Floor Area: The YWCA building, including child daycare centre, as approved under Development Permit Numbers DP215364 and DP217676, contains a floor area of 53,854 square feet which is excluded from floor area calculations under Section 3.1(b) of the CD-1 By-law. (Note: There is a discrepancy between the figure provided by the applicant and information contained within Development Permit Number DP215364.) The balance of the amenity space, amounting to 2,000 sq. ft., is for the proposed development.
Legal Description
Lots: C, D and E
Block: 30
Plan: LMP 7821
District Lot: 541History of Application
00 01 14 Preliminary DA submitted
00 02 23 Urban Design Panel
00 05 03 Development Permit Staff CommitteeSite: The site is located at the northeast corner of Burrard and Dunsmuir Streets. It comprises the existing YWCA fronting on Hornby Street.
Context: Significant adjacent development includes:
(a) Burrard ALRT Station
(b) Park Place
(c) Le Soleil, a 14-storey hotel
(d) YWCA
(e) ManuLife Building
(f) 401 Burrard Street, a development site ( former Customs House) on which an office tower has been granted a Development Permit (DP211011).
Background: In May 1991, Council approved a CD-1 Rezoning with a form of development for this site incorporating, in addition to a 450 ft. high office tower (with "cap" to 500 ft.), a new YWCA facility on Hornby Street, an additional 400 parking spaces to replace the DPC parkade previously on the site and "Palm Court", a glass conservatory-like structure at the Burrard/Dunsmuir corner. The approval transferred the density from the site at the foot of Hornby Street to achieve a public street-end open space, with parkade beneath. This Hornby street-end plaza and parkade have since been implemented. The new YWCA facility with rooftop daycare on the Hornby side of the subject site was completed in 1995 along with underground parking for 638 spaces (400 transient and 238 rented), including temporary surface parking on the Burrard frontage. The Dunsmuir/Burrard corner, with the demolition of the previous ‘Y' building, is vacant. In July 1997, Council approved a text amendment to the CD-1 permitting hotel use with a revised form of development incorporating hotel lobby and associated ballroom/meeting room facilities at the Burrard/Dunsmuir corner.
In a pre-application meeting the notion of a plaza at the Burrard/Dunsmuir corner was raised with extensive shadow studies presented to assess in detail the amount of sun reaching this portion of the site. In previous proposals the lack of noon hour sun had resulted in Planning not supporting open space at this location. After assessing the shadow circumstances throughout the day in the context of the array of plazas in this immediate area, Staff advised that the open space, in place of "Palm Court" or other active sidewalk fronting uses, could be supported.
Applicable By-laws and Guidelines:
1. CD-1 By-law 6884 with Form of Development
2. Plaza Design GuidelinesResponse to Applicable By-laws and Guidelines:
1. CD-1 By-law 6884 with Form of Development
Use and Density: The proposal complies with the use and density provisions of the by-law.
Height: Tower height of 450 ft. with an approximately 50 ft. high cap treatment (decorative roof) complies.
Form of Development: The tower has taken on a new architectural character while remaining substantially the same dimensionally. Staff commend the new, more dynamic curved look of the tower. While the Phase 1 tower will be stockier in proportion it will still have an acceptable presence on Burrard Street.
The elimination of Palm Court in this proposal and substitution of an open space with associated smaller food pavilion was assessed very carefully since this deviates from the approved form of development in both previous CD-1 approvals and will have to be approved by Council. Review of the detailed shadow analysis indicates that sun reaches the plaza in the morning until 11:30 a.m. Shadow cast by Park Place then covers the plaza until approximately 2:30 p.m. when sun re-enters the space until the end of the working day. While typically, the presence of noon hour sun is a prerequisite for success in any downtown open space, Staff note the abundance of adjacent plazas receiving noon hour sun (Bentall plazas, Burrard Station, Park Place) and the proposal with its food pavilion can act as an adjunct to this complement of open spaces. Staff recommend, however, that the food pavilion be provided in Phase 1 as it is a necessary component for the success of the space given the limited sun access. It can be designed as a demountable or storable structure to be removed during the construction of underground parking in Phase 2. The design of the plaza both in Phase 1 and 2 needs to be substantially reworked with much more seating/outdoor eating that with weather protection (rain and temperature) can extend its usability beyond the summer months (Refer also to Landscape below).
2. Plaza Design Guidelines
Landscape: The current Phase 1 proposal for the plaza lacks a strong concept or program of use. The various components of paving, seating and planting do not create an integrated space or reinforce the proposed public art display. This design will be seen as no more than an extended entrance area to the main building, with no clear hierarchy of spaces or obvious use for the space. Many of the components such as the flag planter and the row of benches seem arbitrary in their placement. Reference should be made to the Plaza Design Guidelines.
The one storey restaurant planned for Phase 2 will provide a strong backbone for the plaza and should be provided in Phase 1.
Given that the plaza will have a major Public Art component, there is an opportunity for the chosen artist(s) to work in cooperation with the Architect and Landscape Architect to produce both the Phase 1 and Phase 2 Plaza design. The new plaza could generate a great deal of public interest and vitality and could create the opportunity for interactive public art with ongoing public events.
Conclusion: Approval in Principle is recommended with substantial work needed on the design of the interim and final plaza.
The Urban Design Panel reviewed this application on February 23, 2000, and provided the following comments:
"EVALUATION: SUPPORT (7-0)
Introduction:
The Development Planner, Ralph Segal, introduced this preliminary application by providing he Panel with some history of this project, which is to attain a height of 450 ft., with a 50 ft. cap and provide 634 000 m² of space. This project was first approved in 1991; commencing with a transfer of density from the foot of Hornby Street; the YWCA [Y] was taken down and reconstructed; and the parking garage is in place. In 1997 the applicant amended this project to split the tower between hotel and office space. Now we are looking at a two-phased office tower, complete with curving pavilion, plaza court at the corner of Dunsmuir and Burrard, as well as temporary landscaping.
Mr. Segal noted a number of issues: the architecture of the tower [Phase 1 and 2], proposed amenity space at the corner, appropriateness of the open space, and shadowing.
Applicant's Opening Comments:
Mr. Musson explained the strategy of developing this project in two phases, stating that while they are "waiting for the office market to catch up" they will proceed with Phase 1; adding Phase 2 at a later date. He confirmed the height and floor space referred to by the Development Planner, and detailed the rationale of angling this tower. Should this application be approved, the applicant would follow up with a building permit for Phase 1. Mr. Musson spoke in detail about the proposed food pavilion which would be highly glazed and provide amenity space for the public to enjoy.
The applicant advised the corner of Burrard and Dunsmuir had come under scrutiny as not being good for public open space, and this proposed tower would no doubt contribute to the public realm. He delved into the pros for this project by stating numerous positive aspects of this proposal, i.e., the side wall animation, more open space, a well-defined plaza at grade, landscaped edges to the lane and back side of this site. He referred to the three-dimensional Shadow Analysis that had confirmed there would be morning sun on the plaza till approximately noon, and then continuing on from 2:30 p.m.
Phase 2 will be setback from Burrard. Issues of the revised ‘T' form, former treatment of the Dunsmuir and Burrard corner, and the plaza court yard were raised. Mr. Musson confirmed there will be pedestrian linkage off of Hornby Street.
Panel's Comments:
Although various Panel Members made positive comments, i.e., that this project would provide some interest on the street; were intrigued with the proposed intent of the two-phased strategy; the curved aspect of this tower would give the impression that it is diagonal towards the city grid; the proposed plaza would be part of the series of plazas down Burrard Street; some felt Phase 1 was clean-cut and could stand alone, that it was very much in balance with the buildings around this site; pleased with the proposed curtain wall; provide reinforcement of built form along the edge on Dunsmuir; the public passage coming past the Y is well handled; and that the architectural treatment suits this project.
However, the Panel also voiced numerous concerns which need to be heeded by the applicant: the interim plaza could perhaps be simplified so as to be more unified with others on Burrard, Park Place with its beautiful honey locust trees was referred to; reference was made to the air shaft by the lane, cutting off the south view from Burrard; the need for architectural definition at the street edge along Dunsmuir; the plaza requires more details such as artwork and that artists should be onboard early for continuity as this project evolves; that the Dunsmuir Street frontage needs attention to reinforce a sense of enclosure either through more built form or a subtle defining edge structure; the public elevator for the parkade should be more prominent; the suggestion of louvres along the lane was stated by a number of members; the need for increased greenery; the need for a program to justify the amount of hard surface; a temporary pavilion is definitely required in Phase 1and that in Phase 2 it would integrate better with the tower form; and stressed the need for solid street trees with "green" canopy.
The Chair summarized the positive comments from the Panel, with particular emphasis of how the massing has been handled of this tower relative to that early 1991 project and referred to the subtle relationship to buildings such as Park Place with respect to view impacts, the trimming back of these corners tended to improve views from Park Place. The Chair reiterated the comments heard which dealt primarily with the plaza the differences in what would be provided in the initial phase versus the final plaza design and the need for a sense of enclosure along the Dunsmuir edge. The Chair added his comments which pertained to Phase 2 and referred to the importance of creating an animated, active plaza edge in Phase 1, noting that a solution could perhaps be found which would provide the final plaza in the initial stage, with a dining pavilion which could be demountable during the Phase 2 tower construction. The public deserves to have this amenity from the outset.
Applicant's Response:
Mr. Musson commented that they had received good direction and thanked the Panel for their consideration.
The Chair called for a vote and advised the applicant of the Panel's full support."
The recommendations of Engineering Services are contained in the prior-to conditions noted in Appendix A attached to this report.
PERMITS AND LICENSES DEPARTMENT
This Development Application submission has not been reviewed for compliance with the Vancouver Building By-law (VBBL). The applicant is responsible for ensuring that the design of the building complies with the VBBL requirements. The options available to assure Building By-law compliance at an early stage of development should be considered by the applicant in consultation with Permits & Licenses staff.
To ensure that the project does not conflict in any substantial manner with the Building By-law, the designer should know and take into account, at the Development Application stage, the Building By-law requirements which may affect the building design and internal layout. These would generally include: spatial separation, fire separation, exiting, access for physically disabled persons, type of construction materials used, fire fighting access and energy utilization requirements.
Based on a preliminary review of the drawings submitted, the following issues were identified:
1. Areas of refuge shall be provided to the parking levels as per Article 3.8.3.19. of the VBBL.
2. Garbage compactor shall be separated from the remainder of the floor area by a one hour fire separation as per Article 3.6.2.6. of the VBBL or the garbage compactor must be rated for one hour as per Underwriters' Laboratories of Canada standards or equivalent.
3. For the ground floor plan, the electrical room cannot open directly into the exit lobby as per subclause 3.4.4.2.(2)(e)(i) of the VBBL and the retail/financial institution space shall be separated from the exit lobby as per Subclause 3.4.4.2.(2)(e)(iii) of the VBBL.
4. Clarification is required for the exit stair shafts from the second floor to ground floor, grid line 4/I.
5. For the second floor plan:
(a) areas of refuge shall be provided as per Article 3.5.3.19. of the VBBL;
(b) dead end corridor should be reviewed under Sentence 3.3.1.9.(7) of the VBBL;
(c) every floor area shall be provided with access to both exits as per Article 3.4.2.1. of the VBBL; and
(d) egress doorways for the office spaces should be reviewed under Article 3.3.1.5. of the VBBL.6. Areas of refuge shall be provided for the 3rd to 34th floors as per Article 3.8.3.19. of the VBBL.
Please note that the above items do not represent a complete building code review of this proposed project. A complete review will be required prior to issuance of a building permit.
The Fire Prevention Engineer, on behalf of Fire & Rescue Services, submitted the following comments:
1. The phasing plan should consider the areas that may be occupied during the construction of Phase 2. Both exits will be compromised when the construction of the addition occurs. Depending on the area of construction, this may mean the top storeys of Phase 1 cannot be occupied during the construction of Phase 2 until the exits are completed.
2. There is a requirement for a standpipe connection to be located at every exit stair landing. Space allowance should be provided at this stage.3. The fire department connections should ideally be located close to the street, at the property line facing Burrard Street. This should be taken into consideration for the placement of the connections into proposed street furniture.
4. The drawings do not include floors 21 through 33. Clarification is required as to which typical floor plate is applicable for these floors.
5. Access should be provided from the floor area to the elevator machinery room on the 20th floor.
6. Confirmation is required that at least one elevator cab in both elevator banks meets the size requirement for a fire fighter's elevator in compliance with Articles 3.2.6.5. and 3.5.4.1. of the Vancouver Building By-law.
VANCOUVER/RICHMOND HEALTH BOARD
The Health Board advised that the applicant should take note of the following:
(i) detailed drawings of amenity spaces and food/retail spaces should be submitted for review by the Health Board for compliance with Vancouver Health By-law No.6580 and the Food Premises Regulations prior to construction;
(ii) adequate, conveniently located garbage storage area should be provided;
(iii) underground parking should be adequately ventilated to prevent the build up of noxious gases, and to minimize its impact on public open space; and
(iv) mechanical equipment (ventilators, generators, compactors) shall be designed and located to minimize noise impacts on the neighbourhood and comply with Vancouver Noise By-law No. 6555.
Also, the applicant is requested to contact Mark Ritzen of Community Care Facilities Licensing, at 736-2866, to discuss the impact of the proposed development on the existing childcare facility at the YWCA and what measures can be taken to mitigate the impact, especially during construction.
Two signs have been erected on the site on February 22, 2000. In addition, 144 letters were sent to neighbouring property owners.
To date, three letters have been received in response to our notification. Concerns have been raised over the following issues:
1. construction impacts on the access to and use of the childcare outdoor play area and rooftop garden of the YWCA building, with emphasis placed on the duration and frequency of construction and the difficulty and expense of having to contend with two separate construction phases with no known schedule;
2. implications of the proposed development encroaching into the YWCA airspace;
3. potential for traffic congestion and conflict due to the location of the proposed underground parking exit into the lane perpendicular to Dunsmuir Street, as this portion of the lane provides access to loading for "Le Soleil" and loading and garbage storage and pick-up for "The Marc";
4. provision for and access to loading space(s) for the food pavilion and YWCA in a manner that does not negatively impact adjacent developments; and
5. potential impact and/or disruption of electrical service to adjacent buildings and businesses as a result of relocating the power pole(s) and transformers that currently appear to conflict with the location of the parking exit into the lane.
Staff Response to Notification Concerns:
1. Construction Impacts on YWCA: The proposal's tower cantilevers over a small portion of the YWCA's rooftop daycare play area. At this Preliminary Development Application stage, staff encourage the applicant to work with the YWCA to devise a construction plan that minimizes disruption to the daycare.
2. Encroachment into YWCA Air Space: Earlier approvals had always indicated the east tip of the tower cantilevering past the party wall between the YWCA and tower podium. Staff's initial review of the YWCA's air space parcel is that this condition is accommodated in the parcel's configuration. Condition A.1.23 seeks verification that the tower does not encroach.
3. & 4. Traffic/Loading: The vehicular access and loading has not changed from previous approvals. Staff review of the present circumstance and proposal concludes that the submitted arrangement best serves the project and surrounding streets, lanes and neighbouring developments.
5. Electrical Services: Staff assume at construction all the required steps will be taken to ensure minimal inconvenience.
DEVELOPMENT PERMIT STAFF COMMITTEE COMMENTS:
The Staff Committee reviewed this application noting the history of the site. As such, both new and historical issues were identified.
The new issues pertain to the parking shortfall and the design of the plaza. The Committee is satisfied, however, that discussions between the owner and staff with regards to the parking shortfall and the request for a strategy plan to address any proposed shortfall will result in an acceptable solution. With respect to the plaza, the Committee concurred with Staff's condition of incorporating the Phase 2 food pavilion into the Phase 1 design, noting the uncertain time frame for the construction of the Phase 2 permanent plaza, the dependency on the pavilion to make the plaza a successful public place, and the fact that the location of the pavilion is the shadiest portion of the plaza. The Committee also agreed with the condition to develop a more consistent and unified theme for the plaza, noting the number of plazas near the site, and in concert with this the need to incorporate public art into the design of the plaza at an early stage.
The Staff Committee then discussed an issue from a previous proposal which still affected the site, namely the underground connection from the development site to Park Place and eventually the Skytrain station. The Committee would like to see the provision for an underground connection to the Skytrain station via Park Place maintained, as was shown in the earlier proposal, as this would be of public benefit and an amenity to office workers.
The Staff Committee supports this proposal and recommend that the complete application be referred back to the Development Permit Board for final review.
APPENDIX A - STANDARD CONDITIONS
The following is a list of standard conditions that must also be met prior to issuance of the Development Permit.
A.1 Standard Conditions:
A.1.1 compliance with Section 5 (Off-Street Parking, Loading and Bicycle Spaces) of the CD-1 (279) By-law, noting the reference to the Parking By-law;
Note to Applicant: A minimum of 50 parking spaces must be provided for the YWCA. The parking provision for the office tower/retail (pavilion) building is also inadequate. Furthermore, there is a shortfall in both the number of Class A and B bicycle spaces for Phase 2. Individual bicycle spaces should be illustrated and dimensioned on plans. Please see conditions A.2.2 and A.2.3 for additional conditions regarding the provision of parking and loading spaces.
A.1.2 clarification and identification on plans of parking provided for the YWCA, public parking, and this development;
A.1.3 confirmation that all parking, loading, and bicycle spaces comply with the applicable provisions of the Parking By-law, having particular regard to space sizes, manoeuvring, height clearances, curbs, etc., including identification of small car and disability spaces;
Note to Applicant: Spaces located next to walls and structures require extra width. Column sizes, spacing, and encroachment into parking spaces may be permitted, subject to compliance with the City's guidelines. Typical standard-sized, small car, and disability parking spaces, parking spaces adjacent walls and structures, and manoeuvring aisle widths should be dimensioned on plans. Please verify that all new parking spaces are standard-sized spaces and number the parking spaces consecutively on plans.
A.1.4 provision of notation on plans stating that: "The design of the bicycle spaces (including bicycle rooms, compounds, lockers and/or racks) regarding safety and security measures shall be in accordance with the relevant provisions of Section 6 of the Parking By-law.";
A.1.5 provision of notation on plans stating that: "The design of the parking structure regarding safety and security measures shall be in accordance with Section 4.12 of the Parking By-law.";
Note to Applicant: Consideration should be given to painting the walls and ceilings of the parking levels white.
A.1.6 verification that clothing lockers are provided in accordance with Section 6.5 (Clothing Lockers) of the Parking By-law;
A.1.7 provision of on-site loading access to the YWCA in a manner that is acceptable to the YWCA and from the "Pavilion" building to a Class B (delivery truck) loading space;
A.1.8 provision of floor plans for all floor levels and for rooftop mechanical room (for Phase 1);
Note to Applicant: Any typical floor plates should be noted on plans.
A.1.9 provision of accurate, complete and fully dimensioned and labelled site, floor and roof plans;
Note to Applicant: The site plan should reflect the small bend in the property line at the lane and include dimensions for all building setbacks. The minimum building setbacks of 10 feet along Burrard Street and 2.5 feet along Dunsmuir Street, as determined at time of rezoning, should be maintained. For the floor and roof plans, dimensions should be to a level of detail that would allow for the computation of floor area, be to the outside face of exterior walls, and include all open-to-below, amenity, rooftop mechanical/elevator machine room, roof parapet projection, and ground floor mechanical and loading areas. Uses of all areas should be identified, including the spaces within the central service core on the parking level plans. Exit stairs should be continuous from the second to ground floor.
A.1.10 provision of fully detailed floor area overlays;
Note to Applicant: Overlays should distinguish between the retail/financial and office floor areas. Furthermore, all proposed areas of floor area exclusion should be separately identified and listed. Please note that neither mechanical spaces above base surface nor the covered outdoor arcade at the ground floor may not be excluded from the calculation of floor area.
A.1.11 provision of complete elevation drawings, including detailed labelling of exterior materials and finishes;
A.1.12 provision of design elevations on the roof plan for the various roof levels (i.e., elevator machine room and top and bottom of decorative roof "cap" elements);
A.1.13 correction of the building rooftop elevation shown on the Phase 1 Context Plan;
A.1.14 clarification of the proposed use of the "Pavilion" building;
Note to Applicant: Please provide a use that is defined in the Zoning and Development By-law. Based on the number of seats and the number of food outlets shown, the current proposal falls under the use definition of a restaurant (class 1). A restaurant provides 17 or more seats, whereas a retail (food) space may have up to 16 seats (for each operator).
A.1.15 clarification of the decorative roof feature;
Note to Applicant: Please confirm if the roof feature is a screen wall that only encircles the elevator machine room and/or rooftop mechanical room or whether it completely encloses these spaces and is roofed over.
A.1.16 clarification of the Pavilion roof and canopy projections;
Note to Applicant: Both the roof and canopy appear to project over the Dunmsuir Street property line on the Hornby Street building elevation but only the canopy appears to project over the property line on the Burrard Street building elevation. Canopies are acceptable, however, the roof must be set back to the property line.
A.1.17 clarification of the function of the office space located on parking level P2;
A.1.18 deletion of the "office" label from level 35 on the east/west section, Phase 2 plans;
A.1.19 design development to locate, integrate and fully screen any emergency generator, exhaust ventilation, electrical substation and gas meter in a manner that minimizes their impact on open space and the public realm;
Note to Applicant: All fresh-air intake portals must be located away from driveways and parking or loading areas in order to prevent contaminated air from being drawn into the building.
A.1.20 submission of a letter of undertaking, signed by the owner(s), regarding the furnishing and availability for use of the amenity areas within the office tower by the occupants/tenants of the building;
A.1.21 submission of a City building grades survey;
A.1.22 submission of an original, sealed copy of a survey plan of the site, verified by a B.C. Land Surveyor, clearly indicating site dimensions, site area, and existing trees on or adjacent the development site;
A.1.23 verification that the proposed tower to be built does not encroach into the YWCA building air space parcel;
Note to Applicant: Please provide sufficient information (i.e., dimensions and design elevations) on plans to demonstrate that the proposed tower does not conflict with the air space plan.
A.1.24 arrangements shall be made, to the satisfaction of the Director of Planning and the Director of Legal Services, for a Covenant to ensure the provision of public access and use of the plaza located at the southwest corner of the site;
Landscaping Conditions:
A.1.25 design development to take greater advantage of the spring and fall sun patterns by arranging the plaza seating areas close to the Dunsmuir and Burrard Street edges and possibly the southwest corner of the plaza;
A.1.26 design development to create a stronger axis for the YWCA pedestrian arcade;
Note to Applicant: The combination of a mid-block pedestrian crossing and one of the entrances for the YWCA being in this covered arcade anticipates this becoming a major pedestrian route across the plaza.
A.1.27 design development to integrate the full range of pedestrian desire paths through the plaza;
A.1.28 design development to create more viable planting opportunities for trees in the ground rather than the proposed modular planters;
Note to Applicant: Even small trees in these planters do not survive in good condition for many years. If the Phase 2 development occurs within five years of initial planting, then there is a good chance that the trees can be re-used.
A.1.29 provision of notation on the landscape plan stating that: "Final street tree quantity and spacing is to the satisfaction of the General Manager of Engineering Services and final street tree species is to the satisfaction of the Park Board.";
Safety and Security Conditions (CPTED):
A.1.30 design development to reduce opportunities for mischief in the lane;
Note to Applicant: Opportunities for mischief can be mitigated by ensuring the alcove door from the underground is exit only with no hardware on the exterior. Consideration should be given to gating the loading bays after hours. Furthermore, clarification is required as to where the interior stairs directly east of the loading bays lead.
A.1.31 design development to reduce opportunities for skateboarding along the Pedestrian Arcade and the Temporary Plaza;
Note to Applicant: This can be achieved with non-smooth paving material and planter walls that step or have reveals cast into the concrete edges.
A.1.32 provision of a complete landscape plan complete with details regarding elevation differences along the lane off Dunsmuir Street (Phase 1), to allow for a complete CPTED review;
A.1.33 design development to reduce opportunities for theft in the underground parking levels for Phase 2;
Note to Applicant: Theft from and of automobiles is prevalent in the downtown area. Clarification is required regarding parking exit and entry to the Phase 2 parking at level P1, including whether a kiosk will be provided at the entry to the new parking area, north of the Dunsmuir Street exit. Clarification is also required as to what the feature indicated by broken lines, shown at this location and directly south of the courier space is.
A.1.34 design development to better resolve the Phase 2 exterior elevator at Dunsmuir Street; and
Note to Applicant: This elevator must be enclosed within a visually permeable feature which strongly defines it on the street.
A.1.37 design development to reduce opportunities for graffiti along the lane, north of the loading bays and along the Dunsmuir Street parkade exit ramp wall.
Note to Applicant: Graffiti is prevalent in Vancouver and its removal is an expense to owners. Opportunities for graffiti can be mitigated by reducing areas of exposed wall, by covering these walls with vines or hedges or by using a protective coating material. For further information, please contact Helen Chomolok, Graffiti Co-ordinator at 873-7927.
A.2 Standard Engineering Conditions:
A.2.1 clarification of the following, to the satisfaction of the General Manager of Engineering Services:
(a) all charges shown on title, by providing a charge summary;
Note to Applicant: This should include details on the agreement for the provision of Public Art.
(b) whether the two large columns, the planter, and the underground parking exit ramp, all of which appear to be within the surface right-of-way in the lane, are permitted within the right-of-way;
Note to Applicant: Further clarification is required for the lines shown around an existing column at the lane, on sheet E-03. If this is a portion of the building or an increase in column size then it will encroach into the lane right-of-way. If the right-of-way agreement does not permit such development, then these encroachments will need to be set back behind the right-of-way. The charge summary should clarify this issue.
(c) purpose of having two gates near the parkade exit to Hornby Street; and
(d) underground parking clearance height at the Hornby Street parking entrance and through the first level of the parkade;
A.2.2 provision of a strategy plan, to the satisfaction of the General Manager of Engineering Services, to address the parking shortfall for Phase 1 and Phase 2;
A.2.3 provision of courier stalls the same size as Class A loading spaces (ie. 8.9 ft. wide x 18.0 ft. long x 7.5 ft. high; 2.7m wide x 5.5m long x 2.3m high);
Note to Applicant: It has been determined that a total of 17 loading spaces (10 Class A, or service spaces, and 7 Class B, or delivery truck spaces) are sufficient to serve the loading requirements of the developments on this site. The excess service spaces may be converted to parking spaces. Please note, however, that the number of new parking spaces should not include any service spaces. The service spaces should also be separated from the parking spaces by means of a control gate (see prior-to condition A.2.7).
Consideration should be given to providing motorcycle parking stalls (5 ft. x 8 ft. ; 1.5m x 2.5m) adjacent the small car parking stalls near building core.
A.2.4 provision of signage and pavement marking / coning layout on plans;
Note to Applicant: Pavement markings and a modification to one of the curbs should be shown on plans. Clarification is required as to whether this is an existing condition within the parkade. Please contact the plan checker for information on the location of the above revisions.
A.2.5 design development to widen the throat of the Dunsmuir Street exit ramp and the ramp itself to 13 feet (4 m);
A.2.6 design development to relocate the control gate to the 50 new parking stalls as shown on drawing PDP17 as there is inadequate manoeuvring for the first parking stall adjacent the gate;
A.2.7 design development to relocate the gate from grid line 10 and between grid lines J' and K' to grid line 9 and shorten the concrete base as the base obstructs the drive aisle and the manoeuvring ability of vehicles exiting the parking spaces adjacent;
A.2.8 notation to be provided on plans indicating the provision of a rollover curb within the new parking area, near the gate adjacent gridline H' and between gridlines 9 and 10, as shown on sheet number PDP17;
A.2.9 provision of a minimum setback of 12 inches from the first riser of the plaza steps to the property line;
A.2.10 illustration of the following on plans (for both Phase 1 and Phase 2 drawings):
(a) the surface right-of-way (LMP E 7822) at the bend in the lane;
(b) correct building grades on the lane north of Dunsmuir Street and lane west of Hornby Street; and
(c) design grades which correspond to City building grades at all entries on Burrard Street, along the lane south of Pender Street and at the parkade exit in the lane west of Hornby Street;Note to Applicant: Building grades and corresponding design elevations should be combined on the same plan if possible or City building grades should be shown on those additional plans that include design grades.
A.2.11 consideration of accommodating a future underground link to Park Place (and from there to the Skytrain Station across Burrard Street);
A.2.12 arrangements shall be made, to the satisfaction of the General Manager of Engineering Services and the Director of Planning, for consolidation of Lots C, D and E, Block 30, Plan LMP7821, District Lot 541;
A.2.13 arrangements shall be made, to the satisfaction of the General Manager of Engineering Services and Director of Legal Services, for the canopy encroachment over City property; and
A.2.14 arrangements shall be made, to the satisfaction of the General Manager of Engineering Services, for street trees.
Note to Applicant: A separate application to the Engineering Services is required for street trees, tree grates and any other non-standard treatment of City sidewalks. Please submit a separate copy of the landscape plan directly to Engineering for review.
A.3 Standard Vancouver Health Board Conditions:
A.3.1 confirmation is supplied by the applicant that mechanical equipment (ventilators, generators, compactors, and exhaust systems) will be designed and located to minimize the noise impact on the neighbourhood and to comply with Noise By-law No.6555.
A.4 Standard Notes to Applicant:
A.4.1 The applicant is advised to note the comments of the Permits and Licenses, Health Board and Fire & Rescue Services Departments contained in the Staff Committee Report dated May 3, 2000.
A.4.2 If a complete application is not submitted on or before September 18, 2000, this Development Application shall be deemed to be refused, unless the date for submission is first extended by the Director of Planning.
A.4.3 This approval is subject to any change in the Official Development Plan and the Zoning and Development By-law or other regulations affecting the development that occurs before the permit is issuable. No permit that contravenes the by-law or regulations can be issued.
A.4.4 At the complete stage, and as a condition of permit issuance, the form of development will require approval of Council.
A.4.5 Any phasing of the development, other than that specifically approved, that results in an interruption of continuous construction to completion of the development, will require application to amend the development to determine the interim treatment of the incomplete portions of the site to ensure that the phased development functions are as set out in the approved plans, all to the satisfaction of the Director of Planning.
Note to Applicant: The above will form a condition of approval at the complete stage.
A.4.6 This site is affected by a Development Cost Levy By-law. Levies will be required to be paid prior to issuance of Building Permit(s).
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Last modified: May 11, 2000
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