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Development Permit Staff Committee Members

Applicant

Executive Summary

Development Permit Staff Committee Recommendation

Technical Analysis

Context

Background

Applicable By-laws, Guidelines and Conditions of Rezoning

Response to Applicable By–law

Response to Rezoning Conditions

Conclusion

Urban Design Panel

Heritage

Engineering Services

Processing Centre - Building

Vancouver Coastal Health Authority

Fire and Rescue Services

Notification

Development Permit Staff Committee Comments

Appendix A - Standard Conditions

Appendix B - Standard Notes to Applicant and Conditions of Development Permit

Appendix C - Comments from Processing Centre-Building and Fire and Rescue Services

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Development Permit Staff Committee Report
for the Development Permit Board
687 Howe Street - DE407114 - Zone CD-1(Complete Application)
(For: Monday, January 27, 2003)

Development Permit Staff Committee Members

Executive Summary

Proposal: To construct a 50-storey, mixed-use, hotel/multiple dwelling building, containing 97 hotel units and 204 dwelling units and six levels of above-grade, ancillary, automated parking accessed off Howe Street, all atop seven levels of underground parking accessed off the rear lane.

See Appendix A - Standard conditions
Appendix B - Standard Notes and Conditions of Development Permit
Appendix C - Processing Centre - Building / Fire and Rescue Services comments
Appendix D - Plans and elevations
Appendix E - Applicant's design rationale
Appendix F - Heritage Density Transfer Letter "A"

(Apendices D - F are not included - copies of the full report may be obtained from the Planning Department)

Issues:
1. Quality and detailing of architectural treatment (glass curtain wall system)

Urban Design Panel: Support

Development Permit Staff Committee Recommendation: Approve

THAT the Board APPROVE Development Application No. 407114 as submitted, subject to Council's approval and subsequent enactment of CD-1 text amendments (parking regulations and floor area calculations) and Council's approval of the final form of development, the plans and information forming a part thereof, thereby permitting the construction of a 50-storey, mixed-use, hotel/multiple dwelling building and six levels of above-grade, ancillary, automated parking, all atop seven levels of underground parking, subject to the following conditions:

1.0 Prior to the issuance of the development permit, revised drawings and information shall be submitted to the satisfaction of the Director of Planning, clearly indicating:

1.1 final selection of an exterior vision glass assembly to incorporate the lighter, more transparent visual characteristics of submitted sample - Type B combined with the least possible degree of reflectance (mirror effect) Refer also to Standard Condition A.1.14.;

1.2 design development to the detailing of the curtain wall glazing in its various proposed treatments from ground level to top of tower to ensure that the visual qualities of this predominantly transparent, highly sculptural, "crystalline" design is achieved;

Note to Applicant: Further clarification of the types and densities of lower level fritting and details of typical curtain wall junctures, corners, soffits, etc. for the entire tower, are to be submitted.

1.3 design development to the detailing of the porte cochere's floor, walls and ceiling to verify that the high quality of treatment described in the submission will be achieved (refer also to Engineering condition A.2.14);

1.4 design development to incorporate an appropriately detailed clear glass canopy system that subtly breaks the sheer face of the tower as well as providing pedestrian weather protection;

1.5 submission of a lighting proposal for the upper portion of the tower that takes into account its prominence on the skyline.

2.0 That the conditions set out in Appendix A be met prior to the issuance of the Development Permit.

3.0 That the Notes to Applicant and Conditions of the Development Permit set out in Appendix B be approved by the Board.

Technical Analysis

Note: The CD-1 (No. 413) By-law bounds both Lot G, the development site, and Lot F, the existing Hotel Georgia site. The table below is primarily for Lot G. Notes and figures in italics are based on anticipated text amendments to the CD-1 By-law.

¹ Note on Floor Area/FSR: The Development Permit Board may permit additional (conditional) floor area in the form of heritage density transfer (28,730 sq. ft., or 2 669 m²). Condition A.1.11 seeks Form Letter "B" confirming agreement to purchase this heritage density. Still, the current proposal exceeds the Lot G, Lot F and overall CD-1 floor areas. There are, however, two proposed text amendments that seek floor area based on the actual effective parking areas, the exclusion of above grade mechanical areas and the exclusion of amenity floor areas (see the second set of Floor Area/FSR figures in italics). The proposed floor areas do comply with the CD-1 By-law once these text amendments are taken into account. Note, however, that the proposed floor area figures do not take into consideration any proposed work to the existing Hotel Georgia building on Lot F (with the exception of the exit stairs north of the loading spaces). Condition A.1.1 seeks floor area in compliance with the By-law, noting that the condition may not be applicable should Council approve the proposed text amendments.

² Note on Height: The proposal conforms to the CD-1 height limits. A text amendment to allow a modest height increase will be considered by Council at Public Hearing on January 29, 2003. If Council approves this text amendment it is proposed that any additional height beyond that approved by the Development Permit Board be reviewed by the Director of Planning through a Minor Amendment.

³ Note on Parking: There is an existing legal agreement requiring the provision of 144 spaces on this site for the existing Hotel Georgia on the adjacent Lot F. Staff support a reduction in this number based on current Parking By-law standards. Further, recent parking studies for residential uses in the downtown core indicate that for this development, the residential parking demand is lower than the Parking By-law standard. (See the discussion for a more detailed discussion on parking.) Conditions A.2.1, A.2.2 and A.2.3, therefore, seek the provision of residential and overall combined parking spaces in accordance with the Parking By-law, based on these reduced numbers and Condition A.2.22 requires the modification of the existing off-site parking agreement to reduce the number of parking spaces required to be provided on this site.

⁴ Note on Loading: Condition A.2.4 seeks Class A loading spaces in compliance with Section 5.1 the CD-1 By-law.

⁵ Note on Bicycle Spaces: The number of residential Class A spaces proposed does not meet the minimum by-law requirement. Further, there is an issue with the location of both the Class A and Class B spaces. Conditions A.2.5 and A.2.7 seek bicycle spaces in compliance with Section 6 of the Parking By-law.

⁶ Note on Passenger Spaces: Although the Parking By-law only requires 2 Class A Passenger spaces for this new development, Staff see this as a good opportunity to at least partly address ongoing problems with the adjacent Hotel Georgia development. Therefore, Staff recommend that a minimum 5 Class A (car/taxi), and 1 Class C (tour bus) passenger space be provided within the porte cochere (Condition A.2.6). See discussion under Engineering Services.

Site:  The site is located at the northwest corner of Howe and West Georgia Streets. The site is presently occupied by the 12-storey heritage Hotel Georgia (Lot F) with a Howe Street frontage of 150 ft., and an ancillary 4-storey parking/retail structure to the north (Lot G) with a frontage of 100 ft. The parking structure would be demolished to accommodate the new tower, associated expansion of the Hotel Georgia to the south, and access to hotel drop-off, loading and parking.

Context

Significant adjacent development includes:

(a) 885 West Georgia Street - HSBC Building, 22-storey office building
(b) 645 Howe Street - Metropolitan Hotel (17 storeys)
(c) 791 West Georgia Street - Four Seasons Hotel (32 storeys)
(d) Centennial Square

Background

In 1997, the Development Permit Board approved in principle a hotel tower of 450 ft. (DE402550), the maximum height permitted in the DD, incorporating a significant heritage bonus in exchange for retaining and restoring the Hotel Georgia. Although the Hotel Georgia has been restored (except for seismic upgrading) the new tower did not proceed. The site (formerly 801 West Georgia Street) was then rezoned from DD to CD-1 in June 2002 to allow for residential use as well as some additional height and density in exchange for advancing and guaranteeing the seismic upgrading by June 13, 2005. This Development Application follows from the June 2002 CD-1 Rezoning which included Council's approval in principle of a form of development.

Applicable By-laws, Guidelines and Conditions of Rezoning

1. CD-1 for 801 West Georgia Street

Response to Applicable By-law

The proposal generally complies with the provisions of the CD-1 By-law except for some technical matters involving floor area calculation. Two of the proposed CD-1 By-law amendments referred to Public Hearing on January 29, 2003 seek to correct oversights in earlier by-law preparation. Specifically, the present by-law does not make provision for exclusion of amenity area in FSR calculation, as would be available on any Downtown District site, or provision for exclusion from FSR calculation for floor areas containing heating or mechanical equipment or similar use as is available in many site specific CD-1 bylaws. The present By-law also does not provide for calculation of floor area occupied by automated parking, a new concept which was proposed after rezoning. One further By-law amendment would allow flexibility in the allocation of the maximum floor area across both parts of the site (lots G & F), to enable approval of floor area in the new tower to cantilever over the parcel occupied by the existing hotel, something which was not proposed at rezoning stage.

The truly substantive CD-1 By-law amendment to be considered by City Council at Public Hearing is to increase maximum (habitable) height and total building height, neither of which are necessary for approval of this development application. In the possibility that Council might not wish to approve the proposed height increase, draft by-laws have been prepared in such a way that Council can approve the technical floor area amendments only. Should these amendments fail at Public Hearing, the proposal would have to comply with the present CD-1 By-law, by reducing the amount of floor area proposed and to be included in floor area calculation.

Response to Rezoning Conditions:

DESIGN DEVELOPMENT

(1) design development to the facade treatment of the six levels of above-grade parking to ensure a high-quality of urban design and architectural detailing which are sympathetic to the surrounding buildings and the pedestrian environment;

An innovative use of patterns of fritted glass is proposed that discretely screens, with graduated, increasing degrees of transparency, the above-grade automated parking while referencing the Hotel Georgia façade. Staff believe this treatment achieves an exemplary balance between respecting the heritage Hotel Georgia and creating a subtly animated screen for the above grade parking. Crucial to achieving the architect's concept for this unique treatment and thereby justifying, in urban design terms, the above-grade parking, is ensuring that the quality of detailing carries through to construction. In addition to the already submitted glass samples and specifications, staff recommend provision of details of the proposed curtain wall system with clarification of the various frit treatments (recommended condition 1.1). With this additional information, the rezoning condition will be satisfied [see also Rezoning Condition (4) below].

(2) design development to the ground floor to maximize pedestrian interest and activity, and to ensure the best possible pedestrian friendly environment in this difficult circumstance in which bus and taxi parking are accommodated and vehicular access provided to above- and below grade parking, development to include a very high quality treatment of all exposed surfaces in the porte cochere appropriate to its use and function;

A sophisticated and creative treatment of the very visible porte cochere beneath the tower is proposed by the architect and landscape architect, incorporating highly artistic wall motifs, surface materials, and lighting within a subtle, curving theme as well as predominantly clear glass into the active lobby. Staff believe that with the submission of further details clarifying the various treatments the rezoning condition will be satisfied (recommended condition 1.3). (Note: Engineering Condition A.2.14 also lays out dimensional criteria for porte cochere functions)

(3) design development to the ground floor to achieve a better and more sympathetic relationship between this lobby floor and the tower above, and also the adjacent Hotel Georgia, including consideration of continuous weather protection for pedestrians, either by projecting canopies over the adjacent City sidewalks or by building overhangs, and to clarify the details of these amenity features;

The predominantly clear glass of the lobby area allows the activity of this space to positively engage the sidewalk. The proposal has not incorporated rain protection. Although staff appreciate the architect's desire for a very pure expression to the tower coming down uninterrupted to the sidewalk, staff recommend insertion of a finely detailed canopy of clear glass, a single transparent plane that subtly breaks the sheer face of the tower at lobby level as well as providing the desired rain protection (recommended condition 1.4). The rezoning condition is not fully satisfied.

(4) design development to the massing and articulation of the tower, to refine and clarify the architectural treatments, and to maximize its sense of slimness particularly for the upper portion of the building;

The tower's massing has been further developed to emphasize its overall slimness as well as its stepping and articulation through its upper portion such that its shape on the skyline will be a worthy and well proportioned feature.

With respect to architectural treatment (glass curtain wall), the submitted two alternative glass assembly samples for the upper two thirds of the tower (vision glass) and their specifications illustrate the range of transparency, colour and reflectivity within which the architect proposes to make final glass selection after further assessing aesthetics with full size samples, energy performance, etc. Although staff are generally supportive of the proposed range there is concern that the darker, less transparent sample, (Type A) if chosen, would yield too dark, too opaque a building in the context of the Downtown Design Guidelines which call for lighter rather than darker buildings and in relationship with the Hotel Georgia over which this tower will loom. Staff recommend a narrower range, favouring the lighter, more transparent sample - Type B, but with the least possible degree of reflectance (mirror effect). (See Condition 1.1).

Achieving the sculptural qualities, play of light and architectural excellence that is sought in a tower of this height and prominence is dependent on ensuring that the quality of detailing of the curtain wall system carries through to construction. Staff recommend submission of further details of the curtain wall system clarifying glass joints, corners, soffits, parapets, etc. (recommended condition 1.2). With this additional information the rezoning condition will be satisfied.

(5) design development to the dwelling units on the lane side of the building and facing the office building across the lane to achieve an appropriate orientation and layout which maximizes privacy and views;

The residential units facing the HSBC office building across the lane occur on levels 27 - 32 where the tower is set back 16 ft., achieving a tower separation to the HSBC building of 48 ft. The unit layouts and orientation have been configured with living/dining rooms at the tower corners to provide outlook away from the office building. The rezoning condition is satisfied.

ACOUSTICS

(6) provision of an air conditioning system in the dwelling units which enables occupants to maintain closed windows in a location subject to high noise levels;

The applicant states that the building has been designed for and will incorporate air conditioning to meet this condition. Condition A.3.2 (Vancouver Coastal Health Authority) seeks confirmation of the required air conditioning system.

OTHER ITEMS

Night Lighting of Tower: As this tower will be a highly visible element on the skyline, staff recommend that a lighting proposal be submitted that appropriately highlights its "crystalline" upper portion in a manner that enhances the city's nightscape. (Recommended Condition 1.5)

Conclusion

A very sophisticated piece of architecture has been proposed for what will be one of Vancouver's tallest buildings. Fulfilling the promise of this design will be dependent on refining and then executing the high quality materials and detailing of the tower's glazing system. Staff recommend approval, subject to these refinements.

Urban Design Panel

The Urban Design Panel reviewed this application on November 27, 2002, and provided the following comments:

"EVALUATION: SUPPORT (7-2)

Introduction: Ralph Segal, Development Planner, introduced this application, noting it was preceded by a rezoning which increased height and density on this Hotel Georgia parkade site. The application proposes hotel lobby and vehicular access on the ground floor, six levels of "robotic parking", 14 floors of hotel facilities including a sky lobby, and 26 floors of residential. The zoning now permits up to 465ft. habitable height, 506.6 ft. absolute height, to comply with the view corridor affecting this site. The massing is very similar to that proposed at the rezoning stage and which was unanimously supported by the Panel. The Panel's concerns at that time related to the treatment of Howe Street grade level, and treatment of the above-grade parking and its relationship to the adjacent heritage façade of the Hotel Georgia. With respect to the façade treatment of the tower, the nature and performance of the proposed glass is an important consideration and the Panel's advice is sought on this aspect of the proposal.

Applicant's Opening Comments: Bing Thom, Architect, described the design rationale and Chris Phillips briefly reviewed the landscape plan. Referring to samples, Chris Doray, Architect, described the glass in greater detail and the design team responded to the Panel's questions.

Panel's Comments: The Panel strongly supported this application.

The Panel found it to be a very beautiful, sculptural building, although several Panel members questioned whether this was the best location for it. One comment was that it would be more successful on a different site which has less imposing building elements around it. A comment was also made that it would have been helpful to have an understanding of what the Planning Department considers to be the locations that are worthy of very high buildings and how they would fit in the skyline.

The Panel stressed that the success of this building will be in the details. The applicant's intent to do some full-scale modelling to ensure that it works was strongly encouraged. A comment was made that the proposal requires a great deal of faith that the details can be successfully pulled off by the design team. One Panel member noted the potentially high costs involved in refinement of the details and recommended exploring something a little less aesthetically simple (perhaps a different window system) to ensure viability from a business and marketing point of view as well as architecturally.

The applicant was complimented on the amount of research that has gone into the glass. While the desire to maintain the purity of the glass expression was appreciated, several Panel members thought it could still be maintained with the inclusion of weather protection, perhaps in the form of a suspended glass canopy at the street level. An observation was also made that there are pieces of this building that project and will present soffits (which may not be glass) that will be viewed from below.

With respect to the relationship to the Hotel Georgia there were concerns expressed that the extent of fritted glass appears to mimic the height of the Hotel Georgia. It was recommended that the fritted glass be extended, accentuating the height and elegance of the new building while still reflecting the rhythm of the old. Although it may not be recognized from the street this will be particularly important when viewed from a distance.

The Panel had concerns about the entry experience and whether it can successfully accommodate all the activities associated with a hotel lobby. The Panel generally found the expression at street level to be rather sterile and uninviting. It was felt that a lot more work needs to be done to make this whole area more attractive for visitors to come in and take the elevator up to the sky lobby and for people to be able to move in and out of the building as clearly and safely as possible. There was also a suggestion that the parking entrance could be more prominent, more in keeping with the size of this building.

A comment was made that the floor plans of the residential units fail to live up to the excitement and uniqueness of the building's architecture.

One Panel member had some concern about the style of the model being more market driven than reality, which can be misleading. For example, the building will be much more opaque than shown on the model because there will be blinds and curtains inside the windows.

Applicant's Response: Mr. Thom noted there have been many different proposals for this site over the last twenty years. They would prefer to see the tower moved forward but a major restriction has been that the Heritage Commission would not permit a major intervention with the Hotel Georgia. Mr. Thom noted that at the rezoning stage the Panel encouraged him to seek even greater height to free up some of the density at the ground level. He agreed the Panel's comments about the ground plane are very valid. With respect to the comment about the model, Mr. Thom said he believes models are pieces of art which have to represent the artistic endeavour. Models can never truly represent the building in terms of materials and colours. He said their model is intended to convey the artistic intent, not to deceive.

Jim Mouzourakis, Developer, thanked the Panel for its input. He said they take very seriously the comments made about the ground plane which they will endeavour to improve."

Heritage

The Vancouver Heritage Commission reviewed the proposed new tower at the rezoning stage and supported its design and how it relates to the neighbouring Hotel Georgia (B listed on the Vancouver Heritage Register). Its support was conditional upon the applicant redesigning the ground floor of the tower to make it relate better to the Hotel Georgia and to have a more human scale. Staff shared these same concerns and is satisfied that the revised ground floor design in the development application addresses both issues. The curtain wall now comes down to the ground plane across the Howe Street frontage except where there is the porte cochere opening, thereby making it more compatible with the Hotel Georgia at ground level. The predominantly clear glass of the lobby area allows the activity of this space to positively engage the sidewalk thereby making it more pedestrian friendly.

Engineering Services

Parking:
According to the current Parking By-law requirements for the new tower, there are 57 parking spaces required for the commercial (hotel and ballroom) use and 252 spaces for the residential use. Coupled with the 144 covenanted spaces required by the CD-1 zoning for the existing Hotel Georgia, a total of 453 parking spaces are required. Much effort was invested in the recent (2000) updating of the Parking By-law requirements for hotel and residential uses in the Downtown to more realistically reflect the expected demands. Thus, the Parking By-law in year 2000 was amended to reduce requirements for hotel and related uses and, more recently, further updated (reduced) parking requirements were applied for residential uses at a downtown development (CD-1 rezoning at 600 Granville Street). Looking at the combined development site, including both existing and new uses, and applying today's Parking By-law hotel standards, we can determine the parking requirement as 123 spaces for the total 411 hotel rooms, plus 42 spaces for all ballroom/meeting rooms, for a total of 165 spaces (minimum). The owner of the existing Hotel Georgia site is agreeable to reducing the number of covenanted parking spaces to today's Parking By-law standards. There is no assessment for other on-site uses (restaurant, retail, office, or lounge) since these are in combination less than the 17,696 sq. ft. (1644 m²) of parking-exemptible floor area. Maximum parking permitted would be 252 spaces.

The 252 space residential parking requirement is calculated from the split of dwelling unit sizes, 156 of which are up to 1,076 sq. ft. (100 m²) gross floor area and bear a requirement of one space per unit, and 48 dwelling units greater than 1,076 sq. ft. (100 m²) gross floor area, bearing a requirement of two spaces per unit. The study of downtown core multiple residences conducted earlier this year determined a clear relationship between unit sizes and vehicle ownership which is quite different from that specified in the By-law. The actual relationship is for less than one parking space up to 753 sq. ft. (70 m²) gross floor area, increasing gradually above one space per unit as the units increase in size beyond 753 sq. ft. (70 m²). A visitor parking requirement is not added on, since there are ample opportunities either from the hotel's parking or from nearby resources such as Pacific Centre. For the 204 dwelling units proposed, an estimated minimum 189 parking spaces should be provided (Condition A.2.1), with a maximum of 230 spaces permitted.

Combined, a realistic minimum parking requirement for all commercial and residential uses is 354 spaces, with a maximum of 482 spaces. The applicant's proposed 184 commercial and 164 residential spaces total 348 spaces, or constitute provision of 350 spaces allowing for double-counting of the two disability spaces provided. Additional parking should be included to ensure that no fewer than 354 spaces are provided (Condition A.2.1). While the inventory includes only two disability spaces, though eight are required, the automated parking system can cover off disability needs as long as valet staff are available to assist with access into and out of the vehicle elevators. Residential visitors with a disability who must rely on the automated parking system should not bear any cost penalty as a result of not being able to self park (Condition A.2.21 [j]). Still, only properly dimensioned disability spaces are to be double-counted. Since there is a surplus of commercial (generally above-grade) parking and a deficiency of residential (generally below-grade) parking, some spaces in the above-grade automated parking facility should be made available as residential spaces to address the imbalance.

For the residential parking situated below grade, 71 of 164 spaces shown are for small cars, or 43 percent. While relaxation of the 25 percent small car ratio can be supported, given the hardship imposed by the confined site and the control anticipated governing who may use a particular space, this should not extend beyond 40 percent in order to have a successful operation (Condition A.2.2) . Since a minimum of 189 residential parking spaces are needed, the applicant will need to designate at least 25 spaces in the automated parking system as "residential", unless offsetting parking spaces are added below grade. Of the additional residential parking spaces enough will have to be able to accommodate standard-sized cars in order that the small car ratio lowers to 40 percent or less. Thus, should the minimum 189 spaces be attained precisely, then at most five of the 25 additional residential spaces could be for small cars. As well, at least four of the spaces would have to be on a high clearance floor to service disability vehicles. (See Condition A.2.3 for disability parking stall requirements.)

As for the automated parking system, several conditions have been included to hold the applicant responsible for ensuring that the system performs up to billing. Bunt and Associates have provided consulting services on the operation of the facility, and concluded that at the busiest 15-minute period for accessing the system, which occurs in the morning as hotel staff arrive, a queue of two to three vehicles would form; this could be accommodated within the porte cochere, according to the consultant. Still, staff are concerned that there be an adequate management plan in place to ensure smooth operation within the porte cochere and avoid spillover problems blocking the sidewalk and extending into Howe Street. The parking stalls within the six levels of the automated parking system do not conform to the dimensional requirements of the Parking By-law. In particular, an excessive number of stalls do not satisfy the 18 ft. (5.5 m) length requirement, with a large number in the range of 16 ft. 2 in. to 16 ft. 6 in. (4.93 to 5.03 m). This is acceptable since this is enough in excess of the 15 ft. 1 in. (4.6 m) small car standard such that common mid-sized cars would be accommodated and since vehicles are scanned such that they are "parked" in spaces that match their length closely (i.e. compact cars will not be occupying spaces suitable for luxury cars or vans unless those larger stalls are all that is available).

Loading:
The three Class B loading spaces should be adequate to serve the hotel and residential uses on the site at all but the busiest times. To serve the smaller loading/service vehicle needs of the combined 411 hotel rooms and meeting spaces, two Class A spaces are required as per the Parking By-law (Condition A.2.4). These may be located on the P-1 level.

Bicycles:
The provision of bicycle parking is deficient in a number of ways. The Class A spaces are not only in short supply but dispersed on a number of floors to depths below grade that do not comply with the By-law. While an elevator serving the lower level bicycles is available, the path to the street is inconvenient and likely to discourage the use of bicycles. Improved linkage to the outside is required. Class B spaces must be in a better supervised location so that cyclists will feel safe. (See Conditions A.2.5 and A.2.7.)

The recommendations of Engineering Services are contained in the prior-to conditions noted in Appendix A attached to this report.

Processing Centre - Building

This Development Application submission has not been reviewed for compliance with the Building By-law. The applicant is responsible for ensuring that the design of the building meets the Building By-law 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 Processing Centre-Building 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.

The Building Application requires a clearance from the Environmental Protection Branch ( i.e., an erosion and sediment control plan).

Further comments regarding Building By-law requirements are contained in Appendix C attached to this report.

Vancouver Coastal Health Authority

The Vancouver Coastal Health Authority advised that the applicant should take note of the following:

(i) garbage storage area to be designed to minimize nuisances;

(ii) underground parking should be adequately ventilated to prevent the build up of noxious gases;

(iii) detailed drawings of amenity spaces should be submitted for review by the Environmental Health Division for compliance with Health By-law No. 6580 and the Food Premises regulation prior to construction;

(iv) detailed drawings of food/retail spaces should be submitted for review by the Environmental Health Division for compliance with Health By-law No. 6580 and the Food Premises Regulations prior to construction; and

(v) details of swimming pools/hot tubs are to be submitted to the Environmental Health Division and Provincial Health Engineer prior to construction.

Fire and Rescue Services

Fire and Rescue Services comments are contained in Appendix C attached to this report.

Notification

One sign has been erected on the site on November 26, 2002. In addition 156 neighbouring property owners were notified by letter. Two responses have been received to date. One response was fully in support of the proposed tower, the second response was opposed citing that the views from their office tenants will be compromised.

Staff Response
The height and massing of this proposal was approved by Council at Public Hearing in June 2002. View impacts on surrounding developments were considered at that time and judged to be acceptable. This development application is entirely consistent with the approved rezoning form of development.

Development Permit Staff Committee Comments

The Staff Committee reviewed this proposal at both the December 18, 2002 and January 15, 2003 meetings. The Development Permit Staff Committee supports this project for its quality and innovative design.

The Development Permit Board should note that their decision will precede the resolution by Council for text amendments to the CD-1 zoning for this site and should the text amendment not be approved, the present CD-1 regulations for this site would apply.

The parking requirements for the project have been adjusted to recognize the innovative use of an automated parking system and a more realistic requirement of expected demand in the Downtown area for hotel and residential uses.

There are a number of challenging building code issues which will need to be addressed by the applicant before a building permit can be issued.

Building portions that cross lot lines may pose legal difficulties with the strata titling of the building.

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 3 (Floor Area and Density) of the CD-1 By-law;

Note to Applicant: The proposed text amendments to the CD-1 By-law that allow for the calculation of floor area based on effective parking areas and for the exclusion of floor areas containing mechanical uses and amenity floor areas, if approved by Council, will result in a development that complies with the By-law. The work shown to the existing Hotel Georgia, however, has not been considered here. Any proposed additions to the existing Hotel Georgia would increase the proposed floor area (and possibly impact Parking By-law requirements) and should be considered in the response to this condition.

A.1.2 confirmation of floor area;

Note to Applicant: Floor area is measured to the extreme outer limits of the building and includes structural walls and columns and curtain walls. All required floor areas, such as exit stairs (including stairs leading from Level 10 to grade over Lot F and at the uppermost elevator penthouse levels), fire fighter's elevator and associated vestibules and access corridors are to be included in floor area calculations (stairs measured by their gross cross-sectional area on each level that they occur). Stairs within the above grade parking levels and serving the hotel/residential floor area above, are counted at full value and not at a ratio of 0.7. The elevator shafts and void areas (that are open to below) in the above grade parking levels (4 through 8) have been excluded from floor area. Note, however, that elevator machine rooms are not considered to be similar to a mechanical use and therefore should be included in floor area calculations regardless of whether Council approves the proposed text amendments. Further, if the amendments are approved, only the actual mechanical floor areas may be deducted (i.e., do not exclude perimeter walls of the mechanical room). The floor area overlays for levels 12-15 do not match the building floor plate and need to be verified.

Entry coat closets are required to be provided in addition to the ensuite storage room, in all residential units, to maintain the storage room floor area exclusion.

A.1.3 confirmation of the extent of Level 25 restaurant floor area on plan;

A.1.4 provision of consistent information between floor, roof and site plans and elevations drawings and sections;

Note to Applicant: The floor plate at various levels are not accurately reflected on the elevation or section drawings, having particular regard to location of terraces, building projections over/beyond lower floor levels and the location of roof areas. The section drawings should reflect any structural beams and open to below spaces associated with the mechanical/outrigger floor levels.

A.1.5 provision of additional notes on the Level 39-46 floor plan to accurately identify the "line of building" for the various floor levels represented by this one plan;

A.1.6 provision of additional design elevations for the roof decks and roof terraces on the roof plan, in coordination with the elevation drawings;

A.1.7 provision of complete and fully dimensioned plans;

Note to Applicant: Provide dimensions for the Level 11 corridors and stairs and for the portion of the building over the adjacent Lot F site. Ensure that the dimensions for the building setback from the side property lines and for the stepped portion of the building (between gridlines N and P) on the Level 17 and Level 18 floor plans are consistent with the site dimension. Correct the overall building width on the Level 21-24 floor plan. Correct the overall site width dimension and dimension lines on the Level 16 plan and confirm the second string dimensions (between gridlines A and B).

A.1.8 illustration of reduced building width of successive floor levels, as indicated on floor area overlays, for Levels 12-15, 18-20 and 21-24 by means of individual dimensioned floor plans or dashed lines (for each level) over a "base" floor plan with the amount of setback dimensioned or noted for each level;

A.1.9 clarification of the following:

(a) numbering of the floor levels;

Note to Applicant: There are only six levels of automated above grade parking system which start at Level 3, yet the floor level above the highest parking level is noted as being Level 10 (rather than 9).

(b) amount of slope to the structural side walls of the above grade parking levels by noting overall building width for each parking level;

(c) "terrace" and "floor over" notes to the left of the drawing on the Level 21-24 plan;

(d) "void" spaces on the Level 11 , 26 and 51 floor plans;

Note to Applicant: Clarification is required as to whether there is a floor slab at these locations and whether these areas are intended for any use. Section drawings should be revised to indicate any open to below areas.

(e) whether access is provided to all Level 50 roof areas on the Level 51 floor plan;

(f) purpose or function of Level 51 floor areas by providing notation for use on the floor plan;

(g) difference between rooftop (nonaccessible) and roof deck (terrace) areas on the roof plan, while ensuring consistency with floor plans;

A.1.10 correction to the following items on the drawing set:

(a) building section reference found below the Section CC drawing on Drawing Number A3.03;

(b) underground parking level references (P6 and P7) on the section drawings;

(c) the parking safety and security note on plans by referencing Section 4.13 of the Parking By-law rather than Section 4.12;

(d) project data on Drawing Number A.1.02 to reflect any changes that result from revisions to the drawing set (and noting the discrepancy in the number of serviced apartments);

A.1.11 submission of a letter (Form Letter "B"), completed by the owner of the donor site, confirming that an agreement has been reached to sell 28,730 sq.ft. (2 669 m²) of heritage density to the developer of the receiver site, and also confirming the balance of transferable heritage density remaining on the donor site (final figure subject to confirmation of floor area);

A.1.12 submission of a letter of undertaking, signed by the owner(s), regarding the furnishing and confirming the availability for use of the amenity spaces by all occupants of the building, including both hotel guests and residents/tenants;

A.1.13 submission of a development permit application for the existing Hotel Georgia site at 801 West Georgia Street (Lot F), to allow for the new facilities on Lot F that are required to serve the new development on Lot G but which are not included in this application by the site boundaries, including, but not limited to, loading facilities and exit stairs;

Note to Applicant: The permit for this application will not be issued until the development permit for related work at 801 West Georgia Street (Lot F, the existing hotel site) is issuable;

Further, the Occupancy Permit for this building will be held, pending issuance of an Occupancy Permit for the related work on Lot F.

A.1.14 submission of all final glass samples and specifications with confirmation that specifications match the samples;

Note to Applicant: These samples will be kept by the City for comparison to tower glazing at the construction stage.

Landscaping Condition:

A.1.15 provision of new street trees adjacent to the development site (along the Howe Street frontage of both the existing hotel and new tower); and

Note to Applicant: New street trees should be noted, "Final species, quantity and spacing to the approval of General Manager of Engineering Services and Park Board." Contact Eileen Curran (604 871-6131) of Engineering Streets Division regarding street tree spacing and quantity and Bill Stephen (604 257-8587) of the Park Board regarding tree species.

Safety and Security (CPTED) Condition:

A.1.16 design development to reduce opportunities for mischief in alcoves.

Note to Applicant: The alcove at the street and the lane at the parking ramp should be minimized and the number of exits amalgamated in coordination with Processing Centre - Building staff.

A.2 Standard Engineering Conditions:

A.2.1 greater compliance with Section 4.3 (Table of Required... Parking Spaces in DD...Districts...) of the Parking By-law;

Note to Applicant: Based on recent parking studies of residential uses in the downtown core, and applying the current hotel parking requirements to the existing Hotel Georgia, it has been determined that a minimum of 354 (maximum 482) parking spaces are required for the overall CD-1 site (Lot F & G development combined), consisting of a minimum of 165 (maximum 252) designated commercial parking spaces and a minimum of 189 (maximum 230) designated residential parking spaces. Note that these are minimum figures only, and do not allow for any significant future expansion to either development (that would generate a parking requirement). See Condition A.2.22.

A.2.2 greater compliance with Section 4.1.7 (Number of Small Car Spaces) of the Parking By-law;

Note to Applicant: The residential parking component, including any parking spaces located in the above-grade, automated parking system, may be in increased (i.e. relaxed) to greater than 25 percent small car ratio, in consideration of hardship faced by the constrained site, but may not exceed 40 percent. The hotel parking component may not exceed a 25 percent small car ratio based on the length (15 ft. 1 in., or 4.6 m) of the small car standard.

A.2.3 compliance with Section 4.8.4 (Required Disability Parking Spaces) of the Parking By-law;

Note to Applicant: A minimum of eight disability parking spaces are required, based on the minimum 354 required parking spaces for this development. These may be provided below grade, in which case the minimum size standards would apply, or in the automated parking system, in which case, a full length (minimum 18 ft. or 5.5 m) stall with a minimum vertical clearance of 7 ft. 6 in. (2.3 m) would suffice. Only required spaces which comply with all three of the minimum dimensions for disability parking spaces will be double counted for the purpose of determining provided parking. See also Condition A.2.21.(h).

A.2.4 compliance with the loading requirements of Section 5.1 (Parking and Loading) of the CD-1 By-law and Section 5 (Off-street Loading Space Regulations) of the Parking By-law;

Note to Applicant: The CD-1 By-law requires a minimum of 2 Class A loading spaces in addition to the Class B spaces.

A.2.5 compliance with Section 6 (Off-street Bicycle Space Regulations) of the Parking By-law;

Note to Applicant: A minimum of 1.25 Class A bicycle spaces is required for each dwelling unit with a minimum of 50 percent of these spaces placed horizontally on the floor. Further, residential bicycle parking shall be located no lower than the first complete level of underground parking below grade. Refer to Section 6.3.6 of the Bicycle Parking Design Supplement dated October 17, 1995 for requirements to enable provision of bicycle parking on lower parking levels.

A.2.6 increased provision of passenger spaces to better address the needs of the overall CD-1 site including full compliance with the height clearance requirement for the Class C passenger space which is required;

Note to Applicant: A total of 5 Class A and 1 Class C passenger spaces are required to serve this development. Written confirmation is required stating that a minimum 14 ft. 1 in. (4.3 m) vertical clearance, clear of all overhead obstructions, is provided in accordance with Section 7.5.2 of the Parking By-law. (The west elevations shows a range from 12 ft. 10 in. on the west side to 13 ft. 6 in. on the east side of the porte cochere.)

A.2.7 design development to reduce opportunities for bicycle theft to the Class B bicycle stalls located at the side of the parking ramp off the rear lane;

Note to Applicant: The rack should be relocated to where there is better surveillance and better access to the street.

A.2.8 design development to reduce the slope of the parkade ramp at the lane;

Note to Applicant: The ramp must not exceed 10 percent for the first 20 ft. of the ramp.

A.2.9 design development to improve the lines of sight for vehicle exiting the parkade at the lane;

Note to Applicant: View portals or corner cuts should be provided.

A.2.10 improvement to the two way traffic flow and provision of adequate visibility of oncoming traffic within the underground parking levels;

Note to Applicant: The proposed design does not allow for adequate turning radii for two-way traffic flow within the parking area around all corners of the main core and at the bottom of the main parking ramp.

A.2.11 correction to building grade (176.51 to read 176.61) and to design grades;

Note to Applicant: Most design grades are incorrect. Please review all the design grades at the property lines and verify that interpolated design grades are correct.

A.2.12 provision of additional design grades at 20 ft. intervals on both sides of the porte cochere for its full length and on both sides of all breakpoints of the parkade ramps and maneovering aisles and throughout the loading bays, clearly indicating all slopes and crossfalls and noting that the maximum slope and crossfall for loading areas and manoeuvring aisles is 5 percent;

A.2.13 provision of a staircase at either end of the loading platform which is cut into the dock and does not impede truck unloading;

A.2.14 design development of the porte cochere to ensure dimensions as follows: sidewalks with a minimum 5 ft. (1.5 m) width along one side (adjacent the wall) of both drop-off lanes with a minimum 8 ft. (2.45 m) width adjacent to a central moving lane of minimum 12 ft. (3.65 m) width; and furthermore, the porte cochere must be designed and signed to operate solely in a one-way direction from Howe Street to the lane;

A.2.15 provision of a detailed explanation of the functioning of the shared porte cochere;

Note to Applicant: This explanation should describe who will park residential vehicles, residential visitor vehicles and hotel guest vehicles, how these vehicles will exit the parking areas or be returned to the porte cochere, as well as the provision for on-site taxi parking and loading. Tour bus stopping and loading must be clearly described and should indicate that their operations will not impact Howe Street, particularly during rush hours. The shared use and operation of this area by the two hotels should be considered in the explanation.

A.2.16 clarification of the following, to the satisfaction of the General Manager of Engineering Services:

(a) hotel garbage pick up operation;

Note to Applicant: The drawings indicate the compactor pickup is from a 15 percent parkade ramp, which is not acceptable.

(b) route used for residential move-ins from the loading space to the residential floors and provision of dimensions of the elevator intended to be used for this purpose;

Note to Applicant: In accordance with Section 5.5.2 of the Parking By-law, direct access is required to be provided to the loading area. Please provide a detailed explanation.

(c) security measures for the three loading spaces at the rear of the Hotel Georgia;

Note to Applicant: Clearly indicate any security gates on plans and provide a communications device to contact staff for access to loading area from outside of any security gates.

(d) purpose of car elevator #1 at the P1 parking level and whether it is operated automatically as part of the automated parking system and the intended users of this elevator;

(e) the number of visitor parking stalls and the shaded area between the two disability parking spaces;

Note to Applicant: Clarify the numbering of parking stalls on the P1 level and whether these stalls are meant for hotel or residential visitor parking or both.

(f) exit route to be used by tour buses (north or south on lane);

Note to Applicant: Tour buses must exit into the lane and must not back onto Howe Street from the porte cochere at any time. The turning swath for a 46 ft. (14 m) bus from the centre of the porte cochere into the lane must be clearly indicated on plans.

A.2.17 submission of written confirmation from a garbage disposal company that residential garbage/recycling can be picked up from the location shown, complete with details of pick-up operation;

A.2.18 submission of a crossing application;

A.2.19 submission of a street tree application;

Note to Applicant: Submit a copy of the landscape plan directly to Engineering Services for review. See also Condition A.1.15.

A.2.20 the Applicant shall commit in writing to the provision of a live demonstration, showing the successful operation of the automated parking system, to the satisfaction of the General Manager of Engineering Services, Director of Planning, Chief Building Official and the General Manager of Fire and Rescue Services/Fire Chief. Such demonstration to occur prior to issuance of the Occupancy Permit;

A.2.21 the Owner must submit written documentation and the drawing set must contain information confirming that the automated parking system and operators will:

(a) ensure that vehicles are driven into and out of the elevator in a forward direction;

(b) provide operational duplication and manual over-ride capability;

(c) have an independent emergency power supply to engage automatically on failure of the primary power source and be able to operate all aspects of the garage;

(d) ensure that all operators and attendants are properly trained and have an operator's manual for reference;

(e) ensure that all equipment will conform to the appropriate ASTM or CSA standards;

(f) ensure that an attendant is available at all times;

(g) provide details of the entry/exit lighting and the signage system for the automated parking system/elevators;

(h) accommodate vehicles up to 7 ft. 6 in. (2.3 m) in height;

(i) ensure the system is designed to serve people with disabilities;

(j) provide disability parking spaces at the same cost as any below grade parking space;

(k) provide details of the turntable location and dimensions;

(l) clarify how a vehicle can be identified if manual retrieval has to occur;

(m) clarify if the hotel intends that all guests retrieve their own vehicles, or whether there will be a full time valet service;

(n) be able to accommodate vehicles with the following characteristics:

length - 18 ft. 4 in. as proposed
width - 7 ft. 2 ½ in. as proposed
height - a minimum 7 ft. 6 in. (2.3 m)
weight - 6000 lbs. (2 722 kg)

A.2.22 arrangements shall be made, to the satisfaction of the General Manager of Engineering Services and Director of Legal Services, for the modification of the existing off-site parking agreement to reduce the number of parking spaces provided on Lot G, for the benefit of users of Lot F, to 108 (from the original 144);

A.2.23 arrangements shall be made, to the satisfaction of the General Manager of Engineering Services, the Director of Legal Services and the Director of Planning, for all cross boundary uses and all shared facilities including, but not limited to, the loading bays, passenger spaces (porte cochere), parking areas, exits (from Level 10) and portions of the building that encroach onto Lot F;

A.2.24 arrangements shall be made, to the satisfaction of the General Manager of Engineering Services and the Director of Planning, for provision of adequate parking for the Hotel Georgia that will be displaced during demolition of the existing parkade and construction of this new development; and

A.2.25 registration of any subdivision is required.

Note to Applicant: Subdivision is indicated.

A.3 Standard Vancouver Coastal Health Authority Conditions:

A.3.1 confirmation is supplied by the applicant that adequate and effective separation will be provided between the commercial and residential portions of the building; and

A.3.2 confirmation is supplied by the applicant that an air conditioning system which enables occupants to maintain closed windows in locations subject to high noise levels, will be provided to the dwelling units.

Appendix B - Standard Notes to Applicant and Conditions of Development Permit

B.1.1 The applicant is advised to note the comments of the Processing Centre-Building, Vancouver Coastal Health Authority and Fire and Rescue Services Departments contained in the Staff Committee Report date December 18, 2002 and January 15, 2003. Further, confirmation that these comments have been acknowledged and understood, is required to be submitted in writing as part of the "prior-to" response.

B.1.2 It should be noted that if conditions 1.0 and 2.0 have not been complied with on or before April 23, 2003, this Development Application shall be deemed to be refused, unless the date for compliance is first extended by the Director of Planning.

B.1.3 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.

B.1.4 Revised drawings will not be accepted unless they fulfill all conditions noted above. Further, written explanation describing point-by-point how conditions have been met must accompany revised drawings. An appointment should be made with the Project Facilitator when the revised drawings are ready for submission.

B.1.5 The Development Permit for this site will not be issued until the Development Permit for the related work (required for the operation of this development) at the existing Hotel Georgia site at 801 West Georgia Street (Lot F) is issuable. Further, the Occupancy Permit for this development will be held pending the issuance of an Occupancy Permit for such related work at 801 West Georgia Street and the successful demonstration of the operation of the automated parking system, to the satisfaction of the General Manager of Engineering Services, Director of Planning, Chief Building Official and the General Manager of Fire and Rescue Services/Fire Chief.

B.1.6 Separate permit applications are required for any changes and or additions to the adjacent existing Hotel Georgia at 801 West Georgia Street (Lot F). No changes, additions or alterations to the existing hotel are approved under this application. The applicant and owner are advised to review the proposed floor area to verify whether any floor area is remaining in this CD-1 site, after this development, to allow for any anticipated additions to the existing hotel building.

B.1.7 A separate liquor license application is required for any anticipated liquor licensed establishment. See the City of Vancouver document titled "Liquor Licensing Policies and Procedures" for further details.

B.1.8 A new development application will be required for any significant changes other than those required by the above-noted conditions.

B.2 Conditions of Development Permit:

B.2.1 All approved off-street vehicle parking, loading and unloading spaces, bicycle parking spaces and passenger spaces shall be provided in accordance with the relevant requirements of the Parking By-law prior to issuance of any required occupancy permit or any use or occupancy of the proposed development not requiring an occupancy permit and thereafter permanently maintained in good condition.

B.2.2 A minimum 108 off-street parking spaces provided on this site (687 Howe), shall be for the use of the development at 801 West Georgia (the Hotel Georgia), being Lot F, Block 41, Plan LMP42609, District Lot 541, in accordance with the to be amended off-site parking covenant, including any conditions on the maintenance of such spaces, the use of the development at 801 West Georgia and the provision of parking in an alternate location should these spaces no longer be available.

B.2.3 Amenity areas on Level 17 and residential ensuite storage spaces excluded from the computation of floor space ratio, shall not be put to any other use, except as described in the approved application for the exclusion. Access and availability of the use of all amenity facilities located in this project shall be made to all residents, occupants and/or tenants of the building;

AND

Further, the amenity spaces and facilities approved as part of this Development Permit shall be provided and thereafter be permanently maintained for use by residents/users/tenants of this building complex.

B.2.4 All street trees shall be planted and all landscaping and treatment of the open portions of the site shall be completed in accordance with the approved drawings within six (6) months of the date of issuance of any required occupancy permit or any use or occupancy of the proposed development not requiring an occupancy permit and thereafter permanently maintained in good condition.

B.2.5 The high quality materials and detailing of the proposal, as conveyed in this design team's submission, are to carry through to construction.

B.2.6 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.

B.2.7 This site is affected by the Development Cost Levy By-law. Levies will be required to be paid prior to issuance of Building Permits.

Appendix C - Comments from Processing Centre-Building and Fire and Rescue Services

Processing Centre - Building comments

The following comments have been made by the Processing Centre - Building and are based on the architectural drawings and Appendix H "Building Code Analysis-1st preliminary draft" submitted for the proposed Development Permit on October 30, 2002. This is a preliminary review in order to identify issues which do not comply with Vancouver Building By-Law #8057or related regulations.

The stair shaft serving the residential parking Level P1 (Grid lines D & 16) continues up past Level B1 Storage Level to Lobby Level 1. Provisions of 3.3.6.7.(3.) require "Where a stair shaft servicing the storage garage is connected to a storey containing an occupancy other than a storage garage, the stair shaft shall terminate at this storey."

2. Provisions for the Disabled

a) Access
- Provisions for Handicap Access require certain minimum clearances adjacent to opening doors to allow for wheelchair manoeuverability. The doorways accessing the elevator lobby refuge areas from the below grade residential parking levels appear deficient in this respect.

- Sleeping units conforming to 3.8.3.14. are required. These should be identified on the plans.

- The toilet room located on Level 10 Meeting is required to meet the provisions of 3.7.4.8.9.

- The amenity facilities (pool hot tub and sauna) located on Level 17, Hotel Spa / Amenity are required to meet the accessibility provisions 3.8.2.31..

b) Parking Spaces
- The provisions of 4.8.4 (Parking By-law No.6059) relating to the required number of disability parking spaces are applicable. (See Condition A.2.3 for further clarification on provision of disability parking spaces)

3. Fire Separations

a) Integrity of Floor Separations in Parking garages
- Unprotected penetrations through floors in parking garages are permitted for drive aisles only otherwise the integrity of the floor separation between different levels of parking must be maintained.
- The delineation of floor area extent for the different levels in the underground parking requires clarification in order to confirm that the required fire separations are maintained.

b) Occupancy Separations
- The Hotel garbage/recycling areas are required to be fire separated from the remainder of the parking garage on Parking Level P1 in accordance with the provisions of 3.3.5.6.

4. Exits ***

a) Remoteness of Exits
- The exits located on Level 17 Spa Level are required to meet the remoteness provisions for exits of 3.4.2.3. Distance between Exits.

b) Integrity of Exits
- Electrical closets on Levels 49 & 50 should not be located within the exit stairs.
- The mechanical rooms located on Levels 11, 51 & 52 should not open directly into the exit stairs.

c) Exposure of Exits
- Exposure protection is required for the exit corridor serving the north side of Level 26: Mechanical.

e) Access to Exit
- The egress doors at the main lobby are required to swing in the direction of exit travel. (Note: door swings should be contained within the limits of the project property).
- Occupancies located on Mezzanine Level 2 are required to access 2 exits and the doors entering the exit are required to swing in the direction of exit travel.

5. High Rise Measures

- The provisions of 3.2.6. in the Building By-law for Additional Measures for High Buildings are applicable.
- The smoke venting provisions by natural means may be difficult to achieve for the stair opening into the Lobby on the Main Floor.
- Cross over floors complying to the provisions of 3.4.6.17. should be designated.

6. Interconnected floor space ***

Levels P1 Residential Parking, Level 1 Motor Lobby and Levels 3 through 9 of the automated parking system are floor areas which are interconnected by the common car elevators serving these levels. The provisions of 3.2.9. for interconnected floor spaces are applicable.

7. Automated Parking System ***

The proposed automated parking system, because of its unique approach to parking, does not meet the literal requirements of the building by-law with respect to a number of requirements relating to fire and life safety. The proponents will require its approval through the "Fire Safety Equivalents" provisions of 2.5.4. Notwithstanding the foregoing, the minimal exiting requirements for 2 remote exits serving the Level 3 automated parking system is required. Concerns for safety of maintenance staff for unprotected shaft openings must also be considered. WCB regulations would apply.

8. Spatial Separation ***

- The south and north faces of the building have excessive unprotected openings due to their proximity to the respective property lines. Exposing building faces are required to meet the provisions of 3.2.3. (Spatial Separation and Exposure Protection).
- The proponents intend to achieve code conformance through the "Fire Safety Equivalents" provisions of 2.5.4. (for the north face) or through the provisions of 2.1.7.3 (Buildings Divided by Property Lines) which requiring legal covenants and easements.
(Note: Drawing A2.00 indicates a "Line of water curtain for fire separation from Level 22 to Level 48" extending along the building face at the north property line from gridlines 5 to 13. Fire exposure determination is normally based on individual fire-rated compartments with their exposing building faces projected onto the closest plane which in some instances would extend their consideration beyond the limits indicated. Eg. Levels 47-48 Residential has compartments extending to Grid lines 3 and 15.)

9. Kitchen Exhaust Systems

The commercial cooking facilities located in the kitchen on Level 17: Hotel Spa/Amenity and Level 25:Sky Lobby are required to meet the provisions of NFPA 96, "Installation of Equipment for the Removal of Smoke and Grease-laden Vapors from Commercial Cooking Equipment."

10. Separate Buildings ***

- Building code requirements are normally applied to separate individual buildings. When this is not the case, the new project area is considered as an addition to the original building and a commensurate level of building upgrade is required. In this case, the Georgia Building would be upgraded to current building code standards. Although as a designated heritage building provisions of 10.4.1. (Alternative Compliance Methods for Heritage Buildings could be used.)
- There are several locations wherein the proposed new building either projects over the south property line as in the case of the exit stairs located on level 10 Meeting Room, or its occupancies extend over the property line into the existing Hotel Georgia property such as the Level 25 Sky Lobby and the apartment units from Levels 27 through 38 as well as the entrance from the project's porte cochere to the Hotel Georgia.
- In order to maintain separate buildings the proponent proposes the construction of 2 separate 2 hour firewalls. As it may be impractical to achieve this in some locations that straddle the property line, an equivalent/covenant approach is proposed for code conformance.

11. Structural Considerations

The project and adjacent buildings should take into consideration the effects of snow build up on adjoining buildings as well as the effects of wind drift and pounding effects between buildings in accordance with the provisions of Part 4.

12. Creation of non-conformity ***

Spatial Separation
- The existing Hotel Georgia located to the south of the proposed building has existing unprotected openings on its north face along gridline X11 corresponding to Levels 3 through 16 on the project (Drawings A207-209). These openings when facing the proposed building would exacerbate an existing non-conforming spatial separation condition (for an unconsolidated site).
- The proponent proposes to address this condition with an equivalence/covenant approach.

13. Building Permit Issuance Requirements ***

- The issuance of a building permit for construction is contingent on all legal covenants and equivalents being accepted and in place. For this reason, a code conforming back up solution should be shown on the drawings submitted for construction otherwise delays in approval or refusals may disrupt the construction approval process.
- Notwithstanding the above, code conforming (including Planning, Engineering regulations etc. ) back-up solutions shown on the building application drawings are also acceptable for the issuance of building permits.
- Projects submitted under the Certified Professional Program are also required to demonstrate conformance with the Building Bylaw. In the case of phased construction, the comments above regarding equivalents/covenant approval would apply to each phase of the work proposed.

Notes:

1. Items marked with asterisks *** have been identified as serious non-conforming Building By-law issues.

2. All code references unless noted otherwise refer to Vancouver Building Bylaw #8057.

3. Written confirmation that the applicant has read and has understood the implications of the above noted comments is required and shall be submitted as part of the "prior to" response.

Fire and Rescue Services Comments

1. Clarify the principle entrance and Fire Department response points.

2. Review 3.2.5.20 of the Vancouver Building Bylaw "Coordination of Fire Fighting Facilities" for access (direct access without going outside lobby areas)to above and below grade levels from principle entrance.

3. Fire Department access is required to the mezzanine level from the principle entrance. Access is required to both the scissor stairs on this level.

4. Identify the Fire Fighters elevator on the plans. The Fire Fighter elevator must be continuous and provide access to all floors.

5. Provide Fire Fighter access to level three of the automated parking system.

6. The Level 26 scissor stairs are not continuous throughout the building. The plans indicate these stairs "flip" from the west side of the elevator core to the east side of the core. If a fire broke out on Level 27, the Fire Fighter elevator would stop two floors below and the Fire Fighters would use the stair to access the fire. Because the stair is not continuous the Fire Fighters would have to change stairs and this in not acceptable.

7. Provide a Fire Fighters staging area at Level 26.

8. Indicate on plans that the porte cochere area is sprinklered.

9. Provide Single Stage Fire Alarm system.

10. Provide hose and standpipe to NFPA 14-1996 & 3.2.5.11 of the Vancouver Building By-law.

11. Identify fire protection equipment on plan (i.e.; fire hydrant location, Fire Dept. connection, CACF panel, standpipes etc.).

Questions or Comments? E-mail: carol_hubbard@city.vancouver.bc.ca

© 2003 City of Vancouver